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HomeMy WebLinkAbout2307ORDINANCE 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 11, 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 Park 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 1 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 (31S) day after its adoption. Passed, approved and adopted this 4th ATTEST: amity -Clerk APPROVED AS TO FORM: . 1a Stephen P. Deitsch City Attorney 12 day of June , 2013. —14 _4�4j Mayor of Cit of A adia STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) SS: CITY OF ARCADIA ) I, GENE GLASCO, City Clerk of the City of Arcadia, hereby certifies that the foregoing Ordinance No. 2307 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said Council held on the 4th day of June, 2013 and that said Ordinance was adopted by the following vote, to wit: AYES: Council Members Amundson, Kovacic, Segal, Wuo and Harbicht NOES: None ABSENT: None City Clerk of the City of Arcadia 5 EXHIBIT "R" DALE MEDICAL CENTER SPECIFIC PLAN HALE MEDICAL CENTER SPECIFIC PLAN SPECSC PLAN SANTA ANITA I 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 aftention. 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, 2892. The City Council reasoned that a Specific Plan would be the appropriate process in this case to by -r.s s4-- ..4- • rl General Plan and the importance of this overall site. The Council alsoGexpressed 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 389 VII. 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 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 Conte 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 Mop 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 Stud transportation and circulation, existing nd Y Provide information on proposed sewer /wastewater facilities, solid Proposed dfac! facilities, facilities, ormwater /drainage facilities, utilities, and information on police and ire protection. g Implementation of the Specific Plan will require coordination between the Developer and the property owner of the Racetrack. This Partnership will for improvements and will pay for all off -site improvements needed toymitigatel 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 (MMRp). 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 G Parking and Access Agreement with The Stronach Group /Owner Grading Plan and Standard Urban Stormwater Management Plan Water Efficient landscape Plan Inter retation of the S gq!foc P1aaa 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- I. 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 can refer a decision to the Planning Commission and /or City Council iat a noticded 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, 2013 Page 3 HALE MEDICAL CENTER 290 W HUNTIHGTON DRIVE AHCAOIA, CA 91007 SUMMARY, zo.. co-HO LAND, t / -196, 270 SF OICLOINO, 70,00@ OF FAR. 37 I 'A FOOTPRINT. 17,9Gg SF LOT COVERhn& O @% LAl9)SCAPUIO, 21.015 9F PARIJNG, 13.% RSG'R 6I1 C60 STALLS PRV'O, 400 OTALL13 AOA PARKING 11 OTALLO CAV PARKUJO 29 STALLG SICYCLE9 73 OPACEO 5 ELEUATIOH E ig Ir e o C V w Ix M SECnOrI II'I ° " u PLNJ � 4 ..... ••,,., ! GFJIEIJATOR EHannURa 7;ofj En3f ElEVATtOH zt� SANTA � ANITA PARK L W.s I N,u�.. ifRia p EL -VATGN SIDE I G PLAID iJONUldFNT51GN �,4 ^A LaC i-rKi o cab 1 �• a• u��are S a Lac1uNG GATE WROIJGKr IRON FENCING 4 4 CSNT5NNilI, If:J k' a t l mgooe nE+rrnou "u ' r,•,�m�,a � - ..... rsnvi SITE PLAN v- A=- OA ualaEa�E C%crns,5 �- Gum man 1 HALE uw5ia��; Slli i�w a.�.„ta Il+aml� Gf54i r- :!141:01511 I-s c1:rs.1al 11- uuG.1�• 11]Sly'y A,a 1.Cn Irseay rxvletr I"- Ar ,uvran PA: D;Ns L•�.> =c rue:, � I—rn SITE PLAN rarer. rl eNx ylr.v n,u,= A -0 REMOTES. - CIVIC e$NT$it PL L_J Cx]Na fAGra9 up aur,ea 9tl unuw� i Ell l [] namo w —]w,n ry rr„ra,� LAH60CAPLyLL f oa� �` uea.oeira n, ��a scum wasa aa;J, r,nwan Gm in rn carvrueaaG rww'/V+�icL Hl9. CU5s�o �aa ]:�ryy�s 'p t Uri- r.w•a., ane..� ca ua° ra HOSPITAL PART rc� oHO r•'w v .r,r r,+e �„a.0 a�.n.a• 'iMa OTRUC7 +aw raw�u Ar•N.. o a�aN rxa as r.� a ^� A r0 � •�+� 1•.mc�.i .Lt pT4iCC ©GrN A L° FED G.�w��n rawnai mvn.r_r qQ a_wr�.r;aQm 4�a wr. •.vc. woer.�",•c' .z�i }, �"`ve we.•xca rsrir Z r�-d�� l,J SY3ea �+�n�` -'].]• 4Cr,[k] HN ti �rJ • w a t l mgooe nE+rrnou "u ' r,•,�m�,a � - ..... rsnvi SITE PLAN v- A=- OA ualaEa�E C%crns,5 �- Gum man 1 HALE uw5ia��; Slli i�w a.�.„ta Il+aml� Gf54i r- :!141:01511 I-s c1:rs.1al 11- uuG.1�• 11]Sly'y A,a 1.Cn Irseay rxvletr I"- Ar ,uvran PA: D;Ns L•�.> =c rue:, � I—rn SITE PLAN rarer. rl eNx ylr.v n,u,= A -0 �aRm .S I �Vir FIRST FLOOR PLAN HALE st] =ri, lticsa.c I�� uslole gz14H:] Itl LLC SISSII ,t �,w `.r A lid u ciou AIM :nr:_i rte• !r �.ustom cA m�iuma o.� ra A_ x r• Uy !' S Ilrxc� � t fir: `r_xc, t 9 FIRST FLOOn PLAN 77 aoa nwcr � c= �rau If A -'9 sECOWI) FLOOR PLAN Ile ILyL c.S 511& 4e'Ar � M-- 4 m'.. !LL a .j N^ I. �- L Nil II•�rr J14;I LLG SII SIr�i,p SCn NsmSL YF 91PI6 i= 1Y�ln-yy- 6 �r.G.a4SpW �rcv T:I�E [np � IRna IaGwr�: r n rr� IA:trI_ .I� Sirs Tale SECOND FLOOR PLAN n�e� ana %144] I'ttlr2 R� 1�� THIRD FLOOR PLAN HALE su ;lnnt��� rr+mntuvete Fa: 41:1SFHd} S [!•rw 1f Is[LSS C +dr�.�uelms r e f I m renter r ry Cl6 XN � �un[m f n„wsr -u �vL-r= >r¢1vL•cep 0.t [q ••� +�W�u <• llrseaa Ik3>sL Jcs+h 1'9 �+rwr THIBD FLOOR PLAN Fes— =� aua b+.•pr. n Crc }Q.II r-Lz Lynx. R -1.2 FO41FlTff FLOOR PLAN nawen L 4scb�e:: IM:LL f. -.,vat sl]iIr,. VOL :s atalrrco �:cwr�t:cr Il.m. t ��iQiuz rw.y unas 5 f ro� r HALE � erlc center mrr+_i� o ws. u nwr weza tH:.w; ara 2ira:g ie:vca tee: lumpy L•2. ^rr r[p man T.� FounTt{ FlOOS PLAN trasc q vr. I 1 y 7 0 HALE I �=4 G'11016 11S `r(�ti r! ~ _� 71' -Oi 1', I•C=' 61FP.3-ISII Li LI I �� I 11 II fj I HVAC EQUIP I I� I � � r❑ I� ❑ —� �� I I + EfEV I~ ❑ ❑ I I — F1 RODF PLAN —ALL "7. PANELS r ,•P a I�i n D TAILS PARAPET EXT. sru FlCiAL Pr'.tiLS f � In I wI i - FaLIS; I � rr� fQ PMENT SCREEN "`�_ 5., Is1 Lt.C. 5,151rr.}; w5'vL• A '�s•4 G 3talp Itir,m rnv�Ir�m rhe: ru rix �>s• kShi I-4�ry lIa R 7--l- HOOF ALAN} emcer rs C_ 4S: -II snM A "'t.4 ---, cLavitilum EXTEMOR CLEVATIOMS HALE �U4•,_ � el]i 1hR: P.a� Lc� }'�.P+IPUmeie P �ro ucn�i �+�4F]er]IJ 71�SI LLL evr_viuv�oie 1i ,, ;C14'wl �•�.p k'� iP<�Sy dP O.L k r, nr,..va lin�co hrYr �rcn E-.ry ILwI:i k En lq - -r t ELEVATIONS KEYNOTES: e ern.�cs=c�S -a ED M. '0 biRU.'l r. -rr S Ez �ni� tl6ar �5suC �� y[ Sim' S A'2 M METHODIST HOSPJTAL - I'll ur.orc t[ HI'll.nrn,C LOY Vv- tiUNT NG•I ON IDR- ARCAMA, CA Bu?iders 4C Eie�•eluprrs MEDICAL 289 IV. HUN t INGTON PAR. ARCADI , CA - Builders & Developers DOE+ DICAL 789 W. Ha.TPiTINGTON DR. ARCADEA, CA " j �uieders,Z Developers rra7aA 4l�'�ar�y�,5•,A�{��,3gg�.' S9GrXfl lat�!ieA_�tl uPiiSj' -..~ P—�Rirn7rmf 'ct• • GR6lIH>7 COVER3 Prv,rr n Lr A$Spy, RwA7 -S Fl1e PEAEZiIPinr c �� - t 0p Tr l,eeooei]h7ertla La,tlr• `� .�..; � -• _ r•� 3Ea•J -" PLANT LE GENE) bla+ar iuocr r�r �h pAi9 r- 'w4ets ]p• 6s , SUSr :aqn T¢ror.ey Trn Tr m. 30 u r`�.aMtdfWS A ]r G3 7, 4 mh IG Uw, � L�RU�75}71n A r ruyerr,Aea Art. -IA h, MR -- r l" .y �} c to ye.cw o.ar i cmy u r� 1 s� ea u -J _j ,,rrte� �Plvmim L TSq +ra'� -" S 6e �i �" ' LW� ���L 'icy °•roll' J_ k [..+cil 1,:. 5 p -0Tr 11 •T rrennaµ� � -� _1 - -1 1 .•'�.._ �� � mamm�ur �meu, ra 5 as - Ilernv�.Kfh rY�6 HAtI lAl = 9y V 2m u '�ClrLbd °id - ,...c• , r_; ..,y� ..R. »au1 ] .^S m u Csrernr.Aa 7mn _"••" Aklc�fa a'Y.aU� t�scrbnn A � xa"x i. Pen, �7 Ewa-„ J -- u uma a=n , r -� y yl. � ��Yy1 ° � +scale a-a• •• -••'e .r�r�.r craw i... ra-..i rt,a .T v L7 rkwi, r ra:r .r ea_reys„a ten, m-M L,�n rvSS) r�e�r. wm L3aSTING PLANT LEGEND Lrr 1 � oerJrcu roar orrrp„ roar K ("�(� � � wra uw• Tre. runuS:�TUTIGn Ciyp,e llRrq Fe}rLti P.d 37 �ar++T' -4Q q vn� r[a Ir�'m ,s•' x �a ------ {k.p.[1,r1--------------------------- ' OI BUILn1IVr, o phi i A'. HUMINGTON bRlF'E' �Illllr {1i11r�11 �`�� •-ems ear, y '�,rr7u,r_ p Sucpr's:eee'stn g ,tarwet,d�ms cs--+l o ,7• ec p A P i 5 ST+ae�2•�. tr ate' -�dvr� s 4. 9 1 Z h L•� ry rq i�L. RmffvtG PtA}I �VillJ °T Lin SiiAllBS -7 ........ ........ � �44 'Pon" 1, , U I tf i TREES " =2w W7 L V� Owl PLANT LEGEND HALE 21 21. 10' 51 37 RZ fr,., Fr _ axv 7m,¢,,-, T— C— = u EXISTING PLANT LEGEND TM Lll-l- EM K� H LE cerft tCtn swrnllG L-2 I IQ ELEVATIONS I � -- -- - -'411" 41$1� HALE N'M US' 113 L -'k -. $''_F HALE BRIDGE A-0.2 I,c BROGE rG A%4-ii . ay L1bi I I Lo BRIDGE PLAN ELEVATIONS I � -- -- - -'411" 41$1� HALE N'M US' 113 L -'k -. $''_F HALE BRIDGE A-0.2 I,c BROGE rG A%4-ii . ay L1bi Lo Ln JJJ LLJ It ELEVATIONS I � -- -- - -'411" 41$1� HALE N'M US' 113 L -'k -. $''_F HALE BRIDGE A-0.2 HALE Medical CeniTer (Bridge) Bridge with horizontal pickets and WE decking L.: \JOBS \G1123 - HALE Medical Center \MQrkeftng\Bricfge Elevation BALE MEDICAL CENTER SPECIFIC 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.