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Consultant presents mixed‑use overlay to repurpose underutilized commercial sites for housing
Summary
Dudek senior planner Lindt updated the council on the La Puente Mixed‑Use Places project implementing Housing Element Program 6, proposing a general plan amendment and a mixed‑use overlay that would allow 20–40 dwelling units per acre and a 1.0 FAR on qualifying parcels, with public review open through March 22.
A city‑led planning effort to convert underused commercial parcels into housing and mixed‑use development was presented to the La Puente City Council on Feb. 24.
Lindt, senior planner with Dudek, described the La Puente Mixed‑Use Places project, which proposes a general plan amendment and a mixed‑use overlay to permit residential and mixed uses on selected C‑2 (general commercial) parcels. The overlay would allow 20–40 dwelling units per acre on qualifying sites and establish a 1.0 floor‑area ratio for nonresidential development, along with objective design standards and affordable‑housing policies to encourage a range of housing types.
Eligibility criteria for the overlay include an improvement‑to‑land‑value ratio of 1.0 or below (based on Los Angeles County assessor data at the date of application) and parcels that are vacant or have minimal improvements. Lindt emphasized that the overlay is optional: properties may continue under base zoning unless a property owner opts into the overlay standards.
Dudek released the draft plan for public review the day before the meeting; the public review period runs through March 22. Engagement opportunities include an on‑site pop‑up, a scheduled workshop at the community center and a community presentation at the senior center. Staff said they will take feedback from the public review and produce a public‑hearing draft for council review in late spring or early summer.
Council questions focused on protections for existing residential uses in commercial zones and whether nonconforming residents could rebuild or expand. City staff (Abraham) said the code already allows rebuilding after destruction like‑for‑like, but expansions or intensifications (other than ADUs required under state law) would require a separate amendment to the nonconforming section of the municipal code; staff said they can scope that work and return if council directs it.
Next steps: the draft is available on the city’s website and in City Hall; staff will compile comments received by March 22 and prepare the public‑hearing draft.
