8-31-15 HLA memo re Olive Subarea

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From:Doug Hammel \[mailto:DHammel@hlplanning.com\] Sent:Monday, August 31, 2015 4:03 PM To:Raymond Lai Cc:Dan Gardner; Drew Awsumb; Zachariah Greatens Subject:RE: Vision Statement Hi Ray, Given the time we have and the fact that we are drafting the vision statement within the context of a larger plan, I wouldn’t feel comfortable submitting a formal vision statement for the corridor, as we will continue to shape it as the full details of the plan are complete. Having said that, I can offer the following that explains what our recommendations were based on and what the overarching principles (in other words, the vision) are for the subarea: Basis for Recommendations The subarea plan recommendations (as is the case with all the Plan’s recommendations) are based upon a balance of the following. It’s important to note that we have had to use our discretion to ensure that recommendations are realistic, locally specific, and reflective of the community’s vision: The extensive traditional and web-based public outreach that was done at the beginning of the process to identify issues and aspirations (it should be noted that all public comments were reviewed, though some are not specifically addressed because they are unattainable (though they may still influence recommendations that aim to achieve a similar end) or contrary to the broader community vision for a specific topic.) Past plans and studies that provide a basis for what the community may be supportive of, recognizing that market realities, political will, and/or community attitudes may have shifted based on what we heard learned the first part of the process Technical information provided to us by the City, community facilities providers, or regional agencies that helps us assess the viability of certain concepts or improvements as they emerge Our on-site analysis and reconnaissance of development characteristics to determine what types of solutions may be possible and how they would be applied on U City’s parcel, block, and neighborhood structures Our analysis of data that helps establish the realistic level of market potential, coupled with regional and local data sources that help refine our assumptions. Guiding Principles The recommendations of the subarea can be thought of as responding to the following overarching principles, which in a way speak to the core elements of a vision for the corridor: Maximizing the benefit of the interchange through transformative redevelopment at the west end of the corridor to capture regional market potential Building upon the inherent momentum of investment in the international district in order to strengthen current uses and support redevelopment of underperforming sites Establishing opportunities for community- and neighborhood-based goods and service that benefit the residents of nearby residential blocks Using focused land use policies to create more viable commercial development sites that can better manage site design programs and access Taking advantage of Heman Park as an anchor for recreation, character, and investment in housing 1