Opportunities and Constraints Memo – PDF

Transcription

City of South Gate Community Development Department
HOLLYDALE AREA SPECIFIC PLAN
Opportunities and Constraints Memorandum
December 2014
A. Introduction
This memorandum provides an analysis of existing conditions as well as opportunities and
constraints for the Hollydale Area Specific Plan (HASP) area. The purpose of this analysis is to
understand the physical, social, cultural and economic setting of the Specific Plan area and
identify opportunities that will contribute to the development of the Hollydale Area Specific
Plan.
This memorandum addresses Work Task 2.6 of the Scope of Services. This memorandum is
organized as follows:
 Section B identifies the Specific Plan area.
 Section C describes the background and purpose of the project.
 Section D documents the existing conditions in the Specific Plan area.
 Section E describes the proposed Eco-Rapid Transit line and stations in Hollydale.
 Section F identifies key opportunities and constraints for the Specific Plan.
The opportunities and constraints discussed in Section E are based on The Arroyo Group
team’s review of existing conditions and background analyses that are presented in the
following documents prepared in 2014:
 Stakeholder Interview Notes, The Arroyo Group (Task 2.2)
 Economic and Demographic Analysis, Stanley R. Hoffman Associates (Task 2.3)
 Existing Transportation Conditions, The Mobility Group (Task 2.4)
 Existing Infrastructure Conditions, JMC2 (Task 2.5)
B. Specific Plan Area
The Hollydale area is separated from the rest of the City of South Gate by I-710 freeway and
the Los Angeles River. It is also bordered by the I-105 freeway on the south and the cities of
Paramount and Downey to the south and east. The Hollydale area is just over 325 acres in
size, and is bisected by the Pacific Electric right-of-way. The major north-south streets in the
area include Garfield Avenue and Paramount Boulevard. The Hollydale Area Specific Plan
area is illustrated in Figure 1.
Hollydale Area Specific Plan – Task 2.6 Opportunities and Constraints Memorandum
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Hollydale Elementary School and Hollydale Regional Park are located to the west of the
Specific Plan area. The latter is a major open space resource and also where an entrance to
the Los Angeles River Bicycle Path is located.
C. Background and Purpose
The Hollydale Area Specific Plan presents the opportunity to revitalize this part of the City with
a plan that builds on its original historic character while positioning the area to take
advantage of the future Eco-Rapid Transit stations anticipated in the vicinity. Garfield Avenue
used to be a vibrant neighborhood retail street that has lost many of its anchor tenants over
the past several decades. With the possibility of transit stations in the area, there is an
opportunity for strengthening the retail environment on Garfield Avenue as well as creating
more housing choices for residents. The City has won a Strategic Growth Council grant to
prepare a Specific Plan for the Hollydale area to address these issues.
D.
Current Setting
South Gate is a city of approximately 105,000 residents located 8 miles southeast of
Downtown Los Angeles. The City is 7.5 square miles, and hosts a diverse mix of residential,
commercial, industrial and public buildings and land uses. The I-105 freeway is to its south,
the I-110 freeway is approximately 3 miles from its western border, and the City is bisected by
the I-710 freeway and several freight railroad lines. The Hollydale area is in the southeast
portion of the City adjacent to the cities of Paramount and Downey.
History1
The Tongva tribe and other Native American tribes were the original inhabitants of the entire
Los Angeles coastal area around South Gate. The vast Rancho San Antonio – stretching from
the eastern boundary of the pueblo of Los Angeles to the San Gabriel River – was granted to
Spanish settlers by the King of Spain in 1810, and South Gate grew up around the literal
“south gate” of this Rancho. Before the end of the 1870’s, much of the Rancho had been
divided into 40-acre tracts, and by 1880 agriculture had replaced cattle ranching as the
area’s primary industry. In 1918, the Rancho was further subdivided and sold to 125
pioneering homeowners. This unincorporated community known as “Southgate Gardens”
included some of the City’s earliest streets, running east from Long Beach Boulevard to Otis
Street and south from Santa Ana Street to Independence Avenue. Post Street, State Street, and
Victoria Avenue were also designated as the “business district.”
When the City was incorporated in 1923, it had a population of around 2,500, but as
California – and particularly nearby Los Angeles – boomed in the 1920s, 1930s, 1940s, and
1950s, so did South Gate. Major manufacturers such as Ameron, Firestone Tires, General
Motors, Purex, the Star Roofing Company (now U.S. Gypsum,) and the Weiser Hardware
Company flourished in the new city, and the population increased. Most of the housing in
South Gate was built between 1920 and 1970 to house blue collar and industrial workers in
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City of South Gate General Plan 2009
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and around the City. Los Angeles’ intense post-WWII urban sprawl eventually surrounded the
once rural South Gate and brought it into the center of one of the United States’ largest
metropolitan areas (around 18 million people live in the greater Los Angeles area today).
By 2000, South Gate was home to an estimated 96,375 people, double what it was in 1960
and 10% more than in 1990. By 2005, the estimated population was 103,547 (based on the
American Community Survey). The actual current population may be 10-20% higher than
that estimate because of the large immigrant and undocumented population in the City. If
these trends continue, it is projected that by the year 2035 the population of South Gate will
likely increase by almost 30,000 people over the year 2000 levels. Having fully transitioned
away from its beginnings as a small agricultural outpost, South Gate can now be
characterized as a rapidly growing, increasingly urbanized city in greater Los Angeles that still
retains a “small-town” identity, with a continued but diminishing manufacturing and industrial
presence, and a still prevalent Spanish and Latino heritage.
Existing Land Use
The Hollydale Area Specific Plan area is fully developed with a mix of residential, commercial,
mixed use, and industrial uses. The primary use is single-family residential, with industrial as
the next highest land use. The non-residential uses are located along the four major corridors
within the Specific Plan area - Garfield Avenue, Paramount Avenue, Imperial Highway and
the industrial corridor between Center Street and Industrial Avenue. Approximately 93% of the
Specific Plan area is in private ownership. The publicly owned property includes the Hollydale
Community Park, Los Angeles County Unified School District property on the corner of
Paramount and Gardendale, City and County property as well as Successor Agency owned
property. Figure 2 illustrates the existing land uses in the Specific Plan area.
Table 1: Specific Plan Existing Land Uses
Residential (Single & Multi-family)
Industrial
Commercial
Schools, Institutional and Public
Park Space
Rail Right-of-way
Right-of-way
Total
43%
13%
08%
02%
<1%
02%
32%
100%
The Specific Plan area can be divided into five subareas to reflect its varying nature:
 Garfield Avenue Corridor
 Single Family Residential Areas
 Industrial Corridor
 Paramount Corridor
 Imperial Highway Corridor
Garfield Avenue Corridor
Garfield Avenue corridor extends from the City limits near the 105 Freeway to Gardendale
Avenue. The section between Roosevelt Avenue and Century Boulevard was the traditional
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“main street” for the Hollydale area in its heyday. Over the last few decades, major stores in
the area, including pharmacies, and grocery and hardware stores have closed. Today,
several casual and fast food restaurants as well as some service uses are located along this
section. Most residents shop in surrounding communities for their basic needs.
The Hollydale library is located on the corner of Roosevelt Avenue and is a major community
resource. North of Roosevelt Avenue, Garfield Avenue has single family homes on both sides.
South of Century Blvd. is a mix of residential and commercial uses. A center street median is
located between Roosevelt Avenue and Century Boulevard.
Single Family Residential Areas
The single family areas within the Specific Plan area are part of a stable residential
neighborhood in Hollydale with some of the highest property values within the City of South
Gate. These homes are generally single story in height with a few that are one-and-a-half or
two stories. All the residential streets have street trees, although not in a consistent pattern.
Parkway strips are consistently present on every street. Overhead power lines are located
along alleys, when present, or along the rear parcel property lines.
Industrial Corridor (Center Street and Industrial Avenue)
Center Street and Industrial Avenue have a mixture of industrial uses such as SunOpta, an
organic food packing plant; an ice cream plant, a tortilla factory, recycling center, and
storage facilities. Dakota Avenue runs between Center Street and the rail tracks between Main
Street and Gardendale Street. Two churches and Hollydale Community Park are located on
Industrial Avenue, adjacent to the Main Street intersection. The Union Pacific Railroad (UPRR)
right-of-way runs between Center Street and Industrial Avenue and is the route of the
proposed Eco-Rapid transit line. It is also still used as a freight route by UPRR.
Paramount Boulevard Corridor
Paramount Boulevard is a major north-south arterial that crosses the Specific Plan area on
the east. The uses along this corridor include a range of commercial and retail uses in oneand two-story buildings. The Harley store on Paramount Blvd. closed a few years ago; it has
been replaced by a used motorcycle store. The streetscape along the corridor is non-existent
and the appearance of this corridor is unattractive and barren.
Imperial Highway Corridor
The segment of Imperial Highway with the Specific Plan area has auto-oriented uses such as
gas stations and fast food restaurants. One of the largest parcels along this corridor is the
Imperial Merchandising Mart, currently vacant. Several plans for its reuse have been
discussed for this property. A mix of industrial uses can be found along Garfield Avenue.
General Plan Land Use Districts
The Specific Plan area falls under a range of Land Use Districts in the City’s General Plan
2035. These are identified in the following table and shown in Figure 3. The residential
neighborhoods are primarily designated low density residential with densities up to 12 units
per acre. The three corridors in the Specific Plan area (Garfield, Paramount and Hollydale
Industrial) allow a mix of uses at varying densities. Imperial District is anticipated to transform
to a mixed use corridor over the next several decades.
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The City’s General Plan 2035 Community Design Element also calls for the city to consider
the creation of a transit village in Hollydale within a ½-mile walk distance of a future transit
station. Per the Element, this TOD/transit village area should be developed with uses and
densities that support a high-level transit service. Along Garfield Avenue, the Element calls for
strengthening commercial development while also maintaining and enhancing the corridor’s
pedestrian-friendly nature. Along Paramount Boulevard, the Element calls for medium-high
mixed use developments. Along the railroad tracks through Hollydale, the Element calls for
small-scale light industrial/distribution uses.
Table 2: General Plan Land Use Districts within the Specific Plan Area
General Plan
Designations
Imperial District 2
Imperial District 3
Paramount Corridor
Neighborhood Low
Garfield Corridor 1
Garfield Corridor 2
Garfield Corridor 3
Hollydale Industrial
Rail R-O-W
Total Net Acres
Right of Way
TOTAL GROSS ACRES
Land Area
(acres)
15.25
17.80
17.30
125.48
5.46
7.84
3.80
23.79
6.83
223.56
100.49
324.05
Percentage of
Specific Plan Area
4.71%
5.49%
5.34%
38.72%
1.68%
2.42%
1.17%
7.34%
2.11%
68.99%
31.01%
100.00%
Existing Zoning
The existing zoning for the Specific Plan area is identified in Table 3 and shown in Figure 4.
Table 3: Zoning Districts within the Specific Plan Area
Zoning
Designations
R-1
R-2
R-3
C-3
C-M
M-2
M-3
PP
Railroad R-O-W
Total Net Acres
Right of Way
TOTAL GROSS ACRES
Land Area
(acres)
112.15
8.89
15.75
21.98
0.20
32.13
23.79
1.22
7.05
223.15
100.90
324.05
Percentage of
Specific Plan Area
34.61%
2.74%
4.86%
6.78%
0.06%
9.92%
7.34%
0.38%
2.18%
68.86%
31.14%
100.00%
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Economics, Demographics, Transportation and Infrastructure
Existing conditions for economics, demographics, transportation and infrastructure are
described in the following technical memoranda and reports submitted previously:
 Economic and Demographic Analysis, Stanley R. Hoffman Associates (Task 2.3)
 Existing Transportation Conditions, The Mobility Group (Task 2.4)
 Existing Infrastructure Conditions, JMC2 (Task 2.5)
D. Planned Eco-Rapid Transit Stations
The Eco-Rapid Transit Line (formerly known as the Orangeline) links economic development
and transportation in a 40 mile corridor from Bob Hope Airport to Downtown Los Angeles to
Artesia. It supports the creation of more jobs and connects over 4 million residents to the
regional transportation system. The southern corridor, between Artesia and Downtown Los
Angeles, is one of twelve Measure R transit projects. It currently has a $240 million Measure
R funding allocation and is scheduled to be built by 2027. The project is included in the
adopted 2009 Los Angeles County Metropolitan Transportation Authority's (LACMTA) Long
Range Transportation Plan. 2
Two stations are planned in the vicinity of Hollydale – a transfer station with the Green Line
(in the city of Paramount within the I-105 freeway r-o-w) on the south and at Gardendale (in
the city of Downey) on the north. The latter station is tied into the planned redevelopment of
the County of Los Angeles plans for redeveloping the Rancho Las Amigos Campus. There are
both opportunities and impacts to the Hollydale community that are discussed in the following
section.
E. Opportunities and Constraints
Introduction
Based on our initial research, field analysis, baseline studies and stakeholder interviews, the
following are key opportunities and constraints identified for the Specific Plan area. Many of
the opportunities were identified during the stakeholder interviews and reflect the
stakeholders’ interests in the Specific Plan area.
The goals for the Specific Plan area include:
 Create a vision for Hollydale, building on its identity as a distinct community;
 Preserve existing single-family neighborhoods;
 Address the issues and opportunities related to the future Eco-Rapid Transit Stations;
 Bring economic vitality by providing opportunities for shopping, dining and cultural
activities while still maintaining the area’s character;
 Provide additional housing opportunities to increase demand for local retail;
 Improve quality of life for current and future residents with improvements to the public
realm;
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Orangeline Development Authority, 2015
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Enhance the pedestrian experience along major corridors; and
Promote active transportation and “green” streets.
Land Use and Urban Design
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Build on Hollydale’s history, diversity and intimate scale.
Intensify uses along Paramount Boulevard, Imperial Highway and Garfield Avenue to
create new interest and economic activity in the area.
The Garfield Avenue/Main Street intersection offers tremendous potential to become a
lively neighborhood district that is a local community gathering place containing a mix
of uses to serve the daily needs of residents.
Attract a variety of attractive and desirable retail along Garfield.
There are opportunities for mixed use along the major corridors.
There is a lack of sufficient workers in the area to support existing retail; attracting
additional daytime uses to Hollydale will help in increasing the customer base. The
County of Los Angeles’ plan to redevelop the Rancho Los Amigos Campus in Downey,
adjacent to the Specific Plan area, includes bringing in several thousand daytime
workers to the area.
The County Library should become a programmatic community hub.
Small parcel sizes and absentee ownership is a challenging factor. Inefficient parcel
configurations limit redevelopment.
While there is a need for more housing options for current and future residents, multifamily housing acceptability by the community may depend on location and design.
Several stakeholders mentioned the importance of maintaining the industrial corridor
along Industrial Avenue and Center Street. No nuisance issues were reported. Desire
to maintain the City’s job base by retaining its industrial uses was strongly expressed
by several interviewees.
Uses identified by residents’ as being desirable include:
o Grocery store
o Clothing stores
o Gym
o Hardware store
o Nighttime draws such as trendy restaurants and coffee shops/cafes; other
places for the young adults to hangout.
o Convenient pharmacy/drugstore within walking distance for seniors
o Dollar Tree store or other convenience retail
o Activity center for youth and seniors
Retail recruitment to attract the kind of stores desired by the community would help.
The industrial uses provide stable well-paying jobs. The heavier industrial uses are
located north of Gardendale are generally isolated from residential uses. The uses
along the industrial corridor seem to co-exist with their residential neighbors.
With the future Eco Line Station at Gardendale Street, there is an opportunity to
recycle underutilized properties to higher density transit-oriented development within
walking distance of the station. A transfer station with the Green Line is also being
planned just south of the Specific Plan area also provides some opportunities.
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Hollydale Regional Park
Hollydale Regional Park, a major community resource, is located directly to the west of
the Specific Plan area. The Los Angeles River with Rio Hondo/LA River Bike Path, a
regional resource, is immediately west of the park. The park is heavily used by the
community and could be a draw for activities along Garfield Avenue.
 Currently, there is not much connection or coordination between Hollydale Regional
Park and the retail on Garfield.
 Hollydale Park is a draw. Soccer use is high and is the site for “Goal Soccer’, a
European pilot program. The equestrian center is also well-used. It could however,
have more programmed events and activities to encourage additional visitors and to
alleviate some of the pressure on South Gate Park. A dog park opened in late March
2014. Other potential activities include a children’s wading pool and skate park.
 The connectivity of Hollydale Regional Park with the Los Angeles River could be
enhanced. A bicycle path along the Los Angeles River connects the Long Beach
Harbor with the City of Maywood and then continues northward thru Downtown Los
Angeles. A connection to this bicycle route could be made at Hollydale Park. The
environment in the Cudahy section of the bike path is landscaped and more attractive.
 Connectivity to the park from the neighborhood also has potential for improvement
with better signage.
Physical Environment
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The existing environment (streetscape and building facades) along the major corridors
is generally unattractive and in need of renovation. Along Garfield Avenue, while the
building façade styles are not consistent stylistically, there are many buildings from the
1950’s. This is a theme that can be built upon to give the area a cohesive identity. A
façade program for Garfield Avenue businesses – façade improvements and
professional signage – is desirable.
The center median along Garfield Avenue is in need of upgrades.
Paramount Boulevard is need for streetscape improvements.
Mobility and Streetscape Connectivity
The major north-south corridors within the Hollydale Area Specific Plan boundaries are
Garfield Avenue and Paramount Boulevard. Imperial Highway is a key east-west arterial at
the north end of the Specific Plan area. Roadways in the area have moderate traffic volumes
and generally good traffic conditions. Major issues and opportunities include:
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Hollydale should be more pedestrian and bicycle-friendly.
Street and sidewalk maintenance and upkeep are issues in the Hollydale area.
Improvements to the public right-of-way should include:
o Landscape improvements on Garfield Avenue and Main Street
o Street bed and sidewalk re-paving
o Better pedestrian lighting
o Trees on Paramount Blvd.
o Crosswalk improvements to assist school children’s safe passage from the
Hollydale Elementary School to their homes.
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There are long stretches without signalized crosswalks on Garfield Avenue and
Paramount Boulevard.
While the City’s Bicycle Plan calls for significant bicycle facilities in the area, existing
facilities are minimal. Bicycle connections to the regional Rio Hondo/LA River Bicycle
Path will be important.
The expansion of GATE shuttle routes could help with improving connections between
Hollydale and the rest of South Gate, especially destinations such as South Gate Park,
City Hall and Azalea Center.
Issues related to the I-105 Eco-Rapid /Green Line transfer station include potential
parking impacts on the residential streets.
The advantage of the Gardendale Eco-Rapid Station location is its proximity to the
County of Los Angeles’ Los Amigos campus project and plan to relocate several
thousand County employees to the area. However, this location has poor accessibility,
with limited opportunities in Hollydale for transit-oriented development. This station
location is also very close (0.7 miles) from the I-105 Eco-Rapid /Green Line transfer
station. Moving the station northward, closer to Imperial Highway, will address many
of these issues. However, the city of Downey would need to agree to this suggested
relocation.
Economic and Structural
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City leadership has leveraged accessibility to various freeways, ports, and airports for
economic development and services.
South Gate is a preferred location for local manufacturing.
Mature workforce and experienced employment base in industrial and transportation
services.
Constrained funding availability for comprehensive services; constraints may dampen
economic expansion.
Obsolete development within older commercial neighborhoods inhibits business
attraction and retention.
Stable single-family neighborhoods facilitate new household formation.
Limited housing opportunities for entry level households.
Stable middle-class residential population with significant discretionary income.
Absentee property owners may not take strong interest in community revitalization.
Lack of strong labor force for technical and professional occupations.
Future plans for two stations on the Eco-Rapid Transit line create mobility and
enhance economic development potential.
Planned Eco-Rapid Transit line enhances additional funding possibilities from SCAG
and/or METRO for additional TOD related infrastructure.
Future expansion of county facilities and the creation of job opportunities in Downey,
adjacent to South Gate's border
Intense competition with neighboring cities for retail and job opportunities.
Unpredictable future economic cycles and conditions eroding manufacturing capacity.
Significant State control over local funding sources leading to uncertainty for longrange infrastructure financing.
There needs to be recognition that Hollydale’s trade area is limited due to its location
adjacent to the intersection of two freeways (SR-710 and I-105). The freeways act as
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barriers and limit outside visitors to Hollydale. This issue, in combination with the small
number of residents within Hollydale, limits the potential for retail. A bridge across the
LA River connecting to Lynwood may be something to explore.
Within the Garfield section, the retail demand is probably not there for everything that
the community has expressed interest in, such as: specialty grocery store; pharmacy;
coffee shop; nice restaurants; and entertainment.
While there will be support for some smaller retail and food services outlets, it is
unlikely that a special grocery store or pharmacy would locate there, given the lack of
demand and low growth forecasts for the area.
Consideration should be given to adding more housing (where higher density housing
is a touchy subject with many existing residents) and services (catering to a range of
age groups from youth to elderly and office, both administrative and professional –
one of the residents indicated interest in opening an internet based center that could
serve youth enrolled in the STEM program at Legacy High School.
EXAMPLES OF DESIRABLE AREAS IN CALIFORNIA
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Downey Avenue at Firestone, Downey
Main Street, Alhambra
Greenleaf Avenue, Uptown Whittier
Myrtle Avenue, Old Town Monrovia
Old Towne, Orange
Birch Street, Brea
Main Street, San Rafael
Second Street, Long Beach
Third Street Promenade, Santa Monica
Downtown Pasadena
Stonewood Center, Downey (on the corner of Firestone Blvd. and Lakewood Blvd.)
Downey Landing, Downey (on the corner of Stewart and Gray Road and Lakewood
Blvd.)
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FIGURE 1:
SPECIFIC PLAN AREA
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FIGURE 2:
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PENNSYLVANIA AV
CITY OF
LYNWOOD
FL
City/Successor Owned
Metro Green Line
Proposed Eco-Rapid Transit Corridor
Single-Family Residential
Residential/Landscaping
0
800
1,600
3,200
Feet
°
EM
FIGURE 3:
GENERAL PLAN DESIGNATIONS (Adopted 2009)
D
LR
HA
OO
RR
IM
ST
IVE
RS
CH
AN
OL
DR
3
LILLIAN LN
AMERY AV
PALMER A
V
CASSINA AV
VULCAN S
2
PL
SCOTT A
V
S AV
T
GARFIELD
WRIGHT RD
RAWLING
ST
LN
BEA
LEEDS
K AV
ILY
IMPERIAL
HWY
AMIGOS AV
Apollo Park
BORWIC
K AV
LINK RD
GA
RD
EN
DA
LE
IDAHO AV
MONROE AV
Pius X
St.Matthias
High School
AV
MCKINLEY AV
MC
KIN
NA
WILSON AV
LE
YA
V
IZO
ROOSEVELT AV
WI
LS
3
CLOVERLAWN DR
HOWERY ST
105
CITY OF PARAMOUNT
FACADE AV
§
¦
¨
CO
LN
FL
OR
AV
AL
MB
RA
AV
GO
LD
EN
EN
CE
HA
AV
LIN
EL
TA
V
BA
HO
OV
AV
AV
AV
All
American
Park
H RD S
ET RANC
SOMERS
MCCLURE AV
LV
D
INDUSTRIAL AV
CORTLAND AV
UR
YB
FLORINE AV
TA
V
AV
NT
FAIRLOCK AV
NU
RACINE AV
GO
CE
ARTHUR AV
LINCOLN AV
CENTER ST
ING
ER
RD
2
WA
L
AV
HA
ST
IZA
IN
HARDING AV
AV
OR
EV
BL
VD
OS
MA
LU
ON
RO
PA
RA
MO
UN
T
JEFFERSON AV
AR
UTAH AV
OKLAHOMA AV
CITY OF DOWNEY
MAIN ST
ORANGE AV
CAM
CHO
RAN
1
GARFIELD AV
INO
s River
Hollydale
School
TAFT AV
AV
Hollydale
Regional Park
Los Angele
ST
OTA
710
ES
DAK
§
¦
¨
OR
ST
PENNSYLVANIA AV
CITY OF
LYNWOOD
FL
Metro Green Line
Neighborhood-Low
Garfield Corridor 1
Garfield Corridor 2
Garfield Corridor 3
Imperial District 2
Imperial District 3
Paramount Corridor
Hollydale Industrial District
0
800
1,600
3,200
Feet
°
EM
FIGURE 4:
EXISTING ZONING DESIGNTATIONS
LR
HA
RR
OO
LILLIAN LN
AN
ST
IVE
RS
CH
IM
OL
DR
AMERY AV
D
CASSINA AV
VULCAN S
PALMER A
V
PL
SCOTT A
V
S AV
T
GARFIELD
WRIGHT RD
RAWLING
ST
LN
BEA
LEEDS
K AV
ILY
IMPERIAL
HWY
AMIGOS AV
Apollo Park
BORWIC
K AV
LINK RD
GA
RD
EN
DA
LE
IDAHO AV
MONROE AV
AV
MC
KIN
NA
WILSON AV
Pius X
St.Matthias
High School
LE
IZO
YA
V
AR
ROOSEVELT AV
WI
LS
TA
V
AV
NT
UR
YB
LV
D
105
CITY OF PARAMOUNT
FACADE AV
§
¦
¨
FLORINE AV
HOWERY ST
FAIRLOCK AV
CLOVERLAWN DR
RACINE AV
CORTLAND AV
OV
HO
NU
AV
LIN
CO
LN
FL
OR
AV
AL
CE
HA
MB
RA
AV
GO
LD
EN
EN
AV
AV
All
American
Park
H RD S
ET RANC
SOMERS
MCCLURE AV
GO
CE
INDUSTRIAL AV
LU
ARTHUR AV
LINCOLN AV
CENTER ST
ING
ER
RD
EL
TA
V
AV
ST
AV
HA
BA
IN
HARDING AV
AV
IZA
EV
OR
OS
MA
WA
L
ON
RO
BL
VD
MAIN ST
PA
RA
MO
UN
T
UTAH AV
OKLAHOMA AV
CITY OF DOWNEY
MCKINLEY AV
ORANGE AV
CAM
CHO
RAN
JEFFERSON AV
GARFIELD AV
INO
s River
Hollydale
Elementary
School
TAFT AV
AV
Hollydale
Regional Park
Los Angele
ST
OTA
710
ES
DAK
§
¦
¨
OR
ST
PENNSYLVANIA AV
CITY OF
LYNWOOD
FL
Metro Green Line
One-Family Residential (R-1)
Two-Family Residential (R-2)
Multiple Residential Zone (R-3)
Commercial-Manufacturing (C-M)
General Commercial (C-3)
Light Manufacturing (M-2)
Heavy Manufacturing (M-3)
Precise Planning (P P)
0
800
1,600
3,200
Feet
°

Opportunities and Constraints Memo – PDF

Transcription

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