Loading...
HomeMy WebLinkAboutNOVEMBER 10,1970 ., CITY COUNCIL PROCEEDINGS ARE TAPE RECORDED AND ON FILE IN THE OFFICE OF THE CITY CLERK I INVOCATION PLEDGE OF ALLEGIANCE ROLL CALL PRESENTATION REMARKS NOTE I 19:7742 MINUTES CITY COUNCIL OF THE CITY OF ARCADIA ADJOURNED REGULAR MEETING NOVEMBER 10, 1970 The City Council met in an adjourned regular session on November 10, 1970, at 7:30 p.m., in the Foothill Jewish Temple Center, 550 South Second Avenue. Rabbi Martin Sofer Mayor Pro Tempore Helms PRESENT: ABSENT: Councilmen Arth, Considine, Rage, Helms Mayor Butterworth Mayor Pro Tempore Helms expressed appreciation to Rabbi Sofer and his Congregation for making available the fine facilities of the Temple for this meeting which has been scheduled for public hearing proceedings on the application of Santa Anita Consolidated, Ltd., and the recommenda- tion of the Planning Commission, concerning the proposed development of a regional shopping center at the northeast corner of Huntington Drive and Baldwin Avenue. Prior to the proceedings, it was noted that Mayor Butterworth had looked forward to making a presentation this evening; that unfortunately he was ill, whereupon Mayor Pro Tempore Helms presented Councilman Arth with a plaque in appreciation of his services and accomplishments during his tenure as Mayor. Mayor Pro Tempore Helms remarked that the issue to be discussed is equally as significant as any Council has had before it in the past; that regard- less of the eventual decision, it will have a profound impact on the City and that recognizing the magnitude of the issu~s, Council humbly looks to all sides for the truth and wisdom necessary to resolve the questions. He outlined the procedure to be followed and then asked for the staff reports. PRESENTATIONS ARE HEREINAFTER SUMMARIZED. FULL TEXT AND TESTIMONY ARE TAPE RECORDED AND ON FILE IN THE OFFICE OF THE CITY CLERK. FASHION PARK The Planning Director summarized in part - that the application is for (Staff Reports)l) rezoning of the subject site of approximately 70 acres from Zone R-l /1 /. and S-l to C-2,1I & D (Resolution No. 712 recommends such reclassification ..:'f - / ?:/ I subject to specified conditions), 2) certain changes in the "H" Special Height Zone Ordinance (Resolution No. 713 recommends denial of the requested amendment). This action has been appealed by the applicant. 3) Conditional Use Permit requested to permit automobile accessory service centers in connection with the center (Resolution No. 715 granted this permit). He concluded his report by stating that the Commission felt the Center would add strength and balance to the community and that it is the best type of use by the City for the subject area which it can control at its own discretion, (DOWNTOWN AREA) James Anderson, Director of Sales for the Real Estate Research Corporation. referred to a contract entered into with the City for an analytical survey of the impact of the proposed development On existing retail facilities - such report was submitted in July and is part of the record. He summarized 11-10-70 - 1 - /- /;fJlj '. c (WEST ARCADIA AREA) (LINSCOTT) 19 :7742 (a) the findings - that the downtown area would not be affected to any measurable degree since over 75 percent of the occupancy space includes uses that would not be in the Center; that about one-half of the 1969 taxable retail sales are attributable to building material, home furnishings, appliance and home service businesses; that it is unlikely any major specialty stores in these categories would be included in the Center; that department stores within the Center would offer only minimum competition to the existing stores and that eating and drinking establishments accounted for over one-fourth of the taxable retail sales in 1969 and these would not be affected. He continued in part that space in the downtown area is rather high in price and would probably remain so regardless of whether or not the subject shopping 1 center is constructed; that many stores in that area appear to be operating on a marginal basis and vacancy and material rates are usually high in older stripped commercial districts without significant anchor tenants. He continued that there would be an initial decline in sales in the West Arcadia business section. The stores would probably lose about 25 percent of the local patronage at the outset but sales could be kept reasonably constant over the long term. Efforts would be made to encourage comparison shopping and to attract patrons down Baldwin Avenue. He noted that a survey revealed that about 40 percent of the shoppers in the Hub are local residents. A new shopping center is expected to have a broad trading area encompassing Duarte to the east, El Monte to the south, San Marino and East Pasadena to the west. A population of 424,000 would generate about three hundred million dollars in shopping sales. The stores would benefit to a degree from cumulative attractions and would therefore receive a portion of the potential sales in the larger trading area. Traffic would be drawn south to the existing Hub. Good quality restaurants could also be welcomed to the area and could serve an existing and potential need as shopping adds to restaurant demand. If the area south of Huntington Drive on Baldwin Avenue were more intensively developed with quality establishments, a cohesive retail center would be created. In conclusion, he stated in part that this is the best site in the West San Gabriel Valley for a regional shopping center and would meet a market demand and would encourage the development of commercially zoned but under used properties in the area. p. N. Linscott, President of Linscott & Associates, read from his Traffic Analysis (on file in the office of the City. Clerk) which evaluated current plans for the subject development from the standpoint of capability of the street system to handle projected traffic volumes, the effect on adjacent residential areas and appropriate solutions to anticipated problems, if any, through application of signs, signals, markings and physical change in streets if necessary. Present traffic volumes were explored as well as the situation after the opening of the Foothill Freeway which he anticipated will reduce traffic by approximately fifty percent in the section near Baldwin' 'I' Avenue and a thirty percent reduction in Huntington Drive. ,Emphasis was placed on traffic counts on Hugo Reid Drive and Golden West Avenue. Suggested alternatives included the provision for a median '< 'u..... 1 .~ >~ . barrier on Baldwin Avenue at its intersection with Hugo Reid Drive, closure of Hugo Reid Drive at Baldwin Avenue which would be the most positive method of preventing through traffic on Hugo Reid Drive but which would interfere with the service traffic provided to residents therein and probably would not be a satisfactory solution to all concerned. Control through the use of one-way streets or the develop- ment of a cul-de-sac on Hugo Reid Drive just east of its intersection with Golden West Avenue. Perhaps a service road could be constructed along Baldwin Avenue. Lastly he submitted the suggestion that a gate- house entrance be constructed for th~ neighborhood served by Hugo Reid Drive. He noted in conclusion that he had reviewed the study prepared for Fashion Park by Gruen Associates and recommended that it be re- studied with the potential elimination of direct race track entry at the intersection of Baldwin Avenue and Huntington Drive; that this major entry be moved easterly to a point which would provide little disruption of the Center during the races. - 2 - 11-10-70 (EISNER) ,-/, /~~J I I. "'U~"1 . (MILLER) 19 :7742 (b) Simon Eisner, General Plan Consultant, summarized his remarks before the Planning Commission and before other groups within the City concerning a General Plan for the City. In answer to a question as to what effect the Center would have on the lifestyle of the City he stated in part it would have little or no effect except in terms of economic advantages when and if they arrive. The residents who would most feel the impact would be those living immediately west in the Rancho Santa Anita and Santa Anita Village areas. He agreed with former speakers with regard to the traffic problems and the suggested solutions. He felt that the major problem would be Baldwin Avenue which must be designed so that the traffic pattern assigned to that street will not invade or destroy the property or lives of those in the area nearest the Center. The design should be an integral part of any Council approval so there will be reasonable assurance it will be taken care of. He stated further in part that there will be some cost involved to people in terms of convenience as well as the cost of the improvements, however, it may develop to be only a matter of convenience. His deepest concern was that any action taken to close Hugo Reid Drive or to divert the traffic would tend to concentrate traffic on other streets not now even classified as collective streets as is Hugo Reid Drive. That the evidence before Council thus far would indicate to him the logic of a shopping center somewhere on the race track property; that he was not certain the proposed location is the only place it could go, but it didn't appear to be in the realm of the potentials of the issues before Council. Advantages to be derived were explored and he stated that revenue was not the only benefit which could be forthcoming. It would be a convenience to residents who are now going out of the City to shop. There will be opportunities for cultural exchanges and parti- cipation in types of activities not now available. And with reference to the General Plan there are countless elements which will cost the City in order to accomplish them in the future; that it could well be that this development would be an assist in achieving those goals at an earlier stage. He noted that the-Ge~~ral Plan will soon be presented and that soon all of the residents will have an opportunity to review the material which includes a recommendation that a shopping center be approved for the subject general area because all surveys have indicated such a need in the San Gabriel Valley. Another of the recommendations is that a plan be developed for the remainder of the race track property just in caSe the track would cease to exist; that the portion adjacent to Harvard, Stanford Streets and the like be developed in a low density consistent with those homes and that the remaining race track land be developed in a medium density residential type of development with a park like atmosphere. That it is essential in the development of the General Plan that he give this guidance to the City. He asked that this be made a part of the official record. This completed the staff report. PRESENTATION (IN'PART) r , Don Miller, O'Melveny & Myers, representing Santa Anita Consolidated, Ltd., referred to the application for rezoning, the appeal from the decision of the Planning Commission in its denial of the request for an amendment to the "H" Special Zone regulation (under which only 8 stor 1€s are permitted) and the conditional use permit to allow automobile accessory centers to locate within the proposed center. He advised that the position of the applicant with regard to 'the required setback and parcel size would be put into writing and presented to Council for its 'consideration. He then introduced the President of the Corporation. 11-10-70 - 3 - (STRUB) 1"" /7'" / ;7 - , (MILLER) ( CONTINI) (BRYANT) 19 :7742 (c) Robert P. Strub, President of Santa Anita Consolidated, Ltd., expressed appreciation for the courtesies extended and stated in part that it is unusual and a privilege to propose a project which fits in with the needs of Santa Anita and would solve many of its problems; that it has many benefits for the City and its residents. He explored the concept which would have three department stores and seventy mall shops all representing high quality merchandise, there would be middle class shops which are also required by the purchasing public. He spoke of the two twelve story office buildings as being extremely important to the proposed complex and asked for reconsideration of the decision by the Commission for denial of this phase of the development. He felt the project fits into the lifestyle of the City in many ways - and referred to the design and amenities which go into a regional shopping center - landscaping, architectural design which will be complimentary to other city facilities, i. e., the Arboretum, City Hall and the like. I He continued in part that it is the best USe of the property which at the present time is only used between December 26 to April 10 and a portion of October. He stressed the survival factor; that costs are increasing and everyone must make the greatest utilization of one's property which is one of the reasons for being so interested in a shopping center - it would bring in revenue the year round and in order to continue in racing there must be some other means of income; that the proposed means would not interfere with racing operations. He noted the thirty-five years the track has been located in the City and felt that it has been an asset to the community with the funds derived from its operations being channeled into capital improvements by the City. Because long range plans for the track have been questioned he stated in part that as long as it is economically feasible racing will continue; that it is part of their corporate life, and that they are dedicated to remaining in racing in the City; that there are no plans now or in the future to take racing out of the City. He spoke of the anticipated sales tax and assessed valuation aspects and felt that the development would act as a catalyst to~the rest of the community. In conclusion he stated in part that he believes Fashion Park would strengthen the City and its community of fine homes. Mr. Miller commented that, the Corporation has done its utmost to retain the highest possible qualified people to study the site and proposed development and introduced Edgardo Contini of the firm of Gruen and Associates. Mr. Contini displayed and explained projecturals of numerous shopping centers throughout the country and abroad, and with reference to the subject location he stated in part that the access to and from the site is excellent; that the freeway will carry the vehicles and not the city streets; that the landscaping and sloping hills will surround the complex which would have two levels but only one visible from the parking lot. He explained that the mall would appear to be outside because of I the skylight feature. He felt that the location on the race track property is the only place where it would not interfere with racing and is the best possible location for the convenience of the shopping public. In conclusion he said in his opinion the entire proposal would be very compatible to and an eventual benefit to the community. Mr. Miller then introduced Vim Bryant of Larry Smith & Associates, the firm which prepared the economic feasibility study. Mr. Bryant stated in part that the initial study was focused on just which portion of the track property was surplus to racing operations and what uses would be the most compatible with racing, its property and to adjacent land uses. It was concluded he said after exhaustive research that a shopping center in conjunction with office buildings would be the highest use for the property and the city. San Gabriel Valley was found to be the largest single area not now or contemplated to be served by a major modern climate controlled shopping center with quality type tenants; that such a development would not have a negative impact on the existing - 4 - 11-10-70 I I !I- /j1f:? '1 (MILLER) SUMMATION 19:7742 (d) businesses; that the West Arcadia business district would feel ~he impact but in the long run would benefit following the readjustment of shoppers. With reference to the downtown business district he stated in part that it would over a period of time, become a primary recipient for secondary office space demand and with reference to the May Company, that due to its location it would probably suffer for a while, but should a major shopping center be constructed outside the city On fringe property it would definitely have a real impact on the existtng businesses. He continued that in excess of some $20,000,000 in retail sales each year is now leaving the area by customers who shop in and around Pasadena; that the entire area could support three more department stores which would carry only full and middle line merchandise - no diScount stores would even be considered - that there has been an agreement on the part of the corporation not to actively solicit busin~sses in the area for relocation in the center. He noted that about 2000 employees would be needed on a full time basis with part time help in addition. Reference was made to the proposed establish- ment of automobile accessory service centers within the complex and he stated in part that all quality shopping centers provide such service for its customers; that it is an essential item. In conclusion he made ~eference to increased sales tax and property tax due to increased assessed valuations and mentioned that the location is contiguous to existing business districts which would benefit from the new shopper, and that new businesses would also be attracted to the City; that it takes about three years to overcome stabilization of shopping patterns. In re$ponse to a request by Mayor Pro Tempore Helms, Mr. Miller agreed to .provide the following reports in writing (before the next meeting) 1) an amplication of the position of the applicant regarding the text amendment to the "H" Special Height Zone and 2) backup information which led to the conclusions on_th~ part of Mr. Bryant of the impact of the proposed center on adjacent"or"perepheral commercial establish- ments, Mr. Miller elucidated on the foregoing testimony: Zoning - the change to C-2 and "H" Special Height Zone are necessary to simply construct the center because even without the office buildings the C-2 height limit is 35' and the mall itself would penetrate that limit; that the questions posed in the zoning application seem to be a statement of legal and factual issues which are submitted to Council for consideration. " 1. Is there a need for more of the type of uses permitted by the zoning requested and can they be accommodated. The fact of the matter is that regional shopping centers are now being and will continue to be patronized by local residents and the question seems to be will a center.be at the proposed location or elsewhere; that it must be determined whether or not such a center would provide the merchandising alternatives of range, depth and quality which would be provided by the center under discussion. He asked that consideration be given to the. unique access to the site enabling the need to be served with a remarkably minimum amount of disruption from existing traffic patterns and other means of access. 2. Is the property more suitable for the proposed use than for its existing use? He referred to Mr. Strub, and the corporation, whose life has been spent in the racing industry and Mr. Strub's testimony that the surplus property can be put to better use than at present. 'That the present R-l zoning, which is anomalous in .this area, is not compatible with either its existing, proposed or continuing use, and submitted that the C-2 usage would be appropriate. 11-10-70 - 5 - e!/ IVI PROPONENTS (WALLIN) 19:7742 (e) 3. Is the proposal suitable for the surrounding area. He submitted that it is basically a self effacing retail operation with a berm on the Baldwin Avenue side which is designed to sheild from view the Center and the center itself is further shielded by a berm around it and the setbacks along Huntington Drive. In terms ,of compatibility - eVen if there were not buffering uses as there are - the shielding and retiring character of the center is a crucially important factor. Traffic. He referred to testimony of both the City and the applicant that there will be traffic problems, but as a result of the freeway they will be experienced whether or not the center is constructed. These problems will have to be solved and the applicant is on record that any solution proposed by the City Department of Public Works will be acceptable to him and he stands ready to commence such solution. I Automobile Accessory Centers. Mr. Miller continued in part that Fashion Park will not be built if it does not have any such centers simply because the keystone tenants will not participate in that event. He noted that the automobile centers have been shielded from the west by the construction of an easterly facade on the central mall; it is designed in such a way as to obscure the operations within the compound of the convenience centers and its exterior design is compatible and harmonious with that of the center as a whole. It will not presffi t any problems. D Overlay. ,Is a requirement which the City has asked the applicant to accept as a means of enabling the City to pass upon the final specifica- tions and plans. He noted that the Planning Commission did not approve the "D" overlay use for the office buildings along with its denial of the request for permission to construct two twelve story office buildings. >>e referred to the testimony of the Economist that office buildings do not detract or change the environment from the type of center proposed; it is an efficient use of the land and space available and does not involve the injection of_~ny adverse consideration. He submitted that the design of an ~m:oli structure is not significantly taller than the mall itself; that it is felt buildings of this height differ- ential would command premium rencals and attract quality tenants. In response to an inquiry, Mr. Contini explained the economics of multi- story buildings for which the building code imposes different construction types; that there are break-points at 5 or 6 story levels and again around 12 stories. In conclusion, Mr. Miller stated in part that Planning Commission Reso- lution No. 712 justifies the use of the subject property as a regional shopping center subject to conditions; that the evidence substantiates its findings; that there is evidence of existing need which can be met in the city on, a parcel of land unusually well suited for the proposed use. He asked the City Council to consider the determination and promise of the men,and the corporation, who have lived and grown in the community for over 35 years and have always endeavored to see that it contributes to the quality of living in Arcadia at its best. ,..., W."", "4' 0"'00' ""'" ""'m'm 0' ,.. "m."'" ;0' ""'0' I Park, expressed appreciation to this and former Councils for endeavoring to maintain the city tax rate at its present level and stated in part that he does not represent a pressure group but that over 9000 persons have signed petitions in favor of the proposed development and did so with the strong conviction that such a project would present some sort of tax relief. He then referred to a chart which the group had pre- pared indicating property owners in favor and opposed to the project, and outlined the presentations to be made by the group. He then presented the aforementioned petition to the City Clerk. 11-10-70 - 6 - I I (REIBOLD) (FUERST) (FICKAS) (CUNNINGHAM) (WERHANE) (MORAN) 19:7742 (f) Conrad T. Reibold, 272 W. Longden Avenue, stated in part that the approval of the project would be in the interest of good zoning and the tax revenue from the project is essential to the welfare of all taxpayers of the city whether they are paid directly or indirectly. That one of the primary principles of good zoning is that it should promote the general welfare of all the citizens of a city and submitt~d in part that all citizens of the city would benefit from Fashion Park if it is constructed where proposed and not somewhere along the freeway. He then noted increases in property taxes from 1963 to date and suggested that few can long tolerate those kinds of increases; that if Fashion Park becomes a reality it would produce tax monies equivalent to 42~ per $100 assessed valuation to the City and 23~ to the schools, a total of 65~ per $100 or 11.8% of the combined city and school property tax collected in 1969, and 11.2% of the total collected for 1970. That he was not so naive as to suggest or to infer that it would be possible to effect a 65~ reduction but that if this can be stopped from going higher, keep it standard, so the more abundant life to which residents have become accustomed can be continued - a major step would have been accomplished. He urged Council to act favorably on the application. Mrs. Ernest Fuerst, 2723 Holly Avenue, explained her reasons for favoring the development and noted the many social, school and city projects on which she has worked during the years - that she would not want anything detrimental for the city - that the women on the Taxpayers Association are aware of the major benefits to be derived and the tax revenue to operate the city and schools; that the women make the most expenditures in shopping centers and if they cannot find what they want locally they go outside the city to shop. She concluded by stating in part that she wants a better choice at home, in comfortable attractive surroundings. She urged favorable consideration and felt the city is being offered a fine opportunity as Santa Anita Consolidated, Ltd., has a name to live up to. Don Fickas, 401 San Luis Rey, explored the many changes during his residency; that the changes must meet the needs of the residents. He noted in part that traffic is already being generated and referred to the forthcoming freeway and the seasonal race traffic. He submitted that Fashion Park would offer the possibility'of lowering the tax rate, municipal and school revenue, job opportunities including youth employ- ment. He submitted that the project be considered in terms of what could be realized in educational needs; that if the schools are not maintained people will not move into the community and property values will decrease. He urged favorable consideration as the benefits would help maintain the community for a long time to come. The final speaker for the Taxpayers Group - J. Lyle Cunningham, 475 Oxford Drive, stated in part that his major concern is the future of the city - that he has come to a definite conclusion that the City is fortunate to have the opportunity to realize benefits which may be accrued from the high quality development and noted that many other cities would more than welcome such an opportunity. He expressed con- currence with viewpoints of former speakers and urged full consideration be given all aspects of the matter. Mrs. William Werhane, 1661 Oakwood, expressed concern that the city does not have a major shopping center such as those she has visited elsewhere and urged favorable consideration of a proposal which would inure to the benefit of the residents. William J. Moran, 1230 Ramona Road, stated in part that the presentations have covered almost every benefit and advantage except perhaps one - that he has been involved in urban renewal projects all of which have been financed by Federal, State and municipal jurisdictions; and pointed out that the subject proposal would not be a financial burden to the residents in any way and urged Council to take advantage of the opportunity. - 7 - 11-10-70 (HOARD) (PETERSON) (WILLIS) ADJOURNMENT \ 19:7742 (g) Mrs. Claude Hoard, 2172 Highland Vista Drive, spoke of friends recently moving to the city-who had a similar experience in another city. They had opposed such a project only to find that it did increase property values and proved to be an asset. She noted the opportunity for the young people to obtain part time work in the center and urged favorable consideration. Lowell Peterson, 1101 Panorama Drive, commended Council on its patience during the proceedings and urged favorable consideration. Dr. Daniel Willis, 1115 Holly Avenue, stated in part that his patients l_ and friends had asked him to state that there is a large silent majority in favor of the development and supported the project as proposed. At 10:30 p.m_, Mayor Pro Tempore Helms adjourned the meeting sine die. The next meeting on the subject matter will be November 24th, same time and place. I 11-10-70 - 8 -