The recommendation from the Planning and Community Development Department calls for the council to approve a new North Lake Specific Plan, amend the General Plan land use map, update zoning maps and text, and adopt an addendum to the 2015 General Plan Environmental Impact Report.
Staff says the changes represent minor technical additions to the existing Environmental Impact Report and do not trigger a new or supplemental environmental review.
The plan area covers stretches of North Lake Avenue between Maple Street and Elizabeth Street, East Washington Boulevard between El Molino and Catalina avenues, and East Villa Street from El Molino to Wilson Avenue.
The corridor sits between historic neighborhoods such as Bungalow Heaven, Washington Square and Historic Highlands and links to the 210 Freeway and the Metro A Line Lake Station.
On Sept. 10, the Planning Commission voted 7–0 to recommend approval of the plan, with three modifications.
Commissioners urged the council to speed up an implementation action on temporary art in empty storefronts, upzone several parcels on Mentor Avenue and Orange Grove Boulevard to allow medium-high density residential uses, and remove a parking overlay from two properties adjacent to the plan area in the Bungalow Heaven Landmark District.
The new North Lake Specific Plan divides the corridor into four subareas: Washington Place, Vineyard Gardens, North Lake Village and the Lake Station District.
Each subarea is assigned its own development concept, with Washington Place envisioned as a walkable neighborhood-serving gateway, Vineyard Gardens as a mixed-use residential area that reinforces nearby historic character,
North Lake Village as a revitalized commercial corridor and the Lake Station District as a higher-intensity, transit-oriented hub near the freeway and rail station.
Land use regulations in the plan are designed to expand housing opportunities, particularly near the southern end of the corridor close to transit, and to allow residential uses in more sections of Lake Avenue than the current plan permits. Higher densities would be focused in the Lake Station District and at the southwest corner of Lake and Washington, with new development required to provide private and common open space and to transition sensitively to adjacent single-family neighborhoods through setbacks and upper-floor stepbacks.
The plan also seeks to promote economic vitality by allowing a wider range of neighborhood-friendly commercial uses, relaxing parking requirements for small businesses, concentrating ground-floor retail at the Washington and Villa nodes and reducing mandatory ground-floor commercial space in other areas.
Public realm standards are a major feature of the update. Following extensive work by a Planning Commission subcommittee, the plan sets minimum sidewalk widths of 12 to 15 feet, identifies zones for amenities, walking and frontage, and highlights new street trees, medians, crosswalk improvements and other elements aimed at turning North Lake into a “Great Street” for pedestrians, cyclists, transit riders and drivers.
Drive-through restaurants, a longtime flashpoint in the corridor, would remain prohibited as new uses under the plan. Six existing drive-throughs are classified as legal nonconforming uses. The Planning Commission backed an approach that would allow cosmetic upgrades and circulation improvements with a minor conditional use permit, but would prohibit expansions, demolition and rebuilds or additional service windows.
The updated specific plan also includes implementation actions such as preparing a detailed streetscape plan, studying a partial street closure near Lake Avenue, pursuing gateway signage and exploring a potential business improvement district to support long-term investment.
Staff reports that adoption of the plan will have no direct immediate fiscal impact, though future implementation programs may require funding partially offset by grants. The city expects that retaining and attracting businesses and encouraging new development could increase General Fund revenues over time while supporting public realm upgrades in the North Lake area.
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