HomeMy Public PortalAbout09.5) General Plan - Attachment E - Findings of Fact and SOCTemple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 1 -
CEQA FINDINGS OF FACT AND STATEMENT OF OVERRIDING
CONSIDERATIONS
FOR THE
TEMPLE CITY MID-CENTURY GENERAL PLAN UPDATE AND TEMPLE CITY
CROSSROADS SPECIFIC PLAN
FINAL ENVIRONMENTAL IMPACT REPORT
STATE CLEARINGHOUSE NO. 2016091047
Exhibit A
I. BACKGROUND
The California Environmental Quality Act (CEQA) requires that a number of written findings be made
by the lead agency in connection with certification of an environmental impact report (EIR) prior to
approval of the project pursuant to Sections 15091 and 15093 of the CEQA Guidelines and Section
21081 of the Public Resources Code. This document provides the findings required by CEQA.
A. PROJECT SUMMARY
Project Location
Plan Area: The City of Temple City (City or Temple City) is in the San Gabriel Valley in central-east
Los Angeles County. Temple City is a built-out city surrounded by the City of San Gabriel to the west;
Rosemead and El Monte to the south; El Monte and unincorporated Los Angeles County to the east;
and unincorporated Los Angeles County and Arcadia to the north. Rosemead Boulevard, which was
designated as a California state highway (State Route 19) traverses the City in a north-south alignment.
The City’s Sphere of Influence (SOI) includes three areas of unincorporated Los Angeles County to
its north, east, and west. The planning area for the Proposed Project includes both the City and its SOI
(or the Plan Area).
Specific Plan Area: The Crossroads Specific Plan is a mixed-use specific plan that spans 72.55 acres
along a key corridor in the western end of the City. The Crossroads Specific Plan is centered on the
intersection of Las Tunas Drive and Rosemead Boulevard and generally is bounded by Hermosa Drive
to the north; Muscatel Avenue and the Eaton Wash Flood Control Channel to the west; Olive Street
and the Eaton Wash Flood Control Channel to the west and south; and Sultana Avenue to the east.
Project Description
The Proposed Project is an update to the current (1987) City of Temple City General Plan (Mid-
Century Plan or Mid-Century General Plan Update) and the preparation of the Temple City Crossroads
Specific Plan (Crossroads Specific Plan). Following is a discussion of each of the Proposed Project’s
components.
Mid-Century Plan: The Mid-Century Plan is intended to guide development in the City and its SOI
over the next 35 years. It also involves reorganization of the 1987 Temple City General Plan into six
elements, which include and/or incorporate six of the seven state-required General Plan elements (the
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Housing Element was updated by the City as part of a previous effort), as well as an optional Economic
Development element. The elements of the Mid-Century Plan include: Community Services Element,
Natural Resources Element, Hazards Element, Land Use Element, Mobility Element, and Economic
Development Element. Buildout of the City and its SOI under the Mid-Century Plan would allow for
approximately 20,520 residential units (5,220 more than existing conditions) and 3,867,597 square feet
of nonresidential uses (commercial, office, industrial, and institutional; 1,048,100 more than existing
conditions). These land use changes are anticipated to generate approximately 12,778 additional
residents and 3,200 additional workers to the Plan Area.
Temple City Crossroads Specific Plan: The Crossroads Specific Plan would establish a land use,
development, and implementation framework to allow for enhancement and redevelopment of the
72.55-acres covered under the Crossroads Specific Plan in accordance with the vision, goals, and
policies of the Temple City General Plan. The Crossroads Specific Plan would act as a bridge between
the Temple City General Plan and any development that would occur within the Specific Plan area.
Buildout of the Crossroads Specific Plan, through the year 2035, would increase the number of
residential units in the Specific Plan Area to approximately 1,887 dwelling units; there are currently 50
dwelling units in the Specific Plan area. The Crossroads Specific Plan also increases potential
commercial building square footage to approximately 1,082,061 square feet – a net increase of
approximately 454,713 square feet over existing conditions.
B. ENVIRONMENTAL REVIEW PROCESS
In conformance with CEQA, the State CEQA Guidelines, and the City of Temple City (City) CEQA
Guidelines, the City conducted an extensive environmental review of the Proposed Project.
▪ The City determined that an EIR would be required for the Proposed Project and issued a Notice
of Preparation (NOP) and Initial Study on September 19, 2016. The public review period extended
from September 19, 2016, to October 18, 2016.
▪ Based upon the Initial Study and Environmental Checklist Form, City staff determined that a
Draft EIR (DEIR) should be prepared for the Proposed Project. The scope of the DEIR was
determined based on the City’s Initial Study, comments received in response to the NOP, and
comments received at the scoping meeting conducted by the City on September 29, 2016. Section
2.3 of the DEIR describes the issues identified for analysis in the DEIR.
▪ The City prepared a DEIR, which was made available for a 45-day public review period beginning
June 20, 2017, and ending August 3, 2017.
▪ The City prepared a Final EIR (FEIR), including the Responses to Comments to the DEIR, the
Findings of Fact, and the Statement of Overriding Considerations. The FEIR/Response to
Comments contains comments on the DEIR, responses to those comments, revisions to the
DEIR, and revisions to the Mid-Century Plan and Crossroads Specific Plan.
▪ The City held public hearings on the Proposed Project, including a Planning Commission hearing
on July 25, 2017, and November 14, 2017, and a City Council Hearing on December 5, 2017.
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C. RECORD OF PROCEEDINGS
For purposes of CEQA and these Findings, the Record of Proceedings for the Proposed Project
consists of the following documents and other evidence, at a minimum:
▪ The NOP and Initial Study and all other public notices issued by the City in conjunction with the
Proposed Project
▪ All written comments submitted by agencies or members of the public during the public review
comment period on the NOP
▪ The FEIR for the Proposed Project, including the DEIR
▪ All written comments submitted by agencies or members of the public during the public review
comment period on the DEIR
▪ All responses to written comments submitted by agencies or members of the public during the
public review comment period on the DEIR
▪ All written and verbal public testimony presented during a noticed public hearing for the Proposed
Project
▪ The Mitigation Monitoring and Reporting Program
▪ The reports and technical memoranda included or referenced in the Response to Comments
▪ All documents, studies, EIRs, or other materials incorporated by reference in the DEIR and FEIR
▪ The Resolutions adopted by the City in connection with the Proposed Project, and all documents
incorporated by reference therein, including comments received after the close of the comment
period and responses thereto
▪ Matters of common knowledge to the City, including but not limited to federal, state, and local
laws and regulations
▪ Any documents expressly cited in these Findings of Fact
▪ Any other relevant materials required to be in the record of proceedings by Public Resources Code
Section 21167.6(e)
D. CUSTODIAN AND LOCATION OF RECORDS
The documents and other materials that constitute the administrative record for the City's actions
related to the project are at the City of Temple City. The City Planning Division is the custodian of the
administrative record for the project. Copies of these documents, which constitute the record of
proceedings, are and at all relevant times have been and will be available upon request at the offices of
the Planning Division. This information is provided in compliance with Public Resources Code
Section 21081.6(a)(2) and Guidelines Section 15091(e).
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II. FINDINGS AND FACTS AND OVERRIDING CONSIDERATIONS
The City, as lead agency, is required under CEQA to make written findings concerning each alternative
and each significant environmental impact identified in the DEIR and FEIR.
Specifically, regarding findings, Guidelines Section 15091 provides:
(a) No public agency shall approve or carry out a project for which an EIR has
been certified which identifies one or more significant environmental effects
of the project unless the public agency makes one or more written findings
for each of those significant effects, accompanied by a brief explanation of
the rationale for each finding. The possible findings are:
1. Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect as identified in the FEIR.
2. Such changes or alterations are within the responsibility and jurisdiction
of another public agency and not the agency making the finding. Such
changes have been adopted by such other agency or can and should be
adopted by such other agency.
3. Specific economic, legal, social, technological, or other considerations,
including provision of employment opportunities for highly trained
workers, make infeasible the mitigation measures or project alter natives
identified in the FEIR.
(b) The findings required by subsection (a) shall be supported by substantial
evidence in the record.
(c) The finding in subdivision (a)(2) shall not be made if the agency making the
finding has concurrent jurisdiction with another agency to deal with
identified feasible mitigation measures or alternatives. The finding in
subsection (a)(3) shall describe the specific reasons for rejecting identified
mitigation measures and project alternatives.
(d) When making the findings required in subdivision (a)(1), the agency shall also
adopt a program for reporting on or monitoring the changes which it has
either required in the project or made a condition of approval to avoid or
substantially lessen significant environmental effects. These measures must
be fully enforceable through permit conditions, agreements, or other
measures.
(e) The public agency shall specify the location and custodian of the documents
or other material which constitute the record of the proceedings upon which
its decision is based.
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(f) A statement made pursuant to Section 15093 does not substitute for the
findings required by this section.
The “changes or alterations” referred to in Section 15091(a)(1) may include a wide variety of measures
or actions as set forth in Guidelines Section 15370, including:
(a) Avoiding the impact altogether by not taking a certain action or parts of an
action.
(b) Minimizing impacts by limiting the degree or magnitude of the action and its
implementation.
(c) Rectifying the impact by repairing, rehabilitating, or restoring the impacted
environment.
(d) Reducing or eliminating the impact over time by preservation and
maintenance operations during the life of the action.
(e) Compensating for the impact by replacing or providing substitute resources
or environments.
III. FINDINGS AND FACTS REGARDING IMPACTS
A. IMPACTS DETERMINED TO BE LESS THAN SIGNIFICANT
Initial Study
An Initial Study was prepared by the City to identify the potential significant effects of the project. The
Initial Study was completed and distributed with the Notice of Preparation for the Proposed Project,
dated September 19, 2016. The Initial Study determined that the Proposed Project would not have the
potential to result in significant impacts to the topical areas of agriculture and forestry resources,
biological resources, and mineral resources. In addition, several other environmental issue areas were
determined to be less than significant or no impact (see Chapter 8 of the DEIR). The following list
provides the environmental topical areas that would not have the potential to result in significant
impacts based on the Initial Study.
▪ Aesthetics (scenic resources)
▪ Geology and Soils (rupture of a known earthquake fault, strong seismic ground shaking, seismic-
related ground failure, landslides, unstable geologic unit or soils, expansive soils, and septic tanks)
▪ Hazards and Hazardous Materials (airport land use plan, private airstrip, interfere with adopted
emergency response plan, and exposure to wildland fires)
▪ Hydrology and Water Quality (substantially alter the drainage pattern resulting in erosion or
flooding, 100-year flood hazard area, and inundation by seiche, tsunami, or mudflow)
▪ Land Use (physically divide an established community and conflict with any habitat conservation
plan)
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▪ Noise (vicinity of private air strip)
▪ Population and Housing (displace substantial numbers of existing housing or people)
▪ Transportation/Traffic (air traffic patterns, design feature hazards, and inadequate emergency
access)
All other topical areas of evaluation included in the Environmental Checklist were determined to
require further assessment in an EIR.
Draft EIR
It was determined that several potential environmental effects would not result from the Proposed
Project, or would result but would not have a significant impact on the environment. This
determination was made based on the findings of the DEIR prepared for the project. The following
summary briefly describes those environmental topics that were found not to be significant with
implementation of existing regulations, as detailed in each respective topical section of Chapter 5 of
the DEIR.
1. Aesthetics
Impact: 5.1-1: Implementation of the Proposed Project would not substantially obstruct an existing
scenic vista.
Support for this environmental impact conclusion is fully discussed in Section 5.1, Aesthetics,
and in particular, starting on page 5.1-11 of the DEIR.
Mid-Century Plan
Portions of the Plan Area offer views of the San Gabriel Mountains to the north and the
Puente Hills to the south. However, due to the Plan Area’s urbanized nature, these views are
sporadic and are often partially obstructed by near-view trees and elements of the built
environment such as buildings, signage, and infrastructure (e.g., street lights, traffic lights, and
electrical poles). There are no locations in the Plan Area that offer expansive, unobst ructed
scenic vistas.
The proposed Mid-Century Plan generally focuses on preservation of existing residential
neighborhoods and selectively introducing mixed uses and flexibility in building densities in
specific areas of the Plan Area. Except in the Specific Plan Area (see following subsection),
buildout of allowable development capacity under the Mid-Century Plan would not introduce
buildings or structures that would be substantially out of scale with existing patterns of
development. Development projects accommodated under the Mid-Century Plan would also
be required to comply with height requirements specified in the City’s Zoning Code.
Therefore, new land uses would not be expected to have a substantial effect on scenic vistas.
Additionally, implementation of the Mid-Century Plan would not result in the removal of open
space, recreational areas, or other undeveloped lands of scenic value.
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Furthermore, no changes to the existing grid-based street network—and related urban fabric–
of the community are proposed or planned under the Mid-Century Plan. Therefore, distant
vistas of the San Gabriel Mountains and Puente Hills along the Plan Area’s many north-south
oriented streets would be preserved.
Finally, the height of the San Gabriel Mountains and Puente Hills also ensure that they will
remain a scenic backdrop to the Plan Area without detriment from buildout of the Mid-
Century Plan. There are also no locally designated scenic corridors or vistas that would be
affected by development that would be accommodated under the Mid-Century Plan.
In summary, impacts to existing scenic vistas as a result of buildout under the Mid-Century
Plan, as well as land use changes or new or updated policies proposed under the Mid-Century
Plan, are not anticipated to be significant.
Crossroads Specific Plan
Backdrop views of the San Gabriel Mountains to the north are visible from certain vantage
points in the Specific Plan Area—particularly to motorists and passersby traveling north on
Rosemead Boulevard. Very limited views of these mountains are afforded to motorists and
passersby traveling east-west on Las Tunas Road and Broadway.
The Crossroads Specific Plan would allow more intense development in the Specific Plan Area
than currently exists, including buildings up to six stories tall. Additional building heights and
massing could further obscure some limited views of the San Gabriel Mountains. However,
this impact would be expected to be minimal since most mountain vistas are extremely
fragmented under existing conditions and the most unobstructed vistas are those viewed from
motorists and pedestrians using Rosemead Boulevard, a north-south view corridor that would
remain.
Additionally, views of these mountains along Rosemead Boulevard would not be obstructed
for motorists and pedestrians because development under the Crossroads Specific Plan would
occur on the east and west sides of Rosemead Boulevard and the viewshed of the mountains
along this corridor is to the north. The Crossroads Specific Plan also includes provisions for
the upper levels (e.g., fifth and sixth floors) of buildings developed on the west side of
Rosemead Boulevard. Specifically, the provisions call for the upper levels of buildings to be
set back 300 from the property line. The provision of greater setbacks for the upper levels
would affording greater views, although currently limited, of the ridge lines of the San Gabriel
Mountains. Views of these mountains are also already obstructed by existing buildings,
structures, and mature landscaping along both sides of Rosemead Boulevard. Also, private
views of the mountains from private residences and properties throughout the Specific Plan
Area are not protected by the Mid-Century Plan or City’s Municipal Code.
Furthermore, the height of the San Gabriel Mountains also ensures that they will remain a
scenic backdrop to the Specific Plan Area without detriment from development that would be
accommodated under the Crossroads Specific Plan. There are also no locally-designated scenic
corridors or vistas within or in proximity of the Specific Plan Area that would be affected by
buildout of the Crossroads Specific Plan.
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Finally, the Specific Plan Area is quite a way north of the Whittier Narrows, a gap between the
Puente Hills to the east and the Repetto Hills to the west. No portion of the Puente Hills,
including Whittier Narrows are visible from any vantage point along Rosemead Boulevard or
any other part of the Specific Plan Area.
In summary, impacts to scenic vistas as a result of development that would be accommodated
under the Crossroads Specific Plan are not anticipated to be significant.
Impact: 5.1-2: Implementation of the Proposed Project would alter the visual appearance and
character of the Plan Area and Specific Plan Area, but would not substantially
degrade the existing visual character or quality of these areas or their surroundings.
Support for this environmental impact conclusion is fully discussed in Section 5.1, Aesthetics,
and in particular, starting on page 5.1-13 of the DEIR.
Mid-Century Plan
As described in DEIR Chapter 3, Project Description, the Mid-Century Plan is an update to
Temple City’s currently adopted General Plan. It is a long-range planning and policy document
that, at buildout, would accommodate up to 20,520 housing units and approximately 3.8
million square feet of nonresidential building space. Compared to existing conditions, this
growth would represent 5,220 additional housing units and just over a million additional square
feet of nonresidential building space (see DEIR Table 3-2, Proposed General Plan Land Use
Designations and Buildout Projections, in DEIR Chapter 3).
Although growth allowed under the Mid-Century Plan would result in a change to the visual
appearance of the Plan Area, this change would be incremental and would, overall, represent
a beneficial change. The vision and guiding principles of the Mid-Century Plan identify
enhancement and preservation of community character as a high priority. For example, 14
guiding principles of the Mid-Century Plan fall under the subheading of “community
character”, including the following principles that directly relate to aesthetic concerns:
▪ Our housing and commercial uses will be scaled and designed to complement and
transition with adjoining neighborhoods and districts.
▪ We respect the importance of designing and maintaining our buildings, properties, and
public spaces at the highest level of quality.
As shown by a comparison of DEIR Figures 3-4, Proposed General Plan Land Use Diagram, and
4-1, Existing Land Uses, changes in land use proposed for the Plan Area generally involve the
introduction of mixed uses in areas that currently feature a single land use and targeted
increases in allowable residential and nonresidential intensity—the target areas include the
Crossroads Specific Plan Area and City’s downtown area. Buildout of these land use
designations would involve incremental growth through infill development on a parcel-by-
parcel basis rather than wholesale reinvention and/or redevelopment of neighborhoods or
corridors. Additionally, proposed land use changes would create more visually cohesive
development along Temple City’s main commercial corridors (Rosemead Boulevard and Las
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Tunas Drive) while generally maintaining the current appearance and character of existing
residential neighborhoods. Therefore, changes in the community’s visual appearance and
character are expected to be focused and generally beneficial, since in many cases obsolete
and/or poorly maintained structures and properties would be replaced with new, high-quality
development.
The Mid-Century Plan also contains numerous goals and policies related to community
aesthetics and neighborhood compatibility. Adherence with these goals and policies would
ensure that development and redevelopment that would be accommodated under the Mid-
Century Plan would reflect Temple City’s unique character and neighborhood scale. For
example, Policy LU 4.1 requires that all development is designed to be compatible with its
surroundings. Policy LU 4.8 requires that new land uses be sensitive to the character and scale
of existing lower-density neighborhoods. Policy LU 9.2 directly addresses neighborhood
character.
Compliance with these and other proposed policies would preserve Temple City’s overall
community character and the character of specific neighborhoods. Individual development
projects would also be reviewed by the City for the consistency with specific policies and the
overall intent of the Mid-Century Plan.
Furthermore, a substantial portion of the development capacity introduced by the Mid-
Century Plan is located in Temple City’s downtown, which is subject to development standards
and design guidelines found in the Downtown Specific Plan. As with the those found in the
Mid-Century Plan, these provisions would ensure that development and redevelopment is of
high quality and is visually compatible with surrounding land uses.
Finally, recognizing that trees represent a vital public resource in beautifying neighborhoods
and encouraging community pride, the City maintains a strong urban forestry program that
oversees the maintenance and care of over 6,000 City-owned street trees within the public
right-of-way and on City property. The main component of the urban forestry program is the
City’s Tree Preservation and Protection Ordinance (Article D [Tree Preservation and
Protection] of the City’s Municipal Code), which in general, protects the community’s
extensive tree canopy. Continued implementation of the City’s urban forestry program ensures
that future development that would be accommodated by the Mid-Century Plan would not be
detrimental to the City’s urban forest.
Crossroads Specific Plan
As described in DEIR Chapter 3, Project Description, the Crossroads Specific Plan would
establish a land use, development, and implementation framework to allow for enhancement
and redevelopment of the 72.55-acre Specific Plan Area. The Crossroads Specific Plan would
allow mixed-use development up to a density of 2.0 FAR (floor area ratio) and, at buildout,
would accommodate 1,887 housing units and 1,082,061 square feet of commercial space. This
is 1,837 more housing units and 454,713 additional square feet compared to existing
conditions. This scale of development would be a substantial change from the existing auto -
oriented, suburban-scaled commercial development (mostly single-story building with a few
two-story buildings scattered throughout)—and resulting community character—that now
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dominates the Specific Plan Area. The existing character of the Specific Plan Area would
transition into an area with mid- and high-density residential, higher-intensity commercial, and
mixed-use land uses. Greater allowable building heights, building intensity, and allowance of
mixed uses in accordance with the uses envisioned and permitted under the Crossroads
Specific Plan would result in a change to the visual character of the Specific Plan Area, but it
would not result in a degradation of visual character or quality.
The Crossroads Specific Plan provides design guidelines created to ensure that future
development projects are visually compatible with surrounding land uses, and establishes
detailed development standards that address land use compatibility. The Crossroads Specific
Plan would ensure high-quality and context-sensitive1 design within the Specific Plan Area and
along its boundaries through implementation of the design guidelines and development
standards. Compliance with the design guidelines and development standards would be
ensured through the City’s development review process.
For example, future development within the Specific Plan Area would be required to comply
with design guidelines of the Crossroads Specific Plan, which establish parameters for building
design and massing, façades, open space, circulation and parking, landscaping, signage, public
art, and utility areas. These design guidelines would help create a uniform architectural theme
throughout the Specific Plan Area, which currently has no consistent architectural theme, as
well as a unique character for the Specific Plan Area. New development within the Specific
Plan Area would also be designed with a pedestrian emphasis and architectural aesthetic to
encourage alternative modes of transportation to the various retail, service, and entertainment
uses of the Specific Plan Area.
In addition, compliance with the development standards of the Crossroads Specific Plan
related to permitted uses, development intensity, building placement (i.e., setbacks and
fronting), building heights, and parking requirements would ensure that all new development
projects that would be accommodated by the Crossroads Specific Plan are built to share similar
character and style to unify the Specific Plan Area. For example, minimum and maximum
setbacks and building heights have been established in the Crossroads Specific Plan to create
a consistent street scene, provide attractive landscaping, and provide a buffer for pedestrians
from street activity.
Furthermore, the Crossroads Specific Plan contains guiding principles related to community
aesthetics and neighborhood compatibility. Adherence with these guiding principles would
ensure that development and redevelopment throughout the Specific Plan Area would reflect
the unique character and development scale called for in the Crossroads Specific Plan, as well
as respect the character of the adjacent surrounding neighborhoods. The following guiding
principles are identified in the Crossroads Specific Plan:
▪ Enhanced Public Spaces. New public and semi-public open spaces, such as plazas,
pocket parks, and greenways, will create a network of useable and passive recreation areas
1 Context-sensitive design integrates projects into the context or setting in a sensitive manner through careful planning, consideration of differ ent
perspectives, and tailoring designs to particular project circumstances.
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suited to a variety of activities, including relaxation, reflection, recreation, performance
spaces, and art and cultural activities.
▪ Development Scale. Existing large blocks within the Specific Plan Area will be sub-
divided into more walkable, pedestrian-oriented blocks by new streets, paseos, and multi-
use paths. The scale and character of development will respect existing neighborhoods
and contribute to an active, vibrant, people-focused environment.
▪ Community Context. The Specific Plan Area’s buildings and public spaces will be
located, designed, and scaled to respect adjacent residential neighborhoods and recognize
the existing physical form and context of the community. Buildings and public spaces will
embrace a range of architectural styles and feature durable materials demonstrating
investment, longevity, and encouraging people to stop, linger, and enjoy the area.
In addition to the guiding principles, the following policies support the vision for the Specific
Plan Area and are related to community aesthetics and compatibility.
▪ Crossroads Policy 2: Ensure uses within the Specific Plan Area are compatible with one
another and create synergy and vitality within the plan area.
▪ Crossroads Policy 3: Encourage the Mixed-Use Core be developed in a comprehensive,
non-piecemeal manner that establishes a critical mass of residents, employees, and visitors
to the area.
Development standards and design guidelines identified in the Crossroads Specific Plan—and
various policies in the Mid-Century Plan—are designed to implement these guiding principles
and policies.
Overall, the Crossroads Specific Plan would include landscaping and architectural treatments
that would bring consistency and stylistic improvements to the existing visual character of the
Specific Plan Area and its surroundings. Although development in accordance with the
Crossroads Specific Plan would visually alter the area, it would not deteriorate the existing
visual character or conflict with any existing architectural characteristics specific to the area.
Impact: 5.1-3: Future development that would be accommodated by the Proposed Project would
generate additional light and glare within the overall Plan Area and its surroundings,
which could adversely affect day or nighttime views in the area.
Support for this environmental impact conclusion is fully discussed in Section 5.1, Aesthetics,
and in particular, starting on page 5.1-17 of the DEIR.
Mid-Century Plan
Development allowed under the Mid-Century Plan would generate new sources of light and
glare that could affect day or nighttime views in the Plan Area. Sources of light include lighting
needed to provide nighttime street and building illumination, security lighting, nighttime
traffic, and to a lesser extent, lighting associated with construction activities. However, growth
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planned under buildout of the Mid-Century Plan would occur from increased development
intensities in areas of the Plan Area that already feature buildings, parking, streets, and other
light-generating land uses. Therefore, additional light and glare resulting from implementation
of the Mid-Century Plan would be incremental rather than an expansion of the geographic
range of impacts.
Daytime Glare
Urban glare is largely a daytime phenomenon occurring when sunlight is reflected off the
surfaces of buildings or objects. Excessive glare not only impedes visibility, but also increases
the ambient heat reflectivity in a given area.
As shown in a comparison of DEIR Figures 3-4, Proposed General Plan Land Use Diagram, and
4-2, Current General Plan Land Use Diagram, most of the land use changes proposed for the Plan
Area are increases in allowable development intensity along targeted corridors that already
feature a range of development and building types (i.e., Rosemead Boulevard, Las Tunas
Drive, Temple City Boulevard). Other concentrations of land use designations that would
allow more intense growth are residential areas that already feature a range of residential
densities (e.g., between McCulloch Avenue and Santa Anita Avenue in eastern Temple City,
and between Rosemead Boulevard and Eaton Wash in the southwestern corner of the Plan
Area).
Greater allowable building intensity in these areas could result in greater surface areas of
buildings and other flat surfaces that create glare. However, since the majority of parcels in
the aforementioned areas are built out, changes in surface area would be negligible. The
introduction of mixed-use development in areas currently occupied by a single land use type
would be a key outcome of the Mid-Century Plan. However, mixed uses are not anticipated
to generate more glare than their constituent parts (residential, commercial, and office uses),
which are already present in areas proposed for mixed use.
Nighttime Lighting
Light intrusion into the night sky obstructs views of astrological features, has been shown to
disrupt animal behavior, and negatively impacts human health. Existing sources of nighttime
light in the Plan Area include building lights (interior and exterior), security lights, sign
illumination, and parking facility lighting. Other sources of nighttime light include street lights,
vehicular traffic along roadways, and athletic field lighting.
Although the City is generally built out, continued development and redevelopment
throughout the City and increased development intensities and land use changes within
targeted areas (see DEIR Figure 3-4) under the Mid-Century Plan would likely generate new
sources of nighttime lighting. Especially where vacant or underutilized parcels are converted
to new or more intense uses, new sources of light could increase nighttime illumination.
However, because the City is largely built out, the lighting associated with improvements and
structures of future development projects would not substantially increase nighttime light
within the project area. Additionally, the design guidelines contained within the City’s Zoning
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Code contain provisions related to light overspill, including the following standard for exterior
lighting in Zone R-3:
Exterior Lighting: All exterior lighting operated or maintained in conjunction
with any activity or purpose on the premises, shall be so arranged as to reflect
the light away from any premises upon which a dwelling unit is located. The
lighting elements thereof shall be directed or shielded so as to not be directly
visible from any dwelling unit on the same or adjacent premises.
Additionally, future development projects would be required to comply with California’s
Building Energy Efficiency Standards for Residential and Nonresidential Buildings, Title 24,
Part 6, of the California Code of Regulations, which outlines mandatory provisions for
lighting control devices and luminaires. For example, the Proposed Project’s lighting sources
would be required to be installed in accordance with the provisions of Section 110.9
(Mandatory Requirements for Lighting Control Devices and Systems, Ballasts, and
Luminaires).
Nighttime light is also indirectly addressed in the proposed Mid-Century Plan Land Use
Element. The element contains the following policies, which would help to ensure that
development and redevelopment projects reduce light overspill and prevent excessive
nighttime illumination:
▪ 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 6.2 Healthy Building Design and Construction. Promote a healthy built
environment by designing buildings and sites for healthy living and working conditions,
including enhanced pedestrian-oriented circulation, lighting, attractive and open stairs,
healthy building materials, and universal accessibility.
▪ LU 7.2 Sustainable Design and Construction. Require new development and
substantial renovations to comply with the Cal Green Code’s sustainable building practices
incorporating a “whole system” approach to designing and constructing buildings that
consume comparatively less energy, water, and other natural resources, reduce wastes,
facilitate natural ventilation, use daylight effectively, and are healthy, safe, comfortable, and
durable.
Furthermore, a substantial portion of the development capacity introduced by the Mid-
Century Plan is located in Temple City’s downtown, which is subject to development standards
and design guidelines found in the Downtown Specific Plan. For example, on Page III-6, the
Downtown Specific Plan requires: “All lighting of the building, landscaping, parking lot, or
similar facilities, shall be so shielded and directed as to reflect away from adjoining properties,
particularly adjacent R-zoned properties.” The Specific Plan also requires security lighting to
not be “overly bright” and that all lighting be “shielded to confine light spread within the site
boundaries” (Temple City 2002).
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CEQA Findings of Fact - 14 -
Conclusion
In summary, adherence to design standards in the City’s Zoning Code and other applicable
state and local regulations would ensure that light and glare from new development and
redevelopment projects allowed under the Mid-Century Plan would be minimized. Therefore,
impacts of the Mid-Century Plan related to light and glare are not anticipated to be significant.
Crossroads Specific Plan
The greatest amount of development under the Proposed Project would occur within the
Specific Plan Area. Implementation of the Crossroads Specific Plan would alter and intensify
land uses and their related lighting sources throughout the Specific Plan Area by introducing
new building (interior and exterior), open space, security, sign, street, and parking lights. In
addition to necessary lighting for safety and security, the Crossroads Specific Plan would also
introduce aesthetic lighting, such as illumination of areas for architectural and façade detailing.
Additional sources of daytime glare could also be introduced throughout the Specific Plan
Area in the form of large expanses of glazing (i.e., glass windows) and building materials (i.e.,
reflective metal treatments).
Daytime Glare
Because the Crossroads Specific Plan allows higher-intensity development throughout the
Specific Plan Area, its implementation would likely result in larger buildings with more exterior
glazing (e.g., windows and doors) and building materials (i.e., reflective metal treatments) that
could result in new sources of day or nighttime glare.
However, the architectural treatments of future development projects that would be
accommodated under the Crossroads Specific Plan would include style-appropriate
architectural building materials, such as stucco walls and accent stucco, painted metal finishing,
vinyl windows, and precision-cut CMU-block veneer. These building materials and
architectural treatments are not reflective in nature and would therefore not create substantial
day or nighttime glare. They would be similar to building materials used of existing land uses
throughout the Specific Plan Area.
Windows that would be installed in new development projects could potentially increase
sources of glare, because they would reflect sunlight during certain times of the day. In
addition, vehicles parked on future development sites would increase the potential for reflected
sunlight during certain times of the day. However, glare from these sources is typical of the
Specific Plan Area and its surroundings and would not increase beyond what is expected for
a highly-urbanized area. Additionally, the Crossroads Specific Plan includes architectural
design guidelines that reduce the potential for glare. For example, one of the design guidelines
calls for the use of white or green roofs, non-reflective coatings, low-emissivity glass, and
external shade devices to control heat and glare.
Nighttime Lighting
Despite new and expanded sources of nighttime illumination, development that would be
accommodated by the Crossroads Specific Plan is not expected to generate a substantial
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CEQA Findings of Fact - 15 -
increase in light and glare in a manner that would result in a significant impact. As in other
areas in the Plan Area, development and redevelopment activities in the Specific Plan Area
would be subject to state regulations related to California’s Building Energy Efficiency
Standards, along with the Mid-Century Plan’s policies related to the community compatibility
of new development.
The Crossroads Specific Plan also includes design guidelines that directly address nighttime
illumination and help reduce the impacts of light and glare on adjacent uses. For example, the
following guidelines address light overspill:
• Light fixtures installed in the public right-of-way, in parking areas, along pedestrian or
bicycle paths, and elsewhere in the interior of a building or development project should
be pedestrian scaled and directed towards the ground to avoid light pollution and spill-
over to surrounding residential areas.
• Lighting of public open spaces should be motion-activated when possible to limit
unnecessary energy use.
• Natural light should be utilized as much as possible, to limit use of and reliance on artificial
light sources. Artificial lighting should consist solely of energy efficient bulbs, lamps, and
the like.
Furthermore, the Specific Plan Area is already developed with urbanized land uses and
therefore future development and redevelopment that would be accommodated under the
Crossroads Specific Plan would not be expected to substantially increase sources of nighttime
lighting. New lighting sources would be similar to those of the surrounding residential and
nonresidential land uses. Considering existing sources of lighting through the Specific Plan
Area and its surroundings, the amount and intensity of nighttime lighting that would occur
under the Crossroads Specific Plan would not be substantially greater or different than existing
lighting in the area.
Conclusion
In summary, adherence to the design guidelines of the Crossroads Specific Plan and
compliance with other applicable state and local regulations would ensure that light and glare
from new development and redevelopment projects allowed under the Crossroads Specific
Plan would be minimized. Therefore, impacts of the Crossroads Specific Plan related to light
and glare are not anticipated to be significant.
2. Air Quality
Impact: 5.2-4: Operation of land uses associated with buildout of the Proposed Project could
expose sensitive receptors to substantial concentrations of toxic air contaminants.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-40 of the DEIR.
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CEQA Findings of Fact - 16 -
Crossroads Specific Plan
As the Crossroads Specific Plan is a program-level document, it is currently unknown which
types of stationary sources may be installed, if any. However, as stated, the Crossroads Specific
Plan would generally prohibit the development of industrial-type land uses (e.g.,
manufacturing, warehousing, etc.). Furthermore, development of land uses that may result in
stationary source emissions such as dry cleaners and restaurants with charbroilers or buildings
with emergency generators would not be large emitters. Additionally, these types of land uses
would be controlled by SCAQMD through permitting and would be subject to further study
and health risk assessment prior to the issuance of any necessary air quality permits under
SCAQMD Rule 1401. The permitting process ensures that stationary source emissions would
be below the SCAQMD significance thresholds of 10 in a million cancer risk and 1 for acute
risk at the maximally exposed individual. Therefore, overall, impacts related to TACs are
considered less than significant.
Impact: 5.2-6: Industrial and SCAQMD-permitted land uses associated with buildout of the
Proposed Project would have the potential to create objectionable odors that could
affect a substantial number of people.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-44 of the DEIR.
Industrial and SCAQMD Permitted Land Uses
Industrial land uses have the potential to generate objectionable odors. Examples of industrial
projects are wastewater treatment plants, compost facilities, landfills, solid-waste transfer
stations, fiberglass manufacturing facilities, paint/coating operations (e.g., auto body shops),
dairy farms, petroleum refineries, asphalt batch manufacturing plants, chemical manufacturing,
and food manufacturing facilities.
Crossroads Specific Plan
Industrial-type land uses under the Crossroads Specific Plan would generally be prohibited
within the Specific Plan Area. Therefore, impacts related to objectionable odors as it relates to
industrial-type land uses would be less than significant.
Residential and Other Non-Residential Land Uses
Mid-Century Plan and Crossroads Specific Plan
Residential and other non-residential (excluding industrial) land uses that would be
accommodated by the Mid-Century Plan and Crossroads Specific Plan could result in the
generation of odors such as exhaust from landscaping equipment. However, unlike industrial
land uses, these are not considered potential generators of odor that could affect a substantial
number of people. Therefore, impacts from potential odors generated from residential and
other non-residential land uses associated with the Mid-Century Plan and Crossroads Specific
Plan are considered less than significant.
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CEQA Findings of Fact - 17 -
Construction
Mid-Century Plan and Crossroads Specific Plan
During construction activities of development projects that would be accommodated by the
Mid-Century Plan and Crossroads Specific Plan, construction equipment exhaust and
application of asphalt and architectural coatings would temporarily generate odors. However,
any construction-related odor emissions would be temporary and intermittent. Additionally,
noxious odors would be confined to the immediate vicinity of the construction equipment in
use. By the time such emissions reached any sensitive receptor sites, they would be diluted to
well below any level of air quality concern. Furthermore, short-term construction-related
odors are expected to cease upon the drying or hardening of odor-producing materials.
Therefore, impacts associated with construction-generated odors are considered less than
significant.
3. Cultural Resources
Impact: 5.3-3: Grading activities of future development that would be accommodated by the
Proposed Project would not be expected to disturb human remains.
Support for this environmental impact conclusion is fully discussed in Section 5.3, Cultural
Resources, and in particular, starting on page 5.3-13 of the DEIR.
Mid-Century Plan
The Plan Area is completely built out with urban land uses and is not known to contain
archeological resources, human remains, or Native American sacred lands. There are also no
cemeteries in the Plan Area. Therefore, the likelihood that human remains may be discovered
during site clearing and grading activities is considered extremely low. However, unknown
human remains could potentially be buried in soils beneath existing land uses. Ground
disturbance by projects developed pursuant to the Mid-Century Plan could disturb these
remains. For example, future development projects could involve deeper excavation than
previously performed in certain locations of the Plan Area.
In the unlikely event that human remains are uncovered during ground-disturbing activities,
California Health and Safety Code Section 7050.5 requires that disturbance of the site shall
remain halted until the Los Angeles Coroner has conducted an investigation into the
circumstances, manner, and cause of any death, and the recommendations concerning the
treatment and disposition of the human remains have been made to the person responsible
for the excavation or to his or her authorized representative, in the manner provided in Section
5097.98 of the Public Resources Code. The coroner is required to make a determination within
two working days of notification of the discovery of the human remains. If the coroner
determines that the remains are not subject to his or her authority or has reason to believe the
human remains to be those of a Native American, he or she shall contact, by telephone within
24 hours, the Native American Heritage Commission. Compliance with existing law regarding
the discovery of human remains would reduce potential impacts to human remains. Therefore,
impacts to human remains are not anticipated to be significant.
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CEQA Findings of Fact - 18 -
Crossroads Specific Plan
The Specific Plan Area is a subset of the Plan Area and the regulations identified above would
apply to development that would be accommodated by the Crossroads Specific Plan. As with
the Mid-Century Plan, impacts to human remains under the Crossroads Specific Plan are not
anticipated to be significant.
4. Geology and Soils
Impact: 5.4-1: Development that would be accommodated by the Proposed Project would not result
in the substantial increase of soil erosion or topsoil loss.
Support for this environmental impact conclusion is fully discussed in Section 5.4, Geology and
Soils, and in particular, starting on page 5.4-5 of the DEIR.
Mid-Century Plan
Construction Phase
Future development that would be accommodated by the Mid-Century Plan would involve
excavation, grading, and construction activities that disturb soil and leave exposed soil on the
ground surface. Grading temporarily increases the potential for erosion by removing
protective vegetation, changing natural drainage patterns, and constructing slopes. Common
means of soil erosion from construction sites include water, wind, and being tracked offsite
by vehicles. These activities could result in soil erosion if effective erosion -control measures
are not used.
However, future development that would be accommodated by the Mid-Century Plan would
be subject to local and state codes and requirements for erosion control and grading during
construction. For example, developments projects are required to comply with standard
regulations, including South Coast Air Quality Management District Rules 402 and 403, which
would reduce construction erosion impacts. Rule 402 requires dust suppression techniques be
implemented to prevent dust and soil erosion from creating a nuisance offsite. Rule 403
requires that fugitive dust be controlled with best available control measures so that the
presence of such dust does not remain visible in the atmosphere beyond the property line of
the emissions source. For example, as outlined in Table 1 (Best Available Control Measures)
of Rule 403, control measures to reduce erosion during grading and construction activities
include stabilizing backfilling materials when not actively handling, stabilizing soils during
clearing and grubbing activities, and stabilizing soils during and after cut-and-fill activities.
Additionally, the GCP issued by the State Water Resources Control Board regulates
construction activities to minimize water pollution, including sediment risk from construction
activities to receiving waters. Improvements associated with future development projects that
would be accommodated by the Mid-Century Plan would be subject to the NPDES permitting
regulations, including the development and implementation of a Stormwater Pollution
Prevention Plan (SWPPP), which is further discussed in DEIR Section 5.7, Hydrology and Water
Quality. The construction contractor of individual development projects would be required to
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CEQA Findings of Fact - 19 -
prepare and implement a SWPPP and associated best management practices (BMPs) in
compliance with the GCP during grading and construction. For example, types of BMPs that
are incorporated in SWPPPs and would help minimize impacts from soil erosion include:
▪ Erosion control BMPs: These BMPs cover and/or bind the soil surface, to prevent soil
particles from being detached and transported by water or wind. Erosion control BMPs
include mulch, geotextiles, mats, hydroseeding, earth dikes, and swales.
▪ Sediment control BMPs: These BMPs filter out soil particles that have been detached
and transported in water; such BMPs include barriers such as straw bales, sandbags, fiber
rolls, and gravel bag berms; desilting basins; and cleaning measures such as street
sweeping.
▪ Tracking Control BMPs: These BMPs minimize the tracking of soil offsite by vehicles
via stabilized construction roadways and construction entrances/exits and
entrance/outlet tire washes.
▪ Waste Management and Control BMPs: These BMPs include management of
stockpiles such as soil stockpiles; for instance, covering stockpiles and surrounding
stockpiles with barriers such as straw bales, sandbags, or fiber rolls.
Furthermore, future development projects would be required to have a site-specific
geotechnical investigation report prepared by a geotechnical consultant in accordance with
Appendix J, Section J104 (Engineered Grading Requirements) of the CBC; such investigation
would assess soil types and stability and provide any needed recommendations (e.g.,
engineered compacted soil, vegetated slopes) to prevent or minimize soil erosion. Compliance
with the recommendations of the geotechnical investigation report would be required as a
condition of a grading permit and/or building permit, and would be ensured by the City during
its development review process. Additional geotechnical investigation requirements for
subdivisions requiring tentative and final maps and for other specified types of structures are
contained in California Health and Safety Code Sections 17953 to 17955 and in Section 1802
of the CBC.
Future development projects would also be required to adhere to the provision of Chapter 3
(Pollutant Sources Reduction) of the City’s Municipal Code. Per Section 8.3.2 (New
Development and Construction) of this chapter, the following provisions apply to new
development and construction activities:
▪ Vegetation Clearing Limits: As a condition of granting a construction permit, the city
may set reasonable limits on the clearing of natural vegetation from construction sites, in
order to reduce the potential for soil erosion. These limits may include, but not be limited
to, regulating the length of time soil is allowed to remain bare or prohibiting bare soil.
▪ Additional Plans: The manager may require, prior to the issuance of any building or
grading permit, preparation of appropriate wet weather erosion control, stormwater
pollution prevention or other plans consistent with the countywide development
construction guidance document and the goals of this chapter.
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CEQA Findings of Fact - 20 -
Lastly, the Mid-Century Plan contains policies designed to minimize impacts related to
erosion; these include:
▪ H 8.1 Safety Standards. Enforce state and local seismic and geologic safety laws,
standards, and guidelines, including the Alquist-Priolo Earthquake Fault Zoning Act,
Seismic Hazard Mapping Act and the California Building Code throughout Temple City.
▪ H 8.3 Geotechnical Investigations. Require geotechnical investigations prior to
approval of development in areas where the potential for geologic or seismic hazards
exists, addressing ground shaking, landslides, liquefaction, expansive soils, subsidence, and
erosion and incorporate recommended mitigation measures to reduce or avoid hazards,
as appropriate.
Based on the preceding, soil erosion impacts from grading and construction activities are not
anticipated to occur.
Operational Phase
The Plan Area is largely built out and does not feature substantial undeveloped areas where
new development would disturb topsoil. The Plan Area also has little variation in topography
(i.e., relatively flat)—no major slopes or bluffs exist within the confines of the Plan Area. Soils
on steeper slopes are more susceptible to erosion, such as in the San Gabriel Mountains to the
north and the Puente Hills to the south. Due to the flat topography and mostly-developed
condition of the Plan Area, soil erosion is not anticipated to be an issue as a result of
development that would be accommodated by the Mid-Century Plan. Additionally, after
completion, future development projects would not contain exposed or bare soil since they
would be developed with buildings, hardscape, landscape, and/or BMP features. Upon
completion of each development project, the potential for soil erosion or the loss of topsoil
would be expected to be extremely low.
Furthermore, development projects meeting certain criteria would be subject to the Los
Angeles County LID Manual and the City’s TGD. Criteria for projects subject to each
regulatory program are summarized in DEIR Section 5.4.1.1, Regulatory Setting. For example, a
design criteria of the LID Manual calls for the protection of slopes from erosion by safely
conveying stormwater runoff from the tops of slopes. The use of mulch and grasses to
minimize erosion is also outlined as a design criteria in the LID Manual (CLADPW 2014).
The TGD also sets forth design criteria for several LID measures including flow-through
planter boxes, vegetated swales, rain gardens, Hollywood driveways, and “bottomless
trenches”. Vegetated swales for example, may be used to intercept, divert, and convey off-site
drainage through or around the project site to prevent flooding or erosion that might
otherwise occur (CLADPW 2014).
Based on the preceding, operation-phase soil erosion impacts are not anticipated to occur.
Crossroads Specific Plan
The above analysis also applies to the Crossroads Specific Plan.
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CEQA Findings of Fact - 21 -
5. Greenhouse Gas Emissions
Impact: 5.5-1: Implementation of the Crossroads Specific Plan would generate a substantial
increase in GHG emissions compared to existing conditions and would have a
significant impact on the environment.
Support for this environmental impact conclusion is fully discussed in Section 5.5, Greenhouse
Gas Emissions, and in particular, starting on page 5.5-36 of the DEIR.
As shown in DEIR Table 5.5-9, buildout of the land uses accommodated under the Mid-
Century Plan would result in a net decrease of 13,970 MTCO2e of GHG emissions (6 percent
decrease in GHG emissions) from existing conditions and would not exceed the 3,000
MTCO2e SCAQMD bright-line screening threshold. Emissions decrease despite an increase
in population and employment in the Plan Area as result of regulations adopted to reduce
GHG emissions and turnover of California’s on-road vehicle fleets. As identified by the
California Natural Resources Agency’s “Final Statement of Reasons for Regulatory Action,
Amendments to the State CEQA Guidelines Addressing Analysis and Mitigation of
Greenhouse Gas Emissions Pursuant to Senate Bill 97” (2009), the CEQA Guidelines do not
establish a zero emissions threshold of significance because there is no one molecule rule in
CEQA. Therefore, emissions generated by additional growth in the Plan Area under the Mid-
Century Plan would be offset by a reduction in existing emissions from implementation of
federal and state regulations. Therefore, the Plan Area would not experience an increase in
GHG emissions under buildout of the Mid-Century Plan.
In addition, on a per capita basis, buildout of the Mid-Century Plan would result in a reduction
of GHG emissions from 4.3 MTCO2e/year/SP under existing conditions to 3.0
MTCO2e/year/SP at full buildout and would also achieve the forecast 3.4 MTCO2e/year/SP
efficiency standard for year 2035. The forecast efficiency standard for year 2035 is b ased on
the long-term GHG reduction goal of Executive Order S-03-05. Therefore, GHG emissions
impacts in the Plan Area are considered less than significant for long-term growth associated
with the Mid-Century Plan.
Impact: 5.5-2: Implementation of the Mid-Century Plan and Crossroads Specific Plan would not
conflict with plans adopted for the purpose of reducing GHG emissions.
Support for this environmental impact conclusion is fully discussed in Section 5.5, Greenhouse
Gas Emissions, and in particular, starting on page 5.5-39 of the DEIR.
Applicable plans adopted for the purpose of reducing GHG emissions include CARB’s
Scoping Plan, SCAG’s 2016-2040 RTP/SCS, and the Temple City EAP. A consistency analysis
with these plans for each component of the Proposed Project (Mid-Century Plan and
Crossroads Specific Plan) is presented below:
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 22 -
CARB Scoping Plan
The CARB Scoping Plan is applicable to state agencies, but is not directly applicable to
cities/counties and individual projects (i.e., the Scoping Plan does not require the City to adopt
policies, programs, or regulations to reduce GHG emissions). However, new regulations
adopted by the state agencies outlined in the Scoping Plan result in GHG emissions reductions
at the local level. As a result, local jurisdictions benefit from reductions in transportation
emissions rates, increases in water efficiency in the building and landscape codes, and other
statewide actions that would affect a local jurisdiction’s emissions inventory from the top
down. Statewide strategies to reduce GHG emissions include the LCFS and changes in the
corporate average fuel economy standards (e.g., Pavley I and Pavley California Advanced
Clean Cars program).
Mid-Century Plan and Crossroads Specific Plan
Development projects accommodated under both the proposed Mid-Century Plan and the
Crossroads Specific Plan are required to adhere to the programs and regulations identified by
the Scoping Plan and implemented by state, regional, and local agencies to achieve the
statewide GHG reduction goals of AB 32. Future development projects would be required to
comply with these state GHG emissions reduction measures as they are statewide strategies.
For example, new buildings under the Mid-Century Plan and Crossroads Specific Plan would
be built to meet the current CalGreen and Building Energy Efficiency Standards. CEC
anticipates that new residential buildings will be required to achieve ZNE (Zero Net Energy)
by 2020 and that new non-residential buildings will be required to achieve ZNE by 2030.
Project GHG emissions shown in DEIR Table 5.5-9, Plan Area GHG Emissions Forecast for Mid-
Century Plan at Buildout, and DEIR Table 5.5-10, Crossroads Specific Plan Total and Net Annual
Operational Phase GHG Emissions Forecast at Buildout, include reductions associated with
statewide strategies that have been adopted since AB 32.
Furthermore, both the Mid-Century Plan and Crossroads Specific Plan include policies that
would help reduce GHG emissions and therefore, help achieve GHG reduction goals.
Mid-Century Plan
▪ LU 2.1 Complete Community. Allow for the development of uses contributing a
complete and self-sustaining community, containing a mix of uses that minimize the need
for residents to travel outside of the City for retail goods and services, employment,
entertainment, and recreation.
▪ LU 3.6 Pedestrian-Active Districts. Maintain a robust network of streetscape and
pedestrian amenities within the downtown core and mixed-use and commercial centers
supporting pedestrian activity and enhancing walkability.
▪ LU 7.5 Greenhouse Gas Reduction Plans. Require major development projects to
prepare greenhouse gas reduction plans consistent with the targets defined in state
statutory requirements.
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CEQA Findings of Fact - 23 -
▪ LU 7.7 Alternative Fuels. Provide locations for alternative fuel facilities such as electrical
re-charging stations and hydrogen fuel supplies.
▪ LU 7.8 Green Infrastructure. Utilize best practices that reduce natural resource
consumption and impacts, as defined by the Utilities section of this Plan.
▪ LU 14.1 Mix of Uses. Accommodate development integrating commercial and
residential land uses in mixed-use designated areas that establish places that are
economically vital and pedestrian-active contributing to resident health and community
sustainability.
Crossroads Specific Plan
▪ Crossroads Policy 5: Create a network of streets through the area appropriate for the
mix of land uses and encourages walking, biking, and transit use.
▪ Crossroads Policy 6: Create new connections, especially pedestrian and bicycle
connections, and recreation and open space in concert with new development and public
improvements.
In addition to policies, the Crossroads Specific Plan includes several design guidelines that
would help reduce GHG emissions, including:
▪ Buildings and development projects within the Specific Plan area should be designed and
constructed using the sustainable, energy efficient materials and should incorporate
strategies for the conservation of water, energy, and other natural resources.
▪ The streetscape should be designed to enhance the pedestrian experience and encourage
walking as a form of transportation and leisure.
▪ Sidewalks or pedestrian walkways should be included within surface parking lots providing
safe pedestrian travel from parking spaces to uses served by the parking.
▪ A variety of special colored, textured, and/or permeable paving or surface treatments
should be used to delineate areas for pedestrians, bicyclists, and other non-motorists
within the street-scape, including the use of raised or textured crosswalks.
Therefore, implementation of the Mid-Century Plan and Crossroads Specific Plan would not
obstruct implementation of the CARB Scoping Plan.
SCAG’s Regional Transportation Plan/Sustainable Communities Strategy
SCAG’s 2016-2040 RTP/SCS was adopted April 7, 2016. The RTP/SCS identifies multimodal
transportation investments, including bus rapid transit, light rail transit, heavy rail transit,
commuter rail, high-speed rail, active transportation strategies (e.g., bike ways and sidewalks),
transportation demand management strategies, transportation systems management, highway
improvements (interchange improvements, high-occupancy vehicle lanes, high-occupancy toll
lanes), arterial improvements, goods movement strategies, aviation and airport ground access
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CEQA Findings of Fact - 24 -
improvements, and operations and maintenance to the existing multimodal transportation
system.
SCAG’s RTP/SCS identifies that land use strategies that focus on new housing and job growth
in areas served by high quality transit and other opportunity areas would be consistent with a
land use development pattern that supports and complements the proposed transportation
network. The overarching strategy in the 2016-2040 RTP/SCS is to provide for a plan that
allows the southern California region to grow in more compact communities in existing urban
areas, provide neighborhoods with efficient and plentiful public transit, abundant and safe
opportunities to walk, bike and pursue other forms of active transportation, and preserve more
of the region’s remaining natural lands (SCAG 2016). The 2016-2040 RTP/SCS contains
transportation projects to help more efficiently distribute population, housing, and
employment growth, as well as a forecasted development that is generally consistent with
regional-level general plan data. The projected regional development pattern when integrated
with the proposed regional transportation network identified in the 2016-2040 RTP/SCS,
would reduce per capita vehicular travel-related GHG emissions and achieve the GHG
reduction per capita targets for the SCAG region. The 2016-2040 RTP/SCS does not require
that local general plans, specific plans, or zoning be consistent with the 2016-2040 RTP/SCS,
but provides incentives for consistency for governments and developers.
Mid-Century Plan
DEIR Table 5.5-11 provides an evaluation of the Mid-Century Plan in comparison to the
three, primary transportation-land-use strategies in the 2016-2040 RTP/SCS. As shown in the
table, the Mid-Century Plan would be consistent with these strategies. In addition, DEIR Table
5.8-1, Consistency with SCAG’s 2016–2040 RTP/SCS Goals, in Section 5.8, Land Use and Planning,
provides an assessment of the Mid-Century Plan’s relationship to applicable 2016-2040
RTP/SCS goals. As demonstrated, the Mid-Century Plan and its policies would be consistent
with the applicable 2016-2040 RTP/SCS goals. Furthermore, the VMT efficiency at full
buildout of the Mid-Century Plan would be 14.0 miles/SP compared to the VMT efficiency
of 16.5 miles/SP under existing conditions (15.5 percent decrease from existing) (Fehr & Peers
2016). Thus, implementation of the Mid-Century Plan would be consistent with the overall
2016-2040 RTP/SCS goal of reducing VMT per capita and/or per service population.
Therefore, the Mid-Century Plan would not interfere with SCAG’s ability to implement the
regional strategies outlined in the 2016-2040 RTP/SCS.
Crossroads Specific Plan
DEIR Table 5.5-12 provides an evaluation of the Crossroads Specific Plan in comparison to
the three, primary transportation-land-use strategies in the 2016-2040 RTP/SCS. As shown in
the table, the Crossroads Specific Plan would be consistent with the applicable strategy.
Additionally, like the Mid-Century Plan, as demonstrated in DEIR Table 5.8-1, Consistency with
SCAG’s 2016–2040 RTP/SCS Goals, of Section 5.8, Land Use and Planning, the Crossroads
Specific Plan would be consistent with the 2016-2040 RTP/SCS goals. Based on the existing
average service population of 1,753 persons and an estimated 65,030 VMT per day, the current
VMT efficiency is approximately 37.1 VMT/SP. At full buildout of the Crossroads Specific
Plan, the average daily service population within the Specific Plan Area would be 6,622 who
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CEQA Findings of Fact - 25 -
would generate approximately 150,160 VMT (Fehr and Peers 2016). VMT efficiency at
buildout would be 22.7 VMT/SP, which would be a 14.4-mile decrease over existing
conditions (38.9 percent decrease from existing). Thus, implementation of the Crossroads
Specific Plan would be consistent with the 2016–2040 RTP/SCS Goals, RTP/SCS goal of
reducing VMT per capita and/or per service population. Therefore, implementation of the
Crossroads Specific Plan would not interfere with SCAG’s ability to implement the regional
strategies outlined in the 2016–2040 RTP/SCS.
City of Temple City Energy Action Plan
Mid-Century Plan
DEIR Table 5.5-13 provides an evaluation of the Mid-Century Plan’s consistency with the
goals and policies contained in the City of Temple City’s EAP. The EAP goals and policies
focus on reducing GHG emissions through reducing citywide and municipal electricity
demand (Temple City 2012). As shown in the table, the Mid-Century Plan includes goals and
policies that would be consistent with the City’s EAP.
Crossroads Specific Plan
DEIR Table 5.5-14 provides an evaluation of the Crossroads Specific Plan consistency with
the goals and policies contained in the City of Temple City’s EAP. As shown in the table, the
Crossroads Specific Plan includes design principles, policy, and design guidelines that
encourage and promote incorporation and inclusion of design features that would contribute
in increasing energy efficiency, reducing energy demand, and increasing water conservation.
Therefore, the Crossroads Specific Plan would be generally consistent with the City’s EAP.
6. Hydrology and Water Quality
Impact: 5.7-1: Development pursuant to the Proposed Project would increase the amount of
impervious surfaces in certain areas of the Plan Area and would therefore, increase
surface water flows into drainage systems within the watershed.
Support for this environmental impact conclusion is fully discussed in Section 5.7, Hydrology
and Water Quality, and in particular, starting on page 5.7-21 of the DEIR.
Mid-Century Plan
Based on the relatively high, existing impervious conditions of the Plan Area (which includes
the Specific Plan Area) and development that would be accommodated by the Mid-Century
Plan (which includes development under the Crossroads Specific Plan), which generally would
have proportional impervious areas equal to existing conditions, runoff resulting from future
development under the Mid-Century Plan is not anticipated to increase over existing
conditions. The majority of the existing storm drain system serving the Plan Area is adequately
sized to accommodate the existing- and proposed-condition runoff. The 2008 Drainage
Master Plan recommended five Los Angeles County storm drain improvements, which are
listed in DEIR Table 5.7-1, Existing Storm Drain Deficiencies (2008 Temple City Final Drainage
Master Plan), and mapped in DEIR Figure 5.7-3, Storm Drain Deficiencies. Implementation of
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CEQA Findings of Fact - 26 -
improvements to the Los Angeles County storm drain deficiencies would occur as funding
becomes available. These deficiencies do not pose immediate risk to the Plan Area as impacts
to the system will be controlled by “allowable peak flow discharges” issued by the Los Angeles
County Department of Public Works (DPW) for each individual development project. These
allowable discharges would result in a reduction of peak flow discharges as compared to
existing conditions (Fuscoe 2017).
In addition to the recommendations from the 2008 Drainage Master Plan to eliminate any
concerns regarding storm drain deficiencies with associated land use changes of the Mid-
Century Plan, the following existing and established requirements under LA County
Department of Public Works are applicable to individual development projects that would be
accommodated by the Mid-Century Plan:
▪ Individual development projects would require that site-specific hydrology and hydraulic
studies be conducted of the onsite and immediate offsite storm drain systems to
determine capacity and integrity of the existing systems prior to approval by Temple City
and DPW.
▪ Conformance with site specific “allowable discharge rates” as identified by DPW, which
limits peak flow discharges as compared to existing conditions based on regional flood
control constraints. Individual development projects accommodated by the Mid-Century
Plan that connects to a Los Angeles County storm drain line will have to request the
“allowable discharge rate” from DPW if there is potential impact to the storm drain line.
▪ Incorporation of LID BMPs within individual development projects would be required
to provide water quality treatment and runoff reduction and/or detention in accordance
with local stormwater permit requirements. Implementation of LID BMPs would also
serve to minimize increase in runoff and would reduce runoff as compared to existing
conditions.
Furthermore, individual development projects would be required to adhere to the provisions
of the City’s requirements for permeable areas and landscaping in developed land uses, as set
forth in Title 9, Chapter 1 (Zoning Code) of the Temple City Municipal Code. The City’s TGD
would also apply to certain types of projects disturbing 500 or more but less than 5,000 or
10,000 square feet of soil, depending on the type of project. The TGD sets forth design criteria
for several LID measures including flow-through planter boxes, vegetated swales, rain gardens,
Hollywood driveways, and “bottomless trenches”.
Finally, the Mid-Century Plan contains policies designed to minimize impacts on storm drain
systems.
Therefore, development that would be accommodated by the Mid-Century Plan would not
substantially alter the existing drainage pattern of the Plan Area or substantially increase the
rate or amount of surface runoff in a manner that would result in flooding on- or off-site, nor
would it create or contribute runoff water that would exceed the capacity of existing or
planned storm water drainage systems.
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CEQA Findings of Fact - 27 -
Crossroads Specific Plan
Deficiency ID No. B4 of the 2008 Master Drainage Plan, which is listed in DEIR Table 5.7-
1, Existing Storm Drain Deficiencies (2008 Temple City Final Drainage Master Plan), extends in part
along the northern Specific Plan Area boundary (see Figure 5.7-3, Storm Drain Deficiencies). As
with development that would be accommodated by the Mid-Century Plan, runoff resulting
from future development under the Crossroads Specific Plan is not anticipated to increase
over existing conditions. Additionally, all additional requirements applicable to the Plan Area
would also apply to the Specific Plan Area. Regarding allowable discharge rates, for the Specific
Plan Area, DPW has assigned two separate “Q-allowable” discharge limits. The majority of
the Specific Plan Area south of Las Tunas Drive along the Rosemead Boulevard corridor is
allowed to discharge no more than 1.48 cubic foot per second per acre (cfs/acre), which is
less than existing conditions. Therefore, when individual development projects under the
Crossroads Specific Plan come on board, they will be required to provide onsite
retention/detention to meet the allowed rates. The other area north of Las Tunas Drive has a
slightly higher Q-allowable rate (2.46 cfs/acre), which will still result in a slight reduction of
proposed discharges as compared to existing discharges. Q-allowable discharges within the
Specific Plan Area were provided by DPW.
In addition to the recommendations from the 2008 Drainage Master Plan, to eliminate any
concerns regarding storm drain deficiencies with associated land use changes of the
Crossroads Specific Plan, the existing and established requirements under LA County
Department of Public Works are applicable to individual development projects that would be
accommodated by the Crossroads Specific Plan: requirement for site specific hydrology and
hydraulic studies to be conducted, conformance with site specific “allowable discharge rates”
as identified by DPW, and incorporation of LID BMPs within individual development
projects.
Furthermore, individual development projects would be required to adhere to the provisions
of the City’s requirements for permeable areas and landscaping in developed land uses, as set
forth in Chapter 1 (Zoning Code) of the Temple City Municipal Code. The City’s TGD would
also apply to certain types of projects disturbing 500 or more but less than 5,000 or 10,000
square feet of soil, depending on the type of project. The TGD sets f orth design criteria for
several LID measures including flow-through planter boxes, vegetated swales, rain gardens,
Hollywood driveways, and “bottomless trenches”.
Therefore, development that would be accommodated by the Crossroads Specific Plan would
not substantially alter the existing drainage pattern of the Specific Plan Area or substantially
increase the rate or amount of surface runoff in a manner that would result in flooding on- or
off-site, nor would it create or contribute runoff water that would exceed the capacity of
existing or planned storm water drainage systems.
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CEQA Findings of Fact - 28 -
Impact: 5.7-2: Development pursuant to the Proposed Project would increase the amount of
impervious surfaces in certain areas of the Plan Area and could therefore impact
opportunities for groundwater recharge.
Support for this environmental impact conclusion is fully discussed in Section 5.7, Hydrology
and Water Quality, and in particular, starting on page 5.7-23 of the DEIR.
Mid-Century Plan
A total of 33 production wells serving the Plan Area are located in the Main San Gabriel Basin
and Raymond Basin. All four local water purveyors operate wells within the Main San Gabriel
Basin utilizing approximately 9 percent of the annual production volume. Three local
purveyors also have wells in the Raymond Basin including Sunny Slope Water Company,
California American and East Pasadena Water, which utilizes approximately 10 percent of the
annual ground water production volume in the Raymond Basin.
There is one existing San Gabriel Basin groundwater recharge area in the Plan Area, which is
next to the east side of Eaton Wash between Huntington Drive and Duarte Road. This
recharge area is designated as Flood Control Channel & Open Space in the current Temple
City General Plan land use diagram, and would be designated Flood Control/Wash in the
Mid-Century Plan land use diagram (see DEIR Figure 3-4, Proposed General Plan Land Use
Diagram). The proposed land use designation would ensure that the Flood Control Channel
and associated groundwater recharge area will remain in their existing condition and continue
to be used for regional drainage and groundwater recharge purposes. Additionally,
development throughout the remainder of the Plan Area would have a minimal effect on
usable groundwater reserves because the Plan Area is largely developed and is not used for
groundwater recharge.
Other groundwater recharge facilities outside of the Plan Area would also not be impacted
due to implementation of the Mid-Century Plan as the groundwater basins serving the Plan
Area are intensively managed by the Watermaster and Raymond Basin Management Board.
Groundwater recharge at these facilities also occurs quite a way from the Plan Area.
Furthermore, the Plan Area is entirely built out and is mostly impervious. During storm events
in existing conditions, most runoff does not infiltrate and recharge groundwater. Under the
proposed condition, the combination of enhanced landscaping, self-treating areas for water
quality treatment and permeable pavements for infiltration are some examples of features that
are required with new developments that would inevitably increase perviousness compared to
existing conditions. Also, onsite storm drainage systems would be upgraded to include water
quality LID features, which would likely increase infiltration compared to existing conditions.
Therefore, interference or a reduction of groundwater recharge and associated impacts are not
anticipated due to implementation of the Mid-Century Plan.
Crossroads Specific Plan
The preceding analysis applies to the Crossroads Specific Plan.
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CEQA Findings of Fact - 29 -
Impact: 5.7-3: During the construction phase of development projects that would be
accommodated by the Proposed Project, there is the potential for short-term
unquantifiable increases in pollutant concentrations from a development site. After
project development, the quality of storm runoff (sediment, nutrients, metals,
pesticides, pathogens, and hydrocarbons) may be altered.
Support for this environmental impact conclusion is fully discussed in Section 5.7, Hydrology
and Water Quality, and in particular, starting on page 5.7-24 of the DEIR.
Impacts to water quality generally range over three different phases of a development project:
▪ During the earthwork and construction phase, when the potential for erosion, siltation,
and sedimentation would be the greatest.
▪ Following construction and before the establishment of ground cover, when the erosion
potential may remain relatively high.
▪ Following project completion, when impacts related to sedimentation would decrease
markedly, but those associated with urban runoff (stormwater and non‐stormwater)
would increase.
Development that would be accommodated by the Proposed Project may cause deterioration
of water quality of downstream receiving waters if construction- and operation-related
sediment or pollutants wash into the storm drain system and facilities, which eventually drain
into receiving waters.
Following is a discussion of the potential water quality impacts as a result of development
(under both construction and operational phases) that would be accommodated under each
component of the Proposed Project.
Mid-Century Plan
Construction Phase
Construction-related runoff pollutants are typically generated from waste and hazardous
materials handling or storage areas; outdoor work areas; material storage areas; and general
maintenance areas (e.g., vehicle or equipment fueling and maintenance, including washing).
Runoff during the construction-phase of individual development projects may cause
deterioration of water quality of downstream receiving waters if construction-related sediment
or pollutants wash into the storm drain system and facilities. Construction activities could
result in the generation of bacteria, metals, nutrients, oil and grease, organics, pesticides,
sediment, trash, and oxygen demanding substances.
Clearing, grading, excavation, and construction activities could also impact water quality of
downstream receiving waters due to sheet erosion of exposed soils and subsequent deposit of
particulates in local drainages. Grading activities in particular lead to exposed areas of loose
soil and sediment stockpiles that are susceptible to uncontrolled sheet flow. Although erosion
occurs naturally in the environment, primarily from weathering by water and wind, improperly
managed construction activities can substantially accelerate erosion. Prior to the issuance of
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CEQA Findings of Fact - 30 -
grading permits, applicants of individual development projects of one acre or greater of soil
disturbance are required to comply with the most current GCP and associated local NPDES
regulations to ensure that the potential for soil erosion is minimized on a project-by-project
basis. In accordance with the GCP, the following Permit Registration Documents are required
to be submitted by project applicants to SWRCB prior to commencement of construction
activities:
▪ Notice of Intent
▪ Risk Assessment (standard or site specific)
▪ Particle Size Analysis (if site-specific risk assessment is performed)
▪ Site Map
▪ SWPPP
▪ Active Treatment System Design Documentation (if determined necessary)
▪ Annual Fee and Certification
The GCP uses a risk-based approach for controlling erosion and sediment discharges from
construction sites, since the rates of erosion and sedimentation can vary from site to site
depending on factors such as duration of construction activities, climate, topography, soil
condition, and proximity to receiving water bodies. The GCP identifies three levels of risk
with differing requirements, designated as Risk Levels 1, 2 and 3, with Risk Level 1 having the
fewest permit requirements and Risk Level 3 having the most-stringent requirements.
Requirements for sediment control for each of the three risk levels are described in the
Infrastructure Technical Report prepared for the Proposed Project (see Appendix E). The
Temple City Municipal Code requires standard erosion control practices to be implemented
for all construction within the City. Additionally, in accordance with the GCP, a construction
SWPPP must be prepared and implemented at all construction sites disturbing one acre or
more of soil and revised as necessary as administrative or physical conditions change. The
SWPPP must be made available for review upon request, describe construction BMPs that
address pollutant source reduction, and provide measures/controls necessary to mitigate
potential pollutant sources. These include, but are not limited to: erosion controls, sediment
controls, tracking controls, non-storm water management, materials and waste management,
and good housekeeping practices, which are briefly discussed below.
▪ Erosion controls cover and/or bind soil surface, to prevent soil particles from being
detached and transported by water or wind; examples include mulch, geotextiles, mats,
hydroseeding, earth dikes, and swales.
▪ Sediment controls filter out soil particles that have been detached and transported in
water; examples include barriers such as straw bales, sandbags, fiber rolls, and gravel bag
berms; desilting basins; and cleaning measures such as street sweeping.
▪ Tracking controls minimize the tracking of soil offsite by vehicles; examples include
stabilized construction roadways and construction entrances/exits, and entrance/outlet
tire washes.
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CEQA Findings of Fact - 31 -
▪ Non-Storm Water Management Controls prohibit discharge of materials other than
stormwater, such as discharges from the cleaning, maintenance, and fueling of vehicles
and equipment. Examples include BMPs for specifying methods for: paving and grinding
operations; cleaning, fueling, and maintenance of vehicles and equipment; and concrete
curing and finishing.
▪ Waste Management and Controls include spill prevention and control, stockpile
management, and management of solid wastes and hazardous wastes (CASQA 2003).
Prior to commencement of construction activities by development projects under the Mid-
Century Plan, a project-specific SWPPP(s) will be prepared in accordance with the site-specific
sediment risk analyses based on the grading plans, with erosion and sediment controls
proposed for each phase of construction. The phases of construction will define the maximum
amount of soil disturbed, the appropriate sized sediment basins, and other control measures
to accommodate all active soil disturbance areas and the appropriate monitoring and sampling
plans.
SWPPPs require development projects to plan BMPs for four general phases of construction:
▪ grading and land development (that is, mass grading & rough grading)
▪ utility and road installation
▪ finish grading and building construction
▪ final stabilization and landscaping
Therefore, BMP implementation for new construction activities under the Mid-Century Plan
can be evaluated in this general context. Site-specific details on individual BMPs would be
dependent on the scope and breadth of each development project, which are not known at
this time.
With compliance of the most current GCP and associated local NPDES regulations, water
quality and waste-discharge impacts from project-related grading and construction activities
are not anticipated to occur.
Post-Construction Phase
Mid-Century Plan buildout may result in long-term impacts to the quality of storm water and
urban runoff, subsequently impacting water quality of downstream receiving waters. Buildout
can potentially create new sources for runoff contamination through changing land uses. Thus,
Mid-Century Plan implementation could increase the post-construction pollutant loadings of
certain constituent pollutants associated with the proposed land uses and their associated
features. Some common pollutants associated with development that would be
accommodated by the Mid-Century Plan include bacteria/pathogens, metals, nutrients,
oil/grease, sediment, organic compounds, trash/debris, oxygen demanding substances and
pesticides.
To help prevent long-term impacts associated with land use changes and in accordance with
the requirements of the County of Los Angeles and its MS4 permit (Order No. R4-2012-
0175), new development and significant redevelopment projects must incorporate LID/site
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CEQA Findings of Fact - 32 -
design and source control BMPs to address post-construction storm water runoff
management. In addition, projects that are identified as Designated Projects are required to
implement site design/LID and source control BMPs applicable to their specific priority
project categories, as well as implement treatment control BMPs where necessary. Designated
projects include new industrial or commercial developments 10,000 square feet or more;
restaurants, gas stations, or parking lots 5,000 square feet or more; and projects creating or
replacing 5,000 square feet or more of impervious surfaces. Selection of LID and additional
treatment control BMPs is based on the pollutants of concern for the specific project site and
the BMP’s ability to effectively treat those pollutants, in consideration of site conditions and
constraints. Further, projects must develop project-specific LID Design Plans that describe
the menu of BMPs chosen for the project, and include operation and maintenance
requirements for all structural and any treatment control BMPs.
Since the Mid-Century Plan does not include a specific or detailed development plan, project-
specific LID Design Plans have not yet been developed for such projects. Future project-
specific reports, preliminary and/or final, will be prepared consistent with the prevailing terms
and conditions of the LID Standards Manual at the time of project application (the current
LID Standards Manual was issued in 2014). Moreover, LID and water quality treatment
solutions prescribed in project-specific reports will be designed to support or enhance the
regional BMPs and efforts implemented by Temple City as part of their City-wide efforts to
improve water quality.
Consistent with regulatory requirements and design guidelines for water quality protection, the
following principles shall be followed by projects in accordance with the Mid-Century Plan
and would be supported by construction level documents in the final LID Design Plans prior
to grading permit(s) issuance by Temple City:
▪ Where required, LID features would be sized for water quality treatment according to
local Regional Board sizing criteria as defined in the 2012 MS4 Permit for either flow-
based or volume-based BMPs. There must be a significant effort to integrate LID
techniques within the internal development areas (site design objectives), thereby
providing treatment of low-flow runoff on the affected project sites and reduction of
small storm event runoff. In most instances, LID features would be sized by volume-
based analyses to demonstrate compliance with the required design capture volume for
the project, which is runoff from a storm yielding one inch of rainfall in 24 hours.
▪ Detailed field investigations, drainage calculations, grading, and BMP sizing shall occur
during the detailed design phase and future project-specific LID Design Plan
documentation.
▪ Where feasible, LID features will be designed to infiltrate and/or reuse treated runoff on-
site in accordance with feasibility criteria defined in the 2014 LID Standards Manual.
▪ For those areas of the project where infiltration is not recommended or acceptable and
harvest/reuse landscaping demands are insufficient, biotreatment LID features would be
designed to treat runoff and discharge controlled effluent flows to downstream receiving
waters.
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CEQA Findings of Fact - 33 -
Unlike flood control measures that are designed to handle peak storm flows, LID BMPs and
treatment control BMPs are designed to retain, filter or treat more frequent, low-flow (or
“first-flush”) runoff. In accordance with the MS4 Permit for the County of Los Angeles, the
LID BMPs are required to be sized and designed to ensure onsite retention of the volume of
runoff produced from a 24-hour 85th percentile storm event, as determined from the 85th
Percentile Precipitation Map in the Los Angeles County’ Hydrology Manual. This is termed
the “design capture volume”, or DCV. The 85th Percentile storm for Temple City yields one
inch of rainfall. The County’s LID Standards Manual provides design criteria, hydrologic
methods and calculations for combining use of infiltration, retention, and biofiltration BMPs
to meet on-site volume retention requirements.
Within the Plan Area, there are opportunities for LID features within mixed-use land uses
(which would occur mainly within the Specific Plan Area). Mixed-use projects tend to be
higher density with limited surface parking and often include parking structures that may
include subterranean parking facilities. Although these are considered limitations, LID
measures can be integrated within the common areas, landscape perimeters and subterranean
locations. Following the prescribed LID hierarchy, in certain areas of the Plan Area, infiltration
may be feasible depending on site-specific geologic characteristics. If infiltration proves to be
infeasible, harvest and use cisterns could be implemented to capture rain water and reuse for
landscaping and internal building demands (toilet flushing and laundry services). With this
option, recent technology has increased the viability of gray water systems which collect
shower and sink water and then treat and disinfect to reusable standards for internal or external
reuse.
Additionally, gray water systems can be combined with storm water harvest and reuse systems
to provide sustainable solutions to reducing potable water usage by reusing water more than
once. Lastly, incorporating storm water treatment within the proposed landscaping (i.e.
biofiltration flow through planter) is potentially feasible based upon the proposed grading. In
addition, proprietary biotreatment BMPs designed at the allowable flow-through rates may be
suitable for certain projects or specific locations within projects. In addition, parkway planters
may be used within the public right of way for those streets that may be redesigned.
Furthermore, as part of the state-wide mandate to reduce trash within receiving waters,
Temple City is required to adhere to the requirements of the amended California Trash Total
Maximum Daily Load (TMDL) effective July 2016. The requirements include the installation
and maintenance of trash screening devices at all public curb inlets, grate inlets and catch basin
inlets based on specific land uses and “hot spot” criteria defined in the TMDL. The trash
screening devices must be approved by the local agency and consistent with the minimum
standards of the TMDL. The trash screening device retrofit project will be implemented
through the City’s stormwater program.
Based on the preceding, long-term surface water quality of runoff from the Plan Area would
be expected to improve over existing conditions as more LID BMPs are implemented
throughout the Plan Area. This is considered an overall beneficial effect of the Mid-Century
Pan and no significant adverse water quality impacts are anticipated to occur.
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CEQA Findings of Fact - 34 -
Crossroads Specific Plan
The preceding analysis applies to the Crossroads Specific Plan.
Impact: 5.7-4: A portion of the Plan Area is within the inundation area of the Big Santa Anita Dam.
Support for this environmental impact conclusion is fully discussed in Section 5.7, Hydrology
and Water Quality, and in particular, starting on page 5.7-29 of the DEIR.
Loss of life and damage to structures, roads, and utilities may result from a dam or reservoir
failure. The dam in the region that could pose a risk for future residents and employees of the
Plan Area is the Big Santa Anita Dam. Areas downstream from this dam have high potential
for inundation in the unlikely event of catastrophic dam failure. Following is a discussion of
the flooding impacts that could occur as a result of development that would be accommodated
under each component of the Proposed Project
Mid-Century Plan
The part of the Mid-Century Plan Area east of Arcadia Wash is within the inundation area of
the Big Santa Anita Dam, which is on Santa Anita Wash approximately five miles north of the
Plan Area (OES 2016). Therefore, this portion of the Plan Area could face the danger of
inundation if this dam failed with heavy rainfall, for engineering/design reasons, or as a result
of a catastrophic event (e.g., large earthquake).
Big Santa Anita Dam is owned and operated by DPW; the dam was constructed for the
primary purpose of providing protection from floods for the metropolitan areas in Los
Angeles County. Given seismic safety requirements for dams (e.g., design, frequent
inspections, and monitoring) outlined in the California State Water Code, the minimum
amount of water that is commonly behind the dam (the dam does not impound a full reservoir
most of the time), and the capacity of channels below the dam, dam failure is very unlikely.
The inundation areas for the Big Santa Anita Dam also reflect events of an extremely remote
nature.
Additionally, a Santa Anita Stormwater Flood Management and Seismic Strengthening Project
is underway by DPW; seismic strengthening of the dam is scheduled to begin in Fall 2017
(DPW 2016). Furthermore, because dam failure can have severe consequences, the Federal
Emergency Management Agency requires that all dam owners develop emergency action plans
for warning, evacuation, and postflood actions. The responsibility for facilitation of emergency
response is also the responsibility of the owner. As part of their dam safety program, DPW
conducts routine inspections and operation of the dam and has developed an emergency
action plan for Big Santa Anita Dam in coordination with local emergency management
officials.
Finally, in the unlikely event of a Big Santa Anita Dam failure, DPW will contact a number of
agencies that would assist with dam failure response efforts, including the Los Angeles County
Sheriff’s Department, Emergency Preparedness and Response Division (a division of the Los
Angeles County Department of Public Health), and Governor’s Office of Emergency Services,
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CEQA Findings of Fact - 35 -
Sacramento. Once contacted, these agencies notify all pertinent federal, state, county, and local
agencies through the state’s National Warning System and all applicable Los Angeles County
communications systems.
Based on the preceding, development that would be accommodated by the Mid-Century Plan
would not expose people or structures to significant impacts involving flooding as a result of
a failure of a dam.
Crossroads Specific Plan
The Specific Plan Area is outside of the aforementioned dam inundation area; therefore, no
impact would occur.
7. Land Use and Planning
Impact: 5.8-1: Implementation of the Proposed Project would not conflict with applicable plans
adopted for the purpose of avoiding or mitigating an environmental effect.
Support for this environmental impact conclusion is fully discussed in Section 5.8, Land Use
and Planning, and in particular, starting on page 5.8-9 of the DEIR.
State Planning Law and California Complete Streets Act Consistency
Mid-Century Plan
The Mid-Century Plan Update is consistent with California Government Code Section 65302
as it is a general plan update that covers the seven required elements: Land Use, Circulation,
Housing, Open Space, Conservation, Noise, and Safety. State law does not require that the
seven mandated elements be organized in a particular fashion, and it allows for additional
elements as the jurisdiction deems necessary to address local needs and objectives. The Mid-
Century Plan involves reorganization of the current Temple City General Plan into six
elements, which include and/or incorporate six of the seven state-required General Plan
elements (the Housing Element was updated by the City as part of a previous effort), as well
as an optional Economic Development element. The proposed elements include development
goals and policies; exhibits and diagrams; and standards. The proposed land use diagram and
the goals and policies in the Mid-Century Plan strive to preserve and ensure land-use
compatibility throughout the Plan Area.
Various elements of the Mid-Century Plan contain policies that help the City implement AB
1358, the California Complete Streets Act (see policies listed in DEIR Section 5.8.3, Relevant
General Plan Policies). In particular, Policy M 1.1 directly relates to the complete streets concept
and advocates for multimodal transportation corridors.
By implementing Complete Streets policies, the City would increase the number of trips made
by alternative modes of travel (e.g., transit, bicycling, and walking), correspondingly reducing
the number of vehicle trips and associated greenhouse gas emissions. An increase in transit
trips, bicycling, and walking would thus help the City meet the transportation needs of all
residents and visitors while reducing traffic congestion and helping meet the greenhouse gas
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CEQA Findings of Fact - 36 -
reduction goals of AB 32, The Global Warming Solutions Act, and SB 375, which are
implemented through SCAG’s 2016–2040 RTP/SCS. Refer to DEIR Section 5.13,
Transportation and Traffic, for a detailed discussion of the Proposed Project’s consistency with
AB 1358.
Each of the specific and applicable requirements in the state planning law have been examined
and considered to determine if there are environmental issues within the Plan Area that the
Mid-Century Plan should address, such as hazards and flooding. The various environmental
issues associated with the Proposed Project (air quality, hazards, flooding, traffic, etc.) are
addressed in their respective elements of the Mid-Century Plan and in their respective topical
sections in Chapter 5, Environmental Analysis, of this DEIR.
Crossroads Specific Plan
The goals and policies in the Mid-Century Plan would apply to the Specific Plan Area.
Furthermore, implementation of the Crossroads Specific Plan would implement goals and
policies related to multimodal transportation by encouraging opportunities for complete
streets-style improvements in the Specific Plan Area. The Mobility Plan section of the
Crossroads Specific Plan states that the Specific Plan Area is intended to become a multimodal
corridor that offers improved circulation and access for “pedestrians, bicycles, transit uses,
and vehicular travel.” The Specific Plan encourages improved internal circulation, enhanced
street crossings, new pedestrian amenities, new amenities such as bicycle storage and parking,
and a mix of land uses that is oriented to Metro bus routes. These provisions are aimed at
compliance with AB 1358, along with improving overall quality of life in the Specific Plan
Area.
SCAG 2016-2040 RTP/SCS Consistency
A comparison of both components of the Proposed Project, the Mid-Century Plan and
Crossroads Specific Plan, with applicable goals of the 2016-2040 RTP/SCS is provided in
DEIR Table 5.8-1. The analysis in this table concludes that the Proposed Project would be
consistent with the 2016-2040 RTP/SCS. Therefore, implementation of the Proposed Project
would not result in significant land use impacts related to the 2016-2040 RTP/SCS.
Airport Environs Land Use Plan Consistency
Mid-Century Plan
The Plan Area is outside of the airport influence area for the El Monte/San Gabriel Valley
Airport. Therefore, implementation of the Proposed Project would not conflict with land use
compatibility regulations related to that airport. Therefore, no land use impacts related to El
Monte/San Gabriel Valley Airport are anticipated to occur.
Crossroads Specific Plan
The Crossroads Specific Plan is a subset of the Plan Area and therefore is not in the airport
influence area for the El Monte/San Gabriel Valley Airport. As with the Mid-Century Plan,
no land use impacts related to the El Monte/San Gabriel Valley Airport are anticipated to
occur from implementation of the Crossroad Specific Plan.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 37 -
8. Noise
Impact: 5.9-1: Implementation of the Proposed Project would not result in long-term operation-
related noise that would exceed local standards.
Support for this environmental impact conclusion is fully discussed in Section 5.9, Noise, and
in particular, starting on page 5.9-26 of the DEIR.
Traffic Noise
Future development in accordance with both components of the Proposed Project, the Mid-
Century Plan and Crossroads Specific Plan, would cause increases in traffic along local
roadways. There would be an associated incremental increase in traffic-generated noise along
these roadways. For the purpose of assessing the compatibility of new development under the
Proposed Project with the anticipated, future noise conditions, the City utilizes the State’s
Noise and Land Use Compatibility Guidelines and exterior noise level standards presented for
on-going control of noise on a parcel level.
A significant impact could occur if the Proposed Project causes a substantial increase in noise
levels at noise-sensitive land uses in areas where the ambient noise level clearly exceeds levels
that are compatible for the designated land use. A substantial increase is defined as a noise
increase greater than 3 dB over existing conditions. An impact would occur if a substantial
increase (i.e., +3 dB) drove the receiving land use from a ‘normally acceptable’ to a
‘conditionally acceptable’ classification. Sensitive land uses include residential, schools,
churches, nursing homes, hospitals, and open space/recreation areas. Commercial and
industrial areas are not considered noise sensitive and have much higher tolerances for exterior
noise levels.
The traffic noise levels were estimated using a version of the FHWA Highway Traffic Noise
Prediction Model. The FHWA traffic noise model predicts noise levels through a series of
adjustments to a reference sound level. These adjustments account for distances from the
roadway, traffic flows, vehicle speeds, car/truck mix, length of exposed roadway, and road
width. The distances to the 70, 65, and 60 CNEL contours for selected roadway segments in
the vicinity of Plan Area are included in DEIR Appendix F.
Mid-Century Plan
DEIR Table 5.9-10 presents the noise level increases on roadways over existing conditions at
50 feet from the centerline of each roadway segment due to development that would be
accommodated under the Mid-Century Plan. The “Future Plus Project” traffic noise levels
include effects of future regional ambient growth and growth due to the Mid-Century Plan.
DEIR Table 5.9-10 shows that traffic noise increases due to implementation of the Mid-
Century Plan, coupled with the implementation of the circulation plan and regional growth,
would range from 0.0 to 1.1 dB CNEL. No roadway segments would experience substantial
noise increases greater than 3 dB over existing conditions such that the resulting noise levels
would be greater than the pertinent CNEL compatibility threshold. The noise increases are
related to increases in traffic volumes due to population and employment growth in the Plan
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CEQA Findings of Fact - 38 -
Area as a result of the Mid-Century Plan, as well as the addition of regional growth. These
increases would not be readily discernible because traffic and noise would increase steadily,
but in small increments, over a relatively long time frame.
Crossroads Specific Plan
DEIR Table 5.9-11 presents the noise level increases on roadways over existing conditions at
50 feet from the centerline of each roadway segment due to implementation of the Crossroads
Specific Plan. The “Existing Plus Specific Plan” traffic noise levels include traffic that would
be generated due to implementation of the Crossroads Specific Plan. The results show that
traffic noise increases resulting from implementation of the Crossroads Specific Plan would
range from 0.0 to 1.1 dBA CNEL. No roadway segments would experience noise increases
greater than 3 dB over existing conditions such that the resulting noise levels would be greater
than pertinent CNEL compatibility threshold. The noise increases are related to increases in
traffic volumes due to changes in land use and developments within the Crossroads Specific
Plan Area. These increases would not be readily discernible because the Specific Plan Area
would be built out over a relatively-long time frame; traffic and noise would increase steadily,
but in small increments.
Impact: 5.9-4: Implementation of the Proposed Project would not expose residents and workers to
airport-related noise.
Support for this environmental impact conclusion is fully discussed in Section 5.9, Noise, and
in particular, starting on page 5.9-43 of the DEIR.
Mid-Century Plan
The nearest airport to the Plan Area is the San Gabriel Valley Airport (which was known as
the El Monte Airport until September 2015) is approximately 750 feet south of the southeast
boundary of the Plan Area. A very small portion of the southeastern tip of the Plan Area lies
within the 65 dBA CNEL noise contour zone of the airport (LACALUC 2016 and 2003).
Specifically, according to on-line, interactive mapping at
http://planning.lacounty.gov/assets/obj/anet/Main.html (accessed on 1/30/17), there are
approximately two households in the Plan Area (near the northwest intersection of Santa Anita
Avenue and Grand Avenue) that may be within the airport’s 65 dBA CNEL contour
boundary. Given the understood accuracy of noise contouring methods, as well as the
graphical representations of modeling results, this area is considered as insignificant regarding
city-wide aircraft noise impacts. More importantly, aircraft-related noise within the Plan Area
boundaries will not change as a result of the implementation of the Mid-Century Plan and
buildout of the Mid-Century Plan would not result in any new noise-sensitive development in
the vicinity of the airport’s 65 dBA CNEL contour. Therefore, impacts due to aircraft-
generated noise are not anticipated to be significant.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 39 -
Crossroads Specific Plan
The Specific Plan Area is not within the airport influence area or the noise contour zone of
the airport (LACALUC 2016 and 2003). Therefore, no potential impacts from airport noise
would occur to people residing or working in the Specific Plan Area.
9. Population and Housing
Impact: 5.10-1: Buildout under the Proposed Project would directly result in population growth in
the Plan Area.
Support for this environmental impact conclusion is fully discussed in Section 5.8, Land Use
and Planning, and in particular, starting on page 5.8-9 of the DEIR.
Mid-Century Plan
Population Growth
As shown in DEIR Table 4-1, Existing Land Use Statistical Summary, the current population of
the Plan Area is approximately 46,450: 36,015 residents within the City’s boundary and 10,431
within the City’s SOI. Buildout of the Plan Area in accordance with the Mid-Century Plan—
which includes buildout that would be accommodated under the Crossroads Specific Plan—
would result in a total population of 59,228 (45,960 within the City’s boundary and 13,268
within the City’s SOI)—this would equate to a population increase of 12,778 residents over
existing conditions, or a 27.5 percent increase.
The estimated population growth for Temple City due to buildout of the Mid-Century Plan
would exceed SCAG’s forecast population increase for the City of 39,500 by 2035 (see Table
5.10-3, Adopted SCAG Growth Forecasts). Specifically, the population growth that would occur
within the City’s boundary would be approximately 45,960—which represents an increase of
6,460 residents over SCAG’s 2035 growth forecast. Growth in the City’s SOI is projected to
increase by 2,837 residents. However, it is likely that buildout under the Mid-Century Plan
could occur over a longer buildout horizon than 2035. Additionally, one of the purposes of
the Mid-Century Plan is to adequately plan and accommodate future growth in the Plan Area.
The majority of the increase in population would occur within Specific Plan Area
(concentrating and intensifying development along the City’s key corridors), with minor
increases occurring in other areas of the Plan Area.
Therefore, the increases in population due to buildout of Mid-Century Plan compared to the
2035 SCAG projections is not anticipated to result in a substantial adverse impact.
Housing Growth
The current number of housing units in the Plan Area is approximately 15,300—11,813 with
the City’s boundary and 3,487 within the City’s SOI. Buildout of the Plan Area in accordance
with the Mid-Century Plan—which includes buildout that would be accommodated under the
Crossroads Specific Plan—would result in a total of 20,520 dwelling units (16,383 within the
City’s boundary and 4,137 within the City’s SOI)—this would equate to an increase of 5,220
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 40 -
dwelling units over existing conditions (4,570 in the City and 650 in the City’s SOI), or a 34.1
percent increase.
The estimated increase in housing units for Temple City (does not include the City’s SOI) due
to buildout of the Mid-Century Plan would exceed SCAG’s forecast housing unit increase for
the City of approximately 13,808 by 2035. Specifically, the increase in dwelling units that would
occur within the City’s boundary would be approximately 16,383—which represents an
increase of 2,575 dwelling units over SCAG’s 2035 growth forecast. However, it is likely that
buildout under the Mid-Century Plan could occur over a longer buildout horizon than 2035.
One of the factor used by SCAG to prepare growth forecasts and RHNA requirements is each
jurisdictions adopted General Plan. In cases where jurisdictions are being responsive to
housing demands by planning for additional housing in their General Plan or a Specific Plan,
that plan will initially be in conflict with SCAG’s forecasts. However, when the next RTP is
prepared and RHNA is prepared those documents will be revised to take into account the
City’s revisions to its General Plan.
Additionally, one of the purposes of the Mid-Century Plan is to adequately plan and
accommodate future growth in the Plan Area. The majority of the increase in dwelling units
would occur within the Specific Plan Area (concentrating and intensifying development along
the City’s key corridors), with minor increases occurring in other areas of the Plan Area. The
Mid-Century Plan is also consistent with the City’s and SCAG goals to provide additional
housing opportunities in Temple City; it would also help meet the current housing demand
and needs in Temple City. For example, the additional housing units (type and number of)
permitted under the Crossroads Specific Plan would afford the City a substantial opportunity
to provide affordable housing units in Temple City consistent with the goals and policies of
the City’s current Housing Element.
Therefore, the increases in dwelling units due to buildout of Mid-Century Plan compared to
the 2035 SCAG projections is not anticipated to result in a substantial adverse impact.
Jobs Growth
New and expanded land uses in the Plan Area would accommodate approximately 1,048,100
additional square feet of nonresidential space compared to existing conditions and would,
together with existing employment-generating land uses, provide 9,854 jobs in the Plan Area
(9,217 within Temple City and 637 within the City’s SOI). Approximately 6,654 jobs currently
exist within the Plan Area (5,965 within Temple City and 689 within the City’s SOI).
Buildout in accordance with the Mid-Century Plan would therefore result in 3,165 additional
jobs in the Plan Area (specifically, all within the City’s boundary), a substantial increase in
employment compared to existing conditions and an increase that could indirectly induce
population growth. The construction phase of individual development projects that would be
accommodated under the Mid-Century Plan would also generate some temporary
employment.
The estimated increase in jobs for Temple City due to buildout of the Mid-Century Plan would
exceed SCAG’s forecast employment increase for the City of 8,100 by 2035. Specifically, the
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 41 -
increase in jobs that would occur within the City’s boundary would be approximately 3,252—
which represents an increase of 1,117 jobs over SCAG’s 2035 growth forecast. This is not
considered a substantial increase. Additionally, it is likely that buildout under the Mid-Century
Plan could occur over a longer buildout horizon than 2035.
Additionally, the unemployment rate in Los Angeles in April 2017 was estimated at 4.3 percent
(EDD 2017); therefore, the operation- and construction-related employment generation that
would result from implementation of the Mid-Century Plan is expected to be absorbed from
the regional labor force and would not attract new workers into the region. Furthermore, as
discussed below, the increase in jobs would help the City’s jobs-housing ratio.
Therefore, the increases in jobs due to buildout of Mid-Century Plan compared to the 2035
SCAG projections is not anticipated to result in a substantial adverse impact.
Relationship between Jobs and Housing
The jobs-housing ratio is a general measure of the total number of jobs to housing units in a
defined geographic area, without regard to economic constraints or individual preferences.
The balance of jobs and housing in an area—in the total number of jobs and housing units as
well as the type of jobs versus the price of housing—has implications for mobility, air quality,
and the distribution of tax revenues.
Jobs-housing balance is somewhat of an artificial construct, since even in a “balanced”
community, in- and out-commuting between it and other parts of a region is to be expected.
However, the jobs-housing ratio is one indicator of a project’s effect on growth patterns in
the project area. Furthermore, although full jobs-housing balance may not be an appropriate
goal for the City, analysis of the relationship between jobs and housing at the regional level is
useful because it takes into account regional commuting patterns and regional land use
patterns.
SCAG applies the jobs-housing ratio at the regional and subregional levels to analyze the fit
between jobs, housing, and infrastructure. A major focus of SCAG’s regional planning efforts
has been to improve this balance. No ideal jobs-housing ratio has been adopted in state,
regional, or city policies; jobs-housing goals and ratios are advisory only. The American
Planning Association (APA) is an authoritative resource for community planning best
practices, including recommendations for assessing jobs-housing ratios. Although APA
recognizes that an ideal jobs-housing ratio will vary from jurisdiction to jurisdiction, its
recommended target is about 1.5, with a recommended range of 1.3 to 1.7 (Weltz 2003). A
well-balanced ratio of jobs and housing reduces commuting trips because more employment
opportunities are closer to residential areas. Such a reduction in vehicle trips lowers levels of
air pollutant emissions (including lower greenhouse gas emissions) and causes less congestion
on area roadways and intersections.
Temple City Jobs-Housing Ratio
Full buildout of the Proposed Project (which includes the Mid-Century Plan and Crossroads
Specific Plan) could occur over a longer buildout horizon than 2035, and therefore is not
anticipated to occur in the near future. However, this DEIR is tasked with determining the
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 42 -
significance of impacts based on the development potential allowed under the Proposed
Project. Based on this standard, buildout of the Proposed Project would result in population
growth of 35.4 percent. When averaged between 2015 and 2035, this is an annual population
growth of approximately 1.8 percent, which is consistent with expected regional growth.
As shown in DEIR Table 5.10-11, SCAG projects that the City will remain housing-rich in
2035, with a jobs-housing ratio of 0.58. The table shows that buildout projections for
population, household and employment growth under the Mid-Century Plan do not exceed
the 2035 estimates projected for the City by SCAG. The table shows that the jobs-housing
balance in Temple City in 2015 was 0.57, indicating that the City is housing-rich. SCAG
anticipates this ratio to slightly increase to 0.58 by 2035. Buildout of the City in accordance
with the Mid-Century Plan would be consistent with this expectation, increasing the City’s
job-housing balance to 0.58.
Additionally, the following goals of the Land Use Element recognize the relationship between
jobs and housing:
▪ Goal LU 2.4: Places to Work. Provide opportunities for the development of a broad
range of land uses that offer job opportunities, including knowledge-based and local
serving jobs that are commensurate with the education, skills, and occupations of Temple
City residents.
▪ Goal LU 15: Industrial Districts. Industrial districts consisting of diverse light industrial
uses that provide job opportunities and for Temple City residents and growth
opportunities for Temple City businesses, while not unduly impacting the community.
A number of policies in the Mid-Century Plan also address the relationship between local
employment and housing. Land Use Policies 1.2, 1.3, 2.4, 2.5, 13.1, and 13.2, and Economic
Development Policies 2.1, 4.1, 4.2, 4.3, and 4.4, both directly and indirectly promote the
creation of new jobs for City residents. Additional policies in the Land Use Element pertaining
to the creation of Complete and Livable Neighborhoods promote the location of jobs and
housing near each-other. These policies are aimed at giving residents the option to live near
work or live where transit easily connects them to their place of employment.
Furthermore, the following policies of the Crossroads Specific Plan recognize the relationship
between jobs and housing:
▪ 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 3: Encourage the Mixed-Use Core be developed in a comprehensive,
non-piecemeal manner that establishes a critical mass of residents, employees, and visitors
to the area.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 43 -
San Gabriel Valley Jobs-Housing Ratio
DEIR Table 5.10-12 compares population, housing, and employment projections for Temple
City to SCAG’s projections for the City and SGV in 2035. Buildout under the Mid-Century
Plan would increase SCAG projections for the City (does not include the City’s SOI) by 19,701
people, 1,719 employees, and 15,663 dwelling units. When this difference is added to SCAG’s
2035 projections for the SGV region, the jobs-housing ratio for the SGV becomes more
housing-rich, but within a balanced jobs-to-housing ratio (between 1.3 and 1.7).
SCAG’s 2035 projections for the SGV are used as a comparison since growth will occur in the
region with or without implementation of the Mid-Century Plan. This method of analysis
demonstrates the Mid-Century Plan’s long-term contribution to future jobs-housing balance
in the region. Note that a comparison between existing conditions in the SGV and the SGV
region with buildout of the Mid-Century Plan is less meaningful because the difference in
housing units and jobs generated between the two is largely a function of growth elsewhere in
the region, not growth resulting from Temple City’s contribution to regional conditions.
However, both scenarios demonstrate that the Mid-Century Plan would not drastically change
the overall jobs-housing balance in the SGV.
Added growth under the Mid-Century Plan would be focused and occur along the City’s main
corridors. Therefore, population increases projected for the SGV region would locate in areas
with closer proximity to jobs and employment centers—thereby reducing, vehicle miles
traveled in the region as well as the corresponding reduction in greenhouse gas emissions. This
allows a greater number of residents in the region to live and work in the Plan Area and
surrounding areas. This benefit to the region ensures that population growth impacts would
not be significant.
Crossroads Specific Plan Policies
The above analysis also applies to the Crossroads Specific Plan.
10. Public Services
Impact: 5.11 -1: Implementation of the Proposed Project would introduce new structures, residents,
and workers into the Los Angeles County Fire Department’s service boundaries,
thereby increasing the need for fire protection and emergency medical services.
Support for this environmental impact conclusion is fully discussed in Section 5.11, Public
Services, and in particular, starting on page 5.11-7 of the DEIR.
Mid-Century Plan
Future development (increase in population and residential and nonresidential development)
in accordance with the Mid-Century Plan (which includes development of the Specific Plan
Area under the Crossroads Specific Plan) would result in an increase in demand for fire
protection and emergency medical services in the Plan Area. Future development is anticipated
to create the typical range of fire service calls that other similar uses create, such as structure
fires, garbage bin fires, car fires, various accidents causing injuries or medical emergencies, and
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 44 -
electrical fires. New fire and emergency facilities, equipment, and personnel may be necessary
to maintain adequate levels of service.
Future growth under the Mid-Century Plan is expected to increase the number of fire and
emergency medical service calls, and possibly increase the need for new fire facilities,
apparatus, and personnel in order to maintain adequate response times. However, according
to LACoFD, the Mid-Century Plan would not cause a substantial change to LACoFD’s current
level of service since the City’s boundaries would remain the same and population growth
would not be substantial. LACoFD stated that while each additional development creates
greater demands on existing resources, the effects of cumulative impact over time by new
development are evaluated by LACoFD on an ongoing basis to meet the need for adequate
resources. The impacts that the additional residential and non-residential development would
have on LACoFD’s ability to serve the Plan Area depends in part on th e proposed uses,
location, and density of future development. Therefore, the effects that the Mid-Century Plan
would have at buildout on the adequacy of LACoFD’s level of service remain uncertain
(Vidales 2016).
Additionally, if increased demand for additional personnel, facilities, and operational costs do
emerge dueo to buildout of the Mid-Century Plan, the costs would be funded and offset
through the increased tax revenue generated from the additional development that would be
accommodated under the Mid-Century Plan. Specifically, LACoFD receives a portion of the
property tax revenue generated from within the Plan Area.
There is no direct fiscal mechanism that ensures that funding for fire protection and
emergency medical services will grow exactly proportional to an increased need for services
resulting from population growth in the City. However, revenue from property would be
expected to grow in rough proportion to any increase in residential and nonresidential
development in the Plan Area under the Mid-Century Plan.
The City also involves LACoFD in the development review and permitting process in order
to ensure that the necessary fire prevention and emergency response features are incorporated
into development projects. For example, LACoFD would review and approve individual
development projects to ensure that adequate facilities, infrastructure, and access are provided
to serve the needs of LACoFD in the case of emergency. I ndividual development projects
would also be required to incorporate adequate fire protection into building plans in order to
comply with the most current (2010) California Fire Code adopted by LACoFD, as outlined
in Title 3 (Public Safety), Chapter 1 (Fire Code) of the City’s Municipal Code. Furthermore,
building inspections by LACoFD would ensure all new developments incorporate fire safety
features and designs. Specific fire and life-safety requirements for the construction phase of
future development projects that would be accommodated under the Mid-Century Plan would
be addressed during the building and fire plan check review for each development project.
Therefore, all development projects within the Plan Area would be required to comply with
the most current adopted fire codes, building codes, and nationally recognized fire and life
safety standards of Temple City, LACoFD, and the State of California.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 45 -
Finally, the Mid-Century includes policies that would help reduce impacts of future
development projects on fire protection and emergency medical services. Specifically, these
policies include:
▪ LU 1.6: Development and Public Services Concurrency. Work with applicable public
entities and service providers to coordinate the timing of new development with the
provision of public facilities
▪ H 1.1: Assessment of Fire Risks. Work with the Los Angeles County Fire Department
(LACoFD) to maintain an ongoing fire inspection program to reduce fire hazards
associated with critical facilities, public assembly facilities, industrial buildings, commercial,
and residential buildings.
▪ H 1.2: Development Review. Coordinate with LACoFD to review plans for new
development projects and the renovation or reuse of existing buildings and structures to
ensure compliance with all
▪ CS 7.1 Support Fire Service Provider. Continue to work with and support the Los
Angeles County Fire Department (LACoFD) to ensure adequate personnel, facilities, and
infrastructure to maintain an acceptable level of fire protection and emergency services
in Temple City.
▪ CS 7.2 Response Time. Work with the LACoFD to maintain optimal response times for
all call priority levels that ensure the safety of all Temple City residents, businesses, and
visitors.
For these reasons, implementation of the Mid-Century Plan is not anticipated to create a
significant impact on fire protection and emergency medical services.
Crossroads Specific Plan
The above analysis also applies to the Crossroads Specific Plan.
Impact: 5.11 -2: Implementation of the Proposed Project would introduce new structures, residents,
and workers into the Los Angeles County Sheriff’s Department service boundaries,
thereby increasing the need for police protection facilities and personnel.
Support for this environmental impact conclusion is fully discussed in Section 5.11, Public
Services, and in particular, starting on page 5.11-12 of the DEIR.
Mid-Century Plan
Future development (increase in population and residential and nonresidential development)
in accordance with the Mid-Century Plan (which includes development of the Specific Plan
Area under the Crossroads Specific Plan) would result in an increase in demand for police
protection services in the Plan Area. Crime and safety issues during individual project
construction phases may include: theft of building materials and construction equipment,
malicious mischief, graffiti, and vandalism. After construction, development that would be
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 46 -
accommodated by the Mid-Century Plan is anticipated to generate a typical range of police
service calls as similar developments, such as vehicle burglaries, residential thefts, disturbance,
driving under the influence.
The increase in population and workers in the Plan Area would add to the number of service
calls received and to the number/amount of patrols, equipment, and staff necessary to service
the Plan Area. To serve future growth, new and/or additional police resources would be
needed to prevent a reduction in service ratios. LASD’s costs to maintain facilities and
equipment as well as train and equip personnel would also increase. Additionally, the
redistribution and increase of the population and traffic density into areas proposed for
growth, such as the downtown Las Tunas Drive/Temple City Boulevard core, could
necessitate the reassignment of certain resources pertaining to police services.
To maintain the current ratio of 0.873 patrol deputies per 1,000 residents or better, buildout
of the Mid-Century Plan would require hiring a minimum of 18 new patrol deputies (McNeal
2016). For localized planning purposes, LASD has indicted that the Temple City portion of
its service area has a service ratio of 1:4546, requiring 3 additional deputies for a total of 21
deputies at buildout. Impacts to police services are anticipated to be adequately funded by an
increase in tax revenues over an extended period of time, relative to the increase in
development intensity.
Although there is no direct fiscal mechanism ensuring that funding for police protection
services from the general fund will grow exactly proportional to the increased need for
services, development over time would increase contributions to the general fund through tax
revenues and are expected to grow in rough proportion to any increase in residential dwelling
units and/or nonresidential space in the Plan Area. Additional resources and personnel funded
by an increase in tax revenue would help maintain the level of service needed to support the
increase in growth. Additional police personnel and resources would also be provided through
the City’s annual budget and Capital Improvement Program review process. Annually, LASD
needs would be assessed and budget allocations revised accordingly to ensure that adequate
levels of service are maintained throughout the Plan Area.
Additionally, proposed Policy LU 1.6 of the Mid-Century Plan Land Use Element requires the
City to work with applicable public entities and service providers to coordinate the timing of
new development with the provision of public facilities and infrastructure assuring that
adequate services are available at the time of occupancy. Other policies of the Mid-Century
Plan that would help reduce impacts of future development projects on police protection
services include but are not limited to:
▪ LU 1.7: Development Costs. Require new development to contribute its share of the
costs of providing necessary public services and facilities through equitable fees and
exactions.
▪ H 10.2: Essential Public Facilities/Post Disaster Response and Recovery. Require
that essential public facilities such as sheriff’s and fire stations, hospitals, and emergency
operations centers be located outside of Santa Fe Dam and Reservoir Flood inundation
area.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 47 -
▪ CS 6.1 Response Time. Work with the Los Angeles County Sheriff’s Department
(LASD) to maintain optimal response times for all call priority levels that ensure the safety
of all Temple City residents, businesses, and visitors.
▪ CS 6.2: Sworn and Non-Sworn Personnel. Work with the LASD to maintain adequate
staffing levels for sworn law enforcement officers and non-sworn or civilian staff to
provide quality law enforcement services.
▪ CS 6.4: Operations and Facilities. Work with LASD to ensure that law enforcement
facilities, equipment, and technology and communications systems are adequate to
accommodate the needs of the community and keep pace with technological advances.
Furthermore, the Development Fees and Exactions implementation measure of the Mid-Century
Plan’s Implementation Plan (provided as Appendix A of the Mid-Century Plan) calls for the
City to adopt an impact fee schedule and update it as necessary to provide revenue for required
supporting public infrastructure, parks, and services (e.g., police). Once established, future
developers would be required to pay the established impact feet.
Finally, to ensure adequate police protection services are provided and to minimize the
demands on such services, future development projects that would be accommodated by the
Mid-Century Plan would be designed with the security and design measures and strategies that
employ Defensible Space concepts. These measures and strategies incorporate the concepts
of CPTED, which involves consideration of measures and strategies such as placement and
orientation of structures; access and visibility of common areas; and placement of doors,
windows, addressing, and landscaping. CPTED promotes public safety and physical security,
and allows residents the ability to monitor activity in neighboring areas. For example, some of
the CPTED design measures and strategies that would be implemented for individual
development projects include but are not limited to:
▪ The provision of open space and common area gathering locations dispersed throughout
the project site to encourage outdoor activity and resident interaction within the site.
▪ The multistory nature of certain development projects and provision of windows on all
sides increases visibility into the area to improve the “eyes on the street” crime prevention
method, by providing eyes from a higher vantage point.
▪ The placement of dense plantings immediately adjacent to buildings will be avoided to
eliminate the creation of hiding places.
▪ The provision of adequately-sized elevators that discourage hiding places and include view
panels.
▪ The provision of illuminated diagrammatic directories at the main entrance to residential
developments to assist in response time for emergency personnel.
To maintain the existing ratio of sworn officers and civilian employees per capita, buildout of
the Mid-Century Plan would require hiring a minimum of 18 new patrol deputies. However,
given the field-nature of certain officers, the rotating daily shifts of police personnel, and
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CEQA Findings of Fact - 48 -
LASD’s existing facilities, no new or expanded police stations or other physical facilities are
expected to be necessary. Additionally, as noted by LASD, no new police facilities are planned
or proposed at this time (McNeal 2016). Nevertheless, it is assumed that if new facilities are
determined to be necessary at some point in the future, such facilities would occur where
allowed under the designated land use. The environmental impacts of the construction and
operation of new facilities, as an allowed land use, have been evaluated throughout this DEIR.
Specifically, the DEIR analyzes anticipated effects of citywide growth related to air quality,
noise, traffic, utilities, and other environmental impact areas. No significant impacts due to
the construction of new or expanded police facilities are expected to occur apart from impacts
identified elsewhere in Chapter 5 of the DEIR.
Based on the preceding, impacts on police protection services related to implementation of
the Mid-Century Plan are not anticipated to be significant.
Crossroads Specific Plan
The above analysis also applies to the Crossroads Specific Plan.
Impact: 5.11 -3: Implementation of the Proposed Project would result in the generation of new
students in the Plan Area, which in turn would impact the school enrollment
capacities of area schools.
Support for this environmental impact conclusion is fully discussed in Section 5.11, Public
Services, and in particular, starting on page 5.11-24 of the DEIR.
Mid-Century Plan
The addition of new housing units within the attendance boundaries of a school district has
the potential to generate student growth in that district. This growth may put a strain on
existing and/or planned school resources. Although the Mid-Century Plan does not involve
the approval of any specific development projects in and of itself, population growth and
student generation was estimated based on buildout of the Mid-Century Plan to determine
whether the project would impact schools of the seven school districts that that serve the Plan
Area.
Buildout of the Mid-Century Plan (which includes development that would be accommodated
under the Crossroads Specific Plan) would add a net increase of 5,220 dwelling units in the
Plan Area over existing conditions, which would in turn result in the generation of new
students. It should be noted that based on the proposed land use designation under the Mid-
Century Plan (mostly medium to higher density residential, plus mixed-use residential), the
increase in dwelling units would mainly occur under the multi-family housing type. As shown
in DEIR Table 5.11-4, Student Generation Rates, TCUSD uses a multifamily residential student
generation rate of 0.1572 student per household for elementary school students, 0.0556
student per household for middle school students, and 0.1189 student per household for high
school students. Therefore, using TCUSD’s student generation rates as a conservative
measure, the addition of 5,220 dwelling units would amount to an increase of approximately
821 elementary school students, approximately 290 middle school students, and approximately
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CEQA Findings of Fact - 49 -
621 high school students in the Plan Area upon buildout of the Mid-Century Plan. Therefore,
buildout under the Mid-Century Plan is anticipated to generate a combined total of
approximately 1,732 additional students in the Plan Area.
The Plan Area is served by seven school districts, with six of the seven being potentia lly
impacted by buildout of the Mid-Century Plan. Each of the six school districts has capacity to
accommodate the student population estimated for the Plan Area at buildout of the Mid-
Century Plan. As shown in DEIR Table 5.11-3, School Capacities and Enrollments, there is excess
classroom capacity for the elementary and high school grade levels across the six school
districts: 1,351 students in elementary schools and 1,865 students in high schools. The capacity
of the middle school grade level however, would be exceeded by approximately 60 students,
as the current capacity for middle schools serving the Plan Area is 230 and the number of
middle school students that would be generated by the Mid-Century Plan would be
approximately 290. However, residential development under the Mid-Century Plan would not
occur all at once—it would be incremental and would occur over an extended period of time
(25 years or more). The actual number of students that would be generated would be tied to
the amount of residential development that would occur over time. Therefore, although
buildout of the Mid-Century Plan may increase the student population in the Plan Area, the
construction or expansion of local school facilities is not anticipated to be required to serve
the new students.
Additionally, the Mid-Century Plan includes a number of policies that are designed to reduce
the potential impacts on school services from implementation of the Mid-Century Plan. For
example, Policy CS 4.1 of the Community Services Element calls for the City to coordinate
with the school districts that serve the Plan Area, as well as private schools, to ensure adequate
and high-quality school facilities and programs for all residents of the Plan Area.
Finally, the need for additional services is addressed through compliance with the school
impact fee assessment. SB 50 (Chapter 407 of Statutes of 1998) sets forth a state school
facilities construction program that includes restrictions on a local jurisdiction’s ability to
condition a project on mitigation of impacts on school facilities in excess of fees set forth in
Education Code Section 17620. These fees are collected by school districts at the time of
issuance of building permits for commercial, industrial, and residential projects. Each of the
school districts serving the Plan Area would be able to collect these school impact fees from
future development projects that would be accommodated by the Midtown Specific Plan,
pursuant to SB 50. The State Legislature has declared that the payment of those fees
constitutes full mitigation for the impacts generated by new development, per Government
Code Section 65995. Since all future development projects must pay their appropriate impact
fees, each project would mitigate the impacts associated with its activities.
Based on the preceding, impacts from implementation of the Mid-Century Plan on school
services are not anticipated to be significant.
Crossroads Specific Plan
Buildout of the Crossroads Specific Plan would add a net increase of 1,837 dwelling units in
the Specific Plan Area over existing conditions, which would in turn result in the generation
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CEQA Findings of Fact - 50 -
of new students. The increase in dwelling units would mainly occur under the multi-family
housing type. Using TCUSD’s student generation rates as a conservative measure, the addition
of 1,837 dwelling units would amount to an increase of approximately 289 elementary school
students, approximately 102 middle school students, and approximately 218 high school
students in the Specific Plan Area upon buildout of the Crossroads Specific Plan. Therefore,
buildout under the Crossroads Specific Plan is anticipated to generate a combined total of
approximately 609 additional students in the Specific Plan Area.
The Specific Plan Area is served by SGUSD and TVCUSD. As shown in DEIR Table 5.11-3,
School Capacities and Enrollments, both school districts have capacity at all school levels to
accommodate the student population generated under the Crossroads Specific Plan.
Additionally, the Mid-Century Plan includes a number of policies that are designed to reduce
the potential impacts on school services from implementation of the Crossroads Specific Plan,
which is a subset of the Mid-Century Plan.
Furthermore, as noted above, the need for additional services is addressed through compliance
with the school impact fee assessment under SB 50. Both school districts serving the Specific
Plan Area would be able to collect these school impact fees from future development projects
that would be accommodated by the Crossroads Specific Plan, pursuant to SB 50. The State
Legislature has declared that the payment of those fees constitutes full mitigation for the
impacts generated by new development, per Government Code Section 65995. Since all future
development projects must pay their appropriate impact fees, each project would mitigate the
impacts associated with its activities.
Based on the preceding, impacts from implementation of the Crossroads Specific Plan on
school services are not anticipated to be significant.
Impact: 5.11 -4: Implementation of the Proposed Project would generate additional population in the
Plan area, thereby increasing the service needs of the Temple City Library.
Support for this environmental impact conclusion is fully discussed in Section 5.11, Public
Services, and in particular, starting on page 5.11-28 of the DEIR.
Mid-Century Plan
Currently, the existing library facilities and resources are not adequate to service the existing
population of the Plan Area. CoLAPL determined that Temple City Library currently has a
5,939-square foot facility size deficit, 49,277 collection deficit, and 19 computer deficit.
(Ramus 2017). These library deficiencies would be increased under the Mid-Century Plan, as
buildout under the Mid-Century Plan (which includes development that would be
accommodated under the Crossroads Specific Plan) would add an estimated 5,220 residential
units and 12,778 residents to the Plan Area over existing conditions; thereby, increasing
demands on CoLAPL’s library services, resources, and facilities. Specifically, using CoLAPL’s
generation rates for building space (0.5 gross square feet per capita), land (2 gross square feet
per capita), collections (2.75 items per capita), and computers (1 computer per 1,000 capita)
(Ramus 2017), the 12,778 residents that would be generated by the Mid-Century Plan would
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CEQA Findings of Fact - 51 -
result in the need for approximately 6,389 additional square feet of library space, 25,556
additional square feet (gross) of land, 351,395 additional collection items, and 13 additional
computers.
There are currently existing plans to expand library facilities and resources for residents of the
Plan Area. The County of Los Angeles Board of Supervisors approved a motion on October
18, 2016, for Temple City Library’s enhancements. The expansion will include an addition of
approximately 1,400 square feet, a new community room within the library, enhanced
children’s library area, Americans with Disabilities Act (ADA) upgrades, and refurbishment of
the existing 12,000 square foot building. The expansion is anticipated to be complete by Spring
2020. To fund the expansion, Temple City will contribute $1,950,000 and the County of Los
Angeles will contribute $1,950,000 from Fifth Supervisorial District Discretionary Funds for
a total budget of $3,900,000. The Community Development Commission will oversee the
expansion project (Ramus 2017). It should be noted that the library expansion will be
implemented (with or without implementation of the Mid-Century Plan) to help meet some
of the libraries current deficits outlined above.
Additionally, the Mid-Century Plan includes a policy (Policy CS 1.1) that encourages the
CoLAPL to continue to provide library services, resources, and programs that meet the needs
of all Temple City residents, as well as a policy (Policy CS 1.2) to work with the CoLAPL to
seek opportunities to expand the Temple City Public Library in order to provide an adequate
level of service for current residents and accommodate growth and expanding interests of the
community. Residents of the Plan Area would also have access to other nearby County
libraries, including the Rosemead Library (at approximately 2.1 miles), San Gabriel Library (at
approximately 2.3 miles), Live Oak Library (at approximately 3.6 miles), and El Monte Library
(at approximately 4.6 miles). With the on-going collaboration with CoLAPL and library
resources provided nearby, implementation of the Mid-Century Plan is not anticipated to
create a significant impact on library services.
Furthermore, the development and operation of new library facilities under the Mid-Century
Plan may have an adverse physical effect on the environment, including impacts relating to air
quality, biological resources, lighting, noise, and traffic. Environmental impacts associated with
construction of new and/or expansion of library facilities in accordance with the Mid-Century
Plan are addressed throughout the DEIR (see appropriate environmental topical areas in
Chapter 5, Environmental Impacts). However, it is speculative at this time to determine the
location of new library facilities that would result from future site-specific development
projects in accordance with the Mid-Century Plan, since development projects are not
proposed at this time. However, future library facility improvements and/or expansions in the
Plan Area would be consistent with the proposed Mid-Century Plan land use diagram and/or
require additional environmental review under CEQA.
Crossroads Specific Plan
The existing Temple City Library facilities and resources are not adequate to service the
existing population of the Plan Area, as there are deficits in library square footage, number of
collection items, and computers (Ramus 2017). These library deficiencies would be increased
under the Crossroads Specific Plan, as buildout under the specific plan would add an estimated
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CEQA Findings of Fact - 52 -
3,774 residents to the Specific Plan Area over existing conditions; thereby, increasing demands
on CoLAPL’s library services, resources, and facilities. Specifically, using CoLAPL’s
generation rates for building space (0.5 gross square feet per capita), land (2 gross square feet
per capita), collections (2.75 items per capita), and computers (1 computer per 1,000 capita)
(Ramus 2017), the 3,673 residents that would be generated by the Mid-Century Plan would
result in the need for approximately 1,837 additional square feet of library space, 7,346
additional square feet (gross) of land, 10,100 additional collection items, and 4 additional
computers.
There are currently existing plans to expand library facilities and resources for residents of the
Plan Area, which includes the Specific Plan Area. It should be noted that the library expansion
will be implemented (with or without implementation of the Crossroads Specific Plan) to help
meet some of the libraries current deficits. Additionally, the Mid-Century Plan includes a
number of policies that would help reduce impacts of future development projects (including
those that would occur within the Specific Plan Area under the Crossroads Specific Plan) on
library services. Finally, as with residents of the Plan Area, residents of the Specific Plan Area
would have access to other nearby County libraries, including the Rosemead Library, San
Gabriel Library, Live Oak Library, and El Monte Library. For these reasons, implementation
of the Crossroads Specific Plan is not anticipated to create a significant impact on library
services.
11. Recreation
Impact: 5.12-2: Project implementation would not result in environmental impacts as a result of new
and/or expanded recreational facilities that would be needed to serve future project
residents.
Support for this environmental impact conclusion is fully discussed in Section 5.12, Recreation,
and in particular, starting on page 5.12-11 of the DEIR.
Mid-Century Plan
While the Mid-Century Plan establishes City-wide policy level guidance, includes a revision to
the current Temple City General Plan land use diagram, and modifies the development
potential of certain areas in the City, it does not contain specific development project
proposals. Any future parks and recreational facilities (new or expanded) within the Plan Area
would be required to be developed in accordance to City’s zoning requirements and
development standards, and in compliance with applicable policies of the Mid-Century Plan.
Additionally, subsequent environmental review would be required for the expansion or
development of new park and recreational facility projects.
The Mid-Century Plan land use diagram includes a Park land use designation; the two areas
covered under this land use designation comprise the existing Live Oak and Temple City
Parks. Although the acreage of these two areas is already developed for parks and open space,
new recreational facilities or the expansion of existing facilities within these parks could be
implemented by the City under the POSMP and as a result of additional funds collected by
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CEQA Findings of Fact - 53 -
the City from development projects pursuant to Chapter 5 (New Construction Park Fees) of
the City’s Municipal Code. Furthermore, new residential and mixed-use development that
would be accommodated within the Specific Plan Area would result in the construction of
new or expanded parks, open space, and recreational amenities.
The development and operation of new parks and recreational facilities under the Mid-Century
Plan may have an adverse physical effect on the environment, including impacts relating to air
quality, biological resources, lighting, noise, and traffic. Environmental impacts associated with
construction of new and/or expansion of parks and recreational facilities in accordance with
the Mid-Century Plan are addressed throughout the DEIR (see appropriate environmental
topical areas in Chapter 5, Environmental Impacts). However, it is speculative to determine the
location of new park and recreational facilities that would result from future site-specific
development projects in accordance with the Mid-Century Plan, since development projects
are not proposed at this time. However, future park and recreation improvements or
acquisition in the Plan Area would be consistent with the proposed Mid-Century Plan land
use diagram and/or require additional environmental review under CEQA.
Additionally, implementation of the Mid-Century goals and policies, along with existing
federal, state, and local regulations, would also mitigate potential adverse impacts to the
environment that may result from the development of new or expansion of existing parks and
recreational facilities pursuant to buildout of the Mid-Century Plan. Some of the policies
contained in the Mid-Century Plan are designed to minimize impacts of the future expansion
or development of new park and recreational facilities. For example, Policy CS 8.2 calls for
the City to review and update recreation and open space facilities to ensure alignment with
community needs and the overall improved health of Temple City residents, while Policy CS
10.2 aims to ensure that trails are safe, well-marked, and well lit. Additionally, Policy CS 8.12
aims to ensure that Temple City’s recreation and open space areas provide opportunities for
residents of all ages, abilities, and incomes to achieve recommended levels of daily physical
activity. In addition to supporting healthy lifestyles, this policy helps ensure recreational
opportunities are available within proximity of residents.
Consequently, implementation of the Mid-Century Plan is not anticipated to result in a
significant adverse impact related to the provision of new or expanded parks and recreational
facilities.
Crossroads Specific Plan
The analysis provided above for the Mid-Century Plan also applies to the Crossroads Specific
Plan.
In addition, future park and recreational facility developments within the Specific Plan Area
would be required to adhere to the development standards and design guidelines of the
Crossroads Specific Plan. Furthermore, subsequent City review would be required for
approval and development of future park and reactional facility projects within the Specific
Plan Area.
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CEQA Findings of Fact - 54 -
As with the Mid-Century Plan, implementation of the Crossroads Specific Plan is not
anticipated to result in a significant adverse impact related to the provision of new or expanded
parks and recreational facilities.
12. Transportation and Traffic
Impact: 5.13-1: Project-related trip generation would not impact levels of service for the existing area
roadway system.
Support for this environmental impact conclusion is fully discussed in Section 5.13,
Transportation and Traffic, and in particular, starting on page 5.13-33 of the DEIR.
Mid-Century Plan
Roadway Segment Operations
For Category B roadways, the minimum acceptable LOS is D, and for Category C roadways
the minimum acceptable LOS is C. There are no minimum LOS standards for Category A
roadway segments. As shown in DEIR Table 5.13-7, all roadway segments operate at
acceptable LOS under Existing (Year 2016) and Future (Year 2035) Plus Mid-Century Plan
conditions, and none of the study roadway segments exceed impact thresholds.
Intersection Operations
Traffic operations at study intersections were evaluated under the future year (2035) conditions
with the Mid-Century Plan in the AM and PM peak hours. The results are summarized in
DEIR Table 5.13-8. As discussed previously, for Category B intersections, the minimum
acceptable LOS is E, and for Category C intersections the minimum acceptable LOS is D.
There are no minimum LOS standards for Category A intersections. As shown in DEIR Table
5.13-8, all intersections would operate at acceptable LOS under Existing (Year 2016) and
Future (Year 2035) Plus Mid-Century Plan conditions. Consistent with the thresholds
approved by the City, none of the study intersections exceed impact thresholds.
Crossroads Specific Plan
Intersection Operations
The Existing (Year 2016) Plus Crossroads Specific Plan peak hour traffic volume forecasts
were developed to evaluate traffic operations at the study intersections in the AM and PM
peak hours with implementation of the Crossroads Specific Plan. The results are summarized
in DEIR Table 5.13-11. As shown in the table, all of the study intersections meet the City’s
level of service criteria.
For long range 2035 conditions with project, the Crossroads Specific Plan was included in the
land use assumptions to evaluate long-range conditions in combination with the Mid-Century
Plan. Therefore, the same analysis provided above for the Future (Year 2035) Plus Mid-
Century Plan conditions applies to the Crossroads Specific Plan.
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CEQA Findings of Fact - 55 -
Impact: 5.13-2: Project-related trip generation in combination with existing and proposed cumulative
development would not result in designated road and/or highways exceeding county
congestion management agency service standards.
Support for this environmental impact conclusion is fully discussed in Section 5.13,
Transportation and Traffic, and in particular, starting on page 5.13-40 of the DEIR.
Mid-Century Plan
The CMP was created statewide as a result of Proposition 111 and has been implemented
locally by Metro. The CMP in effect in Los Angeles County was issued by Metro in 2010 and
requires that the traffic impact of individual development projects of potential regional
significance be analyzed. The CMP system comprises a specific system of arterial roadways
plus all freeways, and 164 intersections are identified for monitoring on the system in Los
Angeles County. The only CMP location in the study area is the intersections of Rosemead
Boulevard and Las Tunas Drive.
According to the CMP Traffic Impact Analysis Guidelines developed by Metro, a traffic
impact analysis is required if a proposed project would add 50 or more trips during either the
AM or PM weekday peak hours to a CMP intersection, including freeway on- or off-ramps.
For CMP-designated intersections, the acceptable LOS is E. Implementation of the Mid-
Century Plan would add 50 or more trips to the Rosemead Boulevard and Las Tunas Drive
intersection, which is considered a CMP intersection.
As discussed previously, a significant impact occurs when the proposed project increases
traffic demand on a CMP facility by 2 percent of capacity (V/C ≥ 0.02), causing LOS F (V/C
> 1.00). If the facility is already at LOS F, a significant impact occurs when the proposed
project increases traffic demand on a CMP facility by 2 percent of capacity (V/C ≥ 0.02).
As shown in DEIR Table 5.13-14, Rosemead Boulevard and Las Tunas Drive operates
acceptably (LOS E or better) in both peak hours under CMP standards under Existing (Year
2016) conditions without and with the project. The CMP analysis for the Future (Year 2035)
Plus Project Conditions also found no significant impacts at Rosemead Boulevard and Las
Tunas Drive. Based on CMP criteria, this intersection performs at an acceptable LOS in
Existing (Year 2016) Conditions and is projected to perform at an acceptable LOS in Future
(Year 2035) Plus Project Conditions. Therefore, impacts at CMP intersections are not
anticipated to be significant.
Crossroads Specific Plan
The analysis above applies to the Crossroads Specific Plan.
Impact: 5.13-3: The Proposed Project complies with adopted policies, plans, and programs for
alternative transportation.
Support for this environmental impact conclusion is fully discussed in Section 5.13,
Transportation and Traffic, and in particular, starting on page 5.13-41 of the DEIR.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 56 -
Mid-Century Plan
The Mobility Element of the General Plan Update contains several policies that support access
to and the performance of public transit, bicycle, and pedestrian facilities. These policies
include:
▪ M 1.1 Complete Streets. Require that the planning, design, and construction of all
transportation projects consider the needs of all modes of travel to create safe, livable,
and inviting environments for pedestrians, bicyclists, motorists, and public transit users of
all ages and abilities.
▪ M 1.2 Transportation System Impacts. Evaluate transportation and development
projects to account for the full benefits and impacts on all modes of transportation, not
just automobiles.
▪ M 3.1 Pedestrian Network. Create a safe and convenient circulation system for
pedestrians that addresses crosswalks; improves the connections between neighborhoods
and commercial areas; provides places to sit or gather, pedestrian-scaled street lighting,
buffers from moving vehicle traffic; and includes amenities that attract people of all ages
and abilities.
▪ M 3.2 Pedestrian Improvement Prioritizations. Prioritize pedestrian improvements in
areas of the City with community facilities, supportive land use patterns, and facilities that
provide connectivity to other modes of travel such as bicycling and transit.
▪ M 4.1 Bicycle Networks. Require that the City provide additional bicycle facilities along
roadways in the City, where appropriate and feasible, in support of the City’s Bicycle
Master Plan and other planning documents.
▪ M 4.2 Priority Bike Improvements. Prioritize improvements that address bicycling in
existing areas of the City with community facilities, complementary land use patterns, and
connections to other modes of travel including walking and transit.
▪ M 5.1 Transit Improvements. Promote transit service in areas of the City with sufficient
density and intensity of uses, mix of appropriate uses, and supportive bicycle/pedestrian
networks.
▪ M 5.3 Bus Stops. Review existing bus stop locations to determine their accessibility to
key destinations such as schools, residential areas, retail centers, and civic facilities. Work
with Metro and other transit providers to relocate bus stop locations as needed to provide
greater access to these key destinations. Prioritize those bus stop locations connected to
bicycle and pedestrian facilities.
In addition, Mobility Element Policies 1.3, 1.4, 1.8, 3.3, 3.4, 3.5, 3.6, 4.3, 4.4, 4.5, 5.2, 5.5, and
5.6 support access to and the performance of public transit, bicycle, and pedestrian facilities.
These policies would also be aligned with policies in SCAG’s RTP/SCS that encourage active
transportation and promote land use and growth patterns that facilitate transit and active
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CEQA Findings of Fact - 57 -
transportation. Therefore, implementation of the Mid-Century Plan would not conflict with
any adopted policies, plans, and programs for alternative transportation.
Crossroads Specific Plan
The focus of the Crossroads Specific Plan’s mobility plan is improving circulation and access
for pedestrians, bicycles, transit users, and vehicular travel. The mobility plan provides
guidance for future improvements to the existing public right-of-way and potential new streets
associated with new development projects. It also describes multi-modal mobility concepts
for the Specific Plan Area, including pedestrian, bicycle, transit, and vehicular networks, with
potential improvements to each of these systems to best serve residents, employees, and
visitors. DEIR Section 3.3.2.2, Proposed Specific Plan, of Chapter 3, Project Description, discusses
the improvements to the Specific Plan Area to accommodate transit, pedestrians, bicycles, and
autos, which would create an efficient, balanced, multimodal mobility network by integrating
autos, transit, bicycles, and pedestrians into a complete street.
Various components of the Crossroads Specific Plan’s Mobility Plan contain strategies that
support access to and the performance of public transit, bicycle, and pedestrian facilities in the
Specific Plan Area, including. Key components of the Pedestrian Concept Plan include:
▪ Street Crossings. Enhanced street crossings, including the use of bulb-outs, special
materials or textures, and lighting at key street intersections, are particularly important to
an improved pedestrian environment given the character and function of Rosemead
Boulevard and Las Tunas Drive. Enhanced street crossings will improve pedestrian
circulation within the plan area, particularly east/west across Rosemead Boulevard and
north/south across Las Tunas Drive, as well as improve access to the Plan area from
adjacent residential neighborhoods and commercial districts.
▪ Pedestrian Amenities. The addition of pedestrian amenities, such as street furniture,
street trees, and greenery will enhance the pedestrian experience in the Specific Plan area.
Street trees and landscaping provide shade during warm seasons, add visual interest for
pedestrians, and generally soften the appearance of the built environment. Street trees can
also add to the sense of safety for the pedestrian by providing a physical separation from
vehicular traffic, as well as a sense of comfort and enclosure. Street furniture should not
impede pedestrian circulation or interfere with vehicular safety, and should be of a high-
quality design and constructed of durable materials.
▪ Internal Circulation. Much like the pedestrian environment, enhanced internal bicycle
routes, particularly through the MU-C district, will greatly improve the ability of residents
to bicycle for transportation, recreation, or leisure in the Crossroads area. While the Class
II bike lanes on Rosemead Boulevard provide local and regional connectivity, internal
routes are necessary to provide access to destinations within the Specific Plan area from
Rosemead Boulevard.
Key components of the Bicycle Concept Plan include:
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CEQA Findings of Fact - 58 -
▪ Bicycle Storage. Secure and well-lit bicycle storage facilities ensure that cyclists are able
to confidently store their bicycles without concern of bikes being stolen, vandalized, or
otherwise harmed. Secure bicycle parking should be provided at key destinations
throughout the Specific Plan area, including as part of mixed-use developments, open
space and recreation areas, and nodes of activity and gathering spaces.
▪ Bicycle Parking. Requiring on-site bicycle parking as part of a development and allowing
this parking to contribute to the overall parking requirement for a development will
further the viability and awareness of bicycling within the Specific Plan area.
▪ Internal Circulation. Much like the pedestrian environment, enhanced internal bicycle
routes, particularly through the MU-C district, will greatly improve the ability of residents
to bicycle for transportation, recreation, or leisure within the Crossroads area. While the
Class II bike lanes on Rosemead Boulevard provide local and regional connectivity,
internal routes are necessary to provide access to destinations within the Specific Plan area
from Rosemead Boulevard.
▪ Bicycle Amenities. Bicycle amenities, such as “fix-it” stations, water fountains, way-
finding signage, and shaded areas help to make bicycle riding a more inviting option,
particularly to those residents, employees, and visitors who are less experienced cyclists.
Helping to alleviate or reduce the fear of being stranded, lost, or exhausted is a key
consideration in encouraging residents, employees, and visitors to bicycle within the
Specific Plan area.
Key components of the Transit Concept Plan include:
▪ Pedestrian Access. Enhanced pedestrian access to transit stops can encourage new
transit users and may also entice people who currently drive to the area and do not
consider transit a viable option. Safe and convenient pedestrian access between transit
stops and destinations within the Plan Area should be considered as part of all
development proposals and public-realm improvements.
▪ Land Use Mix. The mix of uses in the Crossroads area has a significant impact on the
transit user experience. As the Specific Plan area transitions to a denser, mixed-use
neighborhood, more residents will live within close proximity to the transit stops and likely
support increased transit service. Additionally, as commercial and recreational
opportunities increase in the Plan area, residents of surrounding neighborhoods and
communities may be more likely to travel to the Specific Plan area via transit, as they will
be able to accomplish and participate in more activities per trip.
The following describes proposed improvements to pedestrian, bicycle and transit modes of
travel that would occur under the Crossroads Specific Plan.
Pedestrian
The Crossroads Specific Plan proposes an improved pedestrian access and circulation concept
focusing on potential new pedestrian connections, crossings, amenities, and a new multi-use
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CEQA Findings of Fact - 59 -
pedestrian and bicycle path along Eaton Wash. The proposed pedestrian improvements are
envisioned to facilitate a more inviting and comfortable pedestrian environment that
encourages walking for transportation, recreation, or leisure. Therefore, the Crossroads
Specific Plan would have a beneficial impact to pedestrian facilities.
Bicycle
Temple City has a Bicycle Master Plan, which features proposed improvements to the bicycle
network throughout the City. In helping implement the City’s Bicycle Master Plan, proposed
improvements in the Specific Plan Area consist of a Bicycle Boulevard along Olive Street, as
well as a proposed Class II bicycle lane along Las Tunas Drive. With the proper cycling
infrastructure and facilities in place and secure bicycle storage and amenities available at key
destinations, many trips to and within the Specific Plan Area would be achieved by bicycle.
The Crossroads Specific Plan’s bicycle concept plan, is intended to leverage the City’s existing
investment in bicycle infrastructure through additional amenities and enhancements, enable
safe, convenient, and accessible bicycle transportation and recreation for residents, employees,
or visitors of all ages and abilities. In summary, the Crossroads Specific Plan would have a
beneficial impact to bicycle facilities.
Transit
The transit concept plan calls for several improvements throughout the Specific Plan Area,
such as the provision of enhanced pedestrian access to transit and the provision of a mix of
land uses, which would in turn have a positive impact on the transit user experience. As the
Specific Plan Area transitions to a more dense, mixed-use neighborhood, more residents
would live within proximity to transit stops and likely support increased transit service.
Additionally, as commercial and recreational opportunities increase in the Specific Plan Area,
residents of surrounding neighborhoods and communities may be more likely to travel to the
Specific Plan Area via transit. The improvements proposed under the Crossroads Specific Plan
would help improve public transit in the area, thereby resulting in a beneficial impact.
13. Tribal Cultural Resources
Impact: 5.14-1: Implementation of the Proposed Project is not anticipated to result in a substantial
adverse change in the significance of a Tribal Cultural Resource that is listed or
eligible for listing in the California Register of Historical Resources or in a local
register of historical resources as defined in Public Resources Code section
5020.1(k).
Support for this environmental impact conclusion is fully discussed in Section 5.14, Tribal
Cultural Resources, and in particular, starting on page 5.14-8 of the DEIR.
Mid-Century Plan
Assembly Bill 52 requires meaningful consultation with California Native American Tribes on
potential impacts to TCRs, as defined in Public Resources Code Section 21074. TCRs are sites,
features, places, cultural landscapes, sacred places, and objects with cultural value to a
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CEQA Findings of Fact - 60 -
California Native American tribe that are either eligible or listed in the California Register of
Historical Resources or local register of historical resources (PRC § 21074). The City sent
letters to seven Native American representatives identified by NAHC in August 2016,
notifying them of the Proposed Project in accordance with AB 52. However, the tribe did not
identify any TCRs in the Plan Area.
Additionally, no sites were documented in NAHC’s Sacred Lands File search conducted for
the USGS quadrangle that encompasses the Plan Area. Furthermore, there are not site or
properties in the Plan Area that are listed or eligible for listing in the California Register of
Historical Resources or in a local register of historical resources. Therefore, impacts to TCRs
are not anticipated to be significant as a result of implementation of the Mid-Century Plan.
Crossroads Specific Plan
The analysis above applies to the Crossroads Specific Plan, which is a subset of the Mid-
Century Plan. Impacts to TCRs are not anticipated to be significant.
14. Utilities and Service Systems
Impact: 5.15-2: Adequate water supply and delivery systems are available to meet project
requirements.
Support for this environmental impact conclusion is fully discussed in Section 5.15, Utilities
and Service Systems, and in particular, starting on page 5.15-29 of the DEIR.
Water Demands
Mid-Century Plan
Buildout of the Proposed Project would result in a population increase of 12,778 persons to a
total of 59,228. The water use factors from the Sunny Slope Water Company (SSWC) UWMP
were used to determine proposed water usage because the majority of Plan changes would
occur within SSWC’s service area. As a result of SBX7-7, SSWC established a water
conservation target of 95 percent of the South Coast Hydrologic Region target. Using a
baseline per capita water use of 146 gallons per capita per day (gpcd), the minimum water use
compliance target is 138 gpcd (Civiltec 2016). Consequently, the rate for determining water
demand would decrease and buildout would increase water demand at a reduced rate citywide.
Using the 2015 SSWC UWMP baseline potable water use factor of 146 gpcd, the existing
population of 46,450 persons would demand 6.8 mgd (7,596 afy) of water. Using the target
water rate of 138 gpcd Mid-Century Plan buildout of 59,228 persons would require
approximately 8.1 mgd (9,155 afy), or an increase of 1.3 mgd (1,559 afy). However, 2015 actual
water use was 94 gpcd (Civiltec 2016). Therefore, with existing and planned water conservation
measures and restrictions, buildout could result in an actual demand of 5.6 mgd, which is about
17 percent less than existing demand.
The primary areas of change under the Mid-Century Plan are almost entirely within the service
areas of three of the six water providers serving the Mid-Century Plan area: Sunny Slope Water
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CEQA Findings of Fact - 61 -
Company, East Pasadena Water Company, and Golden State Water Company. As shown in
DEIR Table 5.15-4, the anticipated water demand is within the projected water demand for
the water suppliers covering the Plan area.
UWMPs are important source documents for cities and counties as they update their general
plans. Similarly, general plans are source documents for water suppliers updating the UWMPs.
The accuracy and usefulness of these planning documents are interdependent. If a project was
included as part of the projected water demand of the current UWMP, the water demand for
the proposed development does not need to be separately analyzed as long as water demand
for the project has remained substantially the same. The UWMPs covering the Proposed
Project were prepared in 2015, and its service population was based on SCAG forecasts. As
growth is evaluated and accounted for in its General Plan, SCAG forecasts are updated and
these numbers will be reflected in the 2020 UWMP that is currently being prepared.
Impacts related to water supply would be less than significant because the projected water
demand from the Mid-Century Plan buildout is within the demands forecast in the applicable
UWMPs, which demonstrate that supply meets the demand of the City. Furthermore, buildout
would not result in any new or expanded water supplies or facilities beyond those planned and
assumed in the 2015 UWMPs. Impacts would be less than significant.
The water suppliers have a number of water conservation programs that customers can
participate in such as residential and nonresidential rebate and landscape retrofit programs.
The Mid-Century Plan also contains policies designed to minimize impacts on water supply.
Regulations are in place to ensure sufficient water supply for the City of Temple City. First,
the Urban Water Management Planning Act requires that water districts plan for water supply
and assess reliability of each source of water over a 20-year period by updating their UWMPs
in five-year increments. General Plans are source documents as water suppliers update the
UWMPs. The next round of UWMP updates in 2020 will include the General Plan Update’s
population projections and land use plan.
Second, under SB 610, a WSA would be required for any project if it is a residential
development of 500 units or more; a shopping center or business establishment project
employing more than 1,000 persons or having more than 500,000 square feet of floor space;
a commercial office building employing more than 1,000 persons or having more than 250,000
square feet of floor space; or an industrial, manufacturing, or processing plant or industrial
park planned to house more than 1,000 persons, occupying more than 40 acres of land, or
having more than 650,000 square feet of floor area. Individual development projects
implemented under the proposed Land Use Diagram would be required to prepare a WSA if
they meet these requirements.
Finally, under SB 221, approval by a city or county of certain residential subdivisions requires
an affirmative verification of sufficient water supply. SB 221 is intended as a fail-safe
mechanism to ensure that collaboration on finding the needed water supplies to serve a new
large subdivision occurs before construction begins. Therefore, impacts to water supply and
delivery systems would be less than significant.
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CEQA Findings of Fact - 62 -
Crossroads Specific Plan
A water supply assessment was prepared by SSWC for the Crossroads Specific Plan. As
determined by SSWC, the Specific Plan would result in additional water demand during
average/normal year of up to 589 afy by the year 2035. Active and effective groundwater
management enables water producers in the Main San Gabriel Basin to historically meet water
demands, including during single and multiple dry years. Based on reduced per capita water
use targets required pursuant to Senate Bill SBX7-7, along with the demonstrated reliability of
water resources available to SSWC, including access to the Main San Gabriel Basin water
supplies/imported replacement water and SSWC’s access to Raymond Basin groundwater,
SSWC has sufficient and reliable water supplies to meet its future demands with the Specific
Plan for the next 20-year period (2015 to 2035), including during single and multiple dry years.
Impacts are less than significant.
Water Delivery Systems
Mid-Century Plan and Crossroads Specific Plan
Fuscoe Engineering prepared an Infrastructure Report to analyze Proposed Project impacts
to the water distribution system. Water generation factors used to evaluate infrastructure
related impacts are land use based as opposed to a per capita rate in order to determine
adequate pipe sizing. Based on this analysis, Mid-Century Plan buildout is forecast to generate
approximately 1.37 mgd net increase in water demands over existing conditions, as shown in
DEIR Table 5.15-7.
Implementation of the Project may require the construction of new on-site water lines to
better serve the individual proposed projects based on their specific location and site
orientation. Additionally, some water mains may require upsizing and/or relocation to convey
water demands and/or fire flow by land uses upon buildout of the Mid-Century Plan and
Crossroads Specific Plan. Any improvements or additions to the water system will be
implemented by the respective water companies. Mid-Century Plan Policy CS 11.2 ensures
that adequate water infrastructure is in adequately sized to serve existing and future needs.
Impacts are less than significant.
Water Treatment Facilities
Groundwater Treatment Facilities
Mid-Century Plan and Crossroads Specific Plan
This analysis applies to water demands for both the Mid-Century Plan and Crossroads Specific
Plan. The groundwater treatment facilities described in DEIR Section 5.15.2.1 have a total
capacity of over 15.2 mgd. Groundwater comprised about 81 percent of water supplies in 2015
for the five water purveyors for the Plan Area for which water supply data are available; and
groundwater is estimated to increase to about 87 percent of such supplies by 2035. Mid-
Century Plan buildout is estimated to generate a net increase of about 1.37 mgd in water
demands. There is sufficient water treatment capacity in the region to meet the net increase in
water demand due to Mid-Century Plan buildout (which the Crossroads Specific Plan is a
subset of and included in the buildout), and no new or expanded water treatment facilities
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CEQA Findings of Fact - 63 -
would be required. Furthermore, the Mid-Century Plan contains policies designed to minimize
impacts water treatment facilities.
Imported Water Treatment Facilities
Mid-Century Plan and Crossroads Specific Plan
This analysis applies to water demands for both the Mid-Century Specific Plan and the
Crossroads Specific Plan. MWD’s Weymouth Water Treatment Plant has capacity of 520
million gallons per day (mgd; MWD 2016a) and, in 2015, produced an average of about 301
mgd of treated water daily (MWD 2016b); thus, residual capacity at the facility is approximately
219 mgd. There is sufficient water treatment capacity in the region to meet the net increase in
water demand due to Mid-Century Plan buildout (which the Crossroads Specific Plan is a
subset of and included in the buildout) of about 1.37 mgd, and no new or expanded water
treatment facilities would be required. Furthermore, the Mid-Century Plan contains policies
designed to minimize impacts water treatment facilities.
Impact: 5.15-3: Storm drainage systems serving the Plan Area would be adequate to serve the
drainage requirements of the Proposed Project.
Support for this environmental impact conclusion is fully discussed in Section 5.15, Utilities
and Service Systems, and in particular, starting on page 5.15-37 of the DEIR.
Mid-Century Plan
Based on the relatively high, existing impervious conditions of the Plan Area (which includes
the Specific Plan Area) and development that would be accommodated by the Mid-Century
Plan (which includes development under the Crossroads Specific Plan), which generally would
have proportional impervious areas equal to existing conditions, runoff resulting from future
development under the Mid-Century Plan is not anticipated to increase over existing
conditions. The majority of the existing storm drain system serving the Plan Area is adequately
sized to accommodate the existing- and proposed-condition runoff. The 2008 Drainage
Master Plan recommended five Los Angeles County storm drain improvements, which are
listed in DEIR Table 5.7-1, Existing Storm Drain Deficiencies (2008 Temple City Final Drainage
Master Plan), and mapped in DEIR Figure 5.7-3, Storm Drain Deficiencies. Implementation of
improvements to the Los Angeles County storm drain deficiencies would occur as funding
becomes available. These deficiencies do not pose immediate risk to the Plan Area as impacts
to the system will be controlled by “allowable peak flow discharges” issued by the Los Angeles
County Department of Public Works (DPW) for each individual development project. These
allowable discharges would result in a reduction of peak flow discharges as compared to
existing conditions (Fuscoe 2017).
In addition to the recommendations from the 2008 Drainage Master Plan to eliminate any
concerns regarding storm drain deficiencies with associated land use changes of the Mid-
Century Plan, the following existing and established requirements under LA County
Department of Public Works are applicable to individual development projects that would be
accommodated by the Mid-Century Plan.
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CEQA Findings of Fact - 64 -
▪ Individual development projects would require that site specific hydrology and hydraulic
studies be conducted of the onsite and immediate offsite storm drain systems to
determine capacity and integrity of the existing systems prior to approval by Temple City
and the Los Angeles County Public Works.
▪ Conformance with site specific “allowable discharge rates” as identified by DPW, which
limits peak flow discharges as compared to existing conditions based on regional flood
control constraints. Individual development projects accommodated by the Mid-Century
Plan that connects to a Los Angeles County storm drain line will have to request the
“allowable discharge rate” from DPW if there is potential impact to the storm drain line.
▪ Incorporation of LID BMPs within individual development projects would be required
to provide water quality treatment and runoff reduction and/or detention in accordance
with local stormwater permit requirements. Implementation of LID BMPs would also
serve to minimize increase in runoff and would reduce runoff as compared to existing
conditions.
Furthermore, individual development projects would be required to adhere to the provisions
of the City’s requirements for permeable areas and landscaping in developed land uses, as set
forth in Chapter 1 (Zoning Code) of the Temple City Municipal Code. The City’s TGD would
also apply to certain types of projects disturbing 500 or more but less than 5,000 or 10,000
square feet of soil, depending on the type of project. The TGD sets forth design criteria for
several LID measures including flow-through planter boxes, vegetated swales, rain gardens,
Hollywood driveways, and “bottomless trenches”.
Finally, the Mid-Century Plan contains policies designed to minimize impacts on storm drain
systems. Therefore, development that would be accommodated by the Mid-Century Plan is
not anticipated to result in an adverse impact on existing or planned storm water drainage
systems.
Crossroads Specific Plan
Deficiency ID No. B4 of the 2008 Master Drainage Plan, which is listed in DEIR Table 5.7-
1, Existing Storm Drain Deficiencies (2008 Temple City Final Drainage Master Plan), extends in part
along the northern Specific Plan Area boundary (see DEIR Figure 5.7-3, Storm Drain
Deficiencies). As with development that would be accommodated by the Mid-Century Plan,
runoff resulting from future development under the Crossroads Specific Plan is not
anticipated to increase over existing conditions. Additionally, all additional requirements
applicable to the Plan Area would also apply to the Specific Plan Area. Regarding allowable
discharge rates, for the Specific Plan Area, DPW has assigned two separate “Q-allowable”
discharge limits. The majority of the Specific Plan Area south of Las Tunas Drive along the
Rosemead Boulevard corridor is allowed to discharge no more than 1.48 cubic foot per second
per acre (cfs/acre), which is less than existing conditions. Therefore, when individual
development projects under the Crossroads Specific Plan come on board, they will be required
to provide onsite retention/detention to meet the allowed rates. The other area north of Las
Tunas Drive has a slightly higher Q-allowable rate (2.46 cfs/acre), which will still result in a
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CEQA Findings of Fact - 65 -
slight reduction of proposed discharges as compared to existing discharges. Q-allowable
discharges within the Specific Plan Area were provided by DPW.
In addition to the recommendations from the 2008 Drainage Master Plan, to eliminate any
concerns regarding storm drain deficiencies with associated land use changes of the
Crossroads Specific Plan, the existing and established requirements under LA County
Department of Public Works are applicable to individual development projects that would be
accommodated by the Crossroads Specific Plan: requirement for site specific hydrology and
hydraulic studies to be conducted, conformance with site specific “allowable discharge rates”
as identified by DPW, and incorporation of LID BMPs within individual development
projects.
Furthermore, individual development projects would be required to adhere to the provisions
of the City’s requirements for permeable areas and landscaping in developed land uses, as set
forth in Chapter 1 (Zoning Code) of the Temple City Municipal Code. The City’s TGD would
also apply to certain types of projects disturbing 500 or more but less than 5,000 or 10,000
square feet of soil, depending on the type of project. The TGD sets forth design criteria for
several LID measures including flow-through planter boxes, vegetated swales, rain gardens,
Hollywood driveways, and “bottomless trenches”.
Therefore, development that would be accommodated by the Crossroads Specific Plan is not
anticipated to result in an adverse impact on existing or planned storm water drainage systems.
Impact: 5.15-4: Solid waste facilities serving the Plan Area would be able to accommodate project-
generated solid waste; and project implementation would not adversely affect
Temple City’s ability to comply with existing laws and regulations governing solid
waste disposal and recycling.
Support for this environmental impact conclusion is fully discussed in Section 5.15, Utilities
and Service Systems, and in particular, starting on page 5.15-45 of the DEIR.
Mid-Century Plan
Mid-Century Plan buildout is forecast to generate about 200,285 ppd of solid waste, as shown
in DEIR Table 5.15-11, for a net increase of about 40,043 ppd over existing conditions. There
is sufficient solid waste disposal capacity in the region to accommodate the forecast net
increase in solid waste generation due to Mid-Century Plan buildout, and no new or expanded
solid waste disposal facilities would be required.
Additionally, Section 5.408 (Construction Waste Reduction, Disposal, and Recycling) of the
most current (2016) CALGreen (incorporated by reference in Chapter 6 [Green Building
Standards Code] of the Temple City Municipal Code) requires that at least 50 percent of the
nonhazardous construction and demolition waste from nonresidential construction operations
be recycled and/or salvaged for reuse. Development that would be accommodate by the Mid-
Century Plan would be required to adhere to the waste reduction and recycling provisions of
CALGreen, which would be ensured through the City’s development review and building plan
check process.
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CEQA Findings of Fact - 66 -
Furthermore, recyclable materials from future residential and commercial land uses would also
be separated – at the Materials Recovery Facility serving the Plan Area – and recycled, in
accordance with AB 939. Commercial and multifamily residential land uses and schools would
recycle pertinent waste materials in accordance with Assembly Bill 341, while commercial and
multifamily residential land uses would recycle organic wastes in accordance with AB 1826.
Finally, the Mid-Century Plan contains policies designed to minimize impacts on solid waste
facilities. Therefore, impacts on solid waste disposal capacity and the City’s ability to meet
existing solid waste regulations are not anticipated to be significant.
Crossroads Specific Plan
Crossroads Specific Plan buildout is forecast to generate approximately 16,592 ppd of solid
waste for a net increase of about 12,473 ppd over existing conditions, as shown in Table DEIR
5.15-11, Estimated Buildout Solid Waste Generation. There is adequate solid waste disposal capacity
in the region to accommodate the forecast net increase in solid waste generation due to
Crossroads Specific Plan buildout, and no new or expanded solid waste disposal facilities
would be required.
Additionally, as with Mid-Century Plan, development that would be accommodate by the
Crossroads Specific Plan would be required to adhere to the waste reduction and recycling
provisions of CALGreen, which would be ensured through the City’s development review and
building plan check process.
Furthermore, recyclable materials from future residential and commercial land uses would also
be separated – at the Materials Recovery Facility serving the Plan Area – and recycled, in
accordance with AB 939. Commercial and multifamily residential land uses would recycle
pertinent waste materials in accordance with Assembly Bill 341, while commercial and
multifamily residential land uses would recycle organic wastes in accordance with AB 1826.
Therefore, impacts on solid waste disposal capacity and the City’s ability to meet existing solid
waste regulations are not anticipated to be significant.
Impact: 5.15-5: Electricity and natural gas facilities serving the Plan Area would be able to
accommodate project-generated utility demands.
Support for this environmental impact conclusion is fully discussed in Section 5.15, Utilities
and Service Systems, and in particular, starting on page 5.15-51 of the DEIR.
Electricity
Mid-Century Plan and Crossroads Specific Plan
Forecast electricity demand in the Plan Area at buildout of the Mid-Century Plan is
approximately 153.2 million kWh annually, as shown in DEIR Table 5.15-14. Total electricity
demand in the Crossroads Specific Plan area at buildout is estimated at about 22.7 million
kWh annually. SCE estimates that it will have sufficient electricity supplies through 2024 to
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CEQA Findings of Fact - 67 -
meet buildout electricity demands, and project impacts on electricity supplies are not
anticipated to be significant.
Natural Gas
Mid-Century Plan and Crossroads Specific Plan
Forecast natural gas demand in the Plan Area at buildout of the Mid-Century Plan is
approximately 6.8 million therms annually, as shown in DEIR Table 5.15-15. Estimated
natural gas demand in the Crossroads Specific Plan area at buildout is estimated at about
301,000 therms annually. SCGC estimates that it will have adequate natural gas supplies
through 2030 to meet buildout demands, and project impacts on natural gas supplies are not
anticipated to be significant.
B. FINDINGS REGARDING POTENTIALLY SIGNIFICANT ENVIRONMENTAL
IMPACTS
The following potentially significant environmental impacts were analyzed in the DEIR, and the effects
of the project were considered.
Because of environmental analysis of the project and the identification of relevant General Plan
policies; compliance with existing laws, codes, and statutes; and the identification of feasible mitigation
measures, some potentially significant impacts have been determined by the City to be reduced to a
level of less than significant, and the City has found—in accordance with CEQA Section 21081(a)(1)
and CEQA Guidelines Section 15091(a) (1)—that “Changes or alterations have been required in, or
incorporated into, the project which mitigate or avoid the significant effects on the environment.” This
is referred to herein as “Finding 1.”
Where the City has determined—pursuant to CEQA Section 21081(a)(2) and CEQA Guidelines
Section 15091(a)(2)—that “Those changes or alterations are within the responsibility and jurisdiction
of another public agency and have been, or can and should be, adopted by that other agency,” the
City’s finding is referred to herein as “Finding 2.”
Where, as a result of the environmental analysis of the project, the City has determined that either (1)
even with the identification of project design features; compliance with existing laws, codes and
statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant or (2) no feasible mitigation measures or alternatives
are available to mitigate the potentially significant impact, the City has found in accordance with CEQA
Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal, social,
technological, or other considerations, including considerations for the provision of employment
opportunities for highly trained workers, make infeasible the mitigation measures or alternatives
identified in the environmental impact report.” This is referred to herein as “Finding 3.”
IMPACTS MITIGATED TO LESS THAN SIGNIFICANT
The following summary describes impacts of the Proposed Project that, without mitigation, would
result in significant adverse impacts. Upon implementation of the mitigation measures provided in the
EIR, these impacts would be considered less than significant.
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CEQA Findings of Fact - 68 -
1. Air Quality
Impact: 5.2-4: Operation of land uses associated with buildout of the Proposed Project could
expose sensitive receptors to substantial concentrations of toxic air contaminants.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-40 of the DEIR.
Toxic Air Contaminants
Mid-Century Plan
Permitted Stationary Sources
Various industrial and commercial processes (e.g., manufacturing, dry cleaning) allowed under
the Mid-Century Plan would be expected to release TACs. Industrial land uses, such as
chemical processing facilities, chrome-plating facilities, dry cleaners, and gasoline-dispensing
facilities, have the potential to be substantial stationary sources that would require a permit
from SCAQMD. Emissions of TACs would be controlled by SCAQMD through permitting
and would be subject to further study and health risk assessment prior to the issuance of any
necessary air quality permits under SCAQMD Rule 1401. While the Mid-Century Plan includes
Policies LU 4.5 and 4.11, Hazardous Uses, which focus on controlling land uses that would pose
an environmental health hazards to the Plan Area’s residents, until specific future development
projects are proposed, the associated emissions cannot be determined or modeled at this time.
Implementation of the Mid-Century Plan may result in projects that emit TACs throughout
the City and SOI, which is a significant impact.
Non-permitted Sources
In addition, mobile sources of TACs are not regulated by SCAQMD. New warehousing
operations permitted within the proposed areas designated Industrial could generate
substantial diesel particulate matter emissions from off-road equipment use and truck idling.
Some warehousing and industrial facilities may also use transport refrigeration units (TRUs)
for cold storage. New land uses in the Plan Area that are permitted under the Mid-Century
Plan that use trucks, including trucks with TRUs, could generate an increase in diesel
particulate matter that would contribute to cancer and noncancer health risk in the SoCAB.
These types of facilities could also generate particulate matter (PM10 and PM2.5) that could
cause an exceedance or contribute to the continuing exceedance of the federal and state
AAQS. These new land uses could be near existing sensitive receptors within and outside the
Plan Area. The areas designated Industrial within the Plan Area are in close proximity or
adjacent to areas designated for residential use. In addition, trucks would travel on regional
transportation routes through the SoCAB, contributing to near-roadway diesel particulate
matter concentrations. Therefore, health risk impacts from development of industrial and
commercial land uses are considered significant.
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CEQA Findings of Fact - 69 -
Mitigation Measure
The following mitigation measures were included in the DEIR and the FEIR, and are applicable to the
Proposed Project. The measures as provided include any revisions incorporated in the FEIR.
AQ-9 Prior to discretionary approval by the City of Temple City, project applicants for new
industrial or warehousing development projects that 1) have the potential to generate 100
or more diesel truck trips per day or have 40 or more trucks with operating diesel-powered
transport refrigeration units, and 2) are within 1,000 feet of a sensitive land use (e.g.,
residential, schools, hospitals, or nursing homes), as measured from the property line of
the project to the property line of the nearest sensitive use, shall submit a health risk
assessment (HRA) to the City of Temple City Community Development Department for
review and approval. The HRA shall be prepared in accordance with policies and
procedures of the state Office of Environmental Health Hazard Assessment and the
South Coast Air Quality Management District. If the HRA shows that the incremental
cancer risk and/or noncancer hazard index exceeds the respective thresholds, as
established by the SCAQMD at the time a project is considered, the project applicant will
be required to identify and demonstrate that best available control technologies for toxics
(T-BACTs), including appropriate enforcement mechanisms, are capable of reducing
potential cancer and noncancer risks to an acceptable level. T-BACTs may include, but
are not limited to, restricting idling onsite or electrifying warehousing docks to reduce
diesel particulate matter, or requiring use of newer equipment and/or vehicles. T-BACTs
identified in the HRA shall be identified as mitigation measures in the environmental
document and/or incorporated into the site plan.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measures above. The City of Temple City hereby finds that
implementation of the mitigation measures is feasible, and the measures are therefore adopted.
Impact 5.2-6: Industrial and SCAQMD-permitted land uses associated with buildout of the
Proposed Project would have the potential to create objectionable odors that could
affect a substantial number of people.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-44 of the DEIR.
Growth within the Plan Area under the Mid-Century Plan and Specific Plan Area under the
Crossroads Specific Plan, respectively, could generate new sources of odors.
Industrial and SCAQMD Permitted Land Uses
Industrial land uses have the potential to generate objectionable odors. Examples of industrial
projects are wastewater treatment plants, compost facilities, landfills, solid-waste transfer
stations, fiberglass manufacturing facilities, paint/coating operations (e.g., auto body shops),
dairy farms, petroleum refineries, asphalt batch manufacturing plants, chemical manufacturing,
and food manufacturing facilities.
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Mid-Century Plan
Areas where the aforementioned types of uses could be developed under the Mid-Century
Plan would be generally limited to the areas designated Industrial, which are generally in the
southern boundary of the Plan Area between Rosemead Boulevard and Temple City
Boulevard. While industrial land uses associated with the Mid-Century Plan would be required
to comply with SCAQMD Rule 402, additional measures may be necessary to prevent an odor
nuisance. Therefore, industrial land uses associated with the Mid-Century Plan may generate
potentially significant odor impacts to a substantial number of people.
Mitigation Measure
AQ-11 Prior to discretionary approval by the City of Temple City, if it is determined that a
development project has the potential to emit nuisance odors beyond the property line,
an odor management plan shall be prepared by the project applicant and submitted to the
City of Temple City Community Development Department for review and approval.
Facilities that have the potential to generate nuisance odors include but are not limited to:
• Wastewater treatment plants
• Composting, green waste, or recycling facilities
• Fiberglass manufacturing facilities
• Painting/coating operations
• Large-capacity coffee roasters
• Food-processing facilities
The odor management plan shall demonstrate compliance with the South Coast Air
Quality Management District’s Rule 402 for nuisance odors. The Odor Management Plan
shall identify the best available control technologies for toxics (T-BACTs) that will be
utilized to reduce potential odors to acceptable levels, including appropriate enforcement
mechanisms. T-BACTs may include but are not limited to scrubbers (i.e., air pollution
control devices) at the industrial facility. T-BACTs identified in the odor management
plan shall be identified as mitigation measures in the environmental document prepared
for the development project and/or incorporated into the project’s site plan.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measures above. The City of Temple City hereby finds that
implementation of the mitigation measures is feasible, and the measures are therefore adopted.
2. Cultural Resources
Impact: 5.3-2: Future development that would be accommodated by the Proposed Project could
impact unknown archaeological or paleontological resources
Support for this environmental impact conclusion is fully discussed in Section 5.3, Cultural
Resources, and in particular, starting on page 5.3-11 of the DEIR.
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CEQA Findings of Fact - 71 -
Adoption of the Mid-Century Plan and Crossroads Specific Plan in themselves would not
directly affect archaeological or paleontological resources or Native American resources.
However, long-term implementation of these plans would allow development (e.g., new
development, infill development, redevelopment, and revitalization/restoration), which could
impact unknown sensitive areas and resources. Grading and construction activities of
undeveloped parcels (which are limited in the Plan Area) or redevelopment that requires more
intensive soil excavation than in the past could potentially cause the disturbance of
archeological, paleontological, or Native American resources. Therefore, future development
that would be accommodated by the Mid-Century Plan and Crossroads Specific Plan could
potentially unearth previously undiscovered or unrecorded resources. Following is a
discussion of the potential impacts to these resources as a result of implemen tation of each
component of the Proposed Project.
Archeological Resources
Mid-Century Plan
The Plan Area is almost completely built out and is in a highly developed, urban area of Los
Angeles County. Future development in accordance with the Mid-Century Plan would also
occur in already built out and urbanized areas of the Plan Area. Additionally, there are no
known archeological resources or subsurface historic artifacts in the Plan Area.
However, it is possible that unknown buried deposits could be present in certain areas of the
Plan Area. There is potential for discovery of archaeological resources during construction
and ground-disturbing activities that consist of grading and/or excavation. In general, any
development that requires excavation of undisturbed ground or to levels below current
foundations has the potential to unearth unknown archeological resources. If identified, these
resources may contain data that would change the significance recommendation of the site
and thus would require further evaluation.
Archaeological sites are protected by a wide variety of state policies and regulations
enumerated under the California Public Resources Code. Cultural and paleontological
resources are also recognized as nonrenewable and therefore receive protection under the
California Public Resources Code and CEQA. Review and protection of archaeological and
paleontological resources are also afforded by CEQA for individual development projects that
would be accommodated by the Mid-Century Plan, subject to discretionary actions that are
implemented in accordance with the land use diagram of the Mid-Century Plan. Per Public
Resources Code Section 21083.2 of CEQA, the lead agency is required to determine whether
a development project may have a significant effect on archaeological resources. If the lead
agency determines that the project may have a significant effect on unique archaeological
resources, the project-level CEQA document prepared for the development project is required
to address the issue of those resources.
Additionally, the majority of the development potential of the Mid-Century Plan would
concentrate on infill opportunity sites, which for the most part are highly disturbed. Therefore,
implementation of the Mid-Century Plan would not introduce a substantial amount of new
development that would damage or impact unknown archeological resources. However, future
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development that would be accommodated by the Mid-Century Plan could potentially unearth
previously unknown archeological resources. Therefore, impacts to archaeological resources
are considered potentially significant.
Specific Plan Area
The Specific Plan Area is a subset of the Plan Area; the same conditions and potential for
disturbance of archaeological resources are applicable to implementation of the Crossroads
Specific Plan. Therefore, impacts to archaeological resources are considered potentially
significant.
Paleontological Resources
Plan Area
The Plan Area is almost completely built out and is highly developed and urbanized. Future
development in accordance with the Mid-Century Plan would also occur in already built out
and urbanized areas of the Plan Area. Additionally, there are no known paleontological
resources in the Plan Area.
Furthermore, virtually the entire Plan Area is underlain by young alluvial fan deposits,
consisting of gravel, sand, and silt, of Holocene and late Pleistocene age. Construction
activities—including surficial and/or shallow excavations within the surficial young alluvial
fan deposits or in areas of previous disturbance—are unlikely to result in adverse impacts to
significant paleontological resources. The surficial sediments found throughout the Plan Area
are too young to preserve paleontological resources and therefore have low paleontological
sensitivity.
However, Holocene and late Pleistocene deposits at depths greater than six feet are considered
moderately sensitive for paleontological resources. As with archeological resources, it is
possible that unknown buried deposits could be present in certain areas of the Plan Area.
There is potential for discovery of paleontological resources during construction and ground-
disturbing activities that consist of grading and/or excavation, particularly at deeper depths.
Therefore, construction activities requiring excavations to a depth below the thickness of the
younger alluvial sediments may have an adverse impact to paleontological resources unless
proper mitigation measures are implemented.
However, future development that would be accommodated by the Mid-Century Plan could
potentially unearth previously unknown paleontological resources. Therefore, impacts to
paleontological resources due to implementation of the Mid-Century Plan are considered
potentially significant.
Specific Plan Area
The Specific Plan Area is a subset of the Plan Area; the same conditions and potential for
disturbance of paleontological resources are applicable to implementation the Crossroads
Specific Plan. Therefore, impacts to paleontological resources are considered potentially
significant.
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Mitigation Measures
CUL-2 Prior to issuance of grading permits for excavations at depths of greater than six feet, the
City of Temple City shall ensure that an archeologist who meets the Secretary of the
Interior’s Standards for professional archaeology has been retained by the project
applicant/construction contractor and will be on call during the grading activities
associated with the aforementioned depths. Evidence of the contracted professional
retained shall be provided to the City’s Community Development Department. If any
evidence of archaeological or cultural resources is discovered during the grading activities,
the following measures shall be taken:
• Native American tribal representatives from the Soboba Band of Luiseño Indians and
Gabrieleño Band of Mission Indians – Kizh Nation shall be notified of the find(s).
The tribe shall coordinate with the contracted archeologist to select the appropriate
tribal representative and determine if a certified Native American monitor is needed
to assess the find.
• All below-grade work shall stop within a 50-foot radius of the discovery. Work shall
not continue until the discovery has been evaluated by the contracted archaeologist
and in consultation with the Native American monitor.
• A qualified archaeologist shall assess the find(s) in coordination and consultation with
the appropriate City staff and Native American monitor to determine if they are of
archeological or cultural value. If the find(s) are of value, then the following steps
shall be taken:
o The archaeologist shall draft a monitoring program and monitor all ground -
disturbing activities related to the project. The monitoring program shall
include accommodations and procedures for Native American monitors.
o The archeologist shall prepare all potential finds in excavated material to the
point of identification.
o Significant archaeological and/or cultural resources found shall be preserved
as determined necessary by the archaeologist and in consultation with the
Native American monitor.
o Excavated archeological finds shall be offered to the Los Angeles County
Museum of Natural History or California State University, Fullerton, or its
designee for curation on a first-refusal basis. After which, finds shall be
offered to a local museum or repository willing to accept the resource.
o Within 30 days of completion of earth-moving activities, the archeologist
shall draft a report summarizing the finds and shall include the inspection
period, an analysis of any resources found, and the present repository of the
items.
o The archaeologist’s report shall be submitted to the City for review and
approval and filed with the County of Los Angeles and South Central Coastal
Information Center at the California State University, Fullerton.
CUL-3 Prior to issuance of grading permits for excavations at depths of greater than six feet, the
City of Temple City shall ensure that a county-certified paleontologist has been retained
by the project applicant/construction contractor and will monitor all grading and other
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significant ground-disturbing activities that occur more than six feet below the ground
surface in areas of Holocene and late Pleistocene deposits. Evidence of the contracted
professional retained shall be provided to the City’s Community Development
Department. If any evidence of paleontological resources is discovered during grading and
ground-disturbing activities, the following measures shall be taken:
• All below-grade work shall stop within a 50-foot radius of the discovery. Work shall
not continue until the discovery has been evaluated by a qualified paleontologist.
• A qualified paleontologist in coordination with the appropriate City staff shall assess
the find(s) and determine if they are of paleontological value. If the find(s) are of
value, then:
• The paleontologist shall draft a monitoring program and monitor all ground-
disturbing activities.
• The paleontologist shall prepare all potential finds in excavated material to the point
of identification.
• Significant paleontological resources found shall be preserved as determined
necessary by the paleontologist.
• Excavated finds shall be offered to the Los Angeles County Museum of Natural
History or its designee for curation on a first-refusal basis. After which, finds shall be
offered to an accredited and permanent scientific institution for the benefit of current
and future generations.
• Within 30 days of completion of the end of earth-moving activities, the
paleontologist shall draft a report summarizing the finds and shall include the
inspection period, an analysis of any resources found, and the present repository of
the items.
• The paleontologist’s report shall be submitted to the City for review and approval.
Any resulting reports shall also be filed with the County of Los Angeles and the
permanent scientific institution where the resources are curated.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measures above. The City of Temple City hereby finds that
implementation of the mitigation measures is feasible, and the measures are therefore adopted.
3. Hazards and Hazardous Materials
Impact: 5.6-1: The construction and operational phases of development projects that would be
accommodated by the Proposed Project would involve the transport, use, storage,
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CEQA Findings of Fact - 75 -
and/or disposal of hazardous materials and waste, which in turn could create a
significant hazard to the public or environment.
Support for this environmental impact conclusion is fully discussed in Section 5.6, Hazards and
Hazardous Materials, and in particular, starting on page 5.6-21 of the DEIR.
Following is a discussion of the Proposed Project’s potential to create a significant hazard to
the public or environment through the accidental release of hazardous materials during the
operational and construction phases of future development projects that would be
accommodated under each component of the Proposed Project. Impacts to the public
includes potential impacts to schools (both public and private) that are in or within one-quarter
mile of the Plan Area. None of the schools listed are within the Specific Plan Area.
Mid-Century Plan
Construction Phase
Construction Activities
Development projects that would be accommodated by the Mid-Century Plan would involve
the use of hazardous materials during construction activities, including substances such as
paints, sealants, solvents, greases, adhesives, cleaners, lubricants, and fuels. However, the
materials used would not be in such quantities or stored in such a manner as to pose a
significant safety hazard. These activities would also be short term or one time in nature.
Project construction workers would also be trained in safe handling and hazardous materials
use.
Additionally, to prevent hazardous conditions, existing local, state, and federal laws and
regulations are required to be enforced at construction sites. The use, storage, transport, and
disposal of construction-related hazardous materials and waste would be required to conform
to existing laws and regulations. For example, Cal/OSHA has regulations concerning the use
of hazardous materials, including requirements for safety training, exposure warnings,
availability of safety equipment, and preparation of emergency action/prevention plans.
Additionally, all spills or leakage of petroleum products during construction activities are
required to be immediately contained, the hazardous material identified, and the material
remediated in compliance with applicable state and local regulations. All contaminated waste
would also be required to be collected and disposed of at an appropriately licensed disposal or
treatment facility.
Compliance with existing laws and regulations governing the use, storage, transportation, and
disposal of hazardous materials would ensure that all potentially hazardous materials are used
and handled in an appropriate manner and would minimize the potential for safety impacts to
occur. Compliance with these laws and regulations would be ensured through the City’s
development review and building plan check process.
Demolition Activities
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Future development projects pursuant to the Mid-Century Plan may involve demolition of
existing buildings and structures associated with a specific development site—some building
materials used in the mid and late 1900’s are considered hazardous to the environment and
harmful to people. Asbestos for example, was commonly used in building materials before the
mid-1970s—it was primarily out of building materials by 1980, but was occasionally used until
the late 1980s. Lead was used in paint for residential structures prior to the late 1970s and for
commercial structures up until the early 1990’s—it was banned for residential use in 1978 and
phased out for commercial structures in 1993.
Due to the age of the buildings and structures throughout the Plan Area (many over 50 years
old), it is likely that ACMs and LBP, as well as other building materials containing lead (e.g.,
ceramic tile, insulation), were used in their construction. Demolition of these building and
structures can cause encapsulated ACM (if present) to become friable and, once airborne, they
are considered a carcinogen.2,3 Demolition of the existing buildings and structures can also
cause the release of lead into the air if not properly removed and handled. EPA has classified
lead and inorganic lead compounds as "probable human carcinogens" (EPA 2013). Such
releases could pose significant risks to persons living and working in and around a proposed
development site, as well as to project construction workers.
Abatement of all ACM and LBP encountered during any future building demolition activities
would be required to be conducted in accordance with all applicable laws and regulations,
including those of the EPA (which regulates disposal); US Occupational Safety and Health
Administration; US Department of Housing and Urban Development; Cal/OSHA (which
regulates employee exposure); and SCAQMD. For example, Cal/OSHA’s regulations for
exposure of construction employees to ACMs require that demolition materials be handled
and transported the same as other, non-friable ACMs. EPA requires that all asbestos work
performed within regulated areas be supervised by a competent person who is trained as an
asbestos supervisor (EPA Asbestos Hazard Emergency Response Act, 40 CFR 763).
SCAQMD’s Rule 1403 requires that buildings undergoing demolition or renovation be
surveyed for ACM prior to any demolition or renovation activities. Should ACM be identified,
Rule 1403 requires that ACM be safely removed and disposed of at a regulated site, if possible.
If it is not possible to safely remove ACM, Rule 1403 requires that safe procedures be used to
demolish the building with asbestos in place without resulting in a significant release of
asbestos. Additionally, during demolition, grading, and excavation, all construction workers
would be required to comply with the requirements of Title 8 of the California Code of
Regulations, Section 1529 (Asbestos), which provides for exposure limits, exposure
monitoring, respiratory protection, and good working practices by workers exposed to
asbestos.
Cal/OSHA Regulation 29 (CFR Standard 1926.62) regulates the demolition, renovation, or
construction of buildings involving lead-based materials. It includes requirements for the safe
removal and disposal of lead, and the safe demolition of buildings containing LBP or other
2 When dry, an ACM is considered friable if it can be crumbled, pulverized, or reduced to powder by hand pressure. If it cannot, it is considered
non-friable ACM. It is possible for non-friable ACM to become friable when subjected to unusual conditions, such as demolishing a building or
removing an ACM that has been glued into place.
3 A carcinogen is a substance that causes cancer or helps cancer grow.
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lead materials. Additionally, during demolition, grading, and excavation, all construction
workers would be required to comply with the requirements of Title 8 of the California Code
of Regulations, Section 1532.1 (Lead), which provides for exposure limits, exposure
monitoring, respiratory protection, and good working practice by workers exposed to lead.
However, to further prevent impacts from the potential release of ACM or LBP associated
with individual development projects under the Mid-Century Plan, an ACM and LBP survey
of existing buildings and structures constructed prior to 1995 would be required prior to any
demolition activities, as outlined in Mitigation Measure HAZ-1. With compliance of existing
laws and regulations and implementation of Mitigation Measure HAZ-1, hazardous impacts
related to the release of ACMs and LBP are not anticipated to occur. Compliance with these
laws, regulations, and mitigation measure would be ensured through the City’s development
review and building plan check process.
Grading Activities
Grading activities of the individual development projects would involve the disturbance of
onsite soils. Soils on certain properties of the Plan Area could be contaminated with hazardous
materials due to current and historical activities of the nonresidential land uses of those
properties—specifically, properties identified in the environmental database search conducted
for the Plan Area (see Appendix D). Exposure of contaminated soils to workers and the
surrounding environment would result in a significant impact.
However, if soil is encountered during construction activities that is suspected of being
impacted by hazardous materials, work at the subject construction activity area would be
required to be halted, and the suspect site conditions be evaluated by a qualified environmental
professional—in accordance with Mitigation Measures HAZ-2. The results of the evaluation
and response/remedial measures (if identified) would be required to occur to the satisfaction
of the appropriate responsible agency, DTSC, Regional Water Quality Control Board, or other
applicable oversight agency (e.g., LACoFD). Any identified response/remedial measures
would be implemented until all specified requirements of the oversight agencies are satisfied
and a “no further action” status is attained.
Additionally, the project applicant/developer of a development application for a project on a
site identified in the environmental database search conducted for the Plan Area is required to
submit a Phase I Environmental Site Assessment (ESA) to the City for review and approval
(see Mitigation Measure HAZ-3). The Phase I ESA would identify any potential environmental
conditions of the development site and determine whether contamination is present—if
contaminated soil is identified, the Phase I ESA would outline recommendations for the
contaminated soil, including remediation if necessary.
Therefore, with adherence to existing laws and regulations and implementation of Mitigation
Measures HAZ-2 and HAZ-3, impacts arising from the potential of encountering
contaminated soils during project grading activities would not occur. Compliance with the
existing laws, regulations, mitigation measures would be ensured through the City’s
development review and building plan check process.
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Operation Phase
Operation of residential land uses permitted under the Mid-Century Plan would involve use
of small quantities of hazardous materials for cleaning and maintenance purposes, such as
paints, household cleansers, pesticides, and fertilizers. Nonresidential land uses would include
retail, restaurants, entertainment facilities, offices including medical and dental offices, hotels,
gas stations and auto repair businesses, and industrial uses. Some nonresidential land uses such
as retail, restaurants, offices, hotels, and entertainment facilities would involve small amounts
of hazardous materials for cleaning and maintenance purposes. Others such as industrial uses,
gas stations, and auto repair businesses would involve larger amounts of hazardous materials.
The use, storage, transport, and disposal of hazardous materials by land uses pursuant to the
Mid-Century Plan would be governed by existing regulations set forth by several agencies. For
example, regulations that would be required of those uses that involve hazardous materials
include RCRA, which provides the ‘cradle to grave’ regulation of hazardous wastes; CERCLA,
which regulates closed and abandoned hazardous waste sites; the Hazardous Materials
Transportation Act, which governs hazardous materials transportation on U.S. roadways; IFC,
which creates procedures and mechanisms to ensure the safe handling and storage of
hazardous materials; CCR Title 22, which regulates the generation, transportation, treatment,
storage and disposal of hazardous waste; and CCR Title 27, which regulates the treatment,
storage and disposal of solid wastes. For development within the State of California,
Government Code Section 65850.2 requires that no final certificate of occupancy or its
substantial equivalent be issued unless there is verification that the owner or authorized agent
has met, or is meeting, the applicable requirements of the California Health and Safety Code,
Division 20, Chapter 6.95 (Hazardous Materials Release Response Plans and Inventory),
Article 2, Sections 25500 through 25520.
Businesses that use hazardous materials or a mixture containing hazardous materials must
establish and implement a hazardous materials business plan if the hazardous material is
handled in certain quantities. LACoFD functions as the CUPA for the Plan Area, and is
responsible for enforcing Chapter 6.95 of the California Health and Safety Code. As the
CUPA, LACoFD is required to regulate hazardous materials business plans and chemical
inventory, hazardous waste and tiered permitting, underground storage tanks, and risk-
management plans. Additionally, LACoFD is required to conduct ongoing routine inspections
of businesses to ensure compliance with existing laws and regulations; identify safety hazards
that could cause or contribute to an accidental spill or release; and suggest preventative
measures to minimize the risk of a spill or release of hazardous substances.
Compliance with applicable laws and regulations governing the use, storage, transport, and
disposal of hazardous materials would ensure that all potentially hazardous materials
associated with future development that would be accommodated by the Mid-Century Plan
are used and handled in an appropriate manner and would minimize the potential for safety
impacts.
Furthermore, future development projects would be subject to the City’s development review
process upon a formal request for a development permit. The City’s development review
process would include verification of land use compatibility compliance in accordance with
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CEQA Findings of Fact - 79 -
the development standards of the City’s Zoning Regulations (Title 9 of the City’s Municipal
Code).
Finally, the Mid-Century Plan contains policies that would ensure that hazardous impacts to
the environment and sensitive land uses would not occur. For example, the Land Use, Natural
Resources, and Hazards Elements set forth policies that relate to the disclosure,
transportation, and handling of hazardous waste and materials; provide assurance of land use
compatibility with sensitive land uses; and encouraging residents and businesses to reduce or
eliminate the use of hazardous materials, as well as the proper disposal of such materials (Lan
Use Element Policies LU 4.2, 4.5, and 15.5; Natural Resources Element Policy NR 2.3; and
Hazards Element Policies H 3.1 through H 3.6). Refer to Section 5.6.3, Relevant General Plan
Policies, for the complete listing of applicable policies.
Therefore, with adherence to existing laws and regulations and implementation of the Mid-
Century Plan policies, substantial hazards to the public or the environment arising from the
operational phase of future development projects would not occur. Compliance with these
laws and regulations is ensured through the City’s development review and building plan check
process.
Crossroads Specific Plan
Construction and Operation Phases
The Specific Plan Area is a subset of the Plan Area; the same conditions and potential for the
use and release of hazardous materials during construction and operation phases of
development projects that would be accommodated by the Crossroads Specific Plan are
applicable to implementation of the Crossroads Specific Plan. The construction and operation
phases of development projects under the Crossroads Specific Plan would be subject to the
same laws and regulations, policies, and mitigation measures (Mitigation Measures HAZ-1
through HAZ-3) that are applicable to development projects under the Mid-Century Plan.
Additionally, future development projects accommodated by the Crossroads Specific Plan
would be subject to the City’s development review process upon a formal request for a
development permit. The City’s development review process would include verification of
land use compatibility compliance in accordance with the development standards and
regulations of the City’s Zoning Regulations and Crossroads Specific Plan. Furthermore, the
Crossroads Specific Plan provides a list of allowable uses that are customized for highly
urbanized areas of the City, such as the Specific Plan Area, thereby minimizing the exposure
of future residents to potential impacts. For example, uses permitted by right in a mixed-use
development are considered compatible with residential uses on the same development site.
Therefore, with adherence to existing laws and regulations and implementation of the Mid-
Century Plan policies and Mitigation Measures HAZ-1 through HAZ-3, impacts arising from
the potential of encountering contaminated soils onsite during project grading activities would
not occur. Compliance with these laws, regulations, and mitigation measures would be ensured
through the City’s development review and building plan check process.
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Mitigation Measures
HAZ-1 Prior to the issuance of demolition permits for any buildings or structures (both residential
and nonresidential) constructed prior to 1995, the project applicant/developer shall
conduct the following inspections and assessments for all buildings and structures onsite
and shall provide the City of Temple City Community Development Department with a
copy of the final report of each investigation or assessment.
• The project applicant/developer shall retain a California Certified Asbestos
Consultant (CAC) to perform abatement project planning, monitoring (including air
monitoring), oversight, and reporting of all asbestos-containing materials (ACM)
encountered. The abatement, containment, and disposal of all ACM shall be
conducted in accordance with the South Coast Air Quality Management District’s
Rule 1403 and California Code of Regulation Title 8, Section 1529 (Asbestos).
• The project applicant/developer shall retain a licensed or certified lead
inspector/assessor to conduct the abatement, containment, oversight, and disposal of
all lead waste encountered. The contracted lead inspector/assessor shall be certified
by the California Department of Public Health (CDPH). All lead abatement shall be
performed by a CDPH-certified lead supervisor or a CDPH-certified worker under
the direct supervision of a lead supervisor certified by CDPH. The abatement,
containment, and disposal of all lead waste encountered shall be conducted in
accordance with the US Occupational Safety and Health Administration Rule 29; CFR
Part 1926; and California Code of Regulation, Title 8, Section 1532.1 (Lead).
Evidence of the contracted professionals attained by the project applicant/developer shall
be provided to the City of Temple City Community Development Department.
HAZ-2 If soil is encountered during grading and construction activities that is suspected of being
impacted by hazardous materials, work at the subject construction activity area shall be
halted, and the suspect site conditions shall be evaluated by a qualified environmental
professional. The results of the evaluation shall be submitted to the Department of Toxic
Substances Control (DTSC), or the Santa Ana Regional Water Quality Control Board
(RWQCB) or other applicable oversight agency, as appropriate, and the necessary
response/remedial measures shall be implemented—as directed by DTSC, RWQCB, or
other applicable oversight agency—until all specified requirements of the oversight
agencies are satisfied and a no further action status is attained. The results shall also be
provided to the City of Temple City Community Development Department.
HAZ-3 Concurrent with submittal of a development application for a project on a site identified
in the Environmental Data Resources report (provided as Appendix D to the Temple City
General Plan Update and Temple City Crossroads Specific Plan Draft Environmental
Impact Report; State Clearinghouse No. 2016091047), the project applicant/developer
shall submit a Phase I Environmental Site Assessment (ESA) to the City of Temple City
Community Development Department to identify environmental conditions of the
development site and determine whether contamination is present. The Phase I ESA shall
be prepared by an Environmental Professional in accordance with the American Society
for Testing and Materials (ASTM) Standard E 1527-13, Standard Practice for
Environmental Site Assessments: Phase I Environmental Site Assessment Process. If
recognized environmental conditions related to soils or groundwater are identified in the
Phase I ESA, the project applicant shall perform soil and soil gas sampling, as required,
as a part of a Phase II ESA. If contamination is found at significant levels based on the
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CEQA Findings of Fact - 81 -
United Stated Environmental Protection Agency Region 9 Regional Screening Levels, the
project applicant/developer shall remediate all contaminated soils with the oversight and
in accordance with state and local agency requirements (California Department of Toxic
Substances Control, Regional Water Quality Control Board, Los Angeles County Fire
Authority, etc.). All contaminated soils and/or material encountered shall be disposed of
at a regulated site and in accordance with applicable laws and regulations prior to the
completion of grading. Prior to the issuance of building permits, a report documenting
the completion, results, and follow-up remediation on the recommendations, if any, shall
be provided to the City of Temple City Community Development Department evidencing
that all site remediation activities have been completed.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measures above. The City of Temple City hereby finds that
implementation of the mitigation measures is feasible, and the measures are therefore adopted.
Impact 5.6-2: Various properties within the Plan Area are on a list of hazardous materials sites;
implementation of the Proposed Project could result in an impact to properties listed.
Support for this environmental impact conclusion is fully discussed in Section 5.6, Hazards and
Hazardous Materials, and in particular, starting on page 5.6-26 of the DEIR.
Mid-Century Plan
Numerous hazardous materials sites on or within one mile of the Plan Area are listed and
mapped in Section 5.6, Hazards and Hazardous Materials, of the DEIR. Databases are described
in DEIR Table 5.6-2, GeoTracker and EnviroStor: Open Cases in the Search Area. Development
projects in accordance with the Mid-Century Plan would result in the demolition of existing
buildings; disturbance of soils; and an increase in the number of residents and workers on and
near listed hazardous materials sites.
Individual development projects accommodated by the Mid-Century Plan could impact areas
of hazardous substance contamination existing or remaining from historical operations,
resulting in a significant impact on the environment. Impacting these areas may also pose a
significant health risk to existing and future residents and/or workers.
Hazardous substance-contaminated properties are regulated at the federal, state, and local
level, and are subject to compliance with stringent laws and regulations for investigation and
remediation. For example, compliance with the CERCLA, RCRA, California Code of
Regulations, Title 22, and related requirements would remedy any potential impacts caused by
hazardous substance contamination. Future development projects under the Mid-Century
Plan would be required to comply with these existing laws and regulations.
Additionally, as outlined in Mitigation Measure HAZ-3, the project applicant/developer of a
development application for a project on a site identified in the environmental database search
conducted for the Plan Area is required to submit a Phase I ESA to the City for review and
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approval. The Phase I ESA would identify any potential environmental conditions of the
development site and determine whether contamination is present prior to any grading
activities occurring on the site.
Furthermore, the Mid-Century Plan contains policies that would ensure that impacts to the
environment and residents and workers in and around the Plan Area due to listed hazardous
materials sites would not occur. For example, and Land Use and Hazards Elements set forth
policies that relate to the disclosure, transportation, and handling of hazardous waste and
materials, as well as provide assurance of land use compatibility with sensitive land uses (Lan
Use Element Policies LU 4.1, 4.2, 4.5, and 15.5; Natural Resources Element Policy NR 2.3;
and Hazards Element Policies H 3.1 through H 3.7 and H 4.1 through H 4.5). Refer to DEIR
Section 5.6.3, Relevant General Plan Policies, for the complete listing of applicable policies.
Therefore, with compliance of existing laws and regulations and implementation of the Mid-
Century Plan policies and Mitigation Measure HAZ-3, impacts related to hazardous materials
site listings are not anticipated to be significant. Compliance with these laws, regulations, and
mitigation measure would be ensured through the City’s development review and building
plan check process.
Crossroads Specific Plan
As noted above, listed hazardous materials sites on or within one mile of the Plan Area (which
encompasses the Specific Plan Area) are summarized by the type of site in DEIR Table 5.6-1,
Environmental Database Listings, and mapped on DEIR Figures 5.6-1a and 5.6-1b, Hazardous
Materials Sites Map; open cases listed on the GeoTracker and/or EnviroStor databases are
described in DEIR Table 5.6-2, GeoTracker and EnviroStor: Open Cases in the Search Area. Some
of these listings occur within the Specific Plan Area.
Due to the fact that there are numerous sites within and in proximity of the Specific Plan Area
that have been listed in a hazardous materials database, the potential for impacts exists from
hazardous substance contamination. Individual development projects accommodated by the
Crossroads Specific Plan could impact areas of hazardous substance contamination existing
or remaining from historical operations, resulting in a significant impact on the environment.
Impacting these areas may also pose a significant health risk to existing and future residents
and/or workers.
However, as with the Mid-Century Plan, development projects under the Crossroads Specific
Plan would be subject to the same laws and regulations, policies, and mitigation measure
(Mitigation Measure HAZ-3) that are applicable to development projects under the Mid-
Century Plan.
Therefore, with compliance of existing laws and regulations and implementation of the Mid-
Century Plan policies and Mitigation Measure HAZ-3, impacts related to hazardous materials
site listings are not anticipated to be significant. Compliance with these laws, regulations, and
mitigation measure would be ensured through the City’s development review and building
plan check process.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 83 -
Mitigation Measures
Mitigation Measure HAZ-3, above, applies here.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measures above. The City of Temple City hereby finds that
implementation of the mitigation measures is feasible, and the measures are therefore adopted.
14. Tribal Cultural Resources
Impact: 5.14-2: Implementation of the Proposed Project could cause a substantial adverse change
in the significance of a Tribal Cultural Resource that is determined by the lead agency
to be significant pursuant to criteria in Public Resources Code section 5024.1(c).
Support for this environmental impact conclusion is fully discussed in Section 5.14, Tribal
Cultural Resources, and in particular, starting on page 5.14-8 of the DEIR.
Mid-Century Plan
Buildout of the Mid-Century Plan, including redevelopment of parcels throughout the Plan
Area, would involve grading and earthwork activities. However, the entire Plan Area is built
out with urbanized land uses that previously disturbed site soils upon their construction.
Additionally, there is no substantial evidence that TCRs are present in the Plan Area. There
are also no resources within the Plan Area determined by the City to be significant pursuant
to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1.
Furthermore, the City sent letters to seven Native American representatives identified by
NAHC in August 2016, notifying them of the Proposed Project in accordance with AB 52.
The City did not receive a request for consultation on the Proposed Project. However, one
response was received from the Soboba Band of Luiseño Indians. The tribe did not identify
any TCRs in the Plan Area—the tribe did however, request that it continue to be informed
about projects in the area and that Native American monitors be present during future ground
disturbance activities.
Adherence with Mitigation Measure CUL-2 (see Section 5.3, Cultural Resources) would aid in
the protection of subsurface TCRs should they be discovered during future ground-
disturbance activities associated with development that would be accommodated by the Mid-
Century Plan. The mitigation measure includes accommodation for Native American monitors
and procedures for the discovery, if any, of Native American cultural resources. With
implementation of the mitigation measure, impacts to TCRs are not anticipated to be
significant
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 84 -
Crossroads Specific Plan
The analysis above applies to the Crossroads Specific Plan, which is a subset of the Mid-
Century Plan. Impacts to TCRs are not anticipated to be significant.
Mitigation Measure
Mitigation Measure CUL-2, above, applies here.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measures above. The City of Temple City hereby finds that
implementation of the mitigation measures is feasible, and the measures are therefore adopted.
15. Utilities and Service Systems
Impact: 5.15-1: Project-generated wastewater could result in an impact to the wastewater service
provider for the Plan Area.
Support for this environmental impact conclusion is fully discussed in Section 5.15, Utilities
and Service Systems, and in particular, starting on page 5.15-10 of the DEIR.
Wastewater Treatment Facilities
Mid-Century Plan
Wastewater generation as a result of development that would be accommodated by the Mid-
Century Plan is estimated to be approximately 3.97 million gallons per day (mgd), for a net
increase of about 1.02 mgd over existing conditions; see DEIR Table 5.15-3. There is
approximately 34.4 mgd remaining capacity at the San Jose Creek WRP, 7.7 mgd at the
Whittier Narrows WRP, and 17.1 mgd at the Los Coyotes WRP. Since the Mid-Century Plan
would add approximately 1.02 mgd over existing conditions, there is sufficient wastewater
treatment capacity in the region for forecast wastewater generation at Mid-Century Plan
buildout, and Mid-Century Plan implementation would not require construction of new or
expanded wastewater treatment facilities.
Furthermore, the Mid-Century Plan contains policies designed to minimize impacts on
wastewater treatment facilities. The detailed list of applicable policies is provided in DEIR
Section 5.15.1.3, Relevant General Plan Policies. Therefore, impacts to wastewater treatment
facilities are not anticipated to be significant.
Crossroads Specific Plan
Crossroads Specific Plan buildout is forecast to increase wastewater generation from the
Specific Plan Area by about 377,500 gallons per day, as shown in DEIR Table 5.15-3. Buildout
under the Crossroads Specific Plan is within the buildout assumed for the Mid-Century Plan.
As with the Mid-Century Plan, there is adequate wastewater treatment capacity in the region
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 85 -
for wastewater generation by development that would be accommodated by the Crossroads
Specific Plan, and buildout would not require construction of new or expanded wastewater
treatment facilities. Therefore, impacts to wastewater treatment facilities are not anticipated to
be significant.
Regional Water Quality Control Board Wastewater Treatment Requirements
Mid-Century Plan
LACSD establishes discharge limits for wastewater discharges within its service areas to
prevent discharge of substances to LACSD sewers that would exceed the treatment capacities,
or otherwise damage, LACSD water reclamation facilities (LACSD 2017c). The discharge
limits thus enable water reclamation facilities to maintain their effluents within LARWQCB
wastewater discharge requirements. LACSD has an industrial pre-treatment program where
industries generating wastes exceeding discharge limits pre-treat liquid wastes before such
wastes are discharged to sewers.
The current (1987) Temple City General Plan includes 9 acres of Light Industrial land use
designation developed with about 162,000 square feet of building area, and 25 acres of Heavy
Industrial land use designation developed with about 518,000 square feet of building area. The
Mid-Century Plan includes 29 acres of Industrial land use designation that would permit
development of approximately 518,000 square feet of building area. Therefore,
implementation of the Mid-Century Plan would decrease the total amount of permitted
industrial development in the Plan Area.
Land uses that would be developed under the Mid-Century Plan would comply with LACSD
discharge limits, through industrial pre-treatment where necessary, so that wastewater
generated by Mid-Century Plan buildout would not cause exceedances of LARWQCB waste
discharge requirements for LACSD water reclamation facilities. Impacts would be less than
significant. Therefore, impacts on wastewater treatment requirements are not anticipated to
be significant.
Crossroads Specific Plan
The preceding analysis applies to the Crossroads Specific Plan.
Wastewater Collection Facilities
Mid-Century Plan
Mid-Century Plan land use changes would cause increases in sewer flows throughout the Plan
Area. The existing sewer systems serving the Plan Area range in diameter from 8 to 15 inches
for the City/LADPW lines and 12 to 42 inches for the LACSD sewer trunk lines. All flows
ultimately end up in the LACSD-owned sewer lines.
Seven of the prioritized upgrade projects identified in the Sewer Master Plan are in or abut
regions subject to land use changes within the Plan Area; all seven upgrade projects are either
Priority 3 or Priority 4. Future development in accordance with the Mid-Century Plan could
impact these deficient sewer lines, thereby requiring improvements. These recommended
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 86 -
improvements and their respective priorities are shown in DEIR Figure 5.15-2, Temple City
Existing Sewer System Deficiencies.
Numerous other LACSD trunk lines provide sewer service within the Plan Area and areas
subject to redevelopment and individual LACSD trunk lines could potentially be impacted.
To prevent this from happening, LACSD has regional mechanisms and databases in place to
track growth projections, changes in land use and flow monitors to determine if certain trunk
lines may be impacted in the future. In addition, all site-specific flow monitoring required by
Temple City and LADPW is provided to LACSD so they can track the capacity of the lines
connecting with LACSD trunk lines within a certain region. Through this process, long term
capacity is monitored closely to determine when trunk lines are nearing their design capacity
(>0.75d/D). If LACSD identifies that over time, specific trunk lines are nearing their design
capacity, the line will be added to their comprehensive Capital Improvement Project list for
future upgrade.
If implementation of upgrades is required, conformance with the General Construction Permit
for Linear Projects would be followed, which serves to reduce the impacts of construction
through the use of sediment- and erosion-based BMPs.
Furthermore, the Mid-Century Plan contains policies designed to minimize impacts on
wastewater collection facilities.
Crossroads Specific Plan
The Specific Plan Area is served by LADPW sewer lines, ranging in diameter from 8 to 15
inches. The majority of sewer flows in the Specific Plan Area are southerly and connect to the
LADPW 15-inch line off Broadway Avenue and ultimately into a larger LACSD 21-inch trunk
line along Encinita Avenue.
Buildout under the Crossroads Specific Plan could cause impacts to the sewer lines serving
the Specific Plan Area. As a part of the Technical Infrastructure Report prepared for the
Crossroads Specific Plan (see Appendix F), Fuscoe Engineering performed a sewer capacity
study on the LADPW 15-inch line along Broadway to determine existing capacity and any
impacts to the sewer line with the proposed land use changes of the Crossroads Specific Plan.
The maximum design capacity of the 15-inch line is 3.08 cfs (cubic feet per second) at 75
percent full (d/D = 0.75) and 1.56 cfs at 50 percent full (d/D = 0.50). Under existing
conditions, the capacity of the 15-inch line is estimated at 1.42 cfs, which equates to
approximately 46 percent full (d/D of 0.46). Therefore, under existing conditions the 15-inch
line has sufficient capacity to handle existing flows based on a regional sewage coefficient
evaluation method (Fuscoe 2017).
With development that would be accommodated by the Crossroads Specific Plan, the 15-inch
line would experience an increase in flows of approximately 0.324 MGD, or 0.5 cfs. Under
the proposed condition, the capacity of the line is estimated at 1.92 cfs or a d/D value of 0.62
(62 percent full), which falls within the design capacity of the line. Therefore, the existing 15-
inch line has sufficient capacity to accommodate the proposed sewer flows anticipated under
the Crossroads Specific Plan. However, individual development projects tributary to the 15-
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 87 -
inch line would require flow tests to be conducted to validate flow capacity within the 8- and
12-inch lines in Rosemead Boulevard that deliver sewer flows to the 15-inch line in Broadway.
See Figure 13 (Temple City Specific Plan Sewer System Tributary to 15" Sewer Line on
Broadway Avenue) of the Technical Infrastructure Report (see Appendix F) for more detail
on the 15-inch line capacity analysis.
In addition to the capacity of the 15-inch LADPW line, there is also sufficient capacity within
the 21-inch trunk line within Encinita Avenue, which is owned and operated by LACSD. This
line receives flows from LADPW’s 15-inch line at the intersection of Broadway and Encinita
Avenue. The 21-inch line has a maximum capacity of 12.4 mgd within this region and the
maximum peak flow observed by LACSD was 6.2 mgd in 2015. Therefore, there is sufficient
capacity within this line to accommodate the estimated addition of 0.324 MGD under the
Crossroads Specific Plan.
Mitigation Measure
USS-1 Individual development projects tributary to the 15-inch line in Broadway shall require
flow tests to be conducted to validate flow capacity within the 8- and 12-inch lines in
Rosemead Boulevard that deliver sewer flows to the 15-inch line in Broadway. Prior to
issuance of grading permits for development projects tributary to the 15-inch line, project
applicants shall conduct/prepare site specific flow tests to verify actual flow depths and
capacity. A report shall be prepared documenting the methods and findings of such tests
in accordance with the City of Temple City and Los Angeles Department of Public Works
(LADPW) requirements. The report shall be submitted to the City of Temple City
Community Development Department for review and approval prior to issuance of
grading permits.
If development of such project(s) would generate wastewater exceeding the capacities of
one or more LADPW sewers, the project applicant of the affected project(s) shall make
fair-share payments toward the needed upsizing if it has been identified in a Capital
Improvement Plan/Program, or construct the improvement.
Finding
Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the FEIR. These changes are
identified in the form of the mitigation measure above. The City of Temple City hereby finds that
implementation of the mitigation measure is feasible, and are therefore adopted.
SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS
The following summary describes the unavoidable adverse impact of the Proposed Project where either
mitigation measures were found to be infeasible, or mitigation would not lessen impacts to less than
significant. The following impact would remain significant and unavoidable:
1. Air Quality
Impact 5.2-1: The Proposed Project would be inconsistent with the SCAQMD Air Quality
Management Plan (AQMP) as its buildout would exceed the growth projections
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 88 -
assumed in the AQMP and would cumulatively contribute to the nonattainment
designations of the SoCAB.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-30 of the DEIR.
SCAQMD is directly responsible for reducing emissions from area, stationary, and mobile
sources in the SoCAB to achieve the National and California AAQS. SCAQMD has responded
to this requirement by preparing an AQMP. On December 7, 2012, the SCAQMD Governing
Board adopted the 2012 AQMP, which is a regional and multiagency effort (SCAQMD, CARB,
SCAG, and EPA). SCAQMD also recently released the draft 2016 AQMP. A consistency
determination with the AQMP plays an important role in local agency project review by linking
local planning and individual projects to the AQMP. It fulfills the CEQA goal of informing
decision makers of the environmental efforts of the project under consideration early enough
to ensure that air quality concerns are fully addressed. It also provides the local agency with
ongoing information as to whether they are contributing to the clean air goals in the AQMP.
The two principal criteria for conformance with an AQMP are:
1. Whether the project would exceed the assumptions in the AQMP.
2. Whether the project would result in an increase in the frequency or severity of existing air
quality violations, cause or contribute to new violations, or delay timeline attainment of
air quality standards.
SCAG is SCAQMD’s partner in the preparation of the AQMP, providing the latest economic
and demographic forecasts and developing transportation measures. Regional population,
housing, and employment projects developed by SCAG are based, in part, on a city’s general
plan land use designations. These projections form the foundation for the emissions inventory
of the AQMP and are incorporated into the 2016–2040 Regional Transportation
Plan/Sustainable Communities Strategy (RTP/SCS) prepared by SCAG to determine priority
transportation projects and vehicle miles traveled in the SCAG region. Because the AQMP
strategy is based on projections from local general plans, projects that are consistent with the
local general plan are considered consistent with the air quality-related regional plan.
Additionally, only large projects have the potential to substantially affect the demographic
forecasts in the AQMP.
Mid-Century Plan
Criterion 1
DEIR Table 5.2-10 compares the population and employment growth forecasted under the
Mid-Century Plan to the existing conditions and projections based on SCAG forecasts. For
purposes of this analysis, the table only shows the population and employment within the City
boundaries and does not include estimates for the SOI. Population and employment estimates
within the SOI are excluded to in order to provide a direct comparison to SCAG projections,
which only includes estimates for Temple City.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 89 -
SCAG projections for the City are partially based on the current Temple City General Plan.
As shown in DEIR Table 5.2-10, the Mid-Century Plan would result in a higher population
and generate more employment for the City compared to SCAG forecasts. It should be noted
that the growth projected by SCAG is based on demographic trends in the region. These
demographic trends are incorporated into the RTP/SCS compiled by SCAG to determine
priority transportation projects and VMT in the SCAG region. Growth projections of the
Mid-Century Plan assume full buildout of the City by the year 2035, since there is no schedule
for when this development would occur. As a result, the growth projections that are based on
SCAG’s RTP/SCS and the associated emissions inventory in SCAQMD’s AQMP do not
include the additional growth forecast in the Mid-Century Plan. Therefore, the 2016 AQMP
does not consider emissions associated with the Mid-Century Plan. Once the Mid-Century
Plan is adopted and the AQMP is revised, SCAG and SCAQMD will incorporate the growth
projections associated with buildout of the Mid-Century Plan in their regional planning
projections, and the Mid-Century Plan would become consistent with the AQMP. However,
since full buildout associated with the Mid-Century Plan is not currently included in the
emissions inventory for the SoCAB, it would not be consistent with the AQMP under the first
criterion.
Criterion 2
The SoCAB is designated nonattainment for O3 and PM2.5 under the California and National
AAQS, nonattainment for lead (Los Angeles County only) under the National AAQS, and
nonattainment for PM10 under the California AAQS (CARB 2015). Because the Mid-Century
Plan involves long-term growth associated with buildout of the Plan Area, cumulative
emissions generated by construction and operation of individual development projects would
exceed the SCAQMD regional and localized thresholds (see Impact 5.2-2 and Impact 5.2-3).
Consequently, emissions generated by development projects in addition to existing sources
within the City and SOI are considered to cumulatively contribute to the nonattainment
designations of the SoCAB. Buildout of the Mid-Century Plan could contribute to an increase
in frequency or severity of air quality violations and delay attainment of the AAQS or interim
emission reductions in the AQMP, and emissions generated from buildout would result in a
significant air quality impact. Therefore, the Mid-Century Plan would not be consistent with
the AQMP under the second criterion.
Summary
Based on the preceding, the Mid-Century Plan would not be consistent with the AQMP
because air pollutant emissions associated with buildout of the Mid-Century Plan would
cumulatively contribute to the nonattainment designations in the SoCAB. Furthermore,
buildout of the Mid-Century Plan would exceed current population and employment estimates
for the City and therefore these emissions are not included in the current regional emissions
inventory for the SoCAB. The proposed General Plan Land Use Diagram would increase
density and mixed-use development and would therefore be consistent with regional goals of
improving transportation and land-use planning. In addition, several policies of the Mid-
Century Plan would help minimize air pollutant emissions, including:
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 90 -
▪ LU 2.1 Complete Community. Allow for the development of uses contributing a
complete and self-sustaining community, containing a mix of uses that minimize the need
for residents to travel outside of the City for retail goods and services, employment,
entertainment, and recreation.
▪ LU 3.6 Pedestrian-Active Districts. Maintain a robust network of streetscape and
pedestrian amenities within the downtown core and mixed-use and commercial centers
supporting pedestrian activity and enhancing walkability.
▪ LU 7.5 Greenhouse Gas Reduction Plans. Require major development projects to
prepare greenhouse gas reduction plans consistent with the targets defined in state
statutory requirements.
▪ LU 7.7 Alternative Fuels. Provide locations for alternative fuel facilities such as electrical
re-charging stations and hydrogen fuel supplies.
▪ LU 7.8 Green Infrastructure. Utilize best practices that reduce natural resource
consumption and impacts, as defined by the Utilities section of this Plan.
▪ Policy LU 14.1: Mix of Uses. Accommodate development integrating commercial and
residential land uses in mixed-use designated areas that establish places that are
economically vital and pedestrian-active contributing to resident health and community
sustainability.
However, because additional growth would generate emissions that would cumulatively
contribute to the nonattainment designations, the Mid-Century Plan would be considered
inconsistent with the AQMP, resulting in a significant impact in this regard.
Crossroads Specific Plan
Criterion 1
CEQA Guidelines Section 15206(b) states that a Crossroads Specific Plan is of statewide,
regional, or area-wide significance if the project is a residential development or more than 500
dwelling units or a commercial office building of 250,000 square feet or more or that employs
1,000 or more employees. Specifically, the Crossroads Specific Plan would introduce up to
454,713 square feet of non-residential building space and 1,837 new dwelling units in addition
to 1,196 new jobs over existing conditions in the Specific Plan Area, and is therefore a project
of statewide, regional, or area-wide significance. Additionally, as shown in Table 5.2-10,
Comparison of Population and Employment Forecast, buildout of the proposed Mid-Century Plan,
which includes the Crossroads Specific Plan, would exceed SCAG’s forecast for the City. Thus,
implementation of the Crossroads Specific Plan would have the potential to substantially
affect SCAG’s demographic projections beyond what is already anticipated for the Specific
Plan Area.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 91 -
Criterion 2
With respect to the second criterion, the analyses in the response to Impact 5.2-3 demonstrate
that the Crossroads Specific Plan would generate long-term emissions of criteria air pollutants
that would exceed SCAQMD’s regional operation-phase significance thresholds, which were
established to determine whether a project has the potential to cumulatively contribute to the
SoCAB’s nonattainment designations. Thus, implementation of the Crossroads Specific Plan
would result in an increase in the frequency or severity of existing air quality violations; cause
or contribute to new violations; or delay timely attainment of the AAQS. Overall, the
Crossroads Specific Plan would be considered inconsistent with the AQMP under the second
criterion.
Summary
Similar to the proposed Mid-Century Plan, buildout of the Crossroads Specific Plan would
cumulatively contribute to the nonattainment designations in the SoCAB. It would also
contribute in exceedance of the current population and employment estimates for the City.
Various policies and design guidelines of the Crossroads Specific Plan would promote
increased capacity for alternative transportation modes, implementation of transportation
demand management strategies, and energy efficiency and thereby, help reduce air pollutant
emissions. For example, policies include:
▪ Crossroads Policy 5: Create a network of streets through the area appropriate for the
mix of land uses and encourages walking, biking, and transit use.
▪ Crossroads Policy 6: Create new connections, especially pedestrian and bicycle
connections, and recreation and open space in concert with new development and public
improvements.
Design guidelines include:
▪ Buildings and development projects within the Specific Plan area should be designed and
constructed using the sustainable, energy efficient materials and should incorporate
strategies for the conservation of water, energy, and other natural resources.
▪ The streetscape should be designed to enhance the pedestrian experience and encourage
walking as a form of transportation and leisure.
▪ Sidewalks or pedestrian walkways should be included within surface parking lots providing
safe pedestrian travel from parking spaces to uses served by the parking.
▪ A variety of special colored, textured, and/or permeable paving or surface treatments
should be used to delineate areas for pedestrians, bicyclists, and other non-motorists
within the street-scape, including the use of raised or textured crosswalks.
However, as with the Mid-Century Plan, the Crossroads Specific Plan would be considered
inconsistent with the AQMP, resulting in a significant impact in this regard.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 92 -
Mitigation Measures
Mid-Century Plan
AQ-1 Prior to discretionary approval by the City of Temple City for development projects
subject to CEQA (California Environmental Quality Act) review (i.e., non-exempt
projects), project applicants shall prepare and submit a technical assessment
evaluating potential project construction-related air quality impacts to the City of
Temple City Community Development Department for review and approval. The
evaluation shall be prepared in conformance with South Coast Air Quality
Management District (SCAQMD) methodology for assessing air quality impacts. If
construction-related criteria air pollutants are determined to have the potential to
exceed the SCAQMD-adopted thresholds of significance, the City of Temple City
shall require that applicants for new development projects incorporate mitigation
measures to reduce air pollutant emissions during construction activities. These
identified measures shall be incorporated into all appropriate construction documents
(e.g., construction management plans) submitted to the City and shall be verified by
the City’s Community Development Department. Mitigation measures to reduce
construction-related emissions include, but are not limited to:
• Requiring fugitive-dust control measures that exceed SCAQMD’s Rule 403, such
as:
▪ Use of nontoxic soil stabilizers to reduce wind erosion.
▪ Applying water every four hours to active soil-disturbing activities.
▪ Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks
hauling dirt, sand, soil, or other loose materials.
• Using construction equipment rated by the United States Environmental
Protection Agency as having Tier 3 (model year 2006 or newer) or Tier 4 (model
year 2008 or newer) emission limits, applicable for engines between 50 and 750
horsepower.
• Ensuring that construction equipment is properly serviced and maintained to the
manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than five
consecutive minutes.
• Using Super-Compliant VOC paints for coating of architectural surfaces
whenever possible. A list of Super-Compliant architectural coating manufactures
can be found on the SCAQMD’s website at
http://www.aqmd.gov/prdas/brochures/Super-Compliant_AIM.pdf.
AQ-4 Prior to discretionary approval by the City of Temple City for development projects
subject to CEQA (California Environmental Quality Act) review (i.e., non-exempt
projects), project applicants shall prepare and submit a technical assessment
evaluating potential project operation phase-related air quality impacts to the City of
Temple City Community Development Department for review and approval. The
evaluation shall be prepared in conformance with South Coast Air Quality
Management District (SCAQMD) methodology in assessing air quality impacts. If
operation-related air pollutants are determined to have the potential to exceed the
SCAQMD-adopted thresholds of significance, the City of Temple City Community
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 93 -
Development Department shall require that applicants for new development projects
incorporate mitigation measures to reduce air pollutant emissions during operational
activities. The identified measures shall be included as part of the conditions of
approval. Possible mitigation measures to reduce long-term emissions can include,
but are not limited to the following:
• For site-specific development that requires refrigerated vehicles, the construction
documents shall demonstrate an adequate number of electrical service
connections at loading docks for plug-in of the anticipated number of
refrigerated trailers to reduce idling time and emissions.
• Applicants for manufacturing and light industrial uses shall consider energy
storage and combined heat and power in appropriate applications to optimize
renewable energy generation systems and avoid peak energy use.
• Site-specific developments with truck delivery and loading areas and truck
parking spaces shall include signage as a reminder to limit idling of vehicles while
parked for loading/unloading in accordance with California Air Resources Board
Rule 2845 (13 CCR Chapter 10 § 2485).
• Provide changing/shower facilities as specified in Section A5.106.4.3 of the
CALGreen Code (Nonresidential Voluntary Measures).
• Provide bicycle parking facilities per Section A4.106.9 (Residential Voluntary
Measures) of the CALGreen Code.
• Provide preferential parking spaces for low-emitting, fuel-efficient, and
carpool/van vehicles per Section A5.106.5.1 of the CALGreen Code
(Nonresidential Voluntary Measures).
• Provide facilities to support electric charging stations per Section A5.106.5.3
(Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential
Voluntary Measures) of the CALGreen Code.
• Applicant-provided appliances shall be Energy Star-certified appliances or
appliances of equivalent energy efficiency (e.g., dishwashers, refrigerators, clothes
washers, and dryers). Installation of Energy Star-certified or equivalent
appliances shall be verified by Building & Safety during plan check.
• Applicants for future development projects along existing and planned transit
routes shall coordinate with the City of Temple City, Los Angeles County Metro,
and Foothill Transit to ensure that bus pad and shelter improvements are
incorporated, as appropriate.
Crossroads Specific Plan
AQ-2 Project applicants/construction contractors for new development projects within the
Specific Plan Area shall be required to use construction equipment that meets the US
Environmental Protection Agency (EPA) Tier 4 emissions standards for off-road
diesel-powered construction equipment with more than 50 horsepower, unless it can
be demonstrated to the City of Temple City Community Development Department
that such equipment is not available. Any emissions-control device used by the
construction contractor shall achieve emissions reductions that are no less than what
could be achieved by a Level 4 diesel emissions control strategy for a similarly sized
engine, as defined by the California Air Resources Board’s regulations.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 94 -
Prior to the commencement of construction activities, the construction contractor
shall ensure that all demolition and grading plans clearly show the requirement for
EPA Tier 4 or higher emissions standards for construction equipment over 50
horsepower. During construction, the construction contractor shall maintain a list of
all operating equipment in use on the construction site for verification by the City of
Temple City Community Development Department. The construction equipment list
shall state the makes, models, and numbers of construction equipment onsite.
Equipment shall be properly serviced and maintained in accordance with the
manufacturer’s recommendations. Construction contractors shall also ensure that all
nonessential idling of construction equipment is restricted to five minutes or less in
compliance with California Air Resources Board’s Rule 2449.
AQ-3 Project applicants/construction contractors for new development projects within the
Specific Plan Area shall be required to prepare a dust control plan and implement the
following measures during ground-disturbing activities—in addition to the existing
requirements for fugitive dust control under South Coast Air Quality Management
District (SCAQMD) Rule 403—to further reduce PM10 and PM2.5 emissions. The
City of Temple City Community Development Department shall verify that these
measures have been implemented during normal construction site inspections.
• Following all grading activities, the construction contractor shall reestablish
ground cover on the construction site through seeding and watering within 21
days after active operations have ceased.
• During all construction activities, the construction contractor shall sweep streets
with SCAQMD Rule 1186–compliant, PM10-efficient vacuum units on a daily
basis if silt is carried over to adjacent public thoroughfares or occurs as a result
of hauling.
• During all construction activities, the construction contractor shall maintain a
minimum 24-inch freeboard on trucks hauling dirt, sand, soil, or other loose
materials and shall tarp materials with a fabric cover or other cover that achieves
the same amount of protection.
• During all construction activities, the construction contractor shall water exposed
ground surfaces and disturbed areas a minimum of every three hours on the
construction site and a minimum of three times per day.
• During all construction activities, the construction contractor shall limit onsite
vehicle speeds on unpaved roads to no more than 15 miles per hour.
Stationary Source
AQ-5 Prior to the issuance of building permits for new development projects within the
Specific Plan Area, the project applicant shall show on the building plans that all major
appliances (dishwashers, refrigerators, clothes washers, and dryers) to be
provided/installed are Energy Star-certified appliances or appliances of equivalent
energy efficiency. Installation of Energy Star-certified or equivalent appliances shall
be verified by the City of Temple City Community Development Department prior
to the issuance of a certificate of occupancy.
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CEQA Findings of Fact - 95 -
Transportation and Motor Vehicles
AQ-6 For development projects within the Specific Plan Area that generate 50 or more peak
hour trips, the project applicant shall submit a Transportation Demand Management
(TDM) plan to the City of Temple City Community Development Director for review
and approval. TDM strategies that could be implemented include but are not limited
to:
• Car sharing
• Carpool/vanpool
• Unbundled parking (parking spaces are rented or sold separately, rather than
automatically included with the rent or purchase price of a residential or
commercial unit)
• Joint use (shared parking)
• Transit, bicycle, and pedestrian system improvements
• Trip reduction incentives to employees, such as free transit passes
AQ-7 Prior to issuance of building permits for non-single-family residential and mixed-use
residential development projects within the Specific Plan Area, the project applicant
shall indicate on the building plans that the following features have been incorporated
into the design of the building(s). Proper installation of these features shall be verified
by the City of Temple City Community Development Department prior to the
issuance of a certificate of occupancy.
• Electric vehicle charging shall be provided as specified in Section A4.106.8.2
(Residential Voluntary Measures) of the CALGreen Code.
• Bicycle parking shall be provided as specified in Section A4.106.9 (Residential
Voluntary Measures) of the CALGreen Code.
AQ-8 Prior to the issuance of building permits for nonresidential development projects
within the Specific Plan Area, project applicants shall indicate on the building plans
that the following features have been incorporated into the design of the building(s).
Proper installation of these features shall be verified by the City of Temple City
Community Development Department prior to the issuance of a certificate of
occupancy.
• For buildings with more than ten tenant-occupants, changing/shower facilities
shall be provided as specified in Section A5.106.4.3 (Nonresidential Voluntary
Measures) of the CALGreen Code.
• Preferential parking for low-emitting, fuel-efficient, and carpool/van vehicles
shall be provided as specified in Section A5.106.5.1 (Nonresidential Voluntary
Measures) of the CALGreen Code.
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CEQA Findings of Fact - 96 -
• Facilities shall be installed to support future electric vehicle charging at each
nonresidential building with 30 or more parking spaces. Installation shall be
consistent with Section A5.106.5.3 (Nonresidential Voluntary Measures) of the
CALGreen Code and the Temple City Municipal Code.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
Impact 5.2-2: Construction activities associated with future development that would be
accommodated by the Proposed Project could generate short-term emissions in
exceedance of SCAQMD’S threshold criteria.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-34 of the DEIR.
Construction activities would temporarily increase PM10, PM2.5, VOC, NOX, SOX, and CO
regional emissions within the SoCAB. The primary source of NOx, CO, and SOx emissions is
the operation of construction equipment. The primary sources of particulate matter (PM10
and PM2.5) emissions are activities that disturb the soil, such as grading and excavation, road
construction, and building demolition and construction. The primary source of VOC
emissions is the application of architectural coating and off-gas emissions associated with
asphalt paving.
Mid-Century Plan
Construction activities associated with the Mid-Century Plan would occur over the buildout
horizon of the Mid-Century Plan, causing short-term emissions of criteria air pollutants.
However, information regarding specific development projects, soil types, and the locations
of receptors would be needed in order to quantify the level of impact associated with
construction activity. Due to the scale of development activity associated with buildout of
Mid-Century Plan, emissions would likely exceed the SCAQMD regional significance
thresholds. In accordance with the SCAQMD methodology, emissions that exceed the regional
significance thresholds would cumulatively contribute to the nonattainment designations of
the SoCAB. The SoCAB is designated nonattainment for O3 and particulate matter (PM10 and
PM2.5). Emissions of VOC and NOx are precursors to the formation of O3. In addition, NOX
is a precursor to the formation of particulate matter (PM10 and PM2.5). Therefore, the Mid-
Century Plan would cumulatively contribute to the nonattainment designations of the SoCAB
for O3 and particulate matter (PM10 and PM2.5). Air quality emissions related to construction
must be addressed on a project-by-project basis.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 97 -
For the Mid-Century Plan, which is a broad-based policy plan, it is not possible to determine
whether the scale and phasing of individual projects would exceed the SCAQMD's short-term
regional or localized construction emissions thresholds. In addition to regulatory measures
(e.g., SCAQMD Rule 201 for a permit to operate, Rule 403 for fugitive dust control, Rule 1113
for architectural coatings, Rule 1403 for new source review, and CARB’s Airborne Toxic
Control Measures), mitigation imposed at the project level may include extension of
construction schedules and/or use of special equipment. Furthermore, the Mid-Century Plan
includes Policy NR 1.3, Development Dust and Particulate Emission Control, which calls for the
development of City regulations to control for fugitive dust emissions associated with
construction-related activities. However, at present time, no current City regulations exist and
it is unknown when such regulation would be adopted. Overall, the likely scale and extent of
construction activities associated with the Mid-Century Plan would likely continue to exceed
the relevant SCAQMD thresholds for some projects. Therefore, construction-related air
quality impacts of developments that would be accommodated by the Mid-Century Plan
would be significant.
It should be noted that the amount of emissions from a pr oject does not necessarily
correspond to the concentrations of air pollutants. The concentration is required to calculate
health risk from project implementation. Projects that exceed the regional significance
thresholds will contribute to the current nonattainment designation for ozone and particulate
matter. Because the nonattainment designation is based on the AAQS, which are set at levels
of exposure that are determined to result in adverse health, the Mid-Century Plan would
cumulatively contribute to health impacts within the SoCAB. However, since it is not possible
to translate the amount of emissions to a particular concentration, it is not possible to calculate
the risk factor for a particular health effect. Known health effects related to ozone include
worsening of bronchitis, asthma, and emphysema and a decrease in lung function. Particulate
matter can also lead to a variety of health effects in people. These include premature death of
people with heart or lung disease, heart attacks, irregular hear tbeat, decreased lung function,
and increased respiratory symptoms.
Regional emissions contribute to these known health effects. SCAQMD is the primary agency
responsible for ensuring the health and welfare of sensitive individuals to elevated
concentrations of air quality in the SoCAB. To achieve the health-based standards established
by EPA, SCAQMD prepares an AQMP that details regional programs to attain the AAQS.
However, because cumulative development within the Plan Area would exceed the regional
significance thresholds, the Mid-Century Plan could contribute to an increase in health effects
in the basin until the attainment standards are met in the SoCAB. In addition to the AQMPs,
the SCAQMD has also developed and released the LSTs to address impacts from criteria air
pollutants at a more localized level.
Crossroads Specific Plan
Construction activities associated with buildout of the Crossroads Specific Plan are anticipated
to occur sporadically over an approximately 17 to 18-year period or longer. Buildout would be
comprised of multiple smaller projects, each having its own construction timeline and
activities. Development of multiple properties could occur at the same time. However, there
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CEQA Findings of Fact - 98 -
is no defined development schedule for these future projects at this time. For this analysis, the
maximum daily emissions are based on a very conservative scenario, where several
construction projects are occurring at one time and overlap of all construction phases occur
at the same time. The amount of construction assumed is consistent with the 17 to 18-year
anticipated buildout of the proposed Specific Plan.
Construction activities associated with development that would be accommodated by the
Crossroads Specific Plan could potentially exceed the SCAQMD regional threshold for NOX.
The primary source of NOX emissions is vehicle and construction equipment exhaust. NOX
is a precursor to the formation of both O3 and particulate matter (PM10 and PM2.5). Project-
related emission of NOX would contribute to the O3, NO2, PM10, and PM2.5 nonattainment
designations of the SoCAB. Therefore, project-related construction activities would result in
potential significant regional air quality impacts.
Mitigation Measures
Mitigation Measures AQ-1 through AQ-3, above, apply here.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
Impact 5.2-3: Buildout in accordance with the Proposed Project would generate long-term
emissions that would exceed SCAQMD’s regional significance thresholds and
cumulatively contribute to the nonattainment designations of the SoCAB.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-36 of the DEIR.
Mid-Century Plan
For the purpose of the following analysis, it is important to note that, per the requirements of
CEQA, this analysis is based on a comparison of the Mid-Century Plan’s proposed land-use
diagram to existing, on-the-ground land uses and not to the current Temple City General Plan
land-use diagram.
It is also important to note that the Mid-Century Plan is a regulatory document that sets up
the framework for growth and development and does not directly result in development.
Before development can occur, it is required to be analyzed for conformance with the General
Plan, zoning requirements, and other applicable local and state requirements; comply with the
requirements of CEQA; and obtain all necessary clearances and permits.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 99 -
The Mid-Century Plan guides growth and development within the Plan Area by designating
land uses in the proposed land use diagram and through implementation of its goals and
policies. New development would increase air pollutant emissions in the City and contribute
to the overall emissions inventory in the SoCAB. A discussion of health impacts associated
with air pollutant emissions generated by operational activities is included in the Air Pollutants
of Concern discussion in section 5.2-1, Environmental Setting, of the DEIR.
Buildout of the Mid-Century Plan would generate long-term emissions that exceed the daily
SCAQMD thresholds for VOC, NOX, and CO. Emissions of VOC and NOX are precursors
to the formation of O3. In addition, NOX is a precursor to the formation of particulate matter
(PM10 and PM2.5). Therefore, emissions of VOC and NOX that exceed the SCAQMD regional
significance thresholds would contribute to the O3 and particulate matter (PM10 and PM2.5)
nonattainment designation of the SoCAB.
Implementation of the Mid-Century Plan policies could contribute in reducing criteria air
pollutant emissions. Many of these policies promote an increase in concepts and designs that
would increase walking, bicycling, and use of public transit, which would contribute to reduced
VMT (e.g., Policies LU 2.1, 2.3, 2.4, 2.5, 3.6, 3.8, 9.6, and 14.1). In addition, goals and policies
within the Mobility Element such as Goal M-1, Livable Streets, and Goal M-3, Pedestrian Network,
would also contribute to reducing overall criteria air pollutant emissions from mobile sources.
Furthermore, Policies LU 7.1, Sustainable Land Development, and LU 7.2, Sustainable Design and
Construction, focus on sustainable design to promote energy efficiency. However, future
development projects that would be accommodated by the Mid-Century Plan could exceed
the SCAQMD regional emissions thresholds. Therefore, operational air quality impacts
associated with future development of the Mid-Century Plan would be significant.
The amount of emissions from a project does not necessarily correspond to the concentrations
of air pollutants. Projects that exceed the regional significance threshold contribute to the
nonattainment designation. Because the attainment designation is based on the AAQS, which
are set at levels of exposure that are determined to not result in adverse health, the Mid-
Century Plan would cumulatively contribute to health impacts within the SoCAB. Known
health effects related to ozone include worsening of bronchitis, asthma, and emphysema and
decreases in lung function. Particulate matter can also lead to a variety of health effects. These
include premature death of people with heart or lung disease, heart attacks, irregular heartbeat,
decreased lung function, and increased respiratory symptoms.
SCAQMD is the primary agency responsible for ensuring the health and welfare of sensitive
individuals to elevated concentrations of air quality in the SoCAB. To achieve the health-based
standards established by the EPA, the SCAQMD prepares an AQMP that details regional
programs to attain the AAQS. However, because cumulative development within the Plan
Area would exceed the regional significance thresholds, the project could contribute to an
increase in health effects in the basin until the attainment standards are met in the SoCAB. In
addition to the AQMP, the SCAQMD has also developed and released LSTs to address
impacts from criteria air pollutants at a more localized level.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 100 -
Crossroads Specific Plan
Buildout of the Crossroads Specific Plan would result in direct and indirect criteria air pollutant
emissions from transportation, energy (e.g., natural gas use), and area sources (e.g., aerosols
and landscaping equipment). Mobile-source criteria air pollutant emissions are based on the
traffic analysis conducted by Fehr & Peers (see Appendix I). Per the traffic analysis,
implementation of the Crossroads Specific Plan would generate a net increase of 9,900 average
daily trips (ADT) and 85,130 daily VMT. The net change in emissions is based on the new
emissions associated with the new land uses subtracted by the emissions associated with the
existing land uses assumed for demolition.
The analysis for the Crossroads Specific Plan focuses on changes in land use within the
Specific Plan Area, which currently accommodates approximately six percent of the Plan
Area’s employment and population (i.e., service population). At buildout, the Crossroads
Specific Plan would accommodate approximately 12 percent of the Plan Area’s service
population, including over 42 percent of the City’s employment. Consequently, while some
areas of the Plan Area are likely to see relatively little change over the General Plan horizon,
the Crossroads Specific Plan accommodates a substantial amount of the Plan Area’s
commercial and residential growth. Therefore, a large percentage of the increases in vehicle
trips, vehicle miles traveled, additional water demand, and wastewater and solid waste
generation would be linked to the Crossroads Specific Plan as opposed to the remainder of
the Plan Area.
Operation of the land uses accommodated under the Crossroads Specific Plan at buildout
would generate air pollutant emissions that exceed SCAQMD’s regional significance
thresholds for VOC, CO, and PM2.5 at buildout. Emissions of VOC that exceed the SCAQMD
regional threshold would cumulatively contribute to the O3 nonattainment designation of the
SoCAB. Emissions of PM2.5 would contribute to the PM2.5 nonattainment designations.
Therefore, the Crossroads Specific Plan would result in a potentially significant impact because
it would significantly contribute to the nonattainment designations of the SoCAB.
Mitigation Measures
Implementation of Mitigation Measures AQ-4 through AQ-8 set forth under Impact 5.2-1 above.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
Impact 5.2-5: Operation of land uses in addition to construction activities associated with buildout
of the Mid-Century Plan and construction activities associated with buildout of the
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 101 -
Crossroads Specific Plan could expose sensitive receptors to substantial
concentrations of criteria air pollutants.
Support for this environmental impact conclusion is fully discussed in Section 5.2, Air Quality,
and in particular, starting on page 5.2-41 of the DEIR.
Development and operation of new land uses consistent with the land use diagram of the
proposed Mid-Century Plan and those that would be accommodated under the Crossroads
Specific Plan could generate new sources of criteria air pollutants in the Plan Area from
area/stationary sources and mobile sources.
Localized Significance Thresholds
Implementation of the Crossroads Specific Plan and Mid-Century Plan could expose sensitive
receptors to elevated pollutant concentrations during construction activities if it would cause
or contribute significantly to elevating those levels. Unlike the mass of construction emissions
shown in DEIR Tables 5.2-11 through 5.2-13, described in pounds per day, localized
concentrations refer to an amount of pollutant in a volume of air (ppm or µg/m3) and can be
correlated to potential health effects. LSTs are the amount of project-related emissions at
which localized concentrations (ppm or µg/m3) would exceed the ambient air quality standards
for criteria air pollutants for which the SoCAB is designated a nonattainment area.
Mid-Century Plan
Operation LSTs
Per the LST methodology, information regarding specific development projects and the
locations of receptors would be needed in order to quantify the levels of localized operation
and construction-related impacts associated with future development projects. Thus, because
the proposed Mid-Century Plan is a broad-based policy plan and does not in and of itself
contain specific development project proposals, it is not possible to calculate individual
project-related operation emissions at this time. In addition, the types of land uses that could
generate substantial amounts of stationary source emissions include industrial land uses, which
is an accommodated land use under the Mid-Century Plan. Overall, because of the likely scale
of future development and the inclusion of industrial uses that would be accommodated by
the Mid-Century Plan, some development projects could likely exceed the AAQS. Therefore,
localized operation-related air quality impacts associated with implementation of the Mid-
Century Plan are considered potentially significant impacts.
Construction LSTs
Buildout of the Mid-Century Plan would occur over a period of approximately 17 to 18 years
or longer and would comprise several smaller projects with their own construction timeframe
and construction equipment. An LST analysis can only be conducted at a project-level, and
quantification of LSTs is not applicable for the program-level environmental analysis of the
Mid-Century Plan. Because potential development and redevelopment could occur close to
existing sensitive receptors, future development projects that would be accommodated by the
Mid-Century Plan have the potential to expose sensitive receptors to substantial pollutant
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 102 -
concentrations. Construction equipment exhaust combined with fugitive particulate matter
emissions has the potential to expose sensitive receptors to substantial concentrations of
criteria air pollutant emissions and result in a significant impact.
Crossroads Specific Plan
Construction LSTs
The impact analysis provided above for the Mid-Century Plan also applies to the Crossroads
Specific Plan.
Mitigation Measures
Implementation of Mitigation Measures AQ-1 and AQ-4 set forth under Impact 5.2-1 above.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
2. Cultural Resources
Impact 5.3-1: Future development that would be accommodated by the Proposed Project could
result in an impact to known and/or unknown historic resources.
Support for this environmental impact conclusion is fully discussed in Section 5.3, Cultural
Resources, and in particular, starting on page 5.3-9 of the DEIR.
Mid-Century Plan
As discussed in the Existing Historic Resources subsection of DEIR Section 5.3.1.3, Cultural
Setting, there is currently no locally-, state-, or federally-designated historic resources in the
Plan Area. However, there are a number of buildings and structures (residential, commercial
and institutional) throughout the Plan Area that were constructed as far back as the early
1900s. Therefore, because these resources are over 50 years old, they may meet the criteria for
historic listing, including listing on the National Register of Historic Places.
New development and redevelopment that would be accommodated by the Mid-Century Plan
would occur throughout the Plan Area, including the area of central Temple City that contains
a large concentration of older buildings (see DEIR Figure 5.3-1). Under CEQA, a project
would have a significant impact on a historic resource if it “would result in the physical
demolition, destruction, relocation, or alteration of the resource or its immediate surroundings
such that the significance of an historical resources would be materially impaired” (CEQA
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 103 -
Guidelines Section 15064.5(b)(1)). Material impairment would occur if the development
project would result in demolition or material alteration of those physical characteristics that
convey the resource’s historical significance (CEQA Guidelines Section 15064.5(b)(2)).
Adoption of the Mid-Century Plan in itself would not directly impact any resources of
potential historic value as it is a policy-level document that guides land uses in the Plan Area
and does not propose the demolition or alteration of any resource of potential historic value.
However, proposed changes in land use designations and buildout under the Mid-Century
Plan would allow for new development and infill development within or adjacent to potential
conservation areas, which may impact a resources’ immediately-surrounding area.
Additionally, future development under the Mid-Century Plan could result in a direct or
indirect impact on properties in the Plan Area that are potentially eligible for listing in the
California Register of Historic Resources or that could meet the California Register of
Historical Resources criteria upon reaching 50 years of age.
However, the proposed Mid-Century Plan land use diagram is sensitive to the scale and
character of existing neighborhoods; as shown in a comparison of DEIR Figures 3-4 and 4-2,
land use changes are limited to selected areas of the Plan Area and almost all single-family
residential neighborhoods would remain designated as Low Density Residential. Maintaining
this residential land designation would increase the likelihood that resources of potential
historic value covered under this land use designation would remain. Also, the proposed land
use diagram’s most notable change from the current land use diagram—the selective
introduction of mixed use designations—does not require that mixed-use development replace
single-use properties that may have historic value.
Additionally, although the scale and character of new development may affect a resource of
potential historic value, either directly or indirectly, the proposed Land Use Element of the
Mid-Century Plan includes policies to protect and maintain historic properties and places in
the Plan Area. Proposed policies encourage property owners of historic properties to seek
listing (Policy LU 5.2) and the City to explore the feasibility of an incentive program related
to maintenance of historic properties (Policy LU 5.4). Implementation of these policies would
ensure that future impacts to historic resources in the Plan Area would be avoided and/or
minimized. One of the key guiding principles of Mid-Century Plan states that the City and its
residents value and protect the neighborhoods, business districts, civic facilities, and open
spaces that have developed since Temple City’s founding.
In addition to compliance with the general plan policies listed above, development and
redevelopment in the Plan Area under the Mid-Century Plan would be required to comply
with existing development standards and design guidelines found in the Temple City Zoning
Code (codified as Title 9 [Zoning Regulations], Chapter 1 [Zoning Code] of the City’s
Municipal Code) and the Temple City Downtown Specific Plan, which both directly address
compatibility between new and existing land uses.
The 2013 California Historic Building Code also provides regulations for the preservation,
restoration, rehabilitation, relocation, or reconstruction of buildings or properties designated
as qualified historical buildings or properties. Future development projects that would be
accommodated by the Mid-Century Plan and may impact qualified historical buildings or
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 104 -
properties, would be required to adhere to the provisions of the 2013 California Historic
Building Code. Compliance with these provisions would be ensured through the City’s
development review process.
Furthermore, at the time a discretionary development project is proposed adjacent to or in
proximity of a known or potential historic resource, the project-level CEQA document
prepared for the development project would need to identify any impacts (direct or indirect)
that the project could have on a historic resource. The site-specific environmental review
would be required to identify any known or potential historical sites and structures on or near
the proposed development site. The CEQA Guidelines require a project that will have
potentially adverse impacts on historic resources to incorporate all feasible mitigation to avoid
or reduce impacts, such as to conform to the Secretary of the Interior’s Standards for the
Treatment of Historic Properties.
Compliance with the Mid-Century Plan policies, provisions of the Temple City Municipal
Code and Downtown Specific Plan, and state and federal regulations restricting alteration,
relocation, and demolition of historical resources would minimize potential impacts to historic
resources. However, because development in the Plan Area under the Mid-Century Plan could
result in damage or loss of resources that could be of historic value, impacts to historical
resources are considered potentially significant.
Crossroads Specific Plan
The Specific Plan Area is fully built out. As noted above, there are a number of buildings and
structures (residential, commercial and institutional) throughout the Plan Area (including the
Specific Plan Are) that were constructed as far back as the early 1900s. Therefore, because
these resources are over 50 years old, they could be considered a resource of historic value.
As with other portions of the Plan Area under the Mid-Century Plan, proposed Land Use
Element policies related to identification and preservation of historic resources would apply
to development activity that would be accommodated by the Crossroads Specific Plan in the
Specific Plan Area. Additionally, federal and state regulations, as well as development
standards and design guidelines found in the Temple City Zoning Code would apply to the
Specific Plan Area.
Furthermore, at the time a development project is proposed adjacent to or in proximity of a
known or potential historic resource, the project-level CEQA document of the development
project would need to identify any impacts (direct or indirect) that the project could have on
a historic resource.
However, because development in the Specific Plan Area could result in the damage or loss
of unlisted historic resources, impacts to historical resources are considered potentially
significant.
Mitigation Measure
CUL-1 Project applicants for future development projects with intact extant building(s) more
than 50 years old shall prepare and submit a historic resource technical study to the
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 105 -
City of Temple City for review and approval. The technical study shall be prepared
by a qualified architectural historian meeting the Secretary of the Interior Standards.
The study shall evaluate the significance and data potential of the resource in
accordance with these standards. If the resource meets the criteria for listing on the
California Register of Historical Resources (Pub. Res. Code Section 5024.1, Title 14
CCR, Section 4852): 1) mitigation shall be identified within the technical study that
ensures the value and integrity of the historical resource is maintained in accordance
with the Secretary of the Interior Standards, or 2) provide evidence that
retention/relocation of the historical resources is not feasible through a credible
feasibility study and provide mitigation to preserve the historical value through
recordation, interpretive, commemorative, or educational measures.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
3. Greenhouse Gas Emissions
Impact 5.5-1: Implementation of the Crossroads Specific Plan would generate a substantial
increase in GHG emissions compared to existing conditions and would have a
significant impact on the environment.
Support for this environmental impact conclusion is fully discussed in Section 5.5, Greenhouse
Gas Emissions, and in particular, starting on page 5.5-36 of the DEIR.
Global climate change is not confined to a particular project area and is generally accepted as
the consequence of global industrialization over the last 200 years. A typical project, even a
very large one, does not generate enough greenhouse gas emissions on its own to influence
global climate change significantly; hence, the issue of global climate change is, by definition,
a cumulative environmental impact.
Crossroads Specific Plan
Implementation of the Crossroads Specific Plan would contribute to global climate change
through direct emissions of GHG from onsite area sources and vehicle trips generated by
development projects that would be accommodated by the specific plan, and indirectly
through offsite energy production required for onsite activities, water use, and waste disposal.
Annual GHG emissions were calculated for construction and operation activities that would
be accommodated by the Crossroads Specific Plan. The emissions associated with the
Crossroads Specific Plan includes emissions associated with new facilities, the overall gro wth
in the service population (e.g., mobile-source emissions), and the existing facilities to remain.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 106 -
Total construction emissions were amortized over 30 years and included in the emissions
inventory to account for the short-term, one-time GHG emissions from the construction
phase of future development projects.
The analysis for the Crossroads Specific Plan focuses on changes in land use within the
Specific Plan Area. The Specific Plan Area currently accommodates approximately six percent
of the Plan Area’s employment and population (i.e., service population). At buildout, the
Crossroads Specific Plan would accommodate approximately 12 percent of the Plan Area’s
service population, including over 42 percent of the City’s employment. Consequently, while
some areas of the Plan Area are likely to see relatively little change over the general plan
horizon year, the Crossroads Specific Plan accommodates a substantial amount of the Plan
Area’s commercial and residential growth.
Implementation of the Crossroads Specific Plan would result in a net increase of GHG
emissions by 11,140 MTCO2e per year compared to the existing conditions of the Specific
Plan Area. The net increase would exceed SCAQMD’s bright-line threshold of 3,000 MTCO2e
per year. While implementation of the Crossroads Specific Plan under full buildout conditions
would result in lower GHG emissions on a per capita basis by approximately 51 percent
compared to the existing conditions, the forecasted year 2035 per capita threshold of 2.3
MTCO2e per service population per year would be exceeded for the Specific Plan Area. The
increases in overall emissions would be attributable to the new additional non-residential and
residential land uses proposed. In addition, an increase in service population would contribute
to an increase in wastewater generation, water demand, and vehicle trips. While new buildings
would be more energy efficient, there would be an overall increase in energy usage due to the
amount of new building space that would be constructed. Overall, the Crossroads Specific
Plan’s cumulative contribution to the long-term GHG emissions in the state would be
considered potentially significant.
Mitigation Measures
Mitigation Measures AQ-5 through AQ-8, above, apply here.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 107 -
4. Noise
Impact 5.9-2: Implementation of the Proposed Project could result in short- and long-term
groundborne vibration impacts.
Support for this environmental impact conclusion is fully discussed in Section 5.9, Noise, and in
particular, starting on page 5.9-37 of the DEIR.
CEQA does not specify quantitative thresholds for what is considered “excessive” vibration or
groundborne noise. Likewise, Temple City does not establish such vibration-related thresholds.
Since perception of vibration effects would be subjective and would vary between individuals, it is
necessary to establish a quantitative threshold that ref lects levels of vibration typically capable of
causing perception, annoyance, and/or damage. Therefore, based on criteria from the FTA, a
significant impact would occur if:
▪ Implementation of the project would result in ongoing exceedance of the criteria for
annoyance presented in DEIR Table 5.9-3, Human Reaction to Typical Vibration Levels.
▪ Implementation of the project would result in vibration exceeding the criteria presented in
DEIR Table 5.9-4, Groundborne Vibration Criteria: Architectural Damage, that could cause
buildings architectural damage.
The following discusses potential vibration impacts generated by short-term construction and
long-term operations that may occur under implementation of each component of the Proposed
Project.
Short-Term Construction-Related Vibration Impacts
Mid-Century Plan
The effect on buildings in the vicinity of a construction site varies depending on soil type, ground
strata, and receptor-building construction. The results from vibration can range from no
perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibrations
at moderate levels, to slight structural damage at the highest levels. Vibration from construction
activities rarely reaches the levels that can damage structures, but groundborne vibration and
groundborne noise can reach perceptible and audible levels in buildings that are close to the
construction site.
Vibration generated by construction equipment has the potential to be substantial. Grading and
demolition activity typically generate the highest vibration levels during construction. Except for
pile driving, maximum vibration levels measured at a distance of 25 feet from an individual piece
of typical construction equipment do not exceed the thresholds for human annoyance for
industrial uses or the thresholds for architectural damage, as defined in DEIR Tables 5.9-3 and
5.9-4.
Nonetheless, significant vibration impacts may occur from construction activities associated with
new development under the Mid-Century Plan. While there is an absence of information about
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 108 -
specific development proposals, implementation of the Mid-Century Plan anticipates an increase
in development intensity in certain areas of the Plan Area—the greatest amount of development
would occur in the Specific Plan Area. However, without specific development details, it is not
possible to quantify potential construction vibration impacts for the potential developments and
at specific sensitive receptors. Such quantification would need to be conducted on a project-by-
project basis, taking into account the specifics of each situation. Overall, vibration impacts related
to construction would be short term, temporary, and generally restricted to the areas in the
immediate vicinity of active construction equipment. Also, construction would be localized and
would occur intermittently for varying periods of time.
Methods to reduce vibration during construction would include the use of smaller equipment, use
of well-maintained equipment, use of static rollers (instead of vibratory rollers), and the drilling
of piles (as opposed to the use of impact driving techniques). Additionally, other vibration-
reduction methods could include limitations on construction hours and/or guidelines for the
positioning of vibration-generating construction equipment.
According to Section 9-1I-1 (Exemptions) of the City’s Municipal Code, construction activities
within 0.25 mile of residential uses are exempt from the City’s standards between the hours of
7:00 AM to 7:00 PM, and activities located 0.25 mile or farther from residential uses are exempt
during any time of day. While this portion of the City’s Municipal Code is aimed at construction
noise effects, enforcement of the City’s Municipal Code would also reduce the potential for
construction vibration annoyance by limiting non-emergency construction hours to the daytime
when people are less sensitive to elevated noise and/or vibration levels, or areas away from sensitive
uses. Nevertheless, the restrictions in the City’s Municipal Code would not reduce the potential for
vibration-induced architectural damage.
The Hazards Element of the Mid-Century Plan also includes the following policies to reduce
vibration impacts resulting from construction activities.
H 7.3 Construction Hours. Continue to enforce restrictions on the hours of construction
activity to minimize impacts of noise and vibration on adjoining uses.
H 7.4 Construction Noise. Require construction and development projects to assess potential
construction noise and vibration impacts on nearby uses and mitigate impacts on the
community.
Furthermore, Mitigation Measures N-1 and N-2 requires applicants for individual development
projects that involve vibration-intensive construction activities—such as pile drivers, jack
hammers, and vibratory rollers—within 25 feet of sensitive receptors (e.g., residences and historic
structures), to prepare and submit to the City an acoustical study to evaluate potential construction-
related vibration damage and annoyance impacts. Also, future development projects subject to
CEQA review would be required to include an evaluation of potential construction-related
vibration impacts and may include site-specific mitigation measures to reduce vibration impacts
during construction.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 109 -
However, even with compliance with the City’s Municipal Code standards and implementation of
the Mid-Century policies and mitigation measures, construction vibration impacts would be
potentially significant.
Crossroads Specific Plan
The above analysis also applies to the Crossroads Specific Plan.
Mitigation Measures
N-1 Prior to issuance of grading and construction permits, applicants for individual
development projects that are subject to CEQA (California Environmental Quality
Act) review (i.e., non-exempt projects) and that involve vibration-intensive
construction activities—such as pile drivers, vibratory rollers, hoe rams, and/or large
bulldozers4 (as examples)—within 25 feet of sensitive receptors (e.g., residences and
historic structures), shall prepare and submit to the City of Temple City Community
Development Department an acoustical study to evaluate potential construction-
related vibration damage impacts. The vibration assessment shall be prepared by a
qualified acoustical engineer and be based on the Federal Transit Administration
(FTA) vibration-induced architectural damage criterion. If the acoustical study
determines a potential exceedance of the FTA thresholds, measures shall be identified
that ensure vibration levels are reduced to below the thresholds. Measures to reduce
vibration levels can include use of less-vibration-intensive equipment (e.g., drilled
piles and static rollers) and/or construction techniques (e.g., non-explosive rock
blasting and use of hand tools) and preparation of a pre-construction survey report
to assess the condition of the affected sensitive structure. Identified measures shall
be included on all construction and building documents and submitted for verification
to the Community Development Department.
N-2 Prior to issuance of grading and construction permits, applicants for individual
development projects that are subject to CEQA (California Environmental Quality
Act) review (i.e., non-exempt projects) and that involve vibration-intensive
construction activities—such as pile drivers, vibratory rollers, hoe rams, and/or large
bulldozers5 (as examples) —within 100 feet of sensitive receptors (e.g., residences and
historic structures) shall prepare and submit to the City of Temple City Community
Development Department an acoustical study to evaluate potential construction-
related vibration annoyance impacts. The study shall be prepared by a qualified
acoustical engineer and shall identify measures to reduce impacts to habitable
structures to below the Federal Transit Administration (FTA) vibration-induced
annoyance criterion. If construction-related vibration is determined in the acoustical
study to be perceptible at vibration-sensitive uses, additional requirements, such as
4 A ‘large’ bulldozer is above an operating weight of 85,000 pounds (represented by a Caterpillar D8-class or larger); a
‘medium’ bulldozer has an operating weight range of 25,000 to 60,000 pounds (such as a Caterpillar D6 - or D7-class); and a
‘small’ bulldozer has an operating weight range of 15,000 to 20,000 pounds (such as a Caterpillar D3-, D4-, or D5-class).
5 A ‘large’ bulldozer is above an operating weight of 85,000 pounds (represented by a Caterpillar D8-class or larger); a
‘medium’ bulldozer has an operating weight range of 25,000 to 60,000 pounds (such as a Caterpillar D6- or D7-class); and a
‘small’ bulldozer has an operating weight range of 15,000 to 20,000 pounds (such as a Caterpillar D3 -, D4-, or D5-class).
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 110 -
use of less-vibration-intensive equipment or construction techniques, shall be
implemented during construction (e.g., drilled piles, static rollers, and non-explosive
rock blasting). Identified measures shall be included on all construction and building
documents and submitted for verification to the Community Development
Department. Prior to discretionary approval by the City of Temple City for
development projects subject to CEQA (California Environmental Quality Act)
review (i.e., non-exempt projects), project applicants shall prepare and submit a
technical assessment evaluating potential project construction-related”.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
Impact 5.9-3: Implementation of the Proposed Project would result in temporary noise increases
in the vicinity of project-specific development sites.
Support for this environmental impact conclusion is fully discussed in Section 5.9, Noise, and
in particular, starting on page 5.9-41 of the DEIR.
Mid-Century Plan
Two types of short-term noise impacts could occur during construction of future development
projects under the Mid-Century Plan (including development projects under the Crossroads
Specific Plan, which is a subset of the Mid-Century Plan). First, the transport of workers and
movement of materials to and from a construction site could incrementally increase vehicle
flows along local roads; however, such flow increments may or may not result in notable
increases to the associated noise levels. The second type of short-term noise impact is related
to demolition, site preparation, grading, and/or physical construction. Construction is
performed in distinct steps, each of which has its own mix of equipment, and, consequently,
its own noise characteristics. Construction equipment generates high levels of noise, ranging
from 71 dBA to 101 dBA. Given these typical noise emissions levels for construction
equipment, construction of individual development projects that would be accommodated by
the Mid-Century Plan would temporarily increase the ambient noise environment and would
have the potential to affect noise-sensitive land uses in the vicinity of individual development
sites.
According to Section 9-1I-1 (Exemptions) of the City’s Municipal Code, construction
activities within 0.25 mile of residential uses are exempt from the noise ordinance standards
between the hours of 7:00 AM to 7:00 PM, and activities located 0.25 mile or farther from
residential uses are exempt during any time of day. Enforcement of the provisions of the City’s
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 111 -
Municipal Code would reduce construction noise by limiting non-emergency construction
hours to the daytime when people are less sensitive to elevated noise levels, or to areas that
are away from sensitive uses. Additionally, the Hazards Element of the Mid-Century Plan
includes the following policies to reduce noise impacts resulting from construction activities.
▪ H 6.1 Excessive Motor Vehicle Noise. Encourage traffic-calming road design,
engineering, and construction methods, where appropriate, to decrease excessive motor
vehicle noise on major corridors.
▪ H 7.3 Construction Hours. Continue to enforce restrictions on the hours of
construction activity to minimize impacts of noise and vibration on adjoining uses.
▪ H 7.4 Construction Noise. Require construction and development projects to assess
potential construction noise and vibration impacts on nearby uses and mitigate impacts
on the community.
Furthermore, Mitigation Measure N-3 requires applicants for individual development projects
within 500 feet of noise-sensitive receptors (e.g., residences, hospitals, schools) to prepare
construction-level noise analysis and implement best management practices to reduce
construction noise levels. Also, future development projects subject to CEQA review would
be required to include an evaluation of potential construction noise impacts and may include
site-specific mitigation measures to reduce noise impacts during construction.
However, even with compliance with the compliance of the City’s construction-related
standards and implementation of the Mid-Century Plan policies and mitigation measure,
construction noise would result in a potentially significant impact.
Crossroads Specific Plan
The above analysis also applies to the Crossroads Specific Plan.
Mitigation Measure
N-3 Prior to the issuance of demolition, grading and/or construction permits, applicants
for individual development projects that are subject to CEQA (California
Environmental Quality Act) review (i.e., non-exempt projects) and that are within 500
feet of noise-sensitive receptors (e.g., residences, hospitals, schools) shall conduct a
construction-level noise analysis to evaluate potential construction-related noise
impacts on sensitive receptors. The analysis shall be conducted once the final
construction equipment list that will be used for demolition and grading activities is
determined. The construction-level noise analysis shall be submitted to the City of
Temple City Community Development Department for review and approval. If the
analysis determines that demolition and construction activities would result in an
impact to identified noise-sensitive receptors, then specific measures to attenuate the
noise impact shall be outlined in the analysis and reviewed and approved by Temple
City. Specific measures may include but are not limited to the following best
management practices:
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 112 -
• Post a construction site notice near the construction site access point or in an
area that is clearly visible to the public. The notice shall include the following: job
site address; permit number, name, and phone number of the contractor and
owner; dates and duration of construction activities; construction hours allowed;
and the City of Temple City and construction contractor phone numbers where
noise complaints can be reported and logged.
• Consider the installation of temporary sound barriers for construction activities
immediately adjacent to occupied noise-sensitive structures.
• Restrict haul routes and construction-related traffic to the least noise-sensitive
times of the day.
• Reduce non-essential idling of construction equipment to no more than five
minutes.
• Ensure that all construction equipment is monitored and properly maintained in
accordance with the manufacturer’s recommendations to minimize noise.
• Fit all construction equipment with properly-operating mufflers, air intake
silencers, and engine shrouds, no less effective than as originally equipped by the
manufacturer, to minimize noise emissions.
• If construction equipment is equipped with back-up alarm shut offs, switch off
back-up alarms and replace with human spotters, as feasible.
• Stationary equipment (such as generators and air compressors) and equipment
maintenance and staging areas shall be located as far from existing noise-sensitive
land uses, as feasible.
• To the extent feasible, use acoustic enclosures, shields, or shrouds for stationary
equipment such as compressors and pumps.
• Shut off generators when generators are not needed.
• Coordinate deliveries to reduce the potential of trucks waiting to unload and
idling for long periods of time.
• Grade surface irregularities on construction sites to prevent potholes from
causing vehicular noise.
• Minimize the use of impact devices such as jackhammers, pavement breakers,
and hoe rams. Where possible, use concrete crushers or pavement saws rather
than hoe rams for tasks such as concrete or asphalt demolition and removal.
The final noise-reduction measures to be implemented shall be determined by the
construction-level noise analysis. The final noise-reduction measures shall be included
on all construction and building documents and/or construction management plans
and submitted for verification to the City of Temple City Community Development
Department; implemented by the construction contractor through the duration of the
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 113 -
construction phase; and discussed at the pre-demolition, -grade, and/or -construction
meetings.
Finding
Finding 3: Even with the identification of project design features; compliance with existing laws, codes
and statutes; and/or the identification of feasible mitigation measures, potentially significant impacts
cannot be reduced to a level of less than significant. Therefore, the City has found in accordance with
CEQA Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal,
social, technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
5. Recreation
Impact 5.12-1: Implementation of the Proposed Project would result in the generation of additional
residents in the Plan Area, which would in turn result in an increase in the use of
existing City parks and recreational facilities.
Support for this environmental impact conclusion is fully discussed in Section 5.12, Recreation,
and in particular, starting on page 5.12-7 of the DEIR.
Mid-Century Plan
Demand for parks and recreation facilities are determined by the residential population within
the City’s service area. Buildout under the Mid-Century Plan would result in an impact on the
City’s existing parks and recreational facilities due to greater use and intensification of facilities.
Buildout could generate up to approximately 5,220 additional residential units over existing
conditions, which would equate to 12,778 new residents in the Plan Area. Implementation of
the Mid-Century Plan would result in increased use of existing City parks and recreational
facilities and increased wear and tear of these facilities.
The Plan Area currently has a citywide deficit of park and recreational space (deficit of
approximately 118 acres of parkland); it currently has approximately .43 acres of parkland per
1,000 residents6 (20 acres of parkland in total). This is significantly less than the 3.0 acres per
1,000 residents called for in Policy CS 8.1 of the Mid-Century Plan, and significantly under
NPRA’s recommendation of 2.5 acres or parkland per 1,000 residents. Applying the goal of 3
acres of parkland per 1,000 residents, the increase of 12,778 residents over existing conditions
due to buildout of the Mid-Century Plan would result in the need of approximately 38 acres
of additional parkland in the Plan Area. At buildout of the Mid-Century Plan, and without the
additional parkland to serve the needs of the additional residents (only taking into
consideration the 20 acres of existing parkland), the new parkland ratio would be reduced to
6 The current number of acres of parkland per resident in the Plan Area is calculated as follows: 20 acres (total acres of park land in the Plan
Area) divided by 46,450 (current number of residents in the Plan Area) and then multiplied by 1,000 residents.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 114 -
.34 acres per 1,000 residents.7 Therefore, the City would continue to not be able to meet its
minimum goal of 3 acres per 1,000 residents.
Pursuant to Chapter 5 (New Construction Park Fees) of the City’s Municipal Code, the City
requires and would continue requiring development impact fees for all new dwelling units.
Future developers of new dwelling units would be required to pay all applicable development
impact fees. Funds collected are used exclusively for the acquisition or improvement of City
parks, in general conformance with the priorities established by the Mid-Century Plan. The
additional 5,220 residential units that could be generated at buildout of the Mid-Century Plan
would generate additional funds that would be placed into a special park development fee fund
in order to finance the acquisition or improvement of neighborhood and community parks.
Additionally, in March 2014, the City developed the Parks and Open Space Master Plan
(POSMP). With approval of the POSMP, the City is looking into developing specific and
separate master plans for both Live Oak and Temple City Parks to guide future projects that
will further address the specific needs of Temple City residents.
Further, although Temple City residents are limited to two City parks (Live Oak Park and
Temple City Park; see DEIR Figure 5.11-1, Public Facilities and Parks), Temple City is in
proximity to other public park, open space, and recreation areas in the San Gabriel Valley,
such as the San Gabriel Mountains and the Whittier Narrows Dam County Recreation Area.
The San Gabriel Mountains for example, offers a large network of multipurpose trails,
developed campgrounds, picnic areas, swimming, fishing, skiing, and various other seasonal
activities. These and other nearby parks, open space and recreational amenities are available
to the City’s residents.
The City’s Parks and Recreation Department also provides a diverse array of recreation
opportunities and services for all ages and interests, including youth, teens, adults, and seniors.
For example, recreation classes, sports programs and afterschool care are offered for local
youth and teens to encourage creativity, leadership development and overall healthy lifestyles.
Senior programs and services encourage an independent and healthy lifestyle for residents ages
60 years and older. The majority of programs and services are held at one of the community’s
two parks, Live Oak Park and Temple City Park.
Furthermore, the Mid-Century Plan contains policies designed to minimize impacts on parks
and recreational facilities. Compliance with these policies would ensure that progress is made
in the provision of adequate and expansion of the City’s network of recreational amenities. In
particular, policies in the proposed Land Use, Mobility, Economic and Community Services
Elements directly address the provision of adequate parks and recreational facilities, including
Policy’s CS 8.1 through 8.5, CS 8.7 through 8.10, 8.16, 8.17, 8.18, and 10.1 through 10.4 of the
Community Services Element. For example, Policy CS 8.3 calls for developers of large projects
to provide land dedications for parks and improvements exceeding minimum City
requirements in exchange for incentives established by the City, while Policy CS 8.8 outlines
the requirement that significant residential and mixed-use development projects make
7 The anticipated number of acres of parkland per resident that would be generated due to buildout of the Mid-Century Plan is calculated as
follows: 20 acres (total acres of parkland in the Plan Area) divided by 59,228 (proposed number of residents in the Plan Area) and then
multiplied by 1,000 residents.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 115 -
provisions for adequate amounts of usable and publicly accessible recreation and open space.
Additionally, Policy’s CS 8.17 and CS 8-18 call for the City to conduct regular park
maintenance and facility inspections on park buildings, playground equipment, and
recreational fields to allow for their continued public use and enjoyment and to maintain the
current level of park maintenance enjoyed by Temple City residents and visitors.
Finally, the Mid-Century Plan does not include any changes to parks and open space land use
designations. This would ensure that the City’s existing parks would remain and thereby,
continue to provide suitable recreation areas for Temple City residents.
However, as called for in Policy CS 8.1, the City proposes to establish a parkland standard of
3.0 acres per 1,000 residents, and to monitor and adjust the standard over time based on
community recreational needs and opportunities. The City would continue to not be able to
meet its minimum goal of 3 acres per 1,000 residents. Additionally, the proposed Land Use
Element of the Mid-Century Plan does not call for an increase of parkland in proportion to
the number residents that the Mid-Century Plan would generate. Therefore, implementation
of the Mid-Century Plan would result in a significant impact to existing City parks and
recreational facilities.
Crossroads Specific Plan
As with development that would be accommodated under the General Plan Update, the
additional residents that would be generated by the Crossroads Specific Plan would lead to an
increase in the use of existing City park and recreational facilities, which may lead to a
deterioration of these parks and facilities over time.
The Crossroads Specific Plan would also lead to an increase in commercial and employment
development uses within the Specific Plan Area from 627,348 square feet under existing
conditions to just under 1.1 million square feet under proposed conditions (see Table 3-3,
Land Use Projections for Specific Plan Area). The additional commercial and employment
development uses would increase the number of employees within the Specific Plan Area (and
Plan Area) by approximately 1,200. However, only the increase in population due to residential
development that would be accommodated under the Crossroads Specific Plan would lead to
a need for additional parks and recreational facilitates to meet the needs of future project
residents. The increase in employees is not used in determining the need for additional parks
and recreational facilitates.
Temple City currently has a citywide deficit of park and recreational space; it currently has
approximately .43 acres of parkland per 1,000 residents, which is less than the City’s target
goal of 3 acres per 1,000 residents (20 acres of parkland in total). Using the City’s goal of 3
acres of parkland per 1,000 residents, the net increase in demand for parkland due to buildout
of the Crossroads Specific Plan (up to 3,673 new residents) would be approximately 11 acres.
There are currently no parks, open space areas or other recreational facilities within the
confines of the Specific Plan Area. However, the Crossroads Specific Plan includes
development standards that require that a certain percentage of usable open space be provided
with new development projects; the percentage of usable open space varies by land use district.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 116 -
The Crossroads Specific Plan also includes a number of design guidelines regarding park, open
space recreational areas and uses. Some of the design guidelines include:
▪ Public open space should be designed and programmed to be inviting and serve a variety
of needs and interests, including the incorporation of areas for physical activity and
recreation, relaxation, and socialization.
▪ Larger projects should contribute to and connect with a comprehensive network of
integrated open spaces throughout the Specific Plan Area. This comprehensive network
should be linked by pedestrian and bicycle paths with larger parks and open spaces outside
of the Specific Plan Area, such as Live Oak Park and Temple City Park.
▪ Owners of properties adjacent to Eaton Wash should participate in collective efforts to
enhance and improve the area fronting the Wash, by providing landscaping, open space,
and paths or walkways along the Wash.
▪ Public open spaces should be designed for day and evening use.
All future development projects within the Specific Plan Area would be required to adhere to
the development standards and design guidelines of the Crossroads Specific Plan. Also, as
with development that would occur under the Mid-Century Plan, future project developers of
the Specific Plan Area would be required to pay all applicable development impact fees
pursuant to Chapter 5 (New Construction Park Fees) of the City’s Municipal Code. Individual
development project adherence with the provisions of the Crossroads Specific Plan and City’s
Municipal Code would be ensured through the City’s development review process.
Additionally, part of the vision of the Crossroads Specific Plan calls for the Specific Plan Area
being a recreation area home to public open space and bicycle and pedestrian paths and trails.
Also, one of the guiding principles of the Crossroads Specific Plan calls for the provision of
new public and semi-public open spaces, such as plazas, pocket parks, and greenways, which
will create a network of useable and passive recreation areas suited to a variety of activities,
including relaxation, reflection, recreation, performance spaces, and art and cultural activities.
Policy 6 of the Crossroads Specific Plan also calls for the creation of new connections,
especially pedestrian and bicycle connections, and recreation and open space in concert with
new development and public improvements—while Policy 7 encourages the development of
new public open space improvements.
Furthermore, although implementation of the Crossroads Specific Plan would not provide the
11 acres of parkland needed to serve the 3,673 new residents that would be generated, it would
provide a number of park and open space areas throughout the Specific Plan Area. The
provision of park and open space areas within the Specific Plan Area would not only be
important for serving this area, but also as helping the City meet part of its overall goal of
providing 3 acres of parkland per 1,000 residents and helping reduce the City’s overall park
deficiency.
In addition to the two existing City parks (Live Oak Park and Temple City Park), residents of
the Specific Plan Area would also have access to other public park, open space, and recreation
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 117 -
areas in the San Gabriel Valley, such as the San Gabriel Mountains and the Whittier Narrows
Dam County Recreation Area. Residents would also have access to the array of recreation
opportunities and services offered by the City’s Parks and Recreation Department.
Finally, future project developers would be required to pay all applicable development impact
fees, including those outlined in Chapter 5 (New Construction Park Fees) of the City’s
Municipal Code. Funds collected from park fees are used exclusively for the acquisition or
improvement of City parks, in general conformance with the priorities established by the Mid-
Century Plan. Therefore, as residential development occurs in accordance with the Crossroads
Specific Plan, the City’s park funds would also gradually increase and allow the City to acquire
new parks or improve existing parks and recreational facilities. Payment of the parks fees
would also help offset any impacts to existing parks and recreational facilities.
Additionally, the Development Fees and Exactions implementation measure of the Mid-
Century Plan’s Implementation Plan (provided as Appendix A of the Mid-Century Plan) calls
for the City to adopt an impact fee schedule and update it as necessary to provide revenue for
required supporting public infrastructure, parks, and services.
Overall, impacts to existing City parks and recreational facilities associated with the increase
in population under the Crossroads Specific Plan are not anticipated to occur.
Mitigation Measure
No feasible mitigation measures were identified that would reduce Impact
5.12-1 to less than significant levels.
Finding
Finding 3: No feasible mitigation measures or alternatives are available to mitigate the potentially
significant impact. Therefore, the City has found in accordance with CEQA Section 21081(a)(3) and
CEQA Guidelines Section 15091(a)(3) that “Specific economic, legal, social, technological, or other
considerations, including considerations for the provision of employment opportunities for highly
trained workers, make infeasible the mitigation measures or alternatives identified in the environmental
impact report.
IV. ALTERNATIVES TO THE PROPOSED PROJECT
A. ALTERNATIVES CONSIDERED AND REJECTED DURING THE
SCOPING/PROJECT PLANNING PROCESS
The following is a discussion of the alternatives considered during the scoping and planning process
and the reasons why they were not selected for detailed analysis in the EIR.
Alternative Development Areas
CEQA requires that the discussion of alternatives focus on alternatives to the project or its location
that are capable of avoiding or substantially lessening any significant effects of the project. The key
question and first step in the analysis is whether any of the significant effects of the project would be
avoided or substantially lessened by putting the project in another location. Only locations that would
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avoid or substantially lessen any of the significant effects of the project need be considered for inclusion
in the EIR (CEQA Guidelines § 15126[5][B][1]). In general, any development of the size and type
proposed by the Project would have substantially the same impacts on air quality, land use and
planning, noise, population and housing, public services, recreation, transportation and traffic and
utilities and service systems. Without a site specific analysis, impacts on aesthetics, cultural resources,
geology, hazards and hazardous materials, hydrology/water quality, and tribal cultural resources cannot
be evaluated. More importantly, the Proposed Project is the General Plan Update for the City of
Temple City. Therefore, the Project is necessarily limited to the City of Temple City and its sphere of
influence (SOI), since the City does not have the authority to impose policies outside its boundaries.
Therefore, no alternative sites were considered.
No-Growth Alternative
The City of Temple City is primarily built out and there are relatively few remaining vacant parcels.
Consequently, the land use changes associated with the Proposed Project focus on select areas that
have the potential for redevelopment.
CEQA requires that the discussion of alternatives focus on alternatives to the project or its location
that are capable of avoiding or substantially lessening any significant effects of the project. A no growth
alternative would eliminate impacts associated with historical resources, construction-related noise, and
recreation. However, the significant impact identified for GHG emissions would continue to occur
because the state has set a goal to reduce emissions to 80 percent below 1990 levels, which requires
substantial changes in the sources of energy and new technologies that are not yet available.
More importantly, the No Growth Alternative was considered and rejected, because growth is allowed
under the current General Plan and there is no way to limit development within the City to its current
extent. The No Growth Alternative would not achieve any of the objectives established for the
Proposed Project and would not be consistent with the regional growth forecasts or be in compliance
with the adopted housing element pursuant to state law. Therefore, the No Growth Alternative is
eliminated from further consideration.
B. ALTERNATIVES SELECTED FOR FURTHER ANALYSIS
The following alternatives were determined to represent a reasonable range of alternatives with the
potential to feasibly attain most of the basic objectives of the project but avoid or substantially lessen
any of the significant effects of the project.
No Project/Current General Plan Alternative (Alternative A)
Section 15126.6(e) of the CEQA Guidelines requires that an EIR evaluate and analyze the impacts of
the “No-Project” Alternative. When the project is the revision of an existing land use or regulatory
plan, policy, or ongoing operation, the no-project alternative is the continuation of the plan, policy, or
operation into the future.
Under the No Project/Current General Plan Alternative (Alternative A), neither of the Proposed
Project’s components—the Mid-Century Plan or Crossroads Specific Plan—would be implemented as
proposed. The current (1987) Temple City General Plan (1987 General Plan), including land use
designations shown in Figure 4-2, Current General Plan Land Use Diagram, would remain in effect
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CEQA Findings of Fact - 119 -
and would not undergo any updates. All elements and policies contained in the 1987 General Plan
would remain as is. It should be noted that the 1987 General Plan does not addresses the same overall
geographic boundaries as the Mid-Century Plan, as the 1987 General Plan did not include the City’s
Sphere of Influence (SOI). In contrast, the area covered under the Mid-Century Plan (the Plan Area)
does include the SOI.
Buildout statistics for the 1987 General Plan and proposed Mid-Century Plan are compared in Table
7-1. Development in accordance with the 1987 General Plan would continue to occur, allowing for a
total of 17,529 residential units, 53,243 residents, 3,318,313 square feet of nonresidential uses, and
8,088 jobs, resulting in a jobs-to-housing ratio of 0.46. As shown in the table, the No Project/Current
General Plan Alternative A allows for 2,991 less residential units and 549,284 less square feet of
nonresidential uses than what would occur under buildout of the Mid-Century Plan.
Finding:
The No Project/Current General Plan (Alternative A) would reduce impacts to air quality
(construction and operations), cultural resources, geology and soils, greenhouse gas emissions, hazards
and hazardous materials, noise (construction and operations), population and housing, public services,
recreation, tribal cultural resources, and utilities and service systems. Aesthetics and land use and
planning impacts would be greater than the Proposed Project while hydrology and water quality, and
transportation and traffic impacts would be similar.
This alternative would also eliminate significant and unavoidable impacts of the project on air quality
(AQMP consistency).
Alternative A would develop Temple City based on the outdated 1987 General Plan and would not
implement the Crossroads Specific Plan. Thus, it would not provide an updated Land Use Element
and direct higher density in the Specific Plan area (Objective 1); provide well-designed, accessible, and
human-scale mixed use development in the Specific Plan and downtown areas (Objective 2); promote
distinct local and regional activity centers, sub-districts, and cultural destinations within the Crossroads
Specific Plan and downtown areas (Objective 3); reduce vehicle miles traveled for the City and region
by providing a diverse housing stock, job opportunities, distinct commercial and entertainment
districts, and transit opportunities within the Crossroads Specific Plan and downtown areas (Objective
4); provide a General Plan that establishes the goals and policies to create a socially-, economically-,
and environmentally-sustainable community (Objective 7); be forward thinking and embrace
sustainability, innovation, and technology (Objective 9); incorporate new goals, policies, and programs
that balance multiple modes of transportation and meet the requirements of the Complete Streets Act
(Objective 11); and reduce GHG and encourage alternative modes of travel consistent with AB 32, SB
375, and SB 743 (Objective 12).
Goals and policies of the 1987 General Plan has the ability to ensure new development builds upon
Temple City’s strong sense of place and great neighborhoods (Objective 5); encourage a strong
business community (Objective 6); ensure the continuance of a safe, vibrant place to live, work and
visit (Objective 8); and cultivate a special sense and quality of place in Temple City (Objective 10).
However, it would not be able to achieve these objectives to the same degree as the Mid-Century Plan
and Crossroads Specific Plan.
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The City Council rejects the No Project/No Development Alternative on the basis of policy and
economic factors, as explained herein. (See Pub. Resources Code, § 21061.1; CEQA Guidelines, §
15364; see also City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 410, 417; California Native Plant
Soc. v. City of Santa Cruz (2009) 177 Cal.App.4th 957, 1001; Sequoyah Hills Homeowners Assn. v. City of
Oakland (1993) 23 Cal.App.4th 704, 715.) Specific economic, legal, social, technological, or other
considerations, including provision of employment opportunities for highly trained workers, make
infeasible this project alternative identified in the FEIR.
Mid-Century Plan Without Specific Plan Alternative (Alternative B)
This alternative was evaluated for its potential to reduce short-term, construction-related air quality,
greenhouse gas emissions, and noise impacts; long-term operational air quality and greenhouse gas
emissions impacts; cultural and recreation impacts that would occur under the Proposed Project.
The Mid-Century Plan Without Specific Plan Alternative would be similar to the Mid-Century Plan,
wherein the land use designations of the areas outside of the Specific Plan Area would remain as
proposed. However, the properties within the boundaries of the area covered under the Crossroads
Specific Plan (Specific Plan Area) would retain the existing land use designations of the 1987 General
Plan, which include Commercial (comprises the vast majority of the Specific Plan Area), Low, Medium
and High Density Residential, and Institutional. Therefore, the Mixed-Use land use designation
proposed for the Specific Plan Area under the Proposed Project would not be implemented and auto-
oriented commercial uses would continue to dominate the area.
Alternative B would allow for a total of 18,675 residential units, 55,580 residents, 3,440,046 square feet
of nonresidential uses, and 8,876 jobs, resulting in a jobs-to-housing ratio of 0.47. Alternative B allows
for 1,845 fewer residential units and 427,551 fewer square feet of nonresidential uses than what would
occur under buildout of the Mid-Century Plan.
Finding
Impacts of this alternative would be similar to the Proposed Project for hazards and hazardous
materials, hydrology and water quality, land use and planning, and population and housing. Impacts of
this alternative would be reduced compared to those of the Proposed Project for air quality, cultural
resources, geology and soils, GHG emissions, noise, public services, recreation, and traffic, tribal
cultural resources, and utilities and service systems. Impacts related to aesthetics would be slightly
greater under this alternative. This alternative would not reduce any significant and unavoidable
impacts of the Proposed Project to less than significant.
Alternative B would not meet Objectives 1 through 4 of the Proposed Project because it would not
direct higher density mixed use development within the Crossroads Specific Plan (Objectives 1 and 2).
It would not promote a distinct activity center in the Specific Plan area (Objective 3), and it would not
create a diverse housing stock with new job opportunities in the Specific Plan area (Objective 4). This
alternative would meet Objectives 5 through 12 but to a lesser extent compared to the Proposed
Project.
The City Council rejects the Mid-Century Plan Without Specific Plan Alternative on the basis of policy
and economic factors, as explained herein. (See Pub. Resources Code, § 21061.1; CEQA Guidelines, §
15364; see also City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 410, 417; California Native Plant
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CEQA Findings of Fact - 121 -
Soc. v. City of Santa Cruz (2009) 177 Cal.App.4th 957, 1001; Sequoyah Hills Homeowners Assn. v. City of
Oakland (1993) 23 Cal.App.4th 704, 715.) Specific economic, legal, social, technological, or other
considerations, including provision of employment opportunities for highly trained workers, make
infeasible this project alternative identified in the FEIR.
Modified Residential Alternative (Alternative C)
The Modified Residential Alternative (Alternative C) was evaluated for its potential to reduce short -
term, construction-related air quality, greenhouse gas emissions, and noise impacts; long-term
operational air quality and greenhouse gas emissions impacts; cultural and recreation impacts that
would occur under the Proposed Project.
This alternative would be similar to the Proposed Project, wherein the land use designation of the
Specific Plan Area (Mixed Use – Specific Plan) would remain as proposed under the Mid-Century Plan.
However, the existing residential properties throughout the Plan Area (outside the Specific Plan Area)
would retain their current 1987 General Plan residential land use designations, and up-zoning of
residential properties (i.e., changing low-density residential to medium-density residential) would not
occur. Additionally, the permitted density of the High-Density Residential land use designation (13-36
dwelling units per acre [du/ac]), as proposed under the Mid-Century Plan for this land use designation,
would revert to the density currently permitted under the R-3 zone (18-30 du/ac). This change in
density would result in an overall reduction in the number of dwelling units that would be developed
in the Plan Area under this alternative.
The amount of nonresidential square footage under this alternative (and associated number of jobs)
would remain the same when compared to the Proposed Project. However, this alternative would
result in a reduction of 1,186 residential units when compared to the Proposed Project (20,520 under
the Proposed Project versus 19,334 under this alternative), which would lead to a proportional decrease
in population by approximately 3,423 persons.
Finding
Impacts of this alternative would be similar to the Proposed Project for aesthetics, hazards and
hazardous materials, hydrology and water quality, land use and planning, and population and housing.
Impacts of this alternative would be reduced compared to those of the Proposed Project for air quality,
cultural resources, geology and soils, GHG emissions, noise, public services, recreation, and traffic,
tribal cultural resources, and utilities and service systems. This alternative would not reduce any
significant and unavoidable impacts of the Proposed Project to less than significant.
Alternative C would not meet Objectives 1 through 4 of the Proposed Project because it would not
direct higher density mixed use development within the downtown areas (Objectives 1 and 2). It would
not promote a distinct activity center in the downtown area (Objective 3), and it would not create a
diverse housing stock with new job opportunities in the downtown area (Objective 4). This alternative
would meet Objectives 5 (build upon sense of place), 6 (encourage strong business community along
corridors), and 8 (provide services and community engagement) but to a lesser extent compared to the
Proposed Project. Additionally, this alternative would not create strategies to encourage
nonautomotive travel (Objective 12) to the same degree as the Proposed Project because it would not
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direct additional residences in the downtown along a major corridor near planned services. This
alternative would meet Objectives 7, and 9–11.
Refer also to Section 5.8 of this DEIR. One of the Mid-Century Plan’s overarching land use strategies
is to encourage growth through the development of mixed uses in existing commercial corridors in
order to connect residents with jobs and amenities such as shopping, restaurants, and services. The
plan aims to promote walking, bicycling, and transit use by locating uses in proximity to each other
and making the paths between those uses more safe, convenient, and aesthetically pleasing. Therefore,
by reducing the number of housing units in the downtown area along a major corridor, this alternative
does not meet SCAG’s goal of encouraging growth patterns to facilitate active transportation to the
same degree as the Proposed Project.
The City Council rejects the Modified Residential Alternative on the basis of policy and economic
factors, as explained herein. (See Pub. Resources Code, § 21061.1; CEQA Guidelines, § 15364; see also
City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 410, 417; California Native Plant Soc. v. City of
Santa Cruz (2009) 177 Cal.App.4th 957, 1001; Sequoyah Hills Homeowners Assn. v. City of Oakland (1993)
23 Cal.App.4th 704, 715.) Specific economic, legal, social, technological, or other considerations,
including provision of employment opportunities for highly trained workers, make infeasible this
project alternative identified in the FEIR.
Modified Mixed-Use and Residential Alternative (Alternative D)
The Modified Mixed-Use and Residential Alternative (Alternative D) was evaluated to determine the
effects of the redistribution of residential units within the Plan Area. Alternative D would be similar to
the Proposed Project, wherein the total buildout would be the same. However, the amount of mixed-
use development within the Specific Plan Area would be reduced. Specifically, the Mixed-Use
Boulevard (MU-B) land use district of the Crossroads Specific Plan would be changed to Commercial
Core. This change in land use districts would result in a decrease in residential uses by 166 units, which
would be transferred to the proposed Mixed Use and High Density Residential uses along Las Tunas
Drive.
Finding
The Modified Mixed-Use and Residential Alternative (Alternative D) would have similar impacts to all
environmental topical areas and would not eliminate any significant and unavoidable adverse impacts.
Alternative D would implement the Mid-Century Plan and Crossroads Specific Plan. The only change
would be a nominal redistribution of 166 residences from a Mixed-Use Boulevard land use district in
the Specific Plan area to Mixed Use and High Density Residential uses along Las Tunas Drive. Thus,
this alternative would still be able to achieve all the project objectives of the Proposed Project.
The City Council rejects the Modified Mixed-Use and Residential Alternative on the basis of policy
and economic factors, as explained herein. (See Pub. Resources Code, § 21061.1; CEQA Guidelines, §
15364; see also City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 410, 417; California Native Plant
Soc. v. City of Santa Cruz (2009) 177 Cal.App.4th 957, 1001; Sequoyah Hills Homeowners Assn. v. City of
Oakland (1993) 23 Cal.App.4th 704, 715.) Specific economic, legal, social, technological, or other
considerations, including provision of employment opportunities for highly trained workers, make
infeasible this project alternative identified in the FEIR.
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CEQA Findings of Fact - 123 -
V. STATEMENT OF OVERRIDING CONSIDERATIONS
Pursuant to Public Resources Code Section 21081(b) and the Guidelines Section 15093, the City of
Temple City has balanced the benefits of the Proposed Project against the following unavoidable
adverse impacts associated with the Proposed Project and has adopted all feasible mitigation measures
with respect to these impacts: (1) air quality, (2) cultural resources, (3) greenhouse gas emissions, (4)
noise, and (4) recreation. The City also has examined alternatives to the Proposed Project. None of the
alternatives analyzed in the EIR both meets the project objectives and is environmentally preferable to
the project.
Regarding a Statement of Overriding Considerations, Guidelines Section 15093 provides:
(a) CEQA requires the decision-making agency to balance, as applicable, the
economic, legal, social, technological, or other benefits of a proposed project
against its unavoidable environmental risks when determining whether to
approve the project. If the specific economic, legal, social, technological, or
other benefits of a proposed project outweigh the unavoidable adverse
environmental effects, the adverse environmental effects may be considered
"acceptable." When the lead agency approves a project which will result in the
occurrence of significant effects which are identified in the final EIR but are not
avoided or substantially lessened, the agency shall state in writing the specific
reasons to support its action based on the final EIR and/or other information
in the record. The statement of overriding considerations shall be supported by
substantial evidence in the record.
(b) If an agency makes a statement of overriding considerations, the statement
should be included in the record of the project approval and should be
mentioned in the notice of determination. This statement does not substitute
for, and shall be in addition to, findings required pursuant to Section 15091.
B. BACKGROUND
CEQA requires decision makers to balance the benefits of the proposed project against its unavoidable
environmental risks when determining whether to approve the project. If the benefits of the project
outweigh the unavoidable adverse effects, those effects may be considered “acceptable” (State CEQA
Guidelines § 15093[a]). CEQA requires the agency to support, in writing, the specific reasons for
considering a project acceptable when significant impacts are infeasible to mitigate. Such reasons must
be based on substantial evidence in the FEIR or elsewhere in the administrative record (State CEQA
Guidelines § 15093 [b]). The agency’s statement is referred to as a Statement of Overriding
Considerations.
The following section provides the justification for adopting a statement of overriding considerations.
C. CONSIDERATIONS IN SUPPORT OF THE STATEMENT OF OVERRIDING
CONSIDERATIONS
After balancing the specific economic, legal, social, technological, and other benefits of the proposed
Project, the City of Temple City has determined that the unavoidable adverse environmental impacts
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CEQA Findings of Fact - 124 -
identified above may be considered “acceptable” due to the following specific considerations, which
outweigh the unavoidable, adverse environmental impacts of the proposed Project.
Implements Objectives Established for the Project
The Mid-Century Plan and Crossroads Specific Plan implement the following objectives supporting
citywide efforts to enhance the aesthetics, vitality, economic value, quality of life and amenities afforded
by the Project area.
Mid-Century Plan
The following 12 objectives have been established for the Mid-Century Plan:
▪ Provide a General Plan that establishes the goals and policies to create a socially-, economically-,
and environmentally-sustainable community (Objective 7).
Focus future development in the Crossroads Specific Plan area, downtown area, and along
major corridors:
▪ Provide a Land Use Element that targets growth to serve the community’s needs and enhances the
quality of life. Direct higher density development within the Crossroads Specific Plan and
downtown areas and away from established residential neighborhoods (Objective 1).
▪ Provide safe, well-designed, accessible, and human-scale residential, commercial, and mix-use
development within the Crossroads Specific Plan and downtown areas where people of all ages
can live, work, shop, and play, including public and semi-public open spaces (Objective 2).
▪ Promote distinct local and regional activity centers, sub-districts, and cultural destinations within
the Crossroads Specific Plan and downtown areas (Objective 3).
▪ Reduce vehicle miles traveled for the City and region by providing a diverse housing stock, job
opportunities, and distinct sub-districts with commercial and entertainment uses, and transit
opportunities within the Crossroads Specific Plan and downtown areas (Objective 4).
▪ Help encourage a strong business community that is invested in maintaining the positive image of
Temple City, especially along its corridors and downtown (Objective 6)
Encourage multiple modes of transportation including walking, bicycling, and transit
▪ Incorporate new goals, policies, and programs that balance multiple modes of transportation and
meet the requirements of the Complete Streets Act (Objective 11).
▪ Reduce greenhouse gas emissions and encourage walking, biking, transit, and other alternatives to
motor vehicles by creating strategies to encourage nonautomotive travel and protect residential
neighborhoods consistent with AB 32, SB 375, and SB 743 (Objective 12).
Continue creating a strong sense of place
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▪ Ensure new development builds upon Temple City’s tradition of strong sense of place and great
neighborhoods (Objective 5)
▪ Be forward thinking and embrace sustainability, innovation, and technology to continually improve
the City (Objective 9).
▪ Cultivate a special sense and quality of place that sets Temple City apart from its neighboring cities
(Objective 10).
Public Services
▪ Ensure that Temple City continues to be a safe, vibrant place to live, work and visit by providing
City services that match the needs of the community and promote community engagement
(Objective 8).
Crossroads Specific Plan
Crossroads Policies: In addition to the goals and policies developed for the Specific Plan Area in the
Mid-Century Plan, the following policies support the vision for the Specific Plan Area and guided
preparation of the Crossroads Specific Plan.
▪ 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 1).
▪ Ensure uses within the Specific Plan Area are compatible with one another and create synergy and
vitality within the plan area (Crossroads Policy 2).
▪ Encourage the Mixed-Use Core be developed in a comprehensive, non-piecemeal manner that
establishes a critical mass of residents, employees, and visitors to the area (Crossroads Policy 3).
▪ Require new development to employ sustainable building and site design practices that support
pedestrian activity and minimize water use and energy consumption (Crossroads Policy 4).
▪ Create a network of streets through the area appropriate for the mix of land uses and encourages
walking, biking, and transit use (Crossroads Policy 5).
▪ Create new connections, especially pedestrian and bicycle connections, and recreation and open
space in concert with new development and public improvements (Crossroads Policy 6).
▪ 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 7).
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Implements AB 1358, the California Complete Streets Act
Mid-Century Plan
The Mobility Element is consistent with and further enhances the state and federal requirements for
complete streets by implementing a “complete streets” strategy. Complete streets recognize that each
street within the city is unique given its geographic setting, adjacent land uses, and the desired use of
that facility. As such, the complete streets approach for Temple City focuses on a network-based
approach that has been tailored to the needs of the City. Temple City’s complete streets network
comprises four types of facilities—vehicular, pedestrian, bicycle, and public transit. This complete
streets approach will enable residents to choose which travel mode best suits their individual needs and
abilities and ensures that streets are designed with the user in mind—accommodating for all ages and
users of all modes.
While many transportation projects have historically been vehicle capacity enhancing and traffic
control focused, this Mobility Element supports a new paradigm to evaluate each project and explore
all potential solutions to enhance the mobility for all users of the street. Many of these projects will
involve repurposing existing right-of-way rather than acquiring and constructing new right-of-way. The
Mobility Element uses a layered networks approach to provide great service levels for all modes of
travel.
Various elements of the General Plan Update contain policies that help the City implement AB 1358,
the California Complete Streets Act, including:
▪ Livable streets (Policies M 1.1 through 1.8)
▪ Pedestrian networks (Policies M 3.1 through 3.6)
▪ Bicycle trail networks (Policies M 4.1 through 4.5)
▪ Transit supportive development patterns (Policies M 5.1 through 5.6)
▪ Sustainable transportation (Policies M 6.1 through 6.8)
▪ Transportation monitoring (Policies M 7.1 through 7.4)
▪ Regional connectivity (Policies M 8.1 through 8.5)
Crossroads Specific Plan
Implementation of the Crossroads Specific Plan would ensure that mobility, accessibility, travel safety,
and reliability for people and goods would be maximized. The Crossroads Specific Plan calls for
significant improvements to pedestrian circulation and maximizes accessibility by improving internal
circulation, enhancing street crossings, and adding pedestrian amenities. The Crossroads Specific Plan
also embraces bicycle circulation and through designated pathways, amenities, and storage allows for
greater regional accessibility. By breaking up the existing “super block”, it would improve internal street
circulation and would create the opportunity for a mix of land uses that are ideal for transit-oriented
development.
All improvements to the existing traffic and transportation networks within the Specific Plan Area
must also be assessed with some level of traffic analysis (e.g., traffic assessments, traffic impact studies)
to determine how individual development projects would impact existing multimodal traffic capacities
and to determine the needs for improving future multimodal traffic capacities.
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The Crossroads Specific Plan would also help ensure a sustainable transportation system and help
maximize the productivity of the transportation system. For example, project implementation would
lead to the development of an improved vehicular, public transit, bicycle, and pedestrian circulation
system throughout the Specific Plan Area and its surroundings. The existing and proposed
improvements to nonvehicular modes of transportation (e.g., sidewalks, bicycle facilities) would
provide convenient, efficient, and safe access to existing and future land uses, as well as to offsite
destinations. The Crossroads Specific Plan outlines bicycle parking and facility requirements for
residential and nonresidential uses.
Furthermore, the Crossroads Specific Plan recognizes the importance of pedestrian access in
encouraging transit ridership. For example, it requires construction of enhanced pedestrian features
that would encourage new transit users by providing safe and convenient access. The Crossroads
Specific Plan land use plan encourages the development of mixed-use projects within proximity to
transit stops and encourages transit ridership by enhancing the user experience with increased access
to both residential and commercial services.
Achieves Consistency with SCAG’s 2016–2040 Regional Transportation
Plan/Sustainable Communities Strategy (RTP/SCS) Goals
Mid-Century Plan
The analysis in Table 5.8-1 of the DEIR demonstrates that the Proposed Project would be consistent
with the applicable RTP/SCS goals. In addition to the mobility policies referenced above, several other
goals and policies are directed toward enhancing and implementing SCAG’s RTP/SCS goals related to
land use community services and natural resources, as follows:
▪ Land Use Element Policies LU: 1.2, 2.1, 2.3–2.5, 3.2, 3.4, 7.1, 7.2, 14.1, 17.1
▪ Community Services Element Policies CS: 2.6, 11.5, 14.3–14.6
▪ Natural Resources Element Policies NR: 2.1, 2.2, 3.1–3.5, 5.1, and 5.2
Crossroads Specific Plan
As demonstrated in Table 5.8-1 of the DEIR, the Crossroads Specific Plan includes policies, standards
and guidelines that ensure that development projects within the Specific Plan Area will be energy
efficient. For example, Crossroads Policy 4 requires new development to employ sustainable building
and site design practices that support pedestrian activity and minimize water use and energy
consumption.
The proximity of existing and future housing units within the Specific Plan Area and its surroundings
to existing commercial and employment-generating uses, as well as future commercial and
employment-generating uses that would be accommodated under the Crossroads Specific Plan, would
reduce vehicle miles traveled by offering alternate modes of traveling (e.g., walking, bicycling, public
transit) throughout the Specific Plan Area and beyond, thereby reducing air quality and traffic impacts
and greenhouse gas emissions.
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Furthermore, the Crossroads Specific Plan is designed to create a sustainable neighborhood focused
on providing a blend of quality mixed-rate housing, a unique mix of retail shops, services, restaurants,
and entertainment options, as well as ample recreation and open space areas that connect to a wide
range of multi-modal transportation opportunities. The Crossroads Specific Plan also outlines five
guiding principles (which are outlined in detail in Subsection 3.3.2.2, Guiding Principles) that
accompany the vision to guide future development and improvements that would occur within the
Specific Plan Area and support citywide efforts to increase non-motorized transportation, promote
healthy living options, and encourage social interaction.
Promotes the City’s Economic Vision
The City’s General Plan Update supports the City’s economic vision by creating opportunities for infill
development and to improve and expand public facilities–utilities, recreation facilities, and bike and
pedestrian facilities–and public services such as code enforcement, recreation programs, and special
events.
Since the City is primarily built out, the economic vision focuses on increasing the utilization of
obsolete or underutilized commercial properties. Therefore, one focus of the Economic Development
goals and policies are to identifying key infill, adaptive reuse, and areas available for intensification as
well as maintaining an updated inventory of developable land (see General Plan Update Policies ED
5.1 and ED 5.2). Other policies from the Economic Development Element that support he City’s
economic vision include:
▪ ED: 1.1–1.2, 2.1–2.7, 3.1–3.4, 4.1–4.4, 5.3–5.6, 6.1–6.4, 7.1–7.10, 8.1–8.5, and 9.1–9.2
Other Considerations
There are unavoidable, significant impacts in four categories: air, cultural resources, greenhouse gas,
noise, and recreation.
▪ If the City does not update the General Plan there are still significant impacts relating to air,
cultural resources, greenhouse gas emissions, construction noise and recreation due to
development in accordance with the Current General Plan (see Table 7-2 of the DEIR).
▪ Impacts relating to construction air quality and noise are temporary in nature.
D. Conclusion
The City Council of Temple City has balanced the project’s benefits, as revised by the Planning
Commission, against the significant unavoidable impacts. The City Council finds that the project’s
benefits of updating the current General Plan and adopting the Crossroads Specific Plan outweigh the
project’s significant unavoidable impacts, and those impacts, therefore, are considered acceptable in
light of the project’s benefits. The City Council finds that each of the benefits described above is an
overriding consideration, independent of the other benefits, that warrants approval of the project
notwithstanding the project’s significant unavoidable impacts. The City Council additionally finds that
the fact that these significant impact would occur, even under the current General Plan, further weighs
in favor of adopting an updated General Plan that better meets the City’s needs and complies with
legal requirements.
Temple City General Plan Update and Temple City Crossroads Specific Plan
CEQA Findings of Fact - 129 -
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