5Th & Huntington Specific Plan
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5th & Huntington Specific Plan CITY OF MONROVIA May 21, 2013 5th & Huntington Specific Plan CITY OF MONROVIA May 21, 2013 Acknowledgements The following individuals contributed to the preparation of the 5th & Huntington Specific Plan. City Council Mary Ann Lutz, Mayor Tom Adams Alexander Blackburn Becky A. Shevlin Larry Spicer Planning Commission Scott Austin, Chair Carlos Parrague, Vice‐Chair Bill Beebe Anne McIntosh Glen Owens Erica Thomas City Staff Laurie K. Lile, City Manager Steve Sizemore, Director of Community Development Craig Jimenez, AICP, Planning Division Manager Barbara L. Lynch, Senior Planner Ron Bow, Director of Public Works Developer Lincoln Property Company Consultants MIG | Hogle‐Ireland, Inc., Planning & Development Consulting Linscott, Law & Greenspan, Engineers Architects Orange Land Design Consultants, Inc. Sitescapes, Landscape Architecture and Planning Fifth Avenue Specific Plan Table of Contents 1. Introduction --------------------------------------------------------------------- 1 1.1 Role and Function of Specific Plans --------------------------- 1 1.2 Authority for Specific Plans --------------------------------------- 1 1.3 Required Specific Plan Content --------------------------------- 1 1.4 The Purpose of this Specific Plan ------------------------------ 2 1.5 Overview View of the 5th & Huntington Development --- 2 1.6 Contents of this Specific Plan ------------------------------------ 7 1.7 Location and Plan Boundary ------------------------------------- 7 1.8 Property Ownership ------------------------------------------------- 8 1.9 Baseline Conditions ------------------------------------------------- 8 1.10 Applicable Policies and Regulations ------------------------- 11 1.11 Environmental Compliance -------------------------------------- 14 2. Land Use Plan and Architectural Style -------------------------------- 17 2.1 Introduction ----------------------------------------------------------- 17 2.2 Development Scenario and Types ----------------------------- 17 2.3 Architectural Style -------------------------------------------------- 25 3. Circulation Plan --------------------------------------------------------------- 37 3.1 Introduction ----------------------------------------------------------- 37 3.2 Existing and Future Offsite Vehicular Circulation -------- 37 3.3 Onsite Vehicular and Non-Vehicular Access --------------- 37 4. Infrastructure Plan ----------------------------------------------------------- 45 4.1 Introduction ----------------------------------------------------------- 45 4.2 Water -------------------------------------------------------------------- 45 4.3 Sanitary Sewers ------------------------------------------------------ 45 4.4 Solid Waste ------------------------------------------------------------ 45 4.5 Storm Water Drainage --------------------------------------------- 46 4.6 Electricity -------------------------------------------------------------- 46 Contents of 4.7 Natural Gas ------------------------------------------------------------ 46 4.8 Telecommunications Services ---------------------------------- 51 Table 4.9 Police Protection ---------------------------------------------------- 51 i Fifth Avenue Specific Plan 4.10 Fire Protection & Paramedics ----------------------------------- 51 4.11 Public Transportation ---------------------------------------------- 51 4.12 Schools ----------------------------------------------------------------- 52 4.13 Library Services ------------------------------------------------------ 52 5. Development Standards and Landscape Guidelines ------------- 55 5.1 Introduction ----------------------------------------------------------- 55 5.2 References ------------------------------------------------------------- 55 5.3 Resolution of Issues ------------------------------------------------ 55 5.4 Permitted Uses ------------------------------------------------------- 55 5.5 Outdoor Temporary Uses, Activities, and Events --------56 5.6 Limitation on Conversion of Land Uses --------------------- 57 5.7 Standards -------------------------------------------------------------- 57 5.8 Defensible Space Guidelines ------------------------------------ 57 5.9 Parking Standards -------------------------------------------------- 57 5.10 Parking Space and Access Standards ----------------------- 58 5.11 Bicycle Parking Standards: -------------------------------------- 58 5.12 Lighting ----------------------------------------------------------------- 58 5.13 Mechanical Equipment -------------------------------------------- 59 5.14 Trash Enclosures ---------------------------------------------------- 59 5.15 Outdoor Storage ----------------------------------------------------- 60 5.16 Walls and Fences ---------------------------------------------------- 60 5.17 Noise and Vibration ------------------------------------------------- 60 5.18 Sign Standards ------------------------------------------------------- 61 5.19 Underground Utilities ---------------------------------------------- 61 5.20 Landscape Requirements ---------------------------------------- 61 6. Sustainability Practices ---------------------------------------------------- 69 7. Implementation Plan --------------------------------------------------------- 73 7.1 Phasing ----------------------------------------------------------------- 73 Contents 7.2 Financing and Fees ------------------------------------------------- 73 of 7.3 General Provisions -------------------------------------------------- 73 Table 7.4 Administration -------------------------------------------------------- 75 ii Fifth Avenue Specific Plan Appendix A: Traffic Study --------------------------------------------------------------- 1 Appendix B: Parking Study ------------------------------------------------------------- 1 Tables Table 2-1: Residential Unit Mix and Unit Size ----------------------------------- 18 Table 2-2: Parking Space Allocation and Location ---------------------------- 25 Table 5-1: Use Regulations ------------------------------------------------------------ 56 Table 5-2: Development Standards ------------------------------------------------- 57 Table 5-3: Parking Requirements --------------------------------------------------- 58 Table 6-1: Sustainable Practices Implemented or to Be Implemented -- 69 Contents of Table iii Fifth Avenue Specific Plan Figures Figure 1-1: Location Map ------------------------------------------------------------ 3 Figure 1-2: Overview of Plan ------------------------------------------------------- 5 Figure 1-3: Vicinity Map ------------------------------------------------------------- 8 Figure 1-4: Parcel Map --------------------------------------------------------------- 9 Figure 1-5: West Huntington Drive Corridor --------------------------------- 12 Figure 1-6: General Plan Land Use Designations -------------------------- 12 Figure 1-7: Planned Development Area 8 – West Huntington Drive/South Side -------------------------------------------------------------- 13 Figure 2-1: Land Use Plan --------------------------------------------------------- 19 Figure 2-2: Outdoor Living Room ----------------------------------------------- 21 Figure 2-3: Open Space Plan ----------------------------------------------------- 23 Figure 2-4: Wrapped Parking Garage ------------------------------------------ 27 Figure 2-5: Exterior Facade ------------------------------------------------------- 29 Figure 2-6: Elevations --------------------------------------------------------------- 31 Figure 2-7: Storefront Design ----------------------------------------------------- 33 Figure 3-1: Conceptual Circulation Plan -------------------------------------- 39 Figure 3-2: Fire Lanes --------------------------------------------------------------- 41 Figure 4-1: Infrastructure ---------------------------------------------------------- 47 Figure 4-2: Utilities ------------------------------------------------------------------- 49 Figure 5-1: Proposed Landscaping Plan -------------------------------------- 63 Contents of Table iv Section 1 Introduction 5 Fifth AvenueSection 1 Specific Plan 1 Chapter Introduction Fifth Avenue Specific Plan 1. Introduction 1.1 Role and Function of Specific Plans A specific plan is a tool for the systematic implementation of the Monrovia General Plan for a particular property or properties. The specific plan effectively establishes a link between implementing policies of the General Plan and an individual development proposal in a defined area. A specific plan may be as general as setting forth broad policy concepts or it may provide detail for every facet of a development: the type, location, and intensity of uses; the design and capacity of infrastructure; the resources used to finance public improvements; and design guidelines 1.2 Authority for Specific Plans The authority for preparing and adopting specific plans is established by the California Government Code, Title 8, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. These provisions require that a specific plan be consistent with the adopted general plan of the jurisdiction within which it is located. In turn, all subsequent subdivision, development, public works projects, and zoning regulations for the defined area must be consistent with the adopted specific plan. As with a general plan, the authority for adoption of the specific plan is vested with the local legislative body—the Monrovia City Council—pursuant to Section 65453(a). However, unlike the general plan, which is required