HomeMy Public PortalAbout09_10A_9050 Las Tunas Dr_Staff Report-Use ConceptMANAGEMENT SERVICES DEPARTMENT
MEMORANDUM
D ATE: April 6, 2021
TO: The Honorable City Council
FROM: Bryan Cook, City Manager
By: Tinny Chan, Management Analyst
SUBJECT: PRELIMINARY SITE USE CONCEPTS FOR 9050 E. LAS TUNAS
DRIVE
RECOMMENDATION:
1.The City Council is requested to review the presented preliminary space planning
concepts and site study conducted on the City’s property at 9050 E. Las Tunas
Drive;
2. Provide further direction on the presented reuse concepts and direct staff to provide
more comprehensive analyses for City-owned properties located at and in the vicini-
ty of 9050 E. Las Tunas Dr. (APNs 5387-023-900, - 901; 5387-024-900, -901 ' -902);
and
3. Appropriate funds to further explore reuse concepts.
BACKGROUND:
1.On November 20, 2018, Council deliberations on the Las Tunas beautification and
Primrose redevelopment concepts included references to the future reuse of City
owned properties at and adjacent to the old Chamber of Commerce building (At-
tachment “A") at 9050 E. Las Tunas Drive. Council indicated that they would like to
explore redevelopment options for the area-given its relatively large size (1/2 of an
acre) and Las Tunas gateway location-in context to a comprehensive view of future
City-funded downtown investments. In other words, the properties present an oppor-
tunity that could complement future public improvements and further catalyze the
downtown corridor.
2.On December 4, 2018, Council approved the relocation of the Chamber of Com-
merce to the Council Chambers building at 5938 Kauffman Avenue.
3.On December 3, 2019, Council approved a 22-month lease agreement with Los An-
AGENDA
ITEM 10.A.
City Council
April 6, 2021
Page 2 of 3
geles County Library at 9050 E. Las Tunas Drive, where the new temporary Express
Library would operate from while construction is underway at the Temple City Li-
brary.
4.In February 2020, the Temple City Library commenced operations at 9050 E. Las
Tunas Drive, with the lease agreement to conclude on September 24, 2021.
5.In February 2021, with the upcoming conclusion of the lease, City staff revisited site
planning concepts and updated the concepts so that they are relevant to the current
Zoning Code and with consideration given to the possible effects of the pandemic
and the economic recession in 2020.
ANALYSIS:
The City’s property at 9050 E. Las Tunas Drive is situated in a well-traveled corridor that
presents unique redevelopment opportunities for the City. The City has contracted with
Goodale Architecture Planning to conduct a study on the site and to present preliminary
site utilization concepts (Attachment “B”).
Immediate Site Context
●There is an existing effective formal gateway to the site.
●There are rich resources of existing trees on the property.
●Adjacent lots are residential, R-3 zoned.
Preliminary Site Utilization Options
The following are preliminary site utilization options for the City Council’s consideration:
1A. Retail: A one-story 7,700 sq. ft. dividable retail space.
Merits: This option is most contextual to the current streetscape.
Debits: This option would not take advantage of the unique site location and the oppor-
tunities it presents.
1B. Incubator: A one-story 7,700 sq. ft. shared-resource office space.
Merits: This option is most contextual to the current streetscape and could address a
growing need for co-working spaces.
Debits: May require a specialty landlord or management for success.
2.Fast Food Restaurant: A 1,800 sq. ft. fast food restaurant, with 600 sq. ft. outdoor
seating space and a drive-thru.
Merits: This option could be somewhat fitting to the streetscape.
Debits: Awkward site geometry for parking and drive-thru; “suburbanizes” a space that
could extend the City’s downtown area.
3. Senior or Affordable Housing Over Retail: A four-story structure with 9,000 sq. ft. re-
City Council
April 6, 2021
Page 3 of 3
tail space on the first floor, and senior or affordable housing units in the upper levels. A
subterranean parking level is also included as an option for this concept.
Merits: This option would help the overall region’s affordable housing crisis, and could
bring robust returns.
Debits: Awkward site geometry for parking and retail.
4A. Public Park: A 12,000 sq. ft. public park with related recreational support.
Merits: This option could provide more green space along the Las Tunas corridor, and
leverage or preserve existing features.
Debits: Foot traffic seems to be low in the area and there are safety issues due to ve-
hicular traffic.
4B. Restaurant, Adaptive Reuse: Retain existing structure and adapt into a restaurant
with 2,400 sq. ft. enclosed dining area and 600 sq. ft. patio area.
Merits: This option leverages and reuses almost all existing resources and structures on
the site.
Debits: This option does not maximize the development/density potentials of the site.
Single-owner operator is also key to initial success or failure.
Should Council choose to further explore any of the above preliminary concepts, City
staff and consultants will work to provide the City Council with a comprehensive analy-
sis to explore select concepts from above.
CITY STRATEGIC GOALS:
Further exploring site utilization opportunities at the City-owned property would further
the City’s Strategic Goals of economic development, sustainable infrastructure, and
quality of life.
FISCAL IMPACT:
None.
ATTACHMENTS:
A. Map of City-Owned Properties: Vicinity of Chamber of Commerce Building
B. Preliminary Site Utilization Concepts Presentation
ATTACHMENT A
G O O D A L E
ARCHITECTURE PLANNING
F o r m e r C h a m b e r o F
C o m m e r C e S i t e
U S e & C a p a C i t y
a l t e r n a t i v e S t U d i e S
02 | 2021
ATTACHMENT B
S i t e C o n t e x t / S p e C i F i C p l a n
WEST COMMERICAL DISTRICT:
SUBURBAN FORM OF DEVELOPMENT,
STREET-FRONTING PARKING
LOT CONSOLIDATION
CURRENT:
MORIBUND SERVICE RETAIL
SMALL LOT OWNERSHIP
CROSSROADS SPECIFIC PLAN
MIXED USE RESIDENTIAL
PEDESTRIAN COMMERCIAL
CURRENT:
STRIP MALLS / 1 STORY RETAIL
SURFACE PARKING
GATEWAY COMMERCIAL:
ENTERTAINMENT / RESTAURANTS
CURRENT:
MORIBUND SERVICE RETAIL
SMALL LOT OWNERSHIP
CIVIC CENTER COMMERCIAL DISTRICT:
HISTORIC DOWNTOWN RETAIL
PEDESTRIAN ORIENTED
14 9018 9026 9024 9028 9044
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General Plan Land Use
Law Residential
Medium Residential
• High Residential
II Commercial
11111 Industrial
Institutional
Mixed Use
Mixed Use - Specific Plan
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lb Flood Control Channel
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L A S
T
U
N
A
S
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A
D
A
V
E
N
U
E
i m m e d i a t e S i t e C o n t e x t
WHILE LILAC-COLORED AREA IS
RESIDENTIAL IN USE, IT ALL FALLS WITHIN
THE SAME SPECIFIC PLAN DSP - GC ZONING
AS THE LAS TUNAS PROPERTIES
L A
S
T
U
N
A
S
B
O
U
L
E
V
A
R
D
RICH RESOURCE OF
EXISTING TREES ON SITE
EFFECTIVE
FORMAL
GATEWAY
Z o n i n g C o d e S U m m a r y
&
S i t e r e S o U r C e S
APPROXIMATE
SITE AREA
21,000 SQ FT
L ot W idth
(144
’
to curv
e
rad
i
u
s
)
exce
e
d
s
100
’
MAXIMUM
BUILDING HEIGHT =
45’ (3 STORIES)
(30’ or 2 stories within
20‘ of residential zone -
not technically required
here, but likely courtesy)
WITH STATE
AFFORDABLE HOUSING
CONCESSIONS:
POSSIBLY 4 STORIES
0 FRONT SETBACK
(Unless required by Plan
Review)
No parking or monument
sign within 5’ of front
property line
0 SIDE/REAR SETBACKS
(But, if respecting existing
residential as figurative
‘R’ use, recommended for
floors above ground floor:
10’ setback for every 10’
from neighboring PL)
LANDSCAPED AREA =
5% TOTAL LOT
(Including landscaped
setbacks)
D O W N T O W N S P E C I F I C P L A N D S P - G C Z O N I N G
S I T E D E V E L O P M E N T R E G U L A T I O N S
MAXIMUM
LOT COVERAGE = 100%
S i t e U t i l i Z a t i o n o p t i o n S
1A. 1-STORY RETAIL
L A
S
T
U
N
A
S
D
R
I
V
E
1A. 1-STORY RETAIL
S
U
L
T
A
N
A
A
V
E
USE: 8,275 SQ FT DIVIDABLE RETAIL
40’ DEEP
REQUIRED
PARKING: 33 SPACES (1/250 SF)
PROVIDED
PARKING: 33 SPACES
BENEFITS:
- Most contextual re: current streetscape.
DEBITS:
- Dubious pro forma
re: land value / construction cost / market
1B. 1-STORY
INCUBATOR
L A
S
T
U
N
A
S
D
R
I
V
E
1B. 1-STORY
INCUBATOR
S
U
L
T
A
N
A
A
V
E
USE: 8,275 SQ FT RAW HIGH-BAY SPACE
40’ DEEP
REQUIRED
PARKING: 33 SPACES (1/250 SF)
PROVIDED
PARKING: 33 SPACES
BENEFITS:
- Most contextual re: current streetscape.
- Addresses growing need for start-up, shared resource
offices
DEBITS:
- Dubious pro forma
re: land value / construction cost / market (?)
(Possibly offset by container assembly)
- Specialty landlord / management required for success
(Public/private?)
2. FAST FOOD RESTAURANT
L A
S
T
U
N
A
S
D
R
I
V
E
2. FAST FOOD
S
U
L
T
A
N
A
A
V
E
USE: 1,800 SQ FT FAST FOOD RESTAURANT
600 SQ FT OUTDOOR SEATING
REQUIRED
PARKING: 24 SPACES (1/100 SF)
PROVIDED
PARKING: 24 SPACES
BENEFITS:
- Somewhat fitting to the loose streetscape further
west of downtown.
DEBITS:
- ‘Suburbanizes’ what could be a a more dense
extension of the City’s downtown core.
- Corner site and awkward geometry of site make for
site utilization ineffiencies.
Trash Area
Employee Parking
Sign Monument
Garden Picnic
Area
Order
Pick-Up
3. SENIOR OR AFFORDABLE
HOUSING OVER RETAIL
L A
S
T
U
N
A
S
D
R
I
V
E
3. SENIOR or AFFORDABLE
HOUSING OVER RETAIL
S
U
L
T
A
N
A
A
V
E
USE: 9,000 SQ FT RETAIL
42 SENIOR UNITS
REQUIRED
PARKING: 36 SPACES (1/250 SF) RETAIL
21 SPACES (1/2 UNITS OR LESS) SENIOR
PROVIDED
PARKING: 53 SPACES
BENEFITS:
- Provides for more robust returns and addresses
senior housing part of regional housing crisis.
- Develops strong retail infill at sidewalk line
DEBITS:
- Awkward site geometry for both parking and retail
RETAIL
9,000 SQ FT
3. SENIOR or AFFORDABLE
HOUSING OVER RETAIL
Subterranean Parking LeveL
41 P arking SPaceS
41 SUBTERRANEAN
PARKING SPACES
3. SENIOR or AFFORDABLE
HOUSING OVER RETAIL
14 UNITS X 3 FLOORS
42 UNITS
12 - 1-Bedroom unitS
2 - Studio unitS
14 UnitS / FLoor x 3 FLoorS =
42 UnitS
4. PUBLIC PARK
L A
S
T
U
N
A
S
D
R
I
V
E
4A. PUBLIC PARK
S
U
L
T
A
N
A
A
V
E
USE: 12,000 SQ FT PUBLIC PARK
RELATED RECREATION SUPPORT
REQUIRED
PARKING: (???)
PROVIDED
PARKING: 31 SPACES
BENEFITS:
- Could provide visually rich green space along the Las
Tunas corridor.
- Could provide (limited) usable green space to
residential neighborhoods west of Civic Center.
- Can leverage existing entry pergola and paving.
- Preserves / leverages all of the current landscape.
- Possible transitional use to 4B
DEBITS:
- Doesn’t seem to respond to organic community need
at that location (absence of foot traffic, etc.).
- Not most safe place for children (vehicular traffic).
- Provides limited public value, requiring public
investment - versus an outcome that the City can
shape and benefit from economically.
Retain Pavilon /
Monument
Expanded
Hardscape
4B. RESTAURANT:
ADAPTIVE RE-USE
4B. RESTAURANT
ADAPTIVE RE-USE
S
U
L
T
A
N
A
A
V
E
L A
S
T
U
N
A
S
D
R
I
V
E
USE: 2,400 SQ FT ENCLOSED AREA
600 SQ FT PATIO AREA (MAX ALLOWED)
REQUIRED
PARKING: 31 SPACES (1/100 SQ FT GROSS)
PROVIDED
PARKING: 31 SPACES
BENEFITS:
- Leverages all the existing resources of the site into a
development pro forma (house, mature trees, pavilion).
- Conserves/adapts both landscape and architectural
legacy.
- Creates unique active street-front use in a green-space
along Temple City Blvd.
- Minimizes surface parking in comparison with other
development options.
DEBITS:
- Doesn’t maximize the development/density potentials of
the site.
- Single owner/operator becomes key to the sale, and to
initial success or failure.
NEW
KITCHEN
MODULE
ADAPTED
EXISTING
HOUSE
GARDEN
DINING
Preserved
Entry
Sequence
Employee Parking
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G O O D A L E
ARCHITECTURE PLANNING
F o r m e r C h a m b e r o F
C o m m e r C e S i t e
U S e & C a p a C i t y
a l t e r n a t i v e S t U d i e S
02 | 2021
ATTACHMENT A