HomeMy WebLinkAboutApril 11, 2007
; - ' ~~P~ ~.y C~TY OF ARCADIA ~~
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CITY COUNCIL/REDEVELOPMENT AGENCY
^~'~'•~w ADJOURNED REGULAR MEETING
c~am°°'~>°"~°e~ , WEDNESDAY, APRIL 11, 2007
' AGENDA
7:00 p.m.
' Location: Arcadia Masonic Center, 50 West Duarte Road, Arcadia
CALL TO ORDER
. ROLL CALL OF CITY COUNCIL/REDEVELOPMENT AGENCY MEMBERS:
Roger Chandler, Mayor/Agency Chair
Miokey Segal, Mayor Pro Tem/Agency Vice Chair
Peter Amundson, Council/Agency Member
Robert Harbicht, Council/Agency Member
John Wuo, Council/Agency Member
PUBLIC HEARING
All interested persons are invited to appear at the Pubiic Hearing and to provide evidence or
testimony concerning the proposed items of consideration. You are hereby advised that should
you desire to legally. challenge any action taken by the City Council with respect to any Public
Hearing item on this agenda, you may be limited to raising only those issues and objections
which you or someone else raised at or prior to the time of the Public Hearing.
APPLICATIONS: Specific Plan (SP 05-01) "The Shops at Santa Anita" project at
the Santa Anita Park Racetrack {285 W. Huntington Drive)
The Speciflc Plan includes the following:
1. Development of an 829,250 square foot (sf) commercial, retail
and office development on the southern parking lot of the Santa
Anita Park Racetrack (804,250 sf of retail/commercial uses and
25,000 sf of office uses);
2. Relocation of the existing Saddling Barn in the Paddock
Gardens to the west of the Kingsbury Memorial Fountain and
demolition of the south ticket gates;
3. Adaptive reuse of the western portion of the historic Santa
Anita Park grandstand to construct an approximately 98,000 sf
Simulcast Center within the grandstand area;
4. A 1.4 acre landscaped open space area linking the existing
Padiiock Gardens with the proposed new commercial, retail
and office center;
5. A 7.5-acre landscaped open space area, including a 3.5-acre
water feature, to be located at the southern end of the property;
6. Improvements to vehicle and pedestrian access, parking,
infrastructure and other ancillary facilities throughout the
property as well as off site; and
7. A new wireless electric trolley traveling on fixed rails between
the Paddock Gardens at the north end of Main Street and the
water feature and promenade at the south end of Main Street.
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General Plan Amendment (GP 05-01)
1. To amend the land use designation in the General Plan for the
entire racetrack property from "Horse Racing" and
"Commercial" to "Specific Plan - Santa Anita (SP-SA)".
2. To amend the General Plan language to reflect the nature of
the development anticipated in the Specific Plan and to reflect
and further the implementation of the 1996 General Plan
update.
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.
Zone Change (ZC 05-04)
The proposal will create new zoning designations for the entire 304
acres of Santa Anita Park that reflect the Specific Plan (SP). The
Project area will include three distinct zoning categories including
SP-S-1 (Special Use - horse racing), SP-R-1 (Single-Family) and a
new category SP-CE (Commercial Entertainment) that will be
located in the southerly 85 acres of the site. The area to be zoned
CE is consistent with the 85 acres designated in the General Plan
as "Commercial".
Architectural Design Review
Consideration of the conceptual architectural design of the proposed
development as set forth in the Shops at Santa Anita Architectural
Design Review packet and the Design Guidelines packet.
Development Agreement
A Development Agreement will be considered for the commercial
portion of the project comprised of approximately 829,250 square
feet (sfl.
APPLICANT: Caruso Property Management
ENVIRONMENTAL Final Environmental Impact Report
DOCUMENT:
RECOMMENDED ACTION: The City Council should move as follows:
Introduce Ordinance No. 2226 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.
Introduce Ordinance No. 2227 making certain amendments to the text of the Arcadia Zoning Code to
add a"Commercial-Entertainment" zone and regulations thereto; and amending the zoning designation
of certain property within the City from "S-1" and "R-1", to "SP S-1", "SP R-1" and SP CE" with respect
to the Shops at Santa Anita Park.
Introduce Ordinance No. 2228 approving a Development Agreement between the City of Arcadia and
Santa Anita Associates, LLC, pursuant to California Government Code Section 65864 et seq.
Adopt Resolution No. 6564 certifying the final Environmental Impact Report prepared for The Shops at
Santa Anita Park Specific Plan Project and adopting Environmental findings pursuant to the California
Environmental Quality Act, a statement of overriding considerations, and a mitigation monitoring and
reporting program.
Adopt Resolution No. 6565 approving General Plan Amendment No. 05-01 changing the land use
designation of certain property under the Arcadia General Plan from "Horse Racing" and "Commercial"
to "The Shops at Santa Anita Park Specific Plan"; and making various text amendments to the Arcadia
General Pian with respect to The Shops at Santa Anita Park.
Adopt Resolution No. 6566 approving Architectural Design Review and Design Guidelines with respect
to The Shops at Santa Anita Park and imposing Conditions of Approval.
PUBLIC COMMENTS (3 minutes per person)
Any person wishing to address the City Council/Redevelopment Agency during the Public
Comments period is asked to complete a"Public Comments" card available in the Council
Chamber Lobby. The completed form should be submitted to the City Clerk/Agency Sec~etary
prior to the start of the Closed Session/Study Session.
In order to conduct a timely meeting, there will be a three (3) minute time limit per person. All
comments are to be directed to the City Council/Redevelopment Agency and we ask that proper
decorum be practiced during the meeting. State law prohibits the City Council/Redevelopment
Agency from discussing topics or issues unless they appear on the posted Agenda.
ADJOURNMENT
The City Council/Redevelopment Agency will adjourn to April 17, 2007, 6:00 p.m. or such other
time as Council directs in the City Council Chamber located at 240 W. Huntington Drive,
Arcadia.
PURSUANT TO THE AMERICANS WITH DISABILITIES ACT, PERSONS WITH A DISABILITY
WHO REQUIRE A DISABILITY-RELATED MODIFICATION OR ACCOMODATION IN ORDER
TO PARTICIPATE IN A MEETING, INCLUDING AUXILIARY AIDS OR SERVICES, MAY
REQUEST SUCH MODIFICATION OR ACCOMODATION FROM THE CITY CLERK AT (626)
574-5455. NOTIFICATION 48 HOURS PRIOR TO THE MEETING WILL ENABLE THE CITY
TO MAKE REASONABLE ARRANGEMENTS TO ASSURE ACCESSIBILITY TO THE
MEETING.
' r'
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49:0049
CITY COUNCIUREDEVELOPMENT AGENCY
REGULAR MEETING MINUTES
WEDNESDAY, APRIL 17, 2007
A Regular Meeting of the City Council was held at the Masonic Center, 50 W. Duarte Road,
Arcadia, California.
CALL TO ORDER
Mayor Chandler called the meeting to order at 7:00 p.m.
INVOCATION
Captain Randy Kirby, Arcadia Police Department
PLEDGE OF ALLEGIANCE
Mayor Roger Chandler
ROLL CALL OF CITY COUNCILIREDEVELOPMENT AGENCY MEMBERS:
PRESENT: Council/Agency Member Amundson, Harbicht, Segal, Wuo and Chandler
ABSENT: None
REPORT FROM CITY ATTORNEY/AGENCY COUNSEL ON CLOSED SESSION/STUDY
SESSION ITEMS
None
SUPPLEMENTAL INFORMATION FROM CITY MANAGER REGARDING AGENDA ITEMS
None
Mayor Chandler thanked the Masonic Center for use of the facility. He reminded everyone of
the Community event scheduled for Friday, April 13~', the Arcadia Fire Fighter Association
annual pancake breakfast at Station 106 and the Community bike ride after the breakfast. He
also explained the 3 minute speaker card process.
1. PUBLIC HEARING
APPLICATIONS: Spectfic Plan (SP 05-01) "The Shops at Santa Anita" proJect at
the Santa Mita Park Racetrack (285 W. Huntington Drive)
The Specific Plan includes the following:
1. Development of an 829,250 square foot (sf~ commercial, retail
and office development on the southern parking lot of the Santa
Anita Park Racetrack (804,250 sf of retail/commercial uses~and
25,000 sf of office uses);
04-11-2007
~ 49:0050
~
2. Relocation of the existing Saddling Barn in the Paddock
Gardens to the west of the Kingsbury Memorial Fountain and
demoli4ion of the south ticket gates, .
3. Adaptive reuse of the westem portion of the historic Santa
Anita Park grandstand to construct an approximately 98,000 sf
Simulcast Center within the grandstand area;
4. A 1.4 acre landscaped open space area linking the existing
Paddock Gardens with the proposed new commercial, retail
and office center,
5. A 7.5-acre landscaped open space area, including a 3,b-acre
water feature, to be located at the southern end of the property;
6. Improvements to vehicle and pedestrian access, parking,
infrastructure and other ancillary facilities throughout the
property as well as off site; and
7. A new wireless electric trolley traveling on fixed rails between
the Paddock Gardens at the north end of Main Street and the
water feature and promenade at the south end of Main Street.
General Plan Amendment (GP 05-01)
1. To amend the land use designation in the General Plan for the
entire racetrack property from "Horse Racing" and
"Commercial" to "Specific Plan - Santa Anita (SP-SA)".
2. To amend the General Plan language to reflect the nature of
the development anticipated in the Specific Plan and to reflect
and further the implementation of the 1996 General Plan
update.
3. To amend language regard'rng view protection to ensure that
development anticipated in the Specific Plan and encouraged
tiy other language in the General Rlan can be located where
envisioned.
Zone Change (ZC 05-04)
The proposal will create new zoning designations fo~ the entire 304
acres of Santa Anita Park that reflect the Specific Plan (SP). The
Project area will include three distinct zoning categories including
SP-S-1 (Special Use - horse racing), SP-R-1 (Single-Family) and a
new category SP-CE (Gommercial Entertainment) that will be
located in the southerly 85 acres of the site. The area to be zoned
CE is consistent with the 85 acres designated in the General Plan
as "Commercial".
Architectural Design Review
Consideration of the conceptual architectural design of the proposed
deveiopment as set forth in the Shops at Santa Anita Architectural
Design Review packet and the Design Guidelines packet. '
Development Agreement
A Development Agreement will be considered for'the commercial
portion of the project comprised of approximately 829,250 square
~ ~ feet (sfl.
04-11-2007
~ 49:0051
PUBLIC COMMENTS (3 minutes per person)
1. Mary Helms
2. Robert Bartley
3. Qan Earp
4. Pat DePry
5. Dale Edington
6. Raub (Rob) Mathias
7. Tony Henrich
8. Craig Thomson
9. Ann Artnenio
10. Sho Tay
11. Paul Marengo
12. Bryan Moos
13. Glenn Moore
14. Janice Holcomb
15. Arthur Fry
16. Vito Frankini
17. Kathleen Van der Veen
18. Larry Williams
19. Sonia Williams
20. Ross Gorgone
21. Norma Broyles
22. Robert Broyles
23, Marion Murphy
24. Joe M. Alexander
THE CITY COUNCIL RECESSED AT 9:50 P.M. AND RECONVENED AT 10:00 P.M.
25. Donald Laughlin
3 04-11-2007
49:0052
26. William Lee
27. John Jemelian
28. Gary Kovacic
29. Ed Casey
30. Peter Ulrich
31. Beth Costanza, Director of the Arcadia Chamber of Commerce
32. Ken Burrows
33. LeonorHernandez
34. Vidal Hernandez
35. Nassef Eskander
36. Larry Bregman
37. Marc Greenfield
38. Dirk Hudson
39. Sandy Chu
40. Mary Martinez
41. Larry Hasbrouck
42. Adriana Lim
43. Bob Cripe
44. Victor Ceporius
45. Colleen Brennan
46. Joe W. Alexander
47. Felicitas Schroeder appeared
48. Kevin Tomkins, Rancho Santa Anita Residents Association.
49. Sigrid Balekjian
50. Laurie Thompson
51. David Sweeney
4 04-11-2007
~ 49:0053
52. Joann McCallum
53. Steven Reid
54. Eva Jeng
55. Chen Suen
56. Natalie Collin
57. Jeff Bowen
58. Greg Palmer
59. Mark Bower
60. Scott Wardian
61. Virginia Konzelman
62. Steve Carmona, National Electrical Contractors Association and International Brotherhood
of Electrical Workers.
63. Arthur Morales
64. John Twitchell, Arcadia Fire Fighters Association.
65. Scott Hettrick
66. Vince Foley
67. George Juenemann
B8. Bruce McCallum
69. Geoffrey Wu
70. Lula Eskander
71. Art Leatherman
72. Mike O'Connor
73. John Fee
74. Mary Dougherty
75. Phyllis Nemeth
76. Matthew Sofer
77. Jerry Durgerian
5 04-11-2007
49:0054
78. Linda Kor-Pra-Pun
79. Adrian Velasquez
S0. Kevin Norton, IBW Local 99 Electrician Union
THE CITY COUNCIL RECESSED AT 12:15 A.M. AND RECONVENED 12:25 A.M.
81. Sung Tse
82. Joe Sciarra
83. Stewart Bell
84. Ron Morrison
85. Richard Martinez
86. Patrick Larkin
87. Douglas Carstens, Esq. Chatten-Brown and Carstens
88. Bernetta Reade, Executive Director Arcadia First!
89. Jan Andersen
APPLICANT REBUTTAL (15 minutes)
Frank DeMarco, Vice President, Santa Anita Race Track
Rick Caruso, Caruso Affiliated
A motion was made by Council Member Harbicht seconded by Council Member Segal to close
the public hearing. There being no objection, the public hearing was closed.
THE CITY COUNCIL RECESSED AT 12:55 A.M. AND RECONVENED AT 1:15 A.M.
A motion was made by Council Member Segal seconded by Council Member Wuo and carcied
on roll call to continue this meeting to April 17, 2007 at 8.00 a.m. in the City Council Chamber.
AYES: Council Member Segal, Wuo, Harbicht, Amundson and Chandler
NOES: None
6 04-11-2007
K
49:0055
ADJOURNMENT
At 1:37 a.m. on Thursday, April 12, 2007, the meeting was adjourned to a continued adjourned
regular meeting on April 17, 2007 at 8:00 a.m. in the City Council Chamber at Arcadia City Hall
at 240 W. Huntington Drive, Arcadia.
By:
James H. Barrows, City Clerk
/~j ~f ~~wLL'n" ,,.
~
Lisa Mussenden
Chief Deputy City Clerk
04-11-2007
~"°.~°°r:i«e
:~ /
STAFF REPORT
Development Services Department
April 11, 2007
TO: Mayor and City Council
FROM: Don Penman, Assistant City Manager/Development Services Director~
Jason Kruckeberg, Community Development Administrator ~.K
SUBJECT: SPECIFIC PLAN N0. 05-01, GENERAL PLAN AMENDMENT NO. 05-
01, ZONE CHANGE NO. 05-04, ARCHITECTURAL DESIGN REVIEW
AND DESIGN GUIDELINES FOR THE SHOPS AT SANTA ANITA AND
THE ASSOCIATED ENVIRONMENTAL IMPACT REPORT
SUMMARY
The Applicant, Caruso Property Management in partnership with Magna Entertainment
is proposing the following development on the 304-acre Santa Anita Park property:
1. Development of an 829,250 square foot (sf) commercial, retail and office
development on 85 acres of the southern parking lot which will be arranged as a
new pedestrian-oriented Main Street (804,250 sf of retail commercial uses and
25,000 sf of office uses);
2. Relocation of the existing Saddling Barn in the Paddock Gardens to the west of
the Kingsbury Memorial Fountain and demolition of the south ticket gates;
3. Adaptive reuse of the western portion of the historic Santa Anita Park
Grandstand to construct within the Grandstand an approximately 98,000 sf
Simulcast Center including existing wagering and restaurant uses, of which about
17,000 sf would be new restaurant and entertainment uses;
4. A 1.4 acre landscaped open space area linking the existing Paddock Gardens
with the proposed new commercial, retail and office center;
5. A 7.5-acre landscaped open space area, including a 3.5-acre water feature, to be
located at the southern end of the property;
6. Improvements to vehicle and pedestrian access, parking, infrastructure and other
ancillary facilities throughout the property, as well as off-site, to suppoR the
development which will result in the demolition of four structures in the stable
area; and
7. A new wireless electric trolley traveling on fixed rails between the Paddock
Gardens at the north end of Main Street and the water feature and promenade at
the south end of Main Street.
Entitlements for the Shops at Santa Anita (Project) include the following:
. Specific Plan (SP 05-01)
. General Plan Amendments (GP 05-01)
. Zone Change (ZC 05-04)
. Architectural Design Review including the Santa Anita Park Design Guidelines
and sign program
A Development Agreement is also proposed as part of this Project.
To meet the requirements of the California Environmental Quality Act (CEQA) a Final
Environmental Impact Report (FEIR) has been prepared for the proposed Project (State
Clearinghouse No. 2005031131).
The Planning Commission at a special meeting on March 21, 2007, after a public
hearing held on March 19, adopted Resolution No. 1757 recommending approval to the
City Council of Specific Plan 05-01, General Plan Amendment No. 05-01, Zone Change
No. 05-04, the Development Agreement and Architectural Design Review and Design
Guidelines for the Shops at Santa Anita Park. The Planning Commission further
recommended to the City Council:
Certification of the Final Environmental Impact RepoR including the Mitigation
Monitoring and Reporting Program (MMRP) and the adoption of the Statement of
Overriding Considerations set forth in Section 6 of the staff report and the
conditions of approval as amended by the Planning Commission.
Approval of the following applications (Project) subject to the conditions of
approval set forth in the staff report and as amended by the Planning
Commission:
o General Plan Amendments (GP 05-01)
o Zone Change (ZC 05-04)
o Specific Plan (SP 05-01)
o Architectural Design review includin
Guidelines and sign program including
relocation of buildings off of the Lc
Channel.
o Development Agreement
a the Santa Anita Park Design
relocation of the Saddling Barn and
s Angeles County Flood Control
In addition the Planning Commission directed staff to:
Research and consider recommending a requirement to the City Council that the
project achieve Leadership in Energy and Environmental Design (LEED)
certification;
Shops at Santa Mita Specific Plan
April 11, 2007
Page 2
2. Provide to the Planning Commission periodic reports on the status of the
Mitigation Monitoring and Reporting Program as determined appropriate by the
Development Services Department and/or as requested by the Planning
Commission.
The Development Services Department is recommending certification of the FEIR and
approval of the Project including the Development Agreement subject to:
1. The Conditions of Approval set forth in the staff report (Section 6).
2. The project requirements and mitigations outlined in the Mitigation Monitoring
and Reporting Program (MMRP).
3. The Statement of Overriding Considerations (SOC) set forth in Section 7 of the
staff report.
All of the required resolutions and ordinances to reflect approval of the project will be
provided to the Council. These resolutions and ordinances will include the applicable
California Environmental Quality Act (CEQA) findings as well as the applicable land use
findings. In order to facilitate review of the Project, the staff report has been organized
into the following sections:
Section 1 (page a) Background Information
SeCtlO~ 2 (page 11) Specific Plan, General Plan Amendments, Zone Change
SeCtion 3 (page 18) Architectural Design Review and Design Guidelines
Section 4 (pa9e 2~) Development Agreement
SeCtlOn 5 (page 30) Environmental Analysis
SeCtion 6 (page 41) Recommendation and Conditions of Approval
Section 7 (page as) Statement of Overriding Considerations
Section 8 (page as) City Council Action
Section 9 (paqe 50) Resolutions and Ordinances
Section 10 Attachments
Section 9, Resolutions and Ordinances, will be distributed under separate cover. Also
under separate cover, staff will distribute to the City Council a revised Mitigation
Monitoring and Reporting Program, a revised Architectural Design Review package
showing the relocation of the Saddling Barn and relocation of buildings off of the Los
Angeles County Flood Control Channel and a response to comments package that will
include comments received from the public following the Planning Commission hearing.
City responses to these comments will be provided in the package.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 3
SECTION 1
BACKGROUND INFORMATION
The Specific Plan Area encompasses approximately 304 acres, bounded by Huntington
Drive on the south and east, Baldwin Avenue and the Westfield Santa Anita mall on the
west, and Colorado Place on the north and east, as depicted on Figure 3-3 in the FEIR.
The site is currently developed with the Santa Anita Park Racetrack. The major
elements of the site consist of the oval track, infield area, Grandstand and clubhouse
structures, Paddock Gardens and related buildings to the south of the Grandstand, and
other various ancillary uses, including stables, grooms quarters, maintenance
facilities/yard and surface parking lots with approximately 15,550 parking spaces.
Surrounding properties to the north are developed with the "College" tract residential
neighborhood and the interstate 210 Freeway. The Los Angeles County Arboretum is
located northwest of the site and directly to the west is Westfield Santa Anita as well as
Fire Station No. 106 and multi-family and single-family residences west of Baldwin
Avenue. South of the site across Huntington Drive are multi-family and single-family
residential uses, a convalescent home, Holy Angels Church and associated school,
Holly Avenue School and the Baldwin Avenue commercial area. Properties to the
southeast and east of the site are developed with the Methodist Hospital and associated
medical offices; daycare center, Arcadia City Hall and Police Station, Chamber of
Commerce, Community Center and Historical Museum as well as the Civic Center
Athletic Field, Arcadia County Park and Golf Course and Arcadia High School.
Northeast and east of the site are the Motel 6, the Thoroughbred Breeders' Association
offices, Santa Anita Church and Barnhart School; multi-family and single-family
residential areas; and the Downtown commercial district (Figure 3-5 in the FEIR).
Santa Anita Park opens annually on December 26, with daily racing continuing through
late April. Santa Anita's fall meeting, Oak Tree, operates from late September or early
October to early November every year. Live racing is Wednesday through Sunday and
holiday Mondays. In addition, wagering facilities, closed-circuit TV simulcasts of racing
and limited food services are provided during satellite wagering periods the remainder
of the year for wagering on other racing at racetracks in California and across the
country.
HiStOry
Santa Anita Park opened on December 25, 1934 and is the oldest racetrack in Southern
California. In 1942, racing at Santa Anita was suspended due to the Second World War
and for approximately one year Santa Anita was used as an internment camp for
Japanese-Americans. From the end of 1942 through the end of the war new temporary
facilities and permanent structures were adapted to support the war effort and the park
was called Camp Santa Anita. Camp Santa Anita also housed prisoners of war in 1944.
The track reopened on December 30, 1945, however racing did not resume until May
1947. Racing has continued on this site ever since. During the track's most popular
Shops at Santa Anita Specific Plan
April 11, 2007
Page 4
years average attendance regularly exceeded 30,000 persons per race day, with single
day crowds over 50,000 persons not uncommon.
As noted in the FEIR, the Racetrack area itself has regularly evolved. On Page 4.4-5 of
the FEIR it states: the "pattern of alterations and additions continued throughout the
twentieth century to support implementation of new technologies integral to the sport
and wagering and to meet patron expectations for services that enhanced the racing
experience."
In August 2006 the Keeper of the National Register determined that portions of Santa
Anita Park were eligible for the National Register of Historic Places (NRHP).
Zoninq
The zoning of the site is S-1 (Special Use Zone) and R-1 (Single-Family) as identified in
Figure 3-3 in the FEIR. The S-1 zone permits horse racing and related uses. The R-1
zone is single-family residential and uses within this area are primarily parking (to the
north and the south of the racetrack, with two homes and stables and grooms quarters
on the west side of the property). The S-1 and R-1 zoning has been in existence since
the 1940's.
General Plan
Prior to 1996 the General Plan designation for the 304-acre Racetrack site was "Horse
Racing". In 1996 the ~ity completed an update of the City's General Plan document.
During the preparation of the updated General Plan, Santa Anita Realty Enterprises,
Inc. submitted a proposal for 1.5 million square feet of commercial, retail, hotel and
other uses on 122.3 acres of "underutilized parking areas" of the Santa Anita Racetrack
(see description below). During the hearings on the General Plan, the future of Santa
Anita Park and the Specific Plan proposed by Santa Anita Realty Enterprises, Inc. were
a major topic of discussion.
In September 1996, the City Council adopted the current General Plan. As a result of
the many public hearings relating to the General Plan and, in particular, Santa Anita
Park, 85 acres of the southerly Racetrack parking lot previously designated for "Horse
Racing" was changed to "Commercial" with a.30 Floor Area Ratio (FAR). Further, in
the Community Development Section of the General Plan, it identified "Land Use
Transitions" noting that the "Arcadia General Plan projects land use patterns well into
the future and it plans for an increase in the intensity of development. Key to this
approach are four areas which are currently undergoing transition or possess
opportunity for transition in the future." One of the areas identified was the Santa Anita
Racetrack. The General Plan incorporates specific language regarding these four
areas. In the "Santa Anita Racetrack" portion the te~ notes in part:
"The Santa Anita Racetrack is a key community feature, and an important
component of Arcadia's character. The retention of live horse racing at this
Shops at Santa Anita Specific Plan
April 11, 2007
Page 5
facility, and the ongoing economic vitality of the Racetrack are also critical to
Arcadia's future fiscal health. Over the past ten years, there has been a
reduction in attendance at the Santa Anita Racetrack, largely due to the advent
of off-track wagering facilities and a long-term downturn in the racing industry.
As a result, it is no longer necessary to reserve both of the Racetrack's large
open parking areas exclusively for Racetrack event parking. The combination of
dwindling attendance and the potential availability of a portion of the Racetrack's
parking areas for other uses has given rise to much community discussion
regarding the positives and negatives of permitting additional uses within the
Racetrack's parking areas.
It is Arcadia's long-term vision to retain live horse racing at the Santa Anita
Racetrack and to preserve the existing Grandstand structure. There also exists
the opportunity to create a development of urban intensity in the Racetrack's
southerlv [emphasis added] parking lot which recognizes the unique attributes of
the Racetrack to the north and the Santa Anita Fashion Park mall to the west and
to cultivate this unique combination of regional attractions in a cohesive
center...."
The General Plan also includes specific language requiring that new development within
this commercial area be implemented through a specific plan or an equivalent master
planning process adopted by the City. In addition, there is text which also sets forth
guidelines for development within this area, including:
. Discussion of the mix of uses
. Urban Design
• Circulation and Parking
. Public Safety
. Phasing and Intensity.
Previous appfications
Prior to submittal of the current Project there have been several proposals for this
property over the past eleven years. These projects are described below.
1. In February 1996 Santa Anita Realty Enterprises, Inc. submitted The Santa Anita
Entertainment Center Specific Plan for the City's consideration. This was the first
application filed on the Racetrack property and created much of the discussion
during the public hearings on the 1996 General Plan. The proposal was for the
infill development of 1.5 million square feet of commercial, retail, hotel and other
uses on 122.3 acres of "underutilized parking areas" of the Santa Anita
Racetrack. The project proposed eight (8) planning areas among which the
uses would be distributed. According to the application, "The project is intended
to augment the historical activity of the Santa Anita Racetrack property by
providing a commercial development which will re-attract patronage to the
Racetrack area lost in recent years by State authorization of off-track betting." In
$hops at Santa Anita Specific Plan
April 11, 2007
Page 6
addition one of the goals was to enhance "the variety of shopping opportunities
presented at Santa Anita Fashion Park Mall and the thoroughbred racing at
Santa Anita Park" by bringing together a state-of-the-art cinematic and
performing arts theater, specialty entertainment retailing, themed restaurants,
family entertainment, hotel, office, museum and sports and recreation uses.
As a result of the adopted 1996 General Plan update, Santa Anita Realty
withdrew their Specific Plan for development of 122.3 acres.
2. In January 1998, Santa Anita Enterprises submitted a new "Santa Anita
Commercial Center Specific Plan." This Specific Plan proposed a project of
590,510 square feet of development including entertainment uses "through the
construction of state-of-the-art cinemas, complemented by food and beverage
uses; a market; large format, mid-priced retail, specialty retail and general retail
uses on 81 acres of the "underutilized parking areas of the Santa Anita
Racetrack". The proposed uses were to be located in the southerly Racetrack
area (per the GP "CommerciaP' designafion) and would entail four (4)
components; (1) an entertainment component including retail, restaurants and a
multi-screen cinema to be located in the northerly portion of the southerly parking
area; (2) a promotional component designed for retailers that have large special
needs to be located in the southwest portion of the site adjacent to the existing
mall; (3) a neighborhood component including a specialty market and drug store
to be located in the southeast portion of the lot east of the Holly Avenue
entrance; and (4) a medical office building proposed north of the existing office
building fronting on West Huntington Drive.
Santa Anita Realty withdrew this application prior to consideration by the City
Council.
3. In September, 2000, The Los Angeles Turf Club presented a Specific Plan that
proposed a series of improvements to Santa Anita Park which were divided into
three distinct categories:
. Development affecting and supporting horse-racing related activities including
reconstruction of the Turf Club; addition of a 38,000+ square foot Simulcast
Center; construction of up to 30 new barns in the north parking lot, new
dormitories along the westerly property line, a 15,000 sq. ft. new receiving
barn and construction of a 30,000 sq. ft. office building.
• Improvements to the Santa Anita Park Grandstand areas included a new
mulYi-tiered entryway; new development adjacent to the southern
Grandstands and along the north and western perimeter of the property and a
175,000 sq. ft. 100 unit hotel to be located on the east side of the southern
fagade.
• Approximately 712,425 sq. ft, of commerciallentertainment and office uses,
including non-ticketed entertainment uses together with pari-mutuel wagering
Shops at Santa Anita Specific Plan
April 11, 2007
Page 7
and a large-format type theater directly south of the Paddock area on .
approximately 70 acres within the southern parking lot.
This application was withdrawn prior to consideration by the City Council.
The Shops at Santa Anita - 2005 Application
In January 2005 Caruso Property Management, in paRnership with Magna
Entertainment submitted applications for the proposed development on the southern 85
acres of the 304-acre Santa Anita Park property including:
1. A 1.1 million square foot (sf) mixed-use center arranged as a new pedestrian-
oriented street to be constructed on the southern parking lot of Santa Anita Park.
This included 804,250 sf of commercial/retail floor,area and up to 295,750 sf of
residential floor area containing up to 300 dwelling units
a. Buildings would be one to four stories with a roof level above the fourth
story ranging from 28 to 67 feet with architectural features up to 85 feet.
b. The retail component would be one to two stories,with residential units
located above the retail uses.
2. A relocated or reconstructed Saddling Barn, including the associated demolition
of the south ticket gates under either scenario;
3. An approximately 98,000 sf Simulcast Center to be constructed within the west
wing of the existing Santa Anita Park Grandstand;
4. A 1.4 acre landscaped open space area linking the existing Paddock Gardens
with the mixed-use center;
5. A 7.5 acre landscaped open space area with a 4.5 acre water feature to be
located at the southern end of the property was added in June 2005; and
6. Access, parking, infrastructure and other improvements including a wireless
electric trolley.
Applications also included a Specific Plan/Zone Change, General Plan Amendments,
Architectural Design Review including design guidelines and a sign program and a
Development Agreement.
On December 23, 2005 the Draft EIR was circulated for a 45-day comment period until
February 6, 2006. This comment period was extended 21 days allowing for a 66-day
total comment period ending February 27, 2006. During the comment period, a public
hearing was held before the Planning Commission on January 24, 2006 to receive
comments on the Draft Environmental Impact Report.
In response to feedback from the public, the Applicant withdrew their proposed project
and resubmitted a revised project resulting in preparation of a new EIR.
Shops at Santa Anita Specific Plan
April 11, 2007
Page S
The Shops at Santa Anita = 2006 Current Application
In April 2006 the Applicant submitted revised applications and plans that include:
. A Revised Specific PIan/Zone Change
. Revised General Plan Amendments
• Revised Architectural Design Review
program
including design guidelines and sign
The primary differences in this application from the 2005 submittal are:
. The elimination of all proposed housing units
• The addition of approximately 25,000 square feet of office uses designated for
the Arcadia Unified School DistricYs Administrative offices; and
. The reduction in the size of the water feature from 4.5 acres to 3.5 acres
With the proposed modifications described related to moving the buildings off of the Los
Angeles County Flood Control Channel, the Project proposes approximately 781,405 sf
of retail-commercial uses including quality, upscale in-line retail stores, anchors and
mini anchors; a gourmet market and specialty food pavilion, restaurant uses and a
75,000 square foot cinema (13 screens - 2,600 seats) located along the length of a
north-south pedestrian boulevard "Main StreeY' that physically connects the southern
vehicular entrance to the Project site at Huntington Drive and Holly Avenue with the
existing Paddock Gardens area and Grandstand to the north. In addition there will be
approximately 25,000 sf of office uses on one level above the single-level retail uses on
the east side of "Main StreeY'. Small-scale restaurants, cafes and retail uses would
accent the 3.5-acre water feature at the south end of the Project.
The Project will also include a space for community performing arts, school productions
and events with a seating capacity of 400 people within the cinema building. One
auditorium will be equipped with lighting, audio, backstage/greenroom and restroom
facilities with its own exterior entrance. The center is estimated to have live
performances about 10-12 weeks per year. When not in use it would serve as a cinema
auditorium.
In the S-1 zoned area an approximate 98,000 sf Simulcast Center will be constructed
concurrently within the west wing of the Santa Anita Park Grandstand structure. The
Simulcast Center is anticipated to consolidate existing "scattered" off-track betting areas
and some restaurant, entertainment, and administrative uses within the Grandstand
structure. In addition the existing Saddling Barn will be relocated within the western
portion of the Paddock Gardens and south ticket gates will be demolished.
In the R-1 zone, landscaping, parking, access, and infrastructure improvements are
planned; no residential development is proposed or permitted.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 9
A Notice of Preparation on the new Draft EIR was mailed on May 12, 2006. On June .
13, 2006 a scoping meeting was held at the Arcadia Community Center to receive input
from the public on environmentally related concerns about the Project.
On October 23, 2006 the new Draft EIR was circulated for a 45-day comment period
until December 6, 2006. This comment period was extended 8 days allowing for a 53-
day total comment period ending December 14, 2006.
During the comment period, a public hearing was held before the Planning Commission
on November 28, 2006 to receive comments on the new Draft EIR. These comments
along with responses to the comments have been included in the Final EIR.
On March 19 a public hearing was held before the Planning Commission to consider the
Project and the FEIR. The public hearing was closed and the meeting was continued to
March 21 for staff responses to comments and Commission deliberation.
Approximately S00 people attended the hearing on March 19 and sixty-five people
provided verbal comments, not including the Applicant. Following the public hearing
and deliberations, the Planning Commission recommended to the City Council
certification of the FEIR and approval of the Project.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 10
SECTION 2
SPECIFIC PLAN GENERAL PLAN AMENDMENTS, ZONE CHANGE
{n 1996, the City adopted the current General Plan that incfudes language designating
85 acres of the southerly Racetrack parking lot as "Commercial" and describing the type
of project envisioned for this area. Specifically, the General Plan states that "new
development within the portion of the Racetrack designated Commercial is to be
implemented through a Specific Plan". The Santa Anita Park Specific Plan is prepared
in accordance with Sections 9296 et seq. of the Arcadia Municipal Code. This section of
the Municipal Code establishes the authority for a legislative body to adopt a Specific
Plan when it is in the public interest to do so. Accompanying the Santa Anita Park
Specific Plan is a proposed General Plan Amendment and Zone Change. Each of
these applications is described below.
Specific Plan
A specific plan is a legislative tool that implements the General Plan by combining
zoning requirements and development regulations that are tailored to a specific property
or location. Specific plans are commonly used for unique sites, large sites, or areas that
require special attention. The Shops at Santa Anita Park Specific Plan (Specific Plan)
will provide policy and guidance for all development that occurs within the Specific Plan
Area as described in the Project Summary above. The Specific Plan will be incorporated
into the Arcadia Municipal Code and will provide allowable land uses, development
standards, and administrative procedures along with implementing actions intended to
foster quality development on the Project site. These regulations have been built upon
the goals, objectives, and policies of the Arcadia General Plan and the objectives listed
in the Specific Plan. The Specific Plan provides a framework for the orderly
development of the site, recognizing the size of the property and its importance to the
City of Arcadia.
The Shops at Santa Anita Project, as identified in the Specific Plan, 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. Within the
Specific Plan area, proposed development includes a retail-commercial component, a
Simulcast Center within the existing Racetrack Grandstand, parking structures and
surface parking improvements, replacement of the Saddling Barn, utility and circulation
infrastructure improvements, site development amenities such as extensive landscaping
and a water feature, signage, and lighting. Other circulation and infrastructure
improvements will occur off-site, or at locations outside of the primary area of
development but within the Specific Plan area.
The Specific Plan also describes the interFace between the Shops at Santa Anita
Project and the Racetrack. During live racing days there will be a physical separation
between the public.areas of the Project and areas of the Racetrack paddock and
Shops at Santa Anita Specific Plan
April 11, 2007
Page 11
Saddling Barn under the jurisdiction of the California Horse Racing Association (See
Sheet 64 of the ADR).
Chapter Three of the proposed Specific Plan includes the land uses and development
standards allowed for the site. The permitted uses within the commercial component of
the Specific Plan area are listed on pages 25-27 of the Specific Plan. The list of
permitted uses includes many uses associated with the City's existing commercial
zones (e.g. C-1 or C-2). If the Project were to be approved, prospective tenants would
be verified as a permitted land use against this list. Any uses not specifically listed
would be subject to the review of the Development Services Director, who may refer a
use to the City Council for consideration. The list also includes uses that are permitted
with certain restrictions, such as Development Services Director approval and uses
permitted only with a Conditional Use Permit. The uses permitted with required review
from the Director include: dish antennas and other wireless telecommunications
equipment and use of a cinema theatre for a live musical or dramatic performance.
Uses permitted only with a Conditional Use Permit include nightclubs, bars or taverns, a
freestanding theatre, and hotels.
The Specific Plan also includes development standards tailored to this site. Standards
include height, setbacks from Huntington Drive, landscaping, lighting, storage, kiosks,
hours of operation, parking and loading, and signage. The Specific Plan also has a list
of design principles and incorporates a detailed set of architectural design review sheets
and design guidelines for the Project. These documents provide a detailed description
of the Project elements and components. The Specific Plan incorporates these
documents into its regulatory package. A detailed description of these documents is
included in Section 3 of the Staff Report.
Chapter Four of the Specific Plan includes the infrastructure plan and public services
plan for the site. The Specific Plan provides information on transportation and
circulation, existing and proposed water facilities, existing and proposed
sewer/wastewater facilities, solid waste facilities, stormwater/drainage facilities, utilities,
and information on police and fire protection. Figures 8 through Figure 12.1 of the
Specific Plan depict existing water and sewer facilities, concepYual water and sewer
plans, existing and conceptual drainage facilities, and conceptual electric, telephone
and gas facilities. A conceptual circulation, service and emergency access plan is
provided as Figure 7.1. A final emergency access plan will be submitted for review and
approval by the Fire Chief and has been included as a condition of approval. Detailed
information on all utilities and services can be found in Section 3.4.4 of the FEIR.
Chapter Five of the Specific Plan includes the implementation plan. The regulations of
the Specific Plan are in addition to those set forth in the relevant provisions of the
Arcadia Municipal Code (AMC) and other applicable ordinances and resolutions.
Whereve~ the regulations of the Specific Plan contain provisions which establish
regulations that are different from, more restrictive than, or more permissive than would
be allowed pursuant to the provisions contained in Section 9263 et. Seq. and 9273 et.
Seq. of the AMC, the Specific Plan shall prevail and supercede the applicable
Shops at Santa Anita Specific Plan
April 11, 2007
Page 12
provisions of the AMC and those ordinances. The exceptions to this are the
requirements placed in the Municipal Code relating to the two Measures passed by
Arcadia voters on November 8, 2006 (Measures N and P) addressing signage and paid
parking.
Implementation of the Specific Plan will require coordination between the Developer and
the Racetrack. This partnership will pay for all on-site improvements and will pay for all
off-site improvements needed to mitigate specific impacts of the development identified
in the FEIR. For the complete list of mitigations and Project requirements, both on and
off site, please see the Mitigation Monitoring and Reporting Plan (MMRP) included
within Volume 1 of the FEIR.
Interpretation of the provisions of the Specific Plan, Design Guidelines, and
Architectural Design Review package is the responsibility of the Development Services
Director. This authority extends to determining "substantial conformance" with the
standards, regulations, and guidelines of the Specific Plan and all associated
documents. The use of substantial conformance includes:
1. Determinations regarding issues, conditions, or situations that arise that are not
addressed by the Specific Plan.
2. Determinations as to whether a use not listed in the Permitted Uses Chart
substantially complies with a land use designation and is therefore permitted
within the Specific Plan area.
3. Approvals of changes in number, mix, size andlor location of land uses,
architectural design elements, private circulation elements, infrastructure, and
landscaping requirements outlined in Chapter Three of the Specific Plan.
4. Approval of signs in compliance with the approved Sign materials.
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.
The Di~ector may make a decision on the above issues, with or without conditions, or
can refer a decision to the Planning Commission and/or City Council at a noticed public
hearing. Notice shall be provided in the official newspaper of general circ~lation. If
necessary, additional CEQA review and/or analysis will be conducted to determine the
impacts of the request. Determinations of substantial conformance shall be made based
on findings that the request:
1. Substantially conforms to all applicable provisions of the Specific Plan.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 13
2. Will not adversely affect public health and safety.
3. Will not adversely affect adjacent property.
The Specific Plan further describes the appeals process allowed as well as the process
for dealing with proposed amendments to the Specific Plan.
General Plan Amendment
The Specific Plan is accompanied by the following proposed amendments to the
Arcadia General Plan:
1. 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 the development
anticipated in the Specific Plan and to reflect and further the implementation of
the 1996 General Plan update.
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, and
The original General Plan Amendment also contained proposed amendments to:
• Add a new Commercial Entertainment land use category. However, this is a
zoning designation and therefore not required to be added to the General Plan
text.
• Modify the City's noise standards. However, the City completed a citywide
General Plan Amendment related to perFormance standards for noise
(specifically Performance Standard #44 of the General Plan). This General Plan
Amendment was approved by the City Council on September 19, 2006.
Subsequently, the Applicant submitted a letter into the file on September 28,
2006 withdrawing the request to amend the noise standards of the General Plan.
The Applicant has withdrawn the General Plan amendments relating to the Community
Noise Assessment Development Performance Standards and a new Commercial
Entertainment Land Use Category (as cited above).
The full text of the General Plan Amendments is included in redline as Attachment 1 to
the Staff Report. In Chapter 2 of the General Plan (Community Development) Table 2-
A is proposed to be changed to amend the land use designation and associated
acreages of the Project area. Language under °Santa Anita Racetrack" in the General
Plan (pages 2-14 through 2-21) is proposed to be modified to balance language
between view protections and encourage a commercial use in the southerly portion of
Shops at Santa Anita Specific Plan
April 11, 2007
Page 14
the Racetrack parking lot. These proposed modifications also include clarifying
language with regard to traffic effects in the area and include a change to General Plan
Strategy CD-16b.
Chapter 6 of the General Plan (Implementation and Monitoring) includes modifications
to Table 6-A to include the new "Specific Plan" designation.
The proposed amendments reflect the unique nature of this site. The General Plan has
a number of applicable strategies and overall goals for the subject property including a
goal to preserve views of the Racetrack from Huntington Drive to the south. Because of
the relatively flat topography of the site, this goal conflicts with the extensive language
within the General Plan for a"development of urban intensity" on the southerly parking
lot. Essentially, almost any development of "urban intensity" in this area would, by its
nature, obstruct views of the Racetrack Grandstand. The General Plan's recognition of
an opportunity for development of some intensity on the southerly parking lot and the
language within the General Plan identifying a specific plan as the appropriate tool for
the site suggest a unique development opportunity not present in other parts of the City.
In addition, the General Plan includes two Community Development strategies related
to Santa Anita Park Racetrack:
• CD-16b - Promote the continued economic viability of the Santa Anita Park
Racetrack by providing opportunities for compatible commercial uses that can
serve to increase patronage.
. CD-16c - Recognize that the Santa Anita Park Racetrack and live horse racing
are historically and commercially important to the community, and that the
Racetrack facility is a significant community feature that is worthy of preservation..
The views of the Grandstand from Huntington Drive are important to the community.
Similarly, the Racetrack itself and the identification of this area as a site for a project of
urban intensity are also important to the community. The Project is oriented with a
"Main StreeY' running north-south which will provide expansive views of the Grandstand
from within the Project area. In addition, a 1.4-acre Paddock Gardens area will adjoin
with the existing Racetrack Paddock to create a pedestrian-oriented view of the
Grandstand from the commercial Project that does not currently exist. Views will still
exist of the Grandstand from Huntington Drive. Please refer to Sheets 46-50 for phato
simulations of these views.
The proposed General Plan Amendment will provide for the adoption of the Specific
Plan for the 304-acre Racetrack property to authorize a development of "urban intensity"
as described in the General Plan. The General Plan Amendment does not propose to
change the allowed Floor Area Ratio for the Project site, nor does it modify any other
land use designation within the City.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 15
Zone Chanqe
Currently, the 304-acre Project site is zoned S-1 (Special Use) and R-1 (Residential
5ingle-Famify) as it has been since the 1940's. The addition of the Specific Plan will
create an overlay zone of "SP" over the entire site. The proposal will also create a new
zone, Commercial Entertainment (CE), on the southerly 85 acres of the site. Figure 4 of
the Specific Plan, "Specific Plan Conceptual Land Use Map" provides the requested
zoning for the site. The area to be zoned CE is consistent with the 85 acres designated
in the General Plan as "Commercial". The proposed breakdown of the zoning on the
304-acre site is summarized in the table below.
Zonin Acres Pro osed Develo ment
SP-S-1 219 The 97,977 square foot Simulcast Center with the existing
Grandstand and the reconstruction of the Saddling Barn
within the Paddock Gardens; otherwise as per the Arcadia
Munici al Code.
SP-CE 85 The Shops at Santa Anita. Total commercial development
of 804,250 square feet of commercial Gross Leasable Area
and office space of 25,000 square feet of Gross Leasable
Area with associated parking facilities and other
im rovements.
SP-R-1 78 No new residential uses shall be permitted within the R-1
zoned area; development is proposed to include access,
parking, circulation, and infrastructure to serve development
within the S-1 and CE zones
All development within the S-1, R-1, and CE zones within the Specific Plan area must
comply with the provisions of the Specific Plan. Specifically, Page 22 of the Specific
Plan requires that the CE zoned portion of the area be developed with a high quality,
upscale regional lifestyle shopping/entertainment center with anchor stores, specialty
shops and facilities including restaurants, multiplex theatres, office space and a food
market or markets.
The Specific Plan includes proposed development within the S-1 zone but all such
development {e.g. Simulcast Center and changes within the Paddock Gardens) will be
related to the underlying use of horse racing.
The 78 acres in the northern portion of the site has been zoned R-1 -since the 1940's.
There are a few residential uses in the westerly section of the R-1 zoned area, but the
predominant use is parking and infrastructure ancillary to horse racing. As listed in the
table above, no new residential uses shall be permitted within this area. New
development as a result of the Project will=be limited to access, parking, circulation
areas, and infrastructure to serve development on the CE and S-1 areas. Any proposal
to add new residential uses in this area would require a Specific Plan Amendment and
associated environmental review. General maintenance of existing structures would be
permitted.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 16
The zone change along with the associated General Plan Amendment and Specific
Plan will bring the Municipal Code and Zoning Map into consistency with the Generai
Plan, including the existing General Plan language describing the commercial uses for
the southern 85 acres of the Racetrack property.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 17
SECTION 3
ARCHITECTURAL DESIGN REVIEW AND DESIGN GUIDELINES
Overview of the Proiect
The Shops at Santa Anita is designed as a commercial entertainment center organized
primarily as a pedestrian oriented Main Street and planned around a network of open
spaces. Smaller scale pedestrian side streets and lanes intersect the Main Street at
various points, providing access to parking structures and surface parking and creating
nodes of activity, landscaped areas, and opportunities for smaller plazas and squares.
Along the Main Street and some of the side streets, new buildings are largely oriented
facing each other to define the streets. Building placement and massing will frame the
views of the Grandstand and mountains to the north. At the north end of the site, new
buildings placed around the perimeter of the existing Paddock Gardens will expand the
historic Paddock beyond the area used for parading of horses prior to races. The 1.4-
acre open area south of the Paddock Gardens would provide a landscaped, park-like
setting and would be defined by surrounding buildings including restaurants and cafes,
the multi-plex cinema and a specialty food pavilion. A trolley will run along Main Street,
connecting the open space areas to the retail development for the length of the Project
area, however, with the exception of the trolley this street is designed for pedestrian
access only.
Sheets 11 and 12 of the Architectural Design Review packet provide the proposed site
plan for the first and second levels of the Project. In-line retail shops will line the main
street along with a number of tenant spaces earmarked for restaurants. Anchor stores
are strategically located to access parking areas directly and to frame the development.
Pedestrian connectivity is key to the design of the Project from north to south. On the
second level, o~ces are proposed in the southwest quadrant of the development. Two
parking garages frame the Main Street to the west and east and surface parking is also
located to the east of the Project area. Small buildings will be located around the water
feature to add vitality to that portion of the Project. At the extreme south portion of the
site, overFlow parking for the Racetrack will be provided as turf block or similar material
that will provide a green, open buffer to the Project as viewed from Huntington Drive on
all but a few peak race days when this parking is necessary.
Desiqn Guidelines
All development within the Specific Plan area will adhere to the components of the
submitted Design Guidelines package. The purpose of the design guidelines is to:
. Provide guidance for orderly development within the Santa Anita Park Specific
Plan.
• Accommodate the unique nature of the proposed development with the Specific
Plan.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 18
. Encourage excellence in architectural and landscape design and planning.
The Design Guidelines package provides direction on site planning concepts,
landscaping and open space, architectural design themes, and signage. The guidelines
are to be considered in conjunction with the design principles listed in the Specific Plan
as well as the Architectural Design Review package. The guidelines will be utilized
during the City's design review process to encourage a high level of design quality while
providing the flexibility necessary to allow creativity.
Structures and Architectural Elements
The overall character of the architecture will be diverse. Buildings will use natural
materials such as plaster, stone, metal, brick, terra cotta, and wood and will use
detailing at the pedestrian level. In addition, visual anchors such as towers, cupolas,
and domes at the rooflines will be used to frame views and create visual interest along
the street. The Design Review package states that buildings should "employ a rich
palette of details drawn from an eclectic but harmonious mix of styles including Art
Deco, Classical and Colonial Revival, Georgian, Streamline Moderne, and
Contemporary, among others". The guidelines also reference the Grandstand's
architecture and the importance of relating the ProjecYs architecture to that of the
Grandstand without mimicking this architecture.
Sheets 38 through 43 of the Architectural Design Review (ADR) package provide
proposed material palettes and include conceptual images of each of the building types
accompanied by a proposed color palette. In addition, the package includes precedent
images of similar buildings in other settings that will be used as a reference for the
structures. The design guidelines, material palettes, precedent images, and the
elevations included as ADR Sheets 19 through 31 all provide a conceptual architectural
program for the Project.
Building heights would range from 28 feet to 55 feet maximum. Cupolas, domes,
towers, elevator and stair penthouses, equipment screens, and similar architectural
features and unoccupied spaces would be permitted up to 67 feet and flag poles and
spires would not exceed 85 feet in height. Sheet 6 of the Architectural Design Review
package provides the conceptual building heights plan. The height plan along with
building sections included as Sheet 13 and the series of building elevations show the
variation proposed among buildings throughout the Project. Articulation and variation of
height will provide interesting elevations and features and will not appear overly
massive. Individual tenant storefront improvements will provide additional detail and
visual interest.
Photo simulations of the Project from various vantage points are included as Sheets 46
through 50 of the ADR package. The photo simulations show how the Project will
appear from Huntington Drive to the south and from the public right of way north of the
Racetrack looking south at the Grandstand.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 19
Simulcast Center
A Simulcast Center is proposed within the western portion of the Grandstand as part of
the Specific Plan. The Simulcast Center is proposed at approximately 98,000 square
feet and would be constructed within the footprint and building envelope of the existing
Grandstand, consistent witn the Secretary of the Interior Standards for the Treatment of
Historic Properties. The 5imulcast Center would accommodate uses currently located
within the Grandstand including food services and restaurants, pari-mutuel wagering
operations and production facilities for the track's television and Internet services. It is
important to note that no new types of wagering other than pari-mutuel wagering will be
provided within the Simulcast Center. The existing 47 "Horse Wizard" machines
currently located in the lower Grandstand may be relocated to the Simulcast Center, but
these machines are simply another method of pari-mutuel wagering. The remainder of
the Simulcast Center provides viewing and wagering opportunities on horse racing only
during both live and off-track racing seasons. During the periods of non-live racing at
Santa Anita, the Simulcast Center will be the only portion of the plant catering to
patrons. This consolidates existing operations and centralizes the functions of the
Racetrack during these times of the year.
Plans depicting the Simulcast Center are included as Sheets 33 through 37 of the
Architectural Design Review package. These plans provide the outline of the proposed
Simulcast Center within the existing Grandstand, floor plans for all levels of the center,
and elevations and sections of the proposed center. In addition, a photo-simulation of
the appearance of the Simulcast Center from the north is also provided. The proposed
Simulcast Center is not visible from the south side of the Grandstand.
Si na e
Signage for the proposed project shall comply with the sign type requirements as set
forth in Sections 9262.4 et seq. of the Arcadia Municipal Code per Measure N approved
by the voters on November 8, 2006. Typically, for a site of this size, unique and
independent sign regulations would be proposed as part of the Specific Plan process.
The commercial portion of the project alone is 85 acres in size and the buildings will
have limited visibility from Huntington Drive. Also, the Development Services
Department would typically be more flexible in regulating signage that was interior to the
site and not visible from the public right of way. This is similar to the regulatory
approach taken by the City with Westfield Santa Anita, where signs internal to the mall
and all internal pedestrian areas are not regulated other than through the building permit
process. The signage for that project is regulated by Resolution that allows exceptions
to the signage criteria set forth in the Arcadia Municipal Code.
The Shops at Santa Anita Specific Plan was originally submitted with a number of
creative sign types such as blade signs, projecting signs, marquee signs, kiosk signage,
monument signs, and other unique and high quality sign types. However, following the
passage of Measure N, no sign types are permitted for this site other than the sign
types currently listed in the Arcadia Municipal Code which primarily include walls signs,
Shops at Santa Anita Specific Plan
April 11, 2007
Page 20
free standing/monument signs and directional signs. As a result, the project will comply
with the Municipal Code.
Landscapinq and Liqhtin
Landscaping for the Project is shown on the site landscape area plan (Sheet 56) and
the conceptual landscape plans on Sheets 57 through 61 of the Architectural Design
Review package. In general, a minimum of 10 percent of the CE zoned area (excluding
Lot "C" or the overFlow parking area for the Racetrack) shall be landscaped.
Landscaped areas will have a complete irrigation system. Additionally, within the CE
area, a minimum of 10 percent of the public surface parking areas, including areas
adjacent to the public right of way, shall be landscaped and have a complete irrigation
system. The planting beds shall be distributed throughout the entire surface parking
area as evenly as possible. A 6-inch high continuous raised concrete curb shall
surround all planting areas or islands. When the front end of a parking stall abuts a
landscaped area, the landscaped area shal! be extended into the parking stall such that
the curb bordering the landscaped area will also act as a wheei stop.
Lot C, as referenced above and as shown on Sheets 56 and 57, shall be constructed
with turf block or similar material to provide for overflow parking on peak race days.
The conceptual landscape plans provided in the ADR package include a palette of
proposed tree types and areas proposed for ground cover, shrubs, pots, etc. It is
important to note that the Project contains a substantial amount of open space and
landscaping for a project of this nature. Landscaped areas on the southern end of the
site around the water feature and at the northern end next to the Racetrack will soften
the site's appearance and create pleasant gathering areas for customers. A detailed
landscape plan must be submitted to and approved by the Development Services
Director prior to the issuance of a building permit.
All new lighting for the Project will be carefully designed to reduce spillage of light into
adjacent residential neighborhoods. Lighting for the surface parking areas, vehicular
access ways, and walkways within the CE zone shall not exceed a height of 25 feet. All
lighting within the R-1 zoned areas shall not exceed 20 feet in height. Lights in the "Area
C" parking lot at the southern end of the site shall not exceed 36" in height. Additional
lighting will be used to highlight architectural elements, landscaping and building tenant
and Project signage. In addition, security lighting will be provided as necessary. Lighting
sources will be oriented toward the ground where feasible, or screened to minimize
illumination into the surrounding area and to minimize glare or interference with
vehicular traffic. All lighting shall be reviewed and approved as part of the plans
submitted for building permits.
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April 11, 2007
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Parkina and Loadin
The required number of parking spaces for all commercial and entertainment uses
within the Project shall be 4.75 spaces per 1,000 square feet of gross leasable area
(GLA). This requirement is consistent with the parking standards for regional shopping
centers (Section 9269.5). A regional shopping center is defined as "a planned,
integrated commercial development comprising not less than 750,000 sq. ft. of modified
gross floor area". This requirement does not include floor area devoted to kiosks or
outdoor dining areas for restaurants. Thus, for the 804,250 square feet of
commercial/retail area, 3,820 parking spaces are required. In addition, the 25,000
square feet of office space is required to have four (4) spaces per 1,000 square feet of
gross floor area for a total of 100 additional spaces, which is consistent with the Arcadia
Municipal Code parking requirement for offices use. Based on these requirements a
total of 3,920 parking spaces are required for the Project. Sheet 10 of the ADR
submittal illustrates the parking distribution plan. The parking plan shows the location of
parking spaces for the Project as well as for the Racetrack. Following construction of
the Project, the retail/commercial Project would have 3,920 parking spaces and the
Racetrack would have 14,514 spaces for a total between the uses of 18,434 spaces.
Section 4.13 of the FEIR provides a detailed analysis of the projections in parking usage
and allocation for the Racetrack and the Project. To ensure a conservative analysis, the
parking allocations for both the commercial uses and the Racetrack are derived
separately. Clearly, there will be ample opportunities for shared parking between the
uses on most days, including evenings when the races are not being held.
The Specific Plan provides dimensional requirements for all parking spaces as well as
aisle widths and access requirements. These regulations are consistent with the AMC.
In terms of loading spaces, all retail, cinema and restaurant uses shall provide a
minimum of one off-street loading space per 80,000 square feet of floor area. The
loading space dimensions and access requirements are included in the Specific Plan
and are consistent with the AMC.
Access and Circulation
The Project would include substantial internal site access and circulation improvements.
The Santa Anita site has historically provided multiple entry points for large crowds
attending the races. The Project would maintain or improve all existing points of access
to the Specific Plan area, the Project site, and the Racetrack parking lots. This includes
improvements and enhancements for access from the right-of-way at Gates 3, 4, 4a, 5
and 8. Within the ADR package, Sheets 8, 9, 14, 15, 16, 17 and 18 provide details on
the internal improvements to the access ways and access information in general.
Cross-sections are provided for the internal ring road, connections to the right of way at
the various gates, and for selected portions of the Main Street. The ring road would
allow travel along the Project perimeter with direct connections to the proposed parking
Shops at Santa Anita Specific Plan
April 11, 2007
Page 22
' structures and surface parking areas. Detailed descriptions of circulation improvements
are found in the ADR package, Sheet 8.
Both Foothill Transit and the Metropolitan Transportation Authority (MTA) serve the
Specific Plan area. The Project will provide transit stops at locations within the property
convenient for guests, visitors and employees. In addition, the Applicant will provide a
shuttle from the nearest operating Gold Line station to the Project and will fund one-half
of the expense for a shuttle between the Project and the Westfield Santa Anita mall to
allow customers to easily access both developments.
The General Plan requires pedestrian and vehicular connections along the site's
westerly property line between the Project and the Westfield Santa Anita mall.
Specifically, the Urban Design Development Performance Standards in the General
Plan includes the following standard:
"20. When it is reasonably expected that substantial on-street traffic will be
generated between a proposed development and an adjacent existing use,
reciprocal vehicular and pedestrian access shall be provided between the uses, as
feasible, to mitigate disruption of on-street traffic flow, and reduce the need for
vehicular travel" (page 6-11 of the Arcadia General Plan).
Page 2-19 of the General Plan further states under "Urban Design":
"There are several strong existing attributes that influence the potential new
Commercial area's design. At this time, the mall and Racetrack are two separate
entities with no physical or commercial linkage. Development of new commercial
uses in the southerly portion of the Racetrack property represents a potential third
major entity in the center of Arcadia. In order to benefit from the locale of the two
existing regional attractions, and to maximize potential economic benefits, new
commercial uses should be designed to establish linkages with the two existing
major attractions (mall and Racetrack), rather than simply create a third entity in the
same area. The intent of such linkage is to facilitate each attraction's ability to draw
patronage from, as well as contribute patronage to the other attractions, thereby
increasing the success of the mall, Racetrack, and new commercial development."
The Applicant proposes both pedestrian and vehicular connections between the two
properties utilizing a connector road in the southern portion of the site. This vehicular
connection is required of both the Shops at Santa Anita project and the adjacent
WestField project. An additional pedestrian connection will be provided further north,
creating a direct access way from buildings at the Shops of Santa Anita to the Westfield
Santa Anita mall. The proposed connections are shown on Sheets 11 and 12 of the
submitted ADR plans and these connections are included as conditions of approval.
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April 11, 2007
Page 23
Analvsis of the ADR/Desiqn Guidelines
It is the Development Services Department's opinion that the Architectural Design
Review package and Design Guidelines provide a comprehensive conceptual
architectural and site planning program for the Project. The proposed architectural styles
and predominant design elements provided in the images and palettes convey good
design principles, and, most importantly, create a sense of place. The layout, scale,
massing, colors, and materials establish a high level of quality in design and allow a
great deal of flexibility in the development of storefronts and the overall building shells.
The Development Services Director will have a set of guidelines, principles, and themes
to assist in the review all design submittals. If certain design elements or site planning
elements are in question, the Director may refer these items to the Planning
Commission and/or City Council with a noticed public hearing. This process will ensure
that the final product is in substantial conformance with the materials within the ADR and
Design Guidelines packages.
There were two site planning issues that staff thought should be revised as part of the
project: (1) building over the Los Angeles County Flood Control Channel (Arcadia
Wash) and (2) demolishing the Saddling Barn.
Based on staff's recommendation in the March 19th staff report, the Applicant submitted
revised plans addressing both of these issues. Staff recommends approval of the
following proposed changes.
Buildinq overthe Flood Control Channel
The Applicant originally proposed that portions of the channel within the commercial
entertainment area would be covered not only with hardscape and landscaping but also
with small portions of the multi-plex cinema building (Building P) and tenant shops
(Building O). The ApplicanYs revised plans propose moving the cinema (Building P)
and retail building (Building O) to a location immediately south of and off of the Arcadia
Wash. The north wall of the cinema building is proposed to be relocated approximately
98 feet to the south of its originally proposed location which would be approximately
seven (7) feet south of the Channel. The building would be reduced in size from 88,575
square feet to 75,000 square feet resulting in a smaller building footprint. The number
of theater screens would be reduced from 16 screens to 13 screens resulting in a
reduction of 600 seats. The proposed space for the community performing arts use
would still be provided and the height of the building would remain at 50'-0".
In order to accommodate the cinema building, the footprint of the west parking garage,
which is located south of the proposed cinema, would be reduced and extended another
story in height to provide the same number of parking spaces. The height would
increase from three (3) stories at 41 feet to four (4) stories at 48 feet. The parapets on
the garage would extend to 51.6 feet and the elevator towers that are also referred to as
architectural features would extend up to 65.6 feet.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 24
The Specific Plan allows a maximum building height of 55 feet with architectural
features up to 67 feet. The proposed structure will be 48 feet with the towers up to 65.6
feet. The height of the west parking garage as evaluated in the new DEIR was 55 feet;
this change represents an increase of approximately 10 feet in height.
The retail building would be located to the south of the Channel by decreasing its size
approximately 8,270 square feet, from 18,170 square feet to 9,900 square feet, which
results in a smaller building footprint. The building footprint would not move, and only
that portion of the building located to the south of the Channel would be developed.
The Channel would still be covered for approximately 1,200 feet through the project,
however, all of the proposed buildings would be moved off of the covered channel as
described above. As shown in Figure 3-9A of the new DEIR, the pedestrian crossings
identified in the DEIR will remain with an additional crossing located where the lobby of
the cinema was formerly proposed. The primary purpose of the covered channel will be
for pedestrian movement.
Relocation of the 1938 Saddlinq Barn
The south ticket gates and Saddling Barn were constructed in their current location in
1938 to form a southern perimeter barrier between the Paddock Gardens and the
parking lot to the south.
The Applicant originally proposed to demolish the existing Saddling Barn and south
ticket gates. The proposal included construction of a new Saddling Barn in the Paddock
Gardens to the west of the Kingsbury Memorial Fountain. However, a Relocation Study
was prepared for the Applicant that included information relating to the physical
requirements for relocating the Saddling Barn, including possible impacts to the
structure by relocation and the cost of relocation. Based on this study, the Applicant is
proposing to relocate two wings of the existing 1938 Saddling Barn to the same area
identified on Figure 3-9B of the new DEIR for the "new" Saddling Barn.
The new DEIR evaluated demolition of the existing 1938 Saddling Barn, including the
Jockey's Room, the entry bay and the south tickets gates and reconstruction of a new
Saddling Barn in the same area where the original 1934 Saddling Barn was located. The
relocated Saddling Barn, which is approximately 19,000 square feet, would be placed in
the same location as the "new" Saddling Barn would have been placed and would be
approximately the same size. The existing entry portico with the sign saying "Santa
Anita" and identifying the race number, the time of day and the minutes to post would be
retained and reused in the relocated Saddling Barn. A new Jockeys Room would be
constructed behind the wing of the relocated Saddling Barn closest to the Grandstand.
In total, the relocated Saddling Barn structure would consist of the relocated Saddling
Barn (10,600 square feet), a new Jockeys Room (3,300 square feet), a new central
entry bay (2,600 square feet), and the new Viewing Terrace (2,500 square feet).
Shops at Santa Anita Specific Plan
April 11, 2007
Page 25
The Applicant does not propose to relocate and reuse the existing south ticket gates.
However, relocation of the south ticket gates was also evaluated as part of the
relocation of the Saddling Barn since they are structurally connected. Based on the
specific functions of the ticket gates, reuse of this structure was not practical to retain
any historic integrity. Given this, they are still proposed to be demolished.
Although relocation and reuse of the Saddling Barn would still be considered a
significant unavoidable impact, it is staff's opinion that this would be preferable to
demolition of these buildings.
Attachment 3 to the Staff Report is Additional Environmental Analysis completed by EIP
Associates. With respect to moving the buildings off the Wash,.many of the impacts
would either be the same as evaluated in the new Draft EIR or less because both the
cinema/theatre building and the retail building are small in size. The relocated Saddling
Barn would be located in approximately the same place as the new Saddling Barn and,
therefore, most of the impacts would be the same as evaluated in the new Draft EIR.
The Additional Environmental Analysis concludes that neither of these project
modifications would result in a new significant environmental impact or a substantial
increase in the severity of an environmental impact. For the full environmental analysis
on these modifications, please see Attachment 3. In addition, a revised Architectural
Design Review package will be provided under separate cover that shows these
changes throughout.
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April 11, 2007
Page 26
SECTION 4
DEVELOPMENT AGREEMENT
Development Agreements are authorized under Government Code Sections 65864
through 65869.9. In July 2005 the City Council adopted Resolution No. 6469
establishing procedures and requirements for the consideration of development
agreements. These agreements are contracts that a public agency and development
interest enter into that allow the parties to negotiate land uses and other terms and
conditions of approval on a project. They can help promote general plan policies which
may not be possible in certain instances under literal compliance with the zoning
ordinance; can create greater latitude to incorporate land use concepts and components
are tailored specifically to address community concerns and they create flexibility in
implementing projects that promote uniqueness and better overall planning.
Caruso Affiliated and specifically Santa Anita Associates have requested that the City
enter into a development agreement with them regarding the project as defined in the
Specific Plan. Santa Anita Associates has joint ventured with Caruso, Santa Anita
Commercial Enterprises, and the Santa Anita Companies. Essentially this is a
partnership between Caruso Affiliated and the Racetrack.
The attached Development Agreement identifies the various terms of the proposal,
however, the essence of the agreement is fairly simple. If the project is approved and
the Development Agreement also approved, then the project would be "vested". This
would mean that the Developer would receive greater assurance that they will be able
to build out the project that was approved by the City Council and that the project can
be built under the regulations that are in place at the time of approval. For example, a
project is normally not vested until it has received building permit and construction has
started, however prior to that time a significant amount of money will be spent on plans
and permits, which can take a considerable amount of time. Additionally, public
infrastructure will likely need to be funded prior to any issuance of a building permit.
Prior to investing significant sums of money for this work, the Developer would want
some assurance that the project that was approved can be build.
Should litigation ensue after any development approvals, the Development Agreement
does not protect the project itself from such a challenge, but it does vest the project so
that it could be constructed at the end of litigation (depending on the outcome of the
litigation) under the rules that were in place at the time of approval.
The proposed Development Agreement with Santa Anita Associates provides for a five
(5) year time frame, with the possibility of a three (3) year extension. Any entitlements
that may be granted, such as General Plan amendments, zone change, and Specific
Plan and architectural design review, would remain in place as approved during the
term of the agreement. Any impact fees that the City has in place at the time of approval
of the agreement would apply, however, the amounts cannot be changed for a five (5)
year period. Specifically the only impact fee the City has which would apply to this
project is the Traffic Impact fee. However, City processing fees including water meter
Shops at Santa Anita Specific Plan
April 11, 2007
Page 27
charges, plan check fees, Fire Inspection fees, business licenses and building permits
would apply at the rate in effect when these various permit applications are submitted.
In other words these fees would not be restricted by this agreement. Additionally,
building standards and codes applied to the Project will be those in effect at the time of
application for permits.
Another key provision of the proposed agreement is that Caruso cannot divest itself
from its interest in the commercial project until at least 50% of the buildings receive
occupancy. The rationale for this is that the City is willing to consider a development
agreement based on the experience and quality of projects and tenants that Caruso can
attract. For the City to consider vesting a project of this nature, staff wants to ensure
that the Project is developed by that entity. The Development Agreement also states
that for this agreement to vest any rights the Project cannot be less than 500,000
square feet of gross leaseable area.
In exchange for the vesting and other rights granted to the Developer, the City will
receive significant public benefits though this agreement, including the following:
• Santa Anita Associates shall cause to be dedicated to the City, a municipal
water well site a minimum of 5,000 square feet to a maximum of 15,000 square
feet. The location of the site to be determined by the City subject to Santa Anita
Associate's approval and reasonable discretion.
• Santa Anita Associates will pay the City the sum of $2 million at the time of the
issuance of the first building permit on the project.
• Santa Anita Associates agrees that the tenant mix of the project will be
consistent with a first-class shopping center and will include upscale tenants
such as those who occupy space at one of more of the following regional
shopping centers: Newport Beach's Fashion Island, Costa Mesa's South Coast
Plaza, the Grove adjacent to the Farmer's Market, and Glendale's Americana on
Brand.
Pursuant to Resolution No. 6469, the Planning Commission made the following
determinations regarding the Development Agreement (DA):
(a) The DA is consistent with the objectives, policies, general land uses and
programs specified in the General Plan and any applicable specific plan:
(b) The DA is compatible with the uses authorized in, and the regulations prescribed
for, the land use district in which the real property is located:
(c) The DA is in conformity with the public convenience, general welfare and good
land use practice;
(d) The DA will be beneficial to the health, safety and general welfare; and
(e) The DA will not adversely affect the orderly development of property or the
preservation of property values. It should be noted that this agreement does not
in itself grant any development entitlements; it merely vests whatever
entitlements may be granted by the City Council. Therefore it is the opinion of
Shops at Santa Anita Specific Plan
April 11, 2007
Page 28
• staff and our economic consultant that this agreement will not have any adverse
effect on orderly development of property or the preservation of property values.
As set forth in Resolution No. 6469, the City Council's recommendation shall include the
Planning Commission's determinations as set forth above. The City Council may
accept, modify or disapprove the recommendation of the Pfanning Commission. If the
City Council approves the Development Agreement it must do so by adoption of an
Ordinance.
Within ten (10) days after the City enters into the DA, the City Council shall have the
agreement recorded with the County Recorder. After the Ordinance approving the
development agreement takes effect, the City may enter into the agreement.
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April 11, 2007
Page 29
SECTION 5
ENVIRONMENTAL ANALYSIS
In accordance with Section 21002.1 of the Public Resources Code, the City has
prepared an Environmental Impact Report (EIR) for this Project for the following
purposes:
. To inform the general public, the local community, responsible and interested
public agencies, the Planning Commission and City Council and other
organizations, entities and interested persons of the scope of the proposed
Project, its potential environmental effects, possible measures to reduce
potentially significant environmental impacts and alternatives that could reduce or
avoid the significant effects of the proposed Project.
. To enable the City to consider environmental consequences when deciding
whether to approve the proposed Project.
. To satisfy the substantive and procedural requirements of the California
Environmental Act (CEQA).
Prior to taking action on a project, the City Council must certify the FEIR and review and
consider the information contained in the FEIR.
The environmental review process began with the filing of applications for a Specific
Plan, General Plan Amendment, Zone Change and Architectural Design Review.
Based on the environmental information provided as part of the Project applications, the
City determined that an EIR should be prepared to analyze the potential impacts
associated with implementation of the proposed Project. EIP Associates, under
contract with the City, prepared the new Draft EIR. The City conducted its own
independent evaluation and analysis of the new Draft EIR prior to releasing the
document for public review. The FEIR has been prepared to examine potentially
significant environmental impacts that could result from the development of the
proposed Project and further to identify mitigation measures that would either avoid or
substantially reduce those impacts.
Timeline
A Notice of Preparation (NOP) was circulated for public review from May 12, 2006 to
June 12, 2006 to solicit comments from responsible agencies and the general public on
issues that should be addressed in the EIR. In addition a scoping meeting was held on
June 13, 2006 to further solicit public input regarding the scope and content of the EIR.
The Draft EIR (DEIR) was available for review from October 23, 2006 to December 14,
2006. On November 28, 2006 the Planning Commission held a public hearing to
receive input on the Draft EIR. Both the Notice of Completion and the Notice of Public
Hearing listed locations where copies of the DEIR were available for public review.
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April 11, 2007
Page 30
The Planning Commission held a public hearing on the Project and the FEIR on March
19, 2007. Deliberations were continued to March 21, 2007 at which time the Planning
Commission recommended to the City Council certification of the FEIR and approval of
the Project including the Development Agreement.
Notice of the April 11, 2007 City Council hearing was published in the Arcadia Weekly
and Pasadena Star News on March 19, 2007 and notices were mailed to all property
owners within a 1,000-foot radius as well as interested persons on March 19, 2007.
Orqanization of the FEIR
The FEIR incorporates the new Draft EIR and includes the following volumes:
. Volume 1: Introduction, Corrections to text of the Draft EIR, Responses to
Comments and the Mitigation Monitoring and Reporting Program
• Volume 2: Comment Letters #1-8
• Volume 3: Comment Letters #9-91 and the transcript of the Planning
Commission hearing on the Draft EIR.
. Volume 4: Arcadia First! Comment Cards and Letters
. Volume 5: Arcadia First! Comment Cards and Letters (Previous Draft EIR-1)
. Volume 6: Arcadia First! Comment Cards and Letters (Previous Draft EIR-2)
The City received 91 comment letters, 10 from local, state or regional agencies, 4 from
law firms or organizations, and 77 from interested individuals. In addition, the City
received comment cards and forms from Arcadia First! on the New Draft EIR and the
previous Draft EIR. In addition, the City was asked to comment not only on comment
cards from Arcadia First! for this new DEIR but also the comment cards submitted on
the previous DEIR. Rather than reproduce the environmental analysis within the FEIR,
the Staff Report provides a summary of the organization of the new DEIR or FEIR.
Please refer to the FEIR for more specific and detailed analysis and conclusions on
each of the areas of environmental review.
Scoae and Content
Along with the Project description summarized in Section 2 of the staff report, a series
of objectives were developed for the Project that include objectives from the General
Plan. The Project Objectives are: '
- Create a center with a vibrant outdoor "Main StreeY' 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 a public space for the Arcadia community
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- 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
- 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, the Santa Anita Racetrack and existing
circulation infrastructure through vehicular and pedestrian links
~ Create a special place that blends a new compiex 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
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April 11, 2007
Page 32
make viewing of this pageantry available to the visitors to the center by opening
the Paddock Gardens to the center
The FEIR includes analysis of environmental issues determined to be potentially
significant as identified through responses to the NOP, input at the scoping meeting and
discussions among the public, consulting staff and the City. Based on potential impacts
of the proposed Project, including cumulative impacts, the FEIR evaluates the following
environmental issues in Chapter 4(Environmental Analysis) of the FEIR.
. Aesthetics
. Air Quality
• Biological Resources
. Cultural Resources
. Geology and Soils
• Hazards and Hazardous Materials
. Hydrology and Water Quality
. Land Use and Planning
. Noise
. Population and Housing
• Public Services
• Recreation
• Transportation/Traffic
• Utilities and Service Systems
. Mandatory Findings of Significance
All impacts associated with agricultural resources and mineral resources have been
determined to be "Effects Not Found to Be SignificanY' and are not addressed further.
Each environmental issue analyzed contains information on the following:
1. Environmental Setting includes a description of the existing physical
environmental conditions to provide the "baseline condition" against which
project-related impacts are compared. For the FEIR, the baseline condition is
May 2006. The baseline condition for transportation/traffic, air quality and noise
is the date of the traffic counts which occurred in March and April 2006 in order to
collect data during the racing season and school year.
2. Regulatory Framework that provides a summary of regulations, plans, policies
and laws that are relevant to each environmental issue area.
3. Project Impacts and Mitigation are analyzed utilizing the following subsections:
. Analytic Method identifies the methodology used to analyze potential impacts.
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. Thresholds of Significance are criteria used to determine whether potential
environmental effects are significant and defines the type, amount and/or
extent of impact that would be considered a significant adverse change in the
environment. Some thresholds such as air quality, traffic and noise are
quantitative, while others such as visual quality are qualitative.
• Effects Not Found to be Significant contains a brief statement indicating the
reasons that various possible significant effects of a project have been
determined not to be significant.
. Impacts and Mitigation Measures describe the potential environmental
impacts of the proposed Project and, based on the thresholds of significance,
and determine whether the environmental impacts would be considered
significant and unavoidable or less than significant. This subsection also
discusses feasible mitigation measures (MM) that may be implemented to
reduce significant environmental impacts and "project features" that are
identified as Project Requirements (PRs) in the impact analysis. The
Mitigation Monitoring and Report Program includes both MMs and PRs.
4. Cumulative Impacts are provided for those thresholds that result in a less-than-
significant or significant and unavoidable impact. A cumulative impact analysis is
not provided for Effects Found Not to be Significant that result in no project-
related impacts.
Technicai studies utilized in the preparation of the FEIR, including but not limited to
Traffic, Air Quality, Water Supply, Health Risk Assessment, Cultural Resources,
Stormwater Monitoring Plan, Hydrology, and Geotechnical are contained in Volumes III,
IV and V of the Appendices to the new Draft EIR.
Alternatives
The CEQA guidelines require that the range of alternatives addressed in an EIR be
governed by a rule of reason. Not every conceivable alternative must be addressed,
nor do infeasible altematives need to be considered. The discussion of alternatives
must focus on alternatives capable of either avoiding or substantially lessening any
significant environmental effects of the Project even if the alternative would impede to
some degree the attainment of the Project objectives or would be more costly.
The following is a brief summary of the Alternatives discussed in Chapter 6 of the FEIR:
• Altemative 1: No ProjecUNo Development (mandatory CEQA alternative). This
alternative assumes no development would occur on the site in the foreseeable
future. None of the associated infrastructure improvements would occur. No new
environmental impacts would occur.
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April 11, 2007
Page 34
. Alternative 2: No ProjecUContinuation of Uses Allowed by the Existing General
Plan. This alternative assumes the maximum development allowed in the City's
General Plan would occur (up to 1.1 million gross square feet or 0.3 floor area ratio
[FAR]). The Simulcast Center would be constructed and the Saddling Barn and
south ticket gates would be demolished with the Saddling Barn rebuilt as in the
proposed Project. The water feature would be excluded from this project.
. Alternative 3: Reduced Project. This alternative assumes that approximately one-
half of the commercial and office development would be constructed (Approximately
402,500 sf of commercial/retail uses and 12,500 sf of office uses). In addition the
Simulcast Center would be reduced to approximately 49,000 sf. The Simulcast
Center would be constructed and the Saddling Barn and south ticket gates would be
demolished with the Saddling Barn rebuilt as in the proposed Project. The water
feature would be excluded from this project.
• Alternative 4: Alternative Mix of Uses with Hotel and Offices. This alternative would
develop 829,000 sf and include a 100,000 sf, 100 room hotel situated on the
northeast side of the Project site adjacent to Methodist Hospital, 329,250 sf of office
uses; 400,000 sf of commercial/retail uses. The Simulcast Center would be
constructed under this alternative and the Saddling Ban and south ticket gates would
be demolished and a new Saddling Barn reconstructed as in the proposed Project.
The water feature would be excluded from this project.
. Alternative 5: Alternative Site Configuration. This alternative assumes development
of up to 829,250 sf of commercial uses would concentrate development on the
southeastern portion of the proposed site to avoid adverse effects on views of the
Grandstand. The Simulcast Center would be constructed, however, the Saddling
Barn and the south ticket gates would be not be demolished. The water feature
would be excluded from this project.
CEQA requires that a Lead Agency identify the "environmentally superior alternative".
Based on the analysis set forth in Chapter 6 in the FEIR, Alternative 5, the alternate site
configuration, would be the environmentally superior alternative, as this Alternative
would reduce the greatest number of "significant impacts" to a"less-than-significanY'
level. However, this alternative would not meet most of the Project objectives identified
on pages 26-28 of the staff report. Chapter 6 of the FEIR includes a detailed analysis of
all five (5) alternatives.
In addition, the following alternatives were considered but rejected as infeasible:
. Alternative locations at Santa Anita Park
• Alternative locations within the City of Arcadia
. Alternative locations outside the City of Arcadia
• Community center and auditorium
• Medical buildings, stores and condominiums
. Open space
Shops at Santa Anita Specific Plan
April 11, 2007
Page 35
• Park
• Residential uses only
. School (including an auditorium)
• Technology' park
• Phase construction
. Maximum reduction impacts (traffic, air quality, noise and aesthetics)
. Regional performing arts center
• Alternative locations for the Simulcast Center
Impacts
The following terms are used to describe the level of significance of impacts identified
during the course of the environmental analysis:
• Less-Than-Significant lmpact (LTS) - Impact that does not exceed the defined
threshold(s) of significance or can be eliminated or reduced to a less-than-
significant level through compliance with existing laws and regulations and/or
PRs and/or implementation of feasible mitigation measures.
• Potentially Significant Impact (PS) - Impact that exceeds the defined threshold(s)
of significance, but either can be eliminated to a less-than-significant level
through implementation of feasible mitigation measures or, where no feasible
mitigation measures exist, the impact would be significant and unavoidable (SU)
• Significant and Unavoidable Impact (SU) - Impact that exceeds the defined
threshold(s) of significance and cannot be eliminated or reduced to a less-than-
significant level through compliance with existing laws and regulations and/or
PRs and/or implementation of feasible mitigation measures.
The FEIR identifies 100 potential environmental impacts; of these 100 potential impacts,
84 were determined to be "less-than-significanY' after mitigation and the 16 impacts
listed below were identified as "significant and unavoidable" after mitigation. For the
complete list of impacts, please refer to Table 2-1 (Summary of Environmental Effects
and Project Requirements/Mitigation Measures), contained in Chapter 2 of the FEIR.
Sections 4.1 through 4.14 of the Draft EIR provide a comprehensive identification of the
proposed projecYs environmental effects including the level of significance both before
and after mitigation.
Siqnificant and Unavoidable Impacts after Mitiqation
Aesthetics:
1. The proposed Project would result in a substantial adverse effect on the scenic
vistas represented by Viewpoints A and B- both project related and cumulative.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 36
2. Implementation of the proposed Project would result in new sources of increased
nighttime light - both project related and cumulative.
Analysis: There is no feasible mitigation measure available that would reduce
the impact on scenic vistas to a less-than-significant level; however, compliance
with the project requirements would reduce the impacts of nighttime lighting, but
not to a less-than-significant level. Because no feasible mitigation is available to
reduce this impact to less than significant, this impact still would be considered
significant and unavoidable.
Air Qualitv:
3. Construction activities would exceed South Coast Air Quality Management
District (SCAQMD) Standards for VOC, NOx and CO and would result in a
projected air quality violation - both project related and cumulative.
4. Operation of the proposed project would exceed SCAQMD standards for VOC,
NOx, CO and PM~o and would result in a projected air quality violation - both
project related and cumulative.
5. Construction and operation of the proposed project would result in a cumulatively
considerable net increase of criteria pollutants (CO, PMio and precursors of
ozone VOC and NOX) for which the proposed project region is in nonattainment
under an applicable federal or state ambient air quality standard.
6. Construction activities associated with the proposed project would generate
emissions that would result in an exceedance of localized significance thresholds
for PM~o established by the SCAQMD, and, therefore, could expose sensitive
receptors to substantial pollutant concentrations - both project related and
cumulative.
Analysis: Because the proposed project would exceed SCAQMD thresholds for
the pollutants for which the San Gabriel Basin is in non-attainment, the proposed
project (similar to any other large project) would make cumulatively considerable
contributions of these pollutants during both construction and operation of the
proposed project. Because no feasible mitigation beyond what is proposed is
available to further reduce these contributions to levels below SCAQMD
thresholds, these impacts would be reduced, but not to a less-than-significant
level.
Cultural Resources
7. Implementation of the proposed Project would result in a substantial adverse
change to two contributing buildings of the Santa Anita Park Historic District
within the Paddock Gardens Area, the Saddling Barn and the south ticket gates.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 37
Analysis: Implementation of mitigation measures identified in the MMRP would
reduce this impact but not to a less-than-significant level. If it is determined that
the Saddling Barn and south ticket gates can be relocated, these two-contributing
buildings to the historic district would be preserved, but not in their current
location. The impact would still be considered significant and unavoidable.
Noise
8. Operation of the proposed project would generate traffic that would contribute to
the exposure of persons off-site to noise levels in excess of established
standards of the City of Arcadia - both project related and cumulative.
9. Construction activities associated with the proposed project would expose
racehorses residing on-site to excessive ground-borne vibration - both project
related and cumulative.
10. Operation of the proposed project would generate increased local traffic volumes
that would cause a substantial permanent increase in ambient noise levels in the
project vicinity during both weekday and weekend racing days as established by
PerFormance Standard 44 in the City of Arcadia's General Plan - project related
weekday and weekend racing days and cumulative weekend racing days only.
11. Construction activities associated with the proposed project would result in a
substantial temporary or periodic increase in ambient noise levels such that
horses located on site would be exposed to excessive noise - both project related
and cumulative.
Analysis: In regards to impacts 8 and 10 above, there are no feasible mitigation
measures to reduce these impacts to a less-than-significant level. However,
implementation of mitigation measures identified in the MMRP would reduce
impacts 9 and 11 but not to a less-than-significant level.
T ransportatio n/Traffic
12. Operation of the proposed project would result in additional vehicular trips that
would potentially result in a substantial degradation in intersection levels of
service on intersections located outside the City, partially outside the City or
having concurrent jurisdiction with Caltrans - both project related and cumulative.
13. Operation of the proposed project could result in impacts related to neighborhood
traffic in the adjacent residential areas to the Specific Plan Area - both project
related and cumulative.
14. Operation of the proposed project would result in additional vehicular traffic
volumes that would exceed established service levels on CMP freeway
Shops at Santa Anita Specific Plan
April 11, 2007
Page 38
monitoring stations designated by the L. A. County Congestion Management
Program - both project related and cumulative.
15. Operation of the proposed project would result in additional vehicular traffic
volumes that would exceed established service levels at a CMP arterial
monitoring station designated by the Los Angeles County Congestion
Management Program - both project related and cumulative.
Analysis: The traffic study conducted for the project analyzed 42 signalized and
unsignalized intersections as well as two freeway segments, I-210 west of I-605
and I-210 at Rosemead Boulevard. As indicated in the new DEIR, with mitigation
measures, the project would result in no significant and unavoidable traffic
impacts at any intersection located exclusively in the City of Arcadia and under
the exclusive control of the City of Arcadia (i.e., the intersection is not partially or
exclusively controlled by another governmental entity, such as Caltrans or
another City). For six (6) intersections located outside the City of Arcadia or
located within the City but under the exclusive control or partial control of another
jurisdiction, mitigation measures are also provided to mitigate potentially
significant impacts at these locations to a level less-than-significant. (5ee Table
4.13-3 on pages 4.13-83 to 4.13-84 of the new DEIR.) The Developer will be
responsible for paying the full cost of the design and implementation on Adaptive
Traffic Control System measures as well as the funding for the design and
construction of ITS Development Plan measures as set forth in the MMRP. The
other component of the tra~c mitigation measures includes the physical
intersection improvements that are identified in the MMRP.
With regard to Impact 14 identified above there is no feasible mitigation available
to reduce this impact to a less-than-significant level.
With regard to Impact 12 compliance with the MMRP would reduce this impact to
a less-than-significant level, however, due to the locations of these intersections,
in order to be implemented, several of these mitigation measures must be
permitted by a jurisdiction other than the City. If permission is not given, the
significant traffic impact addressed by each mitigation measure would remain
significant and unavoidable.
With regard to Impacts 13 and 15, compliance with mitigation measures and
project requirements as set forth in the MMRP would reduce these impacts, but
not to a less-than-significant level. In addition in regards to Impact 15 the CMP
monitoring station is not within the City of Arcadia and if permission is not given
by the other jurisdiction the significant traffic impact addressed by this mitigation
measure would remain.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 39
Utilities and Service Svstems
16. Implementation of the proposed project could generate solid waste that exceeds
the permitted capacity of landfilis serving the City of Arcadia - both project related
and cumulative.
Analysis: No feasible mitigation measure is available to reduce this impact to a
less-than-significant level.
Mitiqation Measures
CEQA requires the adoption of feasible mitigation measures to reduce the severity and
magnitude of potentialfy significant environmental impacts associated with project
development. In addition to applicable local, state and federal laws and regulations that
are part of the project description, "project features" are identified in the ProjecYs
Specific Plan and are also part of the project description. These project features are
identified as Project Requirements (PRs) in the impact analysis and are included in the
Mitigation Measures (MMs) identified in Table 2-1 "Summary of Environmental Effects
and Project RequirementslMitigation Measures" in the FEIR.
The Mitigation Monitoring and Reporting Program (MMRP) set forth in the FEIR
includes a total of 122 Mitigation Measures (MM) and Project Requirements (PR). The
actual count is 79 MMs and 43 PRs. In addition, the MMRP sets forth the time frame
and monitoring milestones as well as the monitoring party responsible for ensuring
compliance with the MMs and PRs. The MMRP is reviewed by the City in conjunction
with the consideration of the proposed Project and certification of the FEIR.
Statement of Overridina Considerations
If the City, as the Lead Agency, in accordance with CEQA Guidelines Section 15093,
has balanced the economic, social, technological and other benefits of the Project
against its unavoidable environmental risks, and has found that the benefits of the
Project outweigh the significant adverse environmental effects that are not mitigated to
less-than-significant levels, the City must prepare a"Statement of Overriding
Considerations" before it can approve the Project. This Statement must be adopted by
the City Council prior to approving the project.
In the opinion of staff, the project provides substantial benefits to the City of Arcadia.
The project is important to the Racetrack and meets many of the goals and policies
articulated in the City's General Plan. The benefits are outlined in the draft Statement of
Overriding Considerations attached as Section 6 to the Staff Report.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 40
SECTION 6
RECOMMENDATION AND CONDITIONS OF APPROVAL
The Development Services Department recommends approval of Specific Plan SP 05-
01; General Plan Amendment GP 05-01; Zone Change ZC 05-04, the Development
Agreement and the Architectural Design Review Package including the Santa Anita
Park Design Guidelines and sign program subject to the Mitigation and Monitoring
Program and the following conditions of approval and upon certification of the FEIR for
The Shops at Santa Anita Park Specific Plan. The terms "developer", "applicant",
"owner" and "Caruso" shall be deemed to refer to the Applicant for approval of SP 05-
01, GP 05-01, ZC 05-04, the Development Agreement and the Architectural Design
Review Package.
1. No building permit for any construction on the Property shall be issued unless all of
the conditions hereof have been complied with or assurances satisfactory to the
Development Services Director have been made to insure that all such conditions
will be fulfilled.
2. Compliance is required with the Mitigation Monitoring and Reporting Program
(MMRP) adopted by the City Council.
3. Final landscape and irrigation plans in substantial compliance with the conceptual
plans included within the ADR dated February 20, 2007 shall be prepared by a
registered landscape architect and shall be submitted to and approved by the
Development Services Director before any building permit is issued for any part of
the Project.
4. Final plans for the proposed parking structures' circulation and parking layout shall
be subject to review and approval by the City's Engineer prior to the issuance of a
building permit.
5. Interior lighting for the parking structures and all exterior lighting throughout the
project shall be reviewed and approved by the Police Chief and Development
Services Director prior to the issuance of building permits. Exterior lighting other
than safety and/or security lighting shall only be in operation until one hour after
operating hours to the e~ent feasible.
6. Caruso Property Management or its successors in interest, shall continuously
maintain a list of all current operators of kiosks and portable caRs throughout the
development for business licensing purposes. This list shall be provided to the City
Development Services Department upon request.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 41
7. Prior to the issuance of the first building permit for the first retail building, the City
Engineer shall review and approve all striping, signage, traffic control plans and on-
site vehicular and~ pedestrian circulation.
8. Prior to the issuance of the first building permit for the first retail building, the
developer shall cause to dedicate to the City, all right-of-way necessary for the street
improvements adjacent to the Specific Plan area. Said dedication documents shall
be reviewed and approved by the Development Services Director and City Attorney.
9. Prior to the issuance of the first Certificate of Occupancy for the first retail building,
the developer shall reconstruct the entrance and exit at Gate 5 per the approved site
plan dated February 2~, 2007 and to the satisfaction of the City Engineer.
10. Prior to the issuance of the first Certificate of Occupancy for the first retail building,
the developer shall construct the parkway improvements abutting the Specific Pian
area along Huntington Drive from Centennial Gate to Gate 1. Improvements shall
include but not be limited to meandering sidewalk, landscaping, handicapped ramps,
concrete pads for pedestrians at bus stops.
11. Prior to the issuance of the first building permit for the first retail building, specific
details for pedestrian sidewalk access from points along Huntington Drive including
each driveway access to the interior of the Project area. Said pedestrian accesses
shall be constructed prior to the issuance of a Certificate of Occupancy
12. Prior to the issuance of the first building permit for the first retail building, the
developer shall submit plans for the intersection of the Gate 8 Racetrack access
road and the WestField Mall ring road. The alignment shall be in substantial
conformance with the Westfield alignment shown on the plans submitted as
Architectural Design Review 05-026 (dated November 15, 2006), and the mitigation
measure for the intersection of Baldwin Avenue and Gate 8, per the approval of the
City Engineer. The construction shall be completed prior to the issuance of a
Certificate of Occupancy.
13. Prior to the issuance of the first building permit for the first retail building, the
Developer shall either construct or bond for all the public improvements identified in
impacts 4.13-1 (a through t) in the MMRP. All improvements must be completed
prior to issuance of a Certificate of Occupancy.
14. Prior to the issuance of the first building permit for the first retail building, the
developer shall pay to the City the Transportation Impact Fee based on the process
described below. Since the Developer is required to construct improvements
identified in the transportation Impact fee program, a credit will be applied toward the
fee program for eligible construction costs. The net Impact fee shall be
the difference between the total impact fee and the estimated cost of
the improvements required by the Developer at eligible locations. Eligible locations
are those that are identified in the Adopted Transportation Master Plan. Prior to the
Shops at Santa Anita Specific Plan
April 11, 2007
Page 42
issuance of the first building permit for the first retail building, the Developer shall
prepare and submit to the City for approval, an estimate of improvement costs for all
intersections in the MMRP that are identified in the Transportation Master Plan.
Upon each building permit application, the City shall determine the Transportation
Impact Fee based on the uses and sizes requested in the application. If the fee is
greater than the improvement costs, the net difference shall be paid to the City prior
to the permit issuance. A cumulative total of the required fee shall be kept as
subsequent building permit applications are made.
15. Prior to the issuance of the first building permit for the first retail building, the
developer shall submit plans for the vehicular and pedestrian connections between
the Project and the Westfield Santa Anita Mall to the west. The vehicular and
pedestrian access shall be located generally as illustrated on Sheet 11 of the
February 20, 2007 Draft Architectural Design Review. The plan and final location
shall be reviewed and approved by the Development Services Director.
16. Within six (6) months of the issuance of the first building permit for the first retail
building, the developer shall cause to be executed a reciprocal access agreement
with the adjacent property owner to the west for a common vehicular connection and
a common pedestrian connection at locations approved by the Development
Services Director. Said agreement shall be of a form approved by the City Attorney.
The City shall not unreasonably withhold a Certificate of Occupancy for the project in
the event a dispute over access arises.
17. There shall be no charge for parking at Santa Anita Park or the Shops at Santa
Anita, with the exception of valet parking. Free parking at Santa Anita Park shall
commence prior to issuance of a grading permit for the Project. If the provisions of
Measure P are repealed by the Arcadia voters, this condition will be eliminated.
18. 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. The Plan shall include the following:
a. An outline of all emergency access routes during and after construction. In
addition, a detailed excavation plan shall be submitted and subject to
approval of, but not limited to, emergency access and water supply.
b. An emergency egress plan shall be submitted for the project area during and
after construction.
c. A detailed emergency access plan shall be submitted to the Fire Department
showing street widths, all landscaping, curb construction, weight capacity and
any other details concerning Fire Department operations as required by the
Fire Chief.
Shops at Santa Anita Specific Plan
April 1 t, 2007
Page 43
d. A section devoted to responses to false fire alarms. It shall include on-site
personnel response, training, and follow-up maintenance procedures.
e. The parking structure entrance height shall be designed for access as
determined by the Fire Chief.
f. An acceptable method of radio communication shall be provided.
g. All elevators, including service elevators, shall be designed with adequate
length, width, and weight capacities as determined by the Fire Chief.
19. All dumpster locations within the parking structure shall have an adequate clear
perimeter space for firefighting operations and dumpster removal. In addition, the
dumpster location shall have adequate ventilation for firefighting operations.
20. Prior to issuance of the first Certificate of Occupancy for the first retail building, a
plan showing all fire protection systems and appliances (e.g. fire sprinklers, fire
alarm, hydrants, standpipes, Fire Department Connections, etc.) including their
locations shall be reviewed and approved by the Fire Chief.
21. A Tenant Coordinator and Project Manager shall act as a liaison between the Police
Department, Fire Department, Development Services Department, Public Works
Services Department, and all tenant contractors throughout the duration of the
Project. A location will be established for all City inspectors and other contractors to
coordinate inspections and meet with the Tenant Coordinator and Project Manager.
The location shall be provided on plans submitted for building permit.
22. The Developer shall defend (with legal counsel acceptable to the City), indemnify
and hold harmless the City, its agents, officers, and employees from any claim,
action, or proceeding against the City or its agents, officers, or employees to attack,
set aside, void or annul (i) this Project approval or (ii) the certification of the FEIR in
conjunction with this Project approval or (iii) any actions taken by the City in
connection therewith.
23. The City must promptly notify the Developer of any claim, action, or proceeding and
the City shall cooperate fully in the defense. If the City fails to promptly notify the
Developer of any claim, action or proceeding, or if the City fails to cooperate fully in
the defense, the Developer shall not thereafter be responsible to defend, indemnify,
or hold harmless the City.
24. The Developer shall reimburse the City for any court costs and attorney's fees which
the City may be required to pay as a result of any claim or action brought against the
City because of this Project, the certification of the FEIR. Although the Developer is
the real party in interest in an action, the City may, at is sole discretion, participate in
the defense of the action, but such participation shall not relieve the Developer of
any obligation under this condition. Conditions 22 through 24, inclusive, shall not
Shops at Santa Anita Specific Plan
April 11, 2007
Page 44
apply to the extent the Applicant actually provides the defense and indemnification
pursuant to the terms of the Development Agreement.
25. The Developer shall use reasonable efforts to encourage tenants at the Shops at
Santa Anita to afford job opportunities to residents in the City of Arcadia.
26. The existing Saddling Barn shall be relocated in accordance with plans submitted
within the Additional Environmental Analysis dated March 2007. All aspects of
relocation, including approval of plans, relocation, and reconstruction shall be
reviewed in accordance with the Mitigation Monitoring and Reporting Program.
27. Buildings "P" and "O" as identified on Figure 9-A of the Architectural Design Review
Package shall be relocated off the Los Angeles County Flood Control Channel
(referred to as the West Branch of the Arcadia Wash) in accordance with the
additional environmental analysis dated March 2007.
Shops at Santa Anita Specific Plan
April 11, 2007
Page 45
SECTION 7 •
STATEMENT OF OVERRIDING CONSIDERATIONS
Despite the existence of significant adverse impacts which have not been mitigated to
below the level of significance, the City of Arcadia in accordance with CEQA Guidelines
Section 15093 has balanced the economic, social, and other benefits of the Project
against these unavoidable significant environmental effects described in the Final
Environmental Impact Report (FEIR). Based on the City's review of the FEIR and other
information in the administrative record, the Development Services Department makes
the following Statement of Overriding Considerations:
1. The Project would fulfill the City of Arcadia General Plan goal of "creat[ing] 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 Westfield Santa Anita mall] to the west..." (FEIR pages
1-2, 3-1, 4.8-35, 4.8-36)
2. The Project replaces a vast, underutilized parking lot with a unique commercial
development consisting of retail, dining, and entertainment opportunities in
furtherance of the City of Arcadia General Plan goals and objectives. (FEIR
pages 1-2, 3-1, 3-9, 3-10)
3. The Project increases the property tax base of the property and results in the
creation of sales tax revenues through the addition of the ProjecYs retail, dining,
and entertainment venues. (FEIR pages 4.8-34, 4.8-35, 4.8-50, 4.8-55, Appendix
N- Speer Market Analysis page 30)
4. The Project promotes the development of Arcadia as a major center of retail,
dining, and entertainment, encouraging residents to patronize local businesses,
as well as attracting visitors and customers from other nearby cities. (FEIR page
4.8-30)
5. The Project helps revitalize the Santa Anita Racetrack, which has seen its
prominence in the community and importance as a premier venue for
thoroughbred horseracing diminish as a result of declining interest in the sport
and historically low attendance figures. (FEIR page 1-2, Topical Response No. 5
Santa Anita Racetrack)
6. The Project creates a high-quality, comprehensive, and integrated open-air retail
center with a vibrant "Main StreeY' ambience that will help attract visitors to the
Santa Anita Racetrack throughout the year. (FEIR pages 3-26, 3-31, 4.8-43, 4.8-
110)
7. The Project provides a community performing arts venue in the cinema building
that will enhance the cultural fabric of the community. (FEIR pages 3-41, 4.8-41,
4.8-42)
Shops at Santa Anita Specific Plan
April 11, 2007
Page 46
8. The Project furthers connectivity with surrounding uses by providing at least two
new pedestrian links and one new vehicular link between the Project area and
Westfield Santa Anita and seamlessly integrate the Project with the Racetrack.
(FEIR page 3-32)
9. The Project contributes to the creation of a modern, efficient and balanced urban
environment that reflects a high regard for architecture, landscape and urban
design principles, yet is complementary and respectful of the historic significance
and character of the Santa Anita Racetrack. (FEIR pages 3-31, 4.1-27 through
4.1-30)
10. The Project generates approximately 1,000 construction employees and 1,300
long-term employment positions, of which 60 percent (780) would be full-time
and 40 percent (520) would be part-time. (FElR pages 4.8-12, 4.8-13, 4.8-42}
11. The Project expands shopping opportunities available in the City by providing
upscale fashion anchors, a gourmet grocer, restaurants and other
complementary retail uses that will meet current and future demand. (FEIR pages
4.8-34, 4.8-43, Appendix N- Speer Market Analysis).
12. The Project funds millions of dollars in infrastructure and transportation
improvements. (FEIR pages 3-1, 3-53, 3-54, 3-57, 3-58, 4.13-75, 4.13-81, 4.13-
82)
13. The Project provides new administrative office space for the Arcadia School
District to help it shape the best possible educational programs for Arcadia
students. (FEIR page 3-31)
14. The Project preserves and enhances public accessibility of the Racetrack's
Grandstand such that it can be viewed and accessed from within the center and
viewed from locations along Huntington Drive. (FEIR pages 4.1-21 through 4.1-
23, 4.8-38, 4.8-39)
15. The Project provides an expanded Paddock Garden, open space, landscaped
areas, and plazas that will encourage interaction among residents and serve as
an important community gathering place. (FEIR pages 3-42, 3-51)
16. The Project provides a Water Feature and other public artwork that will contribute
to Arcadia's civic identity. (FEIR pages 3-32, 3-52)
17. The Project includes a landscaped sidewalk along Huntington Drive to encourage
pedestrian activity and create synergy with surrounding land uses. (FEIR page 3-51).
The City hereby finds that each of the reasons stated above constitutes a separate
and independent basis of justification for the Statement of Overriding Considerations,
and each is able to independently support the Statement of Overriding Considerations
and override the unavoidable environmental effects of the Project. In addition, each
Shops at Santa Anita Specific Plan
April 11, 2007
Page 47
.
SECTION 8
CITY COUNCIL ACTION
Approval
The City Council should move to:
1. Adopt Resolution No. 6564 certifying the Final Environmental Impact Report,
adopting the California Environmental Quality Act required findings, and adopting
a Statement of Overriding Considerations as set forth in Section 7 of the staff
report.
2. Adopt Resolution No. 6565 approving General Plan Amendment No. GP 05-01.
3. Adopt Resolution No. 6566 approving the Architectural Design Review and
Design Guidelines with respect to the Shops at Santa Anita Park and imposing
conditions of approval.
4. Introduce Ordinance No. 2226 approving the Shops at Santa Anita Park Specific
Plan and the land use regulations contained therein.
5. Introduce Ordinance No. 2227 approving Zone Change No. ZC05-04 making
certain amendments to the text of the Arcadia Municipal Code and amending the
zoning designations for the Specific Plan area.
6. Introduce Ordinance No. 2228 approving the Development Agreement between
the City of Arcadia and Santa Anita Associates LLC.
Denial
If the City Council intends to deny the Project or any portion thereof, the Council should
provide the reasons for denial within their motion and direct staff to prepare the
appropriate resolution(s) for adoption at a later meeting.
Appraved By:
-.~~~~~~ ~~ ~K
William R. Kelly
City Manager
Shops at Santa Anita Specific Plan
April 11, 2007
Page 49
SECTION 10
ATTACHMENTS
Attachment 1: Proposed General Plan changes
a. Proposed changes from the Applicant
b. Specific General Plan text changes prepared by staff
Attachment 2: Development Agreement
Attachment 3: Additional Environmental Analysis related to relocation of Saddling
Barn and relocation of buildings off of the Los Angeles County
Flood Control Channel.
Attachment 4: Responses to Comments provided prior to Planning Commission
meeting.
The following items were previously distributed to the City Council.
The Final Environmental Impact Report (FEIR), including:
• Volume I Responses to Comments and the Mitigation, Monitoring and
Reporting Program
• Volume II Comment Letters 1-8
• Volume III Comment Letters 6-91 and the Planning Commission transcript
^ Volume IV Comment Cards received on the new Draft EIR
• Volume V Comment Cards received on the Previous Draft EIR - Part 1
^ Volume VI Comment Cards received on the Previous Draft EIR - Part 2
The Shops at Santa Anita Park Specific Plan dated 2/20/07
The Shops at Santa Anita Park Access and Parking Management Plan
The Shops at Santa Anita Park Design Guidelines dated 2/20/07
The Shops at Santa Anita Park Draft Architectural Design Review dated 2/20/07
Shops at Santa Anita Specific Plan
April 11, 2007
Page 51
_. .
Due to space Gmitations, the attachments for Public Hearing
Item 1 are not attached or available on the website. A complete
copy of the listed attachments is available for review at the
City Clerk's office, 240 West Huntington Drive, or the Arcadia
Public Library, 20 W. Duarte Road, Arcadia.
The following additional materials have been distributed to the
City Council and are also available at the above listed locations
for review:
1) Revised Architectural Design Review package including
changes recommended by the Planning Commission;
2) Revised Mitigation Monitoring and Reporting Program
3) Additional Responses to Comments from the pu6lic
received at or after the Planning Commission public
meeting on March 19, 2007.
4) Resolutions and Ordinances related to the project.
For more informafion, please call the City Clerk at 626-574-
5453. ~