HomeMy WebLinkAboutItem 1a: Adopt Resolution No. 6847 adding various permitted uses for the Westfield Santa Anita Mall.CV y
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��wn<<, °`0° STAFF REPORT
Development Services Department
DATE: October 2, 2012
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Jim Kasama, Community Development Administrator/-
By: Lisa L. Flores, Senior Planner "(
SUBJECT: CONSIDERATION OF RESOLUTION NO. 6847 TO ADD
WATERLESS CAR WASHING /AUTO DETAILING, CHAIR
MASSAGES, VEHICLE DISPLAYS, LEAD GENERATION, AND
DANCE STUDIOS TO THE LIST OF PERMITTED USES FOR THE
WESTFIELD SANTA ANNTA MALL AT 400 S. BALDWIN AVENUE.
Recommended Action: Adopt Resolution No. 6847
SUMMARY
The property owner, Westfield, LLC is requesting to add the following uses to the
list of permitted uses for the Westfield Santa Anita Mall: waterless car
washing /auto detailing, chair massages, vehicle displays, lead generation, and
dance studios. These uses will help attract tenants that complement the
standard retail and restaurant tenants, and will attract more customers to the
mall. It is recommended that the City Council approve the additional uses and
adopt the attached Resolution No. 6847.
BACKGROUND
The Westfield Santa Anita Mall (the "Mall') opened in 1974, and was then known
as Santa Anita Fashion Park. It was developed in accordance with Resolutions
No. 4185 and No. 4188.
In 2000, the City Council approved a General Plan Amendment, a Zone Change,
and the attached Resolution No. 6199 for the renovation and expansion of the
Mall, including the construction of an additional 600,000 square feet of Gross
Leasable Area, and two restaurant pads at the northwest portion of the site.
Resolution No. 6199 includes new regulations, design guidelines, and a list of
uses that are permitted by- right, uses permitted with ,a Conditional Use Permit,
Resolution No. 6847
Westfield Santa Anita
October 2, 2012
Page 2 of 4
and certain uses that are not permitted. Because Resolution No. 6199
supersedes the underlying C -2, General Commercial Zoning, the specificity of
the list of uses precludes new uses from being added to the Mall, unless the list
of uses is revised with another City Council Resolution.
DISCUSSION
Due to economic conditions, Westfield, LLC has been challenged with frequent
turnover and extended vacancies at their many shopping centers. Based on
inquiries by prospective tenants and comments from long -term tenants, new uses
need to be added to their malls to keep them consistent with contemporary
shopping desires. The standard mix of retail and restaurant uses need to be
complemented by new services and activities to entice more people to visit malls,
and to visit them more frequently. The requested additional uses will help attract
tenants that complement, rather than compete with, the standard retail and
restaurant tenants. Having a diverse and extensive set of tenants will attract new
customers to the Mall, and ultimately increase its overall revenue base and sales.
The attached Resolution No. 6847 will add the following uses to the list of
permitted uses for the Westfield Santa Anita Mall:
• Waterless Car Washing /Auto Detailing
• Chair Massages
• Vehicle Displays
• Lead Generation
Dance Studios
Waterless Car Washing /Auto Detailing
Car washing /auto detailing is a service that Westfield wishes to have available for
its customers because many customers have expressed a desire that this service
to be available. It would be convenient to be able to have one's car cleaned
while they are shopping, dining, or taking care of other errands at the Mall.
Because of environmental regulations for new car washes, Westfield is limiting its
request to waterless car washing /auto detailing services that rely on
biodegradable cleansers and minimal waste generation. Westfield does not yet
have any prospective tenants /operators, but have agreed to limit this use to a
maximum of two such operations. Each location would occupy up to six parking
spaces and would be in a covered parking area, which is necessary to keep the
customers' vehicles shaded, and to protect the operations from rain and runoff
issues. Westfield currently has a surplus of 302 parking spaces based on City
Code requirements.
Resolution No. 6847
Westfield Santa Anita
October 2, 2012
Page 3 of 4
If this use is approved, each prospective tenant/operator would be required to
demonstrate to the City's Public Works Department that their operations will
comply with the applicable regulations, including protection of nearby storm drain
inlets, such that no waste will be discharged into the storm drain system.
Chair Massages
Chair massages are performed on specially- designed chairs that would be
located in or near the public common areas, and not within any enclosed spaces
or inside stores. Customers would be fully clothed, and no other cosmetic or
medical services will be provided. Chair massages have become popular as a
convenient way to get a massage along with attending to other errands, and are
available at many other shopping centers. While Westfield wishes to have this
use, they want to keep it a limited use. They are willing to limit this use to a
maximum of two locations with not more than 12 massage chairs at each
location, and to have the specific location(s) subject to the approval of the
Development Services Director.
Vehicle Displays
Westfield is interested in displaying vehicles along with a box for those that are
interested to leave their contact information, which will be followed up on by a
salesperson. This is a cost - effective marketing method to generate leads for
vehicle sales or leasing.
Lead Generation
Similar to vehicle displays, lead generation relies on displays at kiosks or on
carts. However, these displays are usually accompanied by a representative.
This type of marketing has been in use at other shopping centers for many years.
The approach is to have samples and information about products or services on
display for mall visitors to peruse at their leisure, with a representative available
to answer basic questions, and in some cases place an order. Usually, if there is
serious interest from a visitor, the representative will take the customer's
information to have a salesperson follow up, or provide information so that the
customer can contact the vendor directly.
Dance Studios
This request by Westfield is in conjunction with a prospective tenant. Westfield is
of the opinion that a dance studio will draw new visitors to the Mall, and will also
be an entertainment experience for shoppers. The prospective tenant is
interested in an approximately 3,350 square -foot space to teach ballroom
dancing.
Resolution No. 6847
Westfield Santa Anita
October 2, 2012
Page 4 of 4
ENVIRONMENTAL REVIEW
This project is Categorically Exempt from the California Environmental Quality IN
Act (CEQA) under Section 15301, (Class 1 Existing Facilities) of the CEQA
Guidelines as this project involves negligible or no expansion of an existing use
(Regional Shopping Center). A Preliminary Exemption Assessment is attached.
FISCAL IMPACT
There is no direct fiscal impact associated with the addition of these new uses at
the Mall. However, the continued and improved vitality and success of the Mall
Will assure that it remains a substantial source of sales tax revenue.
RECOMMENDATION
It is recommended that the City Council approve the environmental determination
and adopt the attached Resolution No. 6847:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARCADIA, CALIFORNIA, TO ADD WATERLESS CAR
WASHING /AUTO DETAILING, CHAIR MASSAGES, VEHICLE
DISPLAYS, LEAD GENERATION, AND DANCE STUDIOS TO
THE LIST OF PERMITTED USES FOR THE WESTFIELD SANTA
ANITA MALL AT 400 S. BALDWIN AVENUE
Approved:
Dominic Laz tto
City Manager
Attachments: Resolution No. 6847
Resolution No. 6199
Preliminary Exemption Assessment
RESOLUTION NO. 6847
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, ADDING WATERLESS CAR WASHING /AUTO
DETAILING, CHAIR MASSAGES, VEHICLE DISPLAYS, LEAD
GENERATION, AND DANCE STUDIOS TO THE LIST OF PERMITTED «
USES FOR THE WESTFIELD SANTA ANITA MALL AT 400 S. BALDWIN
AVENUE
WHEREAS, in 2000 the City Council of the City of Arcadia ( "City Council ")
rescinded Resolution No. 4185, and adopted Resolution No. 6199 to establish new
regulations for the Westfield Santa Anita Mall (the "Mall "); and
WHEREAS, an Environmental Impact Report ( "EIR ") was prepared pursuant to
the requirements of the California Environmental Quality Act ( "CEQA "), and the EIR
was certified by the City Council on September 5, 2000; and
WHEREAS, in January 2007, an EIR Addendum (the "EIR Addendum) was
prepared for Architectural Design Review No. ADR 2005 -026 for the Phase lb
expansion of the Mall, and the City Council independently reviewed and considered the
EIR and EIR Addendum, which were prepared pursuant to the requirements of CEQA,
and the City Council adopted Resolution No. 6561 and Resolution No. 6562; and
WHEREAS, on August 6, 2012, the City received a request from Westfield, LLC
(as successor -in- interest to Westfield Corporation, Inc.) to add waterless car
washing /auto detailing, chair massages, vehicle displays, lead generation, and dance
studios to the list of permitted uses; and
WHEREAS, on October 2, 2012, the City Council conducted a noticed public
hearing at which time all interested parties were given full opportunity to be heard and
present evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. The additional uses will enhance the activities at the Mall without
changing the square- footage of the Mall, and will not result in any new impacts under
CEQA. Therefore, this project is categorically exempt under Section 15301 (Class 1 —
Existing Facilities) of the CEQA Guidelines, and no additional environmental review is
required for the City's approval of the additional uses.
SECTION 2. Section 16 of Resolution No. 6199 is hereby amended by adding
the following five uses to the permitted use list:
a. Waterless Car Washing /Auto Detailing for a maximum of two operations that
are required to be approved by the City's Public Works Services Director, or designee.
b. Chair Massages for a maximum of two locations with not more than 12
massage chairs at each location, and each specific location is subject to approval by
the City's Development Services Director, or designee.
c. Vehicle Displays
d. Lead Generation
e. Dance Studios
SECTION 3. The City Clerk shall certify the adoption of this Resolution.
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Passed, approved and adopted this day of , 2012.
ATTEST:
City Clerk
APPROVED AS TO FORM:
&-6EPL P 4&x"
Stephen P. Deitsch
City Attorney
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Mayor of the City of Arcadia
- - THIS PAGE INTENTIONALLY BLANK - -
RESOLUTION NO, 6199
A RESOLUTION OF TFtE CITY COUNCIL OF THE CITY OF
ARCADIA,. CALIFORi A, RESCINDING RESOLUTION 4'185 AND
ESTABLISHING NEW REGULATIONS FOR CERTAIN PROPERTY
LOCATED AT THE NORTHEAST CORNER OF HUNTINGTON
DRIVE AND BALDWIN AVENUE EFFECTIVE UPON ITS
RECLASSIFICATION TO THE C -2 & D AND C -2 D & H8 ZONES
WHEREAS, in order to protect and promote the public health, safety and general
welfare of the City of Arcadia ( "City "), it is necessary that specific conditions be
established to insure that the continued development and expansion of the regional
shopping center on the property at the northeast corner of Huntington Drive and t
Baldwin Avenue (the "Property ") generally depicted on the map attached hereto as
Exhibit "A ", will be harmonious with the. high quality of the existing shopping center and
compatible with development in the vicinity..; and
WHEREAS, in accordance with and subject to. the provisions of the- D
Architectural Design Zone regulations of the Arcadia Municipal Code, the regulations
set'forth herein shall control the development and use of the Property; and
WHEREAS, a Final Environmental. Impact Report has been adopted certifying
that the decision- making -body reviewed and considered the information contained in the
final EIR prior to adoption of this Resolution.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA
HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:
Section 1. The City Council hereby rescinds City Council Resolution 4185;
provided, however, that in the event there is any successful challenge to all or .part of
this Resolution then the provisions of Resolution 4185 shall automatically be deemed to
be in full -force and effect.
Section 2. - The City Council adopts the following design guidelines for the
Property.
1. The Property shall continue to be developed and used only for a high
quality regional shopping center with department stores, together with supplementary
specialty shops and facilities including restaurants, multi -plex theater(s), a food market
or markets and not more than two (2) automobile convenience centers. All
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development on the Property shall.be subject to the specific conditions set forth in this
Resolution and all plans for any and all development on the Property shall be submitted
by the owner of the Properly to the City. fbr review and approval. In accordance with all
procedural and substantive requirements set forth In the Arcadia Municipal Code and
resolutions, rules and regulations adopted by the City Council of the City.
2. All buildings on the Property shall be constructed within the areas shown
on the Design Overlay Site Plan'that is attached hereto as Exhibit A and made a part
hereof.
3. Any and all preliminary` site plans, floor plans, exterior elevations, exterior
tans, conceptual landscape plans and signing programs for development on
fighting p, dp p g
the Property shall be submitted to the Development Services Department of the City.
Said plans shall be subject to design review and recommendation by the Planning
Commission following a public hearing, and following its -receipt of the Planning
Commission recommendation, then. design review and approval,
disapproval or
modification by the City Council following a public hearing. The final plans shall
substantially comply with the City approved preliminary pl'aris and shall be submitted by
the owner of the Property to the Assistant City Manager /Development Services Director,
or his /her designee, for approval, disapproval or'. modification. The Assistant City
Manager /Development Services Director shall review the final plans for compliance with
the approved preliminary plans.
4. No building permit for any construction on the Properly shall be. issued
unless all of the conditions hereof have been complied with or assurances satisfactory
to the Assistant City Manager /Development Services Director have been made to insure
that all such conditions will be fulfilled.
5. Any use of the Properly which is otherwise subject to the Conditional Use
Permit provisions of the City's Zoning Ordinance shall require a conditional use permit;
provided, however, a conditional use permit shall not be required for uses within
Building Area C [mall areal as shown on the Zoning /Design overlay site plan.'
B. Parking shall be provided on the Property in accordance with the
requirements of the City's Zoning Ordinance and on -she parking spaces shall be
provided at all times for all employees of the shopping center. If necessary to meet
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parking requirements, multi -level parking structures may .be constructed on the Property
adjacent to and east of the mail, in accordance with plans approved by the City.
7. Parking structures shall be designed to create an open environment
maximizing vertical space, lighting and ingress /eg.ress to the structures. The parking
structures shall be architecturally compatible with the mall architecture and shall be <
subject to the review and approval of the City.
8. Any floor area within the mall: common area(s) devoted to portable carts
(not kiosks) shall .not be subject -to the City's. Zoning Ordinance for providing off-street
parking spaces.
9. All signs shall be subject to the City's Zoning Ordinance, except that the
following shall be applicable;
a. Two (2) freestanding mail identification signs shall be allowed on
the perimeter of the Property; one [1] -on Baldwin Avenue and one [1] on
Huntington Drive. The total area of said signs shall not exceed 350 sq. ft. per
sign (including both faces).
b, Wall signs on the exterior of the shopping mall structure shall be
restricted' to anchor stores containing 25,000 square feet or more, .major
restaurantsleating establishments containing 5;000 sq. ft. or more,
theaters /cinemas and a food market. Said signs shall comply with the City's
Zoning Ordinance in regard to allowable square footage. Tenant signs facing on
an open -air mall area- and not exposed to the .public. right -of -way shall be
excluded from this provision.
C. Single -sided monument signs shall be allowed for a food market,
theater /cinemas and restaurants /eating establishments containing 5,000 sq. ft. or
more and that have public entrances from the exterior of the shopping mall. Said
signs shall be allowed on the perimeter of the shopping mall structure or open -air
mall area and located within planter areas. The total square footage of each sign
shall not exceed 36 square feet.
d. No more than two (2) multi-tenant monument signs shall be allowed
on the perimeter of the Property with identification on each of not more than four
�p major tenants. The total sign area for said signs shall not exceed of 500 sq.
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ft. (fimkiding all faces). The design(g) shall be compatible with the mail
identification signs.
10. All signs shall be compatible with the signing program approved by the
City Council' as part of the design, review process and shall be subject to final review
and approval of the Assistant City Manager %Development Services Director or his /her
designee.
11. Final landscape plans in substantial . ompiiance with 'the landscape plans
approved by the City Council shall be prepared by a registered landscape architect and
shall be submitted to and. approved by the Assistant City Manager /Development
Services Director or his/her designee, before any building permit is issued for any part
of the project. Said Plans shall include or be in conformance with the, following, without
limitation:
a. A 20 foot wide landscaped buffer strip with a minimum six (S) foot
high earth berm shall be maintained adjacent to Baldwin Avenue and a minimum
ten (10) foot wide landscaped buffer shall be maintained adjacent to Huntington
Drive.
b. In addition to the landscaping required in Section 11 a. above, three
(3) percent of the parking areas shall be landscaped and the planting beds shall
be distributed evenly throughout the entire parking area. Landscaping shall not
be concentrated . on only one (1) portion of the parking area, but dispersed
throughout the parking lot. Any unused space resuiting from the design of the
parking spaces shall be used for planting purposes. No planting area or island
shall have an average Width of less than three (3) feet. The planting areas or
islands shown on the landscaping plans must be drawn to scale and, the plants
shall be clearly designated and labeled. A continuou six (6) inch raised
concrete curb shall surround all planting areas or islands. The required
landscaped buffer areas adjacent to Huntington Drive and Baldwin Avenue shall
not be considered as part of the three (3) percent 'landscaping" of the parking
areas. Where a parking area abuts the buildings on the Property, the border
.plantings adjacent to those buildings shall not be considered as part of the
landscaping of parking areas.
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c. The solid exterior walis,,.of. the mail stall be developed with
decorative landscaping and treatment such as a raised landscaped berm.
d. To facilitate `the processing of landscaping plans, a plant list shall
be prepared giving the .botanical and common names of the plants to be used,
the sizes to be planted (e.g. 1, 5 or 15 gallon containers) andt-quantity of each.
The plants should be listed alphabetically and assigned..key numbers to be used
in locating the plants on the plan.
e. Additional parkway trees shall be installed,. if necessary, at
locations designated by the Public Works Services Director. These trees shall
conform to the City Master Plan and be installed- in accordance with the Public
Works Services Department standards:
12. Light standards on the Property shall be a maximum of 20 feet in height.
The height of the light standards shall be measured from the elevation of the adjacent
pavement of the parking lot. Lighting shall be hooded and arranged to reflect Fight away
from adjoining properties and public rights -of -way and shall be subject to approval of the
Assistant City Manager /Development Services Director or his/her designee.
13. The owner of the Property shall provide adequate security personnel for
the protection and control of persons and property on the Property. A security plan shall
be submitted to and approved by the City of Arcadia Police Chief prior to the issuance
of a Certificate of Occupancy for any new buildings on the "Property (including the
parking structures).
14. Structures located within Building Areas A and B, as shown on Exhibit "A ",
shall maintain a minimum setback of 20' -0" from the Baldwin Avenue property line and
shall be limited to one (1) story with a maximum height of 25' -011; provided, however,
that any building maintaining a minimum setback of 35' -0" from Baldwin Avenue shall be
a maximum of one (1) story with a maximum height of 30' -0 ". In regards to Building
Areas A and B, no more than one (1) building containing a maximum! square footage of
10,000 square feet shall be allowed in each Building Area.
15. There shall be a minimum unobstructed distance between kiosks,
between carts and between kiosks and carts of 15' -0 ". Kiosks and carts shall be
harmonious in design.
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16. The foiiow(hg uses &hall be permitted:
Apparel and accessories stores
Beauty and:barber shops and';flg:ure, salons
Bookstores
Camera and- photographic supplies and services
Department stores
Drugstores
Electronics eq,uipmaOf stores, including video, DVD, computer equipment,
communication equiprment, cell phones, pagers and other types of
electronic appliances
Fabrics and sewing stores
Financlal,mstitutians including free - standing ATM machines
Fitness centers, health clubs
Food stores no greater than 38;000 sq. ft. in -gross floor area
Home furnishings, furniture, appliance and interior design stores
Housewares
Imports, cards and gifts
Luggage
Music, records, radio, video, DVD and television sales stores
Optometrist/Opticians
Pet shops
Restaurants and other eating establishments offering food and beverage
service, including outdoor dining, the sale of on -site liquor and
entertainment. Entertainment is defined as such activities as high tech
interactive simulation games, live music, dancing, billiards, bowling,
ping pong, shuffleboard, banquet facilities and other family oriented
group activities and shall be incidental to a restaurantleating
establishment use.
Specialty food, liquor and tobacco stores
Sporting goods, hobbies and /or craft stores
Theaters /cinemas .
Toys
Variety stores
Kiosks and/or carts within the enclosed and open -air mall common area
shall be* permitted provided the use thereof shall be in accordance with
the above list of permitted. uses,
Other retail specialty shops, except those expressly excluded
Other uses that the City Council determines are appropriate and
compatible with a regional shopping center.
The following uses shall be permitted only with an approved Conditional Use
Permit:
Entertainment uses including such activities as high tech interactive
simulation games, live music, dancing, billiards, bowling, ping pong,
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shuffleboard, banquet facilities and other family- oriented group activities.
Food service may be an incidental use in an entertainment facility.
The following uses shall not be permitted:
Body art studios including but not limited to tattoos, body piercing (other '
than ears) and body painting
Check cashing, instant cash, cash advance businesses (exclusive of ATM
machines)
Employment agencies
Feed stores
Gasoline service stations
Messenger service
Newspaper publishing
Plumbing shops
Printing or lithographing shops
Self-service laundries and cleaners
Taxidermist
Telephone exchange service
Vending machines (on the exterior of the enclosed and open -air mall
areas as well as the exterior of all other buildings' on the site)
17. The City Council may add to, amend or modify the provisions of this
Resolution in a manner not inconsistent with the concept and substance of this
Resolution, provided that the building envelopes shown on the Design Overlay Site Plan
shall not be altered.
Section 3. The City Clerk shall certify to the adoption of this Resolution. This
Resolution shall become operative upon the effective date of Ordinance 2136
reclassifying all or a portion of the Property to the C -2 D and C -2 D and H8 zones.
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Passed, kppr6v6d and adopl6d' this
ATTEST:
J M, Do ALFORD-
City Clerk of the- UITY OT Arcadia
APPROVED AS To FORM:
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Stephen P. Deltsch, city Attorney
29
da,y..,-Pf 2000.
GARy A. KOVACIC.
me Arcadia
6199
S'T'ATE OF CALIFORNIA
COUNTY OF LOS ANGELES) SS:
CITY OF ARCADIA
I, JUNE D. ALFORD, City Clerk of the City of Arcadia, hereby certifies that the
foregoing Resolution No. .6199 was passed and adopted by. the qiy Council of the City
of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting
of said Council held on the 3rd day of October, 2000 and that said Resolution was
adopted by the following vote, to wit:
AYES: Councilmember Chandler, Chang, Marshall, Segal and Kovacic
NOES: None
ABSENT: None
JUNE s FORD
City Clerk of the City of Arcadia
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EXHIBIT A
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PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project:
Consideration of Resolution No. 6847 to add waterless car
washing /auto detailing, chair massage services, vehicle displays,
lead generation, and dance studios to the list of permitted uses
(Resolution No. 6199) for the Westfield Santa Anita Mall at 400 S.
Baldwin Avenue.
2. Project Location — Identify street
Westfield Santa Anita Mall
address and cross streets or attach
400 S. Baldwin Avenue
a map showing project site
Arcadia, CA 91006
(preferably a USGS 15' or 7 1/2'
topographical map identified by
(cross street is Huntington Drive)
quadrangle name):
3. Entity or person undertaking
A. Public Entity:
project:
B. Other (Private): Westfield, LLC
(1) Contact Name
John Healy
(2) Contact
11601 Wilshire Boulevard, 11th
Address
Floor
Los Angeles, CA 90025
4. Staff Determination:
The City, having undertaken and completed a preliminary review of this project in accordance with the
City's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)," has
concluded that this project does not require further environmental assessment because:
a. ❑
The proposed action does not constitute a project under CEQA.
b. ❑
The project is a Ministerial Project.
C. ❑
The project is an Emergency Project.
d. ❑
The project constitutes a feasibility or planning study.
e. ®
The project is categorically exempt.
Applicable Exemption Class: 15301 (Class 1, Existing Facilities)
f. ❑
The project is statutorily exempt.
Applicable Exemption:
g. ❑
The project is otherwise exempt
on the following basis:
h. ❑
The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date:
Staff:
Preliminary Exemption Assessment \City\2009 FORM "A"
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