The Evolution of the `Business Park`

Transcription

Fountain Valley Crossings Specific Plan & EIR
Fountain Valley, CA – August 26, 2015
Study Session #1:
Outreach Summary &
Plan Recommendations
Erik Calloway
Freedman Tung + Sasaki, San Francisco
www.ftscities.com
Project Lead: Urban Design
Market Analysis
Transportation Planning
Environmental Planning
City Staff Reviews and
Guides Everything
Presentation Topics
1. Objectives of the Planning Process
2. District Context, Market Conditions,
& Trends
3. Broad Brush District Strategy
4. Preliminary Transportation Analysis
5. Preliminary Regulations
6. Next Steps
Feedback to Date Throughout
Starting Point:
Fountain Valley General Plan
Each city shall adopt
a comprehensive,
long-term general
plan for the physical
development of the
county or city
Starting Point:
Fountain Valley General Plan
Special Study Area
Industrial Uses
Commercial Uses
• Special design
consideration and
planning
• Improve
appearance &
character
• Enhance economic
base
• Maximize
development
potential
• Ensure
compatibility with
adjacent
neighborhoods
• Preserve, improve,
and intensify
existing
commercial
development
• Recapture retail
and service
business leakage
Starting Point:
Fountain Valley City-Wide Strategic Plan
City Weaknesses
Negative Trends
Positive Trends
• Lack of downtown
and/or city center
with nightlife,
movie theater
• Loss of tax revenue
to internet sales
• Economic Growth
• Lack of housing
variety
• Aging community’s
increased need for
services
• I-405 congestion &
increasing fuel costs
• Businesses
attraction:
Hyundai & Yakult
• Drop in
foreclosures
Starting Point:
General Plan & City-Wide Strategic Plan
Talbert
Ellis
Newhope
Euclid
Ward
I-405
Community Outreach:
• Stakeholder Interviews, Community Group
Meetings, & Information Booths
• Online Surveys, Website, & Social/Print Media
• Community Workshop #1:
Existing Conditions & Context
Opportunities, Vision, & Strategic Framework
Public Space, Streetscape, Mobility Analysis, &
Preliminary Regulations
• Council/Planning Commission Study Session:
Outreach Summary & Plan Recommendations
Project Objectives
• Evaluate what’s working and what’s
• Discuss how local, regional, and global
trends may affect the future of the district
• Identify how district transformation can
respond to the community’s needs
• Prepare a Vision to guide change
• Develop a Plan to implement the vision
Context & Trends
Broader Perspective
© Freedman Tung + Sasaki 2014
Source: Celebratebig.com 2007
Up to the Early 20th Century: Communities Were Small,
Spread-Out, Self-Sufficient, and Primarily Agricultural
1901
Bushard Street and Talbert Road 1920
19th Century:
Agricultural, craft, manual labor
Early 20th Century:
“Industry” Reorganized Around Assembly Lines
• Synchronized
• Low skill
• Organized by
component tasks
• Mass production
Economy = Making & Moving Goods:
Cities re-organized using
Industrial Principles
Business park
Shopping Center
City as Machine (CIAM 1933)
Housing Subdivision
The Post WWII
Advent of Suburbia:
Orange County
Population Growth 1912-2006
Image: LIFE Magazine
Mass Produced Suburbs
The Experiment FIT with the
industrial economy of the Era.
Business park
Shopping Center
Housing Subdivision
Fountain Valley’s First Plan
1957
The City Incorporates and is re-named
Fountain Valley
1962
The City adopts one of the first General
Plans/”Master Plans” in Orange County
Westward along Talbert Ave
from the Santa Ana River bridge in 1962.
http://ochistorical.blogspot.com/2008/06/fountain-valley-in-1960s.html
Talbert Ave.
Ward Ave.
Ellis Ave.
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Fountain Valley Population
1969-1970
Talbert Ave.
Ward Ave.
Ellis Ave.
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Feb. 21, 1976
Little Growth & Change in the past 40 years
Talbert Ave.
Ward Ave.
Ellis Ave.
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
2014
Light Industrial
Value = convenient location, close to lots of population,
few conflicts with surrounding uses (incl auto repair and sales)
Newhope Ave.
Ward St.
Talbert Ave.
Ellis Ave.
1/2 mile ft
Existing Ground Floor Land Use
Showroom Wholesale/
Commercial
Value = regional access, space for
large-scale sales/storage:
•
•
•
•
•
•
•
•
•
Furniture and Home Improvement
Interior Decoration
Restaurant Supply
Tools
Hobby Shop
Gun Shop
Screen Printing
House of Batteries
Musical Instruments
Online sales are natural extensions
these types of industries.
Concentration of Home
Improvement Stores
Property Owner Feedback
•
Most owners are satisfied with
existing use.
•
Properties are meeting or exceeding
owner’s revenue expectations.
•
Some property owners indicated
possible interest in the opportunity to
transition to a higher intensity use.
Real Estate Industry:
Best Bets for 2015
Value Added Investments
• Improve Class C & B development
Develop Industrial
• Existing industrial properties currently offer a
great opportunity for builders.
Period of Transition
• Projected industrial construction is accelerating,
but demand is anticipated to decelerate
Source: Urban Land Institute Emerging Trends in Real Estate 2015
Wide-spread & rapid digitalization has led to
fundamental changes in how/where we live, work, & play.
Less labor needed to move and make things = more time thinking, strategizing, and analyzing
The Project Area was completely built out
before the internet, email, smartphones, etc.
Talbert Ave.
Ward Ave.
Ellis Ave.
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Feb. 21, 1976
20th Century CBDs and Business Parks…
Low Density and Auto Oriented
Landscaping but no “Public” Space
No Activity Centers
Inward Focus Hides Activity
…no longer fit the needs of today’s economy
?
How do we align cities with
the 21st century economy?
Workplace
?
Activity Centers
?
Neighborhoods
Plan for District Transformation Over Time
• Allow the district to transition over
time in line with trends
• Let the market guide which types of
uses and which locations should be
targeted for near-term and long-term
development.
Range of Workplace Types
Upgraded Light Industrial/Flex Space
Quality Medium Sized Space
New or Creative rehab – lower cost spaces
Established Corporate Space
Current Workplace Demand
 Demand for industrial flex space is very strong and
vacancy rates are extremely low.
 Shift from manufacturing/warehouse to flex/R&D
(need more office space in non-traditional formats)
 Short-term: most likely transition is to more
flex/R&D, creative office, and warehouse
commercial.
Support Continued Workplace Success
Improve the district for existing
and future flex space tenants with:
• Streetscape improvements
• Targeted open space
• Retail/activity clusters
Future Workplace Demand
• Speculative office development is
a longer term prospect.
• Allow office where appropriate to
open the door to potential future
investment.
Align with Workplace Trends
Following the Great Recession:
Cities and companies have discovered
that it is possible to re-create the
efficiencies and attractiveness of an
urban core environment in…suburban
locations.
Emerging Trends in Real Estate 2015
Major Opportunity: Re-organize workplace
districts around their unique pattern of retail
Lunchtime Activity
• Convenience (3min
walk)
• Variety
• Small plazas and
outdoor eating
After Work Activity
• Happy hour
• Home-bound errands
• Health and exercise
Fountain Valley Crossings:
Community Concerns and Aspirations Survey
Launched 12/9/14
362 Total Responses
https://www.surveymonkey.com/s/FountainValleyCrossings-1
Q1: Please describe yourself (select all that apply):
Answered: 310
Skipped: 4
City & Community Aspirations
City Council
• Lack of downtown and/or
city center with nightlife,
movie theater
• Loss of tax revenue to
internet sales
Community:
• What would benefit residents?
Landscaping
Open Space
Restaurants, Retail, Services
Ped/Bike Improv.
Transit
Other
• What type of retail/services?
Restaurants & Entertainment
Services
Retail Goods
Health
Hotel
Services
Other
1966
“Master Plan”
•
•
•
1995
General Plan
Residential: More Single Family & Less Multi-Family
Industrial: Some developed as housing, retail, or still vacant
No City Center: Need to recapture retail leakage to nearby malls
80s/90s: Enlarged Retail Formats
Replacing Strip Retail (20 malls per year - USA)
Global Trend: Internet sales growing 3X faster
than brick-and-mortar
Quote source: strategic economics
2011: “For the first time since
the early 1950’s, no regional
malls are under construction in
the United States.”
Emerging Trends in Real Estate 2011 & Robert Gibbs – Retail Traffic Magazine
• Suburban shopping
centers must reinvent
themselves.
• Rethink how we
deliver retail to align
with transportation
trends, consumer
preferences, and
demographic shifts.
Online Community Survey:
How & Where You Shop
100%
33%
39%
eat
hang out
see a movie
shop
% of responses
80%
60%
A few times
a year
40%
20%
Weekly/
monthly
visits
0%
16%
11%
1 2 3 4 5 6 7 8 9 10 11 12 13
Distance from project area (miles)
Activity centers need to serve
dining, entertainment, &
recreation needs with variety
Survey: Activity driven by
convenience or experience
Well-served by surrounding traditional centers…
…but limited retail offerings in Fountain Valley and
underserved with experiential retail.
Opportunity for Experiential Retail
Characteristics of Experiential Retail Centers:
• Tend to be relatively small & don’t need a large
anchor tenant (100k sqft)
• Many small food and boutique tenants that
complement each other
• Outdoor / communal spaces & places for people to
get together
• Pedestrian-friendly environment
• Can easily reuse existing buildings
• Can serve both workers, residents, and families
Priority: Cluster Retail to Create
Centers of Pedestrian Activity
~1,300 ft
Castro Street,
Downtown Mountain View, CA
~1,200 ft
Main Street,
Downtown Huntington Beach, CA
Santana row
San Jose, CA
1,400 ft
Village of
Rochester Hills
Rochester MI
1,300 ft
Americana
at Brand
Glendale, CA
1,500 ft
Phillips Place
Charlotte, NC
1,044 ft
Mizner Park
Boca Raton, FL
1,300 ft
The Grove
Los Angeles, CA
700ft-1,200ft
The Camp &
The Lab
Costa Mesa, CA
270-570ft
Cluster Retail Within The Project Area
Focus on North Side of I-405
• Freeway Barrier
• Separation from Sanitation District
• Existing Market Momentum
• Greater visibility & Access
+ Best existing building pattern for potential re-use
•
•
Target building re-use opportunities
Build off District strengths
Respond to Limited Opportunities
Actively engage and partner with property owners
• Costs of restaurant build-out can be high;
incentives may be needed.
• Facilitate conversations between property
owners interested in forming a retail district.
• Offer supportive public improvements in
conjunction with property owner investments.
• Assist property owners to not only
identify/attract new tenants but relocate
existing tenants if possible.
Retail  Compliments  Housing
Experiential retail projects are most successful
when they have housing in close proximity:
• Housing provides a built-in base of
customers for retail/ restaurants, including
nights and weekends.
• Retail and amenities make housing more
desirable.
Trend: Aging Population
46% of
Fountain
Valley HH’s
are over 44
Source: “More Than 'Millennials': Colleges Must Look Beyond Generational Stereotypes”
Mano Singham, The Chronicle of Higher Education, Oct 11, 2009
Trend: Fewer Children
Changing Household Composition
Household Type
1970
2000
2030
HH with Children
45%
33%
27%
HH without Children
55%
67%
73%
Source: Arthure C. Nelson, Presidential Professor & director of Metropolitan Research, University of Utah
Trends: City Living & Compact Development
Percentage
Ranking at Top
(6-10)
War
Babies/
Silent Gen
Gen Y
Gen X
Baby
Boomers
Short Distance to
Work & School
82%
71%
67%
57%
Walkability
76%
67%
67%
69%
Distance to Shopping/
Entertainment
71%
58%
67%
69%
Distance to
Family/Friends
69%
57%
60%
66%
Convenience of Public
Transportation
57%
45%
50%
56%
Attracted to a sense of activity, vibrancy, and
easy access to amenities in their communities
Source: ULI, America in 2013
Unmet Housing Demand in FV
 FV homes are primarily:
 Single Family (76% of homes)
 Owner-occupied (72% vs. 60% in
Orange County)
 Fountain Valley currently contains some
denser housing areas, but none offer an
immediately adjacent and accessible
place to shop, dine, and interact.
Range of Housing Types
A variety of unit types and sizes in townhomes and stacked flats
Pedestrian Environment and Buffers from the Street
Open Space and Amenity
Q7: If new residential uses were added in the project area, what do you
think would be the most successful (select all that apply)?
Answered: 235
Skipped: 79
Small Scale
Placemaking: Activity, Recreation, Relaxation
Range of Public Spaces
Central Location for Workforce Housing
I-405
Mile
Square
Park
Look for early
opportunities to
partner with
local employers
– such as
hospitals, the
school district,
and first
responders – to
build subsidized
workforce
housing.
Housing Demand
 Short-term: Demand for new housing will be
driven by aging households looking to
downsize  Free up single-family homes for
young families.
 Longer-term: Draw highly-skilled younger
workers to new multi-family homes and
existing housing stock.
Overall Market & Trends Summary
• Workplace – Existing space meets existing
demand. Speculative office development is a
long-term prospect.
• Retail – Some barriers but industry trends,
community desire, & workplace benefits point
to focused opportunities.
• Housing – Strong market, unmet demand, and
synergy with retail.
Strategy & Preliminary
Land Use Framework
Plan an Activity Center
• Target building re-use opportunities
• Build off District strengths
Respond to Limited Opportunities
• Provide options for alternative core location
•
Support existing tenants and continued conversion to
commercial & flex uses in a variety of building types
•
•
•
Enable mix of housing on blocks surrounding the Activity Core
Targeted/Priority Public Realm Improvements
Maximize visibility and orientation along Newhope Ave.
•
Review development further from the Activity Core in
response to district change and market demand
•
•
District-wide pedestrian and public space improvements.
Encourage small clusters of activity to support workplace
uses.
Long term
• Enable speculative office that takes advantage of I-405 visibility,
aligns with workplace trends, & improves district identity
What are your concerns about
any type of potential new development or
change in the project area?
Traffic Analysis
Overall Approach
• Review existing traffic data
• Identify traffic associated with incremental
development
• Preliminary analysis intended to identify initial
issues/concerns
• There will be a more comprehensive analysis
for the EIR
19,000 LOS C
18,000 LOS C
28,000 LOS A
7,000 LOS A
24,000 LOS A
11,000 LOS A
19,000 LOS A
14,000 LOS A
10,000 LOS C
27,000 LOS A
Existing (2012) Conditions
28,000 LOS F
Ellis Avenue requires additional analysis
29,000 LOS A
8,000 LOS A
26,000 LOS A
12,000 LOS A
20,000 LOS A
15,000 LOS A
11,000 LOS C
28,000 LOS A
2035 No Project Forecasts
20,000 LOS C
22,000 LOS D
32,000 LOS F
Little ambient growth in and around the study area
Trip Generation Estimates for Study Area
Scenario
Daily Trips
AM Peak
Trips
PM Peak Trips
2035 No Project
14,200
1,575
1,595
2035 With Project
33,900
4,110
3,865
Delta
(Project Only Increase)
19,700
2,535
2,270
5%
5%
10%
Preliminary Project Trip Distribution
10%
5%
5%
5%
I-405 expected to carry majority of
incremental traffic in project area
21,000 LOS D
23,000 LOS D
32,000 LOS A
8,000 LOS A
28,000 LOS A
14,000 LOS A
20,100 LOS A
16,000 LOS B
12,000 LOS C
30,000 LOS A
2035 Plus Project Forecasts
40,000 LOS F
Ellis Avenue requires additional analysis
Traffic Conclusions
• Majority of study area roadways are
adequately below capacity, both now and in
the future
• One segment on Ellis Avenue may be over
capacity and could require:
– More detailed analysis in the EIR
– Potential mitigation measures such as intersection
improvements based on the EIR analysis
– Coordination with I-405 widening and SB on-ramp
Transportation Trends &
Management
The Advent of
Suburbs:
Almost 100% of
Fountain Valley’s
population growth
between
1960 - 1980
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Image: LIFE Magazine
The growth is not confined to Fountain Valley,
it’s regional
Orange County
has grown from
200,000 to over
2.8 million people
since 1950
Common Index
Population growth has been
dwarfed by vehicle growth.
Source – NPTS
Vehicle Growth Rate = 1.5 X Population Growth Rate
In 1950 People Traveled
Around 10 miles per day
5 miles to Westminster
In 1950 People Traveled
Around 10 miles per day
Early 21st Century People Travel
Around 40 miles per day (ave.)
5 miles to Westminster
20 miles to San Pedro
So we have learned to associate
growth with degraded mobility…
But why are we
driving so much?
Primary Reason: We Drive so much
in response to our Pattern of Land Use & Development.
20th Century Model: Synchronized Workday,
Managed from the Top-Down
The Traditional Metropolis: Central City Model
Many residential commuter suburbs of a central City
Changing Lifestyles:
The Death of the 9 to 5
Source: Dunham-Jones, Retrofitting Suburbia
The “Polycentric” Metropolis
The traditional relationship between the
metropolitan center and the suburbs is
transforming around “a new, regionally
centered entrepreneurial economy that is
committed to the enhancement of local
places” (building the polycentric region)
Emergence of sub-regional economic units (Building the Polycentric Region)
Trends: City Living & Compact Development
ULI Emerging Trends in
Real Estate 2010:
Next-generation projects will
orient to infill, urbanizing
suburbs, and transit-oriented
development. Smaller housing
units - close to mass transit,
work, and [18-hour] amenities
gain favor over large houses on
big lots at the suburban edge.
ULI Emerging Trends in
Real Estate 2013:
“People want to live in areas
where walking and transit is
all that’s needed.”
Percentage
Ranking at Top
(6-10)
Gen Y
Gen X
Baby
Boomers
War
Babies/
Silent Gen
Short Distance to
Work & School
82%
71%
67%
57%
Walkability
76%
67%
67%
69%
Distance to Shopping/
Entertainment
71%
58%
67%
69%
Distance to
Family/Friends
69%
57%
60%
66%
Convenience of Public
Transportation
57%
45%
50%
56%
Source: ULI, America in 2013
8 Straight Years of Declining VMT
Per-capita vehicle miles traveled in the U.S.
Total vehicle miles traveled by Americans
(in millions)
Source: FHWA
Increasing Transit Use
http://geospatial.blogs.com/geospatial/2014/04/over-1995-2013-public-transit-ridership-in-the-us-grew-372.html
Support alternative modes of arrival: Bus
Support alternative modes of arrival: Bus
Support alternative modes of arrival &
internal circulation: Bus/Pedestrian
Support alternative modes of arrival &
internal circulation: Bike
Lack of Santa Ana River Trail Connections
City Limits
Slater Ave. Bridge Bike Lane
Better connect Fountain Valley Crossings to
the surrounding area and the Santa Ana River.
Parking
Retail, even smaller
tenants and especially
restaurants, need more
parking and have higher
peak demand and shorter
peak hours.
• Maximize existing underutilized
parking supply first
• Encourage shared parking & mixeduse parking
• District-wide valet parking program
• Support alternative modes of arrival
& internal circulation: Bus, Bike,
Pedestrian
• Wait for the market to determine
when, where, and how structured
parking should be provided
Conceptual Streetscape
Improvements Framework
Outreach &
Community Feedback
Community Outreach Summary
•
•
•
•
•
•
•
•
•
•
Online Surveys
Public Workshops
Magazine articles
Mailed and eblast Newsletters
Websites
Social media posts and threads
Direct mail notifications and flyers handed out
Public information booths at Farmer’s Markets
Meetings & interviews with property owners,
tenants, brokers, and representatives
Community Group meetings
⁻
⁻
⁻
⁻
⁻
⁻
⁻
Fountain Valley Republican Assembly
FV Rotary Club
FV Community Foundation
FV Women’s Club
Two trustees of the FV Elementary School District
Chamber of Commerce Board of Directors
Green Valley Homeowners Association Board of Directors
Community Feedback Summary
Concerns
• Increased traffic from high density residential
• Conflicts between residential and industrial
• Pushing existing businesses out
Priorities
• Some interest in opportunity to transition
property to a more valuable use
• Open to redevelopment but some hesitancy on
“leading the charge”.
• Excitement about the idea of a “place to go” in
Fountain Valley
• Be consistent with Fountain Valley character as a
small town and nice place to live
• Agreement that proactive planning is the right
thing to do
Implementation:
Development
Regulations
Typical Zoning
1. Restrictive Use Control (Use Separation)
2. Maximum Density & FAR Control
3. Limited Building Scale, Type, Form, &
Character Control
Hard to envision and predict
physical outcomes
Zoning
Height limit (max)
Setbacks required (min)
Front
Sides
Rear
Floor area ratio (max FAR)
Lot coverage (max)
60 ft./4 stories
20 ft.
n/a
0 ft / 20 ft. adj. to a residential zone
0.6
80%
Floor Area Ration (FAR) controls amount of
development: It does not control building
location, massing, or type
FAR = 2
FAR = 2
FAR = .375
Density controls number of households:
It does not control building scale. . .
. . . and it does not control building character
Lack of Predictability & Compatibility
Alternative Approach
Flexible Use;
Specific Building Form
Tool – “Form-Based” Regulations
Regulate Desired Physical Building
Characteristics
• Orientation, volume, relationship to
the street, articulation.
Place-based, not use-based, regulations:
• Ensure that buildings will be located
nearby buildings of similar type.
The Frontage Condition
is the basis of a District’s
physical form
The layer from Building façade to back of sidewalk
Private Frontage
Physical District Characteristics
Auto-Oriented
Pedestrian-Oriented
Auto-Oriented
Pedestrian-Oriented
The layer between the curb face and
the back of sidewalk
Public Frontage
Auto-Oriented
Pedestrian-Oriented
Auto-Oriented
Pedestrian-Oriented
Coordinate public right-of-way
AND the enfronting development
Envisioned
Form
Form Based
Districts
Preliminary Land Use
Framework
• Support cont. industrial/flex
expansion & renovation
throughout the District.
• Target re-use of existing
buildings for niche retail.
• Limit ground floor housing to
protect land for activity core.
• Provide option for alt. core.
• Permit small scale lunchoriented activity clusters.
• Enable housing mixed with
other uses on blocks
surrounding core.
• Consider phasing-in zoning
over time in response to
change and demand.
• Permit long-term speculative
Class A office.
Preliminary Land Use
Framework
• 4 floors,
moderate/landscaped
setbacks, cont. industrial/flex
expansion & renovation of
existing buildings
• 4 floors (taller conditional w/
amenities), wide sidewalks,
shallow/pedestrian friendly
setbacks, buildings face
directly on sidewalks.
• 4 floors, moderate/pedestrian
friendly setbacks
• 6 floors, deeper/landscaped
setbacks
Next Steps
Draft Specific Plan
(in collaboration with City Staff)
Public Hearing Process
Spring 2016
Q&A

The Evolution of the `Business Park`

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