HomeMy WebLinkAboutItem 2b - Adopt Ordinance No. 2307 Specific Plan - The Hale Medical Center�t r.
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42°'_ty°v - °�� STAFF REPORT
Development Services Department
DATE: June 4, 2013
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director
By: Jim Kasama, Community Development Administrator
SUBJECT: ADOPTION OF ORDINANCE NO. 2307 ADOPTING SPECIFIC PLAN —
SANTA ANITA 1 AND THE SPECIFIC LAND USE REGULATIONS
CONTAINED THEREIN FOR THE HALE MEDICAL CENTER ON THE
PROPERTY LOCATED AT 289 WEST HUNTINGTON DRIVE
Recommended Action: Adopt
At the May 21, 2013, meeting, the City Council introduced the attached Ordinance No.
2307 for the proposed Hale Medical Center office building. The Ordinance includes as
an attachment, the Specific Plan, which includes the Conditions of Approval. Conditions
No. 4 and No. 5 were revised after the May 7, 2013, meeting in response to,
respectively, an assertion that there may be a parking easement that conflicts with the
proposed medical office project, and concern regarding the maintenance of the
pedestrian bridge. Additionally, Condition No. 3 was revised during the May 21, 2013,
meeting in accordance with a response to a comment from the owners of the adjacent
medical office complex. It is recommended that the City Council adopt the attached
Ordinance No. 2307:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, ADOPTING SPECIFIC PLAN — SANTA ANITA 1 AND THE
SPECIFIC LAND USE REGULATIONS CONTAINED THEREIN FOR THE
HALE MEDICAL CENTER ON THE PROPERTY LOCATED AT 289
WEST HUNTINGTON DRIVE
Approved-
Dorr�inic Lazzareft�
City Manager
Attachments: Ordinance No. 2307
May 21, 2013 Staff Report
May 7, 2013 Staff Report
ORDINANCE NO. 2307
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ARCADIA, CALIFORNIA, ADOPTING SPECIFIC PLAN
— SANTA ANITA 1 AND THE SPECIFIC LAND USE
REGULATIONS CONTAINED THEREIN FOR THE HALE
MEDICAL CENTER ON THE PROPERTY LOCATED AT
289 WEST HUNTINGTON DRIVE
WHEREAS, the City Council is authorized by Article II, Section 200 of the City
Charter to prepare, adopt, and amend Specific Plans for the purpose of systematically
implementing the City's General Plan with respect to particular geographical areas and
projects within the City; and
WHEREAS, the Arcadia Municipal Code, Section 9296.7(2) provides that the
adoption or amendment of any Specific Plan within the City shall be accomplished by
ordinance; and
WHEREAS, the Hale Corporation submitted an application for the following land
use entitlements on an approximately 4.25 acre portion of the Santa Anita Parl<
property: a Specific Plan (Application No. SP 13 -01), a General Plan Amendment (GPA
13 -01), a Zone Change (ZC 13 -01), a Tentative Parcel Map (TPM 13 -01), and
Architectural Design Review (ADR NO. 13 -04) for a four - story, 70,096 square foot
medical office development (The Hale Medical Center) at 289 West Huntington Drive;
and
WHEREAS, on April 9, 2013, a duly noticed public hearing was held before the
Planning Commission on the adoption of the Specific Plan, along with all other
applications identified above, including a Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (MMRP) in compliance with the California
Environmental Quality Act, at which time all interested persons were given full
opportunity to be heard and to present evidence; and
WHEREAS, following the public hearing, the Planning Commission adopted
Resolution No. 1869 recommending to the City Council approval of Specific Plan No.
13 -01, Tentative Parcel Map No. TPM 13 -01, General Plan Amendment No. GPA 13-
01, Zone Change No. ZC 13 -01, and Architectural Design Review No. ADR 13 -04 as
recommended by the Development Services Department and subject to certain
conditions of approval; and
WHEREAS, on May 7, 2013 a duly noticed public hearing was held before the
City Council on said applications, including the Mitigated Negative Declaration and
MMRP, at which time all interested persons were given full opportunity to be heard and
to present evidence; and
WHEREAS, all other legal prerequisites to the adoption of this Ordinance have
occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. That the factual data submitted by the Development Services
Department in the associated staff report is true and correct.
SECTION 2. That the City Council, based upon the entire record, including all
written and oral evidence presented, finds with respect to the proposed Specific Plan
provided as shown in Exhibit "A ", the following:
(i) the Specific Plan is consistent and compatible with the City's General
Plan, as amended, as well as the goals, objectives, policies and action programs of the
City's General Plan, as amended;
2
(ii) the Specific Plan will not adversely affect the public health, safety and
welfare, or result in an illogical land use pattern; and
(iii) the Specific Plan is a desirable planning tool to implement the provisions
of the City's General Plan and the General Plan encourages use of a Specific Plan for
the project site. The project site is unique within the City, as noted in the General Plan.
As such, the project site merits specialized development regulations tailored to meet the
project site's special development opportunities and limitations. As such, the City
Council finds it desirable that the Specific Plan be adopted to address these unique
needs.
SECTION 3. Based upon the Initial Environmental Study, the City Council
finds that a Mitigated Negative Declaration is appropriate for this project and there will
be less than significant impacts on the environment as a result of the project as further
described in the Initial Environmental Study.
SECTION 4. That for the foregoing reasons, the City Council approves
Specific Plan No. 13 -01 for the Hale Medical Center as set forth in Sections 2 and 3.
SECTION 5. Severability. If any section, subsection, subdivision,
paragraph, sentence, clause or phrase of this Ordinance, or any part thereof is for any
reason held to be unconstitutional or otherwise invalid, such decision shall not affect the
validity of the remaining portions of this Ordinance or any part thereof. The City Council
hereby declares that it would have passed each section, subsection, subdivision,
paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or
more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases
may be declared unconstitutional or otherwise invalid.
3
SECTION 6. The City Clerk shall certify to the adoption of this Ordinance
and shall cause a copy of same to be published at least once in the official newspaper
of said City within fifteen (15) days after its adoption. This Ordinance shall take effect
on the thirty -first (31St) day after its adoption.
Passed, approved and adopted this day of
2013.
ATTEST:
City Clerk
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
0
Mayor of City of Arcadia
EXHIBIT "A"
HALE MEDICAL CENTER SPECIFIC PLAN
C AC= �r`1 EEM ti �fF-NTER SPEGRC PLAN
SP ECRC PLAN' SAM TA ANITA 1
Introduction
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 Santa Anita Park property is clearly a unique site within
the City of Arcadia; however, the proposed project represents only 4.25 acres of the 85
acres designated for commercial development. Because the Specific Plan process is
typically only initiated for parcels far greater in size, the Staff brought the concept of this
project to the City Council on October 2, 2012. The City Council reasoned that a
Specific Plan would be the appropriate process in this case, to be consistent with the
General plan and the importance of this overall site The Council also expressed
concern with the possibility that by "breaking off this 4.25 acre parcel, the
commercially - designated 85 acres of the site would be "piecemealed" and not
developed in a consistent fashion. After discussion, it was determined that the project
concept could move forward as a Specific Plan because of the location and synergy
with the hospital and the existing 301 W. Huntington Drive medical office building
already developed on the site. However, the City Council clearly articulated that they felt
that the remainder of the commercial property on the Santa Anita Property should be
I
part of a cohesive master plan for the site, and that additional small -scale use of the
parking area would need to be part of a coordinated phasing plan for the development
of the site. Based on this, a Specific Plan has been proposed for the site. A typical
Specific Plan includes a wide range of uses, a large property area, unique infrastructure
and public service demands, and often phased development. In this case, because it is
a simple, single medical office building, the Hale Medical Center Specific Plan consists
of straightforward development plans for the subject property.
Hale Medical Center Specific Plan
May 7, 2013
Page 1
Specific Plan Contents
The Specific Plan includes the site plan, floor plans and elevations for the building, as
well as additional renderings and site information, and the conditions of approval. The
Specific Plan will also be shown as such on the official Zoning Map of the City as SP-
SA1 (Specific Plan Santa Anita 1).
The plans and elevations show the development standards applicable to the site,
including height, setbacks from Huntington Drive and other property lines, landscaping,
lighting, parking and loading, and signage.
The site plan and /or the associated Initial Environmental Study provide 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.
Implementation of the Specific Plan will require coordination between the Developer and
the property owner of 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 Initial Environmental Study. For the
complete list of mitigations and Project requirements, both on and off site, please see
the Mitigation Monitoring and Reporting Program (MIORP).
The following plans, sheets, and attachments make up the Specific Plan:
Sheet A -0
Site Plan
Sheet A -1
First Floor Plan
Sheet A -1.1
Second Floor Plan
Sheet A -1.2
Third Floor Plan
Sheet A -1.3
Fourth Floor Plan
Sheet A -1.4
Roof Plan
Sheet A -2
Elevations
Renderingl
East Elevation
Rendering2
Aerial View of East/North Elevations
Rendering3
Landscape Plan
Aerial View of West/South Elevations including pedestrian bridge
Bridge Detail
Conditions of
Approval
In addition, the following documents are associated with the Specific Plan and are on
file in the Planning Division of the Development Services Department, 240 W.
Huntington Drive, Arcadia, CA.
Traffic Impact Analysis, prepared by Linscott, Law and Greenspan (dated March
11, 2013)
Hale Medical Center Specific Plan
May 7, 2013
Page 2
• • Sewer Area Study, prepared by EGL Associates (dated March 6, 2013)
Tentative Parcel Map No. 72193, prepared by EGL Associates
• Initial Environmental Study and Negative Declaration
• Mitigation Monitoring and Reporting Program
• Parking and Access Agreement with The Stronach Group /Owner
• Grading Plan and Standard Urban Stormwater Management Plan
• Water Efficient Landscape Plan
Interpretation of the Specific Plan
Interpretation of the provisions of the Specific Plan 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, and includes:
1. Determinations regarding issues, conditions, or situations that arise that are not
addressed by the Specific Plan.
2. Approval of signs in compliance with the standards of the CO -H6 zoning
designation.
3. Additions, deletions and changes to the Specific Plan exhibits or text that
substantially comply with the Specific Plan.
4. Adjustments to the site plan, building elevations, and all other conceptual plans.
5. Building - mounted mechanical equipment or cellular installations.
The Director 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 by publication in a newspaper of general circulation. 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.
2. Will not adversely affect public health and safety.
3. Will not adversely affect adjacent property.
Hale Medical Center Specific Plan
May 7, 2093
Page 3
HALE MEDICAL CENTER
289 W. HUNTINGTON DRIVE
ARCADIA. CA 91007
SUMMARY.
ZONE
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LAND, +/ -188, 273 BF
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HALE HEWCAL CENTER SPEUMC PLAN
Specific Plan — Santa Anita 1
Conditions of Approval
1. The final map for the Tentative Parcel Map shall include a vehicular access easement at the
north and west sides of the new 4.25 acre parcel with the remaining Santa Anita Park
property. Prior to final approval of the medical office building, the final map for the Tentative
Parcel Map shall be approved and recorded at the Los Angeles County Recorder's Office.
2. The elevator tower at the Methodist Hospital site and pedestrian bridge across Huntington
Drive shall be revised as follows:
® The design of the elevator tower shall be revised to limit the use of slate tile to a
secondary accent material. The remainder of the tower shall feature materials, colors,
and details consistent with the adjacent Methodist Hospital building. The revised design
shall be subject to the approval of the Development Services Director.
The design of the pedestrian bridge support column shall be revised to limit the use of
slate tile to a secondary accent material. The remainder of the fagade shall feature
materials, colors, and details consistent with the medical office building. The revised
design shall be subject to the approval of the Development Services Director.
3. A project to address the current sewer main deficiency is under consideration in the City's
Capital Improvement Program to design the necessary improvements in Fiscal Year 2014-
15 and to construct the improvements in Fiscal Year 2015 -16. The developer has submitted
an area sewer study to determine the impact of the project on the sewer system. Prior to
the issuance of a building permit for the project, and provided no alternative point of sewer
connection with adequate capacity to serve the project is determined to be available when
needed, the developer shall be required to pay to the City the entire cost of the necessary
improvements in order for the City to construct the necessary improvements consistent with
the current CIP. The developer shall receive credit against applicable CIP fees equivalent to
the amount paid by the developer in excess of the developer's fair share. If CIP fee credits
are insufficient to allow for full reimbursement, developer and City shall enter into a
reimbursement agreement to provide for reimbursement as funds from the CIP program are
available for this purpose.
4. A minimum of 366 parking spaces shall be provided for the medical office project as shown
on the Specific Plan document submitted to the City as of May 7, 2013. Except as provided
hereafter, the parking spaces shall all be available for unrestricted use by and for purposes
of the proposed project. The applicant shall execute and record against the applicant's
property an agreement ( "Parking Agreement ") with the owner of the adjacent Racetrack
property pursuant to which Santa Anita Park is permitted to use the parking lot on the
applicant's property for purposes of Racetrack parking on all Saturdays, Sundays and State
and federal holidays, on all weekdays after 6:00 p.m. and on all dates on which a Breeders'
Cup or similar special horse racing event is held. The Parking Agreement shall be
submitted by the applicant to the City for review and approval of the substance and form
thereof prior to execution and recordation thereof by the applicant in the Los Angeles
County Recorder's Office. The Parking Agreement shall expressly provide, among other
provisions, that the Parking Agreement shall not be amended, or terminated without the prior
written approval by the City. The applicant shall provide proof to the City, by means of a
conformed copy of the recorded Parking Agreement and a title report, that following review
and approval by the City, the Parking Agreement has thereafter been recorded by the
applicant in the Los Angeles County Recorder's Office, together with documents evidencing
subordination thereto executed by all parties who own an interest in the property which
could ripen into a fee interest. The applicant shall not be entitled to issuance by the City of
any building permit for the medical office project or any other project on the property until
the applicant has first provided the foregoing proof to the City.
5. The applicant shall execute an agreement with the City, in a form and substance approved
by the City Manager and approved as to form by the City Attorney, pertaining to an
encroachment of the proposed overhead walkway above Huntington Drive from the subject
project site to Methodist Hospital. The agreement shall provide, among other matters, that
the owner of the subject project site and any and all successors in interest of the owner
shall have sole responsibility to repair and maintain the overhead walkway, and shall
undertake any and all such repair and maintenance at their cost and expense promptly
upon demand by the City. The agreement shall also provide, among other matters, that the
owner of the subject project site shall maintain at all times general liability insurance
pertaining to the overhead walkway in a form, substance and amount approved by the City
Manager, or his /her designee. The agreement shall further provide that such insurance
shall be issued by an insurer rated at least A -VII or better in Best's Insurance Guide or any
similar rating guide approved by the City, that the insurer shall be admitted by the State of
California to issue such insurance policies in California and that by endorsement to the
policy, the insurance covers as additional insured parties the City and its officials, officers,
employees and agents. The applicant shall obtain for recordation against the subject
project site fully executed subordinations to the agreement,' in a form and substance
approved by the City Manager, from any and all persons or entities who have an interest in
the project site which could ripen into a fee interest. The agreement and all subordinations
shall be recorded by the applicant in the Office of the Los Angeles County Recorder prior to
issuance by the City of any building permit for the proposed project, and the applicant shall
provide evidence of such recordation to the City in a form deemed acceptable by the City
Manager and City Attorney. Prior to commencement of construction of such overhead
walkway, the applicant shall provide to the City's Development Services Director plans and
specifications for the overhead walkway, including without limitation architectural design, for
approval by the Development Services Director. The overhead walkway shall be
constructed in accordance with such plans and specifications. Prior to issuance of any
building permit for the proposed project, the applicant shall submit to the City for review and
approval by the City Manager, or his /her designee , an agreement between the owner of the
subject project site and Methodist Hospital pursuant to which among other matters, the
Hospital agrees, on behalf of itself and its successors in interest (other than the City), to
permit the overhead walkway to be constructed, in relevant part, on the property on which
the Hospital is located. The agreement between the owner of the subject project site and
the Hospital shall be in a form and substance approved by the City Manager, and approved
as to form by the City Attorney, and shall provide among other matters that the agreement
shall not be terminated without prior written consent of the City.
6. The project shall comply with all of the conditions and mitigation measures listed in the
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP)
prepared for this project.
7. All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with to the satisfaction of the
Building Official, City Engineer, Development Services Director, Fire Marshal, and Public
Works Services Director. Any changes to the facilities or structures may be subject to the
issuance of permits after having fully detailed plans submitted to the City for plan check
review and approval.
8. The uses approved by these applications shall be operated and maintained in a manner that
is consistent with the proposal and plans submitted and approved; and shall be subject to
periodic inspections, after which the provisions of this approval may be adjusted after due
notice to address any adverse impacts to the adjacent streets, rights -of -way, and /or the
neighboring businesses, residents, or properties.
9. Noncompliance with the plans, provisions and conditions of approval shall be grounds for
immediate suspension or revocation of any approvals, which could result in the closing of
the on -site businesses.
10. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers,
employees, and agents from and against any claim, action, or proceeding against the City
of Arcadia, its officers, employees or agents to attack, set aside, void, or annul any approval
or condition of approval of the City of Arcadia concerning this project and /or land use
decision, including but not limited to any approval or condition of approval of the City
Council, Planning Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law applicable to
this project or decision. The City shall promptly notify the applicant of any claim, action, or
proceeding concerning the project and /or land use decision and the City shall cooperate
fully in the defense of the matter. The City reserves the right, at its own option, to choose
its own attorney to represent the City, its officers, employees, and agents in the defense of
the matter.
11. Approval of these applications shall not become effective until the property owner(s) and
applicant(s) have executed and filed with the Development Services Department an
Acceptance Form to indicate awareness and acceptance of these conditions of approval.
DATE: May 21, 2013
TO: Honorable Mayor and City Council
STAFF REPORT
Development Services Department
FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director
By: Jim Kasama, Community Development Administrator
SUBJECT: CONTINUANCE OF SPECIFIC PLAN NO. SP 13 -01, TENTATIVE
PARCEL MAP NO. TPM 13 -01, GENERAL PLAN AMENDMENT
NO. GPA 13 -01, ZONE CHANGE NO. ZC 13 -01, AND
ARCHITECTURAL DESIGN REVIEW NO. ADR 13 -04 FOR A 4-
STORY, 70,096 SQUARE FOOT MEDICAL OFFICE
DEVELOPMENT AT 289 W. HUNTINGTON DRIVE.
Recommendation: Conditional Approval and adoption of
Ordinance Nos. 2307 & 2308 and Resolution Nos. 6865 & 6866
SUMMARY
At the May 7, 2013, City Council meeting, a public hearing was held on the Hale
Corporation's proposed 4 -story, 70,096 square foot, medical office building. The
May 7, 2013 staff report is attached. During the hearing, an attorney for the
owners of the adjacent parcel at 301 West Huntington Drive presented the
attached letter that details their objections to certain aspects of the Mitigated
Negative Declaration, which is attached to the May 7, 2013, staff report. The
attorney also mentioned that there is a dispute regarding the applicability of a
parking easement between the property at 301 West Huntington Drive and the
Santa Anita Park property, on which the proposed medical building is to be
situated.
Aside from the applicant, this was the only testimony presented with regard to the
proposed project. Since there were no others wishing to testify, the City Council
closed the public hearing. Due to the length of the letter (16 pages) and the
technical nature of the contents, the City Council continued its discussion of this
proposal to the May 21, 2013, regular meeting to provide staff with time to review
the letter and prepare an appropriate response.
The primary statement of the letter is that a Mitigated Negative Declaration is
inadequate for the proposed medical office building and that an Environmental
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04 — Continuance
289 W. Huntington Drive
May 21, 2013 — Page 2 of 3
Impact Report (EIR) should be prepared. The response is being prepared by the
City Attorney and will be presented to the City Council at the May 21, 2013,
meeting.
Prior to tabling the discussion, Council Member Kovacic inquired whether
Arcadia Methodist Hospital was in agreement with the developer's proposed
walkway over Huntington Drive and the placement of the elevator tower on the
Hospital's property. The Council Member also asked if the developer would be
responsible for the maintenance of the bridge.
With regard to the parking easement concern, the City Attorney has revised the
recommended Condition of Approval No. 4. In response to the concern raised by
Council Member Kovacic, Condition of Approval No. 5 has also been revised.
These revisions have been incorporated into the proposed Specific Plan that is
attached to Ordinance No. 2307. Pending the City Attorney's response to the
letter, and based on the revised Conditions of Approval, it will be recommended
that the City Council conditionally approve the project.
RECOMMENDATION
It is recommended that the City Council conditionally approve the project, adopt
the Mitigated Negative Declaration, approve Tentative Parcel Map No. 72193,
introduce Ordinance Nos. 2307 and 2308, and adopt Resolution Nos. 6865 and
6866.
For Introduction
ORDINANCE NO. 2307 -- AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF ARCADIA, CALIFORNIA, ADOPTING SPECIFIC
PLAN — SANTA ANITA 1 AND THE SPECIFIC LAND USE
REGULATIONS CONTAINED THEREIN FOR THE HALE MEDICAL
CENTER ON THE PROPERTY LOCATED AT 289 WEST
HUNTINGTON DRIVE
ORDINANCE NO. 2308 -- AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF ARCADIA, CALIFORNIA, MAKING CERTAIN
AMENDMENTS TO THE TEXT OF THE ARCADIA ZONING CODE;
AND AMENDING THE ZONING DESIGNATION OF CERTAIN
PROPERTY WITHIN THE CITY FROM "S -1, SPECIAL USES ", TO
"SP -SA1, SPECIFIC PLAN SANTA ANITA 1 ",WITH RESPECT TO
THE HALE MEDICAL CENTER SPECIFIC PLAN
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04 — Continuance
289 W. Huntington Drive
May 21, 2013 — Page 3 of 3
For Adoption
RESOLUTION NO. 6865 — A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING GENERAL
PLAN AMENDMENT NO. GPA 13 -01 TO CHANGE THE GENERAL
PLAN LAND USE DESIGNATION OF THE PROPERTY AT 289 W.
HUNTINGTON DRIVE FROM "SANTA ANITA PARK COMMERCIAL
(0.3 FAR)" TO "COMMERCIAL (0.5 FAR) ".
RESOLUTION NO. 6866 — A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING
ARCHITECTURAL DESIGN REVIEW NO. ADR 13 -04 FOR A FOUR -
STORY, 70,096 SQUARE FOOT MEDICAL OFFICE DEVELOPMENT
AT 289 WEST HUNTINGTON DRIVE.
!s�
Attachments: May 7, 2013 Staff Report
Aerial Photos of Site
Planning Commission Resolution No. 1869
Photos of the Subject Site and Surrounding Properties
Architectural Plans and Renderings
City Council Study Session Minutes from October 2, 2012
Traffic Impact Analysis Conclusions
Initial Study and Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program
Arcadia Office Market Study by Keyser Marston Associates
Proposed Revision to Zoning Map
Tentative Parcel Map No. 72193
Radius Map
Letter from Neighbor's Attorney (Manatt)
Ordinance Nos. 2307 and 2308
Resolution Nos. 6865 and 6866
='
"V M!,
STAFF REPORT
Development Services Department
DATE: May 7, 2013
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director
By: Jim Kasama, Community Development Administrator
Prepared by. Tim Schwehr, Associate Planner
SUBJECT: CONSIDERATION OF SPECIFIC PLAN NO. SP 13 -01, TENTATIVE
PARCEL MAP NO. TPM 13 -01, GENERAL PLAN AMENDMENT NO.
GPA 13 -01, ZONE CHANGE NO. ZC 13 -01, AND ARCHITECTURAL
DESIGN REVIEW NO. ADR 13 -04 FOR A FOUR- STORY, 70,096
SQUARE FOOT MEDICAL OFFICE DEVELOPMENT AT 289 W.
HUNTINGTON DRIVE.
Recommendation: Conditional Approval and introduction of Ordinance
Nos. 2307 and 2308 and adoption of Resolution Nos. 6865 and 6866
SUMMARY
The applicant proposes to build a four -story, 70,096 square foot medical office building
with a 366 space surface parking lot at 289 W. Huntington Drive, and a pedestrian
bridge over Huntington Drive connecting the proposed building with the Methodist
Hospital property at 300 W. Huntington Drive. The project site at 289 W. Huntington
Drive consists of 185,177 square feet (4.25 acres) of the 301 acre Santa Anita Park
property, and is within the southerly 85 acre development area designated for future
commercial development - aerial photos of the site are attached.
The proposed project requires approval of the following applications:
• A Specific Plan to develop 4.25 acres of the Santa Anita Park property with a
medical office development.
A Tentative Parcel Map to subdivide 185,177 square feet (4.25 acres) from two
existing parcels totaling 13,143,859 square feet (301 acres).
A General Plan Amendment to revise the General Plan Designation from Santa
Anita Commercial (0.3 FAR) to Commercial (0.5 FAR).
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 2 of 16
• A Zone Change to revise the zoning from S -1 (Special Uses) to SP -SA1 (Specific
Plan — Santa Anita 1).
• Architectural Design Review approval of the proposed building and pedestrian
bridge.
This proposal was presented to the Planning Commission at their regular meeting on
April 9, 2013, for their consideration and recommendation to the City Council. At this
meeting, the Planning Commission adopted Resolution No. 1869 (attached)
recommending to the City Council conditional approval of these applications, subject to
staffs recommended conditions of approval, which included a requirement to further
enhance the design of the east, west, and south sides of the building to improve the
aesthetics of the project and more closely match the front entrance of the building (north
elevation).
It is recommended that the City Council conditionally approve the project and adopt the
Mitigated Negative Declaration by introducing Ordinance Nos. 2307 and 2308 and
adopting Resolution Nos. 6865 and 6866.
DISCUSSION
The Santa Anita Park property encompasses approximately 301 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 (see attached aerial
photos). The major elements of the site consist of the dirt and turf tracks, 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. The proposed project would be developed on 4.25 acres of the 301
acre site, located in the southeastern parking lot area adjacent to an existing medical
office building. Photos of the site and the surrounding properties are attached.
Properties to the southeast and east of the site are developed with the Methodist
Hospital and associated medical offices, Arcadia City Hall and the Police Station.
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). The
proposed project does not impact this determination as it does not impact any of the
existing structures on site.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13.04
289 W. Huntington Drive
May 7, 2013
Page 3 of 16
The zoning of the site is a combination of S -1 (Special Use Zone -Horse Racing) and
R -1 (Single- Family Residential). The S -1 & R -1 Zoning of Santa Anita Park have been
in place since the 1950's. The S -1 Zone, where the subject property is located, permits
horse racing and related uses and encompasses much of the Santa Anita Park
property.
The medical office building property directly to the southwest is zoned CO -H6
(Commercial Office with a Height Overlay of 6 stories). This property was subdivided
from the Santa Anita Park property in 1985; construction of the medical office
development was completed in 1987. A pedestrian bridge across Huntington Drive
connects the medical office building with Methodist Hospital.
The proposal would develop a 4.25 acre portion of the Santa Anita Park parking lot with
a four -story, 70,096 square foot medical office building and a 366 space surface parking
lot. A pedestrian bridge across Huntington Drive connecting the proposed development
with the Methodist Hospital property is also proposed. The project has a Floor Area
Ratio (FAR) of 0.38.
The new four -story medical office building would have a maximum height of 63'-6 ". The
architecture is contemporary in style featuring blue -green colored spandrel glass, off -
white and tan colored walls, aluminum storefront windows and glass, and slate accent
tiles. The proposed materials, colors, and details are characteristic of contemporary
commercial office buildings. It was recommended that the design of the east, west, and
south elevations of the building be enhanced to have a higher quality appearance
consistent with the north elevation. These proposed enhancements are shown on the
attached renderings. A detailed discussion of this issue is presented later in this staff
report within the Architectural Design section.
The pedestrian bridge would extend from the second floor of the office building at the
east elevation and cross Huntington Drive with a 15 foot height clearance to a proposed
elevator tower on the Methodist Hospital property. The elevator tower is proposed at
approximately 28 feet in height and is situated in a landscaped area adjacent to the
Methodist Hospital building. It will not connect directly with any of the Medical Center
buildings. The use of the pedestrian bridge would be restricted to physicians and
authorized personnel. The existing medical office building at 301 W. Huntington Drive
has a similar pedestrian bridge across Huntington Drive; however, this bridge connects
directly with the second floor of the hospital.
The proposed surface parking lot includes 366 parking spaces, with ingress and egress
to the parking lot at Huntington Drive, Centennial Way, and an interior roadway of Santa
Anita Park. There is a 60 foot long passenger loading area near the northwest corner of
the building. A 40'x 18' commercial loading area is proposed in the southwest corner of
the parking lot. A parking agreement has been reached between the developer and
Santa Anita Park that would allow the Racetrack to utilize the medical office parking
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 4 of 16
spaces on all Saturdays and Sundays, public holidays, weekdays after 6:00 p.m., and
when a Breeders' Cup event is held. City approval of the final version of the parking
agreement is recommended as a condition of approval.
This project requires approval of applications for a Specific Plan, General Plan
Amendment, Zone Change, Tentative Parcel Map, and Architectural Design Review
Application. Each of these applications is described below.
Specific Plan
Since 1996, the City's General Plan has designated 85 acres of the southerly Racetrack
parking lot as "Commercial" and described 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 ". Even
though a single medical office building is not the target for such a process, it is
important that the Hale Medical Center project is processed as a Specific Plan in
accordance with Sections 9296 et seq. of the Arcadia Municipal Code. These sections
of the Municipal Code establish the authority for a legislative body to adopt a Specific
Plan when it is in the public interest to do so.
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 Santa Anita Park property is clearly a unique site within
the City of Arcadia; however, the proposed project represents only 4.25 acres of the 85
acres designated for commercial development. Because the Specific Plan process is
typically only initiated for parcels far greater in size, the concept of this project was
brought to the City Council on October 2, 2012 (see attached study session minutes).
The City Council reasoned that a Specific Plan would be the appropriate process in this
case, to be consistent with the General Plan and the importance of this overall site.
The City Council did initially express concern with the possibility that by "breaking off'
this 4.25 acre parcel, the commercially- designated 85 acres of the site would be
16 piecemealed" and not developed in a consistent fashion. After discussion, it was
determined that the project concept could move forward as a Specific Plan because of
the location and synergy with the hospital and the existing 301 W. Huntington Office
building. However, the City Council clearly articulated that they felt that the remainder
of the commercial property on the Santa Anita property should be part of a cohesive
master plan for the site, and that additional small -scale use of the parking area would
need to be part of a coordinated phasing plan for the development of the site. Based on
this, a Specific Plan has been proposed for the project.
The Specific Plan will include the site plan for the development, the conditions of
approval, the Initial Environmental Study and Mitigation Measures, and the associated
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 5 of 16
technical studies that were prepared for the project. if approved, the Specific Plan will
be incorporated into the Arcadia Municipal Code, and will be shown as such on the
official Zoning Map of the City as SP -SA1 (Specific Plan, Santa Anita 1).
The Specific Plan includes development standards tailored to this site. Standards
include building height, setbacks from Huntington Drive, lighting, parking, loading, and
signage. The project has been developed mostly in accordance with the Commercial
Office zoning, including a Height Overlay of six stories (CO -1-16). This is the zoning of
the adjacent property (301 West Huntington Drive) and is the most logical and
consistent zoning for this site and location to use as a model.
A Specific Plan may alter Zoning standards to fit the unique characteristics of the area
within the Plan. In this case, the proposed Specific Plan development standards match
the development standards of the CO -H6 zoning /height overlay, with the following minor
variations:
• Parking lot landscaping as proposed in lieu of 10% of the total parking lot area
and one tree for every five parking spaces. The project provides approximately
10% overall landscaping throughout, but does not provide 10% for the total
parking lot area or one tree for every five parking spaces. This is due to the fact
that this is an existing parking lot and the landscaping and trees have been
added mostly to the perimeter of the site, along Huntington Drive and the
entrance from Centennial Way, where they add more value. This is a preferable
option to removing existing parking area to insert landscaping islands and
planters to meet the letter of the Code on this issue.
Passenger and commercial loading as proposed in lieu of seven 25' x 10' striped
loading spaces for a 70,096 square -foot commercial building. The Municipal
Code requires one loading area per 10,000 sq. ft. of building without
consideration to land use. Medical office uses do not require this level of loading
for large vehicles and equipment at the rear of the building; rather, there is a
heightened demand for pickup /drop off spaces near the entrance. In reaction to
this, the applicant has provided a large commercial loading space as well as a
drop -off area in front of the building, which is much more suitable for the medical
office use.
The surface parking lot includes 366 total spaces, with ingress and egress to the
parking lot at Huntington Drive, Centennial Way, and an internal roadway of Santa Anita
Park at the west perimeter of the site. The parking requirement for this project is
subject to the development standards of the Specific Plan, which in accordance with
CO -H6 zoning requires 350 parking spaces. With 366 spaces provided, the project has
a parking surplus of 16 spaces. A 60 foot long loading area is proposed near the
northeast corner of the building. A 40' x 18' commercial loading /delivery area is
provided in the southwest corner of the parking lot. A parking agreement between
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 6 of 16
Santa Anita Park and the developer has been reached and would allow the Racetrack
to utilize the medical office parking spaces on all Saturdays and Sundays, public
holidays, weekdays after 6:00 p.m., and when a Breeder's Cup Event is held. City
approval of the final version of the parking agreement is recommended as a condition of
approval.
The site plan and Initial Environmental Study provide 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. With the mitigation measures and
conditions outlined in this staff report, the project will comply with all City and State
requirements. A Traffic Impact Analysis was prepared by Linscott Law & Greenspan
(LLG) to forecast 'peak hour vehicle trip generation, anticipate distribution of project
vehicle trips, and analyze existing intersection /corridor operations.
The following intersections were studied:
1. Baldwin Avenue /Huntington Drive
2. Gate 3 -Holly Avenue /Huntington Drive
3. Colorado Place /Huntington Drive
4. Santa Clara Street/Huntington Drive
5. Santa Anita Avenue /Huntington Drive
6. Centennial Way/West Huntington Drive
7. Centennial Way /East Huntington Drive
Based on the analysis, the proposed project is expected to generate 172 additional
vehicle trips during the AM peak hour, 257 trips during the PM peak hour, and 2,602
total trips on a typical weekday. It was concluded that the proposed project will not
create significant traffic impacts at any of the study intersections, and the levels -of-
service (LOS) will remain the same. The conclusions of the Traffic Impact Analysis are
included as an attachment to this staff report.
The proposed project will be tied -in to the existing sewer main on Huntington Drive,
which is considered to be deficient according to the City's Public Works Department
because of a small "pinch- point" portion of the pipe near Holly Avenue. Based on the
Los Angeles County Average Daily Sewage Design Standard, estimated tributary flow
to the sewer system from the new project will be substantially more than the previous
loading from the property. Based on the load calculations provided by the applicant,
Arcadia's Public Works Department determined that in all cases, the flow would be
considered greater than the design capacity of a portion of the existing pipe.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 7 of 16
A project to address the current sewer main deficiency is under consideration in the
City's Capital Improvement Program to design the necessary improvements in Fiscal
Year 2014 -15 and to construct the improvements in Fiscal Year 2015 -16. The developer
has submitted an area sewer study to determine the impact of the project on the sewer
system. Prior to the issuance of a building permit for the project, the developer must
pay a fair share of the construction cost of this sewer project. Based on the area sewer
study, this fair share contribution will not exceed 5% of the total project cost. Prior to
the issuance of a Certificate of Occupancy, if the necessary improvements have not
been constructed, the developer shall be required to construct the necessary
improvements and a reimbursement agreement will be developed to reimburse the
developer for the cost of the project with the exception of the fair share contribution. The
above requirement is included in the recommended conditions of approval for this
project.
Implementation of the Specific Plan will require coordination between the developer and
the property owner of 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 Initial Environmental Study. The mitigations
and Project requirements, both on and off site, are listed in the attached Mitigation
Monitoring and Reporting Program (MMRP).
Part of the review of a Specific Plan document is to determine whether there is a need
for a market study or market feasibility analysis. In this case, although the proposed
project is a single -use project, it was concluded that there was a need to have a greater
understanding of the demand for medical office uses in the City of Arcadia. This was
primarily due to the fact that, recently, a project proposing 40,000 square feet of medical
office space was approved by the City Council. In addition, the subject project is 70,000
square feet in size and there is a third medical office building project under
consideration in the immediate area.
The Development Services Department retained the services of Keyser Marston
Associates to evaluate the medical office market conditions in this area. The attached
"Arcadia Office Market Study" reviewed socio - economic characteristics, employment
and business information, an office overview, broker interviews, and a number of
additional details to evaluate demand for medical office space. Among the conclusions
of the report, Keyser Marston states that over the next five years there is approximately
80,000 square feet of market support (including the filling of vacant space and areas
outside the City) for medical space. Brokers indicate that there is near term demand of
between 30,000 - 60,000 square feet of medical office demand in the area. Finally, the
Study concludes that there is approximately 280,000 square feet of medical related
office space potential within the three -mile market area in the next 15 years. A copy of
the market study is included as an attachment to this staff report.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 8 of 16
If the subject property AND the previously approved project at 161 Colorado Place are
both constructed, this would provide 110,000 square feet of medical office space in
close proximity to Methodist Hospital. While this exceeds the Study's projections of local
near -term demand for medical office space, it also presents an opportunity to contain
the majority of the expected future demand within the three -mile area to the City of
Arcadia. The applicant indicates that lease commitments to fill 60% of the proposed
square footage are already in place.
General Plan Amendment
In September 1996, the City Council adopted a General Plan update. As a result of the
many public hearings relating to that update 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 0.3 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 text 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 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 southerly, [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...
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 9 of 16
In 2010, the City completed a substantial General Plan Update. The Update included
substantial review of the language included for this property. The determination was
made that the vision for the area was the same as it had been in 1996. The only new
language added to the General Plan was relative to any project that might occur in the
event that horse racing no longer occurs on site.
The detailed language included in the General Plan is intended for a large, integrated
commercial /retail project. Therefore, the vast majority of the General Plan language is
not applicable to the current project. Nevertheless, it is important to evaluate this project
in accordance with the General Plan to ensure that the development of this portion of
Santa Anita Park would not inhibit the future development envisioned in the General
Plan.
The Hale Medical Center Specific Plan is consistent with the General Plan language. As
has been stated, the General Plan is focused on a large commercial development in the
southern parking lot. This project represents only 5% of the commercially - designated
property on the Racetrack property and 1.4% of the entire site. The General Plan states,
on Page 2 -66 that "Office uses should at most be a minor portion of new development
and be supportive of the overall commercial character of the site ". In addition, Page 2-
69 of the General Plan states that, "it is likely that new development will occur in a
number of increments. Individual increments need to yield a cohesive, viable mix of
uses, and should not be predicated on the construction of a subsequent increment.
Development needs to appear complete." This is the first "increment" to be developed,
but as such it meets the intent of the General Plan and does not conflict with any
General Plan goals.
The only actual General Plan Amendment that is required concerns Floor Area Ratio.
The entire 85 acres of the southerly racetrack property includes a FAR Overlay of 0.3.
This was put in place in 1996 as a way to ensure that development of all 85 acres did
not overwhelm the Grandstand and other surrounding uses. However, this is the lowest
FAR found anywhere in the City. The vast majority of commercial property in the City,
including the adjacent 301 W. Huntington Drive property, has an FAR of 0.5. Because
this Specific Plan will only apply to the 4.25 acre property included in the proposal, the
applicant is requesting a General Plan Amendment to change the FAR to 0.5 to be
consistent with the adjacent property and the rest of the commercial property in Arcadia.
In actuality, the FAR proposed is less than 0.5, as the 70,096 square foot medical office
building represents an FAR of 0.38 on this site.
This amendment reflects 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. The proposed
development would not obstruct views of the Grandstand from Huntington Drive at the
southern portion of the site. The project is oriented in the best possible location on the
site to preserve views. The building is oriented with its narrow axis towards Huntington
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 10 of 16
Drive. Views of the Grandstand will remain intact along this stretch of Huntington Drive
until an individual is directly adjacent to the new building. In fact, the existing 301 W.
Huntington Drive building is situated in a similar manner to the proposed structure. As
such, no General Plan Amendment is needed related to view preservation of the
Grandstand and no additional Amendments to the General Plan are sought. The
proposed building is compliant with any commercial development zone in the City that
has an H6 or greater Height Overlay, does not include a parking structure, and does not
convey an overly massive appearance in this area. For these reasons, the increase in
FAR for this property is appropriate.
Zone Change
Currently, the 85 southern acres of the Santa Anita Park site are Zoned S -1 and R -1.
The addition of the Specific Plan will create a new zone of "SP -SA1" over the 4.25 acre
project site. There will be no change to the zoning of the remainder of the site. A Zoning
Map showing the proposed revision is attached to this staff report. The proposed
breakdown of the zoning is shown in the table below:
Zoning
Acres
Proposed Development
SP -SA1
4.25
Hale Medical Center — Medical Office Use
S -1 & R -1
80.75
Horse Racing & Parking Lot — Same as current
All development within the SP -SA1 Zone will be consistent with the provisions of the
Specific Plan. To facilitate the zone change, a new zoning designation will be added by
amending Section 9231.21.1 within the Establishment of Zones Division in the Arcadia
Municipal Code to read as follows:
9231.21.1 SP -SA1- SPECIFIC PLAN —SANTA ANITA 1
And, the following will replace the existing language in Section 9297:
9297 PURPOSE AND INTENT
Specific Plan Santa Anita 1 is a planning tool to guide development and
design of the Hale Medical Center building . and includes the zoning
designation of SP -SA1. Regulations and design elements for the SP -SA1
zone, with related implementing actions, are set forth in Ordinance No.
2307 adopting Specific Plan — Santa Anita 1 for the Hale Medical Center.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 11 of 16
Tentative Parcel Ma
The proposed Tentative Parcel Map (attached) would subdivide 4.25 acres from two
existing parcels totaling 301.74 acres. Subdividing the development site from the rest of
the property will facilitate the sale or leasing of the site. Unlike the medical office
development at 301 W. Huntington Drive, this site would remain connected to the Santa
Anita Park property by three vehicular driveways at the west and north ends of the
parking lot. A parking agreement has been reached between the developer and the
owners of Santa Anita Park (see discussion in the Specific Plan section of this staff
report). The new parcel complies with all of the City's subdivision requirements. To
ensure that vehicular access remains open between the two properties, a vehicular
access easement is recommended to be added to the Parcel Map as a condition of
approval.
Architectural Desi n
Santa Anita Park is a world class site and any new project should read as an excellent
addition to this site. The Development Services Department's response to the original
design proposal was that the elevations, while complementary to Methodist Hospital,
were rather generic in appearance for this particular site. The recommendation to the
developer was to consider additional design features, architectural treatments, building
articulation, site amenities, decorative pavers, landscaping, or other unique features to
make the project an excellent addition to the site; particularly at the east elevation. In
response to this comment, slate tile treatments were added to the east elevation at the
junction of the pedestrian bridge. The remainder of the design was as originally
proposed.
At the April 9, 2013, Planning Commission Meeting, the architecture of the project was
reviewed by the Planning Commission. Staffs recommendation at this meeting was that
further revisions be made to the east, west, and south sides of the building to improve
the aesthetics of the project and more closely match the front entrance of the building
(north elevation). One specific suggestion was to incorporate glass curtain projections
into these elevations to correspond with the large glass curtain design element at the
front entrance to the building (north elevation). Minor revisions were also recommended
for the pedestrian bridge and Methodist Hospital elevator tower. The Planning
Commission agreed with this assessment, and the recommended revisions to the
architecture were included as Condition Nos. 2 and 3 of the Planning Commission's
recommendation to the City Council for this project (Resolution No. 1869).
Since the Planning Commission meeting, the developer has presented staff with revised
renderings to meet staffs original recommendation. These are positive changes which
will add to the overall aesthetic of the design. The east, west, and south elevations have
been modified by adding accents and architectural features to the tower elements to
make them more prominent. In addition, the rear (south) elevation has been modified by
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 12 of 16
adding a horizontal "cap" feature to the roofline and additional articulation and vertical
elements to recall the glass element on the front (north) elevation. The attached
renderings depict the modified elevations. At the April 9, 2013, Planning Commission
meeting, minor adjustments were recommended to the location of the elevator tower
and pedestrian bridge support column to comply with the City's setback and driveway
visibility requirements (Condition No. 3 of Resolution No. 1869). Since the Planning
Commission meeting, the developer has revised the bridge support column to comply
with the sidewalk setback requirement. On further investigation, it was found that the
driveway adjacent to the proposed elevator tower is an entrance only driveway, with "no
exit" signs displayed prohibiting /discouraging use of the driveway as an exit. As such,
the visibility area requirement is not applicable to this driveway, and no revision is
needed to the location of the elevator tower. At the April 9, 2013, Planning Commission
meeting, the landscaping of the project was reviewed by the Planning Commission.
Staff's recommendation at this meeting was to revise the landscaping to provide a five
foot landscaped buffer between the parking lot and the east property line, and enhance
the landscaping between the medical office building and Huntington Drive. The Planning
Commission agreed with this assessment, and the recommended revisions to the
landscaping were included as Condition No. 4 of the Planning Commission's
recommendation to the City Council for this project. Since the Planning Commission
meeting, the developer has revised the landscaping to incorporate these
recommendations into the design. As such, no further revisions are recommended to
the landscaping, and the landscaping recommendation has been eliminated from the
recommended Conditions of Approval.
ENVIRONMENTAL REVIEW
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the
Development Services Department prepared the attached Initial Study and a Mitigated
Negative Declaration for the proposed project. With the mitigation measures, the
project was determined to have less than significant impacts. A detailed review is
included in the Initial Study. The City has prepared a Mitigated Negative Declaration
and a Mitigation Monitoring and Reporting Program (MMRP).
The Initial Study /Notice of Intent to Adopt a Mitigated Negative Declaration was
circulated for public review, for a period of 20 days (April 15, 2013, to May 7, 2013).
CEQA also requires the lead agency (City of Arcadia) to specify the location and
custodian of the documents and other materials which constitute the record of
proceedings upon which the lead agency's environmental determination is based.
These documents were made available at Arcadia City Hall and at the Arcadia Public
Library.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 13 of 16
PUBLIC NOTICEICOMMENTS
Public hearing notices for this item were mailed on April 16, 2013, to the property owners
and tenants of those properties that are located within 1,000 feet of the subject property —
see the attached radius map. Pursuant to the provisions of the California Environmental
Quality Act (CEQA), the public hearing notice was published in the Arcadia ' Weekly on
April 15, 2013, including the Notice of Intent to Adopt a Negative Declaration, which was
filed with the L.A. County Recorder's Office for the required 20 -day posting on April 16,
2013. As of Tuesday, April 30, 2013, staff had not received any comments in response to
the notices.
FISCAL IMPACT
There is no expected fiscal impact to the City as a result of this project. The developer
will pay a fair share amount for the necessary upgrade to the sewer system, and will
pay all other necessary utility and development costs.
RECOMMENDATION
It is recommended that the City Council conditionally approve.,the project and adopt the
Mitigated Negative Declaration by introducing the attached Ordinance Nos. 2307 and
2308 and Resolution Nos. 6865 and 6866, subject to the following conditions:
The final map for the Tentative Parcel Map shall include a vehicular access
easement at the north and west sides of the new 4.25 acre parcel with the
remaining Santa Anita Park property. Prior to final approval of the medical office
building, the final map for the Tentative Parcel Map shall be approved and
recorded at the Los Angeles County Recorder's Office.
2. The elevator tower at the Methodist Hospital site and pedestrian bridge across
Huntington Drive shall be revised as follows:
• The design of the elevator tower shall be revised to limit the use of slate tile
to a secondary accent material. The remainder of the tower shall feature
materials, colors, and details consistent with the adjacent Methodist
Hospital building. The revised design shall be subject to the approval of the
Development Services Director.
The design of the pedestrian bridge support column shall be revised to limit
the use of slate tile to a secondary accent material. The remainder of the
fagade shall feature materials, colors, and details consistent with the
medical office building. The revised design shall be subject to the approval
of the Development Services Director.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 14 of 16
3. A project to address the current sewer main deficiency is under consideration in
the City's Capital improvement Program to design the necessary improvements in
Fiscal Year 2014 -15 and to construct the improvements in Fiscal Year 2015 -16.
The developer has submitted an area sewer study to determine the impact of the
project on the sewer system. Prior to the issuance of a building permit for the
project, the developer must pay a fair share of the construction cost of this sewer
project. Based on the area sewer study, this fair share contribution will not exceed
5% of the total project cost. Prior to the issuance of a Certificate of Occupancy, if
the necessary improvements have not been constructed, the developer shall be
required to construct the necessary improvements and a reimbursement
agreement will be developed to reimburse the developer for the cost of the project
with the exception of the fair share contribution.
4. A parking agreement shall be required to allow Santa Anita Park to utilize the
parking lot of the medical office development on all Saturdays and Sundays, public
holidays, weekdays after 6:00 p.m., and when a Breeders' Cup Event is held. The
City shall review and approve the final version of the parking agreement prior to
the issuance of any building permits. Any changes or alterations to the approved
parking agreement shall be subject to the City's review and approval.
5. A license agreement with the City shall be obtained for construction of the
pedestrian bridge across Huntington Drive.
6. The project shall comply with all of the conditions and mitigation measures listed in
the Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program (MMRP) prepared for this project.
7. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with to the
satisfaction of the Building Official, City Engineer, Development Services Director,
Fire Marshal, and Public Works Services Director. Any changes to the facilities or
structures may be subject to the issuance of permits after having fully detailed
plans submitted to the City for plan check review and approval.
8. The uses approved by these applications shall be operated and maintained in a
manner that is consistent with the proposal and plans submitted and approved;
and shall be subject to periodic inspections, after which the provisions of this
approval may be adjusted after due notice to address any adverse impacts to the
adjacent streets, rights -of -way, and/or the neighboring businesses, residents, or
properties.
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 15 of 16
9. Noncompliance with the plans, provisions and conditions of approval shall be
grounds for immediate suspension or revocation of any approvals, which could
result in the closing of the on -site businesses.
10. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to attack,
set aside, void, or annul any approval or condition of approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited
to any approval or condition of approval of the City Council, Planning Commission,
or City Staff, which action is brought within the time period provided for in
Government Code Section 66499.37 or other provision of law applicable to this
project or decision. The City shall promptly notify the applicant of any claim,
action, or proceeding concerning the project and /or land use decision and the City
shall cooperate fully in the defense of the matter. The City reserves the right, at its
own option, to choose its own attorney to represent the City, its officers,
employees, and agents in the defense of the matter.
11. Approval of these applications shall not become effective until the property
owner(s) and applicant(s) have executed and filed with the Development Services
Department an Acceptance Form to indicate awareness and acceptance of these
conditions of approval.
RECOMMENDED ACTION
It is recommended that the City Council conditionally approve the project and adopt the
Mitigated Negative Declaration by introducing Ordinance Nos. 2307 and 2308 and
adopting Resolution Nos. 6865 and 6866:
Introduce Ordinance No. 2307 adopting Specific Plan — Santa Anita 1 and
the Specific Land Use Regulations contained therein for The Hale Medical
Center on the property located at 289 West Huntington Drive.
Introduce Ordinance No. 2308 making certain amendments to the text of
the Arcadia Zoning Code; and amending the zoning designation of certain
property within the City from "S -1" to "SP -SA1" with respect to The Hale
Medical Center Specific Plan.
Adopt Resolution No. 6865 Approving General Plan Amendment No. GPA
13 -01 to change the General Plan Land Use Designation of the property at
289 W. Huntington Drive from "Santa Anita Park Commercial (0.3 FAR)" to
"Commercial (0.5 FAR)."
SP 13 -01, TPM 13 -01, GPA 13 -01, ZC 13 -01, & ADR 13 -04
289 W. Huntington Drive
May 7, 2013
Page 16 of 16
Adopt Resolution No. 6866 approving Architectural Design Review No.
ADR 13 -04 for a four -story, 70,096 square foot medical office
development at 289 West Huntington Drive.
WN
Attachments: Aerial Photos of Site
Planning Commission Resolution No. 1869
Photos of the Subject Site and Surrounding Properties
Architectural Plans & Renderings
City Council Study Session Minutes from October 2, 2012
Traffic Impact Analysis Conclusions
Initial Study and Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program
Arcadia Office Market Study by Keyser Marston Associates
Proposed Revision to Zoning Map
Tentative Parcel Map No. 72193
Radius Map
Ordinance Nos. 2307 and 2308
Resolution Nos. 6865 and 6866