A goal of the Crossroads Specific Plan is to transition 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. One of the key objectives is to create 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. However, since its adoption in 2017, the City’s Planning Division has observed that there has been little progress with implementation of the Specific Plan, particularly with the development of mixed-use projects with housing/affordable housing. The City and SGVCOG seek a multi-disciplinary project team to develop a comprehensive approach to address the challenges and constraints with implementing the goals and objectives of the Crossroads Specific Plan. This includes creating a phased development strategy, exploring various opportunities to encourage investment within the area (e.g., transfer of development rights, financial incentives, etc.), and engaging finance professionals and other relevant stakeholders to understand the needs of diverse property owners and the community in order to create actionable amendments to the Crossroads Specific Plan that ensure its successful implementation. These amendments must be brought to City Council for consideration by the expenditure deadline of May 30, 2026.
