CC SR 20221004 03 - Western Ave Projects Update
CITY COUNCIL MEETING DATE: 10/04/2022
AGENDA REPORT AGENDA HEADING: Regular Business
AGENDA TITLE:
Consideration and possible action to receive a status update on various projects
associated with Western Avenue Commercial Corridor.
RECOMMENDED COUNCIL ACTION:
(1) Receive and file a status report on the following three projects associated with
Western Avenue Commercial Corridor: Western Avenue Traffic Flow
Improvements Project, Western Avenue Beautification Project, and Western
Avenue Economic Development Initiative.
FISCAL IMPACT: FY 2022-23 adopted budget includes $385,000 for the Western
Avenue Traffic Flow Improvements Project, $140,000 for the
Western Avenue Beautification Project, and $310,000 for the Mixed-
Use Overlay Zoning District.
Amount Budgeted: $835,000
Additional Appropriation: N/A
Account Number(s): 221-400-8809-8001 $385,000 (Measure M – Professional/Technical.)
333-400-8840-8001 $140,000 (Federal Grants ARPA– Professional/Tech)
332-400-4120-5101 $310,000 (State Grants – Professional/Tech)
ORIGINATED BY: Ramzi Awwad, Public Works Director
Ken Rukavina, Community Development Director
REVIEWED BY: Same as above
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Capital Improvement Program Project Sheet for Western Avenue Traffic Flow
Improvements Projects (page A-1)
B. Capital Improvement Program Project Sheet for Western Avenue Beautification
Project (page B-1)
C. September 6, 2022 City Council Staff Report on Western Avenue CalTrans Bike
Land Project
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BACKGROUND:
Western Avenue is a major north-south arterial along the City's eastern border with the
City of Los Angeles (San Pedro), traversed by thousands of commuter daily trips. Western
Avenue is the City's major commercial corridor and serves as an economic engine , with
a mix of primarily small businesses, commercial chains, office space, and dining. Adjacent
to Western Avenue is a mix of single- and multi-family residential areas that utilize the
uses available along the Western Avenue commercial corridor.
Over the years, past City Councils have sought to identify opportunities to improve and
enhance the City’s only commercial corridor. In fact, a Western Avenue Specific Plan was
adopted in 1995 to encourage and incentivize economic redevelopment through relaxed
and specific development standards. Furthermore, through a grant issued by SCAG, the
City and the City of Los Angeles attempted to develop a blueprint for Western Avenue i n
the form of both a Vision Plan and Strategic Plan that ultimately reached an impasse by
both agencies for a variety of reasons including potential traffic flow impacts and design
standard differences, and was never finalized.
In 2019, based on the City Council Goals, staff developed a site analysis identifying
redevelopment opportunities for all the commercial properties along Western Avenue and
began developing plans to improve traffic flow, among other things. These projects
formed the impetus of what is currently identified as the rebranding of the Western Avenue
Commercial Corridor.
At its July 19, 2022 meeting, Councilmember Alegria requested a status update on the
following three projects associated with the Western Avenue Commercial Corridor:
1. Western Avenue Traffic Flow Improvement Project
2. Western Avenue Beautification Project
3. Western Avenue Economic Development Initiative
This evening, a status report on these three projects is being presented which are
currently listed as City Council Goals for Fiscal Year 2022-23 and are considered high
priority projects by the City Council.
DISCUSSION:
1. Western Avenue Traffic Flow Improvements Project
Purpose
The City Council has had a goal of improving traffic flow on Western Avenue for the past
few years (FY 2022-23 Goal: Maintain and Improve all Public Infrastructure; Project:
Improve Traffic Flow on Western Avenue). Western Avenue is owned by the California
Department of Transportation (Caltrans) and any improvements require permits from
Caltrans. Additionally, traffic flow improvements need to extend beyond City borders to
be effective. Therefore, the project is envisioned as a multi-jurisdictional solution to
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optimize traffic operations along the Western Avenue Commercial Corridor from 25th
Street in San Pedro to Palos Verdes Drive North on the border with the Harbor City of
Los Angeles and Lomita, requiring a joint effort by Caltrans, and the cities of Rancho
Palos Verdes, Lomita, and Los Angeles. The City of Rancho Palos Verdes will lead and
execute the project with close communication and coordination with the other
jurisdictions.
Scope
To determine the physical improvements needed to improve traffic flow and as a pre-
requisite to obtain a Caltrans permit to implement those improvements, a comprehensive
traffic study is needed. The study will identify specific issues that affect and impede traffic
flow and proposed solutions. The study will analyze the following:
• Existing conditions
• Ponte Vista development build-out
• Additional housing identified in the City’s Housing Element Update
• Caltrans Western Avenue Bicycle Pedestrian Improvement Project (which includes
bike lanes)
Although potential solutions will only be identified after the completion of the traffic study,
based on the collective experience of the project team, the following is a list of potential
measures to improve traffic flow:
• Signal synchronization - An initial assessment found that some traffic signals on
Western Avenue are operated by Caltrans whereas others are operated by the Los
Angeles Department of Transportation (LADOT), and the two systems use different
technologies that do not communicate with each other. In other words, some traffic
signals on Western Avenue operate under different timing plans. Operating all the
traffic signals under the same coordinated state-of-the-art traffic signal operations
technology would provide a major benefit to improving traffic flow and reducing
delay. For this to happen, the Caltrans-operated traffic signals would require
upgraded technology, which could be implemented with this project. Furthermore,
this project could merge the operation of all the upgraded traffic signals under the
only one jurisdiction so that there is continued seamless synchronization.
• Turn lanes- Each intersection will be studied to determine if turn lanes could reduce
delay, and if it would be feasible to construct turn lanes given the geometric and
right-of-way constraints.
• Access Management- Median openings and their associated turn pockets will be
analyzed to determine if they are in the appropriate location and of the appropriate
length so that turning vehicles do not back up into the through lanes and block
traffic flow.
• Traffic safety enhancements- Pedestrian push buttons, signal head yellow back
plates, and other such measures will be evaluated to reduce the likelihood of
crashes that contribute to blocked lanes.
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The comprehensive traffic study may identify other solutions that have not been listed
above.
As an initial step to mitigate traffic congestion, an analysis was conducted to determine if
right-turn lanes would improve traffic operations or safety. The analysis showed that delay
could be significantly reduced for the northbound approach of Western Avenue at
Westmont Drive/Delasonde Drive. Based on this analysis, Caltrans approved the
installation of that right-turn lane. Construction of the right-turn lane will be incorporated
into the Caltrans Western Avenue Bicycle Pedestrian Improvement Project received and
filed by the City Council at its September 6, 2022 meeting (Attachment C).
Budget
On September 21, 2021, the City Council approved an agreement with the Los Angeles
County Metropolitan Transportation Authority (Metro) to receive Measure M Multi-Year
Subregional Program grant funds in the amount of $1,330,000 to begin the project. The
agreement was fully executed on December 30, 2021. The agreement only authorizes
developing a concept plan and completing the environmental review phase, with funding
for the subsequent final design and construction phases to be defined in
revisions/amendments to the agreement. However, Staff intends to take advantage of a
recently adopted Caltrans policy that streamlines the review process for these t ypes of
projects where local jurisdictions are seeking Caltrans permits. Staff is working with Metro
to formalize the streamlined approach and modify the project agreement to combine the
concept design, environmental review, and final design phases, thereby saving both
money and time.
As the project progresses through the development phases, it will receive priority from
Metro over new funding applications. Based on the new streamlined approach, the City
expects approximately $3,000,000 in future grant funding for the construction phase.
Additionally, any funding that is not used for the concept plan, environmental review, and
final design phases may be reallocated to the construction phase.
The City funded the right-turn lane at Westmont Drive/Delasonde Drive from the Capital
Improvement Program (CIP) Fund, in the amount of $200,000, because the grant funds
cannot be used on construction improvements until the preceding project phases are
complete. Therefore, to implement the right-turn lane as quickly as possible and to benefit
from economies of scale by including the right-turn lane as part of the Caltrans Western
Avenue Bicycle Pedestrian Improvement Project, City funds are required.
The Western Avenue Traffic Flow Improvements Project is programmed into the CIP with
a total funding amount of $4,350,000 through FY 2024 -25 (Attachment A). A current
project budget table is shown in Table 1 on the next page.
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Table 1: Western Avenue Traffic Flow Improvements Current Project Budget Table
Schedule
On July 27, 2022, the City onboarded project management consultant (Transtech), using
the Public Works on-call project management contract awarded by the City Council on
May 17, 2022, to assist with implementing the project as quickly as possible.
Over the past few months, Transtech and Staff set up a stakeholder group for the project
including Caltrans, LADOT, and the City of Lomita. Several recent meetings have focused
on identifying the most streamlined approach to the project.
Key components of the schedule and their associated timelines are listed below:
Table 2: Western Avenue Traffic Flow Improvements Project Schedule
Activity Duration Completion
Procure Traffic Study/Concept Plan and Environmental
Consultant
3 Months December 2022
Complete Traffic Study/Concept Plan and Environmental
Review
9 Months September 2023
Procure Final Design Consultant 3 Months December 2023
Complete Final Design 9 Months September 2024
Obtain Caltrans Permit and Interagency Agreements 3 Months December 2024
Procure Construction Contractor 3 Months March 2025
Construction 12 Months March 2026
Note: Interagency and community coordination will be conducted continuously throughout the
project.
The above schedule does not include any contingency and assumes project components
are completed according to typical timelines without complication s.
8809 - Western Avenue Traffic Flow Improvements
Fund Budget
220 74,483.59
215 305,000.00
221 600,000.00
221 385,000.00
1,364,483.59
Project Costs:Fund Budget Committed
Expenditures
through 9-23-2022 Balance Notes
8005 Engineering Design 215 95,000.00 25,000.00 70,000.00 -
8804 Improvements 215 210,000.00 105,000.00 - 105,000.00
8005 Engineering Design 220 74,483.59 - 74,482.59 -
8001 Professional/Technical 221 785,000.00 25,470.00 - 759,530.00
8003 Environmental Review 221 200,000.00 - - 200,000.00
Total Project Costs 1,364,483.59 155,470.00 144,482.59 1,064,530.00
Project Total -$ 155,470.00$ 144,482.59$ 1,064,530.00$
Original Budget FY21-22
Revised Budget FY18-19
Description
Original Budget FY21-22
Original Budget FY22-23
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2. Western Avenue Beautification Project
Purpose
For many years, there has been a general desire by the City to enhance the aesthetics
along Western Avenue within City limits (from Peninsula Verde Drive to Summerland
Street/Summerland Avenue). Aesthetic improvements to the public right-of-way and
adjacent areas would enhance the appeal of the City’s only commercial corridor and
surrounding area, bolster commerce, foster local business activity, and reflect positively
on the entire City. The beautification vision for Western Avenue is to create an a ttractive
street environment that would be considered desirable for area residents and businesses.
Scope
The Western Avenue Beautification Project is being implemented in three phases: short-
term, medium-term, and long-term.
Short-term improvements were funded through the Public Works maintenance budget
and were completed in fall 2021. They consisted of the following:
• Cleaning and de-weeding planters, medians, parkways, and sidewalks
• Repairing damaged concrete planters
• Planting new flowers in a purple-and-white palette within some of the existing
concrete planters in the median
• Re-establishing select grass areas
• Removing unused and unattractive newspaper stands
• Repainting bus benches and enhancing cleaning of bus shelters
• Repainting red curbs
• Replacing waste receptacles with newer ones
Medium-term improvements are funded through the Public Works maintenance budget.
Staff is striving to implement the medium -term measures by spring 2023, which is
contingent upon permit approvals from Caltrans. The medium-term improvements consist
of the following:
• City-branding banners on select streetlight poles. Banners will be approximately 2
feet wide by 4 feet tall, with one banner on each side of the pole. They will feature
graphics and text highlighting the City or special occasions such as the City’s 50 th
Anniversary Celebration. The banners will provide an identification association to
the City and introduce a colorful palate to the commercial corridor.
• Decorative planters containing drought tolerant plantings that can be re-used and
incorporated into the long-term landscape median beautification project.
• Updated City entry signs that visually represent the aesthetic value of the City
utilizing a more current and modern color palate and font and announce the arrival
into the City’s segment of Western Avenue. The updated entry signs are consistent
with other City entry signs that are currently being installed.
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• Painting of tract walls in a uniform color immediately behind the sidewalk on the
west side of Western Avenue between the Peninsula Verde and Rolling Hills
Riviera Tracts. It is important to note that the tract walls are privately owned and
require a public-private agreement before moving forward. Staff has been working
with the Rolling Hills Riviera Homeowners Association (HOA) to obtain the needed
agreements. Residents expressed concern with color and with some of the legal
terms in the agreement; accordingly, the City Attorney revised some of the terms
and Staff is continuing discussions with the HOA’s residents abutting Western
Avenue to proceed with this project in the coming months.
• Aesthetically enhanced crosswalks are being considered at several locations
based on information provided to the City Council during the September 6, 2022
meeting. Staff continues to discuss the potential for including such crosswalks as
part of the Caltrans Western Avenue Bicycle Pedestrian Improvement Project and
the possibility of including LADOT in the initiative. Additionally, the City Manager
reached out to Councilmember Buscaino’s Deputy Chief of Staff to explore cost
sharing with the crosswalk improvements. At this time, Caltrans is still in the
process of reviewing bids for the Caltrans Western Avenue Bicycle Pedestrian
Improvement Project and cannot yet commit to next steps.
Long-term improvements are funded through the CIP and will consider the elements listed
below. A community process will be included as part of the planning and design phase
whereby the community, including both residents and business owners, will have an
opportunity to provide input on various design features. A concept design will be
presented to the City Council for approval before moving forward with final design and
construction. The elements being considered are listed below. During the planning and
design process, the possibility of accelerating any design features to the medium -term
will be investigated.
• Landscape and associated irrigation improvements in medians and parkways
using drought-tolerant plantings. This project may include reducing the width of the
sidewalk to incorporate a landscaped parkway between Western Avenue and the
sidewalk, and/or a planter immediately adjacent to the arterial walls.
• Landscape lighting improvements including up-lighting of landscaping
• Street furniture improvements such as bus shelters and benches
• Stormwater capture features to collect rainfall and remove pollutants before
discharging it into the storm drain system, where possible
Certain tract walls along Western Avenue are in need of upgrades beyond painting.
However, that effort is part of the City’s Arterial Fence and Wall Master Plan and is
excluded from this project. As noted above, the walls are privately owned and will require
partnership from private party owners to repair and/or replace arterial walls.
Budget
Short-term improvements were funded through the FY 2021-22 Public Works
maintenance budget.
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Medium-term improvements are funded through the Public Works maintenance budget.
The FY 2022-23 Public Works budget includes an additional $450,000 for street
landscaping and beautification efforts throughout the City, some of which will be used for
the medium-term improvements along Western Avenue. Cost estimates are still being
prepared; however, Staff does not anticipate the need for additional funding at this time.
Long-term improvements are funded through the CIP, including $140,000 (all of which is
from American Rescue Plan Act (ARPA) funds in FY 2022-23 for design and associated
costs, and $2,560,000 (of which $460,000 is from ARPA funds) in FY 2023-24 for
construction and associated costs. The Western Avenue Beautification (Long-Term)
Project is programmed into the CIP with a total funding amount of $2,700,000 through
FY 2023-24 of which $600,000 is from ARPA (Attachment A). A current project budget
table is shown in Table 3 below.
The actual project cost is not known at this time because a concept plan has not been
completed. The cost estimate is based on a similar recent project, with an adjustment for
expected future inflation. Upon completion of a concept plan, an updated cost estimate
will be prepared, which could result in the need for reduced or increased funding
appropriations. Similarly, when construction bids are received, the actual cost will become
known. Should any adjustments to increase or decrease the budget become necessary,
a budget request will be made to the City Council after construction bids are received.
$135,000 has been committed for project management as shown in Table 3 below.
However, this amount is for the life of the project extending into the construction phase
next fiscal year. When a landscape architecture consultant is selected, the project
management commitment will be adjusted to the amount needed for the current fiscal
year and landscape architecture costs for the current fiscal year will be committed.
Table 3: FY 2022-23 Western Avenue Beautification (Long-Term) Current Project Budget
Table
Schedule
On July 28, 2022, the City onboarded a project management consultant (Transtech),
using the Public Works on-call project management contract awarded by the City Council
on May 17, 2022, to assist with implementing the project as quickly as possible.
8840 - Western Avenue Beautification (long term)
Fund Budget
333 140,000.00
Budget Committed
Expenditures
through 9-23-2022 Balance Notes
8001 Professional/Technical 333 140,000.00 135,000.00 - 5,000.00 Project Management
Total Project Costs 140,000.00 135,000.00 - 5,000.00
-$ 135,000.00$ -$ 5,000.00$
Project Costs:
Description
Original Budget FY22-23
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The medium-term improvements are planned for the next several months, contingent
upon approvals from Caltrans.
The long-term improvements are expected to be completed by end of FY 2023-24, as
programmed in the CIP. Key components of the schedule and their associated timelines
are listed in Table 4 below:
Table 4: Western Avenue Beautification (Long-Term Phase) Schedule
Activity Duration Completion
Procure Landscape Architecture Consultant 2 Months November 2022
Complete Concept Plan, Community Process, & Council Approval 6 Months May 2023
Complete Final Design 3 Months August 2023
Obtain Caltrans Permit 2 Months October 2023
Procure Construction Contractor 2 Months December 2023
Construction 6 Months June 2024
The above schedule does not include any contingency and assumes that project
elements are completed according to typical timelines without complication.
3. Western Avenue Economic Development Initiative
Purpose
Economic development is generally associated with creating and sustaining a strong,
vibrant local economy by leveraging its unique assets that can attract and retain a skilled
workforce, as well as investments to further stimulate the economy and provide benefits
to the City. It provides a planning framework for communities to strive for and improves
the quality of life for residents and visitors alike as a place to live, work, and play. Given
the existing built environment in and around t he Western Avenue Commercial Corridor,
the major thoroughfare serves as an economic engine in the City, which has been seen
as an ideal location for economic development initiatives.
Scope
In 2013, the City Council adopted the Western Avenue Vision Plan that identified planning
options and sustainable economic development opportunities to revitalize the Western
Avenue corridor. Specifically, the document provided a long-term visionary framework to
create aesthetic improvements, transit improvements, and alternative methods of mobility
along Western Avenue.
In 2015, the Western Avenue Corridor Street Enhancement Strategy was developed in
collaboration with the City of Los Angeles as a document that provides guidelines for
street corridor improvements along Western Avenue consistent with the Vision Plan. The
purpose of the document was to create a consistent and cohesive implementation tool for
design, appearance, and functionality of Western Avenue across both cities moving into
the future. Specifically, it provided an agreed upon framework with a uniform approach to
work with, as well as an adopted plan that allows both cities to apply for future grant
opportunities to implement the strategies in the public right-of-way. It should be noted that
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the City of Los Angeles adopted the same Western Avenue Corridor Street Enhancement
Strategy as part of its San Pedro Community Plan in October 2017 but the project was
tabled. Furthermore, differences identified by both the City and the City of Los Angeles
ultimately resulted in the project being tabled and not implemented.
Currently, there is a new focus placed on exploring commercial redevelopment
opportunities to foster economic vitality of the area and encourage quality development
of the built environment. The following subsections will further discuss recent studies and
efforts by the City regarding redevelopment and revitalization of commercial properties
along the Western Avenue Commercial Corridor, including the Piasky Solutions
Feasibility Study, Mixed-Use Overlay Zoning District, and an overview of recent
developments along Western Avenue.
1. Piasky Solutions Feasibility Study
On April 6, 2021, the City entered into a professional services agreement with real estate
and development consulting firm Piasky Solutions to conduct a feasibility analysis of
potential mixed-use development and redevelopment opportunities across 18 parcels
along Western Avenue, which was designated as Phase 1 of the study.
On August 24, 2021, a joint study session consisting of the City Council and the Planning
Commission was conducted on the 6th Cycle Housing Element update to consider various
strategies to accommodate the City’s Regional Housing Needs Assessment (RHNA)
allocation of 647 units for the 6th Cycle planning period from 2021-2029. As part of the
joint study session, the Western Avenue feasibility analysis was presented, which
included 1) a SWOT (strengths, weaknesses, opportunities, and threats) analysis for each
of the 18 parcels; 2) the identification of potential development sites along with achievable
density; and 3) recommendations of additional commercial uses that would be compatible
along the Western Avenue commercial corridor. Because the feasibility analysis yielded
a limited potential number of housing units that would have been accommodated on the
18 identified parcels, which only addressed a portion of the City’s RHNA allocation, the
City Council directed Staff to amend the professional services agreement with Piasky
Solutions to expand the study area to other parcels along Western Avenue as well as
other commercial corridors including Miraleste Plaza and Silver Spur Road.
On September 7, 2021, the professional services agreement with Piasky Solutions was
amended to conduct an additional feasibility analysis of potential mixed-use development
opportunities for 16 more sites in the City (Phase 2) in the same manner as the original
report in terms of the format, analysis, and contents.
The Phase 1 and 2 reports have been an important reference tool in developing housing
programs for the City’s 6th Cycle Housing Element as well as a screening tool in identifying
potential candidate sites for a future mixed-use overlay zoning designation. Specifically,
the high-level analysis resulted in identification of 15 opportunity sites with rankings from
1, used to mark the highest potential, through 3 depending on the feasibility of potential
redevelopment. The rankings were derived from evaluating data from each parcel based
on development considerations and factors, including, but not limited to, the lot area,
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height limitations to preserve protected views of residential properties, and property
ownership of contiguous parcels. Of the 341 parcels studied in both reports, 15 were
identified as opportunity sites for redevelopment, along with potential market-rate housing
units that can possibly be built as a mixed use development, as shown in Table No. 5
below:
Table No. 5. Opportunity Sites Identified by Piasky Solutions
Opportunity
Ranking
Address Potential Market-Rate
Residential Unit (40 DU/AC)2
1 29529 S. Western Ave. 31
29601 S. Western Ave. 40
29505 S. Western Ave. 22
28619 S. Western Ave. 93
28821 S. Western Ave. 446
29000 S. Western Ave. 76
500 Silver Spur Rd. 94
550 Silver Spur Rd. 92
2 29519 S. Western Ave. 9
29619 S. Western Ave. 17
3 29019 S. Western Ave. 18
29023 S. Western Ave. 12
29035 S. Western Ave. 12
430 Silver Spur Rd. 31
450 Silver Spur Rd. 71
TOTAL 1,071
2. Mixed-Use Overlay Zoning District
On August 11, 2022, the City Council adopted the final draft of the 6 th Cycle Housing
Element which included a number of different housing programs to accommodate the
City’s RHNA allocation and/or comply with State housing law (the Council-adopted
Housing Element is under review by the Department of Housing and Community
Development). One notable housing program that was included in the Housing Element
is the establishment of a Mixed-Use Overlay Zoning District to allow greater flexibility in
providing a mix of new housing units in commercial or institutional zones that can cater
to various income levels and further the City’s goal of pursuing economic development
along the City’s commercial corridors. Essentially, the Mixed-Use Overlay Zoning District
would not only provide opportunities for additional housing to be built, but also amend the
City’s zoning code to include development standards and incentives that could potentially
enhance the economic feasibility of a project.
1 Some commercial parcels were not considered for any residential development due to the site constraints such as
substandard size lot area or building height restrictions to preserve views from existing residential neighborhoods.
2 The potential market-rate residential units were not directly used in preparing the site inventory for the City’s 6 th
Cycle Housing Element update as the numbers were based solely on the lot area and maximum height achievable
for the site without significantly impairing views. In addition, the unit count estimates were based on redevelopment
of housing only without any commercial uses on the parcel.
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In laying the groundwork for the preparation of the Mixed-Use Overlay Zoning District , in
2020 and 2021, the City applied for and was awarded a combined total of $310,000 in
funding though Senate Bill No. 2 (SB 2) and Local Early Action Planning (LEAP) grants,
administered by the California Department of Housing and Community Development
(HCD). On September 21, 2021, the City executed a professional services agreement
with planning consulting firm, Dudek, to develop the Mixed-Use Overlay Zoning District
and prepare associated documents, including the environmental review analysis, by
utilizing the aforementioned grant funds awarded by HCD. As part of the effort, a
comprehensive public outreach plan will be carried out by Dudek, which includes
facilitating two community events and a public scoping meeting.
To date, Staff and the consulting team have conducted a screening analysis to better
understand the locations that can best support mixed use as well as where a Mixed-Use
Overlay Zoning District would benefit the most from existing local amenities, site
economics, transit, and local commerce with respect to marketability and financial
viability. The screening analysis reviewed various data sets including, but not limited to,
data from the Southern California Association of Governments (SCAG), Los Angeles
County Assessor, HCD, the City’s geographic information system (GIS), as well as
analysis from the Piasky studies mentioned in this report. Following the exercise, the
consulting team studied the feasibility of potential mixed -use development scenarios
using the current regulatory framework for two parcels along Western Avenue (Figure s 1
and 2 below) and began to identify a framework for mixed-use zoning standards and
provisions to be included in the overlay zone.
Figure 1. 29529 S. Western Ave. Figure 2. 28500 S. Western Ave.
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Following the City Council’s recent adoption of the 6th Cycle Housing Element, Staff and
the consulting team will soon be carrying out a robust public outreach effort, including an
in-person open house tentatively to take place on October 15, 2022, at The Terraces
Shopping Center from 10 a.m. to 2 p.m. It should be noted that subsequent public
engagement efforts are proposed in the future in the form of online and hard copy
community surveys, social media, a public scoping meeting, and another workshop or
open house once the draft ordinance is completed. To keep the public abreast of the
Mixed-Use Overlay Zoning District project, a dedicated webpage and listserv have been
created that will be periodically updated.
3. Recent Developments Along Western Avenue
Western Avenue has experienced some redevelopment over the past few years, primarily
for maintenance and tenant improvements. The handful of major development projects
along Western Avenue that have been processed or submitted to the City’s Planning
Division in recent years include the Chase Bank (in 2019) and Raising Cane’s (in 2021;
withdrawn by applicant).
The most recent and significant application currently being processed is for the
redevelopment of the existing single-story strip mall at 29105 - 29229 S. Western Avenue,
located at the southwest corner of Trudie Drive and Western Avenue. The development
proposal retains most of the existing building footprint but with design and
architectural/facade modifications to enhance the appearance. Staff has requested to
meet with the applicant to discuss redevelopment opportunities identified in the future for
commercial properties and potential zoning code modifications that would better facilitate
redevelopment efforts.
The number of redevelopment applications are currently limited along Western Avenue
due to site constraints and complex zoning regulations, which include a very restrictive
Zoning Code. In addition, there are several parcels along Western Avenue that are
subject to the outdated development standards set forth in the City’s Western Avenue
Specific Plan, and the development of some parcels requires coordination with the City
of Los Angeles and Caltrans if a sliver of the property is outside of the City’s jurisdiction.
These factors appear to be a major roadblock as the existing built environment and
regulatory framework are not conducive for redevelopment.
To better understand the development potential in the area, Staff has coordinated
numerous meetings and guided tours of the area with private developers. D espite a
general interest from the development community that acknowledged Western Avenue
as an ideal location for redevelopment, there has not been a strong interest or follow-up
on continuing the dialogue and bringing redevelopment efforts to fruition. This may partly
be due to the physical constraints such as the need to merge adjacent parcels to achieve
a sufficient lot size or regulatory constraints such as the City’s View Ordinance that limits
the height of buildings and therefore, negatively impact the project’s financial feasibility.
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To overcome these constraints, the City may consider amending relevant sections of the
Zoning Code to ease the development standards and implement policies that create a
landscape supportive of redevelopment. This can be achieved by the Mixed-Use Overlay
Zoning District to be established in the future and possible other code amendments and
policy initiatives which could potentially involve, but not limited to, the following that will
increase the project’s feasibility:
• Allow zero setbacks along main storefronts to increase livelihood and walkability.
• Allow complying with open space requirements in the form of balconies, roof deck,
community courtyards, and rooftop gardens.
• Reduce parking requirements onsite for substandard size lots.
• Incentivize lot merger of adjacent parcels for substandard size lots.
• Allow greater building heights and/or density.
• Amend the affordable housing ordinance to be less restrictive with more density
bonus allowance.
With these initiatives related to fostering economic development, Staff anticipates there
will be more applications submitted from property owners and the development
community taking interest in redevelopment along the City’s major commercial corridor.
ADDITIONAL INFORMATION:
Caltrans Bike Lanes Improvement Project
On September 6, 2022, Caltrans presented an update on the Caltrans Bike Lane Project
to the City Council. The staff report (Attachment C) included an error in the labeling of the
bike lanes.
Although the staff report stated the project had been redesigned to eliminate Class II Bike
Lanes in certain locations to allow on-street parking to remain, the Exhibit 3 included
labels saying Class III Bike Lanes and Class II Bike Routes, whereas a bike lane is Class
II and a shared bike route is Class III. The presentation attached to the September 6 Staff
Report (Attachment C) included the correct designations, however, some readers may
have concluded that the project was being designed as a Class III Shared Bike Route
with some limited areas of Class II Bike Lanes.
The project is being designed as a Class II Bike Lane with some limited areas of Class III
Shared Bike Routes to minimize the need for lane and median width reductions and to
accommodate parking in specific locations. Exhibit 1 on the next page is the corrected
version.
The following remain the only two segments where width reductions are occurring:
• 600 feet north of Peninsula Verde Drive to Peninsula Verde Drive in the
southbound direction: lane width reduction from 12 feet to 11 feet
• West Weymouth Place to West Santa Cruz Street: 2 -foot median width reduction
14
Exhibit 1: Images from Caltrans Western Avenue Bicycle Pedestrian Improvement Project
CONCLUSION:
Staff recommends the City Council receive and file these Western Avenue Commercial
Corridor project updates. Staff will continue to provide updates on project developments
in the City Manager’s weekly report.
Sample Class II Bike Lane
Sample Class III Bike Route
Source: Pedestrian and Bicycle Facilities in California,
July 2005, Caltrans, Alta Planning + Design
Westmont
N Crestwood
Summerland
19th st
Legend
Blue = Class II Bike Lane
Red = Class III Bike Route
15
CITY FUNDS SUMMARYGENERAL FUND SUMMARYAPPENDIX BUDGET PROGRAMSBUDGET OVERVIEWCity of Rancho Palos Verdes | Adopted Budget | Capital Improvement Program (Fiscal Years 2022-2023 through 2026-27) 373
Capital Improvement Program (Fiscal Years 2022-2023 through 2026-27)
8800 Series Right-of-Way Improvements Project Code: 8809 Western Avenue Traffic Flow Improvements
This project is intended to improve traffic congestion on Western Avenue
from Palos Verdes Drive North to 25th Street and consists of:
- Traffic signal equipment updates and synchronizing the traffic signals
- Potential alterations to the existing intersection geometrics
- Access improvements and parking management
- Potential addition of right turn and left turn lanes
Project Cost Estimates
Expenses/Commitments to date FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Totals
Planning $0 $235,000 $0 $0 $0 $0 $235,000
Engineering $245,000 $0 $235,000 $60,000 $0 $0 $540,000
Environmental $0 $0 $120,000 $0 $0 $0 $120,000
Management $0 $150,000 $150,000 $235,000 $0 $0 $535,000
Construction $105,000 $0 $0 $2,345,000 $0 $0 $2,450,000
Contingency $0 $0 $0 $235,000 $0 $0 $235,000
Inspection $0 $0 $0 $235,000 $0 $0 $235,000
$350,000 $385,000 $505,000 $3,110,000 $0 $0 $4,350,000
Funding
215 (Prop. C) $200,000 $0 $0 $0 $0 $0 $200,000
220 (Meas. R) $150,000 $0 $0 $0 $0 $0 $150,000
221 (Meas. M Grant) $0 $385,000 $505,000 $3,110,000 $0 $0 $4,000,000
$350,000 $385,000 $505,000 $3,100,000 $0 $0 $4,350,000
Estimated annual operating cost None Estimated Schedule:
Planning in FY 2022-23.
Construction of a Right Turn Lane in FY2022-23.
Remaining scheduled is contingent on Caltrans approval
Project Location Map Background and Justification:
Traffic congestion and delays is an ongoing concern for area residents and
businesses, and has been for several years.
Although CalTrans owns this state highway and must approve any
improvements, the City is taking a lead role on this project.
Western Ave. traffic congestion improvements will work toward improving
traffic flow along Western Avenue.
A-1
CITY FUNDS SUMMARYGENERAL FUND SUMMARYAPPENDIX BUDGET PROGRAMSBUDGET OVERVIEW382 City of Rancho Palos Verdes | Adopted Budget | Capital Improvement Program (Fiscal Years 2022-2023 through 2026-27)
Capital Improvement Program (Fiscal Years 2022-2023 through 2026-27)
8800 Series Right-of-Way Improvements Project Code: 8840 Western Avenue Beautification (long term)
This project is intended to enhance the aesthetics of the public right-of
way along Western Avenue corridor (from Peninsula Verde Drive to
Summerland Avenue), and consists of:
- New entrance features
- Lighting improvements (including up-lighting of landscaping)
- Hardscape improvements
- New Street furniture and trash receptacles
- Crosswalk improvements
- Landscape improvements
. Project Cost Estimates
Expenses/Commitments to date FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Totals
Planning $0 $0 $0 TBD TBD TBD TBD
Engineering $0 $120,000 $60,000 TBD TBD TBD TBD
Environmental $0 $20,000 $0 TBD TBD TBD TBD
Management $0 $0 $100,000 TBD TBD TBD TBD
Construction $0 $0 $2,000,000 TBD TBD TBD TBD
Contingency $0 $0 $200,000 TBD TBD TBD TBD
Inspection $0 $0 $200,000 TBD TBD TBD TBD
$0 $140,000 $2,560,000 TBD TBD TBD TBD
Funding
330 (CIP) $0 $0 $2,100,000 TBD TBD TBD TBD
333 (ARPA) $0 $140,000 $460,000 $0 $0 $0 $600,000
$0 $140,000 $2,560,000 TBD TBD TBD TBD
Estimated annual operating cost To Be Determined Estimated Schedule:
Developing a Plan for Improvements in a Fiscal Year to be determined
Project Location Map Background and Justification:
For many years, there has been a general desire by the City to enhance
the aesthetics along the Western Avenue corridor.
Aesthetic improvements to the public right-of-way and adjacent areas
would enhance the appeal of the surrounding area, bolster commerce
with local businesses, and reflect positively on the entire City.
Existing commercial and residential developments along Western Ave.
would not be considered desirable or acceptable in today's built
environment. The vision for the Western Avenue corridor is to create a
safe and attractive street environment.
B-1