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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