TCC Pomona
Housing Study &
Parking Analysis
September 18th, 2023
Attachment No. 2
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
AGENDA
Project Background
Project Goals +
Objectives
Schedule
Parking Analysis
Market Feasibility
Analysis
VPD Lot Analysis
Planning Strategies
Scenarios
Next Steps
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Project Background
The City of Pomona received a grant
through the Southern California
Association of Governments (SCAG) for
cities looking to spur affordable housing
development to meet present and future
housing demands.
As a result, this study seeks to assess
historic and current data in order to
provide recommendations to the City
of Pomona on development strategies
to meet these future housing needs on
city-owned Vehicle Parking District lots
within the Downtown.
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Objective #1: Comprehensive
Analysis of Parking in the
Downtown Pomona Specific Plan
Objective #2: Comprehensive
Analysis of Mobility and Open
Space Infrastructure.
Objective #3: Comprehensive
Market Feasibility Analysis for
Housing
Objective #4: Recommendations to
the City for Redevelopment of City-
Owned Parking Lots
Project Objectives
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Goals + Objectives
Analysis for city-owned parking lots within Downtown to potentially support housing development
Grow residential units, 10,000 needed with a focus on
affordability.
Maintain or increase open space.
Support the city’s sustainability goals
Improve mobility, access and utilization in a way that is safe and convenient while minimizing auto congestion
Establish definitive strategies for parking management and allocation within the Downtown Pomona Specific Plan area Enhancement of multi-modal and open space amenities
for future residents.
Recognize evolving technology and future trends in
parking systems, management strategies and service
delivery.
Understand existing parking supply and demand patterns
Determine the impacts of future development on existing parking
Conduct a robust stakeholder engagement process
Obtain Stakeholder input to shape the parking planning
process.
Less vehicular dependent future.
Determine industry best practices with regard to
management of the parking system
Improve efficiency and customer service
Evaluating possible sites for new parking infrastructure Creating well-planned and coordinated parking system for the longterm fiscal vitality of the city
Maintaining vibrant downtown core with retail
Adapt to forecasted downtown development patterns, and
inticpating infrastructural needs
Maintain VPD legacy and purpose of providing adequate
parking.
Maintain community expectation of providing parking
Determine more objective design standards for the city
Create a plan that stimulates growth – housing, or other growth opportunities
Create opportunities for Pomonans (residents) to stay and thrive in Pomona
Maintain the vibe with types of housing being promoted; walkable and pedestrian-friendly.
Create defensible body of data to get support policy.
Creative development based in data
HOUSINGHOUSING
PARKING &TRANSPORTATIONPARKING & TRANSPORTATION
DEVELOPMENTSTANDARDSDEVELOPMENTSTANDARDS
SUSTAINABILITY & OPEN SPACESUSTAINABILITY & OPEN SPACE
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
HOUSINGHOUSING
PARKING &TRANSPORTATIONPARKING & TRANSPORTATION
DEVELOPMENTSTANDARDSDEVELOPMENTSTANDARDS
SUSTAINABILITY & OPEN SPACESUSTAINABILITY & OPEN SPACE
Create more diverse housing opportunities, including
affordable housing options, and greater density in Downtown Pomona using design standards that maintain and contribute to the existing energy and charm of Downtown Pomona.
Maintain the legacy of VDP and continue to provide the
citizens of Pomona with parking options while also becoming more strategic with the city-owned VPD lots to ensure the best and highest use of each lot while meeting the city’s parking needs. Additionally, assess the strategic development of each lot, improve parking, and future parking standards, Create design standards for Downtown Pomona that is based in data so that every decision and development is supported by facts and meets the needs of Pomona’s present and future uses. These design standards should build upon the existing energy, charm, and spirit of Downtown Pomona.
Increase and enhance the open and green space
opportunities within Downtown Pomona in order to create a more inviting and comfortable environment for all. Ensure the open and green space contributes to the city’s overall sustainability goals and standards.
Goals + Objectives
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
14 | 21-047-MRFP 36 LJC | 15
T ask 1:
Project
Management
T ask 2:
Comprehensive
analysis of Parking
in DPSP
T ask 3:
Comprehensive
analysis of Mobility
& Open Space
Infrastructure
T ask 4:
Comprehensive
Market Feasibility
Analysis for
Housing
MEETINGS
Monthy Meetings
Engagement Sessions
Presentations
PROJECT INITIATION GETTING TO KNOW YOU ADOPTION AND FINAL DELIVERABLESREFINE AND DEFINE SCHEDULE (in months)
PROJECT
LEADERSHIP
TASK +
PURPOSE
Principal in
Charge (PIC)
• Attend major
milestones
and lead
the project
team while
facilitating /
coordinating
the Client
meetings.
Engage and
collaborate
with
stakeholders
to create a
well planned,
unified vision.
Project Manager
(PM)
• Attend major
milestones
and lead
monthly
meetings with
City staff and
SCAG Project
Manager
for project
status and
action items
throughout
for project
success
Preference is for virtual meetings unless noted otherwise.
T ask 5:
Recommendations
to the City for
Redevelopment of
City-Owned Parking
Lots
T ask 6:
Public Outreach
T ask 7:
Adoption
T ask 8:
Final Deliverables to
SCAG and City
• Data Collection & Review
• Site Visit / Survey
• Review Previous Plans, Studies
• Meeting Notes
• Presentation Materials
• Monitoring & Reporting
• Review relevant plans, stucies,
historical data & analyses
• Field review of DPSP VPD
• Parking data collection
• Parking demand model
• Parking management goals &
implementation
• Field review & inventory of
active mobility and public transit
infrastructure
• Identify opportunities for
improvement
• Local market analysis with key
demographic and market trends
• Assess housing market needs by
income level
• Identify financial feasibility for
residential uses of sites
• Evaluate financial gaps
• (3) hypothetical case studies
• Engagement Strategy & Schedule
• Coordinate Outreach
• Meeting Notes
• Presentation Materials
• Monitoring & Reporting
• Synthesize findings from T asks 2-4 into actionable recommendations • Recommend at least (3) top candidate City-owned lots to immediately pursue RFPs for affordable housing development
• Identify any necessary policy or code amendments
• VPD Commission & Council Input
• Public Input
• Stakeholder Input
• Coordinate Presentations & Delivery of Draft
and Final Reports
• Meeting Notes
• Presentation Materials
• Monitoring & Reporting
• Establish Protocols,
Goals & Objectives
• Stakeholder Mapping
• Meetings & Schedule
• Monitoring & Reporting
• Stakeholder Mapping
AUGUST NOVEMBER MARCH OCTOBER JANUARY AUGUSTSEPTEMBER DECEMBER APRILNOVEMBER FEBRUARY SEPT
SCHEDULE
• Present to Planning Commission •
•
•
Draft Study Document for public circulation
Present to City Council
Final report for SCAG & City combining all project
deliverables
Project Deliverables Summary
Process
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Existing Conditions
Community Assets
Parking
Mobility
Housing
Green Space
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21 2223
24 25
26 The project team utilized multiple methods to
demonstrate the existing conditions of the project
area.
During selected survey days, aerial drone footage
was collected to sample peak hour parking
occupancy trends (morning, midday, afternoon,
and evening periods) on a selected weekday and
Saturday. Parking was also reviewed during a
large community event to understand capacity and
location preferences.
The project team also used geographic information
systems (GIS) to visualize and analyze City
of Pomona data on Green and Open Space,
Community Assets, Parking, Mobility, and Zoning
and Housing.
The project team also had two rounds of
engagement including stakeholder meetings
and public workshops in November of 2022
and February of 2023. This feedback and input
qualitatively informed our existing conditions
understanding and analysis.
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Public Outreach
Stakeholder sessions were conducted at two points
of the project as well as Public Workshops held at
Second Saturday Art Walk events.
The primary take-aways from the November sessions
were:
• Desire for new and improved green space
especially for youth
• Increased diversity of retail options
• Desire to build upon the arts colony and other
attributes that contribute to the energy and
character of Downtown.
• More housing opportunities in order to create
greater density in Downtown
• Improved connectivity with all areas of
downtown and transit
• Overall improvement to access and mobility in
downtown for cyclists and pedestrians
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Public Outreach
The primary take-aways from the February sessions
were:
• A desire for parking to be concentrated in one
area to allow for the redevelopment of the
smaller overflow lots as well as the larger surface
lots
• A desire to protect on-street parking as much as
possible
• There is an aversion to any development style
about 7-stories with a clear preference for
townhomes and live/work housing typologies
• A consensus that traffic calming measures are
needed on 1st St and Mission Blvd within the
project area.
• Interest in implementing specific drop-off and
pick-up areas for ride-share and food delivery
services
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Comparable Projects
As part of the study a
series of precedents
were studied to
determine best
practices for housing
and open space. The
precedents reviewed
are generally national
projects from similar
cities, but also local
successful projects.
• Hope SF
• 3831 W Chicago Ave
• Morgan Park
Commons
• Jamboree
• San Francisco
Formerly Homeless
Housing
• Armstrong Place
• Skateparks
• Armstrong Place
• Streetscape
• Linear Parks
34TH WARD ALDERMAN
CARRIE M. AUSTIN
MORGAN PARK COMMONS:
SOUTH GATEWAY PLAZA
Parking Study
Analysis
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
FIGURE
7 N
Not to Scale
EXISTING TRANSIT SERVICE
LEGEND
Foothill Transit
OmniTrans
Metrolink Riverside
SS
SS
SS
195
195
195
SS
197
197
197
197
SS SS
286
286
286
291
291
291
292
292
292
482
482
482
61 61
61 Pomona Transit Center
Local transit service operates along Garey
Avenue with connection into the Pomona
Transit Center and the remaining transit
lines provide service along Holt Avenue
(located north of the study area) and Mission
Boulevard (located south of the study area).
•Foothill Transit operates six lines (Lines
195, 197, 286, 291, 292, and 482) that
provide subregional connectivity between
the Pomona Transit Center and adjacent
communities
•Foothill Transit also operates the Silver
Streak, providing regional connectivity
between Downtown Los Angeles and
Montclair and servicing the Pomona
Transit Center. Typical peak period service
headways range from 15 to 30 minutes by
direction.
•OmniTrans Line 61 provides subregional
connectivity between Fontana and the
Pomona Transit Center, with a typical peak
period service headway of 20 minutes.
•Metrolink operates the Riverside Line on the
Union Pacific Railroad tracks that bifurcate
Downtown. This is a regional commuter rail
line with a scheduled stop at the Pomona
Transit Center.
Existing Mobility
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
A review of the parking occupancy
survey data identified the general
parking patterns currently experienced
in Downtown. As demonstrated by the
survey results, the characteristics of the
on-street and VPD Lot parking varies by
location, day, and time.
Figure 9A illustrates the maximum
observed parking occupancy in each VPD
Lot. This ranges from 6% in Lot 4 to 104%
in Lot 10.
Maximum Occupancy - VPD Lots
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Figure 9B illustrates the maximum observed
on-street parking occupancy; this ranged
from 40% in Sub-area 4 to 87% in Sub-area
10. FINDINGS:
• Sub-areas 8, 9 ,10 see the most parking
usage both on and off street.
• On street parking demand is higher and
fairly consistent in most sub-areas
• Western University appears to drive a lot
of parking demand in sub areas 9 and 10
• Retail appears to drive demand in sub-
areas 7 and 8
• Appears there is excess capacity in most
areas.
• New data is consistent with older
inventories
Maximum Occupancy - On-street Parking
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Future Scenario Supply & Demand
Existing Conditions W/ Known Changes Scenario 1 Scenario 2 Scenario 3 1 157 157 Live/Work TBD Future Development 157
2 Sold Sold Sold Sold Sold
3 71 71 71 Park Park
4 33 33 33 Park 33
5 40 40 40 Park Park
6 104 RFP for Redevelopment RFP for Redevelopment RFP for Redevelopment RFP for Redevelopment 7 114 RFP for Redevelopment RFP for Redevelopment RFP for Redevelopment RFP for Redevelopment 8 54 54 54 Park 54
9 20 20 Townhomes Park 20
10 141 700 700 700 700
11 47 47 Townhomes Park 47
12 177 177 350 350 350
13 27 27 Park Park Park
14 54 54 54 Park 54
15 95 95 Live/Work TBD Future Development Live/Work
16 Housing Authority Control Housing Authority Control Housing Authority Control Park Park 17 154 154 154 350 154
18 8 8 8 Park Park
19 97 97 Park RFP for Redevelopment RFP for Redevelopment 20 91 91 Live/Work TBD Future Development Live/Work
21 84 84 84 Park 84
22 90 90 Mid‐Rise Resi TBD Future Development
23 116 116 116 TBD Future Development
24 159 159 159 350 159
25 96 96 Mid‐Rise Resi TBD Future Development Mid ‐Rise Resi 26 Removed from Network Removed from Network Removed from Network Removed from Network Removed from Network 1,832 2,173 1,823 1,750 1,655
802 802 682 682 682
2,634 2,975 2,505 2,432 2,337
Notes:
[a] ‐ Excludes Supply from Lot 1 due to distance from core pakring demand area [b] ‐ Includes supply south of railroad tracks, east of Parcels, and west of Palomares. Future Conditions assume 15% loss of on‐street parking to accomdate design changes PARKING SUPPLY SUMMARY
TABLE 1
Total Off‐Street Public Parking Supply [a]
RFP for Redevelopment,
combine Lots 22 & 23
Total Public Parking Supply
On‐Street Public Parking Supply [b]
Lot #
Parking Supply by Scenario
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Peak Parking Demand by Land Use
0 500
1,000
1,500
2,000
2,500
3,000
6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 PM Parking Stalls
Hour
FIGURE 1
PEAK MONTH DAILY PARKING DEMAND BY HOUR (WEEKDAY)
CALIBRATED EXISTING CONDITIONS
Monthly VPD Passes (student & live/workhousing) University/College Monthly VPD Passes Daily VPD Passes Commuter VPD Passes Retail Family Restaurant
Fast Casual/Fast Food Bar/Lounge/Night Club Residential, Suburban Office Fine/Casual Dining Residential, Urban
0 500
1,000
1,500
2,000
2,500
3,000
6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 PM Parking Stalls
Hour
FIGURE 2
PEAK MONTH DAILY PARKING DEMAND BY HOUR (WEEKEND)
CALIBRATED EXISTING CONDITIONS
Monthly VPD Passes (student & live/workhousing) University/College Monthly VPD Passes Daily VPD Passes Commuter VPD Passes Retail Family Restaurant
Fast Casual/Fast Food Bar/Lounge/Night Club Residential, Suburban Office Residential, Urban Fine/Casual Dining
Total Supply
0 500
1,000
1,500
2,000
2,500
3,000
6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 PM Parking Stalls
Hour
FIGURE 3
PEAK MONTH DAILY PARKING DEMAND BY HOUR (WEEKDAY)
PRE-COVID CONDITIONS
Monthly VPD Passes (student & live/workhousing) University/College Monthly VPD Passes Daily VPD Passes Commuter VPD Passes Retail Family Restaurant
Fast Casual/Fast Food Bar/Lounge/Night Club Residential, Suburban Office Fine/Casual Dining Residential, Urban
0 500
1,000
1,500
2,000
2,500
3,000
6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 PM Parking Stalls
Hour
FIGURE 4
PEAK MONTH DAILY PARKING DEMAND BY HOUR (WEEKEND)
PRE-COVID CONDITIONS
Monthly VPD Passes (student & live/workhousing) University/College Monthly VPD Passes Daily VPD Passes Commuter VPD Passes Retail Family Restaurant
Fast Casual/Fast Food Bar/Lounge/Night Club Residential, Suburban Office Residential, Urban Fine/Casual Dining
Total Supply
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Due to the change in parking
demand, enforcement, and over
supply, raising rates on daily use
may not close the budget gap.
Recommend reviewing monthly and
long-term parking fees as well as
daily rates.
Investigate implementing dynamic
pricing control in the longterm .
Key Findings
Market Feasibility
Analysis
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Workforce and
Employment
• 2,670 jobs within the Study Area
• 6% of all jobs in City within the Study Area
• 11% of Study Area workers live within the City
• 1,027 workers reside in the Study Area
• 21 workers reside and work in the Study Area
• 12% of employed Study Area residents work in
the City
Market Analysis Summaries - Context
Where people who work in the study area live (2019)
Where people who live in the study area work (2019)
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Multi-family
Submarket
• The introduction of limited higher quality
product (4&5 Star) from 2014- 2017 took
notable time to stabilize
• 4&5 Star product enjoys a substantial
premium in pricing
• Higher quality product is achieving a
substantial value premium and a slight
capitalization rate premium over lesser
quality product
• Vacancy rates for lower tier product
has been, and is projected to remain
extremely low
• The submarket is dominated by lower
quality product that likely provides
naturally occurring affordable housing
• A substantial portion of the housing
stock outside of the downtown core
appears to have substantial deferred
maintenance
• New higher quality deliveries are
projected to be absorbed moderately
efficiently given current market rental
rates, but economics suggest currently
financially infeasible to develop
Retail
Submarket
• Retail rents and vacancy trailed the
Great Recession in the broader market,
and have grown steadily, though
modestly since
• Within the broader market, vacancy
rates across all classes are good or
excellent, and projected to remain,
however localized vacancy and turnover
appears to be a concern
• Inventory has been and is projected to
be generally stable across classes
• Retail capitalization rates decreased
steadily over the 5-6 years after the
Great Recession and are projected to be
somewhat stable going forward
• Local retail rents appear modest / very
affordable compared to broader market
alternatives
Office
Submarket
• Office rent has grown only modestly
across quality tiers
• Vacancy rates have vacillated fairly
widely and somewhat independent of
broader market conditions
• Within the broader market, reductions in
lower quality inventory has mostly been
replaced by higher quality inventory
• Vacancy projections are fairly modest
despite anticipated reductions in office
demand due to work from home trends
• Lower quality inventory is projected
to be transitioned out of the segment
through redevelopment, a trend seen
within the local market
• Capitalization rates are projected to
remain historically low despite current
interest rate pressure and potential
reduction in office demand
Industrial
Submarket
• Industrial has been the darling segment
over the last several years heavily due
primarily to growth in logistics demand
• Industrial demand is slowing slightly
but remains strong
• Rent growth has been strong, and
vacancy rates are extremely low
• Within the broader market, the addition
of new inventory across product types
has been absorbed quickly
• Even older buildings within the local
market attract buyers, may be based
on low costs per square foot.
• Many small general commercial /
industrial buildings within the local
market appear to have low intensity
uses and/or sit vacant.
Regional and Local Trends
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
• Pomona’s Downtown represents a
unique redevelopment opportunity to
build on an authentic past
• Real estate market fundamentals
suggest some limited redevelopment
opportunities given specific building
programs may be possible in the near
term
• City can consider fostering and building
on small incremental development over
time
• City may benefit from the preservation
of some parking lot assets to help shape
future development and enhance asset
value with time
• There are a number of income restricted
developments in and around the Study
Area. Fostering a mix and diversity of
market rate production may help to
ensure the long-term economic stability
and performance of the Study Area
• The City’s 6th Cycle RHNA allocation is
2,799 very low income units, 1,339 low
income units, 1,510 moderate income
units, and 4,910 above moderate units
- a total of 10,558 units. Conversion of
some parking lots to residential uses
may assist in housing production, but is
likely to be limited in scale relative to the
RHNA allocation.
Initial Findings
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Downtown Pomona - Study Area Ownership
City Owned Park City Owned VPD Lot Multicolored - Private Lot OwnerPrivate Parking Lot °
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
• Bulk of transaction building area
associated with larger multifamily
properties in the Study Area
• Some consistent transaction activity
across segments
• Property transactions generally low
FAR, suggest economic opportunity to
increase density.
Recent Sales * - Total Building SF & FAR
*Includes sales in the last ten years in the Study Area
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Potential Impact to Study
Area and development
• Generally requires 11% of for sale project
units, or 13% of for rent project units be
income restricted to moderate income
households
• Projects less than 30 units may pay an
in-lieu fee instead of providing affordable
units
• Multiple for sale and for rent scenarios
evaluated and generally suggest that new
product in Study Area would be naturally
occurring affordable housing
• Thus, at this time, rent and/or for sale
pricing would not be notably impacted by
affordability requirements for moderate
income households, if at all
• To the extent market fundamentals change
over time, and rent / sales price growth
out paces median income increases,
inclusionary housing policy could become
an impediment to future development
• Where appropriate, the use of low income
housing tax credit (“LIHTC”) funding
models is an excellent tool to deliver
affordable housing at and below the low
income threshold
Pomona’s Inclusionary Housing Policy
Pro Housing Pomona – Housing Element 2021-2029
HE-i
An Update to the Housing Element of the Pomona General Plan for the Sixth Cycle, 2021 to 2029
Pro Housing Pomona
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
• Downtown Pomona has an authentic
collection of land uses and the core elements
required to be a vibrant urban hub
• Real estate fundamentals suggest that
residual land values are currently fairly low
for owner occupied product, though slightly
superior for multifamily product
• The addition of basic amenities / services
(e.g., a small grocer, drug store, etc.) could
fundamentally improve the quality of life for
current and future residents within the Study
Area
• Land ownership within the downtown area is
highly aggregated, and in some cases may
be hindering redevelopment
• The Metrolink Station is accretive and a
beneficial amenity, but may not be a driver of
current opportunities
• Western University represents a major
employer in the Study Area, an economic
magnet, and an opportunity to serve as one
prong of multiple elements required to foster
investment in the Study Area
• Pomona’s downtown is ripe for a resurgence,
but needs one or more catalysts to drive it
Market Study Conclusions
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
• Consider fostering market driven
redevelopment projects such as the 158 2nd
Street project
• Can help prove the market for new
high quality housing options
• Adds physical and economic activity in
core areas that can serve to promote
additional investment
• Consider short term suspension(s)
of Art in Public Places fee and
Inclusionary Housing requirements in
targeted areas and monitor impact on
development interest / activity
• Continue pursuing the development of
projects on parking lots currently being
considered by City, however monitor density
and clustering of income restricted units
versus market units to ensure a balance and
variety of housing options.
• Consider making additional lots
available for development over time
after these projects have stabilized
• Consider utilizing parking lot assets to
support reduced or eliminated parking
requirements for new developments
• Allows City to monitor utilization over
time and preserve assets for future
needs
• City could implement a parking pass
program; over time the value of the
parking and cost for the passes may
increase providing the City a revenue
stream and future resource
Market Study Conclusions Continued
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Due to the current market, it is
advised to maintain ownership
of VPD lots. The current land
value does not support market
rate or mixed-income housing
developments.
Continue to support organic
development along 2nd Street
Strengthen basic amenities and
retail while the market matures
Assess other incentives that could
lower the barrier to development
Key Findings
Planning Strategies
Scenarios
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
VPD Lot Evaluations
VPD Lot 1
Plan
Holt Ave
Monterey
main st
Garey ave
400’ - 0”
125’ - 0”
Criteria
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
SITE PLAN of each
individual VPD lot and
their overall dimensions
and bordering streets
EVALUATION of the
aspects that influence
the feasibility of
redevelopment and the
site’s best and highest
use within the fabric of
Downtown Pomona’s
present and future.
Scales are determined
based on the existing
conditions analysis,
community engagement
feedback, stakeholder
feedback, and current
market data completed
in the first phase of the
project
Site Photos
Opportunities & Constraints
• VPD lot 1 has an area of approximately one acre
• It is bordered by an alley and Holt Ave, a high
traffic street part of the corridor specific plan,
to the north, Main St to the west, Center St to
the south, and Garey Ave, another high traffic
corridor also part of the corridor specific plan, to
the east.
• Immediately to the south, across Center, there
are two other parking lots not a part of the VPD
system.
• This lot is one most adjacent to the Transit
Center, and pedestrians don’t need to cross the
rail from this lot to access the Transit Center.
• It is also adjacent to the American Museum of
Ceramic Art, anchor and community asset of
Downtown Pomona.
• The weekday occupancy of this lot is less than
50%
• The weekend occupancy is also less than 50%
• Aside from being near the Transit Center it is also
adjacent to several bus stops.
PRELIMINARY
OBSERVATIONS &
RECOMMENDATIONS
based on the
opportunities and
constraints of the
individual VPD lot.
DRONE AND
STREETSCAPE
IMAGES showing the
context and condition
of the lots in greater
detail
AERIAL IMAGE of the VPD
lot’s immediate context
within downtown
• Leverage existing rail and bus
infrastructure to promote ridership
to and from downtown Pomona
• Create higher density with
immediately impactful
development on larger lots
around the primary gateway of
Downtown
• Create a critical mass of residents
around existing retail and
infrastructure to support future
growth needs
The Heart of Downtown
Prioritize the Transit Oriented
Development District
immediately around the
Transit Center and 2nd
Street to capitalize on
existing activity and increase
downtown district density.
Plug-In
• Missing middle - Introduce housing
typologies not in Downtown Pomona
• Disperse housing and other
development opportunities throughout
the green network
• Create robust live-work neighborhoods
• Begin to infill the VPD lots that were
not appropriate or feasible for the first
phase of development
• Strengthen the street network through
greening and activating strategies of the
streetscapes and right of ways
• String together the necklace of network
art, plazas, and community assets
• Create a more distributed network of
development in downtown
• Build the connective tissue of
downtown density between the other
VPD lots beyond the core/heart
boundary
The Greening of Pomona
Connect community assets
and new developments through
an aggregation of new parks
and improved downtown street
(mobility) network that are
designed and programmed
to attract residents and
development.
Housing where it’s missing
Plug in missing middle housing
typologies and other small scale
development to infill remaining
vacant lots for a more robust
live, work, and play downtown
district.
Development Strategies
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
The Heart of Downtown
Prioritize the development
of mid-rise multifamily
and affordable housing
around the Transit Center,
2nd Street Corridor, and
Western University to
capitalize on existing
anchors and activity
to increase downtown
district density and drive
demand in the core of
Downtown.
°
Proposed Park and Open
Space
Proposed Development
Planned Housing Development
Non-VPD Parking
Streetscape & Mobility
improvements
Existing and Proposed Bike
Lanes
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
The Greening of Pomona
Connect community
assets and new
developments an
aggregation of new parks
and improved downtown
street (mobility) network
that are designed
and programmed to
attract residents and
development.
This strategy looks to
drive development by
creating the environment
and amenities that
contribute to a livable
°
Proposed Park and Open
Space
Proposed Development
Planned Housing Development
Non-VPD Parking
Streetscape & Mobility
improvements
Existing and Proposed Bike
Lanes
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Plug-in & Infill
Infill missing middle
housing typologies
and other small scale
developments in the
remaining smaller lots
that are both infeasible
for larger mixed-use
mid-rise multifamily
development and
infeasible for a first
phase of development.
This strategy looks at
a secondary phase
strategy assuming
market deman and
feasibility as shifted in
Downtown Pomona to
support smaller scale
development on the
Proposed Park and Open
Space
Proposed Development
Planned Housing Development
Non-VPD Parking
Streetscape & Mobility
improvements
Existing and Proposed Bike
Lanes °
Completed First Phase
Development
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Existing Conditions 1,832 802 2,634 1,405 427 1,229 2,116 (284) 518 W/ Known Changes 2,173 802 2,975 1,405 768 1,570 2,116 57 859 Scenario 1 1,823 682 2,505 1,405 418 1,100 2,116 (293) 389 Scenario 2 1,750 682 2,432 1,405 345 1,027 2,116 (366) 316 Scenario 3 1,655 682 2,337 1,405 250 932 2,116 (461) 221 Existing Conditions 1,832 802 2,634 1,405 427 1,229 2,116 (284) 518 W/ Known Changes 1,823 802 2,625 1,405 418 1,220 2,116 (293) 509 Scenario 1 1,473 682 2,155 1,405 68 750 2,116 (643) 39
Scenario 2 1,400 682 2,082 1,405 (5) 677 2,116 (716) (34) Scenario 3 1,655 682 2,336 1,405 250 931 2,116 (462) 220 PARKING DEMAND SUMMARY WITH 700 SPACES IN LOT 10 GARAGE TABLE 2
Peak Public
Parking Demand
Supply
Surplus/(Deficit) vs.
Off‐Street Public
Parking
Supply
Surplus/(Deficit) vs.
All Public Parking
Existing Parking Demand
Scenario
Off‐Street
Public
Parking
Supply
On‐Street
Public
Parking
Supply
Total Public
Parking
Supply
PRE‐COVID Public Parking Demand
Peak Public
Parking
Demand
Supply
Surplus/(Deficit) vs.
Off‐Street Public
Parking
Supply
Surplus/(Deficit) vs.
All Public Parking
PARKING DEMAND SUMMARY WITH 350 SPACES IN LOT 10 GARAGE PRE‐COVID Public Parking Demand
Peak Public
Parking Demand
Supply
Surplus/(Deficit) vs.
Off‐Street Public
Parking
Supply
Surplus/(Deficit) vs.
All Public Parking
Peak Public
Parking
Demand
Supply
Surplus/(Deficit) vs.
Off‐Street Public
Parking
Supply
Surplus/(Deficit) vs.
All Public ParkingScenario
Off‐Street
Public
Parking
Supply
On‐Street
Public
Parking
Supply
Total Public
Parking
Supply
Existing Parking Demand
Future Parking Demand Summary
Notes:
Excludes Supply from Lot 1 due to distance from core parking demand area Includes supply south of railroad tracks, east of Parcels, and west of Palomares. Future Conditions assume 15% loss of on-street parking to accommodate design changes TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Proposed Parking Policies
• Identify candidate VPD parking lot(s) for
redevelopment opportunities.
• This could include the redevelopment of
a single VPD lot, consolidating multiple
adjacent VPD lots, and/or combining
with adjacent privately owned parcels.
• Confirm the feasibility of the redevelopment
opportunity site(s).
• Replace public parking (on-street and
in VPD lot) based on demand and/or
development agreement;
• Consider the compatibility of the
specific site and the replacement of
parking with the goals/objectives of
the General Plan and the City’s other
mobility-focused planning documents;
• Maintain a balanced future parking supply for
public and private users.
• Ensure that sufficient public parking is
available/replaced for the VPD;
• Explore the expansion of TDM programs
and/or parking pricing policies (e.g.
dynamic/demand based vs timed);
• Incentive the development opportunities
(e.g. sliding scale of affordable housing
vs parking, first-in benefits, etc.).
• Ensure compatible design of the future
parking facilities.
• Incorporate design features per Building
Code/Municipal Code, ADA, and/or
specific plan requirements;
• Accommodate future shifts in
transportation characteristics (e.g. EV
charging, bicycle parking, etc.);
• Consider the parking facility’s future
compatibility with second generation
(non-parking) uses.
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Housing Typology Capacity
Townhome Typology
• Tested 3-Story prototype with first floor
garage (via central corridor)
• Sales values not currently sufficient to
support land value
• Under for rent scenarios, while capitalized
rent may be sufficient, unit sizes would likely
need to be smaller (e.g., 15’ width), and
would compromise rent potential versus other
building programs
• Stacked townhomes (e.g., 4-story program)
could enhance feasibility under for rent
scenario, but alternative building programs
yield superior feasibility
Copyright © 2021 Lamar Johnson Collaborative
01/16/23
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Housing Typology Capacity
Live/Work Typology
• Tested 3-Story prototype with shared central
space
• Sales values not currently sufficient to support
land value
• Prototype considered unlikely to attract sufficient
rental interest
• May be possible in future market conditions
given area / location interest for small business
owners who can utilize benefits of business
ownership to support acquisition costs
Cafacito
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Mid-Rise Typology
• Tested 5-6 Story prototype / Type III on
podium
• Prototype yielded sufficient revenues to
support reasonable residual land value
• Prototypes self parked on-site / did not
require off-site parking
• Superior configuration options / more efficient
/ accretive to utilize super blocks (e.g., lots 22
and 23 combined) due to potential for wrap
building
• Program performs best with smaller unit sizes
venue
entry
Housing Typology Capacity
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Focus on continuing to improve
the environment of downtown by
developing multi-modal infrastructure
such as bike lanes and access to the
transit center, increased access to
green space and open space, and
streetscape improvements for a more
enjoyable retail experience.
Continue to support arts
programming, city brand and culture,
nightlife, and weekly and monthly city
programming.
Key Findings
Next Steps
TCC POMONA HOUSING + PARKING STUDY 09.19.2023
Next Steps
Incorporate City Council Feedback
and Comments
Issue Final Report and
Recommendations
Onward