HomeMy Public PortalAbout09.5) General Plan - Attachment L - GPAC and PC Proposed Changes to the Draft SPTEMPLE CITY CROSSROADS SPECIFIC PLAN
PROPOSED SPECIFIC PLAN REVISIONS
Proposed revisions to the Temple City Crossroads Specific Plan are presented on the following
pages. Added text is indicated by underline and deleted text by strikeouts.
CROSSROADS SPECIFIC PLAN
Page 2-4
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.
» 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.
» Crossroads Policy 1: Accommodate the transition of the Specific Plan area
from an auto-oriented commercial corridor to a mixed-use, multi-modal area
with housing, retail and services, restaurants, and recreation and open space.
» Crossroads Policy 2: Promote the development of diverse retail, personal
service, and restaurant uses to serve the needs and interests of the residents
of Temple City and its surrounding market.
» Crossroads Policy 3: Encourage and facilitate the redevelopment of private
properties. The City does not intend to use eminent to domain to facilitate
redevelopment of private properties.
CITY OF TEMPLE CITY
Page 2-5
» Crossroads Policy 24: Ensure uses within the Specific Plan area are
compatible with one another and create synergy and vitality within the plan
area.
» Crossroads Policy 35: 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 46: Require new development to employ sustainable
building and site design practices that support pedestrian activity and
minimize water use and energy consumption.
» Crossroads Policy 57: 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 68: Create new connections, especially pedestrian and
bicycle connections, and recreation and open space in concert with new
development and public improvements.
» Crossroads Policy 79: 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.
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 3-1
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
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-2
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.
All conditional use permits (CUPs) that exist prior to the adoption of the Specific
Plan continue to be effective and the businesses and sites shall maintain
compliance with those conditions.
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:
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,
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 3-3
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.
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
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-4
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.
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 3-5
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.
@ 30 du per acre - @ 30 du per acre
@ 40% @ 20%
CITY OF TEMPLE CITY
Illustrative Example
Figure 3-2: 100% residential @ 30 du / acre
The Neighborhood Transition (NT) district is intended to
maintain the scale and form of the City's traditional residential
neighborhoods while accommodating a range of residential
products including single-family, multi-family, and live work
development. The NT district provides a transition from the
higher-density mixed-use and commercial areas of the
Specific Plan to the established residential districts those
immediately adjacent to the north of the plan area, while
allowing for the preservation and enhancement of the
residential homes within the NT district. The NT district allows
residential development up to 30 units per acre.
Single-family structures shall adhere to the Zoning Code R-1
code requirements.
A Conditional Use Permit (CUP) is required for projects with
frontage on Myda Ave. or Reno Ave. to ensure that siting and
design of the building(s) achieve an effective transition in
function, scale, and bulk with adjoining residential
neighborhoods.
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage4 with Open Space
1. 1. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than five feet in length or width.
No more than 25% of the 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. Balconies are not permitted to face residentially zoned properties.
1. 2. Build-to-zone is measured from the minimum front setback line
2. 3.
2.1. The max height of a principal building fronting Rosemead Boulevard shall be 43 ft. (3-st.); the max height of a principal building fronting Myda Ave. or Reno Ave. in the NT zone shall be 31 ft. / (2-st.)W. 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 not including rooftop appurtenances.
3.
4. Refer to Municipal Code for lot coverage calculation.
Page 3-7
NT DEVELOPMENT STANDARDS
NT
Building Intensity Building Placement
Residential Mixed-Use Commercial Lot Usable Front Build-to- Minimum % of Side Rear setback Rear setback Vertical Principal struc- Accessory
building only coverage open setback zone2 (min/ building width in setback adjacent to adjacent/across from a Setback ture height structure height
(min/max) space1
(min)
(min) max) build-to-zone (min) non-residential
zone (min)
residential zone (min) (max)3 (max)
30 du/acre N/A N/A 40% / 80% 15% 15 ft. N/A N/A 5 ft. 5 ft. 15 ft. 1st and
2nd st. / 30 ft.
3rd st. and up
N/A 31 ft. (2-st.)
or 43 ft. (3-
st.)
15 ft.
@ 30 du per acre @ 30 du per acre @ 40% @ 20%
NT Residential
Housing appropriate for the NT district
For Illustrative Purposes Only
Mixed-use development appropriate for the MU/C District
CROSSROADS SPECIFIC PL A N
The Mixed-Use (MU-C) district is intended to encourage
Illustrative Example
Figure 3-3: 4-story mixed-use building with underground parking
development of an active urban environment that exhibits the
character of a distinct and vibrant pedestrian friendly village
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage7 with Open Space
where residents live, work, dine, are entertained, and recreate,
and relax. It allows for the intermixing of a diversity of land
uses that facilitate walking, biking, and other forms of active
transportation while reducing vehicle trips.
The mix of uses will be unified by their urban form and
relationship to street frontages and adjoining parcels. While
more than one use may be located on any block within the
district, all buildings shall be placed on their lot, oriented to
the street frontage, pedestrian or bicycle path, or a public open
space and designed to convey an urban character.
Mixed-use buildings are encouraged in the MU-C district,
integrating commercial uses with multi-family residential
units.
The housing units 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. Where
feasible, shared parking structures should be developed to
reduce the need for multiple and inefficient driveways and
parking lots and promote the continuity of the building wall
along the street frontage. The street-facing frontages of such
structures should be lined with retail uses.
@ 2.0 FAR @ 0.5 FAR @ 1.5 FAR @ 50% @ 40%
For Illustrative Purposes Only
1. Residential development in the MU/C zone must be part of a mixed-use development.
2. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than f ive feet in length or width.
No more than 25% of the 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.
4. Buildings located in the CC, MU/C, and MU/B zones shall be exempt from this requirement only when the space between the ground-floor front building face and the built-to line is occupied by usable public open space, with pedestrian or other amenities.
5. All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face. All building elevations above the fifth story shall have a minimum average setback of 20 feet from the fifth story building face.
6. The max height of a principal structure located within 300ft. of the Rosemead Blvd. property line and 100ft. of Las Tunas BoulevardDrive, and 100 ft. of Broadway properties lines shall be 56 ft. (4-st.), the max height of principal structures located beyond 300 ft. of the Rosemead Blvd. Property line and 100
ft. of Las 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 not including rooftop
appurtenances. Appurtenances covering not more than 25% of the roof area may exceed the height limit established by a maximum of 15 ft. for non-residential and mixed-use structures and a maximum of 10 ft. for multi-family structures. For multi-family structures, trellised roof decks may exceed the height
limit upon approval of a conditional use permit. An open railing around a roof-top garden may be allowed to exceed the height limit; provided the railing is the minimum height required under the Building Code (for safety purposes) and the railing is stepped back so as not to be visible from the public right of
way.
7. Refer to Municipal Code for lot coverage calculation.
8. Areas adjacent to internal roadways, to calculate setbacks, lot coverage, and open space requirements an imaginary property line shall be considered as existing at the back of the curb. For purpose of floor area ratio, the entire lot area shall be included, including easement for access and flood control.
Page 3-8
MU/C DEVELOPMENT STANDARDS
MU/C
Building Intensity Building Placement
Residential Mixed-Use build- Commercial Lot Usable Front Build-to- Minimum % Side Rear setback Rear setback Vertical Principal struc- Accessory
ing only coverage
(min/max)
open
space2
setback
(min)
zone3
(min/max)
of building
width in build
setback
(min)
adjacent to non-resi-
dential zone (min)
adjacent/across from a
residential zone (min) Setback4 ture height
(max)5
structure
height (max)
to zone4
65 du/acre1 2.0 max FAR (min
0.3 / max 0.5 FAR
comm.)
0.5 FAR 50% / 90% 10% 0 ft. 0 ft. / 15 ft. 90% 0 ft. 0 ft. 15 ft. 1st and 2nd
st. / 30 ft. 3rd st.
and up
10 ft.
average
56 ft. (4-st.) /
81 ft. (6-st.)6
45 ft.
MU/C Mixed Use along Rosemead
CITY OF TEMPLE CITY
Illustrative Example
Figure 3-4: 6-story mixed-use building with underground and structured parking
The Mixed-Use (MU-C) district is intended to encourage
development of an active urban environment that exhibits the
character of a distinct and vibrant pedestrian friendly village
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage7 with Open Space
where residents live, work, dine, are entertained, and recreate,
and relax. It allows for the intermixing of a diversity of land
uses that facilitate walking, biking, and other forms of active
transportation while reducing vehicle trips.
The mix of uses will be unified by their urban form and
relationship to street frontages and adjoining parcels. While more
than one use may be located on any block within the district,
all buildings shall be placed on their lot, oriented to the street
frontage, pedestrian or bicycle path, or a public open space and
designed to convey an urban character.
Mixed-use buildings are encouraged in the MU-C district,
integrating commercial uses with multi-family residential units.
The housing units 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, where there is no more than 0.5
FAR may be occupied by retail uses. Where feasible, shared
parking structures should be developed to reduce the need for
multiple and inefficient driveways and parking lots and promote
the continuity of the building wall along the street frontage. The
street-facing frontages of such structures should be lined with
retail uses.
@ 2.0 FAR @ 0.5 FAR @ 1.5 FAR @ 80% @ 15%
For Illustrative Purposes Only
MU/C DEVELOPMENT STANDARDS
MU/C
Building Intensity Building Placement
Residential Mixed-Use Commercial Lot Usable Front Build-to- Minimum % Side Rear setback Rear setback Vertical Principal Accessory
building only coverage
(min/max)
open
space2
setback
(min)
zone3
(min/max)
of building
width in build
setback
(min)
adjacent to non-
residential zone (min)
adjacent/across from a
residential zone (min) Setback4 structure
height (max)5
structure
height (max)
to zone4
65 du/acre1 2.0 max FAR (min
0.3 / max 0.5 FAR
comm.)
0.5 FAR 50% / 90% 10% 0 ft. 0 ft. / 15 ft. 90% 0 ft. 0 ft. 15 ft. 1st and 2nd
st. / 30 ft. 3rd st.
and up
10 ft.
average
56 ft. (4-st.) /
81 ft. (6-st.)6
45 ft.
1. Residential development in the MU/C zone must be part of a mixed-use development.
2. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than f ive feet in length or width.
No more than 25% of the 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.
4. Buildings located in the CC, MU/C, and MU/B zones shall be exempt from this requirement only when the space between the ground-floor front building face and the built-to line is occupied by usable public open space, with pedestrian or other amenities.
5. All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face. All building elevations above the fifth story shall have a minimum average setback of 20 feet from the fifth story building face.
6. The max height of a principal structure located within 300ft. of the Rosemead Blvd. property line and 100ft. of Las Tunas BoulevardDrive, and 100 ft. of Broadway properties lines shall be 56 ft. (4-st.), the max height of principal structures located beyond 300 ft. of the Rosemead Blvd. Property line and 100
ft. of Las 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 not including rooftop
appurtenances. Appurtenances covering not more than 25% of the roof area may exceed the height limit established by a maximum of 15 f t. for non-residential and mixed-use structures and a maximum of 10 ft. for multi-family structures. For multi-family structures, trellised roof decks may exceed the height
limit upon approval of a conditional use permit. An open railing around a roof-top garden may be allowed to exceed the height limit; provided the railing is the minimum height required under the Building Code (for safety purposes) and the railing is stepped back so as not to be visible from the public right of
way.
7. Refer to Municipal Code for lot coverage calculation.
8. Areas adjacent to internal roadways, to calculate setbacks, lot coverage, and open space requirements an imaginary property line shall be considered as existing at the back of the curb. For purpose of floor area ratio, the entire lot area shall be included, including easement for access and flood control.
Mixed-use development appropriate for the MUIC district.
Page 3-9
MU/C Mixed Use along Wash
MU/C Parking Structure
CROSSROADS SPECIFIC PL A N
Illustrative Example
Figure 3-5: 4-story structure parking lot with at-grade retail and 80% lot coverage
The Mixed-Use (MU-C) district is intended to encourage
development of an active urban environment that exhibits the
with Total Density
with Commercial
Density
with Residential
Density
with Lot Coverage7
with Open Space
character of a distinct and vibrant pedestrian friendly village
where residents live, work, dine, are entertained, and recreate,
and relax. It allows for the intermixing of a diversity of land
uses that facilitate walking, biking, and other forms of active
transportation while reducing vehicle trips.
n/a @ 0.5 FAR n/a @ 85% @ 10%
The mix of uses will be unified by their urban form and
relationship to street frontages and adjoining parcels. While more
than one use may be located on any block within the district,
all buildings shall be placed on their lot, oriented to the street
frontage, pedestrian or bicycle path, or a public open space and
designed to convey an urban character.
Mixed-use buildings are encouraged in the MU-C district,
integrating commercial uses with multi-family residential units.
The housing units 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, where there is no more than 0.5
FAR may be occupied by retail uses. Where feasible, shared
parking structures should be developed to reduce the need for
multiple and inefficient driveways and parking lots and promote
the continuity of the building wall along the street frontage. The
street-facing frontages of such structures should be lined with
retail uses.
For Illustrative Purposes Only
MU/C DEVELOPMENT STANDARDS
MU/C
Building Intensity Building Placement
Residential Mixed-Use Commercial Lot Usable Front Build-to- Minimum % Side Rear setback Rear setback Vertical Principal Accessory
building only coverage
(min/max)
open
space2
setback
(min)
zone3
(min/max)
of building
width in build
setback
(min)
adjacent to non-
residential zone (min)
adjacent/across from a
residential zone (min) Setback4 structure
height (max)5
structure
height (max)
to zone4
65 du/acre1 2.0 max FAR (min
0.3 / max 0.5 FAR
comm.)
0.5 FAR 50% / 90% 10% 0 ft. 0 ft. /15 ft. 90% 0 ft. 0 ft. 15 ft. 1st and 2nd
st. / 30 ft. 3rd st.
and up
10 ft.
average
56 ft. (4-st.) /
81 ft. (6-st.)6
45 ft.
1. Residential development in the MU/C zone must be part of a mixed-use development.
2. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than five feet in length or width.
No more than 25% of the 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.
4. Buildings located in the CC, MU/C, and MU/B zones shall be exempt from this requirement only when the space between the ground-floor front building face and the built-to line is occupied by usable public open space, with pedestrian or other amenities.
5. All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building f ace. All building elevations above the fifth story shall have a minimum average setback of 20 feet from the fifth story building f ace.
6. The max height of a principal structure located within 300ft. of the Rosemead Blvd. property line and 100ft. of Las Tunas BoulevardDrive, and 100 ft. of Broadway properties lines shall be 56 ft. (4-st.), the max height of principal structures located beyond 300 ft. of the Rosemead Blvd. Property line and 100
ft. of Las 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 not including rooftop
appurtenances. Appurtenances covering not more than 25% of the roof area may exceed the height limit established by a maximum of 15 ft. for non-residential and mixed-use structures and a maximum of 10 ft. for multi-family structures. For multi-family structures, trellised roof decks may exceed the height
limit upon approval of a conditional use permit. An open railing around a roof -top garden may be allowed to exceed the height limit; provided the railing is the minimum height required under the Building Code (for safety purposes) and the railing is stepped back so as not to be visible from the public right of
way.
6.7. Refer to Municipal Code for lot coverage calculation.
8. Areas adjacent to internal roadways, to calculate setbacks, lot coverage, and open space requirements an imaginary property line shall be considered as existing at the back of the curb. For purpose of floor area ratio, the entire lot area shall be included, including easement for access and flood control.
Parking structures appropriate for the MUIC district.
Page 3-10
Commercial development appropriate for the CC district.
CITY OF TEMPLE CITY
Illustrative Example
Figure 3-6: One-story commercial building
The Commercial Core (CC) district accommodates a
diversity of commercial and personal service uses serving
residents
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage4 with Open Space
within and adjoining the Specific Plan area. Retail stores
(supermarkets, furniture, appliances, etc.), general services
(beauty stores and barbershops, copy shops, etc.), and dining
are illustrative of the range of possible uses in this district.
Development densities of up to 0.5 Floor Area Ratios (FAR) are
permitted in the CC district.
@ 0.5 FAR @ 0.5 FAR n/a @ 50% @ 15%
For Illustrative Purposes Only
CC DEVELOPMENT STANDARDS
CC
Building Intensity Building Placement
Residential Mixed-Use
building
Commercial
only
Lot
coverage
(min/max)
Usable
open
space)
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
Setback
Principal
structure
height
(max)3
Accessory
structure
height (max)
N/A N/A 0.5 FAR 50% / 85% 15% 0 ft. 0 ft./15 ft. 90% 0 ft. 0 ft. 15 ft. 1st and 2nd st. /
30 ft. 3rd st. and up
N/A 43 ft. (3-st.) 25 ft.
1. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than five feet in length or width.
No more than 25% of the 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.
2. Build-to-zone is measured from the minimum front setback line. Buildings located in the CC, MU/C, and MU/B zones shall be exempt from this requirement only when the space between the ground-floor front building face and the built-to line is occupied by usable public open space, with pedestrian or other amenities
3. 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 not including rooftop appurtenances. Appurtenances covering not more than 25% of the roof area may exceed the height
limit established by a maximum of 15 ft. for non-residential structures.
3.4. Refer to Municipal Code for lot coverage calculation.
Page 3-11
CC Stand-alone Commercial
CROSSROADS SPECIFIC PL A N
Illustrative Example
Figure 3-7: 4 story buidingbuilding with below-grade parking and potential retail space
The Mixed-Use Boulevard (MU-B) district is intended to
encourage development of a mixed-use corridor along Rosemead
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
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.
@ 55 du/acre n/a @ 55 du/acre @ 70% @ 25%
For Illustrative Purposes Only
MU/B DEVELOPMENT STANDARDS
MU/B
Building Intensity Building Placement
Residential Mixed-Use Commercial Lot Usable Front Build-to- Minimum % Side Rear setback Rear setback Vertical Principal Accessory
building only coverage open setback zone2 (min/ of building setback adjacent to non- adjacent/across from a Setback4 structure structure
(min/max) space1 (min) max) width in build (min) residential zone residential zone (min) height (max)5 height
to zone3 (min) (max)
55 du/acre 1.75 FAR (min
0.3 / max 0.5
FAR comm.)
0.5 FAR 50% / 90% 10% 0 ft. 0 ft. /15 ft. 90% 0 ft. 0 ft. 15 ft. 1st and 2nd st.
/ 30 ft. 3rd st. and up
10 ft.
average
56 ft./4-
stories5
30 ft.
1. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than five feet in length or width.
No more than 25% of the 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. Balconies are not permitted to face residentially zoned properties.
2. Build-to-zone is measured from the minimum front setback line.
3. Buildings located in the CC, MU/C, and MU/B zones shall be exempt from this requirement only when the space between the ground-floor front building face and the build-to line is occupied by usable public open space, with pedestrian or other public amenities.
4. All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face.
4.5. 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 not including rooftop appurtenances.
Mixed-use development appropriate for the MU/B district.
Page 3-12
MU/B Medium Density Residential
CITY OF TEMPLE CITY
Illustrative Example
Figure 3-8: 4-story mixed use buildling with below-grade parking
The Mixed-Use Boulevard (MU-B) district is intended to
encourage development of a mixed-use corridor along Rosemead
with Total Density with Commercial
Density
with Residential
Density
with Lot Coverage with Open Space
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.
@ 1.75 FAR @ 0.5 FAR @ 1.25 FAR @ 70% @ 25%
For Illustrative Purposes Only
MU/B DEVELOPMENT STANDARDS
MU/B
Building Intensity Building Placement
Residential Mixed-Use Commercial Lot Usable Front Build-to- Minimum % Side Rear setback Rear setback Vertical Principal Accessory
building only coverage open setback zone2 (min/ of building setback adjacent to non- adjacent/across from a Setback4 structure structure
(min/max) space1 (min) max) width in build (min) residential zone residential zone (min) height (max)5 height
to zone3 (min) (max)
55 du/acre 1.75 FAR (min
0.3 / max 0.5
FAR comm.)
0.5 FAR 50% / 90% 10% 0 ft. 0 ft. /15 ft. 90% 0 ft. 0 ft. 15 ft. 1st and 2nd st.
/ 30 ft. 3rd st. and up
10 ft.
average
56 ft./4-
stories
30 ft.
1. Usable open space is measure as a minimum % of lot area. It may include yards, courtyards, plazas, paseos, balconies, decks, porches, roof decks, and patios. Usable open space does not include driveways, aisles, parking spaces or any area less than f ive feet in length or width.
No more than 25% of the 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. Balconies are not permitted to face residentially zoned properties.
2. Build-to-zone is measured from the minimum front setback line.
3. Buildings located in the CC, MU/C, and MU/B zones shall be exempt from this requirement only when the space between the ground-floor front building face and the build-to line is occupied by usable public open space, with pedestrian or other public amenities.
4. All building elevations above the third story shall have a minimum average setback of 10 feet from the third story building face.
4.5. 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 not including rooftop appurtenances.
Mixed-use development appropriate for the MU/B district.
Page 3-13
MU/B Medium Density Mixed-Use
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-14
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
» (A) 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.
All CUPs that exist prior to the adoption of the Specific Plan will continue to be
effective and the business and sites shall maintain compliance with those
conditions
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 3-15
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
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
& 1 guest
space per
10 units
2 per unit 2 per 5 units
Dwelling, Multi-family
within Mixed-Use
development YN N Y Y
SUS 3.c 1.5 per unit
& 1 guest
space per
10 units
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/vocatio
nal school N Y U U
1 per 285
sq ft & 2
drop off
spaces
125% of
minimum
1 per 1,250
sq ft
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-16
Use Type
NT CC MU/
C
MU/
B Special Use
Standards
Specific
Plan
Auto Min.
Specific
Plan
Auto Max
Specific
Plan
Bicycle
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
Community center N Y Y Y 1 per 400
sq ft
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
Child daycare, small (8
or less
children)Daycare, child
N Y U U
1 per 500
sq ft
125% of
minimum
1 per 10
employees
Child daycare, large (8
- 14 children) N N N N
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
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
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
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 1
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
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
convenienc
e store
requiremen
ts
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
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
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
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
1. All commercial spaces operating between midnight and 6:00 a.m. require a conditional use permit.
Office, Medical,
Chiropractic or
acupuncture
N Y U Y
1 per 200
sq ft
125% of
minimum
1 per 2,500
sq ft
Veterinary clinic,
general services, and
animal care
N C C C
1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Personal Services
Bank or financial
institution N Y Y Y 1 per 250
sq ft
125% of
minimum
1 per 2,500
sq ft
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
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
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
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
SUS 3.e 1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
Bar/Lounge N C C C SUS 3.e 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
3.f
1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
Restaurant, fast-food
N Y Y Y
SUS 3.e 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
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
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
Restaurant with
dancing and/or other
entertainment
N C C C
SUS 3.e 1 per 100
sq ft
125% of
minimum
1 per 2,500
sq ft
Restaurant with drive-
through facility
N N N N
SUS 3.e 1 per 100
sq ft & 5
car
queueing
space
125% of
minimum
1 per 2,500
sq ft
Retail 1
Alcohol sales (off-site
consumption) N
Y
&Y/
C
Y /&
C
Y/ &
C
SUS 3.l 1 per 333
sq ft
125% of
minimum
1 per 2,500
sq ft
Bridal Shop N Y Y Y SUS 3.gf 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
1. Parking requirements are per tenant
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
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/C 1 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/YY
/C N 1 per 333
sq. ft.
125% of
minimum
1 per 2,500
sq ft
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
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
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 N N N N
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
1. For MU/C any retail tenant more than 60,000 requires a CUP
Public square or plaza N Y Y Y
Accessory Uses
ATM N A A A
Billboards N N N N
Child daycare, large (8
- 14 children),
accessory to a
residence
YA N C C
Child daycare, small (8
or less children),
accessory to a
residence
YA N YA YA
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
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
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 YA YA YA SUS 3.ih
Massage N AN AN AN 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
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
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
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
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
Sale or repair of
firearms, ammunition,
or other weapons
N N N N
Special Use & Development 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.
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-24
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.
» Parking must be subterranean, within a structure, or within enclosed garages.
Non-residential parking may be used to meet the guest parking requirement,
with the submittal of a parking study and the administrative approval of the
Community Development Director.
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. Multi-family residential uses are not permitted 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 the property lines forming the corner of the corner property in a single
straight line. as measured from the intersection of property lines forming the
corner of the corner property. (Develop and Insert diagram).
» Parking must be subterranean, within a structure, or within enclosed garages.
Non-residential parking may be used to meet the guest parking requirement,
with the submittal of a parking study and the administrative approval of the
Community Development Director.
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.
» The ceiling and vertical surfaces of above-grade and underground parking
structures shall be painted.
» Underground parking structures shall have a minimum of 1-foot candle of
lighting throughout the structure as determined by a photometric study.
3.e Restaurant (with or without ancillary alcohol services), All
» A restaurant with a bar area exceeding 500 square-feet or 30 percent of the
dining area shall be classified as a bar/lounge.
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 3-25
» Hours of operation shall be limited to 6:00 a.m. to midnight, seven days a
week. Restaurants operating between midnight and 6:00 a.m. must obtain a
conditional use permit.
» No deliveries (food, linens, etc.) or maintenance/repairs (used cooking oil,
grease trap cleanout, HVAC, etc.) shall occur during peak lunch (11:00 a.m.
- 2:00 p.m.) and peak dinner (5:00 p.m. - 7:30 p.m.) hours. Delivery and
maintenance vehicles shall be prohibited from parking in residential
neighborhoods.
» The emptying of bottles and glass containers into trash or recycling bins is
prohibited between the hours of 9:00 p.m. and 7:00 a.m.
» The property and restaurant owner(s) shall be responsible for controlling
loitering, smoking (pursuant to California State Government Code), and other
conduct of individuals on the premises or immediately outside the premises.
» Adequate waste collection service shall be acquired and maintained to the
satisfaction of the Community Development Director. The restaurant owner
shall provide proof of waste collection service prior to the issuance of the City
business license.
» The applicant shall be responsible for training employees and ensuring that
lids of trash dumpsters are closed after disposing of waste to reduce odors for
neighboring properties, reduce pest infestation, and prevent trash from falling
onto the ground and entering the City’s storm drain.
» The restaurant shall be responsible for maintaining (clean and free from
trash) the sidewalk and parking spaces located in front of the unit to the
satisfaction of the Community Development Director.
» Restaurants will be responsible for providing adequate pest control services to
the satisfaction of the Community Development Director. If the restaurant is
located within a multi-tenant development that provides pest control services,
the Community Development Director shall have the ability to increase pest
control service for the development or require the restaurant to provide its
own pest control service.
3.f Restaurant, with ancillary alcohol services
» Restaurants are limited to serving alcohol only to customers ordering food.
» A video surveillance system shall be installed and the camera locations shall
be subject to the review and approval of the Community Development
Department. The video surveillance shall be recorded during regular business
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-26
hours and kept on a tape/CD/DVD/hard drive that shall be stored for a
minimum of 14 days.
3.f g 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 h 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 i Karaoke, accessory
» Karaoke shall be permitted as an accessory use only.
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
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. For the purposes of interpreting the WCF
Ordinance all properties shall be considered to be in the DSP zone.
» Non-residential buildings, excluding mixed use buildings, over three stories in
height shall provide sufficient space for wireless communications equipment
and develop a design concept plan for any future wireless facilities at the site.
3.l Alcohol sales, off-site consumption
» Off-site sales of alcohol requires a CUP. A store over 10,000 square feet
where the offsite sale is incidental to the sale of groceries and general
merchandise, the use is allowed without a CUP.
Non-Conforming Uses and Buildings
» The specific plan allows for the general repair, maintenance, exterior façade
improvement, interior remodeling, and other modifications of non-conforming
uses and buildings, but disallows the expansion or intensification of non-
conforming uses or buildings.
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
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.
» 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 and
shall turn (wrap around) the corner for a minimum depth of 50 feet..
» 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.
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 3-29
Loading and service areas should not be a hazard to or conflict with the
movement of automobiles, pedestrians, or bicycles. Off-street loading areas
shall be located as far as possible from the residential units and shall be
completely screened from view from the residential portion of the project.
Loading areas shall not be located within required setbacks.
» Areas for the collection and storage of refuse and recyclable materials shall be
located on the site in locations that are convenient for both the residential and
nonresidential uses. There shall be separate refuse and recycling trash
collection areas for the residential and non-residential uses. Trash collection
areas shall be located and screened so that noise and odors do not affect
residential units.
» If the loading of furniture and household goods for residential units occurs on
the street, it shall be limited to the hours of 9:00 a.m. to 2:00 p.m. and 7:00
p.m. to 10:00 p.m. on weekdays and 9:00 a.m. to 10:00 p.m. on
weekends.
Street Frontage
» At least 50 percent of the ground floor façade of commercial and mixed
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.
» Where permitted, ground-floor residential dwelling units should be oriented
toward the street, and include identifiable entries.
» The minimum height of the ground floor of all non-residential and mixed-use
projects shall be 15 feet measured from the floor of the first story to the floor
of the second story. If there is no second story, the height shall be measured
to the average height of the roof. The minimum dimension for ground floor
residential uses with 50 feet of Rosemead and interior streets is 20 feet.
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 3-30
» 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.
» 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.
» Development in the MU/C will consider all regulations and standards from the
FAA and the State of California in relation to possible impacts on the Los
Angeles Sherrif’s Department (LASD) heliport.
» The Temple Station is a critical facility providing essential police service to a
large service area. Development proposed within the MU/C will consider
impacts on the function of the Station and consider all feasible methods of
mitigating reasonable concerns regarding possible impacts on the Station
CITY OF TEMPLE CITY
Page 3-31
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.
» 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.
» 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
CROSSROADS SPECIFIC PLAN
Page 3-32
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.
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.
» City Permits for overnight parking on City streets shall not be issued for
residential and mixed-use development projects built in compliance with
these regulations. Residential tenants shall be advised of the unavailability of
on-street overnight parking permits when leasing or purchasing a property.
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.
CITY OF TEMPLE CITY
Page 3-33
» 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 should include safe, convenient, and accessible pedestrian
and bicycle connections to key destinations and amenities within the
development to adjacent and surrounding neighborhoods.
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.
» Landscaping shall be evenly distributed within surface parking lots
with a minimum of one tree for every four (4) vehicle parking
spaces provided. The trees should achieve a shade canopy
covering 20% of the non-building lot area within a minimum of 10
years after planting. All trees within the parking area shall be
planted in boxes with a minimum dimension of 24-inches. Trees
shall be located so that pedestrians are not required to cross
landscaped areas to reach building entrances from parked vehicles.
This should be achieved through proper orientation of the
landscaped fingers and islands.
CROSSROADS SPECIFIC PLAN
Page 3-34
» 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.
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.
» Usable open space shall be provided as indicated in the table below:
Zone Minimum
Percentage of
Total Lot Area
Dedicated to
Usable Open
Space
Maximum
Percentage of
Total Usable
Open Space that
shall be Private
Minimum
Percentage of
Total Usable
Open Space that
shall be
Common
Minimum
Percentage of
Total Usable
Open Space that
shall be Public
NT 15 30 70 0
CC 15 0 0 100
MU-B 10 30 70 0
MU-C 10 10 15 75
» The minimum and maximum private, common, and public space
requirements may be modified by ten percent if determined to be necessary
by the Community Development Director.
» A utility easement may be credited toward fulfilling the total usable open
space requirement if it is properly landscaped in compliance with the design
guidelines.
CITY OF TEMPLE CITY
Page 3-35
» Required front and/or corner side setbacks shall not be credited toward
fulfilling total open space requirement.
» Public open spaces should be designed for day and evening use. Lighting
fixtures and systems should be integral in the design of open spaces.
» Common space shall include both indoor and interior space and outdoor
open space. An indoor recreational room may be credited toward fulfilling this
common space requirement.
» Common open space shall have at least one minimum dimension of 15 feet
and the other dimensions shall be at least 5 feet.
» 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.
» Balconies may project no closer than five feet to an interior or rear property
line and four feet into a front or corner side setback. Balconies that are
designed to project over the public right-of-way shall have prior approval from
the Community Development Director.
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.
» 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 surface
treatments should be used to delineate areas for pedestrians, bicyclists, and
CROSSROADS SPECIFIC PLAN
Page 3-36
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, Lighting, and Noise
Public Art
» Public art should provide visual interest to the streetscape and enrich the
resident, employee, and visitor experience in the Crossroads area.
» 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.
CITY OF TEMPLE CITY
Page 3-37
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 for commercial uses shall be appropriately shielded to not negatively
impact the residential units.
» 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.
» 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.
Noise
» Residents of a mixed-use development project shall be notified that they are
living in an urban area and that the noise levels may be higher than in a
typical residential area.
» The signature of the residents shall confirm receipt and understanding
of this information.
» The disclosure shall be within a future lease or in escrow document on
the purchase of a property.
» Building owners in the MU/C will disclose to lessees the proximity of the
LASD heliport and the possible exposure to noise from helicopters.
» Residential and the residential portion of mixed use developments in the
MU/C will provide an interior sound study to ensure residents will not be
exposed to a significant noise impact from the LASD heliport.
CROSSROADS SPECIFIC PLAN
Page 4-2
Figure 4-1: Pedestrian Concept Plan 1
1. Building locations are conceptual
CROSSROADS SPECIFIC PLAN
Page 4-8
Figure 4-2: Bicycle Concept Plan1
1. Building locations are conceptual
CROSSROADS SPECIFIC PLAN
Page 4-12
Figure 4-3: Street Concept Plan1
1. Building locations are conceptual