Case Study: Redevelopment Strategies of Brea, CA
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A study of the redevelopment strategies of the City of Brea, CA
Transcript of Case Study: Redevelopment Strategies of Brea, CA
housing breans
Brea, California - Regional Map
Community Profile
Population 39,584Daytime population 100,000Median Age 34.5 yearsMedian Household Income $84,457Elevation 375'Area 11.1 Square Miles
•Very strong entrepreneurial flavor with about 70% of the City's business license holders comprised of smaller, family-owned businesses.
Location
•Orange County Airport is 17 miles away •Ontario Airport 25 miles away, and LAX 48 miles from Brea•30 miles east of downtown Los Angeles•The Orange (57) Freeway bisects the city from north to south •Offers easy access to the Riverside (91) Freeway to the south and the Pomona (60) •San Bernardino (10) Freeways to the north.
BREA
charette initiatives
“High-quality design and
development are needed”
“Downtown should be the symbolic focal point for the community”
“Downtown should appeal to Breans of all ages and
backgrounds”
“Downtown should be linked
visually and functionally to the Brea Mall and the Civic
Center”
“Historic preservation
should highlight oil industry heritage”
“Brea wants a 24-hour city in the downtown
area”
“Diverse housing options should be provided downtown”
“Traffic facilities should not carve
up downtown activities, but
vehicular traffic must be well
served.”
THE EIGHT REDEVELOPMENT GOALS
Design Diversity
Culture Affordable Housing
Security
Transit - Oriented
Circulation
DowntownRevitalization
REDEVELOPMENT STRATEGIES
DowntownRevitalization
DO
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Land Assembly + Acquisition started in 1985
Elimination of BLIGHT Redevelopment
Completed in 1995 and overseen by Los Angeles-based Watt
Commercial Development, the
first phase involved construction of a 25-
acre community shopping center directly adjacent to
downtown.
PHASE Icompleted in 1995
Newport Beach, Calif.-based Baywood
Development Group constructed 96 single-
family homes adjacent to downtown. The project was
completed in 1996.
PHASE IIcompleted in 1996
Mixed Use Development:Birch Street Promenade -
750 foot stretch retail stores, entertainment venues,
restaurants, loft apartments and offices in the heart of downtown with a variety of
architectural styles and streetscapes.
Redevelopment Agency: RTKL – Baltimore
Developer : CIM Group- Los Angeles
PHASE IIgroundbreaking in 1997
Completed in 1995 and overseen by Los Angeles-based Watt
Commercial Development, the
first phase involved construction of a 25-
acre community shopping center directly adjacent to
downtown.
PHASE Icompleted in 1995
DE
VE
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PM
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DowntownRevitalization
PHASE IIcompleted in 1996
Newport Beach, Calif.-based Baywood
Development Group constructed 96 single-
family homes adjacent to downtown. The project was
completed in 1996.
DE
VE
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PM
EN
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SIN
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DowntownRevitalization
PHASE IIIgroundbreaking in 1997
Mixed Use Development:Birch Street Promenade -
750 foot stretch retail stores, entertainment venues,
restaurants, loft apartments and offices in the heart of downtown with a variety of
architectural styles and streetscapes.
Redevelopment Agency: RTKL – Baltimore
Developer : CIM Group- Los Angeles
DowntownRevitalization
DE
VE
LO
PM
EN
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HA
SIN
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DowntownRevitalization
PUBLIC SAFETY
Outstanding police department
(Bike Patrol, Canine Units, Community Action Patrol)
•Shoplifting/Crime Prevention•Increase personal safety •“Walk-through." assistance•Lost children •Emergency Contact • 24 Hour Access
SE
CU
RIT
Y &
SA
FE
TY
Security
POLICE STATION
DowntownRevitalization
AFFORDABLE HOUSING
The Ash Street Cottages: A True Downtown Neighborhood
96 SFR
The units have retained their cottage charm with many owners adding gardens to front yards.
HO
US
ING
Security
AffordableHousing
Ash Street Garden
The Central Green at Ash Street Cottages Ash Street cottages
DowntownRevitalization
AFFORDABLE HOUSING
The Ash Street Cottages: A True Downtown Neighborhood
96 SFR
The units have retained their cottage charm with many owners adding gardens to front yards.
HO
US
ING
Security
AffordableHousing
Ash Street cottages
Housing The Brea Redevelopment Agency is very proud of its success in providing quality affordable housing to Brea families. The Agency has assisted in the creation or subsidy of more than 500 low- and moderate-income housing units in Brea. Projects range from new single-family home developments such as the Arbors and Laurel Walk projects to affordable housing rehabilitation projects such as Walnut Village and Civic Center Apartments. The Agency also adopted an innovative Mobile Home Policy and assisted in the non-profit purchase and rehabilitation of the Rancho Brea Mobile Home Park. Additionally, the Homebuyer Assistance Program helps families move into the home ownership market and the Senior Subsidy Program assists the low-income elderly maintain affordable housing within the community.
DowntownRevitalization
AFFORDABLE HOUSING
The Ash Street Cottages: A True Downtown Neighborhood
96 SFR
The units have retained their cottage charm with many owners adding gardens to front yards.
HO
US
ING
Security
AffordableHousing
Ash Street cottages
·Homebuyer Assistance ProgramThe Agency provides up to $225,000 in assistance to low- and moderate-income homebuyers. The loans have a 30-year term and are deferred for the first five years. If the property is sold or no longer owner-occupied, then the loan is due and payable with an equity share provided to the Agency.
·Senior Subsidy ProgramThis program began in 1989 and provides 120 seniors with a monthly rent subsidy, which they are able to use at the dwelling of their choice. The program meets the needs of very-low-income seniors who would otherwise have to modify their spending for essential items such as food and medication in order to afford market rent.
·Rental Rehabilitation ProgramThe Agency uses both housing set-aside funds and federal HOME funds to implement a rental rehabilitation loan program. The program has included loans issued to the Imperial Terrace apartments (37 units with 18 restricted for very-low and low-income households) and the Civic Center apartments (30 units with 16 units reserved for very-low and low-income tenants). In addition to the rental rehabilitation program, the Agency also implements the single-family rehabilitation program using federal funds to implement approximately 15-20 loans per year.
·Neighborhood Enhancement PlanIn October of 1998, the City Council adopted a Neighborhood Enhancement Plan. The Plan identified six neighborhoods that were showing early signs of deterioration. The Agency staff is implementing this program and held its first outreach event in June of 1999.
DowntownRevitalization
FOR ALL AGES & ALL LIFESTYLES
A truly urban living experience for all ages with resident-
serving amenities such as a grocery store, video rental
store, cleaners, coffee shop, and unique shops and
entertainment all within a short walk of the front door.
DIV
ER
SIT
Y
Security
AffordableHousing
Diversity
LIVE
WORK
PLAY
SHOP
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DowntownRevitalization
MIXED-USE DEVELOPMENT
With input from residents, the redevelopment agency produced a document calling for a design that preserves Brea's small-town feeling and historic flavor, yet offers a modern mix of pedestrian-friendly attractions and amenities.
DE
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Security
AffordableHousing
DiversityPEDESTRIAN
FRIENDLY
Design
MIXED-USEDEVELOPMENT
+
DowntownRevitalization
STREETSCAPE
Security
AffordableHousing
Diversity
Design
With input from residents, the redevelopment agency produced a document calling for a design that preserves Brea's small-town feeling and historic flavor, yet offers a modern mix of pedestrian-friendly attractions and amenities.
DE
SIG
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PEDESTRIAN FRIENDLY
HISTORICFLAVOR
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DowntownRevitalization
CULTURE
HE
RIT
AG
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Security
AffordableHousing
Diversity
Design
Culture
Activities, streetscape and public plaza design established an overall theme for downtown Brea that reflects historically significant themes and heritage.
DowntownRevitalization
ACCESSIBILITY
CIR
CU
LA
TIO
N
Security
AffordableHousing
Diversity
Design
Culture
Circulation
The Agency’s participation in the downtown project includes two Agency-funded parking structures, and two surface parking lots providing over 2,000 free parking spaces. Additionally a bridge has been constructed to link one of the parking structures to the east side of town.
Long Term Parking
4 Hour parking with 20 / 1 hour spaces
Valet Parking
DowntownRevitalization
TRANSPORTATION
TR
AN
SIT
SY
ST
EM
Security
AffordableHousing
Diversity
Design
Culture
Circulation
"Van Go" began in July of 1996 and provides residents with door to door transportation in specified service areas in Brea, Placentia and Yorba Linda. Van Go makes regular stops at key points in the community, and the fare includes transfers to OCTD bus routes.
Transit System
BR
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DA
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Circulation
Transit System
DowntownRevitalization
Security
AffordableHousing
Diversity
Design
Culture
Birch StreetPromenadeDowntown
Circulation
Transit System
DowntownRevitalization
Security
AffordableHousing
Diversity
Design
Culture
Birch StreetPromenadeDowntown
The Birch Street Promenade
Birch Street lofts over retail outlets
BR
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Completed 1999
The Birch Street Lofts are a portion of Brea's Birch Street Redevelopment effort in downtown Brea. The City awarded development rights to CIM Development. They in turn engaged a number of architects to design segments of the street. Koning Eizenberg's portion comprised 12,300-sq. ft. of ground floor leasable retail space with twenty-four 750-sq. ft. loft style housing units above. The project achieved a very tight construction budget of $65 a square foot.
The Birch Street Lofts 25 low-to-moderate-income units
The Agency provided financial assistance to develop apartments above the retail shops along Birch Street. This type of housing was considered a high priority for the downtown in order to create an “around-the-clock” downtown. The vertical mixed use resulting from this project gives the downtown a level of energy that cannot be achieved through commercial development alone. The developer has constructed 62 one-bedroom units, with 33 units set aside for low- to moderate-income households.
Circulation
Transit System
DowntownRevitalization
Security
AffordableHousing
Diversity
Design
Culture
BR
EA
TO
DA
Y
Tamarack Pointe VillasThe Agency provided financial assistance to offset the cost of developing this 48-unit family apartment complex. The assistance was provided under the City’s affordable housing ordinance. In return, the Agency received covenants on five units restricted to low- and moderate-income households with a 30-year term.
Vintage Canyon Senior ApartmentsThe 105-unit Vintage Canyon Apartment project was proposed by the developer as a standard senior citizen apartment complex. Recognizing the need for lower rents and higher services, the Agency and City worked with the developer to reach a lower affordability level (10% of the units are for seniors at 40% median income while the remaining units are for seniors earning 50% median income). The project includes transportation, group activities, and wellness programs. All of the units have affordable housing restrictions for 30 years.
Circulation
Transit System
DowntownRevitalization
Security
AffordableHousing
Diversity
Design
Culture
BR
EA
TO
DA
Y
Laurel Walk
The 27-home Laurel Walk project was the second development by The Olson Company in Brea. This single-family home development used the existing alley for off-street parking which allowed for an architecturally-rich front entry to the homes, including porches and second floor balconies. Five of these homes were sold to moderate-income families. This project also enhanced the Birch Street pedestrian link by including public art adjacent to the sidewalk.
Circulation
Transit System
DowntownRevitalization
Security
AffordableHousing
Diversity
Design
Culture
BR
EA
TO
DA
Y
Design Diversity
Culture Affordable Housing
Security
Transit - Oriented
Circulation
DowntownCentric
REDEVELOPMENT STRATEGIES
Design Plus Strong Local Leadership
Continuity
PEOPLE
TAKEAWAYS
Community Involvement
“Breans First”
PLACE PERSPECTIVE PASSAGE
Strategic Location
Security Culture Preservation
Service
Accessibility
Convenience
Circulation
+ + +
“Housing Breans”
Precedent Case Study:Brea, California
Field Studies in Real Estate
