The Evolution of the `Business Park`

Fountain Valley Crossings Specific Plan & EIR
Fountain Valley, CA – July 15, 2015
Community
Workshop #3
Erik Calloway
Freedman Tung + Sasaki, San Francisco
www.ftscities.com
Presentation Topics
1. Introduction
2. Review
– District Context, Market Conditions,
& Trends
– Broad Brush District Strategy
– Feedback to Date
3. Preliminary Transportation Analysis
4. Preliminary Regulations
5. Next Steps
Starting Point:
General Plan & City-Wide Strategic Plan
I-405
Talbert
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
Specific Plan Framework
Guiding Change
Project Outreach & Feedback:
Key Community Meetings
• Stakeholder Interviews
• Online Surveys & Social Media
• Community Workshop #1:
Existing Conditions & Context
• Community Workshop #2:
Opportunities, Vision, & Strategic Framework
• Community Workshop #3:
Public Space, Streetscape, & Mobility Analysis
• Council/Planning Commission Study Session:
Recommended Plan Framework
• Open House:
Plan Concepts and Key Regulations
Context & Trends
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Fountain Valley Population
1969-1970
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Fountain Valley Population
Feb. 21, 1976
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Fountain Valley Population
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.
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
District completely built out
Before the internet, email, smartphones, etc.
60,000
50,000
40,000
30,000
20,000
10,000
0
1960
1970
1980
1990
2000
Fountain Valley Population
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
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
© Freedman Tung + Sasaki 2014
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 would you like to see?
Restaurants & Entertainment
Services
Retail Goods
Health
Hotel
Services
Other
Global Trend: Internet sales growing 3X faster
than brick-and-mortar
Quote source: strategic economics
• Suburban shopping
centers must reinvent
themselves.
• Rethink how we
deliver retail to align
with transportation
trends, consumer
preferences, and
demographic shifts.
Online Community Survey: What You Like
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.
Making Retail Happen
• Retail takes up the least amount of land in a City
• 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
– Can easily reuse existing buildings.
– Outdoor / communal spaces& places to hang
out
– Pedestrian-friendly environment
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
•
•
•
Target building re-use opportunities
Build off District strengths
Provide options for alternative core location
© Freedman Tung + Sasaki 2014
Retail  Compliments  Housing
Experiential retail projects are most successful
when they have housing in close proximity:
• Retail and amenities make housing more
desirable.
• Housing provides a built-in base of
customers for retail/ restaurants, including
nights and weekends.
Trend: Aging Population
46% of
Fountain
Valley HH’s
are over 44
© Freedman Tung + Sasaki 2014
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%
© Freedman Tung + Sasaki 2014
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%
Source: ULI, America in 2013
Unmet Housing Demand
 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
Placemaking: Activity, Recreation, Relaxation
© Freedman Tung + Sasaki 2014
Range of Public Spaces
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.
Strategy & Preliminary
Land Use Framework
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.
•
•
•
Target building re-use opportunities
Build off District strengths
Provide options for alternative core location
© Freedman Tung + Sasaki 2014
•
Support existing tenants and continued conversion to
commercial & flex uses in a variety of building types
© Freedman Tung + Sasaki 2014
•
•
•
Enable housing on blocks surrounding core
Targeted/Priority Public Realm Improvements
Maximize visibility and orientation along Newhope Ave.
•
Expand zoning over time in response to district change and
market demand
© Freedman Tung + Sasaki 2014
•
•
District-wide Pedestrian and public space improvements.
Encourage small clusters of activity to support workplace
uses.
© Freedman Tung + Sasaki 2014
•
Long term – enable speculative office that takes advantage
of value from freeway visibility, aligns with workplace
trends, & improves district identity
© Freedman Tung + Sasaki 2014
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
Conclusions
• Majority of study area roadways are
significantly 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
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
© Freedman Tung + Sasaki 2014
Common Index
Population growth has been
dwarfed by vehicle growth.
Source – NPTS
Vehicle Growth Rate = 1.5 X Population Growth Rate
© Freedman Tung + Sasaki 2014
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…
© Freedman Tung + Sasaki 2014
But why are we
driving so much?
© Freedman Tung + Sasaki 2014
Common Explanation:
Americans drive so much because
we love our cars and we love to
drive.
We are not going to change
because we don’t want to.
© Freedman Tung + Sasaki 2014
Primary Reason: We Drive so much
in response to our Pattern of Land Use & Development.
© Freedman Tung + Sasaki 2014
20th Century Model: Synchronized Workday,
Managed from the Top-Down
© Freedman Tung + Sasaki 2014
The Traditional Metropolis: Central City Model
Many residential commuter suburbs of a central City
Changing Lifestyles:
The Death of the 9 to 5
© Freedman Tung + Sasaki 2014
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
Changing Lifestyles:
8 Straight Years of Declining VMT
Per-capita vehicle miles traveled in the U.S.
© Freedman Tung + Sasaki 2014
Total vehicle miles traveled by Americans
(in millions)
Source: FHWA
Changing Lifestyles:
Increasing Transit Use
© Freedman Tung + Sasaki 2014
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
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 &
mixed-use parking
• District-wide valet parking
program
• Support alternative modes of
arrival & internal circulation:
Bus, Bike, Pedestiran
Preliminary Urban Design Strategy
© Freedman Tung + Sasaki 2014
Conceptual Streetscape
Improvements Framework
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%
Typical Zoning
• Maximum height in feet
• Minimum front yard setback (no max)
• Minimum lot area / residential unit
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.
Clear and concise requirements
• Detailed, graphic-based specifications
• Streamlined application, review, and approval
process.
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
Physical District Characteristics
Auto-Oriented
Pedestrian-Oriented
The layer between the curb face and
the back of sidewalk
Public Frontage
Physical District Characteristics
Auto-Oriented
Pedestrian-Oriented
Physical District Characteristics
Auto-Oriented
Pedestrian-Oriented
Coordinate public right-of-way
AND the enfronting development
Envisioned
Form
Form Based
Districts
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.
Current Zoning
MANUFACTURING AND PROCESSING
P
AGRICULTURE AND OPEN SPACE
P
RETAIL TRADE
Accessory retail sales
Alcoholic beverage sales, on-premises
Antiques, art galleries, collectibles
Auto parts sales
Auto sales and rental, new & used
Equipment sales and rental
Furniture, furnishings & appliance stores
Garden supply and equipment sales and services
General retail, primary use
Grocery stores
Restaurants
Specialized sporting goods store
CUP
CUP
CUP
P
CUP
CUP
CUP
CUP
—
—
CUP
CUP
SERVICES
Auto repair and maintenance
Banks and financial services
Business support services
Hotels and motels
Medical services
Offices – Administrative, business, professional
Personal services
Storage
P
—
P
—
—
P
—
CUP
RECREATION, EDUCATION AND PUB.C ASSEMBLY
CUP
TRANSPORTATION AND COMMUNICATIONS
CUP
RESIDENTIAL
—
Preliminary Land Use
Framework
• Support cont. industrial/flex
expansion & renovation.
• Target re-use of existing
buildings for niche retail.
• Limit ground floor housing to
protect land for activity core.
• Provide option for alternative
core location.
• Permit small scale lunchoriented activity clusters.
• Enable housing 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, height limits near
residential, shallower/
pedestrian friendly setbacks
• 6 floors, deeper/landscaped
setbacks
Next Steps
1. Joint Planning Commission/City Council
Study Session: Summarize Outreach &
Concepts
2. Draft Specific Plan
3. Public Hearing Process
Q&A
Follow The Project Online
https://www.facebook.com/fountainvalleycrossings
https://twitter.com/fv_crossings
https://plus.google.com/u/0/105714667829308337506/posts
http://www.fountainvalley.org/government/departments/
planningcommunitydev/FountainValleyCrossings.php