CDC - Item 4A - General Plan Update And "Mixed Use" WorkshopE M B
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ROSEMEAD COMMUNITY
DEVELOPMENT COMMISSION
TO: HONORABLE CHAIRMAN AND MEMBERS
ROSEMEAD COMMUNITY DEVELOPMENT COMMISSION
FROM: ANDREW C. LAZZARETTO, EXECUTIVE DIRECTO
DATE: OCTOBER 24, 2006
SUBJECT: GENERAL PLAN UPDATE AND "MIXED USE " WORKSHOP
SUMMARY
The City of Rosemead Planning Department has been holding a series of workshops
with the Planning Commission which included a presentation to the Commission on the
status of the General Plan update and examples of "mixed use" projects that are being
developed within and outside of California. Staff has been working with our consultant,
EDAW to formulate proposed changes to our General Plan and development codes.
Planning department staff has also begun researching appropriate mixed-use design
standards to assist in drafting a new set of design guidelines that will ultimately be
incorporated into our updated General Plan and Zoning Ordinance.
Staff Recommendation
Staff recommends that the Community Development Commission provide input and
feedback on the issues presented and provide additional comments, to allow staff to
continue with processing the various elements of the updated General Plan and begin
developing new mixed-use design guidelines.
ANALYSIS
Existing Conditions
The rise in property values and a market demand for new housing in the San Gabriel
Valley has attracted a significant amount of interest from the development community to
pursue mixed-use projects that incorporate commercial uses on the ground floor and
residential condominiums or apartments above. There are currently several proposals
in various stages that have been submitted to the City's Planning Department. The
majority of these submittals far exceed our current density allowed within the existing
General Plan. There are pros and cons of developing higher densities on infill parcels,
with each site requiring unique attention and sensitivity to its surroundings.
APPROVED FOR C.D.C. AGENDA:
•
C.D.C. Meeting
October 24, 2006
Pace 2 of 2
•
This workshop is intended to stimulate discussion that could ultimately result in adoption
of higher densities in the updated General Plan and a new set of design guidelines to
assist developers and their architects. A design guidebook will assist in a better
understanding by developers and architects, of the City's expectations. When new
guidelines are adopted they will ultimately be incorporated into the City's new General
Plan and Zoning Ordinance.
Submitted by:
Brad Johnson
Planning Director
Attachment(s): Powerpoint Presentations
Introductory to a General Plan
and Mixed Use Development
Why Update the General Plan?
■,~,Older Genera a
i K? Changi,n~g Requirements
si
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Need 1o plan for~and°guide-new developmE
-,t
ant
•
•
Planning Program
m „Phase 1
I e-f li , ' f'~
Phase
What is a General Plan?
z-~
■ The General,Plan is the City's "constitution" and "blueprint"
for.future-land-use and.development
■':~rLong;Range Emphasis - :
Il ; ; r I
- Identify community IandLuse,~arculation, eh3ironmental, ,
economic, and'social goals and policies
r ( t t
Provide a basis;for'local government deasion making,p r
including deusionsYOn development approvals a;rti +
t, r 1 n
II J 1 ~ Y ,I,
P ovide `citizens wrth,,opporfurnties t participate m the
t: t6'1 t Tl r r.~ 1
planrnng andfdecision making 'p,+rocesses for tlaeir\ communities) u. ; ='•t3 r
_ Inform citizens, developers, decision=makers, and other
jurisdictions of long-range plans
GeneralPlan & EIR
Z~ Anlno. CMe ~ ~ x5,•ir ~ ~ ~ f
•
•
General Plan Elements (Chapters)
■ Land Use*
Economic Development
LCrirculation* ?l r
f )!Y Housing*; SFr
10 6n Space and Conservation*~ r
rim s Noise-*
1 r
Safety*
Req uired b Y State Law
What is an EIR?
~ d Y
sr
■ Environmental-analysis regulated by CEQA
■ i Informs public-of-,aossi_ble impacts
I i_
Allows--inferr- ied--decisions to be .made
i Examines'pot_ential'.envrrdnmental impacts~creafed
4 !by Gene I.Plan„
■I,` Proposes Imeasures mininiizmg/avoiding impacts
_ _
Possible Environmental Issue Areas
■ Natural Resources: Agriculture, Biological,
Mineral'Geology-
Ciultural Resou'rce's.
1 I I 1 l• f ~ J
■~=Land Us'e/HousingyPapulation ; t
Circulation
n
■ Publc.Servi;ces/Recreation/Utilities ; t
II ] 1 -
Hazards/Hgzardo,US Mat'e6ial ,Ihf1 0 ~r }~z, rJ_
Air:Qualrt.Y -
Key Issues Facing Rosemead
.HEousing Typd`s and-Density
pit
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~y Rs?I•SFMF ~D ~
O 4e~nn.'1 rl.n
O y
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Existing
``General
1 ~o
Li ~4 ~ M 1 ~ 1.1u ~ f
{ Plan: Maur- -1
Mixed Use fir, ~sttiil _
~ CL as t 'i:^• r b a
;Overlay
Housing Types
Single-Family r~
'=Aliso Viejo CaIiforn
I Density
5adu/ac
e
:ll
0-
Housing 3~N~ o• o'f~a U ~
Types
Single-Family
~=BENS'OWGL•EN,
IRenton,; Washington
i-;f F _,.ii
~ bensity
1.~ 4'` l
r 7:2 du/ac`
fl 4i3 units?on l ~Ei 62 6
Housing Types
Townhomes ' -
-=`EI,ORE~GARDENS,
Tf ousan'd Oaks,,Califomia
Density
f
i
y i
_l'O du/ac
r
5'3 units4ith°pri,vater=te, county
It" i1 i
~ f1 r i n.
Housing Types
Townhomes' - aai~,~wi ~=1= y
.il
-R.tOSE ODURT.,-
I P_asaden'a California_ ` K -
Density , • . ~ ~ ~ ' _
-_]12:du/ac
4'8 units,', X41 18~
I •o 'D~au~N~ a• a'b u D I
Housing Types
Townhomes r
THHE FARM,==, , - I
I' Soquel, California
l Density
-13fdu/a6 415 units~on=4:2 acres
Childcare center~'2,01 bqsq.
and Townhouses
----VILLAS Family HousingJ''- f F
1 , -VILLA CALABRIA Senior Hbusing ~ J , 7 !
Davis, Cal_if_omia; `
De'nsity
115 d ulq c.
3b unitsfon 2( , `2 ac
Housing Types
i
Housing Types
Apartments
-::STONEY GREEK APARTMENTS,
J Livermore, Californian
l
l Density ~ ' r f
-116jdu/act ,
70 units{5acres • L-`
II J I ~u)
J
u
'o •~~bG~~N~ o' o'b U ~ ".o.Gl
Housing Typ
Multi-Family
SOUTHSID_E-P.ARK
%'--Sac-ramento,-Califc
-q Density i
_20 du/d J'
25 unit' on"I 27, a
Housing Types
_1 `
Apartments
.:w CASA SAN-JUAN, "
-Oxnard,' California.-_. j
JIDensity,
;
_01
duldc-
6i4` units vaith 2;4!
and ° L' .
,
6iabedroom units~N
u
,
B
GASH SAN JVAq'
.o •p • r~+N~ o' o'F~ u ~ o
Housing Types
Townhomes
-MATSUSAK TOWNHOM
Tacoma, Washington--T,t-
D,ensity
u ac,
26 units~on-0:89 acres-
r
( 1L
' o • ~ Gti/:~ ~ ~ o ' o ' b if ~ o'GI
Housing Types
Multi-Fami
I ~LosAngeles,'California_ 1:
I Density
= 365 duMLc
~ . wCbo~
2j acres`,
118 units o-W5
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Housing Types
Mixed Use-- ~
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Density
-47i'du/ac
li4 uniWon 03 acres
+ Rental mixed-use stacked Flats
E
Housing Types
Senior_
I n
_ ICS 'Vu
-Brea, California
I.9 ,~1f
~Density ~
7.~r i ~z•rt~ F1`
~ I C}I
du/ac
105 units on 2105 acre`s';
I !11 z+
Li n
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What is Mixed Use?
• Creative and complementary
combination.of'residential and non-
iresidentidl uses'includirig:,
■ Retail
lbffice
t~ it x ~ ~ -
s
Personal-services -
I Publicspaces` and other community meniiii
f Mixed, Use development is intended
to revitalize,deteriorating
_
,comn ercial' areas bye;'{,
~
Integrating residentiaPuses into the
_commercial fabric-creating,an active
`S pedest ori=oriehted street life throughout the
day and-enhancing 'the vitality of businesses.
Types of Mixed Use
■ Vertical Mfixe&Use--Same Structure
■ 'Retail and service: commercial uses at
I' ithe.ground;floor'
Office and/or resid'eriti l single fdmil
attached 'and/or multMamily dwelling
t•-
unitsatrthe'upper floors
■ ;Horizontal Se,parate_:Structu :Structures u~ II m Reside4aliand Non-residential uses
-located within`'separate structureU.on
o . i
>y~S same p sarcel of land
Mixed Use Misconceptions
■ MORE TRAFFIC
~■-Mixed UUse typically lowers daily
trips as opposed #o,iocreasing 1
f tFaffic volumes
On-street parking i_s typically
I reduced byishared u`seibetween`
I the'com`mercjal=and residential
components
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Mixed Use Misconceptions
■ "BAD" HOUSING
■ Mixed Use-projects provide an excellent opportunity to utilize
' land,,in a built-out-community for higher density housing to
meet.,regional housing needs-and to provide housing options to
A
First time,Homebuyers,
t j.~irr
i f By concentrating multi-familylelsewhere; single familyi~
neighb`ohoocls-are retained as single-family
■ Mixed'Use'can_provide'a great,transtion from comme'r"cial to' ,x
? residential?distncts'--'.c `
■ For-sale housin &is tfie col if
e
"-forddrvingitHe'mize~d'use=p~roic
'I§ the value_of the housing, the hig
occunv the commercial soace-s.
I that. s`typically the financials'
ct for a-developer. The higher
ier. quality a retail tenant will
What makes for a successful Mixed Use project?
■ High Quality Architectural Design and Site Planning that
utilizes the followin°g-_design features:
atio}Building Articu -ad Modulation - horizontal breaks in
the building plane every 50:to 100 feet-reduce the
appe acebf mass an'd~bulk. Building fa4ades appear
separate
p a
W, r :T
l t _
L~ 1F
What makes for a successful Mixed Use project?
■ High Quality Architectural Design and Site Planning that
utilizes the following design features:
Up,p, er f floors ~are.setba& at varying heights utilizing varying
roof forms to,' reduce'the appearance of-mass and building
height>
What makes for a successful Mixed Use project?
■ High Quality Architectural Design and Site Planning that
utilizes the follo iwiw ng;design features:
Upper floorslvary_irr height reducing the appearance of
mass and bulk `
to a f r7 r;
'r■ Fenestration and fa`4ade modUlatibn`isasymmetricahalso
f ; reduang-the appearance of mass. ~'jt~ `s
G~ T
pus .
,mac .F
Scalerelative to the=street'and the adjacent Ik.andJuses
r~ ul~ I I n 11 f I I cr 1~~
r ~
i _
What makes for a successful Mixed Use project?
■ High Quality Architectural Design and Site Planning that
utilizes the follo iwiw ngtdesign features:
-j■ Pedestrian linkages,befween uses are emphasized.
Res dential uses and"fron ages-are privately accessed.
- -■.~Automobile and pedestrian circulation-ha's been separated
ti
P-1 'to the full;extent p 6ssib16-" (
e f -
i~ Ground fl (oo_r is pedestrian
oriented with setback areas -
1 - 1~ ! I r ~~..,.1
to incorporate plazas, courtyards,
outdoor dining.fandtother public-
,
--go}t'her ang` paces:arid community, }
amenities.
What does Mixed Use Look Like?
lr
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Brea, California
Birch Street Lofts
• For rent lofts above retail
• 80 units/acre `
0;3 acre site
31stories;
24 loft.units at 773 sq. ft.
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{ ~ II~f3
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Rosemead, California
Garvey Community Center/
Senior Housing
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- - - rfl
Pasadena, California
Holly Street Village
• Rental, apartments, artist lofts,
and SRO (20%affordalile>-very
low income) over ground-floor
retail
• 4-5 stories
99_acre sit -
■ 395 Units
tl 9
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41
r e
wt:. lj f (1 Yt .
rI y 1 PM'v~ F~~ i
San Diego, California
Brickyard
• For sale, lofts over retail
• 64 units/acre
• '28 ies
• 6 028 acre site
~ 77-
f
8 a-L A
LIP
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-
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San Diego, California
Uptown District
• For sale, stacked flats, rowhouses
• 55 units/acre
24 stories
-
• Nlixed„U'se (Retail, Offices)`-%[-
I~
L'
Redwood City, California
City Center Plaza
• Rental apartments and
townhouses over,retail-,.,,
(1.00%offorda6le)
■ 46 units/acre T
i. ■ 3-A st6ries_ i
If,
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Alhambra, California
■ For sale condos above retail
■ 5 stories_
• Average 60-units/acre
1h i.
la.
• o • D C, n• • GG/•~ r, G~~D o • o • I D o '1
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- Fullerton, California
• Housing above retail
ap • 3-5 stories !
Average 50 units/acre
~arrezsas~-
~ L1.S4~L.Y2
n ~ 46
r
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'O ~D0.l/~.~2~~D !(tom O' O':~ 1D ~O
Valencia, California
• Housing above retail
• 3 stories
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Boulder, Colorado
Loft housing above retail
3-4 stories
Phoenix, Arizona
• Housing above retail
3 stories
■ Average 60 units/acre
Portland, Oregon
Museum Place Lofts & Townhouses
■ 140lofts
i I
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•o •D~b DN.~ o• o•E~ u D I
Mixed Use Projects approved to be built
in Surrounding Cities
Mixed Use Projects approved to.be built
in Surrounding Cities
■ AlhambW'
yF
■>>,Temple City
MINE
Mixed Use Projects approved to be built
in Surrounding Cities
■ Alhambra J~
III Ali i ~dJ'_ ....n y t~{. [t
u. a 'In
■rlTemple City
creme= mew=
-■=San Gabriel
r
In GUttF
San Gabriel-Bivd.
and Live Oak
Mixed Use Projects approved to be built
in Surrounding Cities
■ ~Alhambra"-
,,Temple City 1, -
-San Gabriel -
r .Arcadia ~c - - _ - "
_b 1. .
r P.. fi eIS.Y
6~ -rig
F =1,"if First-Avenue/ I ~F
~California`Street v'd , .
Mixed Use Projects approved to be built
in Surrounding Cities
■ Alhambra
r J ~ ~ 1¢ ca Z
1 4 C C I+[ 1 fd 10 VYII! ~'.~,E[IR~ f{ M L
Jemple City °I}U f AIM"
_ ■=Stan Gabriel ~L
J App I
} , 6_ 1
Arcadia!-~-=~:-^~+,, ~ •1
Monrovia + ' t.•..._-~~ - I`
t ~
1 - 1,,rGolorado Commons a w.r
~ q
LIS
'O •DpU;~.~l AU~.~D~ O' O.~~ U D O
r Possible
'Mixed
~-D.istri`cts:
- 71
iI l;tc
A ~ Corridors
(Y
T4N
( I~m~~e VmVO•ed Gewnl VOn ROW1 .
e e \ I
.Possible..`' _
gMixed Use,
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Key Mixed Use Issues Facing Rosemead
• Open Space/Recreation
Public Art/Public Spaces
Linkages`' J I; l L
■ !Design/Architecture !
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Guidelines F,~
'Planning .0nding
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