The Arroyo Group The Mobility Group
Stanley R Hoffman Associates Waronzof Associates
EPT DESIGN JMC2
Katherine Padilla and Associates
CITY OF SOUTH GATE
Hollydale Area Specific Plan
August 26, 2015 Steering Committee Meeting #3: Draft Zoning & Detailed Design Recommendations
Agenda
Specific Plan Area Background and Purpose Specific Plan Process and Project Schedule Specific Plan Goals Preliminary Design Plan Specific Plan Zoning Mobility Plan Streetscapes Plan Financing/Implementation Concepts
SPECIFIC PLAN AREA
Specific Plan Area
BACKGROUND AND PURPOSE
Background and Purpose Hollydale is a stable residential neighborhood in the southeastern
part of the City of South Gate. Garfield Avenue has been the community’s “main street” in previous decades but has declined over the years.
Two stations on the Eco-Rapid Transit Line are currently being planned in the vicinity of Hollydale. The City needs to address the location and effect of the two stations on their surroundings.
The Strategic Growth Council has awarded a grant to the City of South Gate to prepare a Specific Plan for the Hollydale area to address these issues.
The Specific Plan implements the City’s General Plan by updating the zoning for the area to be consistent with the General Plan.
What is a Specific Plan? Long-term vision, priorities and rules for the public environment
as well as private development Private development
– What types of housing, businesses, and public facilities should be allowed and where?
– Design standards and guidelines for existing and future buildings Public realm
– Circulation network improvements (cars, bicycles, transit, etc.) – Infrastructure improvements – Pedestrian improvements (sidewalks, crosswalks, landscaping
etc.) How to finance and implement the vision
PROCESS TO DATE
Project Schedule Spring 2014 Stakeholder Interviews Fall 2014 Preliminary Land Use and Design Plan January 2015 Visioning and Preliminary Design Plan Summer 2015 Draft Zoning & Detailed Design Recommendations Winter 2015 Public Review Draft Specific Plan
Winter/Spring 2015 Public Hearings
Spring 2016 Final Specific Plan
*All available on project website www.cityofsouthgate.org/185/Planning Click on Hollydale Specific Plan link
Community Feedback to date
Desired types of land uses in Hollydale: – More neighborhood serving retail and restaurants, entertainment and
recreation uses for a variety of age groups
Urban Design Issues: – Better connections with Hollydale Regional Park – More street trees; better landscaping, street lighting and streetscape
amenities – Connection to the Los Angeles River – Improved street maintenance and cleanliness
Eco-Rapid Stations: – Coordination with County of Los Angeles’ Rancho Los Amigos Plan
Community Feedback to date Private Development Issues:
– Improvements to building facades – Enforcement of signage regulations
Traffic Issues: – Safety issues along Century Blvd. and Main Street – Need to see more traffic lights at key intersections – Truck traffic on residential streets
Marketing Issues: – Desire to better market the area - build on local assets – Signage and banner programs – Food truck night – Create a pre-Business Improvement District with the City’s assistance
Major Specific Plan Goals Preserve existing single-family neighborhoods Bring economic vitality by providing opportunities for shopping, dining
and cultural activities while still maintaining the area’s character Provide additional housing opportunities to increase demand for local
retail Create nodes of economic activity and housing near the future Metro
Eco Rapid Line Stations planned in the area Improve quality of life for current and future residents with
improvements to the public realm Enhance the pedestrian experience along major corridors Promote active transportation and “green” streets
PRELIMINARY DESIGN PLAN
SPECIFIC PLAN ZONING
Single–Family Residential No change to existing single-family residential neighborhoods Zoning category applied from 2015 Zoning Ordinance: Neighborhood Low (NL) Density – 0.0-5.0 du/acre Maximum height – 35 feet or 2.5
stories, whichever is less
Garfield Avenue – South of Roosevelt Existing
Garfield Avenue – South of Roosevelt Existing Zoning: General Commercial (C-3) Proposed Zoning: Hollydale Mixed Use - 1 (HMU1) Allowed Uses: Mix of retail, office and residential uses; “Pedestrian Retail Frontage” requirement between Roosevelt and Century Blvd. Maximum FAR – 1.5 Maximum Density – 30 du/acre Maximum height – 50 feet or 4 stories,
whichever is less
Garfield Avenue – South of Roosevelt
Garfield Avenue – South of Roosevelt
Garfield Avenue – South of Roosevelt Before
After
Façade Upgrades
Hollydale Industrial Corridor Existing
Hollydale Industrial Corridor Existing Zoning: Heavy Manufacturing (M-3) Proposed Zoning: Option 1: Light Industrial (LI) Option 2: Corridor– 3 (CDR3)
Hollydale Industrial Corridor
Option 1: Light Industrial (LI) Maximum FAR: 1.0 Maximum Height: 2-3 floors (up to 50 feet)
Hollydale Industrial Corridor
Option 2: Corridor – 3 (CDR3) Mix of Light Industrial/Residential - Light Industrial Uses, Residential Lofts, Live-Work Maximum FAR: 1.0 Maximum Density: 25 du/acre Maximum Height: 2-3 floors (up to 50 feet)
Paramount Corridor Existing
Paramount Corridor Existing Zoning: General Commercial (C-3) with Multiple Residential (R-3) behind Proposed Zoning: Hollydale Mixed Use – 2 (HMU2) Allowed Uses: Mix of residential, retail and office uses; Higher density development along this corridor Maximum FAR – 2.0 Maximum Density – 40 du/acre Maximum height – 50 feet or 4 stories,
whichever is less
Paramount Corridor
Imperial Highway Corridor
Existing
Imperial Highway Corridor Existing Zoning: Light Manufacturing (M-2) Proposed Zoning: Hollydale Mixed Use– 3 (HMU3) Allowed Uses: Mix of residential, retail and office uses; Higher density development along Imperial. Maximum FAR – 3.0 Maximum Density – 60 du/acre Maximum height – 70 feet or 6 stories, whichever is less
Imperial Highway Corridor
Imperial Highway Corridor Existing Zoning: Light Manufacturing (M-2) Proposed Zoning: Option 1: Light Manufacturing (M-2) Maximum FAR: 2.0 Maximum Height: 50 feet Option 2: Industrial Flex (IF) – Light industrial and residential uses (TOD adjacent) Maximum FAR: 2.0; Density: 75 du/acre Maximum Height: 55 feet
Garfield Avenue – North of Roosevelt Existing
Garfield Avenue – North of Roosevelt Existing Zoning: One Family Residential (R-1) Proposed Zoning: Neighborhood Medium (NM): Maximum density – 20.0 du/acre Maximum height – 50 feet or 3
stories, whichever is less
Garfield Avenue – North of Roosevelt
MOBILITY PLAN
Mobility Goals
Maintain Existing Roadway System Improve Bicycle Facilities Improve Pedestrian Facilities Improve Transit Access – Support Eco-Rapid Transit Line and Station
Locations
Bicycles
Implement City Bicycle Plan with Appropriate Adjustments Bike Paths Bike Lanes Type B Sharrows Sharrows Bicycle Parking
To Provide For: Connected Bicycle Network within Hollydale Improve Connections to Hollydale Park Connected to Regional Bicycle Network (outside City)
Add Bicycle Parking Garfield Avenue between Roosevelt & Century (short-term) Paramount Boulevard between Gardendale & I-105 (short-term) Hollydale Park (long-term)
Sharrows
Pedestrians
Garfield Avenue Enhance visibility of uncontrolled mid-block crosswalks (Garfield – three,
Paramount – one) Add signalized crosswalks on Garfield at McKinley Avenue Add pedestrian countdowns at all signalized crosswalks
Paramount Boulevard Add more visible crosswalks at crossings on Paramount Add pedestrian countdowns at all signalized crosswalks Add central landscaped median
Transit
I-105 Eco-Rapid/Green Line Station Ensure parking located close to station – to minimize impacts to residential
neighborhoods
Gardendale Station
Retain WSAB location
STREETSCAPE PLAN
Streetscape Improvements
Improved landscaping along the Garfield median Street furniture upgrades on Garfield Avenue Improved crosswalk visibility New landscaped median along Paramount “Green Street” improvements along Main Street Connections to the Los Angeles River Bike Path along
Main Street and Monroe Avenue Street tree planting along Paramount Blvd. and the
residential streets
Garfield Median
Existing
Garfield Avenue Tree Palette Existing Street Tree: Brisbane Box Street Tree Master Plan: Magnolia Saint Mary
Garfield Avenue Furniture Palette
Option 1
Garfield Avenue Furniture Palette
Option 2
Improved Crosswalk Visibility
Paramount Median Existing
Proposed
Paramount Median Existing
Paramount Median
Example – Harbor Blvd., Fullerton
Proposed
“Green Street” Improvements on Main Street
Proposed
Existing
“Green Street” Improvements on Main Street Proposed
Before
After
Connections to LA River & Hollydale Park
Walking and bicycle connections to the Los Angeles River and Hollydale Regional Park
“Safe Routes to School” for Hollydale Elementary School
Improved directional signage along Garfield Avenue, Century Blvd. and Gardendale Street to the Los Angeles River and Hollydale Regional Park
Connections to LA River & Hollydale Park
Directional Signage
Connections to LA River & Hollydale Park
Educational and Directional Signage
Street Tree Planting Program
Implement City’s Street Tree Master Plan
Residential Parkways
Plant Palette (drought tolerant) Achillea Moonshine Phlomis lanata Phormium ‘Jack Spratt’ Lomandra ‘Breeze’ Pittosporum ‘Crème de Mint’ Agave attenuate Lantana ‘Spreading Sunshine’
FINANCING/IMPLEMENTATION CONCEPTS
Hollydale Specific Plan Area
Distribution of Existing Land Uses Hollydale Mixed Use Areas
Retail, 30%
Restaurant, 7%
Industrial, 3%Office, 9%
Service, 22%
Education, 6%
Religious, 4%
Public, 3%
Other, 5% Vacant, 11%
Total = 400,212 sq. ft.
Distribution of Existing Building Sq. Ft. Hollydale Mixed Use Areas
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
180,000
200,000
CentralHollydale
ParamountBoulevard
ImperialHighway
Vacant
Other
Service
Office
Restaurant
Retail
121,475 sq. ft.
188,948 sq. ft.
89,789 sq. ft.
Total = 400,212 sq. ft.
Financing/Implementation Concepts
Downtown Management District Enhanced Infrastructure Financing District (EIFD) Business Improvement District (BID) Gas Taxes Community Development Block Grants (CDBG) Other Grants (e.g., Federal, State, Metro, SCAG) Capital Improvement Plan Priorities
Downtown Management District: Key Features
Facilitate Community Vision Through Specific Plan Management Public/Private Partnership A California Non-Profit Mutual Benefit Corporation Keep Financing in the Specific Plan Community Leverage Mixed Use/Pedestrian Oriented Vision into
Targeted Grants and Loans Assist in Setting CIP Infrastructure Priorities
Enhanced Infrastructure Financing District (EIFD)
Key Features SB 628 authorizes a city or county to create an EIFD
– Adoption of infrastructure financing plan and issuance of bonds upon receiving a 55 percent popular voter approval from district
– Establishment of public financing authority comprised of members of the local legislative body, participating entities and the public
An EIFD can exist up to 45 years from the date of bond issuance Financing for projects including, but not limited to public works,
pedestrian/bicycle facilities, other public facilities, and parks, recreation and open space
Estimated EIFD Bond Capacity
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Bond Increment under 4% Growth
Bond Increment under 2% Growth
$3,342,381
$1,319,940
City's Share of 1.0 % Property Tax Rate = 6.23%
2015 Est. Valuation = $330.7 million 2040 Est. Valuation = $542.6 million (2%/yr.) 2040 Est. Valuation = $881.7 million (4%/yr.)
PBID and BBID Differences: Assessment Methodologies
Business Improvement
Districts (BID)
Property-based (PBID)
Parcel Square Footage
Building Square Footage
Linear Footage
Business-based (BBID)
Business Type
# of Full-time Employees
Gross Sales
Business Improvement District Types PBID and BBID Distinctions
Property-based BID (PBID): – Assessment based on factors, such as: parcel square
footage, building square footage, and linear square footage
Business-based BID (BBID): – Assessment based on factors, such as: type of business,
business characteristics, number of full-time employees and gross sales
Property Business Improvement District (PBID) Key Services
Typical enhanced services include: – Marketing/promotion – Sponsoring special events – Enhanced security – Enhanced street & sidewalk cleaning – Enhanced landscaping maintenance – Financing minor capital improvements – Management of district – public-private partnership – Liaison with city’s Capital Improvement Program (CIP)
Hollydale Employment as % of Hollydale Specific Plan
18
133
212
25
104
4781
20
136
257
636
221
47
145
0
100
200
300
400
500
600
700
Mixed Use Areas
Specific Plan Area
EmploymentMixed Use Areas (MU) = 620Hollydale Specific Plan = 1,462
Mixed Use as % of SP = 42%
Est. Establishments Hollydale MU = 151 Est. Emp./Establish. = 4.1
Business Establishment Locations
Hypothetical Property-based BID Estimated for Hollydale Mixed Use Areas
Hypothetical PBID estimated assessment:
Parcel SF
Building SF
Linear Feet
Hollydale MU Area Characteristics 956,316 163,270 9,917
Median Assessment Level1 $0.0900 $0.0622 $8.8750
Estimated Assessment Amount $86,068 $10,155 $88,013 $184,237
1. The median levels are based on a review existing PBIDs in the City of Los Angeles.
Source: Stanley R. Hoffman Associates, Inc. SCAG-InfoUSA 2011 Point Estimates Dataset City of Los Angeles BID Reports
Assessment Per: Total
Assessment
For More Information
Please visit our project website:
http://hollydale.arroyogroup.com/
The Arroyo Group The Mobility Group
Stanley R Hoffman Associates Waronzof Associates
EPT DESIGN JMC2
Katherine Padilla and Associates
CITY OF SOUTH GATE
Hollydale Area Specific Plan
August 26, 2015 Steering Committee Meeting #3