HomeMy WebLinkAboutItem 2b: Ordinance 2291: Adoption: Zoning Change at 650 West Huntington Drive ORDINANCE NO. 2291
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING ZONE CHANGE NO. ZC 11-01
TO CHANGE THE ZONING OF THE PROPERTY AT 650 WEST
HUNTINGTON DRIVE FROM "COMMERCIAL OFFICE/C-O" TO "HIGH
DENSITY MULTIPLE-FAMILY RESIDENTIAL/R-3"
WHEREAS, Zone Change No. ZC 11-01 was initiated by the applicant Mr.
Hank Jong of EGL Associates, Inc., on behalf of the property owner, Mr. Jeff Lee to
change the zoning of the property at 650 West Huntington Drive, more particularly
described in Attachment "A" from "Commercial Office/C-O" to "High Density Multiple-
Family Residential/R-3"; and
WHEREAS, on September 13, 2011, a public hearing was held before the
Planning Commission on Zone Change No. ZC 11-01, at which time all interested
persons were given full opportunity to be heard and to present evidence; and
WHEREAS, the Planning Commission voted 5 to 0 to recommend approval of
Zone Change No. ZC 11-01 to the City Council; and
WHEREAS, on November 1, 2011 a duly noticed public hearing was held
before the City Council on Zone Change No. ZC 11-01; and
WHEREAS, as part of the record of the City Council's public hearing, the City
Council reviewed and considered the following:
1. All staff reports and related attachments and exhibits submitted by the
Development Services Department to the City Council;
2. The record of the Planning Commission's public hearing and decision
regarding Zone Change No. ZC 11-01; and
3. All letters, information and material presented as part of the public
testimony at the City Council public hearing on November 1, 2011, including the staff
reports, environmental documents (including the Initial Study and draft Negative
Declaration), and all documentation presented at the public hearing; and
WHEREAS, the City Council finds and determines as follows:
1. That the approval of Zone Change No. ZC 11-01 will not be detrimental to
the public health or welfare or injurious to the property or improvements in such zone
or vicinity.
2. That Zone Change No. ZC 11-01 is consistent with the General Plan Land
Use Designation for the subject property as herein described, and is compatible with
the zoning of the surrounding properties.
3. That the evaluation of Zone Change No. ZC 11-01 as set forth in the Initial
Study is accurate and appropriate; that Zone Change No. ZC 11-01 will not have a
significant effect on the environment and that a Negative Declaration has been
prepared for Zone Change No. ZC 11-01 pursuant to the provisions of the California
Environmental Quality Act; and that when considering the record as a whole, there is
no evidence that Zone Change No. ZC 11-01 will have any potential for adverse
effect on the wildlife resources or the habitat upon which wildlife depends; and
therefore, the City Council adopts the Negative Declaration that has been prepared
pursuant to the provisions of the California Environmental Quality Act.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. The City Council approves Zone Change No. ZC 11-01 to
change the zoning of the subject property as previously herein described from
"Commercial Office/C-O" to "High Density Multiple-Family Residential/R-3."
SECTION 2. The City Clerk shall certify to the adoption of this Ordinance and
shall cause a copy of the same to be published in the official newspaper of the City of
Arcadia within fifteen (15) days after its adoption.
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SECTION 5. The City Clerk shall certify to the adoption of this Resolution.
Passed, approved and adopted this day of 2011.
Mayor of the City of Arcadia
ATTEST:
City Clerk
APPROVED AS TO FORM:
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Stephen P. Deitsch
City Attorney
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airy°CV °
° STAFF REPORT
Development Services Department
DATE: November 1, 2011
TO: Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
By: Jim Kasama, Community Development Administrator
Prepared By: Nick Baldwin, Assistant Planner
SUBJECT: Consideration of General Plan Amendment No. GPA 11-02 and Zone
Change No. ZC 11-01 for 650 W. Huntington Drive:
Resolution No. 6799 — A Resolution of the City Council of the City of
Arcadia, California, approving General Plan Amendment No. GPA 11-02
to change the General Plan Land Use Designation of the property at 650
West Huntington Drive from "Commercial (0.5 FAR)" to "High Density
Residential (12-30 du/ac)."
Recommended Action: Adopt
Ordinance No. 2291— An Ordinance of the City Council of the City of
Arcadia, California, approving Zone Change No. ZC 11-01 to change the
zoning of the property at 650 West Huntington Drive from "Commercial
Office/C-O" to "High Density Multiple-Family Residential/R-3."
Recommended Action: Introduce
SUMMARY
The subject site at 650 W. Huntington Drive is currently designated, "Commercial (0.5
FAR)" by the General Plan and zoned, "Commercial Office/C-O." The current General
Plan Land Use Map and Zoning Map are attached along with an aerial photo of the
subject site. Also attached are photos of the subject site and adjacent properties. The
site is 1.7 acres (74,052 square feet) in area with approximately 135 feet of street
frontage along the south side of West Huntington Drive. It is presently improved with a
17,920 square-foot, two-story commercial building and 140 on-site, surface parking
spaces that were originally used by an insurance company as an automobile claims
facility.
The applicant, Mr. Hank Jong of EGL Associates, Inc., on behalf of the property owner,
Mr. Jeff Lee, has been exploring alternatives to make better use of the site. In 2006, a
76-unit senior housing project was approved, but due to the recession the owner
abandoned the project. In April 2011, the applicant received approvals from the
Planning Commission to expand the existing office building to 25,105 square feet and to
subdivide it into medical office condominiums. This project is not getting the desired
market response, and the applicant and owner have decided that multiple-family
residential is the best use of this site. To effectuate this, the applicant is requesting to
change the General Plan Land Use Designation from "Commercial (0.5 FAR)" to "High
Density Residential (12-30 du/ac)" and re-zone the property from "Commercial Office/
C-O" to "High Density Multiple-Family Residential/R-3." At this time, the owner has not
prepared a development proposal for the property; however, he has indicated that he
would probably develop the site at the lower range of the allowed density. The
applicant has said that the owner would like to know that the subject site can be
developed residentially before incurring further engineering and architectural expenses.
The Development Services Department is recommending approval of the requested
General Plan Amendment and Zone Change, and the Planning Commission, at their
September 13, 2011 meeting, considered the proposed applications at a public hearing
and voted unanimously to recommend approval.
DISCUSSION
The applicant is requesting a General Plan Amendment to change the Land Use
Designation of the subject site from Commercial with a floor-area-ratio (FAR) of 0.5 to
High Density Residential with a density of 12 to 30 dwelling units per acre (i.e., 33 to 51
units) and a Zone Change to re-zone the property from Commercial Office (C-O) to High
Density Multiple-Family Residential (R-3). According to the applicant, the owner prefers
to develop the property with residential units. He has had good experience with many
prior residential developments, and the residential condominium market appears to be
rebounding. The owner also feels that the site is a desirable residential location
because of its proximity to the mall, Baldwin Avenue, Methodist Hospital, the County
Park, and Arcadia High School. The key issues in analyzing the requested changes of
the Land Use Designation and Zoning are consistency with the General Plan, and land
use compatibility.
General Plan Consistency
The Arcadia General Plan has established goals and policies for a land use planning
framework based on the land use pattern that has evolved over time, and a "vision" for
the City's future growth and development. The requested General Plan Amendment is
consistent with all aspects of the General Plan. Particularly relevant Elements for this
request are the Land Use and Community Design Element, the Circulation and
Infrastructure Element, the Housing Element, and the Parks, Recreation, and
Community Resources Element.
The Land Use and Community Design Element goals promote balanced growth and
development with maintenance of the high quality of life for Arcadia residents. This is to
GPA 11-02 & ZC 11-01
650 W. Huntington Dr.
November 1, 2011 — page 2
be achieved by paying special attention to preserving the established character of
residential neighborhoods and providing a diverse set of housing options that will meet
the community's needs at all stages of life. The subject site is adjacent to multiple-family
residential developments on the east and south sides of the lot, so the requested
change would be a natural extension of the existing neighborhood.
Circulation and Infrastructure Element
The Circulation component of the General Plan aims to maintain an integrated
circulation system that will meet the current and future needs of all Arcadia residents,
businesses, and visitors. The City's infrastructure systems (water, sewer, waste
management, etc.) must also remain sustainable and environmentally sound in order to
support an appropriate level of development. The General Plan establishes a balanced
mix of land uses that will promote economic growth and maintain a high quality of life.
The subject site fronts on Huntington Drive, which is designated a Principal Travel
Corridor and has eight (8) lanes of travel; four(4) in each direction that are separated by
a wide, landscaped median. This section of Huntington Drive can accommodate the
potential traffic that would be generated by the requested land use change, which would
allow a maximum of 51 units. It was determined for two prior development proposals; a
25,105 square-foot medical office condominium, and a 76-unit senior housing complex
that Huntington Drive is adequate for the potential traffic that would have been
generated by either of those uses. According to the City Engineer, and based on data
from the Institute of Transportation Engineers (ITE), the following table shows that a
residential development at a density of 30 dwellings per acre would generate in the
peak hour less traffic than the recently approved medical office use of the site:
Uses - Vehicle Trips in the
PM Peak Hour
General Office (0.5 FAR)
37,026 s.f. 56
Multi-Family Residential
Minimum 33 Units 34
Maximum 51 Units 52
Medical Offices—25,105 s.f.
(CUP 10-19 &TM 71478) 69
This request has been reviewed by the Public Works Services Department and their
determination is that it will not have a significant impact on water, sewer, storm drain
services, or on the nearby public landscaping features. The County Sanitation District
(sewers) indicates adequate capacity for a 51-unit, multiple-family development;
however, the applicant will have to obtain a "Will Serve Letter" prior to proceeding.
G PA 11-02 & ZC 11-01
650 W. Huntington Dr.
November 1, 2011 —page 3
Requests for comment were also sent to Southern California Edison and Southern
California Gas, but responses were not provided. For both of these utility services, the
applicant will have to secure service commitments before being allowed to proceed.
The Arcadia Police and Fire Departments also reviewed these applications and both
stated that there would be no significant impact and that no unusual requirements are
necessary.
Housing Element
The goals and policies of the Housing Element are to provide a diverse mix of housing,
encourage housing on underutilized land, and to provide sufficient land to accommodate
a variety of housing opportunities for all economic segments of the community. The
applicant's request will provide additional residential units on an underutilized site.
Parks, Recreation, and Community Resources Element
There is not a national or State standard for the amount of parkland or open space to be
provided per capita. This is because regionally, the availability of natural open space
varies from extensive to very limited. As for the effects of a 51-unit, multiple-family
residential project on the City's parks, recreation and open space opportunities, they
would be marginal. Since the adoption of the City's Parks and Recreation Master Plan
in 2007 there has been little change in the estimated 105 square feet per capita of parks
and open space for Arcadia residents. This is due to the limited population growth
during that period. And, in addition, there would be a parks and recreation development
fee collected to offset impacts to the City's facilities.
A response was not received from the Arcadia Unified School District. But, even if an
exceptionally large number of additional students (e.g., 3 per unit) were to be added to
the District by a 51-unit, multiple-family project, there should not be a negative impact
on any of the affected schools (i.e., Holly Avenue Elementary, First Avenue Middle, and
Arcadia High Schools). The Environmental Impact Report (EIR) for the 2010 General
Plan states that based on enrollment figures for 2008, ". . . there is remaining capacity in
all schools and approximately 1,404 more students can be accommodated by existing
facilities" (p. 4.13-8) and per State regulations, the development fees paid to a school
district are presumed to fully mitigate a project's impact on local schools (p. 4.13-22).
The impact on Library services is difficult to assess because there are no specific
standards established. Los Angeles County has service level guidelines, but these are
based on the County-wide library system, and its applicability to the Arcadia Public
Library is unclear. Nevertheless, based on the County's guidelines of a half square-foot
of library facility space per person, 2.75 library items per person, and 1 public access
computer per 1,000 people, the Arcadia Public Library should not be significantly
impacted by a 51-unit, multiple-family residential project. The Arcadia Public Library far
exceeds the County's guidelines.
G PA 11-02 & ZC 11-01
650 W. Huntington Dr.
November 1, 2011 —page 4
Land Use Compatibility
If the requested R-3, High Density Multiple-Family Residential designation and zoning
are approved, the 74,052 square-foot site could be developed with 33 to 51 units. A
main issue with the requested change is the compatibility of a high density multiple-
family residential development with the existing and potential future land uses of the
surrounding sites and area. The adjacent sites have the following Land Use
Designations, Zoning, and improvements:
North: Regional Commercial (0.5 FAR) & Public/Institutional — General
Commercial (C-2) & Public Purpose (S-2) — Regional Mall and City Fire
Station
South: High Density Residential (12-30 du/ac) — High Density Multiple-Family
Residential (R-3) — A 10-unit and an 18-unit residential apartment/
condominium complexes
East: High Density Residential (12-30 du/ac) — High Density Multiple-Family
Residential (R-3)—A 30-unit residential condominium complex
West: Commercial (0.5 FAR) — Commercial (C-2) —A Realty Office, Restaurants,
and Retail
Given these surrounding land uses, and the transitional nature of the subject site, the
requested change is compatible with the area. The property is appropriate for both
commercial use and high density residential. If the requested change to the General
Plan Land Use Designation is approved, then the property must be rezoned to R-3,
High Density Multiple-Family Residential to maintain consistency with the General Plan.
PLANNING COMMISSION ACTION
The Planning Commission, at their September 13, 2011 meeting, considered the
requested Land Use Designation and Zone Change at a public hearing. The three
attached letters of opposition were distributed to the Commissioners prior to the
hearing. After the hearing and discussion, the Planning Commission voted unanimously
to recommend approval. An excerpt of the Minutes for the September 13, 2011
Planning Commission meeting is attached.
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act, the Development
Services Department prepared an Initial Study for the proposed project. Said Initial
Study did not disclose any substantial or potentially substantial adverse change in any
of the physical conditions within the area affected by the project including land, air,
water, minerals, flora, fauna, ambient noise and objects of historical or aesthetic
significance. Therefore, the attached Negative Declaration was prepared for this project.
GPA 11-02 & ZC 11-01
650 W. Huntington Dr.
November 1, 2011 — page 5
FISCAL IMPACT
The requested land use change will not have a direct fiscal impact on the City's General
Fund.
RECOMMENDATION
The Development Services Department recommends that the City Council approve
General Plan Amendment No. GPA 11-02 and Zone Change No. ZC 11-01 of the
property at 650 W. Huntington Drive by taking the following actions:
• Adopt Resolution No. 6799 — A Resolution of the City Council of the City of
Arcadia, California, approving General Plan Amendment No. GPA 11-02 to
change the Land Use Designation of the property at 650 West Huntington
Drive from "Commercial (0.5 FAR)" to "High Density Residential (12-30
du/ac)" and
• Introduce Ordinance No. 2291 — An Ordinance of the City Council of the
City of Arcadia, California, approving Zone Change No. ZC 11-01 to change
the zoning of the property at 650 West Huntington Drive from "Commercial
Office/C-O" to "High Density Multiple-Family Residential/R-3."
Approved: cam.++-ac....i
Donald Penman, City Manager
Attachments: Resolution No. 6799
Ordinance No. 2291
General Plan Land Use Map
Zoning Map
Aerial Photo with Zoning Information
Photos of the Site and Adjacent Properties
Letters of opposition (3) presented to Planning Commission
Minutes Excerpt from 9-13-2011 Planning Commission meeting
Negative Declaration (& Initial Study)
GPA 11-02 & ZC 11-01
650 W. Huntington Dr.
November 1, 2011 —page 6