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ORDINANCE NO. 2226
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARCADIA, ADOPTING THE "SHOPS AT SANTA ANITA PARK
SPECIFIC PLAN" AND THE SPECIFIC LAND USE REGULATIONS
CONTAINED THEREIN WITH RESPECT TO THE SHOPS AT SANTA
ANITA PARK
WHEREAS, the City Council is authorized by Article II, Section 200 of the
City Charter to prepare, adopt and amend specific plans for the purpose of
systernatically irnplementing the City's General Plan with respect to particular
geographical areas and projects within the City; and
WHEREAS, the Arcadia Municipal Code, Section 9296.7(2) provides that
the adoption or amendment of any Specific Plan within the City shall be
accomplished by ordinance; and
WHEREAS, in April 2006, Caruso Property Management submitted an
application for the following land use entitlements on an approximately 304-acre
property more commonly known as Santa Anita Park ("Project Site" or "Specific
Plan Area"): a General Plan Amendment ("GPA") (05-01), along with
applications for adoption of The Shops at Santa Anita Park Specific Plan (05-0 I),
Zone Change (05-04), Development Agreement, and Architectural Design Review
including the Santa Anita Park Design Guidelines and Sign Program ("Design
Review") for the Shops at Santa Anita Park Specific Plan Project (the "Project").
The Project generally consists of (1) an 806,405 square foot ("sf') commercial,
retail, and office center, arranged as a new pedestrian-oriented Main Street, to be
constructed on the southern parking lot of the Project Site; (2) relocation of the
1938 Saddling .Barn to the original 1934 location in the Paddock Gardens to the
west of the existing Kingsbury Memorial Fountain, and demolition of the south
ticket gates; (3) a 1.4 acre landscaped open space area linking the existing Paddock
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Gardens with the proposed new commercial, retail, and office center; (4) a 3.5 acre
water feature located within a 7.5 acre open space area at the southern end of the
Project Site; (5) improvements to vehicle and pedestrian access, parking,
infrastructure, and other ancillary facilities throughout the Project Site, as well as
off site, to support the development, which will result in the demolition of four
non-historic structures in the stable area; and (6) a new wireless electric trolley
traveling on fixed rails between the expanded Paddock Gardens at the north end of
Main Street and the water feature and promenade at the south end of Main Street;
and
WHEREAS, on March 19, 2007, a duly noticed public hearing was held
before the Planning Commission on the adoption of the Specific Plan, along with
the other applications identified above, including the Environmental Impact Report
("EIR") for the Project, at which time all interested persons were given full
opportunity to be heard and to present evidence; and
WHEREAS, after the public hearing, on March 21, 2007 the Planning
Commission adopted Resolution No. 1757 recommending to the City Council
approval of General Plan Amendment (05-01), Specific Plan (05-0 I), Zone Change
(05-04), the Development Agreement and Architectural Design Review for the
Shops at Santa Anita Park and certification of the EIR, as recommended by the
Development Services Department and subject to certain conditions of approval;
and
WHEREAS, on April 11, 2007, a duly noticed public hearing was held
before the City Council on said applications, including the EIR, at which time all
interested persons were given full opportunity to be heard and to present evidence;
and
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WHEREAS, all other legal prerequisites to the adoption of this Ordinance
have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF
ARCADIA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION I. That the factual data submitted by the Development
Services Department in the associated Staff Report and EIR is true and correct.
SECTION 2. That the City Council finds, based upon the entire record,
including all written and oral evidence presented, that with respect to the proposed
Specific Plan:
(i) for the reasons set forth in Exhibit "A", attached hereto and
incorporated by reference, the Specific Plan is consistent and compatible with the
City's General Plan, as amended, as well as the goals, objectives, policies and
action programs of the City's General Plan, as amended;
(ii) for the same reasons set forth in Exhibit "A", the Specific Plan
will not adversely affect the public health, safety and welfare or result in an
illogical land use pattern; and
(iii) the Specific Plan is a desirable planning tool to implement the
provisions of the City's General Plan and the General Plan encourages use of a
specific plan for the Project Site. The Project Site is unique within the City, as
noted in the General Plan. As such, the Project Site merits specialized development
regulations tailored to meet the Project Site's special development opportunities and
limitations. As such, the City Council finds it desirable that the Specific Plan be
adopted to address these unique needs.
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SECTION 3. An Environmental Impact Report ("EIR") (State Clearing
House No. 200503 1131) has been prepared for the proposed Specific Plan III
accordance with CEQA and State CEQA Guidelines.
SECTION 4. Based upon the EIR, the administrative record, and all
written and oral evidence presented to the City Council, the City Council finds that
the environmental impacts of the Project and the Specific Plan are either less than
significant, can be mitigated to a level of less than significant through
irnplementation of the mitigation monitoring and reporting program outlined in the
ErR, or with respect to those environmental impacts of the Project and the Specific
Plan that have been found to not be mitigable to a level less than significant, these
impacts are identified in the EIR and a Statement of Overriding Considerations has
been adopted by the City Council for those impacts which outlines the economic,
social, legal, or technological benefits to the community that outweigh those
environmental impacts. As discussed III greater detail in the City Council's
Resolution 6564 certifying the EIR for the Project, the City Council finds that the
ErR is supported by substantial evidence and that it contains a complete, objective,
and accurate reporting of the environmental impacts associated with the Project and
the Specific Plan and reflects the independent judgment of the City Council.
SECTION 5. The City Council further finds and declares that the
Project and the Specific Plan comply with CEQA as set forth in Resolution 6564
for this Project.
SECTION 6. That for the foregoing reasons the City Council adopts
the "Shops at Santa Anita Park Specific Plan" (SP 05-01), which is attached as
Exhibit "B" and incorporated by reference into this Ordinance, as revised on April
17,2006 to delete any and all references to the Simulcast Center.
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SECTION 7. Any and all references to the Simulcast Center in this
Ordinance or in any Exhibits attached hereto shall be deemed to be not a part of
this Ordinance, and shall be deemed to constitute typographical errors which may
hereafter be corrected by City Staff.
SECTION 8. This Ordinance shall become effective on the thirty-first
(31 st) day following its adoption.
SECTION 9. Severability. If any section, subsection, subdivision,
paragraph, sentence, clause or phrase of this Ordinance, or any part thereof is for
any reason held to be unconstitutional or otherwise invalid, such decision shall not
affect the validity of the remaining portions of this Ordinance or any part thereof.
The City Council hereby declares that it would have passed each section,
subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective
of the fact that anyone or more sections, subsections, subdivisions, paragraphs,
sentences, clauses or phrases may be declared unconstitutional or otherwise
invalid.
SECTION 10. The City Clerk shall certify the adoption of this
Ordinance and shall cause a copy of same to be published in the official newspaper
of said City within fifteen (15) days after its adoption.
[SIGNA TURES ON NEXT PAGE]
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Passed, approved and adopted this 1st day of May
,2007.
ATTEST:
4" M- ~
ity Clerk
APPROVED AS TO FOBM:
~P.~
Stephen P. Deitsch
City Attorney
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EXHIBIT "A"
FINDINGS OF CONSISTENCY WITH THE GENERAL PLAN
FOR THE SHOPS AT SANTA ANITA PARK SPECIFIC PLAN
(SP 05-01); ZONING TEXT AMENDMENT AND ZONE
CHANGE FROM "S-I" AND "R-l", TO "SP S-I", "SP R-l"
AND "SP CE" (ZC 05-04); AND DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF ARCADIA AND
SANT A ANITA ASSOCIATES, LLC, ALL WITH RESPECT TO
THE SHOPS AT SANTA ANITA PARK.
PREFATORY NOTE:
Reference is made throughout this document to the "Project". For purposes
of these Findings, the "Project" is a collective reference to the "Shops at Santa
Anita Park Specilic Plan Project" and includes the development allowed by each of
the following land use entitlements.
Shops at Santa Anita Park Specific Plan (SP 05-01) ("Specific Plan");
Zoning Text Amendment and Zone Change of Land within the
Specific Plan Area from "S-l" AND "R-l", TO "SP S-I", "SP R-l"
AND "SP CE" (ZC 05-04) (collectively, "Zoning Amendments"); and
Development Agreement between the City of Arcadia and Santa Anita
Associates, LLC ("Development Agreement").'
It is noted that in order for the City Council to approve each of the above
land use entitlements, the Council must find that each is consistent with the
General Plan of the City of Arcadia, as amended. Because the findings of General
Plan consistency for the collective Project are fundamentally the same as they
would be for each individual land use entitlement, for the sake of simplicity the
General Plan consistency findings have been consolidated into one single
document, which is attached to and incorporated by reference into the findings for
each individual land use entitlement for the Project.
These findings demonstrate that the Project is consistent with the applicable
goals, strategies and standards of the General Plan. The Courts in Sequovah Hills
Homeowners Assn. v. City of Oakland (1993) 23 CaI.App.4th 704, 712, 717 and
Greenbaum v. Citv of Los Angeles (1984) 153 CaI. App.3d 391, 406-407
I The Developer also seeks a General Plan Amendment (GPA 05-01) to develop the Project. These consistency
findings are included directly within the Resolution approving the General Plan Amendment, (Resolution No. 6565)
and are not specifically referenced here.
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recognized that no project could completely satisfy every single policy or standard
stated in a general plan, and that State law imposes no such requirement. Rather, a
general plan is a document that tries to accommodate a wide range of competing
interests, including those of developers, neighboring homeowners, prospective
homebuyers, environmentalists, current and prospective business owners,
jobseekers, taxpayers, and providers and recipients of all types of city-provided
services. Therefore, as noted in Napa Citizens for Honest Government v. Naoa
County Board of Suoervisors (2001) 91 Cal. App.4th 342, 379-380, a project will
nevertheless be deemed consistent with the general plan, if considering all its
aspects, it is compatible with and will not frustrate the general plan's goals and
policies, even if it does not satisfy each and every provision of the general plan to
the letter.
These findings will address General Plan consistency in the order of the
Chapters contained in the General Plan: Community Development ("CD")
(General Plan, Chapter 2); Municipal Facilities and Services ("FS") (General Plan,
Chapter 3); Environmental Resources ("ER") (General Plan, Chapter 4);
Environmental Hazards ("EH") (General Plan, Chapter 5); and the City of Arcadia
Housing Element (Separate Document from General Plan, adopted in 2005).
While the General Plan also contains a Chapter 6, titled "Implementation and
Monitoring Programs", this Chapter implements each of the Chapters/Elements
stated above and reference is made to the standards contained in Chapter 6
throughout this Document.2 Further, these Findings also reference the analysis
contained in the Draft Environmental Impact Report that was prepared for the
Project, where appropriate and cite the pages in that document where evidence in
support of these findings can be found.
For purposes of citation references, the following abbreviations have the
following meanings:
GPS - General Plan Strategy(ies) (planning strategies outlined in
Chapters 2 through 5 of the General Plan)
Standard(s) - General Plan Urban Design Performance Standard(s)
(design and development standards outlined in Chapter 6 of the
General Plan that implement the goals and strategies set forth in
Chapters 2 through 5 of the General Plan)
2 The General Plan also contains Chapter I, which is an introductory chapter that contains no additional goals,
strategies or standards that are not already addressed in the other chapters. Therefore, these Findings contain no
further discussion with respect to Chapter 1.
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Draft EIR - Draft Environmental Impact Report prepared for the
Project under the California Environmental Quality Act.
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GENERAL PLAN CONSISTENCY FINDINGS:
1. Community Development ("CD") Chapter: The Project is consistent
with the goals, objectives and strategies of the Community Development
Chapter of the General Plan, as amended, as well as the design and
development standards that implement that Chapter for the following
reasons:
A. Economic Vitality of the Santa Anita Park Racetrack. One of the
primary goals articulated in the General Plan is the continued economic vitality of
the Santa Anita Park Racetrack (the "Park" or "Racetrack") through development
of compatible commercial uses. To accomplish this goal, the General Plan has,
since the 1996 Update, envisioned the redevelopment of the southern parking lot
from surplus parking space into a mixture of commercial uses of "urban intensity"
to provide a regional attraction that will draw visitors to the Park and surrounding
areas.
Additionally, the General Plan acknowledges that the Park and neighboring
Westfield Mall are currently separated by fencing and other barriers. The General
Plan envisions the development of "functional linkages" between the properties so
that patrons of the Mall, Racetrack and Project may walk, bicycle or drive between
the properties so that patrons may more freely move between the properties
without using the external public roadway system, increasing cross-patronage of
each location while reducing traffic impacts.
The Project will be subject to special design standards that recognize the
unique characteristics and needs of this area, as opposed to the more general
zoning and development regulations contained in the "R-l" and "S-I" zoning
designations. The Specific Plan, Zoning Amendments, Development Agreement
and Architectural Design Review, along with their corresponding conditions of
approval and mitigation measures, will provide additional development guidelines
consistent with the goals and objectives of the General Plan outlined above, and
will ensure proper and diversified type, location, architecture, massing, color, and
texture of uses and improvements that will complement both existing uses on the
Site and surrounding uses.
While the General Plan also emphasizes Arcadia's identity as a "community
of homes" and endeavors to protect the integrity and quality of existing residential
neighborhoods, the Project proposes to redevelop an existing commercial parking
lot upon which no residential uses currently exist (although a portion of the Project
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Site is zoned "R-l "). Further, as indicated above, the land use entitlements,
conditions of approval, and mitigation measures for the Project will ensure that the
Project is compatible in style and scale with the existing primarily residential
nature of the community. For example, no large retaining walls are proposed or
permitted for the Project. Any outdoor storage areas, loading areas, mechanical
equipment areas, as well as exposed structural and mechanical elements will be
screened from public view with appropriate enclosures, architecture or
landscaping. The Project will also be required to maintain appropriate setbacks
and buffer distance from neighboring residential uses to ensure compatibility with
adjacent neighborhoods and land uses.
(GPS CD-I, CD-4 through CD-6, CD-21 through CD-22; Standards #1, 2, 4, 8-13,
17; Draft EIR, Sect. 4.8, pgs. 35-36, 40-44, 83-86, 88-90)
B. Maintain the Economic and Social Vitality of the Community. The
General Plan sets the following Community Development goals:
I. To provide for the retail and commercial service needs of Arcadia
residents.
2. To provide appropriate opportunities for employment generating office
uses consistent with the overall character of the community.
3. To reserve adequate land for public and quasi-public services, and to
create physical places for Arcadia residents to interact and exchange
ideas, and promote the development of a municipal auditorium or
performing arts center.
4. To ensure an adequate supply of lands which can generate a municipal
revenue stream for the City to continue providing residents high quality
serv1ces.
As indicated above, the Project will provide for the redevelopment of the
southern parking lot at the Santa Anita Park into a mixture of commercial uses of
"urban intensity" that will significantly expand the retail and commercial
opportunities for both residents and visitors to the Park and surrounding areas.
The Project would develop approximately 25,000 additional square feet of
office uses. Although intended for occupancy by Arcadia Unified School District
Employees, this office use would not preclude other employment-generating office
projects within the City. Therefore, the Project would not be in conflict with the
General Plan.
The Project would not remove land previously allocated for public facilities
or prohibit redevelopment of these types of uses on other sites. Further, the Project
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includes open plazas, pedestrian networks, eating areas, 8.9 total acres of open
space (7.5 acres of landscaped open space area including a 3.5 acre water feature
located to the south of the project and a 1.4 acre landscaped open space area
linking the existing Paddock Gardens with the proposed new commercial, retail
and office center), as well as providing functional linkages between the Westfield
Mall, the Project and the Racetrack. Additionally the Project would provide a
space for community performing arts, school productions, and local organization
meetings, with a seating capacity of approximately 400. All of these amenities will
contribute to a vibrant day and evening environment within which Arcadia citizens
may interact.
The Project will serve as a diverse trade area with a mix of fashion retailers,
restaurants, and shops, catering to upscale sophisticated patrons in the City and the
surrounding area. Total sales from the Project are estimated to exceed $300
Million per year, generating substantial tax revenue for the City, while also
providing significant employment opportunities within the City (estimated at 1,300
permanent jobs).
For these reasons, the Specific Plan, Zoning Amendments and Development
Agreement adopted for the Project are consistent with the above-referenced
Community Development goals.
(GPS CD-3 and CD-16b; Draft EIR, Sect. 4.8, pgs. 41-43)
C. Architectural Compatibility with the Racetrack Grandstand. The
General Plan contains several approaches for development of the Project Site to
maintain architectural compatibility with the existing historical Racetrack
Grandstand and to preserve important community views of the Grandstand.
However, the General Plan also acknowledges that development to the south of the
Grandstand will not be able to preserve unobstructed views of the entire
Grandstand structure. Therefore, the General Plan emphasizes that the Grandstand
remain "recognizable from key locations along the perimeter of the Racetrack",
including the views travelers get from Huntington Drive/Colorado Place, directly
east of the Racetrack, as well as views of the unique architecture of the southerly
Grandstand face. (General Plan, pgs. 2- I 7 through 2-19)
As such, the General Plan requires any new commercial buildings and
structures to respect these views and that the Grandstand remain "recognizable".
However, no provision of the General Plan mandates that views of the Grandstand
be maintained from any particular location in perpetuity. The Project is consistent
with the General Plan, as amended, in that it continues to emphasize maintaining
the visibility of the Grandstand from Huntington Drive/Colorado Place and
Huntington Drive/Centennial Way. The Project will retain all historical vehicular
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access points and would provide for pedestrian access points to the Project.
Entryways will be improved with decorative walkways, landscaping and signage to
create a sense of place for visitors. Fencing and walls will be limited in the Project
and will be decorative, appropriately transparent, and employ materials, colors and
textures that minimize graffiti, glare, heat and reflection. (Standard #6; Draft EIR,
Sect. 4.8, pg. 87)
Although the Project proposes to remove some of the previous views of the
Grandstand, it would ultimately result in increased overall opportunities for
individuals to have "up close" experiences in viewing the Grandstand, ensuring the
Grandstand's "recognizability" as called for in the General Plan, balanced against
the competing General Plan policy of redeveloping the southern parking lot into a
viable commercial project. Further, the Project is designed with a "Main Street"
concept at a human scale, with varied architecture that is intended to complement
the Grandstand's architecture rather than to clash with or obscure it. Additionally,
the Project will enhance the economic vitality of Racetrack operations. (GPS CD-
l6c; Standards #3,5 and 6; Draft EIR, Sect. 4.8, pgs. 38-39,44,85-87)
Lighting will be designed to be warm and pedestrian friendly. It will be
designed to minimize glare and spillage onto adjacent properties. A project
requirement is included to ensure that lighting will be screened to minimize
illumination into the surrounding areas and to minimize glare or interference with
vehicular lighting. (Standard #7; Draft EIR, Sect. 4.8, pgs. 87-88)
D. Open Space and Parks. The General Plan contains policies for
preserving the integrity and viability of existing open space areas, as well as
providing a system of active and passive parks and open spaces of sufficient size
and in appropriate locations to serve the needs of residents of all ages. The Project
will not remove any open space. Rather, it will add 7.5 acres of open space,
including a 3.5 acre water feature at the southern end of the Project site and a 1.4
acre landscaped open space area in the northern portion of the Project adjacent to
the Paddock Gardens, all of which will be accessible to the public. Further, the
water feature will be dedicated for passive use only. There will be no swimming,
bathing, wading, boating or fishing in the water feature. The City's existing
system of parks and recreational facilities is adequate to serve the Project beyond
the open space to be provided. Additionally, all new landscaping shall relate to the
overall Site Plan in order to enhance the structures and soften its effect upon the
neighborhood, protect views, and protect it from sun and wind. (GPS CD-29 and
FS-31; Standard #17; Draft EIR Sect. 4.8, pgs. 45, 51,65 and 90)
II, Municipal Facilities and Services ("FS") Chapter: The Project is
consistent with the goals, objectives and strategies of the Municipal Facilities
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and Services Chapter of the General Plan, as amended, as well as the design
and development standards that implement that Chapter for the following
reasons:
A. Transportation Svstem and Traffic Impacts. One of the goals
articulated in the General Plan is to maintain a transportation system that
maximizes freedom and safety of movement, balances mobility and cost efficiency
of maintenance, as well as reducing traffic impacts on neighborhood streets.
The Project Developer has conducted a Traffic Impact Analysis of traffic
patterns that would result from the Project. The Project would be managed
through specific mitigation measures that would help maintain roadway
performance objectives to the extent feasible, which include the construction of
local traffic improvements as well as assisting in the implementation of
subregional transportation improvement programs. Among the improvements
identified are:
1. Physical improvements to public roads and intersections in the vicinity of
the Project,
2. Construction of internal circulation roads and accessways that will
facilitate movement of vehicles and pedestrians between the Racetrack,
the Proj(:ct and the Westfield Mall, without requiring movement on
public streets and rights-of-way,
3. Establishment and operation of a shuttle service to and from the nearest
Metro "Gold Line" station,
4. Incorporation of additional bus stops internal to the Project Site,
5. Establishment ofa neighborhood Traffic Management Plan, and
6. Certain bonding and funding for anticipated traffic improvements to
offset other traffic impacts.
Along these same lines, General Plan Strategies FS-l, FS-2 and FS-3 set the
goal of maintaining public roadway operations at better than Level of Service
("LOS") "D" during non-racing season, LOS "E" during racing season for all race-
related traffic, and LOS "C" on local residential streets. However, by Resolution
6493 (adopted by the City Council in 2005) although these are intended to be
desirable goals, they have been interpreted by the City Council to be non-
mandatory elements. Rather, the Council has determined that no single goal or
strategy in the General Plan is intended to prevent development that is otherwise in
harmony with and in furtherance of the General Plan. Further, the Council has
determined that where LOS goals have already been exceeded, compliance with
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the City's Transportation Master Plan will constitute compliance with the General
Plan. There are several intersections in the vicinity that currently exceed LOS "D"
and it is established practice to approve development projects that may result in
incremental decreases in LOS so long as the development is otherwise in harmony
with the General Plan. Through incorporation of the traffic mitigation measures
described above, the Project would be consistent with the Transportation Master
Plan and, as such, would be consistent with the General Plan. (GPS FS-l through
FS-3; Standard #19; Draft EIR, Sect. 4.8, pgs. 51-55, 91)
Finally, it is anticipated that the Project will not require additional hours of
manual traffic control during the racing season. However, if the City determines
that such additional manual traffic control is necessary, the Project Developer will
be required to participate in manual control to offset the added impact. (GPS FS-9
and ER-8; Draft EIR, Sect. 4.8, pgs. 56, 67)
B. Maintaining Service and Facilitv Standards and Sharing of Costs.
Another goal of the General Plan is to maintain municipal service and facility
performance standards for existing and future development, realize cost
efficiencies and to achieve an equitable sharing of the cost of municipal services
and facilities.
I. Traffic, The Project Developer has analyzed the potential traffic
impacts and the Project will incorporate or contribute to various mitigation
measures in order to rninimize irnpacts, both within the City of Arcadia and
in surrounding communities, as more particularly discussed in the Section
II(A) above and in Resolution No. 6564 adopting CEQA findings for the
Project. Where the City of Arcadia has no jurisdiction over certain
mitigation measures, the City's policy is to work with outside communities
to mitigate such impacts. Further, the Project, with mitigation, is consistent
with the Congestion Management Program and Regional Transportation
Plan requirements. (GPS FS-l through FS-4, FS-6 through FS-lO through
FS-12, FS-15 and FS-16; Standard #20; Draft EIR, Sect. 4.8, pgs. 51-60,91)
2. Fire and Emergency Response. The Project will be adequately
served by Fire Station No. 106. The Project will incorporate appropriate
emergency access measures, smoke alarms, fire extinguishers, hydrant
pressure and spacing, adequate fire flows and safety features required by
State law and the Arcadia Municipal Code. Further, Arcadia Fire
Department personnel were consulted in connection with review of the
Project. (GPS FS-17, FS-27 and FS-28; Standards #24-26, 30; Draft EIR,
Sect. 4.8, pgs. 51-62, 64, 92, 94)
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3. Police Response/Crime Prevention, The Project will provide a
private security force for the proposed "SP-CE" Zone that would be
integrated into the existing private security force at the Racetrack. Prior to
the issuance of the first building permit for the first retail building, a Master
Security and Access Plan shall be submitted to the Fire Chief and/or Police
Chief for review and approval that would outline all security operations
during construction and operation of the Project, both current and
anticipated, as well as protocols by which the security force will interface
with the Arcadia Police Department. The Project will also make provision
for Arcadia police officer workspace adjacent to or in connection with a
planned private security office at the Project. Finally, the Project will
incorporate "defensible space" design features to discourage theft and other
criminal activity at the Project. (GPS FS-17, FS-22 through FS-24;
Standards #27-29; Draft EIR, Sect. 4.8, pgs. 51-64, 92-93)
4. Utility Supply/Infrastructure, The needs of the Project have been
analyzed and existing utility facilities serving the Project Site are anticipated
to be sufficient to serve the demand of the Project. If necessary, the Project
will be required to upgrade utility infrastructure to provide adequate
services, such as potential expansion of water, sewer, solid waste, electricity,
natural gas, telephone and cable infrastructure in order to equitably share the
cost of increased municipal utilities/services serving the Project. (GPS FS-
17; Draft EIR, Chap 4.8, pgs. 51-61)
5. Development Impact Fees, The Project will be required to pay a
Traffic Impact Fee pursuant to the Development Agreement. (See Exhibit
"D" of Development Agreement)
6. Added Tax Revenue to Fund Municipal Services, Finally, the
Project is anticipated to generate additional sales and property tax revenues
that could be used by the City of Arcadia to fund additional infrastructure
improvements, purchase additional equipment, as well as to hire additional
personnel that may be required to offset impacts due to the Project. This is
consistent with the General Plan, as amended, in that the Project will "pay its
own way" and municipal services impacts will be minimized to the extent
feasible. (Draft EIR, Sect. 4.8, pgs. 47-51)
C. Maintaining Ernergencv and Disaster Response Preparedness.
Another goal of the General Plan is to maintain a system of emergency and disaster
response preparedness that will save lives, protect property, and facilitate recovery
with a minimum of social disruption following minor emergencies, as well as after
major catastrophic events. The Santa Anita Park has adopted an Emergency
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Action and Evacuation Plan (revised January 2005) to ensure adequate
preparedness with rapid and appropriate response to emergency situations (i.e.:
fire, explosion, hazardous materials release, medical emergencies, bomb threats,
etc.) The Plan is in compliance with California law. The Project would not
prohibit areas of the Project Site from being used as an evacuation center. Further,
prior to issuance of building permits for the Project, the Developer will be required
to submit to the City of Arcadia an Emergency Evacuation/Management Plan for
the entire Specific Plan Area that will be integrated into the existing Santa Anita
Park Emergency Action and Evacuation Plan, as well as with the City of Arcadia's
2004 Natural Hazard Mitigation Plan. (Draft EIR, Sect. 4.8, pg. 50)
III, Environmental Resources ("ER") Chapter: The Project is consistent
with the goals, objectives and strategies of the Environmental Resources
Chapter of the General Plan, as amended, as well as the design and
development standards that implement that Chapter for the following
reasons:
A. Air Oualitv. One of the goals articulated in the General Plan is to
achieve air quality conducive to good health and enjoyment of the area's climate
and to assist in attaining Federal and State air quality standards. The Project Site
has historically been designated as a commercial area under the General Plan and,
since the 1996 Update, has been earmarked for redevelopment into a commercial
and entertainment-oriented venue of "urban intensity". Given this fact, the Air
Quality Management Plan ("AQMP") included commercial growth of the Site
within its projections. Therefore, the Project does not jeopardize attainment of the
air quality levels identified in the AQMP, even if they exceed the SCAQMD's
recommended daily emissions thresholds. The Project would be required to
comply with City regulations that implement the AQMP which are geared toward
reducing pollutant emissions. Further, as outlined in Section II(A) above, the
Project would incorporate various traffic mitigation measures that would reduce
vehicle trips and encourage use of public transportation, thereby reducing vehicle
air pollution. (Draft EIR, Sect. 4.8, pgs. 65-66)
B. Energy Resources. Another goal articulated in the General Plan is to
ensure retention and proper stewardship of energy resources located within the
City. The General Plan requires that all new large commercial development meet
or exceed state and local energy conservation requirements, promote installation of
heat recovery and co-generation facilities where feasible, and promote innovative
building, site design and orientation techniques which minimize energy use to the
extent feasible.
17
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All buildings within the Project will comply with the energy efficiency
standards under Title 24 of the California Code of Regulations. However, it is not
feasible to develop heat recovery or co-generation facilities at this location due to
prohibitive cost and given the fact that the Project is principally retail in nature.
The Project is designed to contain a varied collection of open-air plazas and
pedestrian areas, as well as landscaped areas that would maximize solar gain and
minimize heat-reflective surfaces. Further, the Project Developer will cooperate
with SCE and the Gas Company on available energy conservation demonstration
projects where feasible. (GPS ER-23, ER-26 and ER-27; Standards #34-35; Draft
EIR, Sect. 4.8, pgs. 68-69, 95-96)
The General Plan also seeks to facilitate the provision of energy efficient
modes of transportation. As more specifically set forth above, the Project is a
pedestrian-oriented development which would encourage the use of walking and
public transportation. (OPS ER-28; Draft EIR, Sect. 4.8, pg. 69)
C. Water Resources. Another goal articulated in the General Plan is to
ensure retention and proper stewardship of water resources located within the City.
The Project would incorporate various water conservation measures, such as low-
flow plumbing fixtures and drip irrigation. (GPS ER-37 and ER-42; Draft EIR,
Sect. 4.8, pgs. 72-73)
Further, the Project will be required to comply with all NPDES, SWPPP,
SUSMP, the City of Arcadia's Water Conservation Plan (A.M.C. Section 7553.0)
and various other water discharge mitigation measures consistent with those
requirements, all of which prohibit violation of water quality standards. (OPS ER-
3 I; Standard #36; Draft EIR, Sect. 4.8, pgs. 69-70, 96) The Project will not
contribute to a change that would result in any violation of the waste discharge
requirements associated with the Racetrack. (GPS ER-32; Draft EIR, Sect. 4.8, pg.
70)
The Project would also increase the amount of pervious surfaces to allow
percolation of storm water into the ground. The area where the commercial
entertainment project will occur is currently a 100% impervious parking lot. The
Project would reduce surface lot hardscape area, add an approximately 7.5 acre
open space area to the south side of the Project Site, of which 3.5 acres would be a
water feature and four acres would be pervious landscaping. Further, the Project
would develop 1.4 acres of open space to the north around the Paddock Gardens.
The Project would also add buffer and other landscaping as well as a meandering
sidewalk. Stormwater runoff would be filtered in accordance with NPDES
requirements prior to discharge into the Arcadia Wash. (GPS ER-33, ER-35, ER-
36, ER-41 and ERA3; Standards #42 and 43; Draft EIR, Sect. 4.8, pgs. 70-73, 98-
18
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99) The Project would also incorporate water-conserving landscaping to reduce
water usage. (GPS ER-37; Draft EIR, Sect. 4.8, pg. 72)
D. Cultural Resources. Another goal articulated in the General Plan is to
ensure retention and proper stewardship of cultural resources located within the
City. Building fayades would be individualized to reflect a variety of architectural
styles designed to evoke the architecture and cultural history of horse racing, while
also preserving views of the Grandstand. Further, as noted above, the project
would help to revitalize the existing Racetrack and surrounding areas, preserving a
central cultural feature of the City of Arcadia. (Draft EIR, Sect. 4.8, pgs. 66-67)
(GPS ER-49; Draft EIR, Sect. 4.8, pgs. 73-74) The Santa Anita Park Historic
District has been determined eligible as a National historical landmark and is
currently a California state landmark. The Project would not result in the delisting
or loss of eligibility of the District on the National or California Register. (GPS
ER-54; Draft EIR, Sect. 4.8, pg. 74)
Although the Project Site is located within an area that may contain a portion
of the Gabrieliiio prehistoric village, mitigation measures will be in place to ensure
that any earth-disturbing activities are supervised by a qualified archeologist to
identify anyon-site archeological resources and, if the resources are significant, the
archeologist will take appropriate measures to ensure that the scientific information
that could be provided from these resources is not lost. (GPS ER-55 and ER-57;
Standards #37-39; Draft EIR, Sect. 4.8, pgs. 74-75,97-98)
With respect to geological or paleontological resources, none are known to
exist on the Project Site. However, if paleontological resources are discovered,
mitigation measures are in place that would require the retention of a qualified
paleontologist to assess any finds and provide appropriate treatment. (GPS ER-55,
ER-56 and ER-58; Standards #37-39; Draft EIR, Sect. 4.8, pgs. 75, 97-98)
E. Biological and Mineral Resources. A goal articulated in the General
Plan is to ensure retention and proper stewardship of biological and mineral
resources located within the City. However, with respect to biological, habitat,
riparian or mineral resources, no such resources would be significantly impacted
by the Project. (Standards #31-33; Draft EIR, Sect. 4.8, pgs. 66, 94-95)
F. Mixed-Use Development. The General Plan also sets the goal of
encouraging mixed-use development, where appropriate, in order to allow
employees the opportunity to live and work at the same location. While the Project
will not develop residential uses, it will include a mix of commercial, retail and
office uses that would provide employment opportunities to persons living in
nearby residential neighborhoods. (GPS ER-15; Draft EIR, Sect. 4.8, pgs.67-68)
19
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G. Waste Recvcling. The General Plan also sets the goal of facilitating
the City's Source Reduction and Recycling Chapter. The Project will comply with
all City of Arcadia standards. (OPS ER-16; Draft EIR, Sect. 4.8, pg. 68)
IV, Environmental Hazards ("EH") Chapter: The Project is consistent
with the goals, objectives and strategies of the Environmental Hazards
Chapter of the General Plan, as amended, as well as the design and
development standards that implement that Chapter for the following
reasons:
A. Seismic Safety. One of the goals articulated in the General Plan is to
incorporate adequate mitigation measures to achieve an acceptable risk from
potential seismic hazards. While the Project is located in the Alquist-Priolo zone
and would be subject to ground rupture, the Project will comply with all seismic
safety regulations under the Arcadia Municipal Code and California Building Code
to achieve an acceptable level of seismic risk. (GPS EH-l; Standards #40 and 41;
Draft ErR, Sect. 4.8, pgs. 76, 79,98)
B. Flooding. Another goal articulated in the General Plan is to
incorporate adequate mitigation measures to achieve an acceptable risk from
potential flooding hazards. The SP CE zoned area is not located within the Morris
Jones Inundation Zone or in the Santa Anita Dam Flood Hazard Zone. Further, the
Developer will prepare an emergency evacuation/management plan for the Project,
as more particularly referenced in Section II(C) above. The Project would also be
designed to direct surface runoff away from the water feature, reducing the
potential for flooding thereby. (GPS EH-9; Draft ErR, Sect. 4.8, pg. 79)
C. Noise. Another goal articulated in the General Plan is to ensure that
noise-sensitive land uses and noise generators are located and designed in such a
manner so that (1) adverse noise effects of the Project are avoided on adjacent uses
and (2) adverse noise effects of adjacent uses are avoided on the Project. A
detailed noise analysis was prepared for the Project, which is referenced in the
Draft EIR, Section 4.9. With respect to non-traffic noise, the Report concluded
that either the Project would not generate operational noise in violation of the
above standards or that noise-sensitive uses and noise generators will be designed
in a way to reduce noise to below a level of significance (i.e.: rooftop HV AC
equipment). Therefore, the objectives for non-traffic operational noise of the
General Plan would be met. (GPS EH-13 through EH-15, EH-17 through EH-19;
Standards #44, 45, 47, 48 and 50; Draft ErR, Sect. 4.8, pgs. 80-81, 98-102; Draft
EIR, Sect. 4.9)
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With respect to traffic noise, certain noise thresholds may be exceeded in the
vicinity. However, noise levels are already being exceeded on most of the
roadways surrounding the Project Site. As indicated in Section II(A)above with
respect to traffic impacts, the General Plan does not require strict adherence to a
particular standard if a project is otherwise consistent with the General Plan.
Therefore, the Project is consistent with the General Plan for this purpose. (Draft
EIR, Sect. 4.8, pgs. 77-78). In September, 2006, the City Council amended
Performance Standard #44 of the General Plan to remove thresholds related to
traffic noise citywide that are already exceeded by existing conditions and do not
reflect an accurate measure of an individual project's impacts. The Project has
addressed this change to the General Plan.
D. Hazardous Waste. Another goal articulated in the General Plan is to
ensure that all commercial, office and industrial uses within the City adhere to both
the City's and the Los Angeles County Hazardous Waste Management Plan, as
well as the most current amendments to California Code of Regulations, Title 22.
All retail, office and commercial businesses within the Project will be required to
comply with the City's and County's Plans, Cal-OSHA requirements, the
Hazardous Materials Management Act, Title 22, and other applicable State and
local requirements. Further, no hazardous materials other than routine cleaning
compounds and possibly propane would be utilized in the Project, which would not
present a significant risk of injury or harm to the environmental or the community
through upset or accident. (GPS EH-21 and EH-23; Standard #52; Draft EIR, Sect.
4.8, pgs. 78-79, 81-82,103)
Also, as required by the General Plan, a Phase I environmental assessment
was also completed on the Project Site, as well as a geotechnical analysis to
determine the presence of hazardous substances on the Site. (Standard #53; Draft
ElR, Sect. 4.8, pg. 103).
V, Housine: Element: The Project is consistent with the goals, objectives
and strategies of the Housing Element of the General Plan, as amended, as
well as the design and development standards that implement that Chapter
for the following reasons:
The General Plan sets the goal of providing adequate sites to meet Arcadia's
share of regional housing needs by accommodating 46 I new dwelling units from
1998 through 2005, including adequate numbers of affordable housing. However,
the Project does not provide for any residential units, since the Project Site has
historically been designated in the General Plan as commercial and horse racing
(although a portion of the Project Site is zoned "R- I "). The General Plan Housing
Element identifies seven potential sites within the City for affordable housing,
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none of which include the Project Site. Therefore, while the Project will not
provide any housing, it will not preclude the inclusion of housing in other areas of
the City. Therefore, it is consistent with and will not conflict with the Housing
Element of the General Plan. (GPS CD-24; Arcadia Housing Element 2000-2005,
Policy 1.1, Table 29; Draft EIR, Sect. 4.8, pgs. 45, 82)
22
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EXHIBIT "B"
The Shops at Santa Anita Specific Plan
[Copy on file in the Planning Division]
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:
CITY OF ARCADIA )
I, JAMES H. BARROWS, City Clerk of the City of Arcadia, hereby certifies
that the foregoing Ordinance No. 2226 was passed and adopted by the City Council of
the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular
meeting of said Council held on the 1 st day of May, 2007 and that said Ordinance was
adopted by the following vote, to wit:
AYES: Council Member Amundson, Chandler, Harbicht, Wuo and Segal
NOES: None
ABSENT: None
. Clerk of the City of rcadia
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:".
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THE S H 0 p'S/ AT
5ANTA aM1JA PA~K
SPECIFIC
P LAN
fupa~d for
City of Arcadia
fupa~d by
Caruso Affiliated
April!7, 2007
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o
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Figure 3
Specific Plan Boundary Map
Source: ElkuslManfredi Architects. 2006
- - - - DENOTES SPECIFIC PlAN AREA
BOUNDARY
THE 304 ACRE SPECIFIC PLAN AREA IS COMPRISED OF
LOTS 1 AND 5 OF TRACT NO. 949;
PARCEL 4 OF PARCEL MAP NO. 4626,
ALL IN THE CITY OF ARCADIA, LOS ANGElES COUNTY, CAUFORNIA.
infrastructure plan/public services I chapter four 111
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The Shops 01 SonIa Anila Pork Specific Plan
CONT'NT5
INTRODUCTION ................................................................................................................2
A. Statement of Purpose .... ............. ........ ........ ......... ......... ......... ... ................................ .... 2
B. Content and Organization of the Plan......................................................................... 4
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PLAN AREA CONT.EXT AND OBjECTIVES......................................................................6
A. Existing Condi tions..................................................................................................... 6
B. Specific Plan Area ...................................................................................................... 10
C. Development Area Concept....................................................................................... 13
D. Goals and Objectives ................................................................................................. 19
LAND USE AND DEVELOPMENT STANDARDS ...........................................................22
A. Purpose and Objectives..............................................................................................22
B. Definitions ....... ....... ...... .......... ... ..... ........... ........... ... .... ..... ... ............... ... ......... ... ....... 23
C. land Uses.................................................................................................................. 24
D. Permi tred Uses........................................................................................................... 24
E. Development Standards............................................................................................. 28
F. Off-Street Parking Regulations .................................................................................. 32
G. Sign Regularions........................................................................................................ 33
H. Design Principles .... ... ... ....... ... ............. .......................... ............ ..... ... ............ ... ... ...... 36
INFRASTRUCTURE PLAN/PUBLIC SERVlCES..............................................................48
A. Transportation and Circularion .................................................................................48
B. Water Facilities .......................................................................................................... 49
C. Sewer/Wastewater Facilities ....................................................................................... 50
D. Solid Waste Facilities .................................................................................................50
E. Srormwater!Drainage Facilities .................................................................................. 55
F. Utilities......................................................................................................................61
G. Police and Fire Protection .......................................................................................... 61
PLAN IMPLEMENTATION ...............................................................................................68
A. Implementation Responsibilities ....... ... ... ..... ... ........... ............ ...... ..... ............... ... ....... 68
B. Financing and Maintenance of Public Improvements ................................................ 68
C. Administrative Procedures .......................... ... ........ ............... ....................... ... ........... 69
D. Amendments. ........ ... ............. .......... ... ........... ...... ................. .................. ............ ....... 70
E. Design Review .................... ...................................... ......... ... ....................... ....... ....... 70
conlenls I iii
FIGURES
Figure I
Figure 2
Figure 3
Figure 4
Figure 4.1
Figure 5
Figure 6
Figure 7
Figure 7.1
Figure 7.2
Figure 8
Figure 9
Figure 10
Figure 11
Figure 12
Figure 12.1
iv
contents
The Shops ot Sonto Anita Park Specific Pion
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Regional Location Map ... .... ......... ...... ............. ....... ......... ... ............ ...... ....... .......... .......... .... 7
Vicini ry Map....................................................................................................................... 8
Specific Plan Boundary Map ............................................................................................ 11
Specific Plan Conceptual Land Use Map .......................................................................... 15
Overall Sire Plan ..............................................................................................................17
Land Use Marrix ...............................................................................................................24
Corner Setback at Driveway or Alley.................................................................................34
Driveway/Parking Srandards Chart ................................................................................... 35
Vehicular Circularion, Service, and Emergency Access Plan............................................... 37
Site Landscaping Area Plan ............................................................................................... 39
Existing Warer and Sewer Faciliries .................................................................................. 51
Conceprual Warer and Sewer Plan ................................................................................... 53
Existing Drainage Facilities .............................................................................................. 57
Conceprual Drainage Plan ............................................................................................... 59
Conceprual Elecrric and Telephone Facilities ....................................................................63
Conceptual Gas Facilities ................................................................................................. 65
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chapterone
Purpose of the Specific Plan
The Santa Anita Park Specific Plan is a planning
tool that combines traditional zoning with
general design and development standards
tailored to the unique conditions of a particular
site. It is a document which contains all policies,
developrnent standards, and regulations necessary
for the implernentation of development within
the Specific Plan Area (see Chapter 3, Section B.I
for a definition of this area).
The purpose of the Santa Anita Park Specific
Plan is to guide developrnent and design of the
Specific Plan Area. This will be accomplished by
a set of regulations and design guidelines, along
with related implementing actions intended to
foster quality development. These regulations,
standards, and guidelines have been built upon
the goals, objectives, and policies of the Arcadia
General Plan and the objectives of the Specific
Plan. They also provide a framework for the
orderly development of the site, recognizing the
2
chapter one I introduction
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The Shops ot Sonta Anito Pork Specific Pion
size of the property and its strategic location in the
City of Arcadia.
Authority
The Santa Anita Park Specific Plan is prepared
in accordance with Article II, Section 200 of
the Arcadia City Charter and Article 9, Part 9,
Division 6 of rhe Arcadia Municipal Code
(comrnencing with Section 9296), which
establishes the authority for a legislative body
to adopt an ordinance or resol ution requiring
a Specific Plan to be prepared when it is in the
public interest to do so. The Planning Commission
must hold a public hearing before recommending
adoption of the Specific Plan by ordinance or
resolution to the City Council.
A Specific Plan is a legislative planning tool,
regulatory in nature, and implements the
General Plan designation and provides the
zoning requirements for the property involved.
Development plans, sire plans, and rentative tract/
parcel maps in this area must be consistent with
the Specific Plan.
Relationship to the General Plan
The City of Arcadia General Plan serves as the
long-term planning guide for future development
throughout the City. The General Plan operates
as a guide to the type of community desired
for the future and provides the means to
accomplish that goal. The General Plan states
that "new developrnent within the portion of the
Racetrack, which is designated Commercial is to
be implemented through a specific plan." This
Specific Plan implements this provision of the
Arcadia General Plan.
The Santa Anita Park Specific Plan has been
adopted in conjunction with a General Plan
Amendment to amend the designarion of the
Specific Plan Area from Cornmercial and Horse
Racing to Specific Plan in order to permit a mix of
horse racing and commercial uses for the Specific
Plan Area. Portions of General Plan Chapter 2.0
Comrnunity Development (including Figure 2.3)
and General Plan Chapter 6.0 Implementation and
Monitoring are also proposed to be amended.
Relationship to the Municipal Code
The Santa Anita Park Specific Plan is an outgrowth
of the City's General Plan and will provide the
policy and guidance for all development, public
and private, that occurs within the Specific Plan
Area. Additionally, the Santa Anita Park Specific
Plan will be incorporated into the Zoning Code
and will provide allowable land uses, development
standards and administrative procedures.
The regulations of the Santa Anita Park Specific
Plan are in addition to those set forth in the
planning, zoning, and subdivision provisions of
the Arcadia Municipal Code (AMC) and any
other relevant ordinances, policies and guidelines,
and do not convey any rights not otherwise
granted under the provisions and procedures
contained in the AM C or other ordinances, except
as specifically provided for herein. Wherever the
regulations of the Santa Anita Park Specific Plan
contain provisions which establish regulations,
including, but not limited to heights, densities,
uses, parking, signs, open space and landscaping
requirements, which are different from, more
restrictive than, or more permissive than would be
allowed pursuant to the provisions contained in
Section 9263 et seq. and Section 9273 et seq. of
the AMC, the Santa Anita Park Specific Plan shall
prevail and supersede the applicable provisions of
the AMC and those ordinances.
CEQA Compliance
In compliance with the requirements of the
CalifOrnia Environmental Quality Act (CEQA) and
the City of Arcadia environmental procedures,
and in conjunction with the preparation of the
Santa Anita Park Specific Plan, an Environmental
Impact Report (EIR) has been prepared for the
Specific Plan Area and circulated to the public
for review and comrnent. The Specific Plan EIR
addresses the potential environrnental impacts,
which may result from the implementation of
the proposed Santa Anita Park Specific Plan and
related developrnent, and discusses mitigation
measures and alternatives to actions contained
within the Santa Anita Park Specific Plan.
introduction I chapter one 3
The Shops ot Santo Anita Park Specific Plan
B. CONTENT AND
ORGANIZATION OF THE PLAN
The Santa Anita Park Specific Plan is organized
into five chapters. The information contained in
each chapter is as follows:
Chapter One-Introduction
This Chapter covers the purpose of the Santa Anita
Park Specific Plan, the relationship of the Santa
Anita Park Specific Plan to the City's policies,
and the authority by which the Santa Anita Park
Specific Plan is prepared.
Chapter Two--Plan Area Context and
Objectives
This Chapter describes the existing conditions,
and land uses within the Santa Anita Park Specific
Plan Area. Chapter Two also describes the goals
and objectives of the Santa Anita Park Specific
Plan.
Chapter Three-Land Use and
Development Standards
This Chapter sets forth the allowable uses and
applicable development standards for the Santa
Anita Park Specific Plan Area.
Chapter Four-Infrastructure Planl
Public Services
This Chapter describes the existing conditions and
proposed improvements of infrastructure utilities
within the Santa Anita Park Specific Plan Area,
including transportation, water, wastewater, solid
waste, s[Qrm water and drainage, public safety, fire
protection and energy.
Chapter Five-Plan Implementation
This Chapter sets forth the responsibilities and
procedures for implementing the Santa Anita Park
Specific Plan.
4 chapter one I introduction
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P LAN A 121 A' 00 N/ T 1 X T A ND
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A. EXISTING CONDITIONS
Location
The Specific Plan Area-or project site-is located
in the central portion of the City, approximately
one-third of a rnile south of Interstate 210, as
shown in Figure I (Regional Location Map). The
City is situated at the base of the San Gabriel
Mountains, approximately 18 miles norrheast of
Downtown Los Angeles.
The Specific Plan Area encompasses approxirnately
304 acres, bounded by Huntington Drive on the
south and east, Baldwin Avenue and Westfield
Santa Anita rnall on the west, and Colorado Place
on the norrh and east, as depicted on Figure I
(Regional Location Map) and Figure 2 (Vicinity
Map). Interstate 210 provides regional vehicular
access to the Specific Plan Area, via the Baldwin
Avenue, Santa Anita Avenue, and Huntington
Drive freeway off-ramps.
6
chapter two I plan area context and objectives
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The Shops at Santa Anito Park Specific Plan
Mount Wilson
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Figure 1
Regional Location Map
Source: Microsott Streets and Trip. 2004
plan area context and objectives I chapter two 7
The Shops ot Santo Anita Park Specific Plan I
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Figure 2
Vicinity Map I
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8 chapter two I plan area contexl and objectives
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The Shops at Santa Anito Park Specific Pion
Surrounding Uses
Lands near the Specific Plan Area are generally
developed with urban uses. The following provides
a summary of surrounding land uses:
. Norrh of the Specific Plan Area:
. The College Tract residential
neighborhood north of the Racetrack
property
. Interstate 210 (Foothill Freeway) north
of the College Tract
. Northwest of the Specific Plan Area:
. The Los Angeles County Arboretum
northwest of the stables on the west side
of Baldwin Avenue
. West of the Specific Plan Area:
. Westfield Santa Anita
. Fire Station No. 106
. Multi-family residential units on the west
side of Baldwin Avenue
. Single-farnily residential units further to
the west of Baldwin Avenue
. South of the Specific Plan Area:
. Multi-farnily residential uses on the south
side of Huntington Drive
. Single-family residential uses furrher to
the south of Huntington Drive
. Convalescent home
. Holy Angels Church and associated
school
. Holly Avenue School
. Baldwin Avenue Commercial District
. Southeast of the Specific Plan Area:
. Methodist Hospital and associated
medical offices and parking
. Daycare center
. Arcadia Historical Museurn, Chamber of
Commerce, and Cornmunity Center
. Arcadia City Hall and Police
Headq uarters
. Civic Center Athletic Field
. Arcadia County Park and Santa Anita
Golf Course
. Arcadia High School
. First Avenue Middle School
. East of the Specific Plan Area:
. Downtown commercial district
. Arroyo Pacific Academy
. Northeasr of the Specific Plan Area:
. Motel use
. Thoroughbred Breeders' Association
. Santa Anita Church and Barnharr
School
. Senior housing (currently under
construction)
. Single-family residential uses
plan area context and objectives I chapter two 9
B, SPECIFIC PLAN AREA
Within the Specific Plan Area are three zoning
areas: R-I (78 acres), S-I (141 acres), and CE
(85 acres). The Specific Plan Boundary is depicted
by Figure 3 (Specific Plan Boundary Map).
Existing Uses
The Specific Plan Area is currently developed as
a horse racing facility. The northern, eastern, and
southern portions of the Specific Plan Area are
developed as surface parking lots. The Racetrack
oval and associated facilities are generally located
in the central portion of the Specific Plan Area. The
major elements of the site consist of Grandstand
and clubhouse structures, Paddock Gardens, and
related buildings to the south of the Grandstand,
track. infield and related structures, and stable
areas west of the Racetrack and Grandstand.
The rnost prominent structure on the site is the
Racetrack Grandstand, generally 85 feet in height
with features rising to 112 feet or 125 feet.
Santa Anita Park Hamrack facility
Santa Anita Park Rautrack Club Housr Entranu
10 chapter two I plan area context and objectives
The Shops 01 SonIa Anilo Park Specific Pion
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Hamrack Paddock Cardms
Santa Anita Park Rautrac/t
General Plan and Zoning
For many years, the Arcadia General Plan
designared rhe Specific Plan Area for Horse
Racing, with zoning of the Specific Plan Area as S-
I (Special Use Zone) and R-I (Residential Single
Family). The Arcadia General Plan was updated
in 1996 and at that time 85 acres in the southerly
parking lot area was designated Commercial
(.30 FAR). This update in part focused on this
Specific Plan Area. Specifically, the 1996 Arcadia
General Plan update identified the Santa Anita
Racetrack as one of four areas "which ... possess
opportunities for transitioning in the future." The
General Plan acknowledged the "opportunity to
create a development of urban intensity in the
Racetrack's southerly parking lot which recognizes
the unique attributes of the Racetrack to the
north and the Westfield Santa Anita [now called
the Westfield Santa Anita mall] to the west ..."
The goals expressed within the General Plan were
reflected in the objectives for the Santa Anita Park
Specific Plan.
The Sho
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nl 0 Park Specific Pion
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D R1 SINGLE FAMILY RESIDENTIAL
D
S1 HORSE RACING
D
CE COMMERCIAL ENTERTAINMENT
(I
NORTH
soo
1IXl)
S Figure 4
pecific Plan C
onceptual Land
Source: ElkuslM Use Map
anfredi A h'
rc Iteets, 2006
plan area context and ob' .
Jeclives I cha t
pertwo /15
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The Sho
ps at Santa Anito P
ark Specific Pion
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NORTH
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Figure 4.1
Overall Site Pia
Source: Elk I n
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I Architecu. 2006
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plan area context
and ob'
Jectives I ch
apter two /17
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The Shops ot Sonto Anita Park Specific Pion
General Plan Amendment
The Santa Anita Park Specific Plan is accompanied
by a General Plan Amendment, whose purpose
is the following: (I) to amend the land use
designation in the General Plan for the entire
Racetrack property from "Horse Racing" and
"Commercial" to "Specific Plan," (2) to amend
General Plan language to reflect the nature of
development anticipated in the Specific Plan and
to reflect and further the implementation of the
1996 General Plan update, and (3) to amend
language regarding view protection to ensure that
development anticipated in the Specific Plan and
encouraged by other language in the General Plan
can be located where envisioned.
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The General Plan's recognition of an opportunity
for development of urban intensity in the sourherly
parking lot suggests a unique development pattern
not present in other parts of the City. However, the
General Plan also has a stated goal to preserve views
of the Racetrack Grandstand frorn Huntington
Drive on the south. This goal conflicts with a
General Plan opportunity for a "development
of urban intensity" on the southerly parking lot.
This conflict in the language of the General Plan
may not allow a project of significance to occur
at this location. The essentially flat contours
of the site would cause nearly any constructed
improvement to appear in the middle ground of
views frorn Huntington Drive on the south when
looking north toward the Grandsrand. The other
General Plan goal of preserving live horse racing
at Santa Anita Park can be accomplished, and the
public provided the bene fir of enhanced access
and visibility to the facility, with the Comrnercial
Entertainment project anticipated in the Specific
Plan.
Because the Specific Plan will contain land use
tegulations for the project site, a zone change
application has been filed to allow the Specific Plan
to specify zoning regulations for the Specific Plan
Area, consistent with City of Arcadia Municipal
Code Section 9296.4.
C. DEVELOPMENT AREA
CONCEPT
The Specific Plan incl udes three zoning
designations fot the Specific Plan Area: S-I, R-I,
and CE (Cornmercial Entertainment) (see Figure 4
[Specific Plan Conceptual Land Use Map]). Within
the Specific Plan Area, proposed development
includes a retail-commercial component and
the replacement of the Saddling Barn along
with associated parking structures, utility and
circulation infrastructure improvements, physical
amenities, site development amenities, signage,
and lighting. Other circulation and infrastructure
improvements would occur off site, or at locations
within the Specific Plan Area, but ourside the
primary area of development.
The boundary of the proposed CE Zone within
the Specific Plan Area is drawn to permit a variety
of uses to be constructed on property currently
zoned S-I (Special Use), while allowing the
continuation of the Racetrack's horseracing and
pari-mutual wagering activities and associated
uses within the S-I Area. The proposed boundary
of the CE Zone is depicted on Figure 4 (Specific
Plan Conceptual Land Use Map).
Main Strut Environmmt
plan area context and objectives I chopter two 13
Development within the CE zone follows
architectural planning and massing principles
that would respect and reinforce the Racetrack
Grandstand's present tole as the dominant
architectural feature on the site. New buildings
would be placed a distance away from the
Grandstand to allow expansive views of its overall
length. By design, the development would orient
its major visual and circulation elements toward
The Shops at Santo Anito Pork Specific Plan
One- and rwo-story retail uses would occur along
the length of Main Street. Office space will be
located on the second floor of the cornmercial
building with dedicated ground floor lobby
access.
The southerly portion of the CE zoned area,
including the dog leg extending south of the
Westfield Santa Anita mall, will be utilized for
vehicular parking by Racetrack
patrons on peak live racing days
when surface lots to the north and
east are near capacity.
~
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the Grandstand, so that visitors to the development
would always have the Grandstand in view as they
move north and south along Main Street. The
Grandstand structure would anchor the northern
end of the development with restaurant and other
entertainment uses overlooking the Paddock
Gardens, thereby creating a sense of place berween
the Grandstand and the project as integrated
elements (see Figure 4.1 [Overall Site Plan]).
Development within the CE Zone would be
organized around a central north/south pedestrian
Main Street that connects the southern vehicular
entrance to the developrnent, a new private water
feature and landscaped park bordering Huntington
Drive, to the existing and expanded Racetrack
Paddock Gardens and historic Grandstand toward
the north end of the developrnent. The primary
pedestrian orientation of the development is
intended to create a human-scaled environment
and a destination where visitors are encouraged to
linger.
During live racing days, there will be
a physical separation berween public
areas of the project and areas of the
Racetrack, Paddock Gardens, and
Saddling Barn area under jurisdiction
and control of the California Horse
Racing Association (CHRA). On
live race days, the track will continue
to charge an entry fee.
During non-live racing days, the
sections of the fence will be removed
to allow free (i.e., no charge) public
access berween the project and the Paddock
Gardens and Saddling Barn area. As is currently
the case at the track, physical barriers and direct
supervision will be provided by the track operator
to keep visitors safely separated from racehorses
and jockeys using the Paddock Gardens and
walking circle. Practice walks generally occur in
the morning hours when most commercial uses
in the new developrnent are closed, and public
attendance at the center and track is lowest.
14 chapter twa I plan area context and objectives
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The Shops at Santa Anita Park Specific Plan
D. GOALS AND OBJECTIVES
The proposed project is intended to create a high-
quality, and functionally integrated open-air
commercial, retail and entertainment development
that is distinctive and creates a "sense of place."
The proposed Shops at Santa Anita Park Specific
Plan articulates the following goals:
. Create a center with a vibrant outdoor "Main Street" ambience that provides numerous high-quality
retail, dining, a multi-screen cinema, and entertainment venues such that visitors will be attracted
to the Santa Anita Racetrack throughout the year.
. Create a high-quality, comprehensive, and integrated open-air commercial, retail, and entertainment
center that is distinctive, includes retail opportunities unavailable in the City, and constitutes public
space for the Arcadia community.
. Enhance the cultural Fabric of the community by providing outdoor plazas, a park area, and publicly
accessible art work.
. Provide an expanded economic base for the City that maximizes property and sales tax revenue.
. Physically connect the center to the Paddock Gardens while preserving the formal design of the
Paddock Gardens in order to create a seamless relationship between the center and the Racetrack.
. Provide employment opportunities for City residents.
. Develop and provide new office space to the Arcadia School District administration to help it shape
the best possible educational programs for Arcadia students.
. Provide a center that will attract patrons who will also visit the Santa Anita Racetrack, thereby
bolstering and strengthening the financial viability of the Racetrack and fostering its continued
operation.
. Create a pedestrian-oriented commercial center with an emphasis on an open space network of
landscaped streets, sidewalks, paseos. promenades, and public space that forms an important
gathering place for the Arcadia community.
. Ensure land use compatibility by creating a logical physical relationship to the adjacent Westfield
Santa Anita mall, th,: Santa Anita Racetrack, and existing circulation infrastructure through vehicular
and pedestrian links.
. Create a special place that blends a new complex of uses and buildings into the design heritage of
the Santa Anita Racetrack.
. Revitalize the Santa Anita Racetrack, by incorporating development on the site in a manner that is
complementary and respectful of its important and historic role in the community.
. Preserve and enhance public accessibility of the existing Racetrack Grandstand such that it can be
viewed and accessed from within the center and viewed from locations along Huntington Drive.
. Utilize architectural design, lighting, signage, water features, and landscape materials to give the
center a distinctive and pleasing appearance.
. Increase the food shopping alternatives in Arcadia by providing a gourmet market and specialty food
pavilion.
. Preserve the pre-race pageantry and parade of the horses from the Saddling Barn through the Paddock
Gardens and Walking Circle to the Racetrack, and make viewing of this pageantry available to the
visitors to the center by opening the Paddock Gardens to the center.
plan area context and objectives I chapter two /19
20 chapter two I plan area context and objectives
The Shops at Santo Anita Park Specific Plan
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LAND U5l AND DlVUOPMUT 5TANDAf2D5
CUAPTU
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The Shops at Santa Anita Park Specific Pion
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A. PURPOSE AND OBJECTIVES
Chapter Three is intended to set forth specific land
use standards to guide the specific development
anticipated within the Santa Anita Park Specific
Plan Area. All development within the S-I, R-I,
and CE zoned areas must comply with these
standards.
Specifically, the CE zoned portion of the Specific
Plan Area shall be developed with a high quality
regional lifestyle shopping/entertainment center
with anchor stores, specialty shops and facilities
including restaurants, multiplex theater{s),
office space, and a food market or markets. All
developrnent within the Specific Plan Area shall
be subject to the specific standards, guidelines,
and procedures set forth in the Santa Ani ta Park
Specific Plan. All plans for any and all development
within the Project Area shall be submitted to the
22 I chapter three I land use and development standards
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The Shops at Santa Anita Park Specific Plan
City's Development Services Department (DSD)
for review and approval in accordance with all
procedural and substanrive requirernents ser forth
in the Santa Anita Park Specific Plan.
Any and all preliminary site plans, floor plans,
exterior elevations, exterior lighting plans,
conceptual landscape plans, and signing prograrns
for development within the Project Area shall be
considered for recommcndation by thc Planning
Commission and approved by the City Council.
Detailed final plans shall be submitted to the
Developmcn t Scrviccs Dcpartment of the Ci ty and
shall be subject to Architectural Design Rcview
and approval by rhe Director of Development
Services. The Ditector shall review the final plans
for consistency with the approved prelirninary
plans, thc Santa Anita Park Specific Plan, and the
Architectural Design Review approval.
B. DEFINITIONS
1. Sp~cific Plan A"alProj~ct ArM- Thc Spccific
Plan Arca and Projcct Arca shall both be
defined as the entire :I:304-acre Santa Anita
Park property. See Figure 3 (Specific Plan
Boundary Map).
2. D~v~lopment-New and relocated
buildings, infrastructure, and associated
site improvements within the Specific Plan
Area. The majority of these improvements
will occur within the portion of the Specific
Plan Area designated CEo However, rhe
relocated or reconstructed Saddling Barn is
to be located within the S-I area. Roadway
and infrastructure improvements will occur
at other locations within the Specific Plan
Area, including the S-I, R-l, and CE zoned
areas. See Figure 4 (Specific Plan Conceptual
Land Use Map) and Figure 5 (Land Use
Matrix).
3. Floor Ar~a-Floor Area shall be defined as
Gross LeasableArea in the Arcadia Munici pal
Code and shall be thc total floor area designed
for the tenant's occupancy and exclusive
use, including basernents, mezzanines, or
upper floors--expressed in square feet and
measured from the centerline of the joint
partitions and frorn outside wall faces.
Gross Leasable Area shall also include kiosks
within the common areas. It is the space
for which tenants pay rent, including sales
areas. Exception: Gross Leasable Area shall
not include (a) service areas within tenant
stores and (b) service areas that occupy less
rhan 25 percent of the gross square footage
of stores in excess of 50,000 square feet. The
square footage of service areas in excess of
this percentage shall be counted toward the
Gross Leasable Area. Service areas are those
areas specifically dedicated to employee use,
storage and mechanical areas, and employee
restrooms.
4. Dirt'ctor- The Director shall be defined as
the Director of Development Services or
his/hcr designee.
5. Sign Program-A Sign Program is a
comprehensive description of signs proposed
for the Project Area, including regulations
for size, location, design, and special fearures
of signs in compliance with the provisions of
the Santa Anita Park Specific Plan. As part
of the Architectural Design Review, a Sign
Program shall be reviewed by the Planning
Commission and approved by the City
Council prior to the issuance of any sign
permits by the Community Development
Division.
6. EIR- The terrn "EIR" shall mean the
Environmental Impact Report prepared and
certified for the adoption of the Santa Anita
Park Specific Plan.
land use and development standards I chapter three 123
C. LAND USES
The Shops at Santa Anita Park Specific Plan
General Zoning I Acres Proposed Development
Plan
I Specific Plan 304:!: acres l
Track Developmenr
S-I 219 acres The reconstruction of the Saddling Barn within the Paddock Gardens;
otherwise, per the Arcadia Municipal Code Section 9273.
CE Development
CE 85 acres Total Commercial developmenr of 804,250 Gross Leasable Area square
feet to include anchor stores, restaurants, inline shops, and a cinema.
Ollice space of 25,000 Gross Leasable Area square feet.
Notwithstanding the provisions of Arcadia Municipal Code
Section 9252.1, no new residential use shall be a permitted use within
R-I 78 acres the R-I zoned area; development is proposed to include access, parking,
circulation, and infrastructure to serve development within the S-I and CE
zones.
Figure 5 land Use Matrix
D. PERMITTED USES
Existing Zones
. Residential Single Family Zone (R- I
Zone)
Norwithstanding the provIStOnS of the Arcadia
Municipal Code Section 9252.1, no new
residential use shall be a permitted use within the
R-I pottion of the Santa Anita Park Specific Plan;
however, existing residential uses, Racetrack uses,
roadways, and surface parking shall be perrnitted
uses in such area. Access, circulation, parking,
infrastructure, and other improvements to support
uses within the Specific Plan area or adjacent uses
shall also be permitted.
. Special Use Zone (S- I Zone)
Permitted uses within the S-I portion of the
Santa Anita Park Specific Plan shall be governed
by Section 9273 of the City of Arcadia Municipal
Code Article IX. Access, circulation, parking,
infrastructure, and other improvements to support
uses within the Specific Plan area or adjacent uses
shall also be permitted.
Proposed Zone
. Commercial Entertainment Area (CE Zone)
The following Permitted Use Chart shall govern
permitted uses within the CE portion of the Santa
Anita Park Specific Plan. Access, circulation,
parking, infrastructure, and other improvements
to support uses within the Specific Plan area or
adjacent uses shall also be permitted.
The following are permitted uses, without
lirnitation on number of each use, number of
employees, or floor area, unless noted. Where
required, a Conditional Use Permit shall be subject
to procedures and application requirements set
forth in Sections 9275 et seq. in the Arcadia
Municipal Code.
24 I chapler three I land use and development standards
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The Shops at Santa Anita Park Specific Plan
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Permiued Uses
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. Alcohol sales and consumption. on site and off site,
subject only to issuance of a Depattment of Alcohol
Beverage Control license. Off-site sales shall be
incidental to the primary use.
. Antique Shop
. Antennas (pole type) and flagpoles
. Apparel and Accessory Shop
. Arcade, if incidental to a primary permitted use
. Att Store/Galleries
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. ATMs
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. Auto Accessory retailer (no installation)
. Auto Showroom (10,000 square feet or less)
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. Bakeries
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. Bank
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. Barber Shop
. Beauty Salon
. Book Store
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. Bowling Alley
. Business Centers
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. Cafes
. Camera and Photographic Supplies and Services
Store
. Carwash services accessory to valet parking services
(no freestanding car washes)
. Carpet and Floor covering Stores
. Carousels
. Cards and Gifts
. China/Glassware
. Cigar shops
. Cinemas and movie theaters
. Clothing and Apparel
. Commissaries, for the preparation of food serving
on-site kiosks
. Concierge
. Cosmetic/Body Care/Fragrance
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. Day Spa
. Department Store
. Drug Store
. Dry Cleaners (excluding plants)
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. Electronic Equipment Sales
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land use and development standards I chapter three /25
The Shops at Santa Anita Park Specific Plan
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. Fabric Shops
. Financial Institutions including Ftee-Standing
ATM Machines
. Leather/Luggage
. Lighting
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. Florists
. Live Entertainment (permined indoors, in
conjunction with an indoor establishment
otherwise petmitted)
. Lock and Key (limited to kiosks or in conjunction
with an approved use)
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. Food and Beverage Establishments, including
bakeries, cafes, delicatessens, ice cream parlors,
outdoor dining areas, restaurants, and specialty
food
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. Furniture Stores
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. Gift Shops
. Gourmet Beer, Wine, and Spirit shops
. Market, gourmet retail food market, nor to exceed a
maximum floot area of 51 ,000 square feet
. Market, specialty food pavilion-enclosed market
consisting primarily of vendor stalls selling fresh
produce and food, not to exceed a maximum floor
area of 16,000 square feet
. Market-ceni/ied farmers market
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. Hardware Specialty stores, not to exceed a
maximum floor area of 25,000 square feet
. Health and Fitness Centers
. Music Stores
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. Hobby shops
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. Home Furnishings and Housewares store
. Household Appliances store
. Ollice, including general business and medical
. Ollice Supplies
. OpticallEyewear, including Optometry/Opticians
. Outdoor eating areas incidental to cafes and
restaurants, full service or otherwise
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. Ice skating rink
. Import shop
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. Insurance office
. Outdoor Sales and Display of merchandise,
incidental [Q permiued uses
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. Interior decorator shop
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. Parking lot/structures
. Jewelry store
. Pet shop
. Photocopying, photo developing
. Ponrait Studio
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. Kiosks (sales) and sales carts, subject only to the
standards set fonh in Chapter 3, Section E.11
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. Printing, other than publishing
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. Radio, television, computer. software, computer
games, DVD, cellular, telephone and similar
communications and electronic component stores
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. Real Estate ollices
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. Restaurants, full service, including banquet facilities
. Restaurants, fasr food (wirhour drive-thru)
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. Shoe SlOres and shoe repair shops
. Specialry Display Showrooms
. Specialry food SlOres, including health fOod and
vitamin stores
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. Specialry home furnishings SlOres and housewares
stores, including cooking and kitchen supplies
. Sparring Goods SlOres
. Stamp and Coin Shops
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. Stationery Stores
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. Tailors
. Telephone Sales
. Temporary storage in conjunction with an
approved event or during construction.
. Temporary structures for the slOrage of 100ls and
equipment or containing supervisory ollices of the
minimum area necessary in connection with the
on-site construction.
. Travel Agency
. Tobacco specialry shops
. Trolleys or similar public and private "ansporrarion
conveyances
~ SlOres
. Vending Machines, limited 10 indoor locarions
. Video and DVD rental SlOres
Other Uses
Other uses determined by the director to be
consistent with the intent of the specific plan. The
director may refer these matters to the city council
for consideration.
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Uses Permitted with Restrictions Uses Permitted with Conditional Use Permit (CUP)
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. Dish Antennas located in compliance with
Development Standards described in Chapter 3,
Secrion E.6, of this Specific Plan
. Dish Antennas, subject 10 approval by rhe Direcror
. Wireless communication facilities. subject to approval
by the DireclOr
. Use of one of rhe sixreen cinema theaters for
occasional not-for-profit live musical and dramatic
performances or presentations
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. Nighrclub, dance clubs, and comedy clubs
. Bars, billiard halls, taverns, cockraillounges, pubs,
SpollS bars, and similar esrablishments not incidenral
to a full service restaurant
. Freestanding theatre, live, including musical and
dramaric performance
. Hotel, including ancillary services/uses.
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land use and development standards I chapter three 127
E.DEVELOPMENTSTANDARDS
R-I Area
Developmcnt Standards within the R-1 portion
of the Santa Anita Park Specific Plan shall be
governed by Section 9252 of the City of Arcadia
Municipal Code Article IX. However, Racetrack
related uses existing at the time of the adoption of
the Santa Anita Park Specific Plan can continue,
and can be mainrained and modernized as
necessary and in accordance with Racetrack
operations. In addition, access, circulation,
parking, infrastructure, and other improvements
to support uses within the Specific Plan Area or
adjacent uses shall be permitted.
5-1 Area
Development Standards within the S-1 portion
of the Santa Anita Park Specific Plan shall be
governed by Section 9273 et seq. of the City of
Arcadia Municipal Code Article IX.
CE Area
Development within the CE zoned portion of rhe
Santa Anita Park Specific Plan shall be governed by
the following Development Standards. However,
these standards shall not apply to the southerly
portion of the CE Zone area designated on Figure 3
(Specific Plan Boundary Map) as Area C.
. Site Development Regulations
1. Building Height
No building hereinafter consttucted, or
established shall exceed a height of 55 feet.
Building Height is the vertical distance
measured from the average level of the
highest and lowest point of that portion
of the site covered by the building to the
highest portion of the roof. Cupolas, domes,
towers, elevator and stair penthouses,
equipment screens and similar architectural
features and unoccupied spaces shall be
permitted to project above the maximum
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building height, provided that they do not
exceed a maximum height of 67 feet. Flag
poles and spires shall not be included in
the measurement of the vertical dimcnsion
but shall not exceed a height of 85 feet (the
general height of the Grandstand).
2. Setbacks
No use shall be required to provide front,
side or rear yards or building setbacks.
The minimum distance between buildings
shall be as required by applicable fire,
building, and safety codes. However, no
occupied building within the Specific Plan
Area shall be located within 150 feer of
the Huntington Dtive right-of-way. A 10-
foot-wide landscaped buffer adjacent to
the Huntington Drive right of way will be
included only on rhe CE Zoned portion
of the site, and excluding the "dog tail"
extension in the southwest where the grade
difference makes it impractical.
3. Landscaping
The following landscaping standards shall
apply; however these standards shall not be
required for the southerly portion of the
CE Zone labeled as "Area C" on Figure 4
(Specific Plan Conceptual Land Use Map):
A minimum of 10 percent of the CE
Zone lot area, {excluding Area C}, shall be
landscaped. Landscaped areas shall have a
complete irrigation system and shall be well
maintained in perpetuity. See Figure 7.2
(Site Landscaping Area Plan).
Within the CE Zone, a minimum of
10 percent of the interior of public surface
parking areas, including areas adjacent to
the public right-of-way, shall be landscaped
and shall have a complete irrigation system.
The planting beds shall be distributed
throughout the entire surface parking area
as evenly as possible. All planting areas or
islands shall be surrounded by a 6-inch-
high continuous raised concrete curb.
Where the front end of a parking stall abuts
28 I chapter three I land use and development standards
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The Shops at Santa Anita Park Specific Plan
a landscaped area, the landscaped area shall
be extended into the parking stall such that
the curb bordering the landscaped area will
also serve as the wheel stop for the parking
stall.
Trees shall be a minimum 36-inch box in
size. However, larger trees are encouraged.
Landscape and irrigation plans for the
projecrswithin the CE Zone shall be prepared
by those licensed in the Stare of California
to prepare such plans; a preliminaty
landscape plan shall be submitted and
approved prior to the issuance of a building
pcrmit. Landscaping location and materials
plans shall be submitted to and approved
by the Developmcnt Services Department.
Conceptual landscape plans shall be
submitted to the City Council as part of the
Architectural Design Review.
Surfta Parking Lot Landscaping
All landscaped areas shall be provided with
a permanent irrigation system installed
below grade, except for sprinkler heads.
All domestic water supply lines to which
irrigation systems are connected shall,
when necessary, be protected by installation
of atmospheric or pressure type vacuum
breakers. Hose bibbs, wherever possible,
shall be located in planting beds. In no
case shall hose bibbs be located where they
will interfere with pedestrian or vehicular
circulation.
4. Lighting
Lighting structures for surface parking areas,
vehicular access ways, and walkways within
the CE Zone shall not exceed a height of
25 feet. Lighting, including lighting of
parking structures shall be directed onto
the driveways, walkways and parking and
shielded away from adjacenr properties and
public rights-of-way.
Lighting within the R-I zoned areas shall be
restricted to 20 feet 0 inches in height.
The General Plan acknowledges that new
commercial development south of the
Racetrack Grandstand will introduce a
new and potenrially substantial source of
nighttime lighting within the Specific Plan
Area. This new lighting shall be carefully
inregrated in to developmenrdesign. Lighting
structures shall be designed or selected at
a compatible scale with the surrounding
buildings. Also, while on-site lighting must
be bright enough to promotc the general
safety of new uses; care musr be taken to
reduce "spillage" of lighting and glare into
adjacent residential neighborhoods.
Lighting will be used to highlight
architcctural elements, landscaping, and
building tenant and project sign age. In
addition, security and safety lighting will
be provided as necessary in parking areas,
service passages, and common areas of the
project. Lighting sources will be oriented
toward the ground wherever feasible, or
screened to minimize illumination into the
surrounding areas and to minimize glare
or interference with vehicular rrallic. The
intent of lighting design is to provide varied
ambience to the nighttime appearance,
while providing a general overall level of
illumination consistent with customary
municipal safety standards.
5. Backflow Prevention Devices
Backflow prevenrion devices within public
view shall be screened as follows:
a. On backflow devices wirh piping size of
3 inches or larger, screening is required
land use and development standards I chapter three 29
by either a masonty wall or planter box,
as per the current standards on file in the
DSD.
b. Backflow devices with piping sizes of
2\-2 inches and smaller must be screened
by either planting or a masonry wall, as
per the current standards on file in the
DSD.
c. The required screening material shall
be architecturally compatible with the
on-site development, and subject to the
review and approval of the DSD.
6. Antennas and Wireless Communication
Devices
Antennas and wireless communication
devices shall be integrated into the dcsign
and construction of the center. Rooftop
satellite dishes and similar equipment shall
be screened or located such that rhey are
not visible from public areas within the
development or from surrounding public
roadways.
7. Utilities
All utilities for direct service to the
development shall be installed underground
except as otherwise approved by the Direcror
by precise plan of design. The owner
or developer is responsible to make the
necessary arrangements as required by the
serving utilities for the installation of such
facilities. For the purpose of this Section,
appurtenances and associated equipment
such as but not limited to, surface mounted
rransformers, pedestal mounted terminal
boxes and meter cabinets and concealed
ducts in an underground system may be
terminared above ground.
8. Storage
All permanent storagc of wares, merchandise,
equipment, storage containers, and similar
items shall be within a building or enclosed
room wirhin a parking structure. The use
of temporaty storage bins, sheds, shipping
containers, tents, canopies, semi trailers,
and trailers is not permitted except as a
temporary use in conjunction with an
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approved special event or construction.
Permanent storage shall not be permitted
in areas designated as required parking and
storage containers shall not be permitted in
the parking structures, or behind buildings.
9. Storage Outside, Trash, Garbage, and
Refuse
Trash, garbage, and refuse that are to be
temporarily stored outside a building shall be
in covered containers that enable convenient
collection and loading. The containers
shall be kept in a concrete paved area thar
is completely screened from view by an
enclosure of which all sides visible to public
areas shall consist of 6-foot-high, decorative
walls, and fully enclosed with solid metal
gates in a color that is compatible wirh the
enclosure walls. Trash areas that can be seen
from commercial spaces above shall have a
trellis-type structure overhead.
Trash Enclosurt with traNs strucruT( ovrrhtad
10. Recyclables Collection and Loading
Areas
Recyclable programs shall be provided with
an area for the collection and loading of
recyclables in accordance wi th the Califtrnia
Integrated Waste Management Act of 1989
and are subject to the review and approval
of the Public Works Services Department.
30 chapter three I land use and development standards
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The Shops at Santa Anita Park Specific Plan
11. KiosksNending Carts
Sales kiosks are fixed structures located
in open areas and sales carts are mobile
sales structures located in open areas.
Promotional kiosks are fixed structures for
advertising, and are discussed in Section G.
Sales kiosks and sales carts shall be designed
and constructed to the highest standards
in accordance with thc following criteria.
The final design shall be subject to review
and approval by the Director based on the
following criteria:
g
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Sou, Cart
~~'-'~"~'"'""~":''"'''''''';r- . . ,
I~ .~'r~.I,.*'ll ,,':"""'-l. . (". ,-:.
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1~1IIII"'4 '_i.il::.oo;; ".,'d', ....:.. ...~. '.~
(." t..h, -~.tt ._' ,,,".'C,<". "..~ .' ...: .. -" .'
!Jy" ~=y.~~ ~l:t.' . ~', ~ 1 . . ~. .
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,.' .rJ. Ie ...... t!~. ...' J . ~
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l' .':.;.....~. J'"' ~;..~.~.~.~.,~,~,/',
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..:<;-. _ ~ :~...,> -' ~:~~~... t., -';.' ;' - '
~f~................_.,._..-
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'," .._......... _'" ~l '..... .,..........._
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50/" Kio,k
a. Sales kiosks and sales cart designs shall
complement the architectural and
aesthetic finish of the building facades.
b. Sales kiosks and sales carts may be
clustered and may vary in height
to enhance the general character of
plazas and similar open areas; however,
such kiosks and carts shall maintain a
minimum separation from each other and
from adjacent buildings as approved by
the Building Official and Fire Marshall.
c. Individual sales kiosks and carts may vary
in total area; however, no one (1) kiosk
shall exceed 250 square feet in area. A
kiosk larger than 250 square feet in area
shall be considered a building structure
for purposes of calculating parking only.
Such kiosks are subject to all building
code req uiremen ts.
d. Kiosks and carts shall be designed to be
weatherproof and shall have illumination
integrated into the design.
e. The maximum square footage of all
sales kiosks and sales carts in the open
areas in which they are located shall not
be greater than 10 percent of the total
square footage in the open area excluding
the 7. 5-acre landscape/water feature area
and the 1.4-acre Paddock Gardens area.
Freestanding, non motorized portable
sales carts may be permitted subject
to approval by rhe Director and in
conjunction with a comprehensive plan
for their location.
12. Hours of Operation
Operation of movie theaters and other
commercial and entertainment uses may be
permitted between 10:00 AM and 2:00 AM,
except for bakeries, coffee shops and
similar food service uses which may open
at 7:00 AM. Delivery and loading activities
may occur anytime.
land use and development standards I chapter three 131
13. Noise
The General Plan includes mandatory
development performance standards for
new construction that require that fixed
equipment in commercial retail uses, such
as air conditioning units, be placed inside
an encloscd space or in shielded locations,
and thar roofrop equipment be placed at
an appropriate setback from property lines,
or in acoustically treatcd mechanical rooms
or in shielded equipment wells, to meet
noise standards and minimize disturbance
potential. These General Plan requiremcnts
shall be implemented in the construcrion of
buildings in the CE Zone.
Area C
The southerly portions of the CE Zone, including
the dog leg south of the Santa Anita Fashion Park
mall (shown as Area C on Figure 4 [Specific Plan
Conceptual Land Use Map]), shall be improved,
at a minimum, with asphalt surfaces removed,
grading and proper drainage, turf, turf block or
similar appropriate product if required for drive
aisles, and a permanent automatic irrigation
system. These areas will be utilized for vehicular
parking by Racetrack patrons on peak live racing
days when surface lots ro the north and east are
near capacity. No lighting standards are permitted
in Area C other than low lights not exceeding
36 inches in height and directed to roadways and
walkways intended for safety purposes.
F. OFF-STREET PARKING
REGULATIONS
There shall be provided at the time of the
occupancy of any building or structure, a minimum
number of off-street parking and loading spaces as
hereinafrer required in this Specific Plan for said
building or structure with adequate provision for
safe ingress and egress.
1. Minimum Number of Parking Spaces
Parking spaces shall be provided for
commercial and entertainment uses at a
ratio of 4.75 spaces per 1,000 gross leasable
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square feet. Floor area devoted to sales
kiosks and sales carts, and any outdoor
dining areas, shall not be included in the
calcularion of required parking spaces.
2. Parking Standards
Parking design standards shall be reviewed
and approved by the Director, City Engineer,
and Fire Department.
Each parking space within the CE Zone
shall have a width, length and aisle width
in accordance with the Figure 7 (Driveway/
Parking Standards Chart) of this Spccific
Plan.
Turning and approach areas for more
than two (2) parking spaces shall have a
minimum clear dimension illustrated by rhe
letter "E" on Figure 7 (Driveway/Parking
Standards Chart), from the nearest end of a
parking space to any property line, structure
obstruction or other parking space, exccpt
where such turning space abuts an alley or
service drive in which case the turning space
dimension may include the width of rhe
alley.
All spaces shall have a minimum of 7 -foot
vertical clearance.
Direct backing into or our of a parking area
into the street shall not be permitted.
Parking structures may be subterranean
and may be constructed with a maximum
five levels above grade, subject ro design
review by the Planning Commission/City
Council.
Up to 100 percent of the spaces used
exclusively for attendant and valet parking
may be tandem parking spaces. Parking
shall be provided either on the same lot as
the uses it serves, or on a separate lot within
500 feet of that use, and shall be maintained
in perpetuity or until such time that this
parking is no longer required for that use.
Bicycle racks or other secure bicycle parking
shall be provided to accommodate four
(4) bicycles per the first fifty thousand
(50,000) square feer and one (I) bicycle
32 chapter three I land use and development standards
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The Shops at Santa Anita Park Specific Pian
per each additional 50,000 square feet of
development.
3. Driveway Standnrds
Driveway grade standards shall comply with
Section 3606.2.1 of the Arcadia Municipal
Code.
4. Improvement of Parking Areas
Wheel stops or a planter curb shall be
provided for each parking space adjacent
to and facing a wall, building, walkway,
utility cabinet or structure. Said wheel stop
or planter curb shall be set a minimum
of 36 inches from the forward end of the
parking stall.
Any lights used to illuminate such areas
shall be so arranged to minimizc reflection
on adjoining properties.
Where a building is less than 5 feet from a
driveway or alley, no building or structure
shall be permitted within the corner area
formed by the intersection of the public
right-of-way (such driveway or alley on
the right-hand exit side of the driveway
or alley only within that triangular area
bounded by the lines connecting the points
of intcrsection of the driveway or alley and
street right-of-way and the points located
5 feet from such intersection measured
along the right-of-way line and driveway or
alley line respectively.) Any landscaping or
walls in such area shall not exceed a height
of 30 inches. Such corner cutoff area shall
not be required above a height of 8 feet (see
Figure 6 [Corner Serback ar Driveway or
Alley]).
Each parking space shall be identified by
two pairs of 4-inch-wide stripes of paint, or
other durable striping materials approved
by the Director or designee. Parking stall
dimensions and aisle widths shall be as
shown on the following chart and diagrams
(see Figure 7 [Driveway/Parking Standards
Chart]). Minor deviations (+/- 3% of a
dimensional standard) in stall, aislc and
spacing dimensions are permitted in order
to maximize parking efficiency. Such minor
deviations are subject to the approval of the
Director. No more than 5 percent of the
total number of required parking stalls shall
deviate from the standard.
5. Loading Areas
In addition to the minimum number of
automobile parking spaces, retail, cinema,
and restaurant uses shall provide a minimum
of one off-street loading space per 80,000
square feet of Floor Area.
6. Loading Area Design Criteria
Each loading space shall have a minimum
dimension of 10 feet by 25 feet and an
overhead clearance of not less than 14 feet.
The width of any vehicular driveway or aisle
providing access to a loading space shall not
be less than 12 feet.
In no event shall the outer radius of any
turning area, to a required loading space, be
less than 25 feet.
Enclosed or covercd loading spaces shall not
require parking in addition to that required
for the main building.
All loading zones shall be identified with
signs indicating "loading zone."
All loading areas shall be screened from
public view by a self-closing gate or other
appropriate device.
G. SIGN REGULATIONS
1. Sign Program
As part of the Architectural Design Review,
the City Council shall approve a Sign
Program. Sign permits shall be reviewed
and approved by the Development Services
Department for conformance with the
approved Sign Program.
2. Applicable Sign Requirements
All signage located within the Specific Plan
Area shall comply with the City's Municipal
Code (Section 9262.4 et seq.).
land use and development standards I chapter three 33
The Shops at Santa Anita Park Specific Plan
SUe(:tR.O.W.
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Curb and Sid~alk
5'
Building or Structure
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Alley or Drivnvay
5'
No Building in this An:a
Figure 6 Corner Setback at Driveway or Alley
34 I chapter three I land use and development standards
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An;'e I Stall I I Stall I Perpendic ular I Aisle I Total I spa:ing I
Width' Length Width Width Width Direction
B' , C D E F
00 10' 24' 10' 14' 24' 0' One-Way
10' 24' 10' 20' 30' 0' Two-Way
300 9' 20' 17'9" 16' 33'9" 18'7"' One-Way
17'9" 20' 37'9" 18'7" Two-Way
450 9' 20' 20'6" 16' 36'6" \2'9" One-Way
9' 20' 20'6" 20" 40'6" 12'9" Two-Way
600 9' 20' 22'0" 20' 42' 10'5" One and Two Way
65" 9'0" 18' 19'10" 18'8" 38'6" 9'8" One and Two Way
900 9'0" 18' 18' 25' 43' 8'9" One and Two Way
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. A parking stall shall be no less than 11'6" in width when said parking stall is adjacent to columns on both sides, which are within
4'0" of the open end of the stall, or when said parking stall is adjacent to a wall, fence. or a properry line. Note: Up to a I-foo(-
by-I-foot column intrusion into one corner of a standard stall is permitted.
V Poop',,>, CO" ""~,", W.I E
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II
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IL 0
II c B 0
A
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Figure 7 Driveway/Parking Standards Chart
land use and development standards I chapter three 35
H. DESIGN PRINCIPLES
The following design principles shall be
incorporated into development to be located
within the CE Zone of the Specific Plan Area.
A. Overall Principles
1. Development should attain land use
compatibility with, and a logical physical
relationship to, the Santa Anita Park
Racetrack, adjacent regional mall, and
residential uses.
2. The design of development within the CE
Zone will contribute to the preservation of
the history of horseracing and contribute to
its future vitality.
3. Project design should maintain architectural
compatibility with, and respect the
architecture and cultural heritage of,
the existing Racetrack Grandstand and
grounds.
4. Development should introducc new uses
and new and expanded public gathering
spaces adjacent to the existing Grandstand
and grounds to enable a new generation of
guests to enjoy an important architectural
and historical landmark.
5. The main circularion path in the CE
Zone should be primarily a pedestrian
zone; however, the design should allow
for emergency vehicular access during the
normal operating hours of the businesses
and permit service and maintenance vehicles
within some of the pedestrian areas outside
of peak operating hours.
6. The size and design of exterior building and
project signage for the new development
should be comparible with the immediately
adjacent architecture, especially signage
which is visible from public roadways.
B. Site Planning
1. Site planning should establish vehicular and
pedestrian linkages with the two existing
major attractions, the Westfield Santa Anita
mall and Santa Anita Park Racetrack.
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2. Development and its adjacent uses should
function as a cohesive collection of open-
air working, shopping, dining, and
entertainment districts with promenades,
meandering walkways, and generous plazas.
3. The design should preserve public visual
accessibility of the Grandstand and provide
new and unique pedestrian and visual access
to rhe Racetrack grounds and architecture.
4. Site entrance designs on Holly Avenue
and Centennial Way should provide for
pedestrian access to the Specific Plan
Area from public streets on permanent,
clearly defined walkways that connect
from Huntington Drive on the south to
the project's internal Main Street, and
from Huntington Drive on the east to the
Racetrack paddock area.
5. Building placement should provide
functional and attractive relationships
between uses within the development
and provide opportunities for plazas
and landscaped open areas that enliven
pedestrian areas on the north.
6. Building design and placement should help
define vistas and the pedestrian circulation
paths that connect the Racetrack facility
and grounds to the proposed project and
the project to the adjacent Westfield Santa
Anita mall.
~:,:y~.~rt :
Raatrack Facility Main Building Entranu
36 chapter three I land use and development standards
, Park Specific Plan
It Santa Anita
The Shops a
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Figure 7.2
'ng Area Plan
Site Landscapl , 2006
f edi Architects.
Source: ElkuslMan r
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Regulation for su I to
lots dOBS not app y
Area C Parking.
d I chapter three
t ndar s
nd development s a
land use a
39
The Shops at Santa Anita Park Specific Plan
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Figure 7.1
Vehicular Circulation, Service, and
Emergency Access Plan
Source: Elkus/Manfredi Architects, 2006
DRAWING KEY
_ VEHICULARAC(ESS
~ EMERGENCY ACCESS
- SERVICE ACCESS
D COMMON PEDESTRIAN
AREA
D PROPOSED BUILDINGS
(b) LOADING {)(XK
<!> TRANSIT STOP
land use and development standards I chapter three /37
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The Shops at Santa Anita Pari: Specific Plan
7. Dining patios and outdoor seating areas
should be located throughout the public
areas of the project ro create energy and
activi ty and take advantage of pedestrian
open spaces and water features.
Outdoor Stating Art'as
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8. The width of the open space areas berween
building facades should vary, but may be as
small as 25 feet in areas (except along the
central north/south pedestrian main street)
and should promote pedestrian circulation
and shopping activity from side to side of
the pedestrian way.
Ptdtltrian Optn Space Art'as and Struts
land use and development standards I chapter three 41
9. The main pedestrian way should allow
for pedestrians to stroll from one end of
the proposed project to the other without
crossing visitor vehicular traffic routes.
10. At the north end of the proposcd project,
buildings should be arranged around the
perimeter of the existing and expanded
paddock area to define a park-like outdoor
space. The daily operations of the Racetrack
in the paddock area during live racing
seasons should coordinate with and enrich
the commercial, and social activities of the
project.
Santa Anita Park Grandstand Building at th,
North rnd of th, Projm
11. Surface parking areas (Area C) south of the
development and flanking the Holly Avenue
entrance drive (Gate 3) should provide an
open space buffer between the development
and residen tial neighborhoods to the south.
12. Additional open space, lawn and landscaped
area should be included adjacent to the
existing formal Paddock Gardens area so
that a significant open area is available on
live race days when entry to the paddock
itself may be restricted to racing patrons.
The Shops at Santa Anita Park Specific Plan
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C. Building Architecture/Composition
1. Project architectural design should convey
authenticity and permanence, and its overall
character should evoke the vernacular
architecture and scale of the typical regional
Main Street that has evolved incrementally
over time.
2. Buildings should employ a rich palette
of details drawn from an eclectic but
harmonious mix of architectural styles with
the Racetrack Grandstand and turf club as
one source ofinspiration. Further inspiration
for historical architectural references and
details should derive from Arcadia itself,
from surrounding communities in the
region, and occasionally from unique
examples outside of Southern California to
create an authentic streetscape.
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Vernacular Archiucturt
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42 chapter three I land use and development standards
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The Shops at Santo Anita Pork Specific Plan
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Rich Pal~tu of D~tajls, Harmonious Mix ofC%rs and Stylrs
3. Historic styles should be selected for their
architectural compatibility with the various
styles of the Racetrack Grandsrand, and/
or for their attractive proportions, human
scale, and unique appeal.
4. Where historic architectural styles and
details are employed, they should take
inspiration from historical examples with
respect to scale, proportion, detail and the
appropriate use of mal:erials and colors.
5. Facades of large commercial buildings
Ranking the pedestrian areas should be
broken down into individual storefronts of
vatying widths and of one, fWO, and three
stories in height, to create a human scaled
streetscape.
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6. Larger anchor stores and the cinema should,
where possible, have a narrower entrance
"throat" Ranked by smaller shops, with the
bulk of the building vol ume set back from the
pedestrian way and behind these other uses;
this allows a more varied and pedestrian-
scaled commercial front, uninterrupted by
large sections of blank walls.
7. Exposed elevations of new buildings
and parking structures visible from
Huntington Drive, the Racetrack, and the
adjacent regional mall should avoid long,
uninterrupted planes by using articulated
com ponents such as staggered setbacks for
different building levels, recessed windows,
projecting balconies, and arcades. Rear
facades of buildings, including the parking
structures, visible from public streets and
adjoining properties should be articulated
to provide appropriate architectural scale
and interest.
8. New buildings should incorporate
architectural features such as articulated
corners, building offsets, balconies, bay
windows, projections, canopies, awnings,
and other decorative elements, with
particular attention to the pedestrian level
portions of the building adjacent to public
areas.
Articu/aud Cornrr Ekmmt
land use and development standards I chapter three 43
9. The finishes, colors and materials in the
proposed project should be varied but
cohesive, emphasizing the use of natural
materials such as plaster, stone, brick,
patina'd metal, wrought iron, tile and wood;
smaller scale details should be emphasized
where their visual and tactile qualities can
be most appreciated, typically on the lower
levels of buildings and adjacent to public
pedestrian ways.
10. At a larger scalc, the use of architectural
elements such as arches, rowers, turrers,
cupolas and domes should be encouraged
to mark intersections of circulation paths,
ro frame or terminate vistas, and to provide
nodes of interest and visual orientation to
pedestrians moving around the project.
11. Upper levels of multi-story buildings should
have larger scaled, simplified details and a
simplified material palette.
12. Pediments, cornices, friezes, and varied
rooRines and forms should visually "top-oW'
buildings and create a varied and interesting
architectural skyline.
13. Individual small shops and larger stores
should have unique storefronts designed to
maintain the desired scale and articulation
of rhe streer.
14. Individual retail storefront design
should provide a wide variety of depth,
articulation and detail at street level, and
allow commercial tenants to incorporate
their individual brand identities through
The Shops at Santa Anita Park Specific Plan
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architectural treatments, signage, awnings,
canopies, recessed or projecting display
windows, unique decorative lighting fixtures
and similar accessories.
15. Retailers should be required to design
srorefronts that maximize transparency and
openness to store interiors at pedestrian
level.
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rypualTrampauntSrorqronrr
44/ chapter three I land use and development standards
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The Shops at Santa Anita Park Specific Plan
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O.Circulation
1. Internal circulation systems should promote
ease of access and safety for guests, and
employces.
2. Protected pedestrian access should be
provided between the adjacent regional mall
and the proposed project with clearly defined
walkways, crosswalks, stop signs or signals,
and directional signage. See Vehicular
Circulation, Service and Emergency Access
Plan, Figure 7.1.
3. Vehicular traffic between the adjacent
Wesrfield Santa Anita mall and the proposed
projecr, and within the Specific Plan Area,
should be permitted by the internal roadway
design in order to minimize the use of public
streets.
I
E. Structured Parking
1. Parking should be conveniently located and
readily accessible from commercial uses and
pedestrian open spaces.
2. The parking structures should be set back
from the pedestrian open spaces and
reasonably screened from within the project
by retail building facades, landscaping or
orher decorative means.
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3. The parking structures should be designed
to include, among other amenities,
fixed and automated directional signage,
color coded parking levels, ramp systems
allowing for continuous vertical flow with
minimal cross traffic, separate inbound
and outbound ramps, multiple points of
pedestrian and vehicular entry and exit,
reasonably flat simple, and open parking
decks with minimal parking on ramps, glass
walled elevators, emergency pull stations,
and closed circuit television monitoring for
visitor security.
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land use and development standards I chapter three 145
46 I chapter three I land use and development standards
The Shops at Santa Anita Park Specific Plan
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chapterfour
This chapter addresses issues concerning
transportation and circulation, water, wastewater,
solid waste, stormwater, energy infrastructure, and
police and fire services within the Santa Anita Park
Specific Plan area as required by Section 65451
of the California Government Code. This
analysis assumes new development within rhe
Development Area portion of the Specific Plan
Area will be approximately 806,450 square feet of
commercial Floor Area.
A. TRANSPORTATION AND
CIRCULATION
The Santa Anita Park Specific Plan Area has
multiple existing points of entry and exit,
historically utilized by large crowds attending
horse racing events. The signalized Baldwin
Avenue gate (Gate No.8) provides access to the
west side of the Specific Plan Area, as well as to the
north side of the Westfield Santa Anita mall via an
48
chapter four I intrastructure pian/public services
. '"
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The Shops at Santa Anita Pari: Specific Plan
existing shared ring road along the southern edge
of the existing horse barns. This entty gate would
be maintained and improved, and a new ring road
would be extended from Gate 8 to Gate 4 around
the southern perimeter of the proposed project to
connect the east and west sides of the site, while
allowing sufficient room for stacking of vehicles
entering the Racetrack parking lots without
impeding internal circulation flow.
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The existing entry point at Huntington Drive and
Colorado Place (Gate No.5) provides access from
the east to the Racetrack's north parking field and
to the east side of rhe Specific Plan Area, via a
four lane drive roughly bisecting the Racetrack's
existing east surface parking lot. This entrance will
be maintained and improved to allow easier access
to the north parking lot for Racetrack patrons,
and should allow sufficient room for stacking
of vehicles entering the Racetrack lots without
impeding traffic flow on public streets.
Centennial Way's four-lane entrance drive (Gate
No.4) provides direcr access from Huntington
Drive to a proposed new valet drop off at the
existing Turf Cl ub and would provide access to a
separate new valet drop off for the development.
Improvements should include sufficient room for
stacking of vehicles entering Racetrack parking
lots without impeding the flow of traffic on
public strects or on internal roadways. Gate 4a
will be maintained as a right turn inlright turn
out access to and from the east parking lots. (The
intersection of Centennial Way and both East and
West Huntington Drive will be improved.)
Gare 7 which serves the stable area and back stretch
lot and Gate 6, which serves the north parking
lot, will remain unchanged. In summary, the
proposed project would maintain and/or improve
all existing points of access to the Specific Plan
Area, the project sitc, and Racetrack parking lots.
In order to implement General Plan policies
calling for automobile and pedestrian traffic
between the Racetrack, shopping mall and the
proposed project, an internal roadway system
would be provided to minimize the diversion
of traffic through and adjacent to residential
neighborhoods and the use of public streets
to access more than one use. All existing and
proposed on-site circulation roadways, driveways
and bridges that serve such uses and provide for
circulation through and among various Specific
Plan areas, uses and facilities, shall be permitted
uses in any zone.
The site enjoys excellent regional vehicular access
from Interstate 210 by Baldwin Avenue, Santa
Anita Avenue and Huntington Drive freeway
off-ramps. In addition, the Specific Plan Area is
servcd by Foothill Transit and the Metropolitan
Transportation Authority bus service and Arcadia
Transit. Sierra Madre Commuter (SMC) operates
a commuter coach. The two agencies operate
eleven bus routes, and SMC one commuter route
within the viciniry of the proposed project site.
The development shall include transit stops at
locations within the property convenient to guests
and visi tors.
B. WATER FACILITIES
Existing Water Facilities
Water service within the City of Arcadia is provided
by a municipal water system established by rhe
City of Arcadia in 1914. The primary sources of
water are three natural underground water basins:
the Main San Gabriel Basin, the Eastern Unit
of the Raymond Basin and the Western Unit of
the Raymond Basin. The underground basins are
located within the alluvial deposits of the San
Gabriel Valley. Thc groundwater is pumped from
the underground basins through thirteen deep
wells. See Figure 8 (Existing Water and Sewer
Facilities).
The variations of topography within the City
have resulted in the water system being divided
into seven pressure zones, each being served by
a network of reservoirs, pumps and distriburion
mainlines.
infrastructure plan/public services I chapter four 49
Both Zones 2 and 3 of the watet system serve
the Specific Plan Area. Zone 2 contains two
reservoits, Baldwin 2 and 3, containing a total
stotage capacity of 9.3 million gallons. Zone 3
contains four teservoirs, Orange Grove 2-5, with
a combined storage volume of 14.75 million
gallons. Zone 2 reservoirs are located at 670 W
Otange Grove Avenue and Zone 3 reservoirs are
located at 67 W Orange Grove Avenue.
Santa Anita Patk is presently setved by a private
water system connected to the City system
at ten points. A 16-inch Zone 3 public water
transmission main in W Huntington Drive feeds
private distribution lines (14-inch and 8-inch) that
loop through the central portion of the Specific
Plan Atea. A 24-inch, Zone 2 water transmission
main in North Baldwin Avenue serves the stable
area. A third 12-inch service serves the northern
porrion of the Specific Plan Area.
Proposed Water Facilities
The water distribution system of the Specific Plan
Area is proposed as a private water system to be
constructed, with a master meter, independently
of the existing water system that presently serves
the track. The proposed water system will be
designed to adequately serve the fire flow and
domestic water requirements of the proposed
land uses. Individual users on the private system
may be sub-metered by the developer. Figure 9
(Conceptual Water and Sewer Plan) shows the
proposed locations of new and existing water
utilities serving the Development.
The City system and the proposed new system
shall be capable of deliveting the required fire flow
to the Specific Plan Area. All water improvements
including distribution lines, valves, meters, and
fire hydrants are ptoposed to be constructed in
accordance with public facility standards. Existing
water lines will be relocated to accommodate new
development.
The Shops at Santa Anita Park Specific Plan
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C.SEVVERfVVASTEVVATER
FACILITIES
Existing Sewer Facilities
The Los Angeles County Sanitation Districts
provide wastewater service to the Specific Plan
Area. Santa Anita Park is presently serviced by a
private sewer system, which discharges ditectly to
the County's Santa Anita Outfall Trunk Sewer, a
21-inch diameter trunk sewer line, see Figure 8
(Existing Water and Sewer Facilities). Wastewater
currently being generated at Santa Anita Park and
the future development flows will be treated at
either the Whittier Nattows Water Reclamation
Plant (WRP) located near the City of El Monte,
or the San Jose Water Reclamation Plan located
adjacent to the City of Industry, see Figure 8
(Existing Water and Sewer Facilities).
Proposed Sewer Facilities
The proposed sewer facili ties to be constructed
with the implementation of the Specific Plan
consist of the modification and expansion of the
existing on-site private sewer system. Figure 9
(Conceptual Water and Sewer Plan) depicts
existing and proposed sewer utilities serving the
project area.
D. SOLID WASTE FACILITIES
The City of Arcadia regulates the collection of
solid waste. The City currently issues a license to
four commercial waste haulers and has a franchise
agreement with one single-family residential
waste hauler. Solid Waste services for multi-
family development are provided by one of the
four licensed commercial waste haulers. The City
is complying with its AB 939 Waste Diversion
requirements by diverting greater than 50 percent
of its collected waste from area landfills.
50 I chapter four I infrastructure plan/public services
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The Sho
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ark Specific Plan
~5~
EXISTING WATER
PROPOSED WATER
EXISTING SANITARY SEWER
PROPOSED SANITARY SEWER
-ElI1ST1NG RACETllA
TO PUBUC WATER :NEC1l0N
o
NORTH
500
um
Figure 9
Conceptual Water and S
Source: Elkus/M ewer Plan
anfredi A .
rchltects.2005
infrastructure plan/ .
public services I
chapter four
53
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Existing Water and Sewer Facilities
Source: ElkuslManfredi Architects. 2005
- - - - - - - - EXISTING WATER
- -- -- - -- EXISTING SANITARY SEWER
HOl.L Y EXISTING RACE T1lACK CONNEC1l0N
A Ill; TO PUBUC WATER SYSTEM
infrastructure plan/public services I chapter four 151
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The Shaps at Santa Anita Park Specific Plan
E. STORMWATERlDRAINAGE
FACILITIES
This, section describes the existing drainage
candmons and the conceptual drainage facilities
that will be implemented during the development
?f the Specific Plan Area, Final design shall be
In accordance with City drainage standards and
shall be approved by the Engineering Divisian
af the City of Arcadia and Los Angeles County
Deparrment of Public Works, The implementatian
af the drainage plan will require storm drain
improvements, Storm drains are to be designed
for a 50-year storm frequency consistent with
the requirements of the Los Angeles County
Department af Public Warks Hydrology Manual,
The storm drain lines within the Specific Plan
Area will be privately owned and maintained,
Existing Drainage Facilities
The Specific Plan Area has twa aff-site tributary
flaw areas: the West (Lima Street) Branch and
East Branch of the Arcadia Wash, They flow onto
and through the site in a southeasterly directian
an~ join together just sauth of West Huntington
Dnve, The East Branch Arcadia Wash is a 20-
to 30-faat concrete drainage channel which is
completely cavered as it crosses the proposed site,
A 57-inch storm drain crosses the Specific Plan
Area in an easterly direction and joins the West
Branch channel just south of the paddock area,
This facility conveys starm runoff collected from
Westfield Santa Anita Mall and was constructed
in conjunction with the mall's development in
1973, The West Branch of the Arcadia Wash
is a rectangular concrete channel with a width
that varies from 20 feet to 30 feet as it crosses
thro~gh the Specific Plan Area, Upstream of the
SpeCific Plan Area and far approximately 1,500
feet within the horse stable area, the channel
has been covered, In additian, approximately
600 feet af the channel adjacent ta the medical
affice building was covered to accommadate the
parking lat west of the building, There are several
other covered sectians within the Specific Plan
Area, which provide pedestrian and vehicular
crossings, Storm flows travel in a southerly and
sautheasterly direction through the West Branch
and East Branch channels, respectfully,
Implementation of the Santa Anita Park Specific
Plan and related development will nat result in
a reduction in absorption rates or an increase in
the amaunt of on-site surface water runoff, The
entire Specific Plan Area is currently develaped,
~nd the proposed project site is cavered, by
ImpervIOUS surfaces associated with the existing
parking areas, On-site landscaping proposed as
parr af the project implementarian is expected
to Increase permeability of the ground surface
and reduce off-site flows, The landscaped areas
surrounding the private water feature and turf ar
turf black "SAP Parking" (Area C) at the sauth end
of the Specific Plan Area will provide additional
permeable and semi permeable surfaces, Several of
the e~istin.g off-site storm drain facilities crossing
the sl~e WIll need to be relocated in conjunction
With Implementation of the Santa Anita Park
Sp~~i~c Pl,an, In addition, various on-site drainage
facdltIes (1.e, starm drains, catch basins) will be
relocated, as well as new facilities constructed
with implementation, The Lima Street channel
is proposed to be covered from a point east of
th: paddack area to the existing covered portion
adjacent to the medical office building, The
proposed, c~annel cover will not structurally bear
on the eXisting channel walls, nor will any channel
cover supparts be located within the channel. The
proposed cover will not impede flaw or reduce the
designed capacity of the channel in any way, See
Figure 10 (Existing Drainage Facilities),
Conceptual Drainage Plan
Fi!\u~e 11 (Canceptual Drainage Plan) depicts
eXlstmg and proposed drainage facilities serving
the Development Area,
infrastructure pian/pUblic services I chapter four 55
Proposed Stormwater Pollution
Protection Facilities
The development envisioned by the Santa Anita
Specific Plan area will camply with all applicable
federal, state, and municipal requirements for
contralling pollutant impacts to stormwater
and urban runaff from canstructian and post-
construction activities, The project will be required
to prepare a Storm Water Pollution Prevention
Plan (SWPPP) and Standard Urban Stormwater
Mitigation Plan (SUSMP),
During canstructian, grading and building
activities create the patential for cantaminants
to affect water quality, Grading may expose sails
to the potential for erosian and silt discharge,
Construction activities cauld also potentially
introduce pallutants inta starmwater or direcrly
into the storm drain system, Far construction
activities, the applicant shall prepare a Notice af
Intent (NO!) to be filed with the Los Angeles
County Regional State Water Resources Cantrol
Board, The NOI will identifY that the project will
camply with the requirements of the State NPDES
(Natianal Poll utant Discharge Elimination System)
Canstruction Permit, All constructian activities
associated with the project shall comply with
requirements af the State Permit, as demonstrated
in the SWPPP.
Post-development activities also have the potential
to discharge contaminants inta the stormwater
and urban runoff and into the adjacent Lima
Street Branch of the Arcadia Wash, A broad range
af Best Management Practices (BMPs) shall be
evaluated far implementation with the proposed
project to cantrol past-construction pallutant
runoff, As a commercial redevelapment project,
the Santa Anita development will address a full
range of BMPs in order to control pollutants to
storm water discharge,
The Shops at Santa Anita Park Specific Plan
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Applicant shall demanstrate compliance with the
requirements established in the Manual for the
SUSMP prepared Las Angeles Caunty Deparrment
of Public Works, including the fallawing:
. Post-development peak discharge rates
shall be designed not to exceed the pre-
development discharge rate, where there is
potential for downstream erosion
. Minimize storm water pallutants of
cancern
. Protect slopes and channels
. Provide stormwater system stenciling and
sign age
. Provide properly designed outdaar material
storage areas
. Provide properly designed trash storage
areas
. Provide ongoing maintenance afBMPs
. Provide structural ar treatment control
BMPs designed ta infiltrate or treat storm
water runoff using either the Valumetric or
Flow-based BMP method
. Properly designed repair! maintenance bays
. Properly designed parking areas to limit ail
contamination and perfarm maintenance
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It is anticipated that the project design will
incorporate site design techniques, such as
landscaped areas, vegetated swales, pavers and
ather pervious pavements ta incrementally reduce
the amount of discharge from rainfall leaving the
site, In additian, variaus treatment cantral BMPs
shall be evaluated far implementation including,
but nat limited ta; catch basin inserts, media
filtration, cantinuous flaw deflectian/separatian
systems and oil/water separators, The SUSMP
shall establish the long-term inspection and
maintenance responsibilities, ensuring that storm
water objectives will continue to be met aver the
lifetime of the project,
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56 chapter four I infrastructure plan/public services
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NORTH
o 125 2!lI
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1IXl)
Figure 10
Existing Drainage Facilities
Source: Elkus/Manfredi Architects. 2005
/
Q~~
... DIRECTION OF DRAINAGE FLOW
- - - - - - - - EXISTING STORM DRAIN
HOl.LY
~,~
infrastructure pian/public services I chapter four
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The Shops at Santa Anita Park Specific Plan
o
NORTH
500
1(llJ
Figure 11
Conceptual Drainage Plan
Source: Elkus/Manfredi Architects. 2005
... DIRECTION OF DRAINAGE FLOW
- - - - - - - - EXISTING STORM DRAIN
PROPOSED STORM DRAIN
infrastructure pian/public services I chapter four
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The Shops at Santa Anita pork Specific Pion
F. UTILITIES
Southern California Gas Company and Southern
California Edison Company provide gas and
electrical service respectively ta the Specific Plan
Area and will satisfY the utility requirements of
the Specific Plan, Electrical service lines for Santa
Anita Park originate at the Centennial Way gate
entrance and run underground to transformers
adjacent to the Grandstand area, It is anticipated
that a separate undergrou nd electrical service line
will be established far the proposed project,
An existing 10-inch gas line in Narrh Baldwin
Avenue feeds a 3-inch line serving the track
property, Existing gas service is also available at
the south end of the Specific Plan Area via a 6-inch
line in West Huntington Drive, Pacific Bell and
General Telephone Company provide telephone
service; twa lines entering the site from West
Huntington Drive presently service Santa Anita
Park, All proposed dty utilities ta serve the Specific
Plan Area would be located underground and
constructed in accordance with the requirements
of the appropriate utility campany. Figure 12
(Canceptual Electric and Telephone Facilities)
and Figure 12,1 (Conceptual Gas Facilities) depict
existing and proposed electric, telephane, and gas
utilities serving the Development Area,
The applicant shall construct new utility lines or
provide for temporaty utility lines prior to the
abandonment of the existing lines to minimize
the potential far utility disruption,
G. POLICE AND FIRE
PROTECTION
Police Protection
Arcadia maintains a City Police Deparrment,
which is staffed by sworn peace officers and
civilian nansworn staff, The department also
employs a volunteer services caardinator, parr-
time crossing guards, reserve pal ice officers, and
civilian val unteers, The department recently
completed a state af the art headquarters at 250
W Huntington Drive, across Huntington Drive
from the Specific Plan Area, Response time to the
site is estimated to be less than two minutes,
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On-site security will be provided and maintained
by a private security farce, The intent of the
private security system is to provide security
services to the Specific Plan Area, and to limit
police respanse calls ta the site, Security services
for the propased project will be integrated with
the existing security force of the Racetrack. A
Final Master Security Plan will be provided to
the Arcadia Police Deparrment and the Arcadia
Fire Department for review no less than 90 days
prior to the issuance of the first cerrificate af
accupancy on the Development Area, The Plan
will provide a detailed description af all security
operations, emergency response procedures, rules
and regulatians and staffing requirements, The
Plan will also include protocols for the integration
of Santa Anita Racetrack Security with project
security and with the adjacent mall, and how this
security will interface with swarn City persannel,
including coordination af radia cammunication
equipment,
Fire Protection
The City of Arcadia Fire Deparrment provides
fire protection services to the Specific Plan Area,
Three existing fire stations presently serve the City
and would be available to respand to requests,
Fire Statian No, 105 is located at 710 Santa Anita;
Fire Station No, 106 is located at 630 Baldwin
Avenue; and Fire Station Na, 107 is located at
79 W, Orange Grove Avenue, Fire Statian No,
106 is located adjacent to the Westfield Santa
Anita mall; Fire Statian Na, 105 is located at 710
South Santa Anita Avenue and is currently under
construction, Respanse time to the Specific Plan
Area is estimated to be less than two minutes from
Station 106 depending on availability of resources
at Fire Station 106, The Arcadia Fire Deparrment
is currently staffed by sworn personnel, and
administrative personnel.
The Specific Plan Area will be served by an
underground water distribution system designed
ta provide adequate flow and pressure for fire
fighting purposes, In additian, Building and Fire
Code requirements for fire access and safety will
apply to all construction in the Specific Plan Area,
See Figure 7,1 (Vehicular Circulation, Service and
Emergency Access Plan),
I chapter four 161
infrastructure pion/public services
62 chapter four I infrastructure plan/public services
The Shops at Santa Anita Park Specific Plan
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infrostructure plan/public services I chapter four 163
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infrastructure plan/public services I chapter four
65
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A. IMPLEM~NTATION
RESPONSIBILITIES
f
The City af Arcadia has the responsibility to
approve the Santa Anita Park Specific Plan, Due
to the unique character of the Development,
this Chapter describes the specific administrative
procedures and authority necessary to ensure the
orderly implementation of the gaals and objectives
of the Santa Anita Park Specific Plan,
B. FINANCING AND
MAINTENANCE OF PUBLIC
IMPROVEMENTS
The successful implementation af the Santa Anita
Park Specific Plan requires a parrnership with the
Santa Anita Racetrack and a qualified commercial
mixed-use developer, This parrnership will be
required to pay for all on-site improvements
and will pay its fair share allocation of any off-
site improvements as required to mitigate specific
impacts af the development identified in the
EIR,
68 chapter five I plan implementation
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The Shaps at Sonta Anita Park Specific Plan
C. ADMINISTRATIVE
PROCEDURES
1. Interpretation and Enforcement
Although every efforr has been made to
include provisions in this Specific Plan that
are clear, the necessity of interpreting such
provisions in light of specific and unusual
cases will accur from time to time, When such
interpretations are necessary, the Director
shall be responsible for the interpretation of
the provisions af the Specific Plan, However,
the Directar may refer such interpretations
to the Planning Commission and/or City
Cauncil. The provisions of the Specific Plan
shall be enforced as follows:
The Director shall be the City administrator
responsible far enforcing the regulations,
site development standards and procedures
set forrh in the Specific Plan, The Directot
shall have the administrative authority for
interpretation related to the enforcement of
the Specific Plan,
2. Substantial Conformance
a, Purpos~, The purpose of Substantial
Conformance is to determine whether
proposed developments or uses
substantially comply with the standards,
regulatians, guidelines of the Santa
Anita Park Specific Plan, Architectural
Design Review package, and Design
Guidelines, The purpose of the
Substantial Conformance is to maintain
a cerrain degree of flexibility with respect
to the details of City Council approved
development within the Specific Plan
Area, The use afSubstan tial Conformance
includes, but is not limited to, the
fallawing purpases:
1. Determinations regarding issues,
conditions, or situations that arise and
that are not addressed by this Specific
Plan,
2, Determinations as to whether a use
not listed in the Permitted Uses Chart
substantially complies with the land
use designation in which the use is
requested and is therefore permitted
within the Specific Plan,
3, Approvals of changes in number, mix,
size, and/or location of land uses,
architectural design elements, private
circulatian elements, infrastructure,
and landscaping requirements
aurlined in Chapter 3 of the Specific
Plan,
4, Approval af signs in campliance with
the approved Sign Program,
5, Additions, deletions and changes to
the Specific Plan exhibits or text that
substantially comply with the Specific
Plan,
6, Adjustments to the conceptual
plans referenced in Chapter Four:
Infrastructure Plan/Public Services,
b, Application, Requests far Substantial
Conformance shall be submitted on
forms and with infarmation as required
by the Ditector,
c, Authority, The Director shall review
the scope af the propased Substantial
Conformance to determine the
appropriate review authority, The Director
shall have the discretion to approve, with
or without conditions, deny, or refer the
request to the Planning Commission
and/or City Cauncil in a naticed public
hearing, If necessary, additional CEQA
review and/or analysis will be canducted
to determine the potential impact af the
request, Determinatians of Substantial
Conformance shall be made based on
findings that the request:
1, Substantially conforms with all
applicable provisians of the Specific
Plan,
plan implementation I chapter five 169
2, Will not adversely affect public health
and safety,
3, Will not adversely affect adjacent
property,
3. Appeals
The applicant may appeal decisions of the
Directot regatding Substantial Canfarmance
to the Planning Commission within five
(5) working days of the Director's decision,
Decisions of the Planning Commission may
be appealed within five (5) working days of
the Planning Commission's decisian to the
City Council in accordance with procedures
set forth in the Arcadia Munici pal Cade and
by payment of fee consistent with current
fee resolution of the City Council.
D.AMENDMENTS
Except as provided herein, all proposed Specific
Plan changes shall be considered amendments to
this Specific Plan and shall be processed and acted
upan pursuant to Arricle 9, Part 9, Division 6 ofrhe
City of Arcadia Zoning Ordinance (commencing
with Section 92%),
The City Council shall find in approving, ar
conditionally approving, an amendment that
there is no conflict with the intent, purpose, and
abjectives af the Specific Plan,
70 chapter five I plan implementation
The Shops at Santa Anita Park Specific Plan
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E. DESIGN REVIEVV
The City Cauncil shall approve the Architectural
Design Review (ADR) af the development ta be
located within the CE zoned area af the Specific
Plan prior to the issuance of any permits by the
Director of Develapment Services, Upon the
City Council approval of the ADR, the Director
of Development Services shall have the authority
of Final Design Review through the review, and
approve individual buildings for campliance with
the City Cauncil approved Development Design
Concept, in accordance with procedures set forrh
belaw,
The development within the CE zoned area is
subject to the Santa Anita Park Design Guidelines
and the Sign Program included within the
Architectural Design Review, In additian to
these Guidelines and Sign Program, those Design
Principles described in Chapter 3 af the Santa
Anita Park Specific Plan shall also apply to the
Development,