2.0 INTRODUCTION

2.0 Introduction

2.1 Purpose and Intent

The Imperial Highway Specific Plan provides planning policies and regulations that bridge the City of La Mirada’s General Plan and project level development within the Specific Plan area. The purpose of the Specific Plan is to guide change, promote quality development and implement the community’s vision for the area. The Specific Plan provides a comprehensive set of plans, design guidelines, regulatory standards, and administrative and implementation programs. This document is designed to provide for and encourage high-quality commercial, residential, mixed use entertainment and open space development within the Specific Plan area.

2.2 Project Background and Existing Conditions

2.2.1 Regional Context

La Mirada is located in the southeast portion of Los Angeles County, on the border of Orange County, in an area known as the Gateway Cities. The City has direct access to the I-5 freeway and is in close proximity to the 57 and 605 freeways. The City is surrounded by developed land and is bounded by unincorporated Los Angeles County on the north, La Habra and Fullerton on the east, Buena Park and Cerritos on the south, and Santa Fe Springs on the west.

The region as a whole has historically been comprised of suburban bedroom communities whose residents commute to work outside of their community in larger employment hubs. The region is primarily auto-oriented. Recent trends at the state, regional and local levels have focused on land use policy and development practices

Introduction 2-1 that encourage and/or facilitate the increased availability of alternative transportation modes (i.e. bus, light rail and commuter rail). Additionally, to capitalize on the benefits of a robust transportation system, local governments have recently focused land use policy efforts to encourage more centralized nodes of economic opportunity to establish integrated, vibrant, high quality places for people to live, work and play.

Exhibit 2-1: Regional Context

Introduction 2-2 Imperial Highway Specific Plan | City of La Mirada

2.2.2 About the City of La Mirada

The City of La Mirada is home to over 51,000 residents and encompasses approximately 7.78 square miles. La Mirada has very few remaining vacant parcels. The majority of land in the City is currently devoted to residential land uses. Of the City’s 3,841 acres, residential uses account for 2,264 acres or approximately 60 percent of the City’s total land area. Within the City, the area north of Stage Road is primarily residential, with a majority of industrial uses to the south and a freeway commercial area along the I-5 freeway.

La Mirada is home to a number of well-known destinations: Biola University, the La Mirada Theater for the Performing Arts, La Mirada Regional Park and Splash! La Mirada Regional Aquatics Center. In 2008, La Mirada was named Number 34 on CNN Money Magazine’s Top 100 Best Places to Live.

2.2.3 Imperial Highway Corridor Today

The Imperial Highway corridor provides a window to La Mirada for consumers, potential businesses, and current and future City residents. Currently, between 40,000 and 60,000 vehicles per day travel along this three-mile corridor that runs east-west for the full width of the City. Given the strategic location of this busy corridor, Imperial Highway offers tremendous opportunity for attracting businesses and mixed use development to serve the numerous residents, visitors, students and workers living in and around La Mirada.

Commercial uses along Imperial Highway are concentrated at three key intersections - Imperial Highway and Valley View Avenue, Imperial Highway and La Mirada Boulevard, and Imperial Highway and Santa Gertrudes Avenue. Surrounding these commercial nodes are established residential neighborhoods. Adjacent to the node at La Mirada Boulevard is La Mirada Creek Park. Along the corridor in between the three key

Introduction 2-3 intersections, soundwalls separate the residential units from the road. There are limited connections between the residential neighborhoods and the commercial centers.

The Imperial Highway Specific Plan area comprises approximately 100.71 acres of land. The existing uses in the area are primarily auto-oriented, small-scale, retail shopping centers and professional and medical offices. There are a large number of landowners in the Specific Plan area and there are approximately 84 separate parcels. Refer to Exhibit 2-2 for the Specific Plan area.

Show City Boundary

Will require Gen Plan Amendment

Exhibit 2-2: Specific Plan Area

Introduction 2-4 Imperial Highway Specific Plan | City of La Mirada The following transit services are available in the vicinity of the Specific Plan area: . Norwalk Transit Service Bus Line Route 4, which travels along Imperial Highway. . Norwalk Transit Service Bus Line Route 8, which travels along Valley View Avenue. . Montebello Bus Line Route 50, which travels along La Mirada Boulevard. . Los Angeles County Metro Route 121, which travels along Leffingwell Road between Telegraph Road and Stamy Road along the border of City of La Mirada and South Whittier. . The Norwalk/Santa Fe Springs Metrolink Station, located on Imperial Highway, west of the Bloomfield Avenue/Imperial Highway intersection, approximately two miles west of the City of La Mirada city limits. . The Buena Park Metrolink Station, located on Dale Street approximately 1 mile southeast of the City of La Mirada south of the Dale Street/Malvern Avenue intersection. Refer to Exhibit 2-3 for locations of transit routes.

The following existing and proposed bicycle facilities are within or adjacent to the Specific Plan area: . Class II Bicycle Lanes on La Mirada Boulevard. . Class II Bicycle Lanes on Santa Gertrudes Avenue south of Imperial Highway. . Proposed Class II Bicycle Lanes on Valley View Avenue. . Proposed Class II Bicycle Lanes on Telegraph Road and Hutchins Drive. Refer to Exhibit 2-4 for locations of bikeways

Introduction 2-5

Show City Boundary

Exhibit 2-3: Transit Routes

Introduction 2-6 Imperial Highway Specific Plan | City of La Mirada

Show City Boundary

Exhibit 2-4: Bikeways and Trails

Introduction 2-7

2.3 Planning Process

2.3.1 Public Outreach and Community Input

Throughout the development of the Imperial Highway Specific Plan, the City of La Mirada sought input from residents and stakeholders through various community outreach and participation activities. Development of the Imperial Highway Specific Plan has been influenced through public participation activities and is reflected in the policy framework described in this chapter.

The City conducted two Design Workshops during the initial stages of the Specific Plan process. Both workshops were advertised via the City’s website, postings at City Hall and other community centers as well as direct mailers which were sent to all property owners and tenant/occupants of property and units within a 500 foot radius of the Specific Plan area. The first workshop which was held on February 11, 2010 began with a brief presentation on the project background, purpose, opportunities and goals. Then, attendees were asked to identify treasures and challenges they see in the Specific Plan area. Attendees also worked in small groups to discuss and document proposed ideas and solutions for the Imperial Highway corridor.

The second design workshop was held on March 24, 2010. During this workshop, attendees participated in a Visual Design Preference Survey to provide input on various architectural and design elements that may be included in the Imperial Highway Specific Plan. Following the Survey, attendees broke into small groups to discuss potential change in the three Planning Areas and along the corridor as a whole.

Notes and comments from both workshops can be found in Appendix A.

Introduction 2-8 Imperial Highway Specific Plan | City of La Mirada 2.3.2 Key Community Input Findings

The following summarizes the key findings from design workshop participants:

Maintain a Family-Friendly Community Residents of La Mirada are proud of their City’s family-friendly atmosphere. They would like to preserve this character and ensure that future development in the Imperial Highway Corridor Specific Plan area will further enhance and complement their community.

Ensure New Development is Compatible with Surrounding Neighborhoods Workshop participants recognized the need to redevelop the Imperial Highway Corridor Specific Plan area but underlined the importance of new development that is compatible with existing neighborhoods in La Mirada. The development of new buildings and structures should be the appropriate size and scale.

Enhance Commercial and Retail Use by Introducing New Development Patterns Current commercial centers along the Imperial Highway Corridor in La Mirada are comprised of auto-oriented, strip commercial development. Workshop participants expressed a desire to redevelop existing commercial centers with new development patterns including pedestrian-oriented facilities, outdoor retail and restaurants, and an updated façade rehabilitation.

Introduce Cohesive Streetscape Elements to Unify Key Commercial Intersections The Imperial Highway Specific Plan area contains three main intersections comprised of commercial retail and office uses. These three areas provide the best opportunity for activity along the corridor. Workshop participants expressed their desire to create a unifying theme for the three main nodes by using physical improvements that unite the four corners of each intersection.

Introduction 2-9 Address Current Traffic and Future Circulation Impacts Imperial Highway serves as a main transportation corridor in La Mirada and experiences heavy auto and truck traffic. Workshop participants identified existing traffic flow problems and underlined the importance of considering how future development will affect traffic along the highway.

Create Activity Destinations for All Residents and Visitors Alike Vacancies and underutilized properties in the Imperial Highway Specific Plan area provide opportunity for new commercial/retail businesses and other types of uses, such as additional restaurants, entertainment, and professional office centers. Workshop participants expressed that new uses considered should focus on creating activity destinations for all residents, including families, adults and youth; and also to attract new and returning visitors.

Improve and Beautify the Corridor with Compatible Landscape Enhancements Workshop participants expressed their satisfaction with recent landscaping improvements along Imperial Highway on the eastern side of the Specific Plan area. This type of improvement and similar landscape enhancements are highly desired, making sure that the appropriate plants and tree types are chosen.

Preserve Viable Local Businesses There are multiple businesses in the Imperial Highway Specific Plan area that are considered community institutions. Workshop participants would like to preserve these businesses in the redevelopment of the area and suggest providing some type of assistance to business owners for needed improvements.

Exhibits 2-5 through 2-7 illustrate the key opportunities and constraints identified by the workshop participants for each Planning Area.

Introduction 2-10 Imperial Highway Specific Plan | City of La Mirada

Introduction 2-11 Exhibit 2-5: Valley View and Imperial Highway Opportunities

Introduction 2-12 Imperial Highway Specific Plan | City of La Mirada Not Part of Specific Plan Area

Exhibit 2-6: La Mirada and Imperial Highway Opportunities

Introduction 2-13

Introduction 2-14 Imperial Highway Specific Plan | City of La Mirada Improved Soundwalls

Improved Site Utilization

Exhibit 2-7: Santa Gertrudes and Imperial Highway Opportunities

Introduction 2-15

2.4 California Environmental Quality Act Compliance

The Imperial Highway Specific Plan has been prepared in compliance with the requirements of the California Environmental Quality Act (CEQA). Pursuant to State and Local CEQA Guidelines, the City of La Mirada prepared an expanded notice of preparation. The City has determined that the Specific Plan will result in additional environmental impacts, which require environmental analysis. As a Supplement to this Specific Plan, a Mitigated Negative Declaration (MND) has been prepared to respond to the anticipated environmental impacts associated with the project.

The Imperial Highway Specific Plan includes an Introduction, Project Description, description of existing environmental conditions, assessment of impacts and mitigation measures as directed by the City of La Mirada, in accordance with CEQA.

2.5 Scope and Authority of the Specific Plan

2.5.1 Statutory Authority

The Imperial Highway Specific Plan is established through the authority granted to the City of La Mirada by California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Specific Plans).

As expressed in California law, Specific Plans may be adopted either by ordinance or by resolution. This allows jurisdictions to choose whether their specific plans will be policy driven (adopted by resolution) or regulatory in nature (adopted by ordinance).

Introduction 2-16 Imperial Highway Specific Plan | City of La Mirada 2.5.2 Relationship to the General Plan

The current City of La Mirada General Plan was last updated in 2003. The Specific Plan reflects current land use buildout and other development policies, as described within the General Plan. The Specific Plan’s regulations will comply with the directives of the General Plan’s policies and action programs.

2.5.3 Relationship to the Development Code

The provisions contained in this Imperial Highway Specific Plan constitute the primary land use and development standards for the Specific Plan area. These regulations are applied in addition to the provisions as set forth in the City of La Mirada Municipal Code. As part of the implementation of this Specific Plan, the City of La Mirada Municipal Code shall be amended to include the Specific Plan Area (Imperial Highway Specific Plan) zoning designation, including its associated land use districts.

Introduction 2-17