Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

Chapter 2. At the outset of the Mixed-Use and Pedestrian Bicycle circulation Linkages project, an Existing Conditions Transit service and stops Existing Conditions and Memorandum was compiled on December 10, Parking Issues, Opportunities, and 2003 based on meetings with stakeholders and Vehicular traffic Constraints City staff, site reconnaissance and inventories, Signage/wayfinding analysis of relevant census and parcel data, Urban design features

traffic/pedestrian/bicycle counts and analysis, Streetscape improvements What is Downtown Monterey Park like land use and urban design analysis, and review today? of existing plans. The Memorandum serves as 2.1.2 Private Realm ¾ Diverse and family-oriented the baseline for the recommendations, standards, Features of the private realm which effect future ¾ Known for Asian restaurants and guidelines recommended in this Plan. This development potential include: ¾ Competition from neighboring cities chapter summarizes the findings of the ¾ 5 major supermarkets memorandum, with an emphasis on the issues, Existing land uses ¾ Over 8,000 housing units in walking opportunities, and constraints detailed at the end Character of existing development distance of the corridors of the document. The full Existing Conditions Lot and building size ¾ Many small shops with independent Memorandum is available for review from the Proposed projects owners City of Monterey Park. ¾ Not much recent development 2.1.3 Relevant Plans ¾ Small lots difficult to develop Plans which are relevant to the study area ¾ Older development lacks parking 2.1 Elements of the Existing include: ¾ More than half the City’s population Conditions Analysis

lives Downtown City of Monterey Park General Plan ¾ High transit-use in the population Existing conditions in Downtown were Garvey/Garfield and North Atlantic Specific ¾ 2 to 4 million square feet of catalogued in terms of both the public and Plans development potential, including private realms, including its regional setting, Monterey Park Zoning Ordinance mixed-use opportunities current socio-economic data and a review of Downtown Parking Management Program ¾ A City population of approximately relevant policies of existing plans which have

60,000, a 3 mile trade area population jurisdiction within the study area. By drawing on the above information as well as of over 204,000 and a 5 mile trade area input provided in interviews with local population of over 386,000 2.1.1 Public Realm ¾ 68% of the City’s population earns The public realm includes those features of the stakeholders, including business owners, $75,000 to $250,000 per year built environment which are primarily within the property owners, and community members, ¾ Nearly twice the national average of publicly owned rights-of-way, such as: issues, opportunities, and constraints for future Generation Y (median age of 16), development and investment in Downtown whose spending pattern is 3 times their Pedestrian circulation along the sidewalks Monterey Park were developed. number Pedestrian street crossings

13 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

2.2 Regional, Socio-Economic, and Table 2-1: Key Demographic Characteristics of the Downtown Study Area, Market Setting Compared to the City of Monterey Park and Los Angeles County Study Area1 City of Los Angeles The City of Monterey Park is located in the Monterey Park County western San Gabriel Valley in Los Angeles 2000 Population (Census) 25,300 60,000 9,519,300 County. Although situated in the northern part 2025 Projected Increase (SCAG) 2 27% 28% 23% of the City, the Downtown study area is the 2,3 City’s civic heart and a major commercial 2025 Estimated Population 32,100 76,600 11,708,700 2 destination. Also, Downtown is bounded on the 2000 Employment (SCAG) 9,100 13,800 3,951,800 north by the San Bernardino (I-10) Freeway, 2025 Projected Increase (SCAG) 2 11% 13% 18% putting it within reach of major population 2025 Est. Employment (SCAG)2 10,100 15,500 4,663,100 centers, the regional target markets for Total Housing Units (Census) 8,167 19,500 3,133,800 Downtown Monterey Park. % Zero-Vehicle Housing (Census) 18% 12% 13%

% Using Transit, Walking, or Working at 11% 9% 13% A review of socio-economic data shows that the Home (Census 2000) Downtown study area is unique within the City % Rental Units of Total (Census) 66% 45% 52% of Monterey Park in several ways (see Table 2-1). For example, a substantial percentage of Median Income (Census) $33,300 $43,900 $48,300 households do not own a car in the study area % Age Under 21 (Census) 27%4 26% 32% when compared to the City as a whole. Almost % Age 21 to 49 (Census) 44%4 41% 45% two-thirds of housing units in the study area are % Age 50 and Over (Census) 30%4 33% 23% rental units, compared to less than half in the Source: 1997 SCAG Regional Transportation Plan Projections and 2000 Census Data City as a whole. In addition, average income in 1 – The study area is illustrated in Figure 1-1. Some demographic information was available only in block groups or census tracts. Where these spatial units overlapped the boundaries of the study area, the entire population of the spatial the study area is substantially lower than in the unit was used. Census data used from 5% sample long-form census which may vary slightly from 100% census results. City as a whole. 2 – Based on 1997 data which part of the current SCAG Regional Transportation Plan (RTP). 3 – Estimated 2025 population and employment developed from Census 2000 base numbers multiplied by SCAG projection factors. The City of Monterey Park retained a consultant 4 – Reflects 2000 Census data which would not include the effect of senior housing occupied in the study area since to determine the buying power of the City. 2000. Some of the results of this study include: Within the community is a core 68% of the The City has nearly twice the nation average City’s population occupying 66% of the of Generation Y. This young group makes Monterey Park is a diverse city of 60,051 households, the majority working in up 7 percent of the national consumers but with 19,564 households, centered within a 3- management, the professional fields, and they are spending 21% or 3 times of the mile trade area of 204,816 with 63,224 related occupations. These households earn number of total national spending. households and a 5-mile trade area of $75,000 to $250,000 yearly with a net Compared to national average spending, 386,324 with 109.614 households. household worth of $250,000 to $500,000. Monterey Park residents are shopping at

14 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

national tenants not currently represented in In addition to a survey of existing physical uses, the table provides summaries of the scale Monterey Park, from 51% to 280% more – a conditions in the public realm, the inventory also of development in each “subarea” of Downtown huge trade-area leakage. included an analysis of existing pedestrian, along the major corridors of Garvey, Atlantic, bicycle, and auto traffic. The following are and Garfield (subareas, derived from the City’s 2.3 Public Realm Inventory some of the results of that analysis: General Plan, are described explained further in The most congested intersection in Section 2.5). Much of the data is described in The inventory of existing conditions in the Downtown is Hellman / Atlantic. terms of floor-to-area ratio (FAR). FAR can be public realm examines those elements of public The Garvey / Atlantic intersection and understood as the square footage of development property and infrastructure that influence the Garfield at Garfield Hospital have the most divided by lot size in square feet. For example, livability of Downtown Monterey Park (see pedestrian crossings. a two-story building which completely filled its Figure 2-1). Both functions of the public realm Garfield at Garfield Hospital and Garvey / lot would have an FAR of 2.0. – transportation and urban design – are critical McPherrin have the most bicycle traffic. to the success of Downtown as a vibrant, Intercity bus service is every 10 minutes on The FAR data in Table 2-3 gives the reader an inviting livable community. The pedestrian Garvey and on Atlantic. idea of the relative intensities of existing environment is the core of a livable community Local Spirit bus service only runs every 40 development and allows a comparison between because pedestrian linkages knit together the minutes on each of its routes. existing development intensity and that allowed other aspects of an urban area. Pedestrian by the General Plan. Parcel-by-parcel data circulation is the primary means of access to Additional details of the public realm inventory collected to compile Table 2-3 in the Existing most aspects of the community’s daily functions, are provided in Chapter 2 of the Existing Conditions Memorandum. including shopping, housing, parking, transit, Conditions Memorandum, available by request and open space. Figure 2-1 and Table 2-2 from the City of Monterey Park. Based on the data summarized in Table 2-3, provide visual and textual descriptions of the Figure 2-2 illustrates different lots which mostly existing conditions of the public realm in 2.4 Private Realm Inventory likely could support new development in the Downtown Monterey Park. Downtown project area. The parcels highlighted The inventory of existing conditions in the are vacant parcels, residential parcels in Figure 2-1 illustrates the interconnectivity private realm examines aspects of private commercial zones, parcels with an FAR below between each aspect of the public realm. property in Downtown Monterey Park that 0.25, and City-owned parcels. Also shown are Sidewalks form the core of a pedestrian-oriented would influence the type and scale of future locations which are being currently being public realm, as they include not just the development in the area, as well as the livability considered by developers for potential concrete walkway itself but many of the other of Downtown. development. While these factors do indicate elements described in Table 2-2, including curb that a property may be available for new cuts, street trees, bus stops, lighting, street Table 2-3 on the following pages summarizes development, the likelihood of new development furniture, and signage. the critical aspects of existing private is also dependent on other factors such as land development in Downtown Monterey Park. In value, age of the current development, parcel addition to a general description of existing land size, and inclination of the owner.

15 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints Table 2-2. Public Realm Existing Conditions Garvey Atlantic Garfield Atlantic Blvd. to McPherrin McPherrin Av. to Nicholson Nicholson Ave. to New Ave. Hellman Ave. to Garvey Hellman Ave. to Garvey Garvey Ave. to Newmark Street Segments Ave. Ave. Ave. Ave. Ave. 0.4 miles (2020’) 0.5 miles (2640’) 0.6 miles (3240’) 0.5 miles (2640’) 0.5 miles (2640’) 0.2 miles (990’) General Description This portion of Garvey This portion of Garvey is Garvey east of the Business Atlantic Boulevard is a busy, This busy stretch of Garfield Garfield south of Garvey is Avenue links Atlantic Blvd. generally conterminous Improvement District is less wide street as it extends brings traffic from the I-10 a less active portion of the with the Downtown core. with the boundaries of the dense and busy than the south from the I-10 Freeway into the City. The downtown core. Critically, A mix of low-rise (1-2 story) Downtown Business remainder of its length Freeway to Garvey. predominant use is medical, the sidewalks are typically retail and office Improvement District. through Monterey Park. Sidewalks are 8-10’ wide, focused on Garfield only 4.5’ wide. Some trees development is generally Therefore, substantial While there is some and there are street trees Hospital on the west side of have been preserved from built up to the sidewalk, streetscape improvements development built up to the intermittently along the the road. The pedestrian the 1970’s widening of the although a few shopping have been recently sidewalk, a significant road. Existing development environment is impacted by pavement by creating tree centers do have off-street installed, including Queen proportion of development is generally auto-oriented, narrow sidewalks, as bump-outs along the curb parking along the sidewalk. Palms to replace the ficus in is auto-serving, and some particularly on the east side narrow at 4.5’ in some into the parking lane. In a This area has not received the sidewalk, new benches, parcels are vacant. of the road, with many curb locations. Generally, few locations, businesses streetscape enhancements trash cans, brick sidewalk However, the sidewalks in cuts and parking lots up to development is built right have been set back from like the Business paving details, decorative this section are some of the the sidewalk. However, up to the sidewalk, with the sidewalk in anticipation Improvement District, but it crosswalks, and welcome widest in Monterey Park. existing development medical offices often of an overall widening of does have ficus street trees signage in the median. This Existing streetscape is between Garvey and reaching 3-5 stories in the sidewalk. Most and medians landscaped area is the most “bustling” minimal, generally ficus Emerson on the west side height. A number of businesses, however, are with trees. Cross-streets part of downtown, with a trees in the sidewalks and of the street is built right parcels still have older housed in older one-story along this street of Garvey fairly diverse mix of landscaped medians in the up to the street, with some residential development out commercial buildings, some are generally lined with businesses generally built road. outdoor seating at of character with the busy converted from houses. multi-family housing and right up to the sidewalk. Starbucks. A proposed medical services One the east side of the some commercial close to mixed-use project on the predominant along the road, frequent driveways Garvey. east side of the road north street. cut into the narrow of Emerson could increase sidewalk. pedestrian-orientation. Right-of-Way Width 100’ 100’ 100’ (105’ Orange- 100’ 70’ to 85’ 70’ typical Alhambra) Sidewalk Width N: 10’ N: 10’ N: 10 ‘ (15’ Orange- 8’ typical 4.5’ to 7.5’ 4.5’ typical S: 12’ S: 12’ Alhambra) S: 12’ (10’ Orange- Alhambra) Condition The sidewalk is in relatively In this portion of Garvey, In many locations, the The sidewalk is in relatively Wider sidewalks are in The narrow sidewalks of good condition. In a few the sidewalk has received sidewalk is still split into good condition. Sidewalk relatively good condition, this stretch show some locations, parkway turf decorative treatments, with half-parkway / half- right-of-way includes some but the narrow sidewalks in decay. In limited locations, existing along curb. green brick pavers sidewalk, a holdover from parkway along curb in area front of older properties do beige brick pavers comprise patterned between the when development was of Atlantic Times Square show some decay. the sidewalk near the tree concrete sidewalk slabs and largely residential along project. bump-outs. framing the curb and tree East Garvey. The turf in wells. existing parkways is largely dead. Crosswalks Decorative textured asphalt 2 unsignalized crossing at 1 signalized midblock 1 signalized midblock crosswalks throughout Sefton and Rural crosswalk (s/o Emerson) crosswalk (at Garfield Hospital) 1 unsignalized crossing at Garcelon Average Block Size 510’ long 530’ long 430’ long 1320’ long W: 440’ long 600’ long E: 1320’ long Average Signal Spacing Every 670’ Every 660’ Every 810’ Every 880’ Every 530’ Every 990’ Curb Cuts Frequency 1 driveway per 210’ 1 driveway per 590’ 1 driveway per 380’ 1 driveway per 220’ 1 driveway per 180’ 1 driveway per 150’ Description Curb cuts are particularly Curb cuts are very Curb cuts are relatively Curb cuts throughout Curb cuts are very frequent, Curb cuts are extremely clustered near Atlantic infrequent in this area. Half infrequent. Cluster of curb except between Garvey and other than in vicinity of frequent, particularly on Boulevard at gas stations are between Ramona and cuts between Florence and Emerson on west side of Garfield Hospital on west east side of street. and 99 Ranch shopping Garfield on south side of Elizabeth on north side of street (Harbor Village and side of street. center. street. street. Mar Center).

16 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

Table 2-2. Public Realm Existing Conditions, cont. Garvey Atlantic Garfield Atlantic Blvd. to McPherrin McPherrin Av. to Nicholson Nicholson Ave. to New Ave. Hellman Ave. to Garvey Hellman Ave. to Garvey Garvey Ave. to Newmark Street Segments Ave. Ave. Ave. Ave. Ave. 0.4 miles (2020’) 0.5 miles (2640’) 0.6 miles (3240’) 0.5 miles (2640’) 0.5 miles (2640’) 0.2 miles (990’) Street Species Ficus typical Queen Palm typical Ficus typical Ficus typical Ficus and other varied Eucalyptus typical Trees species Description Spacing 50’ OC typical with Newly planted pairs of Spacing 50’ OC typical with Trees approximately 30’ OC. Trees planted infrequently Only trees located in occasional gaps in planting Queen Palms typically occasional gaps in planting However, major gap in along street, generally in infrequent tree “bump- pattern. spaced 50’ OC. pattern. planting in front front of more recent outs” in the parking lane. development along west development. 4.5’ Trees have died in some side btw. Garvey and sidewalks do not bump-outs. Emerson and along east accommodate street trees. side near Garvey. Tree Wells 4’ square gaps in sidewalk, New metal tree grates 4’ square gaps in sidewalk, 4’ square gaps in sidewalk, Irregular gaps in sidewalk, Groundcover around trees no planting or grate installed. no planting or grate no planting or grate no planting or grate in the bump-outs. Raised Medians Landscaped median Landscaped median Landscaped median Only raised median is Only raised median is small No raised medians. intermittent with left turn intermittent with left turn intermittent with left turn immediately south of median immediately south lane. Median includes large includes turf and large, lane. Median includes large Hellman with turf, a single of Hellman with established trees and low established trees. Median established trees and low tree, and “Welcome to landscaping, a single tree, groundcover. at McPherrin and Nicholson groundcover. Monterey Park” signage. and “Welcome to Monterey includes “Welcome to Park” signage. Downtown Monterey Park” gateway artwork. Alleys None. North side from Lincoln North side from None. None. None. east to halfway through Alhambra east to halfway block. through block. South side from Lincoln South side from to Nicholson. Nicholson to Orange. Bus Stops Routes Spirit 2 (40 min. peak) Spirit 3 (40 min. peak) Spirit 3 (40 min. peak) Spirit 1 (40 min. peak) Spirit 1 (40 min. peak) Spirit 1 (40 min. peak) Spirit 4 (40 min. peak) Spirit 4 (40 min. peak) MTA 70/370 (8 min. peak) Spirit 4 (40 min. peak) Spirit 4 (40 min. peak) Montebello 30 (45 min. MTA 70/370 (8 min. peak) MTA 70/370 (8 min. peak) MTA 260/361 (8 min. peak) Montebello 30 (45 min. peak) peak) Spacing 1 bus stop per 670’ 1 bus stop per 750’ 1 bus stop per 930’ 1 bus stop per 750’ 1 bus stop per 1060’ 1 bus stop per 660’ Amenities All stops have seating All stops have seating and All stops have concrete All stops have concrete All stops have seating and All stops have seating and (concrete benches) and trash receptacles. Seating bench seating and trash bench seating and trash trash receptacles. Stops trash receptacles from the trash receptacles. Four of and trash receptacles are receptacles. Only two stops receptacles. Only the stops between Garvey and BID streetscape project. the six stops have shelters. part of Business have shelters. at Garvey have shelters. Avondale have special There are no shelters. Improvement District (BID) benches and trash streetscape project. Only receptacles from the BID one stop has a shelter. streetscape project. There are no shelters. Lighting Standard cobra lighting. Unique historicist lighting Standard cobra lighting. Standard cobra lighting. Standard cobra lighting. Standard cobra lighting. fixtures as a part of BID streetscape project. Street Bicycle Racks None noted. None noted. None noted. None noted. None noted. None noted. Furniture News racks None noted. None noted. None noted. None noted. None noted. None noted. Trash Typically located at bus In addition to bus stops, Typically located at bus Typically located at bus Within the BID, special trash In addition to bus stops, receptacles stops. special trash receptacles stops. stops. receptacles have been special trash receptacles have been located on most located on most blocks as a have been located on most blocks as a part of BID part of BID streetscape blocks as a part of BID streetscape project. project. streetscape project. Signage NA Attractive street signs in BID NA NA Attractive street signs in BID Attractive street signs in BID Prominent Views View of hills and housing to None noted. None noted. View of hills and housing to View of hills and housing to View of hills and housing to west from Chandler. south. south. south.

17 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

Figure 2-1. Public Realm Inventory 18 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

19 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

Table 2-3: Private Realm Existing Conditions1 Subareas Downtown North Atlantic North Garfield “West Garvey” East Garvey Project Area Total (per General Plan) Core Perimeter Large shopping Garfield Hospital Mostly street retail: Mostly street retail: Substantial street Substantial street NA center Many multi-story restaurants, salons, restaurants, salons, retail: restaurants, retail: restaurants, developments medical offices – travel agencies travel agencies salons, travel salons, travel anchored by major often “condo-ized” 7 office buildings Two city-owned agencies agencies restaurants / so multiple owners United Continental surface parking lots CitiBank Quong Hoa supermarkets for each building Bank Bank of America Post Office Supermarket 3 large 2 Convalescent Ynez Elementary Hong Kong St. Stephen’s 16 auto-serving supermarkets (99 homes School Supermarket Church and School businesses Ranch, Ralphs, Shun 1 Church Small parcels Fat) 2 gas stations at 2 gas stations, 2 Hellman Existing Land Use auto-service, 1 car 3 street retail Summary wash centers 3 drive through 3 older residential banks developments 1 motel 1 mobile home park Several vacant lots on east side of street south of Hellman (proposed Atlantic Times Square Project.) In general, Development along Development in this The Downtown The Downtown The East Garvey NA development along Garvey is generally area between the Core is almost Perimeter is similar subarea, like the rest Atlantic Boulevard is built right up to the North Atlantic and entirely comprised to development in of Garvey, does have auto-oriented, with street. However, Downtown subareas of buildings built up the core. substantial large parking lots sidewalk width is generally similar to the sidewalk with However, along development built coming up to the varies significantly in to the Downtown primary entries Garfield, south of up to the sidewalk. sidewalk without a front of buildings, area, with most from the sidewalk. Garvey, However, landscaped edge. with older development built Restaurants development is less development in this However, the multi- development having up to the sidewalk generally do not pedestrian-friendly, area is punctuated story commercial only 4.5’ sidewalk in and limited parking have outdoor with many frequently by small centers on the west front. in the rear. seating. driveways and shopping centers side of the street Many of the major The Ynez School is However, the narrow parking with parking Relationship of between Garvey and medical buildings, enclosed with a building at the areas directly between the development to the Emerson have particularly those chain-link fence. northwest corner of adjacent to the sidewalk and shops, pedestrian parking garages built in the last 30 Restaurants in this Garvey and Garfield sidewalk. as well as auto- environment located in the rear years, have area do not have provides a small service businesses of the development, landscaped setbacks outdoor seating. pedestrian plaza with storage lots and retail shops face between the with benches, built right up to the the street with sidewalk and the tables and sidewalk. pedestrian entries. building. landscaping, right At the Mar Center, a at the corner. This Starbucks utilizes a plaza is used by a small plaza between tea shop in the the street and the building. parking lot to provide outdoor seating to patrons. 1 – Private realm analysis includes only those parcels within each subarea which have frontage along the three main corridors – Garvey, Atlantic, and Garfield.

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Table 2-3: Private Realm Existing Conditions, cont. Subareas Downtown North Atlantic North Garfield “West Garvey” East Garvey Project Area Total (per General Plan) Core Perimeter Development 1- Medical buildings Development 1-2 Development 1-2 Development 1-2 Development 1-2 NA story typical typically 3-4 stories. stories, typical. stories, typical. stories, typical. stories, typical. Shopping centers on Other development Typical Building Height west side between typically 1 story. Emerson and Garvey 2-3 stories typical Average Year of for 1971 1971 1957 1956 1962 1957 1960 Lot Subarea Develop- Range ment (Min.– 1945 – 1991 1929 – 2002 1924 – 2001 1929 – 1997 1930 – 2002 1922 – 1999 1922 – 2002 Max.) Total Number of Lots 33 24 31 36 29 98 251 Existing Total for 1,411,000 877,000 408,000 718,000 539,000 804,000 4,590,000 Lot Subarea Square Average 42,800 36,500 13,200 19,900 18,600 8,200 18,400 Footage per Lot Existing Total for 474,000 536,000 148,000 317,000 240,000 312.000 1,975,000 Building Subarea Square Average 14,400 22,300 4,800 8,800 8,300 3,200 7,900 Footage per Lot Average Existing FAR 0.26 0.47 0.45 0.56 0.49 0.48 0.46 Maximum Permitted 2.0 1.0 0.65 0.5 FAR according to 1.0 1.03 NA (2.25) (1.25) (0.90) (0.75) General Plan2 N. Atlantic Specific Plan NA NA Garvey/Garfield Specific Plan NA NA Lot Size – Base FAR / Lot Size – Base FAR / FAR If Certain Criteria Met: FAR If Certain Criteria Lots under 10,000 SF – 0.25 / 0.50 Met: Lots 10,000 – 30,000 SF – 0.33 / 0.65 Maximum Permitted Less than 20,000 SF Lots over 30,000 SF – 0.4 / 0.8 (2.0 w/ CUP) FAR according to – 0.25 / 0.50 Specific Plans (where Lots 20,000 – applicable) 30,000 SF – 0.33 / 0.65 Lots over 30,000 SF – 1.5 w/ CUP Total Potential Development Sq. 2,348,000 410,000 95,000 146,000 3,602,000 340,000 263,000 Footage (according to (2,700,000) (583,000) (174,000) (313,000) (4,373,000) General Plan)2 2 – General Plan gives an addition 0.25 FAR bonus for mixed use development (shown in parenthesis). 3 – Maximum permitted FAR for “West Garvey” taken from Zoning Ordinance (maximum permitted for C-S, C-P, or O-P with CUP).

21 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

Figure 2-2. Potential Parcels for Development 22 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

2.5 Current Plans Garvey Avenue (Figure 2-4). The North Atlantic Boulevard Specific Plan includes an area on 2.5.1 City of Monterey Park General Plan both sides of Atlantic Boulevard from Hellman The City of Monterey Park General Plan was Avenue to just south of Garvey Avenue (Figure adopted in July 18, 2001. The General Plan is 2-5). Specific Plans and/or zoning ordinances required by state law and sets forth overall goals provide for the implementation of the General and objectives and policies to guide Plan policies. It should be noted that the development in a city. The General Plan General Plan is the guiding land use policy provides a framework for future development document of the City. In Monterey Park, the and all development must be consistent with this General Plan has been adopted more recently plan. Figure 2-3 illustrates the General Plan than the Specific Plans, and the Specific Plans Land Uses in the Study area. The designations will need to be updated, revised, or deleted in along the main streets of Downtown are mixed- order to reflect the policies of the General Plan. use or commercial. Superimposed are the General Plan Focus Areas and FAR subareas. 2.5.3 Zoning Ordinance In addition to the General and Specific Plans, the For clarity, General Plan subareas have also downtown area is governed by the City’s Zoning been used in this planning effort: North Ordinance. The zoning ordinance contains Atlantic, North Garfield, Downtown Core, standards for development including the type of Downtown Perimeter, and East Garvey. uses permitted, lot sizes, FARs, property However, an additional “subarea” called “West setbacks, building height, and parking Garvey” has been added to those included in the requirements. The zoning standards for the General Plan, in order to define the portion of three corridors are generally commercial in Garvey Avenue between North Atlantic nature. Segments of each corridor fall within Boulevard and the Downtown Perimeter. various zones. Note that most lots within the project area other than along Garfield between 2.5.2 Specific Plans Hellman and Emerson fall under a PD overlay Two Specific Plans were adopted in October zone. This “Planned Development” overlay is 1987 for portions of the Central Commercial currently the means for implementation of Redevelopment Area. The Garvey/Garfield mixed-use developments in commercial zones. Specific Plan is focused on properties adjacent to the intersection of Garvey Avenue and Garfield Avenue from Emerson Avenue to south of Newmark Avenue along Garfield Avenue and from Huntington Avenue to Lincoln Avenue on

23 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

Figure 2-3. General Plan Land Uses

24 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

Figure 2-4. Garvey/Garfield Specific Plan Area

25 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

2.5.4 Downtown Parking Management Program The Downtown Parking Management Program approved by the City in 2000 provides parking strategies for commercial businesses. This parking study tabulates the parking supply in the Downtown area for individual businesses and on-street. A toolbox of options is provided to address parking issues. A few of the parking options as summarized in the General Plan include:

Joint use. A parking arrangement that serves two or more land uses. Clustered parking. Combines several parking uses in a facility to better use parking spaces, maximize land use, and to reduce overall development costs. In-lieu of parking fees. Offers the developer the option of building the required parking or contributing funds for future parking or transportation improvements. Demand-based parking requirements. Bases parking requirements on actual local demand levels. Requires current and future parking demand study. Preferential parking for rideshare vehicles. Reserve conveniently located parking spaces for carpools and vanpools.

Figure 2-5. North Atlantic Specific Plan Area 26 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

2.6 Stakeholder Comments 2.7 Issues, Opportunities, and Con- straints In addition to the inventories of existing conditions, community members provide This section explores how the information additional information based on their personal gleaned from the existing conditions inventory knowledge of Downtown Monterey Park. These has affected the development of the vision and comments contributed significantly to an recommendations for Downtown Monterey understanding of the issues, opportunities, and Park. Each subsection contains descriptions of constraints for establishing a pedestrian-oriented specific issues, opportunities, and constraints livable community in downtown. Some of the which affect the nature of improvements that are topics which stakeholders commented on needed and feasible in Downtown Monterey Figure 2-6. Commercial center with large include: Park. “seafood palace” restaurant.

Existing mix of businesses Downtown, 2.7.1 Mix of Uses Business climate, Historically, the downtown area of Monterey Possible new businesses for Downtown, Park is known for its excellent Asian restaurants. Mixed-use development, However, today other areas are competing for Lot size downtown Monterey Park’s business including Identity of Downtown Monterey Park, Alhambra, San Gabriel, and Rowland Heights. Competition with neighboring cities, Today, downtown Monterey Park still has many Tour buses, excellent restaurants. However, according to the Pedestrian movement, BID management, extensive price competition Figure 2-7. Hong Kong Supermarket. Cycling, between restaurants is making many of these Transit, restaurants poor investments. In the Downtown Traffic, area, most of the restaurants are concentrated Parking, and along Garvey but with some major restaurants Streetscape / Open Space along Atlantic. In addition, the area has a considerable number of beauty shops, travel Specific stakeholder comments are reflected in agencies and more recently tutoring facilities. Section 2.7. However, for a more detailed There are five major supermarkets in the area listing of stakeholder comments, refer to Chapter (see Figures 2-6 to 2-8). 5 of the Existing Conditions Memorandum, available by request from the City of Monterey Some of the missing uses in downtown found in Park. pedestrian-friendly areas include outdoor cafes, bookstores, retail clothing catering to a more Figure 2-8. Small shops on Garvey Avenue.

27 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints diverse population, home improvement stores 2.7.2 Market Potential there are over 8,000 residential units within and nighttime uses such as a movie theater and Market studies of Monterey Park have shown walking distance of the corridors. By 2020, night clubs. Also missing are new residential that the potential exists to increase commercial substantially more housing units are projected uses to create a 24/7 environment, extending the activity in the Downtown area, with an for the Downtown study area. However, several time period when downtown is used. Members opportunity to increase the number of national key issues must be addressed to create an of the community have mentioned that national chain tenants. Factors which highlight the environment along these corridors more retail chains are absent and should be potential for growth in downtown include a large conducive to residential development. represented in the area. number of high-spending “Generation Y” residents, many professional families earning Key issues and constraints to developing In the last two decades, there has been little more than $75,000 per year, and a current under- residential uses as a part of mixed-use project development. The General Plan adopted in 2001 representation of national tenants when along the corridors include: recommends a mix of uses including mixed-use compared to other communities with similar projects in the downtown area. This opportunity spending traits. Shallow and small parcels along the has stimulated developer interest in several corridor, especially along Garvey, making mixed-use projects with both residential and 2.7.3 Residential Uses along the Corridors development difficult retail combined with new parking. The The General Plan recommends mixed-use Wide streets carrying a substantial amount challenge will be to capitalize on this projects in the Downtown study area. Mixed- of traffic with few pedestrian and streetscape opportunity to diversity the mix of uses use includes a combination of commercial uses amenities except in the BID area along downtown and at the same time to design new with residential uses. Along the project area Garvey (Figure 2-9) projects to include an environment with corridors, there is very little residential today, Long blocks with a lack of parallel adequate parking and walkable amenities such and the residential that exists is old and typically accessways such as alleys, requiring that as wider sidewalks, outdoor dining and other run-down. However, within the study area itself access to individual parcels be directly from pedestrian amenities within the pedestrian realm. the major streets Relatively high land values and few vacant buildings or parcels making projects difficult to pencil out Absence today of development standards for mixed-use projects addressing issues such as setbacks, parking, façade treatment, mix of uses, open space, height, and parking (see Figure 2-10)

With appropriate mixed-use standards, many of Figure 2-9. Atlantic Boulevard at Garvey the above issues and constraints may be Avenue showing wide street with few Figure 2-10. Poor parking lot edge treatment pedestrian amenities along sidewalk on Garvey Avenue. 28 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan overcome. Potential development standards and for excellent food. This could include marketing guidelines to explore include: the area not only for Chinese food but also other International foods such as Thai food, Mexican Concepts for improving the pedestrian realm food, etc. Perhaps an international marketplace, of each major corridor, making the area farmers-market project combined with mixed more conducive to residential uses use with a strong pedestrian orientation would Reflecting proximity to transit, more flexible be an excellent opportunity to appeal to the Los parking standards for residential to Angeles regional market. Placing Monterey incorporate potential for live-work units Park food venues together in appropriate More flexible requirements for amount and regional and national food guides, plus kiosks or type of open space signage to guide patrons in the downtown area Requirements for sound insulation and air might encourage others to come for the food and conditioning to address potential noise shop after that for other goods and services. Figure 2-11. City-owned parking lot north of Garvey on Garfield is often fully-utilized. intrusion from major corridors Requirements for window placement and 2.7.5 Parking satisfied by walking and transit. In the mixed- building height transition when adjacent to Parking was mentioned by most local Monterey use ordinances from other cities in the area, the low-density residential development Park residents as a problem in Downtown. A City found that most required 2 spaces per unit Guidelines for building articulation and recent Downtown Parking Management or fewer. In Santa Monica, only one space per design of ground floor uses Program prepared 1998-2000 indicates that unit is being considered. There is an opportunity Guidelines for size and type of units (live- substantial parking is available in downtown but for reducing the amount of parking required in work, lofts, flats) and separation of entires not always where parking is needed. In front of Monterey Park, particularly if combined with Guidelines and standards requiring buildings the busiest proprietors, parking is often fully many of the pedestrian-oriented to be located along the sidewalk with utilized (see Figure 2-11), especially on the recommendations and toolbox parking options parking underground or behind weekends. The plan indicated a series of tool mentioned in the Parking Management Program. Guidelines for signage box parking options to better utilize existing Some relief from lot consolidation standards parking such as joint use, clustered parking, in The Garvey / Garfield Specific Plan for mixed-use development lieu of parking fees, and demand based parking recommended downtown parking structures be requirements. developed to create a sufficient amount of public 2.7.4 Diversity of the City parking in large structures so that patrons will Over time, Monterey Park has become a more Another issue is that parking requirements for clearly know where to park when shopping in diverse population, which could be a selling multiple residential in the City are quite high. downtown. This is a technique that has been point for locating businesses, shopping, and Requirements are per bedroom. For example, utilized in revitalizing downtown Santa Monica residents in downtown. Members of the 3½ spaces are required for a 3 bedroom unit. and Pasadena; however, both these cities already community have expressed that the opportunity These requirements may not be appropriate for had the structured parking available from exists for capitalizing on Monterey Park’s image mixed use which assumes that many trips will be previous failed retail complexes. Monterey

29 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints

Park, however, would need to finance these to allow financially feasible developments that structures in today’s dollars, which will be a combine commercial and residential. challenge. Construction of a new parking structure could be investigated by the City in the 2.7.8 Vehicular Traffic Dominates the City-owned lots near Garvey/Garfield, or as a Pedestrian and Transit Environment along part of private development in areas where small the Corridors businesses have no parking today. Pedestrians use sidewalks to gain access to private development and to move through the 2.7.6 Specific Plans community. When provided with additional The two Downtown Specific Plans, North amenities, sidewalks become social spaces Atlantic and Garvey/Garfield, both prepared in where individuals can gather, relax, shop, and Figure 2-12. Corner plaza developed at 1987, are complicated and are not entirely dine. For a street to be walkable with room for Garvey / Garfield intersection as a part of consistent with the updated General Plan. They pedestrians, street trees for shade, and other Specific Plan. need to be modified or eliminated and replaced pedestrian amenities, a 10’ sidewalk is the with new mixed-use standards. However, absolute minimum and 12’-15’ is more certain portions of these Specific Plans are comfortable. valuable, such as: Circulation concepts that require However, the major streets (Atlantic and consolidation of driveways and key access Garfield) leading to Downtown from the points such as a new intersection along freeway are dominated by vehicular traffic. Atlantic between Hellman and Emerson. These streets have been widened to carry Many of the pedestrian-friendly vehicular traffic at the expense of the pedestrian development standards (see Figure 2-12). and transit users. Sidewalks on Atlantic are adjacent to the curb and in some cases only 8’ 2.7.7 Development Potential / FARs wide, inhospitable to the pedestrian and making In order to encourage mixed-use development in it difficult to locate transit shelters and the corridors, the City’s General Plan provides a amenities. On Garfield, the sidewalks are even 0.25 FAR bonus for mixed-use development. less, 4.5’ to 7.5’ wide (see Figure 2-13) with tall However, a bonus of 0.25 FAR may not be Eucalyptus trees in curb bump outs, too small in enough to encourage mixed-use development, size to have a positive impact on the sidewalk. particularly in subareas where the base FAR is already fairly low, such as East Garvey and the Garvey, in the Business Improvement District, Downtown Perimeter. In these locations, even has a more pedestrian-friendly development with with the 0.25 bonus allowable FAR would still new streetscape amenities including new palm be less than 1.0. This FAR many not be enough trees, a landscaped median with gateway, Figure 2-13. Narrow sidewalk on Garfield. 30 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan making crossing distances less, new historically intersection should continue this pattern of Several stakeholders also commented that inspired lighting, new benches, new trash establishing pedestrian plazas at the corners. “scramble”-phase crossings of intersections, receptacles, transit shelters, and sidewalks at where all vehicular traffic is stopped and least 10’ wide. Also, most businesses are The intersection of Garvey/Atlantic is possibly pedestrians are able to cross in any direction located with building entrances adjacent to the the most difficult intersection for pedestrian through an intersection, would be beneficial. sidewalk, which fosters pedestrian activity. The crossings in the study area for several reasons These scramble-phase crossings provide City of Monterey Park General Plan calls for (see Figure 2-14). The roadway is particularly pedestrians with a clear window of opportunity even wider sidewalks of 17’ to 20’ wide, which wide, separate left (and right) turn signals make to move through the intersection in any were not built when the streetscape plan was judging traffic flows difficult, and curb cuts near direction. While current pedestrian levels in implemented. The Garvey/Garfield Specific the intersection (for the gas stations) compound Downtown do not warrant their installation, as Plan calls for a five-foot setback on private the difficulty of navigating the area. However, pedestrian traffic increases due to new property adjacent to the sidewalk, a policy this intersection is a critical pedestrian node pedestrian-oriented development, scramble which should be continued and would result in a because it links two of the project corridors, and crossings could be implemented at intersections 15’ to 20’ sidewalk. it is the transfer point for two major MTA bus in Downtown. In addition, there are lines. In fact, pedestrian counts of major opportunities to install other crossing This study needs to investigate opportunities to intersections showed this intersection to have the improvements, including “count down” expand the pedestrian environment along all highest level of pedestrian activity in Downtown corridors by such mechanisms as setbacks on Monterey Park. Improvements to this private property and/or expand the sidewalks intersection should be a focus of later phases of into on-street parking areas when parking may this project. be provided in private or city parking structures. In the past, the City has also had a policy of 2.7.9 Pedestrian Crossings removing striping from unsignalized pedestrian Pedestrian crossings are made more difficult crossings of major streets because cars did not because of enhancements to the street for observe pedestrians, creating dangerous automobiles. Curb queuing areas are quite small situations. While removal of the striping may in some places, making waiting to cross the cause pedestrians to be more cautious, it also street uncomfortable. It should be noted, discourages movement across the street. Few however, that the Garvey/Garfield Specific Plan pedestrian signals have been installed to enable calls for pedestrian plazas at the corners of the safe pedestrian street crossings, but this is an Garvey/Garfield intersection that would assist opportunity to be considered. Along Garvey, the with pedestrian queuing. So far, only one plaza installation of decorative asphalt crosswalks has has been constructed, at the northwest corner of not only added to the attractiveness of the area, the intersection. Potential developments being but has increased the visibility of crosswalks, considered at the other corners of this enhancing their safety. Figure 2-14. Long crossing of Atlantic Boulevard at Garvey Avenue. 31 Chapter 2. Existing Conditions and Issues, Opportunities, and Constraints pedestrian signals at intersections that let encourage pedestrian movement between the routing could enhance this service. In pedestrians know how many seconds they have Garfield and Atlantic activity areas, or to addition, there is an opportunity for a shuttle until the light turns red. provide alternative means (most likely service to the Eastside light rail project, transit) of getting between the two areas. which with a stop at Atlantic Boulevard and 2.7.10 Other Downtown Linkages Pomona. The Eastside light rail project is Issues and opportunities for linkages in Transit scheduled for completion in 2007. Downtown Monterey Park are described here in Transit, both into the Downtown area from terms of pedestrians, transit, and bicycles: the surrounding region and circulator service Bicycle around the Downtown area, should be better Bicycle circulation is currently fairly Pedestrian integrated into the pedestrian environment. minimal through the Downtown study area. As the inventory of the public realm While there are sufficient bus stops along Some locations do show increased levels of discussed, there already exist several nodes the project corridors, transit has not yet been cycling however, particularly near Garfield in the Downtown project area that support a major consideration in design of public Hospital and the intersection of McPherrin / substantial amounts of walking (illustrated infrastructure. For example, new bus Garvey (near Ynez and St. Stephen’s with the quarter-mile radii in Figure 2). In shelters were not included in the BID Schools). However, cycling would provide these areas, people may be willing to walk streetscape program (see Figure 2-15). In a beneficial alternative means of access to between destinations. However, Figure 2 fact, few bus stops have shelters. Curb the project corridors from the surrounding also shows that in the context of the project bump-outs at the bus stops could also be area, increasing the area from which the area as a whole, the walking radii either considered to provide additional space on project corridors could draw visitors and barely overlap or do not overlap at all. the sidewalk where riders are waiting for workers without bringing additional vehicles There is a particularly large gap between the service. The intersection of Atlantic/Garvey into the area. pedestrian nodes centered around Garfield / is a major transfer point between two MTA Garvey and the pedestrian nodes (existing bus lines, both of which run at least every The only Class II bike lanes in the City are and proposed) centered around Atlantic. It ten minutes during weekdays. Future phases along Alhambra Avenue. Parallel Class II will be critical to find ways to either of this project should focus on that bike lanes on other north-south streets, intersection. possibly McPherrin Avenue, could provide additional access to Garvey. (Class II bike Because the project corridors are too long to lanes are striped on the street, providing an be comfortably walkable by the average exclusive space for cyclists. They are pedestrian, circulator transit service should preferable to Class III bike routes which do be provided through the Downtown area. not provide an exclusive lane for cyclists.) Existing Spirit bus service does provide Currently, both Emerson and Newmark bear some circulator service, but headways are significant vehicular traffic, particularly too large (every 40 minutes). Increasing during peak hours. However, with traffic Figure 2-15. Existing bus shelter on Garvey headways or developing more focused calming improvements, it may be possible to Avenue. 32 GRUEN ASSOCIATES Downtown Monterey Park Mixed-Use and Pedestrian Linkages Plan

make these streets more comfortable for Class III east-west bicycle movement.

2.7.11 Traffic The following are some of the vehicular traffic issues which should be addressed in this project:

Hellman / Atlantic The existing level of service is very poor with additional complexity due to the freeway ramps. Investigate possible alternatives for vehicular and pedestrian circulation, especially when the proposed Atlantic Times Square project is developed.

McPherrin / Garvey The existing level of service is poor. There are many bicycles in this area, potentially because of the proximity of the two elementary schools (Ynez and St. Stephen’s). Consider enhancements which protect bicycle and pedestrian movement in this area.

In addition, the General Plan includes a program of street widening for both Atlantic Boulevard and Garfield Avenue. As new development occurs, there will be opportunities to implement this widening program. However, if the livability of Downtown is to be improved, this widening should occur in conjunction with pedestrian-oriented improvements to the streets.