HomeMy Public PortalAbout09.5) General Plan - Attachment K - Draft Crossroads Specific PlanCROSSROADS SPECIFIC PLAN
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CITY OF TEMPLE CITY
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ACKNOWLEDGMENTS
City Council
Cynthia Sternquist, Mayor
William Man, Mayor Pro Tem
Nanette Fish
Tom Chavez
Vincent Yu
Planning Commission
Serge Haddad, Chair
Helen Chen Marston, Vice-Chair
John Cordes
Tom O’Leary
Jeffrey Lee
General Plan Advisory Committee
Betty Kwan, Chair
Beverly Guan, Vice Chair
Cindy Vance
Guy DeMarco (This General Plan is prepared in Mr. DeMarco’s memory, as he passed away
during its preparation.)
Jennifer Pedraza
Leo Acenas
Lucy Liou
Oscar Bustamante
Pete Santucci
Tim Huang
Staff
Bryan Cook, City Manager
Michael Forbes, Community Development Director
Scott Reimers, Planning Manager
Adam Gulick, Associate Planner
Hesty Liu, Associate Planner
Andrew Coyne, Management Analyst
Vincent Gillespie, Planning Intern
Consultants
Woodie Tescher, PlaceWorks
Marissa Aho, PlaceWorks
Brant Birkeland, PlaceWorks
Robert Kain, Placeworks
Jasmine Williams, Placeworks
John Muggridge, Fehr & Peers
Prepared By :
Los Angeles Office
700 S. Flower St., Suite 600
Los Angeles, California 90017
Orange Country Office
3 MacArthur Pl., Suite 1100
Santa Ana, California 92707
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TABLE OF CONTENTS
Introduction ........................................................................................................... 1-1
What is a Specific Plan? ................................................................................... 1-1
Where is the Crossroads Specific Plan? ........................................................... 1-2
Why a Specific Plan for the Crossroads Area? ................................................. 1-5
How is the Specific Plan Organized? ............................................................... 1-7
What Do We Know about the Crossroads Area? ............................................. 1-8
Vision, Guiding Principles, Goals and Policies .................................................... 2-1
Vision ................................................................................................................. 2-1
Guiding Principles ............................................................................................. 2-2
Goals and Policies ............................................................................................. 2-4
Land Use Plan - Development Standards, Allowable Uses, and Design
Guidelines .............................................................................................................. 3-1
Applicability ....................................................................................................... 3-2
Land Use Districts and Development Standards ............................................. 3-4
Permitted Uses, Special Use Standards, and Off-Street Parking ................. 3-15
Design Guidelines ........................................................................................... 3-28
Mobility Plan ......................................................................................................... 4-1
Pedestrian Concept Plan ................................................................................... 4-1
Bicycle Concept Plan ........................................................................................ 4-3
Street Concept Plan ........................................................................................... 4-7
Transit Concept ............................................................................................... 4-10
Conceptual Street Cross Sections ................................................................... 4-12
Parking Concept Plan ...................................................................................... 4-20
Infrastructure Plan ................................................................................................. 5-1
Background ........................................................................................................ 5-1
Drainage ............................................................................................................. 5-2
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Sewer System .................................................................................................... 5-4
Water System ..................................................................................................... 5-7
Implementation Plan ............................................................................................. 6-1
Administration ................................................................................................... 6-1
Responsibility .................................................................................................... 6-1
Applicability and Conformity with the Specific Plan ....................................... 6-1
Phasing .............................................................................................................. 6-2
Conceptual Financing Strategy ......................................................................... 6-4
Appendix ................................................................................................................ A-1
Mitigation, Monitoring and Reporting Program ............................................... A-1
Air Quality & GHG Mitigation Monitoring ........................................................ A-2
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1 INTRODUCTION
The City of Temple City is a highly desirable place to call home. Temple City is
home to attractive residential neighborhoods, quality schools, a traditional
downtown district, and vibrant commercial corridors. The City has witnessed
significant public and private investment and improvements in recent years,
including development and infrastructure projects located at or near the
intersection of two of the community’s primary streets, Las Tunas Drive and
Rosemead Boulevard. The Crossroads Specific Plan area represents one of the
few areas of the City offering an opportunity for large-scale infill and revitalization,
due to a combination of large parcels and underutilized properties in the area.
Given the recent development activity and possibility of future revitalization and
infill development, it is the purpose of this Temple City Crossroads Specific Plan
(Crossroads Plan or Specific Plan) to provide a roadmap for future investment and
development for this key intersection and its surrounding properties.
WHAT IS A SPECIFIC PLAN?
A Specific Plan is a policy and regulatory tool authorized by State Legislation
intended for the systematic implementation of the General Plan. Its applications
vary from large scale areas to project-level developments. Generally, in the case
of Temple City, it is intended to guide the development of multiple properties to
achieve cohesive and integrated development, design, and infrastructure and
streetscape improvements consistent with policies set forth in the General Plan.
California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections
65450 through 65457, allows cities and counties to prepare Specific Plans to
develop policies, programs, regulations, and guidelines to implement the
jurisdictions adopted General Plan. As prescribed by law, a Specific Plan includes
text and diagrams that generally describe the following:
» The distribution, location, and extent of all land uses.
» The proposed distribution, location, extent, and intensity of major components
of public infrastructure, such as transportation and utility systems.
» The standards and criteria by which new development will proceed.
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» A program of implementation measures, such as financing measures, policies,
regulations, and public works projects.
WHERE IS THE CROSSROADS SPECIFIC PLAN?
The Crossroads Specific Plan area is located on the western edge of Temple City,
approximately 15 miles east of downtown Los Angeles, and 8 miles southeast of
Pasadena in the west central San Gabriel Valley, as displayed in Figure 1-1
Regional Location.
Figure 1-1: Regional Location
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As displayed in Figure 1-2, The 72.5 acre plan area is generally bound by
Hermosa Drive to the north, Muscatel Avenue to the west, the Eaton Wash flood
control channel to the west and south, Olive Street to the south, and Sultana
Avenue to the east Rosemead Boulevard, which travels north/south bisecting
the Specific Plan area, provides direct access to Interstate 210 (I-210) to the
north and Interstate 10 (I-10) to the south. Local access to the Specific Plan
area is provided by Las Tunas Drive, traversing east/west connecting the Specific
Plan area to downtown Temple City to the east and western San Gabriel Valley
communities to the west.
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Figure 1-2: Project Area Map
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WHY A SPECIFIC PLAN FOR THE CROSSROADS
AREA?
The Crossroads Plan has been prepared to provide an essential link between City
of Temple City plans and policies and the physical development of the plan area.
Functioning as a regulatory document, the Crossroads Specific Plan provides a
means of implementing the General Plan and detailing specific requirements and
guidelines for future development in the Specific Plan area. In this regard, all
future development plans, tentative parcel, and/or tract maps or other similar
entitlements shall be consistent with the standards and regulations set forth in
this document and with all applicable City regulations.
Mid-Century General Plan
Temple City adopted an updated General Plan on (DATE TO BE INSERTED), the
Temple City 2050 Mid-Century General Plan (Mid-Century Plan). The Plan’s
goals and policies provides for the area’s evolution as a distinct and vital
pedestrian-oriented district, envisioning a mixed-use village encompassing retail,
office, and residential uses with streetscape and open space amenities for the
Plan area. The Mid-Century plan establishes a new land-use designation for the
Specific Plan area “Mixed-Use Specific Plan” intended to:
Promote the intensified development of underutilized commercial properties with
expansive areas of surface parking for higher economic value uses including a
mix of multi-family housing with retail, office, and service uses. Housing is
permitted but not required; however, a substantially higher FAR is applied to
incentivize mixed use development on these properties. The mix of uses may be
vertically integrated into buildings or developed in single use structures on the
site. Development will be located and designed to convey a pedestrian-oriented
“village” character with buildings clustered around common open spaces and
pedestrian sidewalks and parking will be located in centralized structures. A
Specific Plan for this area provides detailed guidance for mix and distribution of
uses, parking layout, urban design and infrastructure improvements, design and
development standards, and implementation programs.
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Zoning Code
Contained in Title 9 of the Temple City Municipal Code, the City’s Zoning
Ordinance is the regulatory tool to implement the land use goals, policies, and
actions established by the General Plan. The Zoning Ordinance identifies specific
zoning districts within the City and provides development standards and
regulations that apply to each district. Figure 1-3 Existing Zoning displays existing
zoning classifications in the plan area.
Crossroads Specific Plan community workshop
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As a regulatory document adopted by ordinance, the Specific Plan establishes
new land use districts, including permitted uses, and development and off-street
parking standards for the Specific Plan area, replacing the current zoning.
HOW IS THE SPECIFIC PLAN ORGANIZED?
This Crossroads Plan is intended to allow for and encourage the transformation
of the Rosemead Boulevard corridor into an active, vibrant, people-friendly,
mixed-use destination. Following this Introduction chapter, the Specific Plan
includes the following chapters:
» Chapter 2: Vision, Guiding Principles, and Goals and Policies
» Chapter 3: Land Use Plan
» Chapter 4: Mobility Plan
» Chapter 5: Infrastructure Plan
» Chapter 6: Administration and Implementation
Figure 1-3: Existing Zoning
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WHAT DO WE KNOW ABOUT THE CROSSROADS
AREA?
Existing Land Use
Existing land uses in the Specific Plan area consist primarily of commercial uses,
which occupy over 80 percent of the total land area, as illustrated in Figure 1-4
Existing Land Use. Other land uses include single-family and multi-family
residential, institutional, and public/semi-public uses.
Figure 1-b: Crossroads Specific Plan Area, Rosemead Boulevard facing south
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Commercial uses flank both sides of Rosemead Boulevard for its length through
the plan area. On the west side of Rosemead Boulevard, commercial uses consist
of auto-oriented retail and service uses, including big-box retail, convenience
retail, a supermarket, restaurants, and personal services. Commercial uses on the
east side of Rosemead Boulevard are generally smaller in scale, consisting of
auto-oriented commercial strip retail and service uses.
Residential uses, including both single and multi-family homes make up a small
percentage (7.5%) of the plan area. Single-family residential land uses are
clustered in the northeast and northwest corners of the Specific Plan area. Single-
family lots in the Specific Plan area have direct access from the street, via
individual driveways, due to the lack of alleys in the plan area. The plan area
contains a small number of “tiered ” single-family lots, which contain two or
more dwelling units on the same lot. Multi-family residential uses in the plan area
are located in small clusters, intermixed with commercial uses on the east side
of Rosemead Boulevard and on a small parcel on Broadway, adjacent to the
Eaton Wash.
Other uses include public/semi-public (9.6%), and institution (2.6%) uses.
These uses are located in small pockets throughout the plan area.
Parcels
The Specific Plan area contains individual parcels ranging in size from
approximately five acres (4.93 acres) to less than one-tenth of an acre, as
Figure 1-4: Existing Land Use
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indicated in Figure 1-5 Parcel Size. Eleven of the parcels are larger than one-
acre, the majority of which are located on the west side of Rosemead Boulevard
on the block between Broadway and Las Tunas Drive.
Land Ownership
The majority of the land (90.4%) in the plan area is privately owned, while only
9.6% is publicly owned. Figure 1-6 Consolidated Parcel Ownership illustrates the
composition of existing ownership in the Specific Plan area, consolidating
adjacent individual parcels owned by a common property owner. As displayed in
Figure 1-6, certain property owners own multiple adjacent parcels, forming large
contiguous tracts of land under common ownership in the plan area.
Figure 1-5: Parcel Size
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Figure 1-6: Consolidated Parcel Ownership
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Block Structure
The block structure of the plan area, as displayed in Figure 1-7 Block Structure,
is formed by the three streets traversing the plan area. Rosemead Boulevard, a
primary street traveling north/south, bisects the plan area for its entire length. Las
Tunas Drive, also a primary street, travels east/west near the northern plan
boundary, while Broadway, a local street, travels east/west near the southern
boundary. With the exception of smaller blocks south of Broadway on the east
side of Rosemead Boulevard these streets form a series of large blocks that lack
internal or external connectivity and feature a generally poor pedestrian
environment. Blocks and parcels are generally deeper on the west side of
Rosemead Boulevard than they are on the east side. This is particularly true
between Las Tunas Drive and Broadway, where parcel consolidation has
occurred in both the first and second rows of parcels in from Rosemead
Boulevard.
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Figure 1-7: Block Structure
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2 VISION, GUIDING
PRINCIPLES, GOALS
AND POLICIES
Building on the foundation established by the Mid-Century Plan’s vision, guiding
principles, and goals and policies, the Crossroads Specific Plan establishes a new
vision for the Specific Plan area.
VISION
The Crossroads Specific Plan area plays a vital role in the lives of Temple City
residents. It is a neighborhood, providing quality housing for residents of all
incomes; it is a destination, offering a unique mix of retail shops, services,
restaurants, and entertainment options; it is a recreation area home to public
open space and bicycle and pedestrian paths and trails; it is sustainable, featuring
environmentally friendly buildings and landscapes; it is multi-modal, where
people travel to and through the area by foot, bike, bus, or car; and finally it is a
source of community pride, a place that Temple City residents can bring visiting
family and friends, meet neighbors, and enjoy the quality of life that Temple City
offers.
Visioning exercise conducted with community
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GUIDING PRINCIPLES
The guiding principles along with the Plan’s vision provide the foundation for the
land use diagram and design and development standards contained in the Plan
and serve as a benchmark for the analysis of future land use, urban design,
transportation, and infrastructure decisions to determine if they are supportive of
the vision and intent of the Specific Plan.
Visioning exercise conducted with the community
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Mix of Uses.
The Crossroads Area will transition from its predominately auto-oriented,
commercial-strip development pattern into an attractive and desirable community
destination, home to distinct sub-districts that provide a mix of uses and functions
serving Temple City residents and visitors from across the San Gabriel Valley.
Sustainability and Healthy Living.
The Specific Plan area will be a model of sustainable development and healthy
living concepts. Buildings, landscaping, and infrastructure will be energy and
water efficient and the area’s development pattern and mix of uses will encourage
active transportation and physical activity, social interaction, and provide access
to healthy foods, health and wellness facilities, and education.
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 suited
to a variety of activities, including relaxation, reflection, recreation, performance
spaces, and art and cultural activities.
Mobility and Circulation.
Residents, employees, and visitors will enjoy safe, comfortable, and well
connected bicycle and pedestrian facilities. These facilities will allow individuals
the opportunity to walk, bike, or use other forms of active transportation for
recreation or daily trips. Additionally, the Crossroads plan area will embrace
advances in automobile transportation such as ride-sharing and on-demand
vehicle use.
Economic Vitality and Diversity.
The Plan will support a diverse and vibrant economic base to ensure the long-
term fiscal health and sustainability of the Crossroads area and the City as a
whole. The mix of possible uses includes innovative start-up and local
businesses, national retailers, and high-tech companies, as well as the necessary
infrastructure, services, and amenities to support these.
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Development Scale.
Existing large blocks within the Crossroads 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 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.
GOALS AND POLICIES
The Temple City 2050 Mid-Century Plan establishes goals and policies for the
City’s mixed-use districts, including the Crossroads Specific Plan area. These
goals and policies, listed below, are focused on the mix of uses, development
scale, development compatibility, design integration, and on-site amenities. The
Crossroads Specific Plan’s vision, guiding principles, standards and guidelines
seek to implement the goals and policies for the area established by the Mid-
Century Plan.
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Mid-Century Plan
» Goal LU 14: Mixed Use Districts. Well-designed and cohesive districts and
corridors containing an integrated mix of residential with commercial and/or
office uses that create vibrant and safe pedestrian-active environments in
Temple City, reducing automobile use, pollution, and greenhouse gas
emissions.
» 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.
» LU 14.2 Development Scale. Establish development standards to assure that
mixed-use development is constructed in a cohesive manner that minimizes
impacts attributable to the adjacency of differing uses. This may include
minimum parcel and building sizes, number of housing units, residential and
non-residential square footages, and relationships and setbacks among uses.
When the mixed-use parcel is located on non-primary streets adjoining single-
family neighborhoods, lower intensity residential uses shall be located along
this frontage.
Images reflecting the Goals and Policies of the Mid-Century Plan
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» LU 14.3 Compatibility of Residential and Non-residential Uses. Require that
buildings and sites integrating residential and non-residential uses are designed
to assure compatibility between uses and public safety features, including
separate accesses, fire suppression barriers, secured resident parking, noise
insulation, and other similar elements.
» LU 14.4 Design Integration. Require that mixed-use buildings and sites be
integrated through architectural design, landscaping, and pedestrian features.
» LU 14.5 On-Site Amenities. Require that mixed use projects integrating
residential and commercial uses exceeding two (2) acres provide on-site areas
for recreation and pedestrian-oriented amenities such as benches and trees
that contribute to the living environment of the residents, or contribute in-lieu
funding for their development in proximity to the project.
Crossroads Specific Plan Policies
In addition to the goal and policies developed for the Specific Plan area in the
Mid-Century Plan, the following policies support the vision for the Crossroads area
and have guided the preparation of this Specific Plan.
Images reflecting the Goals and Policies of the Crossroads Specific Plan
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» Crossroads Policy 1: Accommodate the transition of the Specific Plan area from
an auto-oriented commercial corridor to a mixed-use, multi-modal area with
housing, retail and services, restaurants, and recreation and open space.
» Crossroads Policy 2: 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.
» Crossroads Policy 4: Require new development to employ sustainable building
and site design practices that support pedestrian activity and minimize water
use and energy consumption.
» Crossroads Policy 5: Create a network of streets through the area this
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.
» Crossroads Policy 7: 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.
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3 LAND USE PLAN -
DEVELOPMENT
STANDARDS,
ALLOWABLE USES,
AND DESIGN
GUIDELINES
This chapter defines detailed regulations for land use development within the
Crossroads Specific Plan area, and is intended to facilitate the transformation of
the plan area from an auto-oriented commercial corridor to the mixed-use, multi-
modal destination consistent with the Specific Plan’s vision. This chapter
includes the following components:
» Land Use Diagram: The Land Use Diagram establishes and depicts the
distribution of four land use districts within the Specific Plan boundaries, and
serves as the official zoning map for entitling of development within the Specific
Plan area.
» Permitted Uses, Special Use Standards, and Off-Street Parking: This section
specifies land uses that are permitted, prohibited, conditionally permitted,
allowed as an accessory or temporary use, and uses permitted above the
ground floor of a mixed-use building. Special Use Standards (SUS’s) provide
standards uniquely applicable to certain land uses permitted within the Specific
Plan boundary. Finally, this section specifies the off-street parking standards
for land uses permitted in the area.
» Development Standards: The development standards establish the densities
and intensities of development permitted within each of the four districts and
regulate the features of site development and buildings that contribute to the
CROSSROADS SPECIFIC PLAN
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urban form and affect the public realm, such as dwelling units per acre and
floor area ratio, building height and setback, lot coverage, and open space
requirements.
» Design Guidelines: This section specifies guidelines contributing to the built
form and character that complement the Plan’s development standards. Design
Guidelines address building siting and scale, access and circulation,
landscape, streetscape, and public art.
APPLICABILITY
The provisions of this Specific Plan are applicable to all parcels within the
Crossroads Specific Plan area and shall supersede all such provisions contained
in the Temple City Municipal Code. The City of Temple City shall administer the
provisions of this chapter in accordance with the State of California Government
Code, the Mid-Century Plan, and the Temple City Municipal Code. If this Specific
Plan is silent on an issue, the provisions of the Temple City Municipal Code shall
apply.
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Figure 3-1: Crossroads Specific Plan Land Use Diagram
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LAND USE DISTRICTS AND DEVELOPMENT
STANDARDS
As displayed in Figure 3-1, the Crossroads Specific Plan establishes four land-
use districts. It delineates the boundaries of these districts and assigns a specific
designation to each individual property within the Specific Plan area. The location
of each district is based on the desired distribution and mix of uses, development
densities, and urban form characteristics within the Specific Plan area. The four
districts within the plan area include the following:
Rosemead Boulevard, South Facing
Neighborhood Transition
The Neighborhood Transition (NT) district is intended to accommodate a range
of residential uses including single-family, multi-family, and live work units, while
respecting the character and scale of the existing residential development. The
NT district provides an area of transition from the higher-intensity mixed-use and
commercial core districts of the plan area to the adjacent residential
neighborhoods. The NT district allows residential development up to thirty units
per acre.
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Commercial Core
The Commercial Core (CC) district accommodates a diversity of commercial uses
serving residents, employees, and visitors. The range of commercial uses include
retail stores (supermarkets, furniture, appliances, etc.), general services (beauty
stores and barbershops, copy shops, etc.), and restaurants and dining options.
Commercial uses may be developed at a maximum 0.5 FAR in the CC district.
Mixed-Use Core
The Mixed-Use (MU-C) district provides for the development of an active mixed-
use environment for Temple City and San Gabriel Valley residents to live, work,
dine, be entertained, recreate, and relax. It allows for the intermixing of a diversity
of land uses that facilitate walking, biking, and other forms of active
transportation.
Mixed-use buildings are encouraged in the MU-C district, integrating commercial
uses with multi-family residential units. The housing units on lots fronting
Rosemead Boulevard must be constructed above or to the rear of street-facing
non-residential uses. Mixed-use projects may be built to a maximum of 2.0 FAR,
including a maximum 0.5 commercial FAR and maximum 1.5 residential FAR.
Mixed-Use Boulevard
The Mixed-Use Boulevard (MU-B) district is intended to allow for the
development of a mixed-use corridor along Rosemead Boulevard between Las
Tunas Drive and Olive Street. The MU-B district concentrates mixed-use
development at key street intersections, while allowing stand-alone multi-family
residential and commercial buildings in the interior of the corridor. Like the MU-
C district, the mix of uses will be unified by their urban form and relationship to
street frontages and adjoining parcels. Mixed-use projects may be built to a
maximum of 1.75 FAR, including a maximum 0.5 commercial FAR and
maximum 1.25 residential FAR. Stand-alone multi-family residential buildings
may be developed at a maximum density of 55 dwelling units per acre.
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Development Standards
The Land Use Diagram is supported by Development Standards which identify
the densities and intensities to be permitted for each land use district and
regulates the features of site development and buildings that contribute to the
urban form and affect the public realm, including building height, property
setbacks, required on-site open space, building types, streetscape design, and
signage.
The following section provides development standards for each of the Crossroads
Specific Plan Land Use Districts, as well as a description of the intent of each
district, an annotated figure (Figures 3-2 to 3-8) illustrating the type and scale of
development that can be achieved in the respective district, and precedent
photographs that provide a conceptual background of this type and scale of
development.
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required usable open space may be dedicated to residential private or common open space. All grade-level usable open space shall be accessible to the public.
Build-to-zone is measured from the minimum front setback line
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Illustrative Example
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&526652$'663(&,),&3/$1
0L[HGXVHGHYHORSPHQWDSSURSULDWHIRUWKH08&GLVWULFW
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
@ 2.0 FAR @ 0.5 FAR @ 1.5 FAR @ 50% @ 40%
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ZKHUHUHVLGHQWVOLYHZRUNGLQHDUHHQWHUWDLQHGDQGUHFUHDWH
DQGUHOD[,WDOORZVIRUWKHLQWHUPL[LQJRIDGLYHUVLW\RIODQG
XVHVWKDWIDFLOLWDWHZDONLQJELNLQJDQGRWKHUIRUPVRIDFWLYH
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GLVWULFWDOOEXLOGLQJVVKDOOEHSODFHGRQWKHLUORWRULHQWHGWR
WKHVWUHHWIURQWDJHSHGHVWULDQRUELF\FOHSDWKRUDSXEOLFRSHQ
VSDFHDQGGHVLJQHGWRFRQYH\DQXUEDQFKDUDFWHU
0L[HGXVHEXLOGLQJVDUHHQFRXUDJHGLQWKH08&GLVWULFW
LQWHJUDWLQJFRPPHUFLDOXVHVZLWKPXOWLIDPLO\UHVLGHQWLDOXQLWV
7KHKRXVLQJXQLWVPXVWEHFRQVWUXFWHGDERYHRUWRWKHUHDU
RIVWUHHWIDFLQJQRQUHVLGHQWLDOXVHV0L[HGXVHSURMHFWVPD\
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IHDVLEOHVKDUHGSDUNLQJVWUXFWXUHVVKRXOGEHGHYHORSHGWR
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SDUNLQJORWVDQGSURPRWHWKHFRQWLQXLW\RIWKHEXLOGLQJZDOO
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VWUXFWXUHVVKRXOGEHOLQHGZLWKUHWDLOXVHV
1.5HVLGHQWLDOGHYHORSPHQWLQWKH08&]RQHPXVWEHSDUWRIDPL[HGXVHGHYHORSPHQW
8VDEOHRSHQVSDFHLVPHDVXUHGDVDPLQLPXPRIORWDUHD,WPD\LQFOXGH\DUGVFRXUW\DUGVSOD]DVSDVHRVEDOFRQLHVGHFNVSRUFKHVURRIGHFNVDQGSDWLRV8VDEOHRSHQVSDFHGRHVQRWLQFOXGHGULYHZD\VDLVOHVSDUNLQJVSDFHVRUDQ\DUHDOHVVWKDQ¿YHIHHWLQOHQJWKRUZLGWK1RPRUHWKDQRIWKH
required usable open space may be dedicated to residential private or common open space. All grade-level usable open space shall be accessible to the public.
3. Build-to-zone is measured from the minimum front setback line.
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All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face.
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Tunas Dr., and 100 ft. of Broadway property lines shall be 81 ft. (6 st.). The max allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade.
MU/C DEVELOPMENT STANDARDS
MU/C
Building Intensity Building Placement
Residential Mixed-Use build-
ing
Commercial
only
Lot
coverage
(min/max)
Usable
open
space2
Front
setback
(min)
Build-to-
zone3
(min/max)
Minimum %
of building
width in build
to zone4
Side
setback
(min)
Rear setback
adjacent to non-resi-
dential zone (min)
Rear setback
adjacent/across from a
residential zone (min)
Vertical
Setback4
Principal struc-
ture height
(max)5
Accessory
structure
height (max)
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MU/C Mixed Use along Wash Illustrative Example
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&,7<2)7(03/(&,7<
0L[HGXVHGHYHORSPHQWDSSURSULDWHIRUWKH08&GLVWULFW
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
@ 2.0 FAR @ 0.5 FAR @ 1.5 FAR @ 80% @ 15%
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FKDUDFWHURIDGLVWLQFWDQGYLEUDQWSHGHVWULDQIULHQGO\YLOODJH
ZKHUHUHVLGHQWVOLYHZRUNGLQHDUHHQWHUWDLQHGDQGUHFUHDWH
DQGUHOD[,WDOORZVIRUWKHLQWHUPL[LQJRIDGLYHUVLW\RIODQG
XVHVWKDWIDFLOLWDWHZDONLQJELNLQJDQGRWKHUIRUPVRIDFWLYH
WUDQVSRUWDWLRQZKLOHUHGXFLQJYHKLFOHWULSV
7KHPL[RIXVHVZLOOEHXQLILHGE\WKHLUXUEDQIRUPDQG
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WKDQRQHXVHPD\EHORFDWHGRQDQ\EORFNZLWKLQWKHGLVWULFW
DOOEXLOGLQJVVKDOOEHSODFHGRQWKHLUORWRULHQWHGWRWKHVWUHHW
IURQWDJHSHGHVWULDQRUELF\FOHSDWKRUDSXEOLFRSHQVSDFHDQG
GHVLJQHGWRFRQYH\DQXUEDQFKDUDFWHU
0L[HGXVHEXLOGLQJVDUHHQFRXUDJHGLQWKH08&GLVWULFW
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7KHKRXVLQJXQLWVPXVWEHFRQVWUXFWHGDERYHRUWRWKHUHDURI
VWUHHWIDFLQJQRQUHVLGHQWLDOXVHV0L[HGXVHSURMHFWVPD\EH
EXLOWWRDPD[LPXPRIZKHUHWKHUHLVQRPRUHWKDQ
)$5PD\EHRFFXSLHGE\UHWDLOXVHV:KHUHIHDVLEOHVKDUHG
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WKHFRQWLQXLW\RIWKHEXLOGLQJZDOODORQJWKHVWUHHWIURQWDJH7KH
VWUHHWIDFLQJIURQWDJHVRIVXFKVWUXFWXUHVVKRXOGEHOLQHGZLWK
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1.5HVLGHQWLDOGHYHORSPHQWLQWKH08&]RQHPXVWEHSDUWRIDPL[HGXVHGHYHORSPHQW
8VDEOHRSHQVSDFHLVPHDVXUHGDVDPLQLPXPRIORWDUHD,WPD\LQFOXGH\DUGVFRXUW\DUGVSOD]DVSDVHRVEDOFRQLHVGHFNVSRUFKHVURRIGHFNVDQGSDWLRV8VDEOHRSHQVSDFHGRHVQRWLQFOXGHGULYHZD\VDLVOHVSDUNLQJVSDFHVRUDQ\DUHDOHVVWKDQ¿YHIHHWLQOHQJWKRUZLGWK1RPRUHWKDQRIWKH
required usable open space may be dedicated to residential private or common open space. All grade-level usable open space shall be accessible to the public.
3. Build-to-zone is measured from the minimum front setback line.
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All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face.
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Tunas Dr., and 100 ft. of Broadway property lines shall be 81 ft. (6 st.). The max allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade.
MU/C DEVELOPMENT STANDARDS
MU/C
Building Intensity Building Placement
Residential Mixed-Use
building
Commercial
only
Lot
coverage
(min/max)
Usable
open
space2
Front
setback
(min)
Build-to-
zone3
(min/max)
Minimum %
of building
width in build
to zone4
Side
setback
(min)
Rear setback
adjacent to non-
residential zone (min)
Rear setback
adjacent/across from a
residential zone (min)
Vertical
Setback4
Principal
structure
height (max)5
Accessory
structure
height (max)
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PD[)$5
FRPP
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Illustrative Example
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)RU,OOXVWUDWLYH3XUSRVHV2QO\
&526652$'663(&,),&3/$1
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with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
n/a @ 0.5 FAR n/a @ 85% @ 10%
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FKDUDFWHURIDGLVWLQFWDQGYLEUDQWSHGHVWULDQIULHQGO\YLOODJH
ZKHUHUHVLGHQWVOLYHZRUNGLQHDUHHQWHUWDLQHGDQGUHFUHDWH
DQGUHOD[,WDOORZVIRUWKHLQWHUPL[LQJRIDGLYHUVLW\RIODQG
XVHVWKDWIDFLOLWDWHZDONLQJELNLQJDQGRWKHUIRUPVRIDFWLYH
WUDQVSRUWDWLRQZKLOHUHGXFLQJYHKLFOHWULSV
7KHPL[RIXVHVZLOOEHXQLILHGE\WKHLUXUEDQIRUPDQG
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WKDQRQHXVHPD\EHORFDWHGRQDQ\EORFNZLWKLQWKHGLVWULFW
DOOEXLOGLQJVVKDOOEHSODFHGRQWKHLUORWRULHQWHGWRWKHVWUHHW
IURQWDJHSHGHVWULDQRUELF\FOHSDWKRUDSXEOLFRSHQVSDFHDQG
GHVLJQHGWRFRQYH\DQXUEDQFKDUDFWHU
0L[HGXVHEXLOGLQJVDUHHQFRXUDJHGLQWKH08&GLVWULFW
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VWUHHWIDFLQJQRQUHVLGHQWLDOXVHV0L[HGXVHSURMHFWVPD\EH
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)$5PD\EHRFFXSLHGE\UHWDLOXVHV:KHUHIHDVLEOHVKDUHG
SDUNLQJVWUXFWXUHVVKRXOGEHGHYHORSHGWRUHGXFHWKHQHHGIRU
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VWUHHWIDFLQJIURQWDJHVRIVXFKVWUXFWXUHVVKRXOGEHOLQHGZLWK
UHWDLOXVHV
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required usable open space may be dedicated to residential private or common open space. All grade-level usable open space shall be accessible to the public.
3. Build-to-zone is measured from the minimum front setback line.
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All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face.
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Tunas Dr., and 100 ft. of Broadway property lines shall be 81 ft. (6 st.). The max allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade.
MU/C DEVELOPMENT STANDARDS
MU/C
Building Intensity Building Placement
Residential Mixed-Use
building
Commercial
only
Lot
coverage
(min/max)
Usable
open
space2
Front
setback
(min)
Build-to-
zone3
(min/max)
Minimum %
of building
width in build
to zone4
Side
setback
(min)
Rear setback
adjacent to non-
residential zone (min)
Rear setback
adjacent/across from a
residential zone (min)
Vertical
Setback4
Principal
structure
height (max)5
Accessory
structure
height (max)
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PD[)$5
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CC Stand-alone Commercial Illustrative Example
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)RU,OOXVWUDWLYH3XUSRVHV2QO\
&,7<2)7(03/(&,7<
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with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
@ 0.5 FAR @ 0.5 FAR n/a @ 50% @ 15%
CC DEVELOPMENT STANDARDS
CC
Building Intensity Building Placement
Residential Mixed-Use
building
Commercial
only
Lot
coverage
(min/max)
Usable
open
spac)1
Front
setback
(min)
Build-to-
zone2
(min/max)
Minimum %
of building
width in build
to zone2
Side
setback
(min)
Rear setback
adjacent to non-
residential zone
(min)
Rear setback
adjacent/across from a
residential zone (min)
Vertical
Setback4
Principal
structure
height
(max)5
Accessory
structure
height (max)
1$ 1$ )$5 IW IWIW IW IW IWVWDQGQGVW
IWUGVWDQGXS
1$ IW VW IW
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required usable open space may be dedicated to residential private or common open space. All grade-level usable open space shall be accessible to the public.
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public amenities.
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Illustrative Example
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)RU,OOXVWUDWLYH3XUSRVHV2QO\
&526652$'663(&,),&3/$1
0L[HGXVHGHYHORSPHQWDSSURSULDWHIRUWKH08%GLVWULFW
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
@ 55 du/acre n/a @ 55 du/acre @ 70% @ 25%
MU/B DEVELOPMENT STANDARDS
MU/B
Building Intensity Building Placement
Residential Mixed-Use
building
Commercial
only
Lot
coverage
(min/max)
Usable
open
space1
Front
setback
(min)
Build-to-
zone2 (min/
max)
Minimum %
of building
width in build
to zone3
Side
setback
(min)
Rear setback
adjacent to non-
residential zone
(min)
Rear setback
adjacent/across from a
residential zone (min)
Vertical
Setback4
Principal
structure
height (max)
Accessory
structure
height
(max)
GXDFUH )$5 PLQ
PD[
)$5FRPP
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required usable open space may be dedicated to residential private or common open space. All grade-level usable open space shall be accessible to the public.
Build-to-zone is measured from the minimum front setback line.
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4. All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face.
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HQFRXUDJHGHYHORSPHQWRIDPL[HGXVHFRUULGRUDORQJ5RVHPHDG
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08%GLVWULFWFRQFHQWUDWHVPL[HGXVHGHYHORSPHQWDWNH\VWUHHW
LQWHUVHFWLRQVZKLOHDOORZLQJVWDQGDORQHPXOWLIDPLO\UHVLGHQWLDO
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MU/B Medium Density Mixed-Use Illustrative Example
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)RU,OOXVWUDWLYH3XUSRVHV2QO\
&,7<2)7(03/(&,7<
0L[HGXVHGHYHORSPHQWDSSURSULDWHIRUWKH08%GLVWULFW
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
@ 1.75 FAR @ 0.5 FAR @ 1.25 FAR @ 70% @ 25%
MU/B DEVELOPMENT STANDARDS
MU/B
Building Intensity Building Placement
Residential Mixed-Use
building
Commercial
only
Lot
coverage
(min/max)
Usable
open
space1
Front
setback
(min)
Build-to-
zone2 (min/
max)
Minimum %
of building
width in build
to zone3
Side
setback
(min)
Rear setback
adjacent to non-
residential zone
(min)
Rear setback
adjacent/across from a
residential zone (min)
Vertical
Setback4
Principal
structure
height (max)
Accessory
structure
height
(max)
GXDFUH )$5 PLQ
PD[
)$5FRPP
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IWUGVWDQGXS
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CITY OF TEMPLE CITY
Page 3-15
PERMITTED USES, SPECIAL USE STANDARDS,
AND OFF-STREET PARKING
Permitted Uses
A lot or building within the Specific Plan area shall only be occupied by the land
uses identified in Table 3-A Permitted Uses and Off-Street Parking. All uses must
be consistent with the Special Use Standards, Off-street Parking Standards and
Development Standards of this chapter.
All land uses not listed in Table 3-A are prohibited, except that the Community
Development Director shall have the authority to interpret, in cases of uncertainty,
the intent of this ordinance as to whether an unlisted land use shall be designated
Y, N, C, A, T, or U subject to verification by the Planning Commission upon
appeal by the applicant. Consideration of a prohibited use may only be
accomplished through approval of a Specific Plan Text Amendment consistent
with the Temple City Zoning Code.
Uses identified in Table 3-A Permitted Land Uses are allowed as follows:
» (Y) Permitted
» (N) Prohibited
» (C) Permitted by Conditional Use Permit
» Permitted as Accessory Use
» (T) Permitted as Temporary Use
» (U) Permitted Use on Upper Stories Only
Special Use Standards (SUSs) provide specific standards and regulations for
specific land uses within the Crossroads Specific Plan area. The SUS’s are
intended to ensure compatibility with surrounding uses, to implement the vision
of the Crossroads Plan, and to protect the general health, safety, and welfare of
the community.
Off-Street Parking
The purpose of this section is to ensure the provision of an adequate supply of
off-street parking facilities in proportion to the unique characteristics of the
Crossroads area and the demand of the different uses permitted by this Specific
Plan. These off-street parking standards and the alternative parking strategies
CROSSROADS SPECIFIC PLAN
Page 3-16
discussed in Section 4-7 Alternative Parking Strategies of the Mobility Chapter
are intended to provide the necessary balance of standards and flexibility to
ensure that uses in the plan area do not burden neighboring businesses or
adjacent residential neighborhoods, while also avoiding the excessive auto-
oriented surface parking lots that have historically defined the Plan area.
Table 3-A Permitted Land Uses
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Residential Uses
Dwelling, Artist
studio/live work unit Y N U U SUS 3.a 1 per 333
sq ft
Group living (6 or less
residents) Y N N N 2 space
per unit
Dwelling, Multi-family Y N N Y SUS 3.b 1.5 per
unit
2 per unit 2 per 5 units
Dwelling, Multi-family
within Mixed-Use
development
Y N Y Y
SUS 3.c 1.5 per
unit
2 per unit 2 per 5 units
Dwelling, Single-family
Y N N N
2 spaces
per unit in
a garage
Public and Institutional Uses
Business/trade/vocati
onal school N Y U U
1 per 285
sq ft & 2
drop off
spaces
125% of
minimum
1 per 1,250
sq ft
Church, temple, and
other places of
worship N N U/C U/C
1 per 5
fixed seats
or 1 per 50
sq. ft.
125% of
minimum
1 per 1,250
sq ft
College/university
N C U U/C
1 per 3
students &
1 per 3
employees
125% of
minimum
1 per 2
students &
1 per 10
employees
CITY OF TEMPLE CITY
Page 3-17
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Community center N Y Y Y
125% of
minimum
1 per 1,250
sq ft
Daycare, adult N Y U U
1 per 500
sq ft
125% of
minimum
1 per 10
employees
Daycare, child N Y U U
1 per 500
sq ft
125% of
minimum
1 per 10
employees
Government offices,
public safety / fire
station or sub-station
N Y U U
1 per 333
sq ft
125% of
minimum
1 per 1,250
sq ft
Library or museum N Y Y Y
1 per 500
sq ft
125% of
minimum
1 per 1,250
sq ft
Lodges, social clubs,
senior citizen or youth
center
N C U/C U/C
1 per 100
sq ft
125% of
minimum
1 per 1,250
sq ft
Post office N C U/C U/C 1 per 333
sq ft
125% of
minimum
1 per 1,250
sq ft
Pre-school (public or
private)
N N N N
1 per 500
sq ft
125% of
minimum
1 per 10
employees
Elementary or middle
school N N N N
1.5 per
classroom
& 1 per 2
employees
125% of
minimum
2 per
classroom &
1 per 10
employees
High school
N N N N
1 per 5
students &
1 per 2
employees
125% of
minimum
4 per
classroom &
1 per 10
employees
Commercial Uses
Auto-Oriented Businesses
Automobile repair and
specialty maintenance
shops
N N N N
1 per 250
sq ft
125% of
minimum
1 per 2,500
sq ft
CROSSROADS SPECIFIC PLAN
Page 3-18
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Automobile, RV, trailer
and/or boat sales
(new or used) N N N N
1 per
1,000 sq ft
of area
devoted to
sales
125% of
minimum
1 per 2,500
sq ft
Car Wash
N N N N
1 per 500
& 5
queueing
spaces
125% of
minimum
1 per 2,500
sq ft
Fuel/service station
N N N N
1 per
2,000 sq ft
of lot area
& auto
repair and
convenien
ce store
requireme
nts
125% of
minimum
1 per 2,500
sq ft
Parking, structure N Y Y Y SUS 3.d 125% of
minimum
1 per 2,500
sq ft
Parking, surface lot N N N N 125% of
minimum
1 per 2,500
sq ft
Office
CITY OF TEMPLE CITY
Page 3-19
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Professional services
(such as accounting,
advertising,
architecture, artist
studio, bookkeeping,
business
headquarters,
computer
programming,
consulting,
contracting,
engineering,
insurance, law,
marketing,
photography,
professional care
providers, psychiatry,
psychology, real
estate, tax
preparation)
N Y U Y
1 per 250
sq. ft.
125% of
minimum
1 per 2,500
sq ft
Chiropractic or
acupuncture office or
studio
N C U U
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Office, General N U U Y 1 per 250
sq ft
125% of
minimum
1 per 2,500
sq ft
Office, Medical N Y U Y 1 per 200
sq ft
125% of
minimum
1 per 2,500
sq ft
Veterinary clinic,
general services, and
animal care
N C C C
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Personal Services
Bank or financial
institution N Y Y Y 1 per 250
sq ft
125% of
minimum
1 per 2,500
sq ft
CROSSROADS SPECIFIC PLAN
Page 3-20
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Personal services
(barber/beauty shop,
diet/nutrition center,
locksmith, mail box
rental, nail/manicure
shop, bicycle
sales/repair, tailor,
shoe repair, tanning
salon, travel agent)
N Y Y Y
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Health/Wellness club,
gym, studio, or indoor
recreation
N Y Y Y
1 per 200
for large
scale
clubs
1 per 333
sq for
small
studios
125% of
minimum
1 per 2,500
sq ft
Laundromat/Dry
Cleaners - except
central cleaning
facilities
N Y U U
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Tattoo parlor N N N N 1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Restaurant & Food Service
Banquet facility N C U &
C
U &
C
1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
Bar/Lounge N C C C 1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
Restaurant (with or
without ancillary
alcohol services)
N Y Y Y
SUS 3.e 1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
CITY OF TEMPLE CITY
Page 3-21
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Restaurant, fast-food
N Y Y Y
Up to
1,500 sq
ft: 1 per
250 sq ft
1,501 to
1,999: 1
per 250 sq
ft & 3 per
each 100
sq ft in
excess of
1,500. Max
of 20.
2,000 or
more: 1
per 100 sq
ft
125% of
minimum
1 per 2,500
sq ft
Restaurant with
dancing and/or other
entertainment
N C C C
1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
Restaurant with drive-
through facility
N N N N
1 per 100
sq ft & 5
car
queueing
space
125% of
minimum
1 per 2,500
sq ft
Retail
Alcohol sales (off-site
consumption) N Y &
C
Y &
C
Y &
C
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Bridal Shop N Y Y Y SUS 3.f 1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Flower or newspaper
stand - not accessory
to another use
N Y Y Y
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Lawn care, pool, or
pest control service N N N N 1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
CROSSROADS SPECIFIC PLAN
Page 3-22
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Plant nursery
N N N N
1 per
1,000 sq ft
of area
devoted to
sales
125% of
minimum
1 per 2,500
sq ft
Public market /
specialty retail food
store (with our without
ancillary seating)
N Y Y Y
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Retail sales (under
6,000 sf) N Y Y Y 1 per 333
sq. ft.
125% of
minimum
1 per 2,500
sq ft
Retail sales (6,000 -
90,000 sf) N Y Y Y 1 per 333
sq. ft.
125% of
minimum
1 per 2,500
sq ft
Retail sales (90,000 -
150,000 sf) N N C/Y N 1 per 333
sq. ft.
125% of
minimum
1 per 2,500
sq ft
Retail sales (above
150,000 sf) N N C N 1 per 333
sq. ft.
125% of
minimum
1 per 2,500
sq ft
Other
Cinema/multi-plex or
stage theater N C C C 1 per 5
fixed seats
125% of
minimum
1 per 2,500
sq ft
Hospital/medical
facility N C U U 3 per bed 125% of
minimum
1 per 2,500
sq ft
Hotel/motel N C C C 1 per room 125% of
minimum
1 per 2,500
sq ft
Internet Gaming
Karaoke, primary use N N N N -- -- --
Open Space
Community garden Y Y Y Y
Park or greenway Y Y Y Y
Playground or
children's play area Y Y Y Y
Public square or plaza N Y Y Y
CITY OF TEMPLE CITY
Page 3-23
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Accessory Uses
ATM N A A A
Billboards N N N N
Child daycare, large (8
- 14 children),
accessory to a
residence
Y N C C
Child daycare, small
(8 or less children),
accessory to a
residence
Y N Y Y
Dancing or
entertainment,
accessory to a
principal use
N C C C
Drive-through
business N N N N
Home Occupation A N A A SUS 3.g
Karaoke, accessory N Y Y Y SUS 3.h
Massage N A A A SUS 3.i
Other accessory uses
and structures that
are customarily
associated with and
subordinate to the
principal use on the
premises and
consistent with the
purpose and intent of
the district.
N A A A
Pool/billiard tables,
game machines (5 or
less tables or
machines)
N A A A
CROSSROADS SPECIFIC PLAN
Page 3-24
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Recycling collection
containers N A A A SUS 3.j
Residential swimming
pools/spas A A A A
Renewable Energy
Equipment A A A A
Temporary Uses
Farmers Market N T T T
Fundraising sales,
including hand-
carwashes
N T T T
Special outdoor
community events N T T T
Temporary holiday-
related sales,
including Christmas
tree sales, pumpkin
sales, flower sales,
and the like
N T T T
Wireless
communications
facilities (WCF's) -- -- -- --
SUS 3.k
Prohibited Uses
Adult and/or sexually
oriented businesses N N N N
Check cashing, payday
loans, cash for gold N N N N
Any use prohibited by
Federal and/or State
Law
N N N N
Medical marijuana
dispensaries N N N N
Mini/self-storage and
warehousing N N N N
CITY OF TEMPLE CITY
Page 3-25
Use Type
NT CC MU/
C
MU/
B Special
Use
Standards
Specific
Plan
Auto
Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
Sale or repair of
firearms, ammunition,
or other weapons
N N N N
Special Use Standards
3.a Dwelling, Artist studio/live work unit
» The non-residential use must be operated by a resident of the live-work
dwelling.
» No more than one non-resident employee is permitted in addition to the
resident(s) of the dwelling.
» The use of on-site outdoor storage to support the non-residential use is
prohibited.
3.b Dwelling, Multi-family
» Stand-alone multi-family uses are not permitted within 250 feet of the
intersection of any two primary streets (Rosemead, Las Tunas, Broadway) in
the MU/C and MU/B districts, as measured from the intersection of the property
lines forming the corner of the corner property in a single straight line.
3.c Dwelling, Multi-family within Mixed-Use development
» Multi-family residential uses are not permitted on the ground floor of buildings
in the MU/C district or within 250 feet of the intersection of any two primary
streets (Rosemead, Las Tunas, Broadway) in the MU/B district; as measured
from the intersection of property lines forming the corner of the corner property.
(Develop and Insert diagram).
3.d Parking, structure
» Parking structures, when constructed as a principal use, shall be lined by
commercial space available for occupancy, not less than 35-feet in depth along
all facades facing the public right-of-way and internal access roads.
CROSSROADS SPECIFIC PLAN
Page 3-26
3.e Restaurant (with or without ancillary alcohol services)
» A restaurant with a bar area exceeding 500 square-feet or 30 percent of the
dining area shall be classified as a bar/lounge.
3.f Bridal Shop
» A bridal shop must be located at least 250 feet from an existing such use, as
measured from front door to front door by a single straight line.
3.g Home Occupation
» The home occupation use must be conducted entirely within the principal
dwelling or permitted accessory buildings.
» No business involving on-site retail sales of goods on the premises is permitted.
» No person not a member of the household residing on the premises shall work
on the premises.
» Not more than 25 percent of the gross floor area of the principal dwelling shall
be devoted to the home occupation.
» Total storage of materials or products used in the business shall not exceed
three hundred cubic feet. There shall be no outdoor storage or storage
occupying required off-street parking spaces.
» Home occupations shall not include or involve motor vehicle or equipment
repair, the sale of weapons or hazardous materials, or any other activity that
would constitute a nuisance.
» All home occupations that require a business license form the City or the state
of California shall maintain a valid license at all times and shall operate in
compliance with the terms of that license.
» A bridal shop must be located at least 250 feet from an existing such use, as
measured from front door to front door by a single straight line.
» A restaurant with a bar area exceeding 500 square-feet or 30 percent of the
dining area shall be classified as a bar/lounge.
3.h Karaoke, accessory
» Karaoke shall be permitted as an accessory use only.
CITY OF TEMPLE CITY
Page 3-27
3.i Massage
» No massage establishment may be located within five hundred feet (500') of
another massage establishment, as measured from the property lines of the
properties on which the massage establishments are located.
» No massage establishment may be located within one hundred feet (100') of
a property that is zoned R-1, as measured from the property line of the property
on which the massage business is located to the property line of the nearest R-
1 property. This requirement does not apply to massage establishments located
in the downtown specific plan Las Tunas East commercial zone. (Ord. 16 -
1010)
3.j Recycling collection container
» All recycling collection containers must be located within a permanent
structure.
3.k Wireless communications facilities (WCFs)
» All WCFs in the Crossroads Specific Plan area shall be subject to Section 9-1
T-8 of the Temple City Zoning Code.
CROSSROADS SPECIFIC PLAN
Page 3-28
DESIGN GUIDELINES
The design guidelines contained in this section are intended to promote high-
quality, well-designed, site-appropriate development within the Crossroads Plan
area. These design guidelines are meant to augment the development standards
found in this chapter, in support of the community’s vision for the Crossroads
area. Whereas the Development Standards are mandatory requirements for new
development to follow, Design Guidelines provide flexibility and can potentially
be fulfilled by designers in different ways. Taken together, the Development
Standards and Design Guidelines provide a framework for property owners,
designers, and City staff to follow when planning and reviewing development
projects.
Building Siting, Access, and Circulation
Building Siting and Organization
» Buildings should be designed and configured to provide edges and enclose
streets and open space, create linkages and gateways, and frame views of the
San Gabriel Mountains, as displayed in Figure 3-9.
Figure 3-9 Building Siting: Organization that provides edges, encloses streets and open spaces, and frames views
CITY OF TEMPLE CITY
Page 3-29
» Buildings should be oriented towards the street or public open
spaces and away from parking areas to stimulate pedestrian activity
and invigorate the public realm.
» Primary entrances of non-residential uses should be visible and
accessible from the public right-of-way or public open spaces. Corner
commercial uses should have a corner entrance or an entrance
oriented toward each street.
» Required off-street parking should be provided underground, in
above-ground structures, or behind street-facing buildings within
interior parking courts. If surface parking lots are necessary, those
surface parking lots should be located in areas behind buildings and
away from the street, open spaces, and corners.
» Shared parking arrangements and strategies are encouraged to
reduce the total land area dedicated to parking lots and structures, as
well as facilitate a “park once” environment for residents, employees,
and visitors.
» Loading and service access areas, utilities, and trash and
recycling receptacles should be located on the rear portion of a parcel
or development, screened from the public right-of-way, open space,
and adjacent properties. Loading and service areas should not be a
hazard to or conflict with the movement of automobiles, pedestrians,
or bicycles.
Street Frontage
» At least 50 percent of the ground floor façade of commercial and
mixed use buildings fronting the public right-of-way, a pedestrian or
bicycle path, or public or semi-public open space should consist of
transparent, non-reflective windows and doors allowing for a
connection and interaction between individuals and activities inside
and outside of the buildings.
» Attention to detail and architectural quality should be used at the
ground floor facade of buildings, which should be designed to activate
the streetscape and provide an engaging and interesting pedestrian
experience, as displayed in Figure 3-10.
Corner entrance on commercial building is
visible from multiple angles
Transparent frontages enhance the
pedestrian environment
Buildings oriented towards the street
encourage pedestrian activity
CROSSROADS SPECIFIC PLAN
Page 3-30
» Where permitted, ground-floor residential dwelling units should be oriented
toward the street, and include identifiable entries.
» The lobbies, recreation, or community rooms associated with stand-alone
multi-family residences and mixed-use buildings, when located at the ground
level, should provide large windows that look out onto and activate the street
frontage.
Site Access and Circulation
» Block sizes, generally less than 500 feet in length, are
encouraged throughout the Specific Plan area, particularly in the MU -
C district to make the area more walkable and enhance the pedestrian
environment.
» Where appropriate, new development should be designed to
accommodate all modes of transportation, including integration of
bicycle, pedestrian, and transit-serving facilities and amenities, allowing
for the use and enjoyment by all community members regardless of
age, physical ability, or mode of transportation.
» Buildings and open spaces within a development should be linked to and
connected by pedestrian and bicycle facilities, including sidewalks and bike
and pedestrian paths.
Bicycle racks accommodate bicyclists at
new development
Figure 3-10 Street Frontage: Dwelling units oriented toward the street with identifiable entrances
CITY OF TEMPLE CITY
Page 3-31
» The number and distribution of driveways/curb-cuts should be
limited. Buildings located on the same block should use common or
shared driveways/curb-cuts where feasible. Where a driveway crosses a
sidewalk or bicycle path, the sidewalk or bicycle path should be clearly
demarcated across the entire width of the driveway.
» Pedestrian amenities, such as special paving materials,
landscaping, pedestrian-scaled lighting, water fountains, shade features,
trash and recycling receptacles, and street furniture should be provided
along sidewalks and bike and pedestrian paths.
» Bicycle services and amenities, such as clearly marked
wayfinding signage, “fix-it” stations, and shower facilities should be
provided as part of all large development projects and located throughout
the Crossroads area where appropriate and feasible.
Building Massing, Form, and Design
Building Massing
» New development should respect the scale and character of
existing neighborhoods by providing appropriate height, mass, and setbacks
and by limiting the general scale of development near existing single-family
residences, as displayed in Figure 3-11.
Landscaping and paving materials enhance
the pedestrian environment
CROSSROADS SPECIFIC PLAN
Page 3-32
» Individual buildings on the same lot or part of the same
development should be modulated to ensure development is consistent
with the existing character and scale of Temple City.
» Large development projects should be designed to appear as a
collection of appropriately-scaled buildings, and should integrate public
open space, including plazas, pocket parks, and the like.
» Buildings should be designed to include vertical and horizontal
articulation to reduce the perception of large-scale, monotonous
development.
» The maximum width of a blank facade without any vertical or
horizontal architectural design feature or articulation should not exceed
25 feet in length.
Architectural Design
» Variations in façade materials, textures, colors, and window
patterns should be used to enhance visual interest and encourage
pedestrian activity. When buildings include accent materials or design
treatments, the materials and treatments should be used on all facades
of the building.
» Non-residential buildings should be constructed of high quality,
durable materials such as wood, brick, and stone to develop long-
lasting buildings that can be adaptively reused over time.
Variations in design articulate larger
buildings, providing distinctions of the scale
Use of different colors, materials, balconies,
and awnings enhance visual interest
Figure 3-11 Building Massing: Development that respects the scale and character of existing neighborhood
CITY OF TEMPLE CITY
Page 3-33
» Buildings and developments should be designed to respect and be compatible
with adjacent and surrounding development, while allowing for innovative
architectural design complimentary to overall scale and urban form.
» Upper stories of buildings should be designed to allow solar access, light, and
air to circulate to adjacent structures, open spaces, and adjoining land uses,
including windows situated to take advantage of natural light and be operable
to allow residents to create and enjoy natural ventilation, as displayed in Figure
3-12.
» 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.
» White or green roofs, non-reflective coatings, low-emissivity glass, and external
shade devices should be used to control heat and glare, while the use of
pavement, asphalt, and other heat producing surfaces should be minimized to
reduce the heat island effect.
Figure 3-12 Architectural Design: Buildings designed to allow solar access, light, and air to circulate to adjacent structures, open
spaces, and adjoining land uses
CROSSROADS SPECIFIC PLAN
Page 3-34
Parking Facilities
» Parking facilities should be designed in a similar architectural
style, using the same materials and treatments as surrounding
buildings and structures, particularly if part of a larger development
project.
» The façade of parking structures should include vertical and
horizontal articulation to break up the façade and provide a visual
separation between each floor.
» Projecting elements, awnings, signs, or other features should be
used to visually delineate pedestrian entrances into parking structures.
» Bicycle parking and storage facilities, including bike racks and
storage lockers, should be located in well-lit, highly-visible areas near
building entrances, as displayed in Figure 3-13.
Parking structure integrated into the design
of the surrounding context
Figure 3-13 Parking Facilities: A parking structure with clearly delineated pedestrian entrance and streetscape amenities.
CITY OF TEMPLE CITY
Page 3-35
Neighborhood Transitions
Transitions
» The impact of shade and shadow, lighting, noise, and other
elements should be minimized, particularly when projects are adjacent to
existing residential uses.
» Buildings should be oriented to provide a landscape or open
space buffer between new development and adjacent single-family
residential uses. Open space should be designed to respect and not
negatively impact adjacent residential uses.
» The placement of windows on buildings adjacent to existing
residential uses should be carefully considered to protect the privacy of
those neighboring residences, as displayed in Figure 3-14.
New development minimizes impact of
shade and shadows
CROSSROADS SPECIFIC PLAN
Page 3-36
» New development should include safe, convenient, and accessible pedestrian
and bicycle connections to key destinations and amenities within the
development to adjacent and surrounding neighborhoods.
Figure 3-14 Neighborhood Transitions: Window placement that protects the privacy of neighboring residences.
CITY OF TEMPLE CITY
Page 3-37
Landscape, Streetscape, and Open Space
Landscaping
» Landscaping should be used to enhance the public and private
realm, shade walkways, gathering areas, and parking areas, and screen
utilities or mechanical equipment.
» Landscape areas should be regularly maintained to keep sites
aesthetically pleasing, and to remove unsightly dead or dying plants.
» Native, drought-tolerant, or plant species well-adapted to Temple
City’s climate should be used to reduce water usage and maintenance.
» Landscaping, including street trees, planters, and other forms of
vegetation, should provide a physical barrier between automobile traffic
and pedestrians, as displayed in Figure 3-15.
» Sustainable, water-efficient landscaping practices, including
micro–irrigation, drip systems, and weather-based irrigation controllers,
should be used to reduce water usage associated with landscaping.
» Low Impact Development (LID) features and best management
practices, such as the planting of trees, use of rain gardens, swales, or
rain barrels should be incorporated into development projects to
conserve, capture, and reuse stormwater run-off.
Bioswales and tree wells mitigate
stormwater impacts
Native, drought tolerant plants used to
reduce water usage
Figure 3-15 Landscaping: Landscaping integrated into streetscape concepts providing physical barriers for pedestrians
CROSSROADS SPECIFIC PLAN
Page 3-38
Open Space
» 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.
Lighting fixtures and systems should be integral in the design of open
spaces.
» Private open space, such as balconies, should be directly
accessible from individual units and large enough to permit outdoor
living activities, a minimum of five feet in both dimensions.
Streetscape
» The streetscape should be designed to enhance the pedestrian
experience and encourage walking as a form of transportation and
leisure.
» Street furniture should serve a variety of purposes and uses, be of
a consistent design character, and should not be located in areas that
conflict with pedestrian and bicyclist movement.
» Pedestrian and bicycle-oriented lighting should be provided to
facilitate safe and comfortable walking and bicycling in the Crossroads
area in the early morning, evening, and nighttime.
» Sidewalks or pedestrians walkways should be included within
surface parking lots providing safe pedestrian travel from parking
spaces to uses served by the parking.
Lighting for evening use integrated into the
public sphere
Street benches enhance the pedestrian
environment
CITY OF TEMPLE CITY
Page 3-39
» Sidewalks should include a clear zone allowing for the safe and uninterrupted
passage of pedestrians between a building façade and curb.
» A variety of special colored, textured, and/or permeable paving or surf ace
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.
» The use of green infrastructure, including pervious materials, bioswales,
planting strips, and other sustainable landscape features are strongly
encouraged.
Public Art, Signage, and Lighting
Public Art
» Public art should provide visual interest to the streetscape and
enrich the resident, employee, and visitor experience in the Crossroads
area.
Mural on business enhances public realm
Figure 3-16 Streetscape: A clear sidewalk zone allowing safe and uninterrupted pedestrian movement.
CROSSROADS SPECIFIC PLAN
Page 3-40
» Public art should be incorporated early during the development design process,
and be located in a location that maximizes the number of tenants, visitors,
and other passerby to enjoy it.
» Public art should be incorporated into walls and buildings in the form of murals
and other installations, as well as in streetscape elements such as statues or
sculptures.
» The design and placement of public art should not disrupt vehicle, bicycle, or
pedestrian movement or safety.
Signage
» On-premise signs should be designed to match the materials,
textures, and colors of the primary building façade of which it is located.
» Signs should be placed in a location that does not interrupt or
cover a building’s architectural or design features.
» Signs should not interfere with or detract from the general
pedestrian experience within the Specific Plan area.
» Signs should not project above the edge of the rooflines and
should not obstruct windows or doorways
» The location of proposed signage should be shown on façade
improvement plans and new building plans.
» Signs should be legible and convey a coherent message about the
respective business where they are located.
» Sign illumination should be minimal and used only as a
secondary or accent feature.
Lighting
» 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 should enhance a building’s architecture and augment
the street and sidewalk experience at night.
» Lighting and illumination should be used to highlight main
building entrances and ground floor retail and restaurant spaces to encourage
pedestrian activity.
Signs not to project above the edge of
the roofline
Lighting oriented towards pedestrian
CITY OF TEMPLE CITY
Page 3-41
» 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 the use of and
reliance on artificial light sources. Artificial lighting should consist solely of
energy efficient bulbs, lamps, and the like.
CITY OF TEMPLE CITY
Page 4-1
4 MOBILITY PLAN
To implement the vision for the Crossroads Specific Plan, the proposed Mobility
Plan is predicated on the philosophy that the Crossroads area will become a multi-
modal area supporting all types of travel. The focus of this Mobility Plan is
improving circulation and access for pedestrians, bicycles, transit users, and
vehicular travel. This Plan envisions that the existing and new uses described in
Chapter 4: Land Use Plan will be knitted together through a series of multi-modal
connections. Because the Specific Plan area does not function within a vacuum,
it is imperative that new connections be established to the larger local and
regional mobility and circulation network.
This chapter 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 area, including pedestrian,
bicycle, transit, and vehicular networks, with potential improvements to each of
these systems to best serve residents, employees, and visitors. The Mobility Plan
is not prescriptive, as future improvements will be implemented gradually and
opportunistically in coordination with future development; rather it provides a
conceptual framework to achieve the vision of a multi-modal transportation
network for the area. Additional analysis and engineering will be necessary at
the time of development to determine the exact dimensions of transportation
improvements.
PEDESTRIAN CONCEPT PLAN
Improved pedestrian access and circulation is a key component of the Crossroads
Specific Plan area, including enhanced pedestrian connections to the plan area
from adjacent residential neighborhoods and commercial districts and greater
internal circulation for pedestrians within the area. As such, this Crossroads
Specific Plan proposes an improved pedestrian access and circulation concept
focusing on potential new pedestrian connections, crossings, amenities, and a
new multi-use pedestrian and bicycle path along Eaton Wash, as displayed in
Figure 4-1. The proposed pedestrian improvements are envisioned to facilitate a
more inviting and comfortable pedestrian environment that encourages walking
for transportation, recreation, or leisure.
CROSSROADS SPECIFIC PLAN
Page 4-2
Figure 4-1: Pedestrian Concept Plan
CITY OF TEMPLE CITY
Page 4-3
Key components of the Pedestrian Concept Plan include:
» Internal Circulation. Enhanced internal circulation, including a focus on
providing safe, accessible, and well-defined routes through the MU-C, will
facilitate the pedestrian-friendly, park-once, built environment envisioned for
the area. Improved internal circulation will help break-up existing large blocks
within the Specific Plan area, providing a more walkable, better connected
environment that is easier to navigate and more enjoyable for pedestrians.
» 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.
BICYCLE CONCEPT PLAN
With its relatively flat topography, pleasant climate, and grid system of streets,
bicycling provides an attractive mode of transportation in Temple City. Current
bicycle facilities in the Specific Plan area consist of a Class II bike lane with
protected and buffered portions along both sides Rosemead Boulevard. These
bike lanes provide dedicated facilities for bicyclists traveling north/south along
Rosemead Boulevard to and through the Specific Plan area.
The City of Temple City has a Bicycle Master Plan features proposed
improvements to the bicycle network throughout the city. Proposed
improvements in the Crossroads area consist of a Bicycle Boulevard along Olive
CROSSROADS SPECIFIC PLAN
Page 4-4
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 can be achieved by bicycle.
The Crossroads Plan Bicycle Concept Plan, displayed in Figure 4-2, 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.
Key components of the Bicycle Concept Plan include:
» 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.
» Eaton Wash Multi-Use Path. The Crossroads Specific Plan Mobility Plan
provides the Temple City community with an opportunity to reimagine the
CITY OF TEMPLE CITY
Page 4-5
Eaton Wash channel and land immediately adjacent to the channel. The
Eaton Wash has the potential to become a community amenity that invites
residents to walk and bicycle as a mode of transportation and exploration, as
well as a place to linger, meet, and connect with one another. Additionally,
the Eaton Wash can provide greatly needed open space and recreation facilities
for the community.
CROSSROADS SPECIFIC PLAN
Page 4-6
Figure 4-2: Bicycle Concept Plan
CITY OF TEMPLE CITY
Page 4-7
STREET CONCEPT PLAN
Major roadways in the Specific Plan area include Rosemead Boulevard, Las
Tunas Drive, and Broadway, as shown in Figure 4-3 Street Concept Plan. These
roadways provide users with both local and regional connections to the Specific
Plan area.
Rosemead Boulevard, also known as State Route 19, is a four-lane divided
roadway through the Specific Plan area until south of Broadway where it is no
longer divided and the median is replaced by a two-way left turn lane. There are
a large number of curb-cuts and driveways in both the northbound and
southbound direction along Rosemead Boulevard, providing right-in, right-out
access due to the raised median along Rosemead Boulevard. This limits access
to Rosemead Boulevard in the area, and can create extra congestion as drivers
make U-Turns to access located on the opposite side of Rosemead Boulevard.
Las Tunas Drive is a four-lane roadway with a two-way left turn lane within the
Specific Plan area. On-street parking is currently allowed on both sides of Las
Tunas drive east and west of Rosemead Boulevard. Broadway is a four -lane
roadway through the study area with two-way left turn lane present to the west
of Rosemead Boulevard. Between 2010 and 2013 there were a total of ten
collisions in the Specific Plan area, all of which occurred at the intersection of
Rosemead Boulevard and Las Tunas Drive, or along Las Tunas Drive.
Key components of the Street Concept Plan include:
» Internal Circulation. Due to its location, the Crossroads area will continue to
accommodate local and regional pass-through traffic, particularly along
Rosemead Boulevard and Las Tunas Drive. As development intensifies within
the Specific Plan area, particularly in the MU-C district, there will be an
increased need for enhanced multi-modal internal circulation. The street
concept therefore proposes an internal circulation pattern that embraces and
implements the themes and policies for the area noted in the Mobility Element
of the Mid-Century General Plan.
» Breaking up the Super Block. Large street blocks are often inconvenient and
unsafe for all modes of transportation, except for vehicular traffic. Large blocks
commonly restrict crossing only at intersections, in effect restricting access and
circulation for all users, and potentially encouraging unsafe mid-street crossings
CROSSROADS SPECIFIC PLAN
Page 4-8
by bicyclists and pedestrians. Additionally, large blocks encourage higher
vehicle speeds. Breaking up large “super blocks” such as the ones currently
occupying the majority of the MU-C district, will increase the number of street
crossings, providing flexibility in routes, and provide additional areas of human
activity and interaction, such as street corners.
CITY OF TEMPLE CITY
Page 4-9
Figure 4-3: Street Concept Plan
CROSSROADS SPECIFIC PLAN
Page 4-10
TRANSIT CONCEPT
Transit service in the Specific Plan area is provided by four Los Angeles County
Metropolitan Transportation Authority (Metro) routes, serving six stops, as
displayed in Figure 4-4 Existing Transit Service. These routes provide headways,
varying from 15-45 minutes. All of the current transit stops in the Specific Plan
area have shelters and benches. The improvements discussed below will help
improve public transit as a viable transportation option 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 within the Crossroads area has a significant
impact on the transit user experience. As the Specific Plan area transitions to
a more dense, 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.
CITY OF TEMPLE CITY
Page 4-11
Figure 4-4: Existing Transit Service
CROSSROADS SPECIFIC PLAN
Page 4-12
CONCEPTUAL STREET CROSS SECTIONS
Figures 4-6 through 4-11 Conceptual Street Cross Sections provide an illustrative
representation of the multi-modal transportation vision specifically for the MU-C
district. Figure 4-5 Street Typologies Map indicates the locations of the following
street typologies and should be used as a guide. The street cross sections bring
together the various components of the multi-modal system discussed above,
including the pedestrian, bicycle, transit and automobile concepts, to provide a
conceptual framework for future transportation improvements in the Crossroads
area.
Figure 4-5 Street Typologies Map
CITY OF TEMPLE CITY
Page 4-13
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CROSSROADS SPECIFIC PLAN
Page 4-20
PARKING CONCEPT PLAN
Off-street parking within the Crossroads area is currently provided by a series of
large surface parking lots and by on-street parking spaces along the area’s primary
streets. Utilization of the surface parking areas varies throughout the Plan area,
as the largest surface lots, those in the MU-C remain extremely underutilized,
while those in other areas, particularly the CC area are highly utilized and
sometimes result in spill-over to neighboring businesses and the surrounding
neighborhood. The increased densities and greater land use mix envisioned for
new development in the Plan Area create opportunities to develop improved
parking management strategies while balancing goals for enhanced pedestrian,
bicycle, and transit use.
New off-street parking should be provided in public and private parking
structures, where possible. These structures should be considered for larger
mixed-use projects that incorporate multiple uses and buildings. Shared parking
facilities are particularly appropriate for developments within the MU-C. It is
envisioned that some structures could be centralized and shared amongst uses,
providing the opportunity for a park-once experience for residents, employees,
and visitors.
When parking is provided on surface lots, the use of valet or tandem parking may
be utilized to reduce the physical space dedicated to parking without resulting in
an undue burden on surrounding streets and residential neighborhoods. As
previously mentioned on-street parking is currently provided in the Specific Plan
area on Rosemead Boulevard. Additional on-street parking may be provided,
particularly as internal streets are developed within the MU/C district, creating a
traditional main-street like feel on internal streets.
Alternative Parking Strategies
To encourage new development to include facilities and amenities that reduce
the amount of land dedicated to surface parking, projects in the Crossroads area
are eligible for a parking reduction by incorporating alternative parking strategies
into development proposals.
The Director of Community Development may approve a reduction in the amount
of required off-street parking of up to 20% in the MU-C and MU-B and up to
CITY OF TEMPLE CITY
Page 4-21
10% in the CC district, when it is clearly displayed by the applicant that a
proposed alternative parking strategy will effectively reduce the demand for off-
street parking. An application for a parking reduction, including a parking study
and any additional requirements specific to the alternative strategies discussed
below, shall be submitted to the Director of Community Development upon
submittal of a development application. Alternative parking strategies applicable
to reduced parking strategies include the following:
» Shared Parking. Shared parking in the Crossroads area is encouraged when
uses with complementary parking demand are proximately located. Keys to
developing effective shared parking facilities will include centrally locating
parking to intended users and making the facilities accessible and pedestrian
friendly. When shared parking is proposed, a shared parking agreement must
be included in an applicant’s parking reduction application.
» Unbundled Parking. Unbundled parking is the process of renting or selling
parking spaces separately, rather than automatically included with the rent or
purchase price of residential units or commercial property. Unbundling parking
allows renters, owners, and tenants to purchase or lease only the amount of
parking that they need, rather than providing a uniform number or quantity of
parking spaces regardless of need. When requesting a parking reduction from
unbundled parking, an applicant shall provide an analysis of anticipated
parking demand shall be included in an applicant’s parking reduction
application.
» Publically Accessible Parking Structures. Publically accessible parking
structures are those privately owned and operated parking structures that allow
public parking in designated spots within their structures. When receiving a
parking reduction for providing publically accessible parking spaces within a
structure, an applicant may not charge a fee to the public parking in those
spaces.
» Mechanized Parking. Mechanized parking systems are automated or semi-
automated structures that allow vehicles to be stacked vertically, storing
multiple vehicles within the footprint of one parking space. Mechanized parking
or parking lifts reduce the amount of land required to provide required off-street
parking and make the provision of parking more feasible in certain
developments. Mechanized parking spaces should be provided at the same
dimensions (length and width) as standard parking spaces.
CROSSROADS SPECIFIC PLAN
Page 4-22
» Car Sharing. Car-sharing is a neighborhood-based, short-term vehicle rental
service that makes cars available to members of the service, providing an
alternative to private automobile ownership. Car-sharing is particularly
beneficial if located near mixed-use developments, allowing residents to
conveniently travel to and from their homes in addition to providing an alternate
mode of travel for retail customers and residential guests. The provision of one
dedicated car-sharing space shall result in a 10% reduction in the required
parking spaces for a particular use.
An applicant may apply for a parking reduction by incorporating an alternative
parking strategy other than outlined above, however, the Director of Community
Development has the authority to determine if the strategy will effectively reduce
the need for off-street parking associated with the development proposal. The
Director may require additional studies or analysis to accompany an alternative
strategy not included in this section.
Transportation Demand Management (TDM)
This section describes TDM strategies that could be implemented in the Specific
Plan area to reduce dependence on single-occupant automobiles and the overall
number of parking spaces needed to serve new development. Not everyone can
carpool, take transit, or work close to home, however, there are many trips that
can be modified using various TDM techniques, which include incentives to use
alternative forms of travel, reduce the number of vehicle trips, or travel during
nonpeak times.
This Mobility Plan supports and strengthens the City’s existing TDM program by
encouraging the use of alternative travel modes, including public transit,
pedestrian travel, and bicycling. All development proposals within the Specific
Plan shall comply with Section 9-1E-23: Transportation Demand and Trip
Reduction Measures of The Temple City Municipal Code.
Large employers in the Plan area can play a key role in implementing TDM
strategies, by offering employees various options for traveling to and from work.
Employee TDM programs may include, but are not limited to the following:
» Employee Boards/Kiosks. Employers can display transit routes and schedules
serving the area; carpooling and vanpooling information; and bicycle and
pedestrian paths, lanes, routes, and facility information on on-site
CITY OF TEMPLE CITY
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boards/kiosks in break rooms or common areas, as well as on internal websites
or manuals.
» Commuter Benefits. Employers may provide commuter benefits, such as
allowing employees to pay for their transit or car and vanpooling expenses with
pre-tax dollars, as permitted by federal law. An employer may also provide a
subsidy to cover or reduce employees’ monthly or annual transit or car and
vanpool costs. Finally an employer may provide a free or low-cost bus, shuttle,
or vanpool service from a centralized location to the employer’s facilities.
» Guaranteed Ride Home Program. Guaranteed Ride Home programs allow
transit users or bicycle or pedestrian commuters to use a complimentary or
reduced price taxi or ride share service to get home in case of an emergency or
when transit service is limited or not available, such as late at night or on
weekends.
» Compressed Work Weeks, Flex Times, and Telecommuting. Compressed work
weeks, such as “4/10” or “9/80” work schedules that allow employees to work
longer on individual days in exchange for a shorter work week, flex times that
allow employees to travel to and from work outside or traditional peak
commuting hours, and telecommuting that allows employees to work remotely
from home or a location close to their home, help reduce VMT and roadway
congestion in and around the Specific Plan area.
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5 INFRASTRUCTURE
PLAN
This chapter describes utility infrastructure systems that will be needed to support
development in the Crossroads Specific Plan area, including drainage, sewer, and
water. The findings and recommendations included in this chapter were
developed in coordination with the respective infrastructure providers, including
the Los Angeles County Public Works Department, Los Angeles County Sanitation
District, Sunnyslope Water Company, and Golden State Water District.
BACKGROUND
Temple City is located within the Rio Hondo watershed, which comprises 142
square miles of the larger Los Angeles River watershed. The Rio Hondo River
originates in the Angeles National Forest, flows through the San Gabriel Valley,
and confluences with the Los Angeles River within the City of South Gate. The
western boundary of the Crossroads Specific Plan is located directly adjacent to
the Eaton Wash flood control channel.
Eaton Wash
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DRAINAGE
The 72.5-acre Specific Plan area is nearly entirely built-out with approximately
91 percent of the area covered with impervious surfaces. These impervious
surfaces discharge into Eaton Wash via various Los Angeles County Flood Control
District owned storm drain lines, ranging in size from 18 to 48 inches, as
displayed in Figure 5-1 Existing Storm Drain Facilities. Based on the relatively
high existing impervious conditions of the area and the proposed build-out of the
Plan area, which is generally equal to or less than existing impervious conditions,
runoff associated with implementation of the Specific Plan is not anticipated to
increase over existing conditions.
The Crossroads area is subject to Los Angeles County Public Works “Q-allowable”
discharge limits. Q-allowable discharge limits require that proposed flows from
redevelopment projects not exceed flows tabled to the existing storm drain system.
In general, the Plan area south of Las Tunas Drive is located within an area where
the existing conditions exceed the Q-allowable discharge limits. Therefore, it is
anticipated that most projects within the Specific Plan area will require on-site
detention systems to comply with the Q-allowable requirements. Q-allowable
discharge limits for the Specific Plan area are displayed in Figure 5 -1 Existing
Storm Drain Facilities.
Additionally, all new projects within the Plan area will be required to include Low
Impact Development (LID) best management practices (BMPs) to comply with
the County of Los Angeles MS4 Permit. The LID BMPs are intended to ensure
that run-off is sustainably managed and consistent with the prescribed hierarchy
of treatment provided in the MS4 Permit: infiltration, evapotranspiration,
harvest/reuse, and bio treatment.
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Figure 5-1: Existing Storm Drains
CROSSROADS SPECIFIC PLAN
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SEWER SYSTEM
The Crossroad Plan area is served by Los Angeles County Sanitation District
(LACSD) sewer lines ranging in size from 8 to 15 inches in diameter, as displayed
in Figure 5-2 Sewer Lines. The majority of sewer flows throughout the Plan area
are distributed in a southerly direction to a 15 inch line off of Broadway Avenue,
owned by the County and ultimately into a larger 21 inch trunk line owned by
LACSD along Encinita Avenue. The City’s 2008 Sewer Master Plan identified a
prioritized list of sewer facilities in the City that would require upsizing based on
current conditions and a 20-year projection of future population growth and land
use changes. Improvements in the Master Plan are categorized into four priority
levels including Priority 1 as the most important through Priority 4 as the least
important. Sewer lines in the Specific Plan area were identified as Priority 3 and
Priority 4, as displayed in Figure 5-3 Proposed Sewer Improvements. In addition
to the 2008 Master Plan, a study of the 15-inch sewer line located along
Broadway Avenue was conducted as part of this Specific Plan to determine the
existing capacity of the line, using County sewer study protocols. It was found
that this 15-inch line, which serves as a tributary to the majority of the Specific
Plan area, has sufficient capacity to accommodate sewer flows associated with
the proposed development included in the Land Use Plan.
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Figure 5-2: Sewer Lines
CROSSROADS SPECIFIC PLAN
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Figure 5-3: Proposed Sewer Lines
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WATER SYSTEM
The primary water provider for the Specific Plan area is Sunny Slope Water
Company (Sunny Slope). In addition to Sunny Slope, Golden State Water District
and San Gabriel County Water District also serve a small portion of the Specific
Plan area. Sunny Slope also provides regular upkeep and maintenance to ensure
long term functionality of the water system. Sunny Slope’s 2014 Water Master
Plan update highlights water lines that need to be replaced or installed to support
existing and proposed land use changes within the Sunny Slope service area, as
shown in Figure 5-4. Within the Specific Plan area, there were not any areas
that were found to have deficient water lines in need of replacement or
installation.
CROSSROADS SPECIFIC PLAN
Page 5-8
Figure 5-4: Water Service Providers
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6 IMPLEMENTATION
PLAN
ADMINISTRATION
This Crossroads Specific Plan was initiated and prepared by the City of Temple
City pursuant to the provisions of California Government Code Sections 65450
through 65457. The law allows the preparation of specific plans for the
implementation of a community’s General Plan. Specific plans act as a bridge
between the general plan and the physical development of a place.
The Crossroads Plan is the regulatory document guiding land use and
development within the boundaries identified in this Specific Plan. Upon adoption
by ordinance, this Specific Plan will serve as the official zoning for the properties
involved. The Plan establishes the zoning districts and permitted uses,
development standards, design guidelines, mobility and infrastructure
requirements, implementation programs, and administration procedures on
which subsequent project-related development activities are to be based.
RESPONSIBILITY
The Community Development Director shall be responsible for administering the
provisions of the Crossroads Specific Plan, in accordance with the provision of
this Specific Plan, the State of California Government Code Sections 65450
through 65457, the City of Temple City General Plan, and all other applicable
chapters of the Temple City Municipal Code.
APPLICABILITY AND CONFORMITY WITH THE
SPECIFIC PLAN
The provisions of this Specific Plan shall apply to all properties included in the
Crossroads Specific Plan area. No construction, modification, addition,
placement, or installation of any building or structure shall occur, nor shall any
CROSSROADS SPECIFIC PLAN
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new use commence on any parcel or lot, on or after the effective date of the
Specific Plan, except in conformity with the provisions of this Specific Plan.
The provisions of this Specific Plan shall not apply to development proposals or
projects for which a complete application has been received by the Community
Development Department prior to the effective date of this Specific Plan.
However, applications for such projects may elect to comply with the provisions
herein in lieu of the former provisions. Applications for projects whose
entitlements and/or permits have expired or were denied are not entitled the
benefit of this section.
Any standard, regulation, or other issue not specifically covered in the Crossroads
Plan shall be subject to the provisions of the Zoning Code and/or Municipal Code,
or to interpretation by the Community Development Director if not specifically
covered in the City’s existing regulations.
In cases where development regulations and standards set forth in this Specific
Plan are inconsistent with the Zoning Code, the Specific Plan shall prevail. The
provisions of this Specific Plan shall also prevail where there is an inconsistency
between this Specific Plan and other City ordinances, rules and regulations.
However, the provisions of this Specific Plan will not prevail should there be an
inconsistency between the Specific Plan and the City’s General Plan. Any
development regulation and standard not addressed in this Specific Plan shall be
subject to the City’s adopted regulations in place at the time of the individual
application.
PHASING
This section includes guidance on the phasing and financing of proposed
strategies for the implementation of infrastructure, mobility, and public realm
improvements within the Specific Plan area. Given the unique characteristics of
the Specific Plan area, including land ownership patterns, lot configurations, and
previously implemented streetscape improvements, it is anticipated that
implementation of the Specific Plan and phasing of development will largely
depend on private investment and development. As such, a variety of economic,
market, and demographic factors will ultimately determine the timing and extent
of development. Intersection, street, streetscape, and infrastructure
improvements are expensive and often not necessary until enough development
CITY OF TEMPLE CITY
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is ready to occur to justify a specific improvement or identified mitigation.
Flexibility on the timing of public improvements is useful for implementation,
since many of the public funding sources needed to pay for improvements depend
upon new development. With this in mind, the phasing plan is broken into three
phases.
Phase 1:
This time frame will include the very-short-term (immediate–5 years) measures
necessary to lay the foundation for public-realm enhancements and new
development. It is possible (and even likely) that new development projects could
be proposed during this phase to take advantage of the updated mixed-use based
land use designations and revised development standards. Phase 1
implementation activities should be focus on establishing long-term funding and
financing mechanisms and organizational structures that will ensure sustained
plan implementation. Additionally, Phase 1 should focus on developing public-
realm enhancements envisioned for the Specific Plan area, including improving
multi-modal access to and connectivity within the Plan area. A Public Realm
Improvements Master Plan should be developed to provide guidance on public
realm improvements, including standards for design, engineering, funding, and
implementation.
Phase 2:
This period (6-15 years) encompasses improvements that are anticipated to be
associated with and/or funded by new development. The timing of these
improvements will be tied closely to the timing of any new development
construction. Although some improvements may occur in Phase 1, the majority
will likely occur in the mid-term and long-term (Phases 2 and 3). It is anticipated
that some private development projects in the Mixed-Use Core (MU-C) and
Mixed-Use Boulevard (MU-B) districts could be underway or completed during
this phase. The MU-C and MU-B districts are located on the west and east side
of Rosemead Boulevard respectively, generally bound by Las Tunas Drive to the
north and Olive Street to the south. The MU-C is the area’s largest district, and
currently consists of a series of large, underutilized surface parking lots and single-
story retail stores. The MU-B on the other hand, consists of an assortment of one
CROSSROADS SPECIFIC PLAN
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and two story commercial buildings that form an inconsistent and building wall
and streetscape environment.
Therefore, the implementation actions anticipated Phase 2 focus on capital
improvements, including completing various street connections through the Plan
area, as well as adding landscaping and other enhancements to pedestrian and
bike improvements made during Phase 1. Although it may be necessary to initiate
additional implementation activities in this time frame, these actions will primarily
build on existing organizational structures, such as a possible Business
Improvement District (BID), parking district, infrastructure district and/or or
enhance existing services in the area, likely established in Phase 1.
Phase 3:
Phase 3 (15 years and beyond) will complete the full buildout of the Specific
Plan area and include all of the required infrastructure improvements to
accommodate the development. Phase 3 projects will be funded by later
development projects and funding and management mechanisms established in
Phases 1 and 2.
CONCEPTUAL FINANCING STRATEGY
The conceptual financing strategy outlines how various funding sources will be
used to finance infrastructure, mobility, and public realm improvements identified
in the Crossroads Specific Plan. Development of new land uses and buildings
will be the responsibility of private land owners and developers. The conceptual
financing strategy for public improvements consists of existing City funds, state,
and regional funding mechanisms, and potential partnerships. The City has a
variety of “major” and “non-major” funds available to finance the implementation
of \ improvements within the Specific Plan project area. Each funding and
financing mechanism that could potentially be deployed to implement the Plan
has a unique structure, such as rules to dictate how the funding can be put in
place, when payments are collected, and what funds can be used for. The
implementation funding mechanisms identified below provide a framework for
the implementation of improvements and programs identified in the plan.
CITY OF TEMPLE CITY
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City Funds/Programs
The City’s Capital Improvement Program (CIP) is a multi-year work plan designed
to facilitate and implement policy decisions based on a citywide capital needs
assessment and corresponding fiscal analysis. The CIP is intended to provide the
City Council with a mechanism for selecting capital improvements, establishing
work plan priorities, and determining funding sources for improvements. The CIP
is updated on an annual basis to reflect changes in the work plan and changes
in priorities, as well as changes in funding. A number of funding sources are
used to fund projects identified by the CIP, including the following:
» General Fund: The General Fund accounts for all of the general revenues of
the City not specifically levied or collected for a special purpose, and for
expenditures related to the rendering of general services by the City. The City
has made a deliberate effort to minimize the use of General Funds in the CIP
as much as possible.
» Proposition C: Prop C funds are provided by a one-half cent increase in Los
Angeles County Sales Tax to provide funds to benefit public transit. Eligible
project expenditures include Congestion Management Programs (CMP),
bikeways and bike lanes, street improvements supporting public transit service,
and Pavement Management System projects.
» Gas Tax Fund: The Gas Tax Fund accounts for the revenues and expenditures
of the City's proportionate share of gas tax monies collected by the State of
California. These funds are used for street construction, street maintenance
and engineering, and administrative expenses.
» Senate Bill (SB) 821 Fund: The SB 821 allocates funds to cities providing for
construction of pedestrian and bicycle facilities, provided a plan has been
developed for improvements. These funds are also allowed to be used for
improvements such as ADA required curb cuts.
» Sewer Reconstruction: This fund accounts for special fees collected to be used
for sewer line replacement.
» Park Acquisition Fund: The Park Acquisition Fund requires the payment of
$500 per unit on any new dwelling constructed within Temple City. Funds
collected are used exclusively for the acquisition or improvement of community
parks, in general conformance with the priorities established by the City’s
General Plan.
CROSSROADS SPECIFIC PLAN
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» Lighting & Landscape Fund: The Lighting & Landscaping Fund pays for
citywide lighting, energy, and maintenance costs as well as trees and
parkways, park maintenance, and traffic signal maintenance. Revenues for
the fund are collected through property tax.
Capital projects identified in the Specific Plan should be included in the City of
Temple City Capital Improvement Program. Other City funding mechanisms that
could be utilized to implement key provisions of the Specific Plan include:
» Proposition A Fund: The Proposition A fund accounts for the City's share of
additional sales tax collected in the County of Los Angeles as a result of
Proposition A. The fund is used to finance public transportation projects.
» Community Development Block Grant (CDBG): The CDBG Special Revenue
fund is used to account for resources in managing the different programs under
the Community Development Block Grant funded by the U.S. Department of
Housing and Urban Development.
» Bicycle and Pedestrian Fund: The Bicycle and Pedestrian fund accounts for
the revenues received from the State of California to maintain and improve the
safety and practicality of bicycling and walking for everyday travel.
» Measure R Fund: Measure R funds are used for traffic relief and transportation
upgrades citywide over the next 30 years. These funds may be for projects
such as pothole repairs, major street resurfacing, left-turn signals, bikeways,
pedestrian improvements, streetscapes, traffic signal synchronization, and local
transit services and programs.
» Parking Concession Fund: The Parking Concession fund accounts for revenues
and expenditures related to the operation of the parking concession
agreements.
» Congestion Mitigation and Air Quality Fund (CMAQ): CMAQ consists of grant
revenues received from the Federal Highway Administration through the
California Department of Transportation to partially fund the City’s Rosemead
Boulevard Improvement Project.
» Public Art Fee Fund: The Public Art Fee fund is an optional development
impact fee used to procure, commission, install and/or maintain art in public
places. The fee could be used for an individual art piece per a development
agreement. If the development agreement does not specify a particular art piece
for the impact fee, it shall be deposited into the City’s Public Art Fund.
CITY OF TEMPLE CITY
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» Bicycle Transportation Account Fund: The Bicycle Transportation Account
fund accounts for the grant revenues received from the Department of
Transportation to partially fund the City’s Rosemead Boulevard Improvement
Project.
» Safe Routes to Schools Fund: The Safe Routes to Schools fund accounts for
the grant revenues received from the State of California for pedestrian
improvements at various locations throughout the City.
In addition to the funds discussed above, the City may explore the use of
additional funding opportunities coinciding with specific projects or development
within the Specific Plan area, including:
» Development Impact Fees: Development impact fees are a onetime charge
imposed on new development. These fees are charged to mitigate impacts
resulting from the development itself and cannot be used to pay for existing
deficiencies. “In-lieu” fees are similar to impact fees, but are charges paid in
lieu of developers providing required on-site community benefits.
» Development Agreements: Development agreements are structured
negotiations between cities and developers that can be conducted to obtain
desired improvements in exchange for development rights. The extent to which
a new project can contribute to the provision of infrastructure or other
improvements depends on a number of factors, including the anticipated
project revenues, construction costs, project size, site characteristics, and other
factors. Therefore, the amount of public benefits that can be provided are
unpredictable and must be negotiated on a case-by-case basis. The City
currently offers potential developers the opportunity to enter into development
agreements.
State Programs/Funds
In addition to local funding mechanisms, the City could explore State programs
and funds to implement transportation and infrastructure improvements,
including pursuit of Active Transportation Planning (ATP) grant funds and
formation of an Enhanced Infrastructure Finance District (EIFD) that could issue
bonds. A key feature of the Specific Plan transportation improvements is a
multimodal approach that will increase access for transit users, bicyclists, and
pedestrians. Implementation of this multi-modal approach may lower carbon
emissions and render the proposed improvements eligible for funding from
sources tied to greenhouse gas reduction.
CROSSROADS SPECIFIC PLAN
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Beginning in January 2015, California local governments have another tool to
assist communities with their economic-development efforts – Enhanced
Infrastructure Financing Districts (EIFD) (Senate Bill 628). EIFDs can help
replace some of the billions of dollars that cities lost when redevelopment
agencies were dissolved in 2012. An EIFD may be created by a city or county to
collect tax increment revenues to finance improvements. Entities participating in
an EIFD can include cities, counties, and special districts. Participating entities
are critical to an EIFD’s success as they must voluntarily agree to allocate their
tax increment to the EIFD. One or more EIFDs may be created within a city or
county, and an EIFD may include properties that are not contiguous. No vote is
required to form an EIFD, however, issuance of bonds requires approval by a 55
percent of voters or landowners (if fewer than 12 persons are registered to vote,
then the vote is by landowners).
Partnerships
Additionally, the City could facilitate or enter into a partnership to implement
improvements recommended in the Specific Plan, including the creation of a BID
for a specific geographic area. In a BID, property owners in a defined geographic
area pay an assessment for certain infrastructure maintenance services. The
assessment for each property is determined by the proportional value of services
received. Although they can be initiated by local government, BIDs are generally
self-imposed and self-governed. In most cases, property and business owners
incorporate a non-profit organization (e.g., a downtown association), which, by
contracting with the municipality, manages the funds collected and services
provided. Charter cities, like Temple City, have no duration requirement for a
BID’s initial term. The renewal rate for BIDs after the first term is relatively high.
Property-based assessments fall under the weighted majority protest vote
requirements of Proposition 218.
CITY OF TEMPLE CITY
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7 APPENDIX
MITIGATION, MONITORING, & REPORTING
PROGRAM
Placeholder
CROSSROADS SPECIFIC PLAN
Page A-2
AIR QUALITY & GHG MITIGATION MONITORING
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.
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.
CITY OF TEMPLE CITY
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» 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.
Transportation and Motor Vehicles
AQ-6 For development projects within 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
CROSSROADS SPECIFIC PLAN
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» 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.
» 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.
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AQ-9 Prior to discretionary approval by the City of Temple City for development
projects within the Specific Plan Area that are subject to CEQA (California
Environmental Quality Act) review (i.e., non-exempt projects) review and are
within 25 meters (82 feet) of a sensitive land use, the project applicant shall
submit a construction-related air quality study that evaluates potential localized
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 localized significance thresholds
(LST) 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.