magnolia avenue specific plan workshop #1 - june 30, 2004 issues, goals & opportunities

The Arroyo Group TeamThe Arroyo Group, Planning & Urban DesignMeyer, Mohaddes Associates, TransportationEPT Design, Landscape ArchitectureCotton/Bridges/Associates, Environmental Assessment

Magnolia Avenue Specific Plan

Workshop #1 - June 30, 2004Issues, Goals & Opportunities

History of Magnolia Avenue


• Magnolia Avenue was designed by architect W.T. Sayward to be a showplace corridor to promote the sale of 8,500 acres of land southwest of Arlington Avenue by the Riverside Land and Irrigating Company.

• Sayward’s original concept was for Magnolia Avenue to extend beyond the City of Riverside, from the Santa Ana mountains on the southwest to the San Bernardino Mountains on the northeast.

• Magnolia Avenue was constructed in 1875 from Ontario Avenue in Corona to Fourteenth Street in Downtown Riverside, where it meets Market Street which runs through Downtown to the Santa Ana River.


• Beautiful citrus farms and estates lined much of Magnolia Avenue with wide parkways on both sides and a landscaped median running the length of the corridor.

• Original landscaping provided unity and identity to Magnolia Avenue as a grand boulevard that was a destination in itself…a place where residents and tourists alike could enjoy a scenic drive.

Southwest Magnolia Avenue - 1899

Magnolia Avenue - 1890

Magnolia Avenue - 1890’s

Magnolia Avenue - 1890


• In 1888, rails were laid along the median for horse drawn cars.

• In 1899, these cars were replaced by electric cars that ran all the way to Corona.

• By the 1950’s these electric car lines were eliminated.

Magnolia Avenue - Electric Rail Along the Median

Magnolia Avenue Today


• Today most of the citrus groves and estates are gone, replaced by commercial centers and residential, institutional and business uses.


• Much of the landscaped median has been removed to accommodate additional traffic or turning lanes for cars and the original parkway landscaping remains only in segments.


• Still, Magnolia Avenue retains some of its historic and scenic character, and maintains its importance not only as a traffic carrier, but also as a definable place in Riverside that links neighborhoods, districts and shopping areas.

What Will Magnolia Avenue Be Tomorrow?


• The future of Magnolia Avenue will be determined through the concepts, policies and implementation programs of the new Riverside General Plan and the Magnolia Avenue Specific Plan.

• Our focus this evening is on the Specific Plan.


What is a Specific Plan?

• A regulatory tool used to implement the General Plan and guide development in a localized area.

• Focuses on the unique characteristics of an area by customizing the development and design regulations and public improvements.

What can a Specific Plan do for Magnolia Avenue?

• Establish a vision and development framework for Magnolia Avenue and a means to implement that vision.

• Provide tailored land use regulations, development standards and design guidelines for private development.

• Set forth a strategy for public investment and improvements along the Corridor.


Specific Plan Process Overview

Issues, Goals & Opportunities June 30, 2004

1Workshop

Review of the Draft Specific PlanFall 2004

2Workshop

Planning Commission/City CouncilLate Fall/Winter 2004

Public Hearings

H

Buchanan Street (western city limit)

Specific Plan Area Ramona Drive

Previous Studies

Previous Studies

• Identified distinct districts along the corridor.

• Provided land use, urban design and circulation recommendations.

• Is not a regulatory document, but a comprehensive study.

• Will contribute to the development of this Specific Plan.

In 1999, the Magnolia/Market Corridor Study was prepared with an extensive public involvement process. This study:

Previous Studies

• Includes the Market Street segment of the Magnolia/Market Corridor.

• Makes recommendations for streetscape and gateway improvements (currently underway), which could relate to future gateway improvements at the western end of Magnolia Avenue at the entrance to the City.

In 2002, the Downtown Specific Plan was adopted. This Specific Plan:

Relationship to the General Plan


• As part of this city-wide process, Magnolia Avenue has been studied in detail to determine appropriate land use designations for the corridor.

• The updated General Plan land use designations will provide direction for this Specific Plan.

The City is currently undergoing an update to its General Plan and Zoning Code with an extensive public involvement process.

• One of the major changes of the General Plan is the creation of Mixed-Use Designations, which apply to large segments of Magnolia Avenue.

• A mixed-use designation will allow for projects that integrate residential uses with compatible commercial and office uses.

• There are 3 different Mixed-Use Categories in the Draft General Plan:Mixed-Use Neighborhood (MU-N)Mixed-Use Village (MU-V)Mixed-Use Urban (MU-U)


• Mixed-Use Neighborhood (MU-N) allows neighborhood-serving commercial uses with low-intensity residential uses.


• Mixed-Use Village (MU-V) allows medium to high-density residential development with retail, office and service uses primarily at the street level to facilitate a pedestrian environment.


• Mixed-Use Urban (MU-U) allows higher density residential development with compatible commercial uses; employment and entertainment uses are the focus; transit-oriented development.


• Much of Magnolia Avenue has been designated one of these Mixed-Use Categories by the Draft General Plan.

• The updated General Plan also includes new urban design and circulation designations for the corridor. These include:


Magnolia Avenue - Corridor Wide Buchanan Street (western city limit) to Ramona Drive

Parkway

Scenic Boulevard

Four-lane Arterial

Bus Rapid Transit Corridor

Arts Bus Corridor

Source: Riverside General Plan Process, 2004

This Specific Plan will build upon the new General Plan designations and provide additional recommendations for:

• Development standards and design guidelines for new development

• Landscape and streetscape improvements to unify and beautify the corridor

• Access and circulation improvements

• Bus Rapid Transit

• District and corridor identity


Magnolia Avenue Districts

Magnolia Avenue Districts

There are six districts along Magnolia Avenue, from west to east: La Sierra Galleria Arlington Village Magnolia Heritage Magnolia Center Wood Streets

Following is a summary of each district’s current conditions and new Land Use Designations per the Draft General Plan.

La Sierra District

La Sierra DistrictBuchanan Street to Banbury Drive

La Sierra:Current Setting

• Most recent portion of the corridor to develop.

• Contains strip commercial development, multi-family residences, business park and light industrial uses, and large vacant parcels with Highway 91 frontage.

• Kaiser Permanente is major employment center and destination in this District.

• Auto-oriented district, with wide curb-to-curb street width and dispersed land uses.

• Metrolink Station located just south of District (south side of freeway) at La Sierra Avenue.

• Parkway and median landscaping is intermittent.

• Western end of district is gateway to City.

• Bus Rapid Transit stops planned by RTA at Kaiser Permanente and La Sierra Avenue.

La Sierra: Current Setting

La Sierra:New Land Use Designations

Source: Draft General Plan

General Commercial

Business/Office Park

Mixed-Use Urban

High Density Residential

Mixed-Use Village

Galleria District

Galleria DistrictBanbury Drive to Harrison Street

Galleria:Current Setting

• Entirely commercial district with regional and general commercial uses.

• Premier upscale and fashion-retailing destination for City and region.

• Galleria at Tyler is performing as the number two Inland Empire regional mall in terms of sales; expanding to include “lifestyle” shopping and entertainment.

• Also contains supportive “big box” comparison shopping retailers and some underutilized properties.

• Auto-oriented district and the only area of the corridor with six lanes.

• Superior freeway access and visibility.

• Bus Rapid Transit stop planned by RTA at Galleria at Tyler.

Galleria: Current Setting

Galleria:New Land Use Designations

General Commercial

Regional Commercial


Arlington Village District

Arlington Village DistrictHarrison Street to Jackson Street

Arlington Village:Current Setting

• One of the oldest portions of the corridor, originating in 1876.

• Originally a distinct and geographically separate village center.

• Contains local-serving, “mom and pop” retail and office uses surrounded by stable single-family neighborhoods.

• Infrastructure and history of a cohesive, pedestrian-oriented village environment, however, certain land uses, front yard parking and curb cuts have diminished the pedestrian quality.

• Van Buren at Magnolia will be widened to accommodate six travel lanes.

• Contains Arlington Park and the Arlington Branch Library, which is planned to relocate across Magnolia Avenue.

• Bus Rapid Transit stop planned by RTA at Van Buren.

Arlington Village: Current Setting

Arlington Village:New Land Use Designations

Mixed-Use Village

Public Park



Magnolia Heritage District

Magnolia Heritage DistrictJackson Street to Arlington Avenue

Magnolia Heritage:Current Setting

• Historically, consisted of citrus farms and estates.

• Today, home to major educational institutions and medium and high density residential uses.

• Many apartments are older and deteriorating.

• Contains several historic landmarks, including the Heritage House and the Parent Navel Orange Tree.

• Much of the historic landscaping is intact in this District -- well landscaped parkways and medians.

• However frontage roads in some portions break up visual continuity.

• CBU recently undertaken major expansion.

• Bus Rapid Transit stop planned by RTA at CBU.

Magnolia Heritage: Current Setting

Magnolia Heritage:New Land Use Designations


Mixed-Use Village


Public Facilities/Institutional

Business/Office Park

Public Park

Very High Density Residential

Medium Density Residential

Office

Magnolia Center District

Magnolia Center DistrictArlington Avenue to Jurupa Avenue

Magnolia Center:Current Setting

• Contains a mix of uses including retail, office, institutional and residential.

• One of Riverside’s historic retail centers with Riverside Plaza and Brockton Arcade.

• Riverside Plaza currently undergoing major expansion and repositioning as a subregional entertainment and shopping center.

• In need of revitalization -- many Class B and C office buildings and underutilized retail uses.

• Heart of district is Magnolia/Central/Brockton intersection, often referred to as the “fly trap” due to congestion.

• Lack of pedestrian amenities along Magnolia.

• Low Park is in southern end of district.

• Bus Rapid Transit stop planned by RTA at Riverside Plaza.

Magnolia Center: Current Setting

Magnolia Center:New Land Use Designations

Mixed-Use Neighborhood

Mixed-Use Village


General Commercial

Regional Commercial

Public Facilities

Office

Public Park

Wood Streets District

Wood Streets DistrictJurupa Avenue to Ramona Drive

Wood Streets:Current Setting

• Stable, historic single-family residential neighborhood.

• Also contains a school, office and retail uses at the southeast corner of Magnolia and Jurupa Avenues.

• Historic landscape of mature Oak trees provides a dense canopy over the street and identity for the neighborhood.

• Prominent feature in this district are the unique entry markers to some of the residential cross streets.

• No longer a raised median in this district, but a striped median for turning.

Wood Streets: Current Setting

Wood Streets:New Land Use Designations

Medium Density Residential

Mag

nolia

Ave

nue


Office

Mixed-Use Neighborhood

Public Facilities

General Commercial

What’s Next?

What are some of the issues facing Magnolia Avenue today?

What do you see as major opportunities and goals for Magnolia Avenue and each of the Districts?

What would you like to see improved in terms of landscape, streetscape amenities, auto circulation, pedestrian circulation?

How do you envision Magnolia Avenue in 10 years? 20 years?

Issues, Goals & Opportunities

We want to hear from you to help develop the Specific Plan!

Please share your thoughts and ideas!

The Arroyo Group TeamThe Arroyo Group, Planning & Urban DesignMeyer, Mohaddes Associates, TransportationEPT Design, Landscape ArchitectureCotton/Bridges/Associates, Environmental Assessment


Workshop #1 - June 30, 2004Issues, Goals & Opportunities

magnolia avenue specific plan workshop #1 - june 30, 2004 issues, goals & opportunities

Documents

magnolia avenue todaystill

magnolia avenue todaymuch

arlington avenue

ontario avenue

new riverside general

riverside land

city of riverside

downtown riverside