RPVCCA_CC_SR_2013_07_16_03_Draft_Western_Avenue_Corridor_Vision_PlanCITY OF RANCHO PALOS VERDES
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
REVIEWED:
HONORABLE MAYO~R & CITY COUNCIL MEMBERS
JOEL ROJAS, COMM DEVELOPMENT DIRECTOR
JULY 16, 2013
DRAFT WESTERN AVENUE CORRIDOR VISION PLAN
(Supports 2013 City Council Goal 7 -Western Avenue
Corridor Issues)
CAROLYN LEHR, CITY MANAGER
Project Manager: Eduardo Schonborn, AICP, Senior Planner
RECOMMENDATION
Review and provide any feedback to Staff on the Draft Western Avenue Corridor Vision
Plan so that the Plan can be finalized and brought back to the City Council for approval
at a subsequent meeting.
BACKGROUND
On October 19, 2010, the City Council authorized Staff to submit a grant application for
a Compass Blueprint Demonstration Project focusing on the revitalization of the
Western Avenue corridor. On October 4, 2011, SCAG informed the City that it had
been awarded a $120,000 1 grant under its Compass Blueprint Demonstration Project.
The grant allowed the City to obtain services from a consulting firm to develop a
Western Avenue Vision Plan for the purpose of identifying planning options and
sustainable economic development opportunities for the Western Avenue corridor. As a
result, SCAG in collaboration with the City selected the consulting firm AECOM to
perform the work in developing the Western Avenue Vision Plan. AECOM was selected
due to their familiarity with the South Bay and San Pedro area, particularly their
involvement with developing the specific plan for the waterfront area of the LA Harbor.
DISCUSSION
The first step for developing a vision plan for Western Avenue involved the creation of a
Working GroupNision Committee to help steer the Vision Plan effort. A Working Group
1 $100,000 from SCAG for consultant services and $20,000 in-kind "donation" from the City.
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MEMORANDUM: Draft Western Avenue Corridor Vision Plan
July 16, 2013
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comprised of various stakeholders, including area residents, business owners,
Chambers of Commerce (Palos Verdes and San Pedro), and Staff from both the City of
Rancho Palos Verdes and the City of Los Angeles was assembled. The Working Group
was composed of the following individuals:
Alison Becker, City of LA Planning Department/Councilman Buscaino's Office
Allen Bond, Resident/Businessman
Betsy Cheek, SP Chamber of Commerce
Eileen Hupp, PV Chamber of Commerce
Jacob Haik, Councilman Buscaino's office
Crystal Killian, City of LA Department of Transportation
Jeanne Lacombe, Rolling Hills Riviera HOA/Resident
Del:>bie Lawrence, City of LA Planning
John Mavar, NWSP Neighborhood Council
Jim McGowan, Rolling Hills Riviera HOA/Resident
Anthony Misetich, RPV Councilman
Diane Nave, NWSP Neighborhood Council
John Papadakis, Resident/Businessman
Joe Rich, Resident/Developer
Yunus Ghausi, CalTrans
The Group met three times with the consulting firm to discuss ideas about improving
Western Avenue and to help establish guiding principles and aspirations in creating the
Vision Plan document. The group agreed with the following guiding principles:
• Improve the public realm, storefronts and the overall perception of the street
• Create diversity in retail, access and mobility
• Create amenities and destination for visitors and residents
• Create partnerships to market the Western Avenue brand and corridor
To develop the Vision Plan, much research was conducted by AECOM in obtaining
demographic information, parcel and business inventories, parking inventory, and
bicycle and transit feasibility studies. Based on this research, together with the input
from the Working Group, the consultant developed concepts for Western Avenue that
were shared with the general public at an open house at Peck Park in San Pedro on
April 20, 2013. The purpose of the open house was to solicit public feedback on a
vision for the Western Avenue corridor (i.e., the Western Avenue Vision Plan). As a
culmination to all of these efforts, a Draft plan has been prepared (attached), which is
based upon the Working Group's input and the public's feedback, and is designed to
serve as a visionary framework plan.
In summary, the Draft Western Avenue Corridor Vision Plan addresses the following
topics:
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MEMORANDUM: Draft Western Avenue Corridor Vision Plan
July 16, 2013
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• Economic and demographic analyses
• Analysis of the existing corridor and conditions, including the public realm and
streetscape;
• Branding and signage;
• Recommendations for the three different segments of Western Avenue;
• Mobility recommendations, including bicycle and transit opportunities; and,
• Next steps
The Draft Plan was also reviewed and discussed by the Planning Commission on May
28, 2013. The Commission was in agreement with the direction and recommendations
contained in the Draft Plan, with its discussion centering on traffic mobility and
financing. Staff has attached the Draft Minutes of the May 28th Planning Commission
meeting 'to provide the Council with a more detailed account of the Planning
Commission's discussion. The following is a summary of the comments made by
Commissioners during the Planning Commission meeting:
• Would like to see more about possible redevelopment options for the Terraces
shopping center
• Questioned the notion of a light rail line and whether the demographics support
such an idea
• Would like to see different financing options discussed, including Business
Improvement Districts; as well as a cost analysis of the recommendations
• Identified additional possible project mitigation measures to include Dash bus
extension; streetscape improvements, street buffer with landscaping; etc. These
could also be required of the Ponte Vista developer by LA if the opportunity still
exists
• Consider elevated pedestrian crossings and bus turnouts to help move traffic
more efficiently
• Consider separating bike lanes from vehicular lanes so that traffic flow is not
hindered
With regards to traffic and mobility, the plan introduces complete streets elements,
where the entire width of the right-of-way can continue to accommodate the existing
lanes of traffic, but introduce bike lanes, provide additional public realm amenities,
including landscaping, public art and bio swales. With regards to financing, Staff's goal
is to use the Plan as a tool for the City to apply for future grant funding to implement the
recommendations called out in the Vision Plan so that City funding for improvements is
kept to a minimum.
AECOM will be making a presentation of the document to the City Council, and will walk
the Council through the key elements of the Draft Plan, including key findings and
recommendations. To that end, Staff recommends that the City Council review and
discuss the Draft Western Avenue Corridor Vision Plan document; take any comments
from the public; and, provide any feedback to Staff to produce a Final document.
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MEMORANDUM: Draft Western Avenue Corridor Vision Plan
July 16, 2013
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ADDITIONAL INFORMATION
Follow-up SCAG Grant Application
As the Council may recall, on May 21, 2013, the City Council authorized Staff to file a
joint grant application with the City of Los Angeles through the Southern California
Association of Governments' (SCAG) "Sustainability Program" to obtain consultant
services for the second phase of the Vision Plan, which includes development of design
guidelines for the Western Avenue corridor. Staff submitted the application on May 30,
2013, and expects to hear a response sometime later this year.
Consistency with City Council Goals
In January 2012, the City Council conducted a Goal Setting Workshop that resulted in
establishing goals and priorities. The Goals and Priorities were revised and re-adopted
on January 15, 2013, and are organized by categories with subset goals. Specifically,
the Goals and Priorities include a Western Avenue Corridor Issues category, with a
subset goal of "Western Avenue Improvement: City 'gateway,' improve aesthetics." The
undertaking of this project, which originally dates back to 2010, has been and continues
to be consistent with addressing the Council's Goals and Priorities for the Western
Avenue corridor.
Draft Western A venue Corridor Vision Plan
Hard copies of the Vision Plan document was distributed to each Councilmember along
with the Staff Report for the June 18·, 2013 City Council meeting. Since the meeting
was continued to the July 161h meeting, it is Staff's assumption that each
Councilmember has a copy of the document. If you need an additional copy, please
contact Staff and one will be delivered to xou. Alternatively, you may view the
document on the City's website via the June 18 h City Council Agenda.
Attachments:
• Draft Minutes of the May 28, 2013 Planning Commission meeting
• Draft Western Avenue Corridor Vision Plan (previously transmitted to Council
members)
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NEW BUSINESS
6. Western Avenue Vision Plan
Senior Planner Schonborn presented the staff report, giving a brief introduction to the
project and how the Western Avenue Vision Plan came about. With that, he introduced
Gaurav Srivastava, the consultant for the project, to explain the draft plan that is before
the Commission.
Mr. Srivastava explained that the document being presented is only about 75 percent
complete, as he wanted to get the Commission's input before completing the document.
He gave a brief background of the project and showed the area that includes the
Western Avenue corridor. He explained the project goals and the four categories he
placed thqse goals in. He explained the process being used, including public meetings,
vision committee meetings, and an open house and workshop. He discussed the vision
committee and the members that make up that committee. He explained Western
Avenue is dated and needs improvement, and reviewed the guiding principles and
aspirations that were discussed with the vision committee and the residents. He also
noted that it is critical that Rancho Palos Verdes and San Pedro work together to come
up with an image for Western Avenue. He discussed the three segments of Western
Avenue and their current uses, noting the poor transit access to the area. He showed
photos of comparable boulevards in the region, noting the comparable boulevards had
strong street walls, active ground floor uses, a network of special places to visit, a
primary pedestrian use, and an enhanced quality of the public realm. He stated none of
these five attributes currently makes any appearances on Western Avenue. He then
discussed the recommendations, with two themes that underpin all of the
recommendations: an emphasis on complete streets which equally serve all types of
users, and the second being the need to update patterns of development along the
corridor on a case by case basis. He showed several examples of how the Western
Avenue corridor could be improved, noting the challenges that will be faced because of
City boundaries with the City of Los Angeles. He explained there are a few short term
next steps that must take place, and described those steps.
Commissioner Tomblin asked if a demographic study was done along Western Avenue,
and where do the demographics come into play with these recommendations.
Mr. Srivastava answered that a mini market study was performed that looked at
demographics, real estate, and the kinds of users. In the document there is an analysis
of income levels and populations within one-half mile buffer, a one-mile buffer, and a
three-mile buffer. He noted those residential densities within those buffer distances
often exceed those along Colorado Boulevard in Pasadena. He stated this is a fairly
dense urban environment compared to other successful retail corridors.
Commissioner Tomblin commented on the discussion regarding the light rail and
questioned if the discussion justifies the spending of monies, as light rail needs very
Planning Commission Minutes
May 28, 2013
Page 5
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high residential density which does not exist along Western Avenue. He questioned if
this is something the City of Rancho Palos Verdes would like to have in terms of their
Master Plan and why this money would be spent if it is not really within the
demographics of this City.
Director Rojas did not think this was being pursued, but rather as the plan was being put
together all ideas were considered, and there is a wide range of ideas.
Commissioner Tomblin asked Mr. Srivastava what the recommendation was in regards
to the wide variety of types of walls along Western Avenue.
Mr. Srivastava showed a diagram on how the look of the walls would be softened with
different treatments and vegetation.
Commissi9ner Tomblin asked if there was any proposal or recommendation to finance
these improvements in the future through business districts or assessment districts.
Mr. Srivastava answered that there is a discussion in the document on business
improvement districts, using the model of South Lake in Pasadena. He noted that the
challenge along this corridor is the boundary between Rancho Palos Verdes and Los
Angeles.
Commissioner Lewis noted the discussion on how The Terraces is a key piece of
property on Western Avenue for any type of successful transition along this area. He
was hoping to see more about The Terraces in the document, such as a few pages
dedicated to alternative vision so the current or future owners of that property knew
what the City would be expecting. In general, he commented that he thought this was a
very interesting and well written document, without giving any specific recommendations
but rather a range of recommendations.
Commissioner Tetreault asked if traffic impacts from the proposed Ponte Vista project
have been analyzed or discussed, as he felt the project would have a very major impact
to traffic in the corridor once it is developed.
Mr. Srivastava stated that this project came up often in discussions. He felt the reality
of that project is that it is on its own timeline and there is very little in terms of
recommendations that this plan can do to influence the Ponte Vista project. He added
that he has not engaged directly with the developers and it was unlikely that he would.
Commissioner Tetreault stated that one expects there would be more dialogue as these
two projects become closer to fruition and adjustments to the Vision Plan as a result.
Mr. Srivastava explained that the process has not allowed for a full on engagement with
Ponte Vista, and he doubted Ponte Vista would be amenable to such a discussion. He
noted that the Northwest San Pedro Neighborhood Council has been the recipient of his
ideas He stated that as an urban planner and designer there are things being
Planning Commission Minutes
May 28, 2013
Page6
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proposed by Ponte Vista that he would not at all recommend. He felt that given the fact
he is recommending design guidelines that will have the full partnership with the City of
Los Angeles, he may be more empowered to make recommendations and directly
engage Ponte Vista. He explained that he has stepped back from being proactive with
properties in Los Angeles, as Los Angeles is not the recipient of the grant funding. He
stated the recommendations proposed all pertain to the jurisdiction of Rancho Palos
Verdes.
Commissioner Nelson noted this document is 75 percent complete, and asked what is
in the missing 25 percent.
Mr. Srivastava answered that what is missing are additional renderings and spot studies
for key opportunity areas, one being The Terraces.
Commissic;mer Nelson asked what the total cost of this project will be.
Mr. Srivastava answered that he did not delve into the cost of the project, as this is a
vision plan and was setting the framework for the improvements the City would like to
see. He stated that there is no analysis or understanding as to if and when the funding
will be available.
Commissioner Nelson asked how long Mr. Srivastava felt it would take to see this to
fruition.
Mr. Srivastava answered that when corridors and boulevards reinvent themselves and
try to come up with a new vision, the process to achieve that vision is always
incremental and takes a generation.
Commissioner Nelson asked Mr. Srivastava what the current business owners along
Western Avenue think of this plan.
Mr. Srivastava responded that what has been related to him from the business
community is that improvements to the pedestrian experience and foot traffic as well as
improved access for the customer and employees are important. The business
community also had a lot of ideas on how to generate a vision for the corridor.
Commissioner Nelson asked if there were any comments from the business community
in regards to moving their buildings up to the strong wall.
Mr. Srivastava answered that there was discussion and there was some resistance from
one of the developers.
Commissioner Nelson asked staff what has been budgeted for the consultant to do
design guidelines for this project.
Senior Planner Schonborn answered that the City was requesting $175,000.
Planning Commission Minutes
May 28, 2013
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Vice Chairman Leon noted that Western Avenue is one of the primary ingress and
egress arterials for both San Pedro and Rancho Palos Verdes, and it appears that the
vision plan in this corridor is restricting the traffic flow. While that may be good for the
local businesses, he did not think it was good for the residents of this City. He would
like to see the traffic hurried through this area as opposed to creating lots of
experiences for them to possibly impact traffic. He suggested there be an emphasis on
things such as elevated pedestrian crossings, turn-outs for buses, and other things that
may accelerate the traffic pace rather than decelerate it. He also felt that bicycles are
much more compatible with pedestrians than they are with cars and his inclination
would be to put a bike path that is much closer to sidewalk and separated from the road
rather than putting it next to the traffic. He felt these were two suggestions that would
help improve the plan.
Chairman .Emenhiser stated his concern is that Rancho Palos Verdes is once again
taking the lead on a project that should be a joint initiative between Rancho Palos
Verdes and the City of Los Angeles, County of Los Angeles, Cal Trans, and residents
on both sides of Western Avenue. He felt that if it can become a project with a broad
appeal and involvement, it has a better chance of coming to fruition. He asked Mr.
Srivastava if a traffic count or traffic study was done in this corridor area.
Mr. Srivastava stated a traffic study was not done specifically for this plan, instead they
relied on the available data.
Chairman Emenhiser agreed with the Vice Chairman's comments about mixing bicycle
riders and auto traffic, and felt there was a reason bicyclists aren't presently on Western
Avenue. He agreed that bicyclists should be separated from the traffic in some fashion.
He encouraged staff to think about the politics and financing of all of this and asked staff
where this goes from here.
Director Rojas appreciated the Commission's comments, noting that the reaction is
similar to that of staff and the public when seeing such a grand vision plan. He
explained that staff has approached this very simply in that Western Avenue was
designed over fifty years ago and staff has reached out to see what can be done to
improve it. The experts have provided staff with success stories for similar situations
and shown staff what possibilities exist to improve Western Avenue. With that, staff
sees the recipe for successful future grants for implementing components of the plan, is
that there is a plan in place, the plan has approval by the City Council, and there is a
partnership with the City of Los Angeles. He explained there are many grants available
for such projects and staff is also going to press Cal Trans for improvements. He stated
that staff would like to start with getting the public improvements put into place, and
once public improvements start happening that may inspire the private property owners,
many of whom have not updated their properties in decades, to improve their
properties.
Planning Commission Minutes
May 28, 2013
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Chairman Emenhiser understood, however he reiterated his biggest concern was that
the City pays attention and does its part and the City of Los Angeles continues to treat
Western Avenue as a back alley.
Director Rojas agreed that may have occurred in the past, however he noted that for the
first time he sees the City of Los Angeles fully engaged in these efforts, which he
attributes to Councilman Busciano's early working relationship with then Mayor
Misetich. He stated he feels very good about the partnership with the City of Los
Angeles, however the challenge is always with Cal Trans.
Commissioner Tomblin preferred the Encino Boulevard, Sunset Boulevard, and Santa
Monica Boulevard through West Hollywood comparisons. He was also intrigued by
what could be done with The Terraces.
Commissioner Tetreault asked Mr. Srivastava what his definition of "successful" in
terms of reformation of Western Avenue.
Mr. Srivastava explained that he comes at it from an implementation angle, noting plans
are more likely to succeed if the recommendation of the plan gets implemented while
the planning process is ongoing, or soon after.
Commissioner Tetreault noted an essential theme to this plan is the reversal of the
relationship between the retail and the parking, and just taking that one change, he
asked how this impacts either the volume of the people coming into the area, how far
people will come to get to that area, the amount of traffic that comes through, and the
amount of time it takes to get through a segment. He asked if any studies have been
done on any of those topics and how moving the relationship between the parking and
buildings will affect the entire design.
Mr. Srivastava answered that it boils down to how much of a destination the stake
holders want to make this segment of Western Avenue. He used two examples,
Colorado Boulevard and the Third Street Promenade, explaining they had a vision in
mind and they put in the infra-structure to support that vision. He stated that he was not
in any way suggesting that is the level of intensity the stake holders along Western
Avenue would like to see the corridor evolve into. His opinion was that a reduced
density, not as intense of retail destination orientated redevelopment effort is the
preference of the community.
Commissioner Nelson stated that in his mind a plan is not a plan unless it is costed, and
until then it's just a dream. He felt this is an excellent dream, but it must be costed. He
asked that all residents be involved in this plan, and even include the Planning
Commission Chairman in these discussions.
With that, Chairman Emenhiser noted that the Commission had given staff feedback on
this Vision Plan.
Planning Commission Minutes
May 28, 2013
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