HomeMy WebLinkAboutItem 3 OF AR
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Development Services Department
DATE: September 9, 2014
TO: Honorable Chairman and Planning Commission
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
SUBJECT: RESOLUTION NO. 1914 — AMENDMENT TO THE SEABISCUIT
PACIFICA SPECIFIC PLAN (SP NO. 13-02) TO MODIFY CONDITIONS
OF APPROVAL FOR TWO NEW HOTELS AND A HOTEL
CONDOMINIUM AT 130 W. HUNTINGTON DRIVE.
Recommendation: Adopt Resolution No. 1914 and forward a
recommendation to the City Council
SUMMARY
The applicant, Mr. Andy Chang of Seabiscuit Pacifica LLC, has submitted an
amendment to the recently approved Seabiscuit Pacifica Specific Plan. The project,
approved by the City Council on March 18, 2014, includes the development of two
hotels (Marriott Residence Inn and Fairfield Inn & Suites) that total 142,320 square feet
of hotel space in two connected buildings, with a total of 210 rooms, and a hotel
condominium tower with 50 units. These project components are to be developed in
phases, with Phase 1 consisting of the two Marriott hotels and a remnant of the existing
Santa Anita Inn (60 rooms plus a new lobby) remaining on site. Phase 2 is to be the
demolition of the remnant of the Santa Anita Inn and the development of the hotel-
condominium tower.
The March 18 approval included a Specific Plan, a General Plan Amendment (GPA 14-
01), and a Zoning Change and Zoning Map Amendment (ZC 14-01). The proposed
project simply requests the elimination of a condition of approval, modification of a
second condition of approval, and addition of one condition of approval for the
Seabiscuit Pacifica Specific Plan. No other portions of the General Plan Amendment,
Specific Plan, or Zone Change, are impacted by this proposal. It is recommended that
the Planning Commission recommend approval of this amendment to the City Council,
subject to the conditions listed in the staff report.
BACKGROUND
APPLICANT: Andy Chang, Property Owner (Seabiscuit Pacifica LLC)
LOCATION: 130 W. Huntington Drive — A 5.73-acre site just east of Santa Anita
Park
REQUESTS: Amendment to Specific Plan No. SP 13-02 to modify the approved
conditions of approval.
FRONTAGES: The subject site has 742.94 feet of frontage on Huntington Drive along
the westbound side, and 672.74 feet along the eastbound side.
EXISTING LAND USE & ZONING:
The site is developed with the Santa Anita Inn hotel, and is currently zoned SP-
SP (Seabiscuit Pacifica Specific Plan).
SURROUNDING LAND USES & ZONING:
North: Office Development, zoned C-2; and Citizens Bank, zoned C-2; both
with the Downtown Overlay
South: Salvation Army (rehab facility), zoned C-2 with the Downtown Overlay;
and the Civic Center Athletic Field and City Hall, zoned S-2 (Public
Purpose)
East: A small bar called The 100 to 1," zoned C-2 with the Downtown
Overlay; and the Arcadia County Park, zoned S-2
West: Santa Anita Park racetrack and surface parking lot, zoned S-1 (Special
Uses)
GENERAL PLAN DESIGNATION:
Commercial with the Downtown Overlay (1.03 FAR was approved for the site) —
The Commercial designation is intended to permit a wide range of commercial
uses which serve both neighborhood and citywide markets. The designation
allows a broad array of commercial enterprises, including restaurants, durable
goods sales, food stores, lodging, professional offices, specialty shops, indoor
and outdoor recreational facilities, and entertainment uses. Higher intensity
overlays are applied to portions of Downtown along Santa Anita Avenue,
Colorado Place, and Huntington Drive (1.0 FAR).
The following entitlements were approved by the City Council on March 18, 2014:
• A General Plan Amendment to revise the Downtown Overlay of 1.0 FAR in the
General Plan Commercial Land Use Designation to a Downtown Overlay with a
1.03 FAR
Amendment to SP 13-02
130 W.Huntington Drive
September 9,2014
Page 2 of 7
• A Specific Plan to develop the 5.73-acre site with two hotels (a total of 210
rooms) and a hotel condominium with 50 units
• A Zone Change and Zoning Map Amendment to revise the zoning from C-2 with
Downtown and H-8 Height Overlays to SP-SP (Seabiscuit Pacifica Specific Plan)
with a 1.03 FAR
• A Mitigated Negative Declaration in compliance with the California Environmental
Quality Act (CEQA)
DISCUSSION
The applicant has proposed to develop the project in two phases due to market
demand, and the availability of financing. There are specific requirements and
deadlines in the Specific Plan and conditions of approval for the hotels to be developed
in a particular order, when the existing Santa Anita Inn shall be demolished, and when
the hotel condominium is to be developed. Of course, the Specific Plan also sets forth
the development plans and design for the project. The proposed amendment to the
Specific Plan only impacts the timing of aspects of the development.
Phase 1 of the project includes a total of 142,320 square feet of hotel space in two
connected buildings; 93,895 square feet in an approximately 80-foot tall, six-story
building for the Marriott Residence Inn, and an approximately 60-foot tall, four-story,
48,425 square foot building for the Fairfield Inn and Suites. The project site contains
the existing 110-room (34,775 square feet) Santa Anita Inn hotel. A 47-room portion of
this hotel will be demolished in this phase, and the four southern-most buildings (C-F,
22,050 square feet of hotel space) are proposed to remain in operation with 60 rooms
and a new lobby following the completion of Phase 1 (refer to the renderings on page A-
4.1 of the Specific Plan). Based on the approved Specific Plan, the 60-room portion of
the Santa Anita Inn could remain open for 3 years following completion of Phase 1.
There will be 293 surface parking spaces for both new hotels and the Santa Anita Inn,
which is ample for these uses.
The proposed amendment to the Specific Plan simply requests the elimination of a
condition of approval, modification of a second condition of approval, and addition of a
condition of approval for the Seabiscuit Pacifica Specific Plan related to phasing. No
other portions of the General Plan Amendment, Specific Plan, or Zone Change, are
impacted by this proposal. The conditions of approval requested to be changed are as
follows; text to be removed is shown in str-i-keth-r-Gug#, new proposed text is shown
underlined and italicized. The full list of the conditions of approval can be found in the
attached Resolution No. 1914.
three years of the issuance of a Certificate of Occupancy for either of the two new
Amendment to SP 13-02
130 W.Huntington Drive
September 9,2014
Page 3 of 7
1. The remodeling of the portion of the Santa Anita Inn remaining shall start immediately-
before the construction of Phase 1 and shall include, without
limitation, a new lobby area within the existing building(s). Any changes or alteration to
the building shall be subject to review and approval by the Development Services
Director or designee, and additional design enhancements to the building, lobby, or
parking area may be required. The commencement of Phase 2 shall be permitted only
upon (i) the execution of a mutually binding development agreement between the
developer and the City that allows the City to provide for the orderly regulation of
condomiuim units within the Phase 2 hotel, or (ii) the City's prior adoption of an
Ordinance providing for the orderly regulation of condominium units within the Phase 2
hotel.
2. These conditions shall be deemed to be part of the Specific Plan and are fully
incorporated therein by this reference. Notwithstanding any provisions or interpretations
to the contrary, the Specific Plan shall remain subject to such amendment or termination
as may be adopted by the City pursuant to its zoning authority.
The effect of these changes is to allow the remaining units of the Santa Anita Inn to
remain on site longer than the original approval. The original approval required the
remnant of the Santa Anita Inn to be demolished within three years of the issuance of
the first Certificate of Occupancy for the first hotel in Phase 1. This was acceptable
because it was the Developer's intent to build Phase 2 within this timeframe. However,
since the approval, the City and the Developer have been working on a Development
Agreement to place operational regulations on the Phase 2 portion of the project.
Through this process, it has become apparent that planning and executing Phase 2 is
too difficult for the Developer at this time, and issues related to prevailing wage and
other concerns have hampered the Development Agreement process. As a result, the
Developer would like to simplify the project and focus on Phase 1 at this time. The
Developer believes that by eliminating the requirement that the remnant of the Santa
Anita Inn be demolished in three years, he will have the flexibility to effectively plan for
and execute both phases of the Specific Plan. Finally, a condition is proposed to be
added to incorporate all of the conditions of approval into the Specific Plan. While this is
inferred from the approval, the City Attorney recommends adding this condition along
with this amendment. It should be mentioned that the Development Services
Department, Planning Commission, or City Council can, at any time, bring forward an
amendment to the Specific Plan to modify and/or void Phase 2 of the Specific Plan or
any other element of the Plan.
There are no impacts of this request on the design, building orientation, or any other
feature of either of the Marriott hotels or the hotel condominium component. However,
as part of this request, the design of the remnant of the Santa Anita Inn is important.
The applicant has provided proposed elevations of the redesigned Santa Anita Inn
which include the remodeling of three existing hotel rooms into a redesigned lobby. The
lobby will be equipped with a new storefront on both sides, and new bulkhead and
glazing. A new canopy and signage above the lobby will provide a focal point for the
hotel and orient patrons as to the entrance. In addition, the Santa Anita Inn will be
provided with a new roof and new paint and color palette throughout as shown in the
Amendment to SP 13-02
130 W.Huntington Drive
September 9,2014
Page 4 of 7
proposed elevations (Attachment 4). These improvements are the minimum needed to
improve the Santa Anita Inn into a viable standalone hotel once the Marriott hotels are
completed, however, condition 2 has been amended to require that the final design
must be approved by the Development Services Director and may include additional
changes to the building, lobby, or parking area.
FINDINGS
Section 9296.8 of the Arcadia Municipal Code requires that for a Specific Plan
Amendment to be granted, it must be found that the following three findings of fact can
be made in an affirmative manner:
1. The proposed specific plan or specific plan amendment is consistent with the
General Plan, including the goals, objectives, policies, and action programs of
the City's General Plan.
Facts to Support the Finding: The subject site is identified in the General Plan
as an expansion of the Downtown area for future urban development. As a
result, the Specific Plan will provide for two new hotels and the first hotel
condominium in the City, which will be required to be subject to the City's
Transient Occupancy Tax (TOT) requirement. The proposed project will help
revitalize the Downtown area of Arcadia, as well as contribute positively to the
existing downtown setting. The Amendment does not change these facts, it
merely modifies the timing of phasing of the project. Therefore, the proposed
Specific Plan is consistent with the General Plan.
2. The proposed specific plan or specific plan amendment will not adversely affect
the public health, safety and welfare or result in an illogical land use pattern.
Facts to Support the Finding: The Initial Study/Mitigated Negative Declaration
for the Specific Plan and General Plan Amendment analyzed all the potential
impacts, and all the project's impacts are less than significant or can be reduced
to less than significant level with the implementation of the recommended
mitigation measures. The Specific Plan Amendment does not impact any of the
mitigation measures for the project and an Addendum has been prepared that
memorializes this. Therefore, the proposed project would not be detrimental to
the public health and welfare. Instead, the proposed project will be a superior
"landmark" development that will provide an entry statement for the City.
3. The specific plan or proposed specific plan amendment is a desirable planning
tool to implement the provisions of the City's General Plan.
Facts to Support the Finding: This proposed project is to be built over time and
in two phases. Phasing involves many considerations; such as market demand,
and the availability of financing. A Specific Plan can address these particular
matters so that the hotels will be developed in a particular order. The intent of the
Specific Plan is to ensure that he proposed project is developed in the right
order, and by a set time table.
Amendment to SP 13-02
130 W.Huntington Drive
September 9,2014
Page 5 of 7
ENVIRONMENTAL ASSESSMENT
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the
Development Services Department prepared the attached Addendum to the approved
Initial Study and Mitigated Negative Declaration (MND) for the proposed project (refer to
Attachment No. 6). The Addendum concludes that there are no new impacts created by
the project, no changed circumstances, and no need for any further environmental
review than that which was provided along with the original project. The project with
mitigation measures will have less-than-significant impacts for the following areas:
Aesthetics, Air Quality, Biological Resources, Geology and Soils, Hazards and
Hazardous Materials, Hydrology and Water Quality, Noise, Transportation/Traffic, and
Utilities and Service Systems. A detailed review is included in the original Initial Study.
The City has prepared a Mitigated Negative Declaration and a Mitigation Monitoring and
Reporting Program (MMRP), which are also attached for reference.
PUBLIC NOTICE/COMMENTS
Public hearing notices for this item were mailed on August 28, 2014 to the property
owners and tenants of those properties that are located within 300 feet of the subject
property. Pursuant to the provisions of the California Environmental Quality Act
(CEQA), the public hearing notice was published in the Arcadia Weekly on August 28,
2014, and referenced the Addendum to the approved Mitigation Negative Declaration.
Staff did not receive any public comments on this project from residents.
RECOMMENDATION
The Development Services Department is recommending adoption of Resolution No.
1914, which recommends approval to the City Council of the Amendment to Specific
Plan No. SP 13-02, and the adoption of an Addendum to the approved Mitigated
Negative Declaration for the Seabiscuit Pacifica Specific Plan, subject to the following
changes to the conditions of approval: •
_ • • - _ - - - • -'•e - e- ••e • • -e - -
three years of the issuance of a Certificate of Occupancy for either of the two new
1. The remodeling of the portion of the Santa Anita Inn remaining shall start immediately
before the construction of Phase 1 and shall include, without
limitation, a new lobby area within the existing building(s). Any changes or alteration to
the building shall be subject to review and approval by the Development Services
Director or designee, and additional design enhancements to the building, lobby, or
parking area may be required. The commencement of Phase 2 shall be permitted only
upon (i) the execution of a mutually binding development agreement between the
developer and the City that allows the City to provide for the orderly regulation of
Amendment to SP 13-02
130 W.Huntington Drive
September 9,2014
Page 6 of 7
condominium units within the Phase 2 hotel, or ail the City's prior adoption of an
Ordinance providing for the orderly regulation of condominium units within the Phase 2
hotel.
2. These conditions shall be deemed to be part of the Specific Plan and are fully
incorporated therein by this reference. Notwithstanding any provisions or interpretations
to the contrary, the Specific Plan shall remain subject to such amendment or termination
as may be adopted by the City pursuant to its zoning authority.
PLANNING COMMISSION ACTION
The Planning Commission should consider the project proposal and staffs analysis and
recommendations, adopt Resolution No. 1914, and direct staff to convey the
Commission's recommendations and comments on the Amendment to Specific Plan
No. SP 13-02 to the City Council for their consideration at a public hearing.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the September 9, 2014 hearing, please contact Jason
Kruckeberg, Assistant City Manager/Development Services Director at (626) 574-5414
or ikruckeberq a(�arcadiaCA.gov.
Attachments
Attachment No. 1: Resolution No. 1914
Attachment No. 2: August 12, 2014 Letter Requesting Specific Plan Amendment
Attachment No. 3: Relevant Excerpts of the approved Specific Plan, including site
plans showing Phase 1, landscape and parking plans showing
Phase 1, and elevations.
Attachment No. 4: Proposed Design for the remodeled remaining portion of the Santa
Anita Inn.
Attachment No. 5: Staff Report to City Council for original project, dated March 18,
2014
Attachment No. 6: Addendum to the Mitigated Negative Declaration for an
Amendment to the Seabiscuit Pacifica Specific Plan, including the
original Mitigated Negative Declaration/Initial Study, and Mitigation
Monitoring and Reporting Program
Attachment No. 7: Specific Plan Document (on CD)
Amendment to SP 13-02
130 W.Huntington Drive
September 9,2014
Page 7 of 7
This page has been left blank intentionally
Attachment No . 1
Resolution No. 1914
Attachment No. 1
RESOLUTION NO. 1914
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
AN AMENDMENT TO THE SEABISCUIT PACIFICA SPECIFIC PLAN (SP
NO. 13-02) TO MODIFY CONDITIONS OF APPROVAL FOR TWO NEW
HOTELS AND A HOTEL CONDOMINIUM AT 130 W. HUNTINGTON
DRIVE.
WHEREAS, in August 2013, Mr. Andy Chang submitted applications for General
Plan Amendment No. GPA 14-01, Specific Plan No. SP 13-02, and Zone Change No.
13-02 and draft Initial Study/Mitigated Negative Declaration for the Seabiscuit Pacifica
Specific Plan development that consists of two new hotels (i.e. Marriott Residence and
Fairfield Inn & Suites) that totals 142,320 square feet of hotel space in two connected
buildings, with a total of 210 rooms, and a hotel condominium with 50 units at 130 W.
Huntington Drive ("Project"); and
WHEREAS, on December 3, 2013, the Draft Initial Study/Mitigated Negative
Declaration for the Seabiscuit Pacifica Specific Plan (SCH #2013121018) was circulated
for public review and comments for 30-days from December 5, 2013 to January 13,
2014; and
WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the
implementation of the Project will have less-than-significant impacts with mitigation
measures for the following areas: Aesthetics, Air Quality, Biological Resources, Geology
and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise,
Transportation/Traffic, and Utilities and Service Systems; and
WHEREAS, a lead agency approves a project requiring the implementation of
measures to mitigate or avoid significant effects on the environment; CEQA also
requires a lead agency to adopt a mitigation monitoring and reporting program to ensure
compliance with the mitigation measures during project implementation, and such a
mitigation monitoring and reporting program has been prepared for the Project (the
"Mitigation Monitoring and Reporting Program") for consideration by the decision-maker
of the City of Arcadia as lead agency for the Project; and
WHEREAS, after a duly noticed public hearing on March 18, 2014 the City
Council approved General Plan Amendment No. GPA 14-01, Specific Plan NO. SP 13-
1
02, and Zone Change No. 13-02, and a Mitigated Negative Declaration with a Mitigation
Monitoring Reporting Program; and
WHEREAS, on August 13, 2014, Mr. Andy Chang submitted an amendment to
Specific Plan No. 13-02 requesting a modification to the conditions of approval for the
project to modify the timing of the phases of the project; and
WHEREAS, an Addendum to the approved Mitigated Negative Declaration has
been prepared in compliance with the California Environmental Quality Act.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Community Development
Division in the attached report and Mitigated Negative Declaration is true and correct.
SECTION 2. This Commission finds, based upon the entire record:
a. That the proposed Specific Plan Amendment is consistent with the General
Plan as amended and the goals, objectives, polices and action programs of the City's
General Plan in that the Amendment will not change any of the characteristics of the
approved Specific Plan, but merely will modify the timing within which phases of the
project can be developed. The subject site is identified in the General Plan as an
expansion of the Downtown area for future urban development. As a result, the Specific
Plan will provide for two new hotels and the first hotel condominium in the City, which will
be required to be subject to the City's Transient Occupancy Tax (TOT) requirement. The
proposed project will help revitalize the Downtown area of Arcadia, as well as contribute
positively to the existing downtown setting. The Amendment does not change these
facts, it merely modifies the timing of phasing of the project. Therefore, the proposed
Specific Plan is consistent with the General Plan.
b. That the proposed Specific Plan Amendment will not adversely affect the
public health, safety, and welfare. The Initial Study/Mitigated Negative Declaration for
the Specific Plan and General Plan Amendment analyzed all the potential impacts, and
all the project's impacts are less than significant or can be reduced to less than
significant level with the implementation of the recommended mitigation measures. The
Specific Plan Amendment does not impact any of the mitigation measures for the
project and an Addendum has been prepared that memorializes this. Therefore, the
2
proposed project would not be detrimental to the public health and welfare. Instead, the
proposed project will be a superior "landmark" development that will provide an entry
statement for the City.
c. The specific plan amendment is a desirable planning tool to implement the
provisions of the City's General Plan. The proposed project is to be built over time and
in two phases. Phasing involves many considerations such as market demand and the
availability of financing. A Specific Plan can address these particular matters so that the
hotels will be developed in a particular order. The intent of the Specific Plan is to ensure
that he proposed project is developed in the right order,
and by a set time table.
SECTION 3. That for the foregoing reasons the Planning Commission
recommends to the City Council approval of the Amendment to Specific Plan No. SP
13-02 to modify the Conditions of Approval for the Seabiscuit Pacifica Specific Plan
development at 130 W. Huntington Drive, as shown in the attached "Exhibit A".
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this 9th day of September, 2014.
Chairman, Planning Commission
ATTEST:
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
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EXHIBIT A
REVISED CONDITIONS OF APPROVAL
three years of the issuance of a Certificate of Occupancy for either of the two new
1. The remodeling of the portion of the Santa Anita Inn remaining shall start
immediately before the construction of Phase 1 and shall
include, without limitation, a new lobby area within the existing building(s). Any
changes or alteration to the building shall be subject to review and approval by the
Development Services Director or designee, and additional design enhancements
to the building, lobby, or parking area may be required. The commencement of
Phase 2 shall be permitted only upon (i) the execution of a mutually binding
development agreement between the developer and the City that allows the City to
provide for the orderly regulation of condominium units within the Phase 2 hotel, or
(ii) the City's prior adoption of an Ordinance providing for the orderly regulation of
condominium units within the Phase 2 hotel.
2. These conditions shall be deemed to be part of the Specific Plan and are fully
incorporated therein by this reference. Notwithstanding any provisions or
interpretations to the contrary, the Specific Plan shall remain subject to such
amendment or termination as may be adopted by the City pursuant to its zoning
authority.
3. Each set of tandem parking spaces shall be assigned to a single unit unless a 24-
hour valet service or equivalent measure is implemented. Any changes or
alteration to the parking space assignment shall be subject to review and approval
by the Development Services Director or designee.
4. No architectural features, chimneys, vents, equipment, and other accessory
rooftop structures may be placed on top of the mansard roofs of the hotel
condominium tower. The maximum height of all elements is 95 feet.
5. A Tentative Tract Map must be filed with the City and approved prior to issuance of
a building permit for Phase 2 —the hotel condominium tower.
6. The Phase 2 component of the development will be a hotel use and may be a hotel
condominium tower. Transient Occupancy Tax (TOT) shall be required to be
remitted for the Phase 2 component. The TOT requirement, as well as restrictions
on how the units will be managed, rented, and sold, shall be written into the
Homeowners Association (HOA) Covenants, Conditions, and Restrictions (CC&Rs)
for each individual owner The individual property owner will not be able to stay
4
indefinitely without paying the TOT. The owners shall rent their units by using the
on-site management company. In no circumstances shall the units be used for
permanent residences. The site is not suitable for permanent residency, does not
possess facilities for such, and the City's General Plan does not allow residential
uses at the location. The draft HOA CC&Rs shall be submitted for review and
approval by the City Attorney prior to issuance of a Certificate of Occupancy for
any of the hotel condominium units and the CC&Rs shall notify prospective
purchasers of the transient nature of the use and that they are purchasing into a
commercial hotel development and not a residential development. If a
Development Agreement is approved for this project, the terms of the Development
Agreement shall govern on this issue.
7. In accordance with the City's Transportation Impact Fee Program, the applicant
shall pay its development impact fees, which will mitigate the project's contribution
to any cumulative impacts to the westbound 1-210 intersection at Santa Anita
Avenue.
8. The design and construction of any and all traffic signals, signing, and striping
modifications or additions to accommodate the new entrance near the intersection
of Huntington Drive and Colorado Place shall be at the applicant's/property
owner's expense.
9. Damaged sections of the existing curb and gutter on Huntington Drive shall be
removed and replaced per City of Arcadia Standards.
10. The applicant/property owner shall provide a street dedication along westbound
Huntington Drive, to create a continuous 10'-0" parkway width.
11. The applicant/property owner shall provide signage to clearly mark the monument
roundabout as "One Way," and also provide signage to clearly mark the exits from
the condominium hotel site onto westbound and eastbound Huntington Drive(s) as
"Left Turn Only."
12. New sidewalk along eastbound Huntington Drive per City Standard shall be
constructed at the applicant's/property owner's expense. The property owner and
site superintendent shall coordinate with City Engineer and Public Works Services
Director for the protection and/or replacement of existing trees within the City's
rights-of-way.
13. The applicant/property owner shall prepare a Standard Urban Stormwater
Mitigation Plan (SUSMP) for the proposed development, as prescribed by Los
Angeles Department of Public Works SUSMP Manual.
14. Prior to issuance of a building permit for each phase of the project, a detailed
landscaping and irrigation plan shall be prepared by the applicant/property owner
5
for the project site. The proposed project shall comply with the requirements of the
City's Water Efficient Landscaping Ordinance.
15. All City requirements regarding disabled access and facilities; occupancy limits;
building safety; fire prevention, detection and suppression; health code
compliance; emergency access, egress, and equipment; water supply and
facilities; sewer facilities; trash reduction and recycling requirements;
environmental regulation compliance, including National Pollution Discharge
Elimination System (NPDES) measures; and parking and site design shall be
complied with to the satisfaction of the Building Official, City Engineer, Community
Development Administrator, Fire Marshal, and Public Works Services Director.
Compliance with these requirements shall be determined by having fully detailed
construction plans submitted for plan check review and approval by the foregoing
City officials and employees.
16. 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.
17. 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 hotels and hotel condominium.
18. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents
to attack, set aside, void, or annul any approval or conditional approval of the City
of Arcadia concerning this project and/or land use decision, including but not
limited to any approval or conditional 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 officials, officers,
employees, and agents in the defense of the matter.
19. Approval of GPA 14-01, SP 13-02, and ZC 14-01 shall not be of effect unless on or
before 30 calendar days after City Council adopts the Resolution and Ordinance,
the property owner/applicant has executed and filed with the Community
Development Administrator an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval.
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Mitigation Measures as Conditions of Approval
The following conditions are found in the Mitigation Monitoring and Reporting Program
(MMRP). They are recorded here to facilitate review and implementation. More
information on the timing and responsible parties for these mitigation measures is
detailed in the MMRP.
20. Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on surrounding
roads and properties, to the satisfaction of the Development Services Director or
designee.
21. Prior to issuance of a grading permit, the general contractor for the project shall
prepare and file a Dust Control Plan with the City that complies with SCQAMD
Rule 403 and requires the following during excavation and construction as
appropriate:
• Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas
inactive for 10 days or more).
• Water active sites at least twice daily (locations where grading is to occur will
be thoroughly watered prior to earthmoving).
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at
least 2 feet of freeboard (vertical space between the top of the load and top of
the trailer) in accordance with the requirements of California Vehicle Code
(CVC) Section 23114.
• Pave construction access roads at least 100 feet onto the site from the main
road.
• Control traffic speeds within the property to 15 mph or less.
22. Prior to the issuance of a grading permit, the project developer shall require by
contract specifications that contractors shall utilize California Air Resources Board
(GARB) Tier II Certified equipment or better during the rough/mass grading phase
for rubber-tired dozers and scrapers. Contract specifications shall be included in
the proposed project construction documents, which shall be reviewed by the City.
23. Prior to the issuance of a grading or building permit for each phase, the project
developer shall require by contract specifications that contractors shall place
construction equipment staging areas at least 200 feet away from sensitive receptors.
Contract specifications shall be included in the project construction documents, which
shall be reviewed by the City.
24. Prior to the issuance of a building permit for each phase, the project developer
shall require by contract specifications that contractors shall utilize power poles or
clean-fuel generators for electrical construction equipment. Contract specifications
7
shall be included in the proposed project construction documents, which shall be
reviewed by the City.
25. Prior to issuance of a grading permit for each phase, the developer shall provide
an assessment of existing trees on the areas to be developed. This tree
assessment shall be prepared by a qualified landscape architect and identify any
existing large bushes or trees that can be relocated or preserved as part of the
new development project. The project landscaping plans shall attempt to preserve
existing mature trees onsite to the extent feasible, based on the tree assessment.
This measure shall be implemented to the satisfaction of the City Planning
Division.
26. During project construction in either phase, the existing redwood trees along the
east side of the property shall be protected by being taped or roped off with
appropriate signage so construction equipment will not accidentally come in
contact with and damage or destroy any trees. The trees shall be sprayed with
water at the end of each day when substantial amounts of dust are generated
(e.g., during grading or demolition) to minimize damage from dust deposition. This
measure shall be implemented to the satisfaction of the City Planning Division.
27. Construction in either phase should not occur during the local nesting season
(estimated February 1 to July 15). If any construction occurs during the nesting
season, a nesting bird survey shall be conducted by a qualified biologist prior to
the issuance of a grading permit or removal of any large trees on the existing hotel
property. If the biologist determines that nesting birds are present, an area of 100
feet shall be marked off around the nest and no construction activity can occur in
that area during nesting activities. Grading and/or construction may resume in this
area when a qualified biologist has determined the nest is no longer occupied and
all juveniles have fledged. This measure shall be implemented to the satisfaction of
the City Planning Services.
28. Prior to demolition of any existing hotel buildings on the site, the completed DPR 523A
and 523B forms and a cover memorandum shall be submitted to the City for filing to
officially document the historical assessment for the Santa Anita Inn. This measure shall
be implemented to the satisfaction of the City Planning Services.
29. While there is no known historical significance as that term is defined under CEQA,
the applicant has proposed to install a plaque indicating the location of the former
Santa Anita Inn and its place in the history of the City of Arcadia. The size,
construction, and location of this plaque shall be up to the discretion of the City
Manager, in consultation with the Planning Services.
30. If cultural artifacts are discovered during project grading, work shall be halted in
that area until a qualified historian or archaeologist can be retained by the
developer to assess the significance of the find. The project cultural monitor shall
observe the remaining earthmoving activities at the project site consistent with
Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be
equipped to record and salvage cultural resources that may be unearthed during
8
grading activities. The monitor shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
31. If any resources of a prehistoric or Native American origin are discovered, the
appropriate Native American tribal representative will be contacted and invited to
observe the monitoring program for the duration of the grading phase at tribal
expense. Any Native American resources shall be evaluated in accordance with
the CEQA Guidelines and either reburied at the project site or curated at an
accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the cultural monitor determines that monitoring is no longer necessary,
such activities shall be discontinued. This measure shall be implemented to the
satisfaction of the City Planning Services.
32. If paleontological resources (fossils) are discovered during project grading, work
will be halted in that area until a qualified paleontologist can be retained to assess
the significance of the find. The project paleontologist shall monitor remaining
earthmoving activities at the project site and shall be equipped to record and
salvage fossil resources that may be unearthed during grading activities. The
paleontologist shall be empowered to temporarily halt or divert grading equipment
to allow recording and removal of the unearthed resources. Any fossils found shall
be evaluated in accordance with the CEQA Guidelines and offered for curation at
an accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the paleontologist determines that monitoring is no longer necessary,
monitoring activities shall be discontinued. This measure may be combined with
CUL-3 at the discretion of the City Planning Services.
33. In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary findings
as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If
human remains are found, the LA County Coroner's office shall be contacted to
determine if the remains are recent or of Native American significance. Prior to
issuance of a grading permit, the developer shall include a note to this effect on the
grading plans for the project.
34. To ensure reductions below the expected "Business As Usual" (BAU) scenario, the
project will implement a variety of measures that will reduce its greenhouse gas
(GHG) emissions. To the extent feasible, and to the satisfaction of the City of
Arcadia (City), the following measures will be incorporated into the design and
construction of the SP-SP project prior to the issuance of building permits:
Construction and Building Materials
• Recycle/reuse at least 50 percent of the demolished and/or grubbed
construction materials (including, but not limited to, soil, vegetation,
concrete, lumber, metal, and cardboard).
9
• Use "Green Building Materials," such as those materials that are resource-
efficient and are recycled and manufactured in an environmentally friendly
way, for at least 10 percent of the project.
Energy Efficiency Measures
• Design all project buildings to exceed the 2013 California Building Code's
(CBC) Title 24 energy standard by 10 percent, including, but not limited to,
any combination of the following:
• Design buildings to accommodate future solar installations as appropriate.
• Limit air leakage through the structure or within the heating and cooling
distribution system to minimize energy consumption.
• Incorporate ENERGY STAR or better rated windows, space heating and
cooling equipment, light fixtures, appliances, or other applicable electrical
equipment.
• Install efficient lighting and lighting control systems. Use daylight as an
integral part of the lighting systems in buildings.
• Install light-colored roofs and pavement materials where possible.
• Install energy-efficient heating and cooling systems, appliances and
equipment, and control systems.
• Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or
outdoor lighting that meets the 2013 California Building and Energy Code.
Water Conservation and Efficiency Measures
Devise a comprehensive water conservation strategy appropriate for the project
and its location consistent with the City's Water Efficiency Landscape Ordinance
(WELO). The strategy may include the following, plus other innovative measures
that may be appropriate:
• Create water-efficient landscapes within the development.
• Install water-efficient irrigation systems and devices, such as soil moisture-
based irrigation controls.
• Design buildings to be water-efficient. Install water-efficient fixtures and
appliances, including low-flow faucets, dual-flush toilets, and waterless
urinals.
10
• Restrict watering methods (e.g., prohibit systems that apply water to
nonvegetated surfaces) and control runoff.
Solid Waste Measures
To facilitate and encourage recycling to reduce landfill-associated emissions,
among others, the project will provide trash enclosures that include additional
enclosed area(s) for collection of recyclable materials. The recycling collection
area(s) will be located within, near, or adjacent to each trash and rubbish disposal
area. The recycling collection area will be a minimum of 50 percent of the area
provided for the trash/rubbish enclosure(s) or as approved by the City's Public
Works Services Department. Provide employee education on waste reduction and
available recycling services.
Transportation Measures
To facilitate and encourage non-motorized transportation, bicycle racks shall be
provided in convenient locations to facilitate bicycle access to the project area. The
bicycle racks shall be shown on project landscaping and improvement plans
submitted for Planning Services approval and shall be installed in accordance with
those plans.
Provide pedestrian walkways and connectivity throughout the project.
Fund or participate in some type of shuttle service for hotel guests to access the
City's downtown Gold Line Station.
35. Prior to demolition of any existing hotel buildings or associated structures, a
qualified contractor shall be retained to survey structures proposed for demolition
to determine if asbestos-containing materials (ACMs) and/or lead-based paint
(LBP) are present. If ACMs and/or LBP are present, prior to commencement of
general demolition, these materials shall be removed and transported to an
appropriate landfill by a licensed contractor. This measure shall be implemented to
the satisfaction of the City Building Services including written documentation of the
disposal of any ACMs or LBP in conformance with all applicable regulations.
36. Prior to issuance of a grading permit, the developer shall file a Notice of Intent
(NOI) with the Los Angeles Regional Water Quality Control Board to be covered
under the National Pollutant Discharge Elimination System (NPDES) General
Construction Permit for discharge of storm water associated with construction
activities. The project developer shall submit to the City the Waste Discharge
Identification Number issued by the State Water Quality Control Board (SWQCB)
as proof that the project's NOI is to be covered by the General Construction Permit
has been filed with the SWQCB. This measure shall be implemented to the
satisfaction of the City Engineer.
37. Prior to issuance of a grading permit, the developer shall submit to the Los
Angeles Regional Water Quality Control Board (RWQCB) and receive approval for
11
a project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP
shall include a surface water control plan and erosion control plan citing specific
measures to control on-site and off-site erosion during the entire grading and
construction period. In addition, the SWPPP shall emphasize structural and
nonstructural best management practices (BMPs) to control sediment and non-
visible discharges from the site. BMPs to be implemented may include (but shall
not be limited to) the following:
• Potential sediment discharges from the site may be controlled by the
following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris
basin (if deemed necessary), and other discharge control devices. The
construction and condition of the BMPs are to be periodically inspected by
the RWQCB during construction, and repairs would be made as required.
• Area drains within the construction area must be provided with inlet
protection. Minimum standards are sandbag barriers, or two layers of
sandbags with filter fabric over the grate, properly designed standpipes, or
other measures as appropriate.
• Materials that have the potential to contribute non-visible pollutants to
stormwater must not be placed in drainage ways and must be placed in
temporary storage containment areas.
• All loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil stabilization
measures to be considered include: covering disturbed areas with mulch,
temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary
vegetation, and permanent seeding. Stockpiles shall be surrounded by silt
fences and covered with plastic tarps.
• Implement good housekeeping practices such as creating a waste collection
area, putting lids on waste and material containers, and cleaning up spills
immediately.
• The SWPPP shall include inspection forms for routine monitoring of the site
during the construction phase.
• Additional required BMPs and erosion control measures shall be
documented in the SWPPP.
• The SWPPP would be kept on site for the duration of project construction
and shall be available to the local Regional Water Quality Control Board for
inspection at any time.
The developer and/or construction contractor shall be responsible for performing
and documenting the application of BMPs identified in the project-specific SWPPP.
Regular inspections shall be performed on sediment control measures called for in
the SWPPP. Monthly reports shall be maintained and available for City inspection.
An inspection log shall be maintained for the project and shall be available at the
12
site for review by the City and the Regional Water Quality Control Board as
appropriate.
38. Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater
Management Plan (SUSMP) shall be submitted to the City Planning Division for
review and approval. The SUSMP shall specifically identify the long-term site
design, source control, and treatment control BMPs that shall be used on site to
control pollutant runoff and to reduce impacts to water quality to the maximum
extent practicable. At a minimum, the SUSMP shall identify and the site developer
shall implement the following site design, source control, and treatment control
BMPs as appropriate:
Site Design BMPs
• Minimize urban runoff by maximizing permeable areas and minimizing
impermeable areas (recommended minimum 25 percent of site to be
permeable).
• Incorporate landscaped buffer areas between sidewalks and streets.
• Maximize canopy interception and water conservation by planting native
or drought-tolerant trees and large shrubs wherever possible.
• Where soil conditions are suitable, use perforated pipe or gravel filtration
pits for low flow infiltration.
• Construct onsite ponding areas or retention facilities to increase
opportunities for infiltration consistent with vector control objectives.
• Construct streets, sidewalks and parking lot aisles to the minimum widths
necessary, provided that public safety and a walkable environment for
pedestrians are not compromised.
• Direct runoff from impervious areas to treatment control BMPs such as
landscaping/bioretention areas.
Source Control BMPs
Source control BMPs are implemented to eliminate the presence of pollutants
through prevention. Such measures can be both non-structural and structural:
Non-Structural Source Control BMPs
• Education for property owners, tenants, occupants, and employees.
• Activity restrictions.
• Irrigation system and landscape maintenance to minimize water runoff.
• Common area litter control.
• Regular mechanical sweeping of private streets and parking lots.
13
• Regular drainage facility inspection and maintenance.
Structural Source Control BMPs
• Municipal Separate Storm Sewer System (MS4) stenciling and signage at
stormdown drains.
• Properly design trash storage areas and any outdoor material storage
areas.
Treatment Control BMPs
Treatment control BMPs supplement the pollution prevention and source control
measures by treating the water to remove pollutants before it is released from the
project site. The treatment control BMP strategy for the project is to select Low Impact
Development (LID) BMPs that promote infiltration and evapotranspiration, including the
construction of infiltration basins, bioretention facilities, and extended detention basins.
Where infiltration BMPs are not appropriate, bioretention and/or biotreatment BMPs
(including extended detention basins, bioswales, and constructed wetlands) that provide
opportunity for evapotranspiration and incidental infiltration may be utilized. Harvest and
use BMPs (e.g., storage pods) may be used as a treatment control BMP to store runoff
for later non-potable uses.
39. Prior to issuance of grading and building permits for each phase of the project, the
developer shall prepare a Construction Noise Control Plan and will submit the plan
to the City for review and approval. The plan shall include but will not be limited to
the following:
• During all project site excavation and grading, contractors shall equip all
construction equipment, fixed or mobile, with properly operating and
maintained mufflers consistent with manufacturers' standards.
• The project contractor shall place all stationary construction equipment so
that emitted noise is directed away from the closest sensitive receptor to the
project site (i.e., the Salvation Army facility at the southwest corner of the
site).
• The construction contractor shall locate equipment staging in areas that will
create the greatest distance between construction-related noise sources
and the closest noise-sensitive receptor to the project site (i.e., the Salvation
Army facility at the southwest corner of the site) during all project
construction.
• During all project site construction, the construction contractor shall limit all
construction-related activities that would result in high noise levels to
between the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturdays.
No construction shall be permitted on Sundays or any of the holidays listed
in AMC Section 4261.
14
• Prior to the start of Phase 2 grading, the developer shall install a wooden
noise barrier along the common boundary of the project and the Salvation
Army rehab facility at the southwest corner of the project site. This barrier
shall be removed upon completion of Phase 2 construction.
40. Prior to the issuance of building permits for each phase, the developer shall
demonstrate that all buildings shall have air-conditioning to minimize noise impacts
on hotel rooms along West and East Huntington Drives.
41. Prior to the issuance of occupancy permits for the Phase 2 hotel condominium
building, the developer shall install a filled-cell concrete block wall along the
common boundary with the Salvation Army rehab facility at the southwest corner of
the project site. In lieu of the temporary construction wall outlined in condition no.
39, the developer may install this permanent wall "early" (i.e., prior to issuance of
occupancy permits for Phase 1) which would eliminate the need for that portion of
condition no. 39. .
42. Prior to issuance of an occupancy permit for either hotel in Phase 1, the developer
shall be responsible for installing an additional signal phase to accommodate
northbound movements exiting the shared hotel driveway and southbound
movements entering the hotel driveway. The developer will also change the
number one lane to a shared through and left turn lane to access the driveway for
the hotels and modify the signal to account for the added phases and lanes. These
changes shall be made to the satisfaction of and in coordination with the City traffic
engineer.
43. Prior to issuance of occupancy permits for either of the hotels or the hotel
condominiums, the developer shall install bike racks and provide showers and
locker rooms for employees who wish to ride bicycles to work. Bike racks shall also
be installed for project guests in appropriate locations. An appropriate number of
bike racks as determined by the City of Arcadia shall be located near each building
to serve the anticipated number of employees and guests. This measure shall be
implemented to the satisfaction of the City Engineer.
44. Prior to issuance of building permits for either Phase 1 or Phase 2, the project
plans shall be circulated to Foothill Transit (FT) and the Metropolitan Transit
Authority (MTA) to determine if there is a need for a bus stop on the south side of
Colorado Place in front of the project site (e.g., for either FT Route 187 or MTA
routes 78, 79, or 378). If either agency determines a need for such a stop, the
developer shall install a bus stop to agency specifications prior to issuance of
occupancy permits for the affected phase of development. This measure shall be
implemented for each phase to the satisfaction of the City Engineer.
45. Prior to issuance of occupancy permits for either hotel in Phase 1, the developer
shall demonstrate that the main hotel entrance for Phase 1 has a circular drive with
signage to allow only one way circulation (counter-clockwise) to provide adequate
vehicle queuing lanes for exiting at the traffic signal. This measure shall be
implemented to the satisfaction of the City Engineer.
15
46. Prior to issuance of a building permit for either hotel, the developer shall retain a
qualified licensed civil engineer to conduct a sewer study to evaluate before and
after conditions of the project on the City's existing sewer system (both lateral and
main lines). This measure shall be implemented to the satisfaction of the City
Public Works Services Department and the County Sanitation Districts of Los
Angeles County as appropriate.
47. Prior to issuance of an occupancy permit for either hotel, the developer shall make
a fair share contribution to the City to help fund upgrading of the existing sewer in
West Huntington Drive included in the City's 2014-15 Capital Improvement Project
Plan budget, based on the results of the sewer study outlined in Mitigation
Measure UTL-1. This measure shall be implemented to the satisfaction of the City
Engineer and/or the City Public Works Services Department as appropriate.
48. Prior to issuance of an occupancy permit for either hotel, the developer shall also
make a fair share contribution to the County Sanitation Districts of Los Angeles
County for any trunk line improvements required to serve the project based on the
results of the sewer study. This measure shall be implemented to the satisfaction
of the City Public Works Services Department in consultation with the County
Sanitation Districts of Los Angeles County as appropriate.
49. In accordance with the City's Transportation Fee Program, the applicant shall pay
its development impact fees which will mitigate any cumulative impacts in the
future at the westbound 1-201 intersection at Santa Anita Avenue.
50. Prior to issuance of an occupancy permit for either hotel, the developer shall make
a fair share contribution to fund project-related portions of any improvements
needed to provide adequate electrical service to the project. This measure shall
be implemented to the satisfaction of the City Public Works Services Department in
consultation with Southern California Edison.
16
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Attachment No . 2
August 12 , 2014 Letter Requesting
Specific Plan Amendment
Attachment No 2
RECEIVED
AUG 1 3 2014
August 13, 2014 DEVELOPMENT SERVICES
VIA ELECTRONIC MAIL
Mr. Jason Kruckeberg
Assistant City Manager/Development Services Director
City of Arcadia
240 W. Huntington Drive
Arcadia, CA 91007
Re: Modifications to Sea Biscuit Project Conditions of
Approval
Dear Mr. Kruckeberg:
I want to thank you, Mr. Lazzaretto and Mr. Deitsch for speaking with and meeting with
my development team over the course of the past several weeks. As you know, we are excited to
move forward with Phase I of the Sea Biscuit project, originally approved by the City Council in
March 2014. We believe the implementation of Phase I of the project will stimulate the local
economy and provide a high quality hotel venue to the City of Arcadia ("City") and its residents.
As we have discussed, while we are tremendously excited to break ground on Phase I as
soon as possible in the weeks ahead, we do not desire to implement Phase II at the present time.
This is simply a result of the fact that trying to implement a condominium hotel project in
today's market is exceedingly challenging, and we do not want any difficulties attendant to
implementing Phase II to impede or distract our focus from the prompt delivery of Phase I to the
City and the community. In addition, we are no longer requesting a loan from the City in the
form of the advance of the Transient Occupancy Tax ("TOT"), which was originally envisioned
as necessary for the implementation of Phase II. Although we appreciate the City's desire to
provide economic stimulus with respect to Phase II, we no longer seek any financial assistance
from the City with respect to any Phase of the project.
Therefore, the purpose of this letter is to inform the City of the project's revised
implementation schedule as follows: (i) we are withdrawing our earlier request for any
economic assistance from the City; (ii)we are in the process of processing ministerial permits
from the City to immediately implement Phase I consisting of two new Marriott Hotels; (iii) the
remaining portion of the Santa Anita Inn will be remodeled with new lobby area and other
upgrades; (iv) Phase II will be implemented following the completion and market absorption of
Phase I.
In order to implement Phase I along with a remodel of the Santa Anita Inn, the following
minor amendments to the City's March 18, 2014 Conditions of Approval appear to be necessary:
1032/031740-0001
7365697.1 a08/13/14
Mr. Jason Kruckeberg
August 13, 2014
Page 2
Condition 1, on page 12, needs to be amended as follows:
1. .• • • _•. . . . : .' . -
-• - - ! • - . - - - . - .
In addition, Condition 2, on page 12, should be modified as follows:
2. The portion of Santa Anita Inn remaining will start
remodeling immediately before the
construction of Phase 1 and shall be provided with a new
lobby area within the existing building(s). Any changes or
alteration to the building shall be subject to review and
approval by the Development Services Director or designee.
Implementation of Phase II in the future shall be permitted
only upon (i) the execution of a mutually binding
development agreement between the developer and the City
that allows the City to provide for the orderly regulation of
condominium units within the Phase II hotel, or (ii) the city
has adopted an Ordinance providing for the orderly
regulation of Condominium units within the Phase II hotel.
We look forward to working cooperatively with the City and to processing this project
before the City's Planning Commission on September 9, 2014, and at the City's subsequent City
Council hearing on October 7, 2014.
Sincerely,
Sea :'scuit, LLP
-• ew Ch.a
1032/031740-0001
7365697.1 a08/13114
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Attachment 3
Relevant Excerpts of the approved Specific
Plan , including site plans showing Phase 1 ,
landscape and parking plans showing
Phase 1 , and elevations
Attachment No. 3
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Attachment No . 5
Staff Report to City Council for original
project, dated March 18, 2014
Attachment No. 5
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� �`� STAFF REPORT
„„.airy o[i
Development Services Department
DATE: March 18, 2014
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Jim Kasama, Community Development Administrator
By: Lisa L. Flores, Planning Services Manager
SUBJECT: GENERAL PLAN AMENDMENT NO. GPA 14-01, SPECIFIC PLAN NO.
SP 13-02, AND ZONE CHANGE NO. ZC 14-01 WITH A MITIGATED
NEGATIVE DECLARATION FOR THE SEABISCUIT PACIFICA
SPECIFIC PLAN FOR TWO NEW HOTELS AND A HOTEL
CONDOMINIUM AT 130 W. HUNTINGTON DRIVE
Recommendation: Adopt Resolution No. 7013 Conditionally
Approving the project, thereby approving the Art Deco architectural
style for the two new hotels and the Mitigated Negative Declaration,
and Introduce Ordinance Nos. 2314 and 2315
SUMMARY
The applicant, Mr. Andy Chang, has submitted applications for Specific Plan No. SP 13-
02 (Seabiscuit Pacifica Specific Plan), General Plan Amendment No. GPA 14-01, and
Zone Change No. ZC 14-01 for the development of two hotels (Marriott Residence Inn
and Fairfield Inn & Suites) that total 142,320 square feet of hotel space in two
connected buildings, with a total of 210 rooms, and a third hotel which will be described
as a hotel condominium tower with 50 units — see the attached site plan. The project
site at 130 W. Huntington Drive consists of one parcel with an approximate area of
249,599 square feet (5.73 acres).
The proposed project requires approval of the following applications and documents:
• A General Plan Amendment to revise the Downtown Overlay of 1.0 FAR in the
General Plan Commercial Land Use Designation to a Downtown Overlay with a
1.03 FAR
• A Specific Plan to develop the 5.73-acre site with two hotels (a total of 210
rooms) and a hotel condominium with 50 units
• A Zone Change and Zoning Map Amendment to revise the zoning from C-2 with
Downtown and H-8 Height Overlays to SP-SP (Seabiscuit Pacifica Specific Plan)
with a 1.03 FAR
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18, 2014
Page 2 of 26
• A Mitigated Negative Declaration in compliance with the California Environmental
Quality Act (CEQA)
BACKGROUND
The Santa Anita Inn, formerly the Flamingo Hotel and the Ramada Inn, is a two-story
hotel comprised of six buildings with 110 rooms (34,775 square feet) that was originally
constructed in 1955 and remodeled in 1985. The property also includes a rose garden
with a fountain, many mature trees, and a gated pool area. While named, "The Santa
Anita Inn" since 1988, the hotel does not have any particular association with the
racetrack. A cultural resource study was prepared for this project site and there were
no significant resources found.
In 2010, as part of the General Plan Update, a Downtown Overlay was added to the C-2
zoning and H-8 Height Overlay of the subject property that increased the floor area ratio
(FAR) from 0.5 to 1.0. The height overlay of H8 allows up to eight (8) stories and 95
feet in height.
A public hearing for this proposed project was initially scheduled for the January 28,
2014, Planning Commission meeting. But, due to a request by Caltrans for additional
traffic analyses, the hearing was continued to the February 25, 2014, meeting. This
proposal was presented to the Planning Commission at their regular meeting on
February 25, 2014, for the consideration and recommendation to the City Council. At
this meeting, the Planning Commission adopted Resolution No. 1897 with a 3-2 vote to
recommend denial of the project for the following reasons:
• The project would have profound effect on the character of the city and its
reputation as a Community of Homes.
• The project was over-ambitious for the site and should be scaled back (although
the overall sentiment was favorable to the project).
• There was not a supportable need to deviate from the Code to allow 8 feet of
additional height for architectural features, equipment, and other rooftop
structures on the hotel condominium.
• Concerns with the parking modification.
A copy of the Planning Commission minutes and the Executive Summary have been
provided (refer to Attachment No. 1). Since that meeting, the applicant chose to revise
the project based on the Planning Commission's concerns and comments and made the
following changes to the project (refer to Attachment No. 2):
1. Reduced the overall height of the hotel condominium tower to meet the maximum
height of 95 feet allowed by the H-8 height overlay. This eliminates the need for
a height modification of 98 feet and an additional 8 feet in height for an overall
height of 106 feet for architectural features, chimneys, vents, and other
accessory rooftop structures; and,
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 3 of 26
2. Modified the site and landscape plan to provide 15 additional parking spaces at
the completion of Phase 2. The final parking count will be 352 parking spaces in
lieu of 377 spaces required for the three hotels.
DISCUSSION
The proposed project involves the construction of 257,589 square feet of lodging with
142,320 square feet of "dual" (connected) hotel space in two buildings, and 115,269
square feet of hotel condominiums in 50 units on 5.73 (249,599 square feet) acres of
land. The project will be completed in two phases, as proposed in the Table 1 below:
Table 1
Project Summary
Phase 1 Building No. of No. of Floors Gross
Rooms/Units Square Feet
Marriott Residence Inn 121 6 93,985 sq. ft.
Fairfield Inn & Suites 89 4
Existing Santa Anita Inn 48,425 sq.ft.
63 2 22,050 sq. ft.
(Phase 1 Only)
Total Phase 1 273 164,460 sq.ft.
Phase 2 Hotel Condominium 50
Total Rooms and Units 260 8 115,269 sq.ft.
257,679 sq.ft.
During Phase 1, a portion of the existing Santa Anita Inn hotel will be demolished, and
63 units will remain in operation until the start of Phase 2. The second phase is a 50-
unit hotel condominium that will have eight (8) floors and include nine (9) two-story
townhomes, 36 one-floor condominiums, five (5) penthouses, and one level of
subterranean parking. The phasing of the various components of the project is
discussed in more detail later in this staff report and in the Specific Plan (refer to
Attachment No. 3).
This proposed hotel development combines two Marriott brands, Residence Inn and
Fairfield Inn & Suites, with shared amenities, event and meeting space totaling 3,160
square feet, a 1,200 square-foot house-keeping facility, and an outdoor recreational
area with a swimming pool. Each hotel will have its own lobby and breakfast area with
an associated kitchen facility (for hotel guests only). The Residence Inn is an extended-
stay, all-suite hotel that offers studios and one- and two-bedroom suites, each with a
kitchenette. The Fairfield Inn & Suites is comprised of hotel suites with separate
living/working spaces and sleeping areas. These units do not include kitchenettes, but
the hotel offers a complimentary hot breakfast and a 24/7 convenience store in the
lobby area.
The proposed 50 unit hotel condominium building is considered as a type of lodging.
The units would be used like "time shares" or for other temporary (short-term) or
seasonal (limited) occupancies. These units are intended for and will be marketed
directly to racetrack-related guests and staff, as well as overseas investors. These units
are not intended to support full-time occupants. The pre-selected buyers of these units
will have a need to only make short seasonal stays and rent out their units for the
majority the time as part of a hotel booking pool. The units will also be subject to
Transient Occupancy Tax (TOT) like a typical hotel. The TOT requirement will be written
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 4 of 26
into the Homeowners Association (HOA) Covenants, Conditions, and Restrictions
(CC&Rs) for each individual owner to pay through a management company. The
individual property owner will not be able to stay indefinitely without paying the TOT.
The owners must rent their units by using the on-site management company. Therefore,
the hotel condominium is consistent with the allowable use (i.e. lodging) under the
General Plan "Commercial" land use designation. However, the proposal exceeds the
1.0 floor area ratio (FAR) limit by 0.03 or 7,990 square feet.
The proposed project requires approval of the following applications:
• A General Plan Amendment to revise the Downtown Overlay (1.0 FAR) in the
General Plan Commercial Land Use Designation to a Downtown Overlay with a
1.03 FAR for this site.
• A Specific Plan to develop the 5.73-acre site with two hotels (a total of 210
rooms) and a hotel condominium tower with 50 units.
• A Zone Change and Amendment to the Zoning Map to revise the zoning from C-
2 with Downtown and Height Overlays to SP-SP (Seabiscuit Pacifica Specific
Plan) with a Downtown Overlay of 1.03 FAR.
• A Mitigated Negative Declaration in compliance with CEQA.
A Specific Plan is required for the timing of the two phases and the project's overall size
and particular design. At the request of the City Council, a Development Agreement is
currently being negotiated between the applicant and the City, and this agreement will
provide further detail on the timing of the construction of each phase, the operational
restrictions on the condominium hotel portion of the project, and the method of paying
TOT. The Development Agreement will be presented to the Planning Commission and
City Council following the consideration of the entitlements.
The following are summaries of each of the required entitlements, excepting the
Development Agreement, for the proposed Seabiscuit Pacifica hotel development.
A. General Plan Amendment
The site currently allows a 1.0 floor area ratio (FAR) for up to 249,599 square feet of
commercial development. The applicant is requesting an amendment for a 1.03 FAR for
an additional 7,990 square feet of additional hotel space for a total development of
257,589 square feet. The proposed 1.03 FAR does not include a portion of the Santa
Anita Inn hotel that is proposed to remain in operation following Phase 1 but will be
removed prior to the construction of Phase 2.
The proposed project was taken to the City Council in concept several times in a Study
Session format and the Council agreed that a multi-hotel development on this site would
be acceptable, but that the phasing of the development would have to be adequately
addressed through the Specific Plan.
The site has an H-8 height overlay and a 1.0 FAR to accommodate a "landmark" project
directly across from a main entrance to the racetrack. Such a "landmark" project is to
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18, 2014
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provide a visual focus and entry statement, but is not to detract from the visual qualities
of the immediate neighborhood or impose upon any residential neighborhoods near the
project site.
California law also requires a Specific Plan to be consistent with the General Plan. The
proposed Seabiscuit Pacifica Specific Plan and the General Plan are complementary
and consistent on more than 100 General Plan goals and policies (refer to Appendix B
of the Specific Plan). For this reason, the increase in the FAR for this project is
appropriate.
The General Plan Land Use Map would be revised as follows with a higher Downtown
Overlay on the site.
Existing General Plan Land Use Proposed General Plan Land Use
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B. Seabiscuit Pacifica Specific Plan
The purpose of the proposed Seabiscuit Pacifica Specific Plan (SP-SP) is to define the
range of permitted uses, the development regulations, the design guidelines, and the
phasing for the development of the project site. The SP-SP proposes to construct three
hotels, a Marriott Residence Inn, a Fairfield Inn and Suites, and a third hotel (proposed
to be hotel condominium), as previously described. The proposed hotels are expected
to support patrons and employees of the Santa Anita Park racetrack on a regular basis,
as well as general and business-related guests. These lodging uses are consistent with
the goals of the General Plan for general commercial uses located in the Downtown
area near the Santa Anita Park racetrack. Implementation of the Specific Plan will
accomplish the following objectives:
• Provide high quality development consistent with the City's General Plan and in
conformance with municipal standards, codes, and policies;
• Provide uses that will compliment and support the Santa Anita Park racetrack,
other important regional facilities in the City, and the adjacent Downtown area;
GPA 14-01, SP 13-02, and 2C 14-01
130 W. Huntington Drive
March 18,2014
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• Minimize the potential for environmental impacts;
• Augment the City's economic base by increasing tax-generating commercial
uses within the City; and
• Create employment-generating opportunities for the citizens of the City and
surrounding communities.
Standards within the Specific Plan include the phasing of the project; building height;
access; architectural design guidelines for the improvements, landscaping, fences and
walls; architecture; phasing of parking areas; signs; outdoor equipment; screening of
ancillary facilities; and methodology for interpretations of the provisions. Future
discretionary approvals for this site will be subject to procedures, findings, and
provisions described in the Specific Plan. The proposed Specific Plan development
standards match most of the development standards of the C-2 zoning of the site, with
the following modifications:
1. A total of 352 parking spaces in lieu of 377 spaces required for the three hotels.
2. The Specific Plan will supplant the requirements for a Conditional Use Permit
and Architectural Design Review that is required in a General Commercial (C-2)
zone for hotels.
The applicant has proposed to develop the project in two phases due to market demand
and the availability of financing. There are specific requirements and deadlines in the
Specific Plan for the hotels to be developed in a particular order, when the existing
Santa Anita Inn shall be demolished, and when the hotel condominium is to be
developed. It also sets forth the development plans and design, including the requested
modifications from the underlying C-2 zoning and the Downtown and H-8 height
overlays.
Development Phasing
Phase 1 is to be completed by 2016 and will include the following: a total of 142,320
square feet of hotel space in two connected buildings; 93,895 square feet in an
approximately 80-foot tall, six-story building for the Marriott Residence Inn, and an
approximately 60-foot tall, four-story, 48,425 square foot building for the Fairfield Inn
and Suites. The project site contains the existing 110-room (34,775 square feet) Santa
Anita Inn hotel. A 47-room portion of this hotel will be demolished in this phase, and the
four southernmost buildings (buildings C-F, 22,050 square feet of hotel space) are
proposed to remain in operation with 63 rooms following the completion of Phase 1
(refer to the renderings on page A-4.1 of the Specific Plan). Based on the proposal, the
63-room portion of the Santa Anita Inn could remain open for 3 years following
completion of Phase 1. There will be 293 surface parking spaces for both new hotels
and the Santa Anita Inn. According to the applicant, there will also be a financial benefit
to the City to keep a portion of the Santa Anita Inn in operation since the City could
continue to receive hotel tax revenue from those units.
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18, 2014
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Phase 1 - Building Architecture
An initial conceptual design of the project was presented to the City Council last year,
and the Council felt the design appeared "generic" and indicated that the design should
be iconic and representative of Arcadia and the Santa Anita Park racetrack. The
Residence Inn and Fairfield Inn & Suites are Marriott products that are subject to their
corporate design guidelines. However, the applicant's architect has been able to
customize the designs. The applicant is proposing two different architectural styles for
consideration.
Option 1 (preferred option) — Inspired by Art Deco (refer to Exhibit A) - Art
Deco was a prominent style of architecture around Los Angeles during the 1920s
and 1930s.. Art Deco is the style of the Santa Anita Park grandstand and may
still be found in some of the most iconic buildings throughout Los Angeles.
The Art Deco design of the two hotels draws inspiration directly from the Santa
Anita Park grandstand. Strong vertical and horizontal lines and forms create
depth and distinctive planes with a repeated pattern of rectilinear forms to
enhance the verticality of the building. The variation in horizontal setbacks
creates a pattern of shadows against a varied palette of colors and materials.
Two vertical spires flanking the Residence Inn pay homage to the racetrack.
Exterior spot lighting of the buildings will highlight the two hotels by creating a
dramatic night scene.
Option 2 - Contemporary & Modern (refer to Exhibit B) — This design style is
contemporary with bold and distinctive lines and forms. Strong horizontal lines
are balanced with strong vertical elements. Ample variations in the height of the
vertical features create an interesting profile, and variation in the horizontal
setbacks creates structural and shadow patterns. The proposed materials
include stone veneer, stucco, and tinted windows in two distinctive colors.
Council Action: It is recommended that City Council select design Option 1, which has
more architectural interest, relates better to its surroundings, and would be compatible
with the style of the hotel condominium tower.
Phase 2 is to include demolition of any remaining portion of the Santa Anita Inn and
removal of 85 surface parking spaces for the construction of the eight-story, 95-foot tall,
115,269 square-foot hotel (hotel condominium) tower with a 52-space subterranean
parking structure and a surface parking lot with 77 spaces. The hotel condominium will
have nine townhomes, 36 condominium units, and five penthouses. Based on the
revised plans, the tower will have a maximum building height of 95 feet as allowed by
the H-8 height overlay. The site will have a total of 352 parking spaces after the
completion of Phase 2.
The proposed Seabiscuit Pacifica Specific Plan allows for Phase 2 to start immediately
after Phase 1 is completed. The timeline is based on the pre-sale success of the hotel
condominium units. According to the applicant, at least 50% of the units must be pre-
sold in order for a loan to be secured for the construction of Phase 2. The dual hotels
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18, 2014
Page 8 of 26
and the hotel condominium are expected to generate a need for 85 new full-time
equivalent employees at build out.
Phase 2 —Building Architecture and Height
The architectural design of the hotel condominiums is inspired by French Normandy
architecture. Some of the attributes that lend to this style include pilasters, an
accentuated chimney clad with stone veneer, as well as pronounced trim and
strategically placed cornices. The building will also have varied forms and profiles with
an interesting skyline profile. The façade of the building is adorned with many different
forms such as cylindrical corner pieces, and curvilinear balconies with decorative
wrought-iron railing. The specific style of architecture was chosen because of its
traditional and elegant appearance, which would complement the racetrack and the
surrounding community. However, the aesthetics and architectural features can be
modified in a collaborative effort between the City and design team. Such changes may
include enhancing the front entries to the hotels and hotel condominium, reducing the
amount of stone veneer on the walls of the hotel condominium tower, lowering the
height of the windows, increasing the roof pitch on the condominium tower, and
reducing the breadth and height of the porte cochere.
Phased Parking Lot
The existing surface parking lot has 194 parking spaces with access off of West
Huntington Drive. The primary access point for the new hotels will be near the junction
of Colorado Place and West Huntington Drive. Primary access to the hotel
condominium tower will also be off of West Huntington Drive. A driveway off of East
Huntington Drive will serve as a secondary/emergency access point for both the hotel
condominium and the two new hotels.
During construction of Phase 1, a portion of the Santa Anita Inn is proposed to remain
open — four buildings with 63 rooms. There will be 85 surface parking spaces to
accommodate guests, and access will be off of East and West Huntington Drive. Once
Phase 1 is completed, the parking lots will have a total of 293 parking spaces; 208
spaces for the two new hotels and 85 spaces for the Santa Anita Inn. Phase 2 will
remove the remaining Santa Anita Inn and the 85 parking spaces to make way for the
hotel condominiums and associated parking, with a total of 352 parking spaces in lieu of
377 spaces at the completion of Phase 2. The City's right-of-way dedication along
Huntington Drive will require the elimination of three (3) parking spaces.
The parking requirement for this project is subject to the development standards of the
Specific Plan, but according to the requirements in the height overlay, the two hotels at
the completion of Phase 2 should be parked at 1.2 parking space per guest room
totaling 252 parking spaces. The applicant is requesting that the two hotels only provide
227 parking spaces, which is 1 .08 parking spaces per room or approximately an 10%
reduction from the Code requirement of 1.2 parking spaces per room. The applicant
projects that the hotel occupancy would stabilize after several years at an average of
72% occupancy. In addition, due to the proximity of the facility to the future Gold Line
Station, parking demands for staff and guests will be somewhat lessened. The City
Engineer agreed that the proposed parking ratio of 1.08 is acceptable. Most of the other
hotels in the City were approved with a parking modification to allow less than 1.2
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 9 of 26
spaces per guest room, and none have demonstrated any parking deficiencies. For
example, the Hilton Garden Inn was approved with 1.0 parking space per guest room in
lieu of 1.2 spaces, and the Marriott Courtyard was approved at 1.08 spaces per guest
room including 11 compact spaces. It would actually be less than 1.0 space per guest
room if those compact spaces were converted to standard parking spaces. The
Embassy Suites was parked to Code at 1.2 spaces per guest room with an additional 38
spaces to accommodate the banquet facilities since it is a full service hotel that has a
lounge, full service restaurant, and a meeting/banquet room that is 7,500 square feet,
twice as large as the proposed meeting rooms at the new hotels. Of those 38 parking
spaces, 29 were approved as compact spaces. The proposed ratio of 1.08 parking
space per guest room is in line with the similar hotels in the City.
In Phase 2, the applicant will remove the existing 85 parking spaces of the Santa Anita
Inn, and provide 73 new surface parking spaces and 52 parking spaces within a
subterranean parking garage. The hotel condominium will be parked at two parking
spaces for each unit, and one guest space for every two units. Each unit will have one
covered parking space in the garage and one surface parking space, and all the guest
spaces will be located in the parking lot areas. The applicant is proposing that 12 of the
parking spaces in the garage be in a tandem configuration rather than side by side
(refer to the Parking Plan on page A-3.1 of the Specific Plan). The problem with tandem
parking is that someone is usually boxed in, and this will discourage the use of those
parking spaces especially if the spaces might be used by different owners. Tandem
parking works only when both parking spaces are under the same ownership. For this
reason, it is recommended that each set of tandem parking spaces be assigned to a
particular unit, and that the Specific Plan include such a provision unless a 24-hour valet
service or similar measure is provided so that the tandem spaces can be readily
accessed by any of the occupants.
At the February 25, 2014, Planning Commission meeting, the Commission had
concerns with the parking space deficiency, and whether the parking spaces will be
adequate in the instance of 100% occupancy and use of the spaces by hotel employees
and the 3,160 square foot meeting space. Since the proposed hotels are not
convention-type hotels, and do not include banquet rooms, restaurants, clubs,
auditoriums, etc., the 0.08 factor per room is sufficient for any of the supporting facilities
within the hotels. The primary use pattern of the meeting rooms will be by hotel guests.
Furthermore, it is usually the restaurants and clubs within various hotel developments
that would draw a large percentage of patrons from outside of the hotel, and would
rationally need more parking than those that were primarily used by hotel guests. Since
the applicant is not proposing either one of these uses, parking for the supporting
facilities as a "stand alone" use is not recommended. In addition, since the Planning
Commission meeting, the applicant has revised the site and landscape plans to provide
19 parking spaces at the completion of Phase 2. Table 1 is a breakdown of the total
parking proposed at buildout.
Based on the available information, the parking reduction will not create a parking
problem at the proposed hotels. In the event the hotel hosts a special event, the hotel
operators can utilize valet parking or can make special arrangements with the Santa
Anita Racetrack across the street since those parking lots are usually available during
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18, 2014
Page 10 of 26
evening hours. The City Hall west parking lots may also be available for occasional
short term use.
Table 1 — Parking Buildout Parking Summary
Code Required Proposed Proposed Parking
Parking Parking Spaces Ratio
Parking Space
Phase 1 —two 252 227 1.08
hotels, 210
rooms
Phase 2 — 50 125 125 2.5 spaces per unit
units
Total 377 352 1.08 space per guest
room
2.5 spaces per unit
Hotel Market Study
Before the applicant chose Marriott hotels for this project, a market study was
performed by PKF Consulting to determine what type of hotel would be best suited for
this site and the surrounding area. The consultant recommended an extended stay hotel
and/or a limited service hotel. Mr. McAllister, Vice President of Marriott Lodging
Development, provided a letter that states the company has very strict policies
pertaining to new hotel development and the financial implications any new Marriott
hotels might have on existing, or nearby Marriott hotels (refer to Attachment No. 8). As
a result, Marriott did an internal analysis to determine potential financial impact on the
other Marriott branded hotels in the Arcadia, Monrovia, and Pasadena markets. They
determined that the potential financial impact on their existing hotels was within their
policy guidelines. Furthermore, an independent, third party consulting firm came to the
same conclusion.
FINDINGS
Section 9296.8 of the Arcadia Municipal Code requires that for a Specific Plan to be
granted, it must be concluded that the following three findings of fact can be made in an
affirmative manner:
1. The proposed specific plan or specific plan amendment is consistent with the
General Plan, including the goals, objectives, policies, and action programs of
the City's General Plan.
Facts to Support the Finding: The subject site is identified in the General Plan
as an expansion of the Downtown area for future urban development. As a
result, the Specific Plan will provide for two new hotels and the first hotel
condominium in the City, which will be required to be subject to the City's
Transient Occupancy Tax (TOT) requirement. The proposed project will help
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
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revitalize the Downtown area of Arcadia, as well as contribute positively to the
existing downtown setting. Therefore, the proposed Specific Plan is consistent
with the General Plan.
2. The proposed specific plan or specific plan amendment will not adversely affect
the public health, safety, and welfare or result in an illogical land use pattern.
Facts to Support the Finding: The Initial Study/Mitigated Negative Declaration
for the Specific Plan and General Plan Amendment analyzed all the potential
impacts and all the projects impacts are less than significant or can be reduced
to less than significant level with the implementation of the recommended
mitigation measures. Therefore, the proposed project would not be detrimental to
the public health and welfare. Instead, the proposed project will be a superior
development that will provide an entry statement for the City.
3. The specific plan or proposed specific plan amendment is a desirable planning
tool to implement the provisions of the City's General Plan.
Facts to Support the Finding: This proposed project is to be built over time and
in two phases. Phasing involves many considerations; such as market demand,
and the availability of financing. A Specific Plan can address these particular
matters so that the hotels will be developed in a particular order, and when the
existing Santa Anita Inn shall be demolished. The intent of the Specific Plan is to
ensure that he proposed project is developed in the right order and by a set time
table.
Zone Change and Amendment to the Zoning Map
Currently, the site is zoned C-2 with a Downtown Overlay and a special height overlay
of H-8. The proposed Specific Plan will create a new zone of "SP-SP" with a 1.03 FAR
for the 5.73 acre project site. To facilitate the zone change, the following section would
replace the existing language within Section 9231; Establishment of Zones in the
Arcadia Municipal Code:
9231.21.2 SP-SP - Seabiscuit Pacifica Specific Plan
Existing Zoning Proposed Zoning
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GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 12 of 26
The above zoning map showing the proposed revision is attached to this staff report
(refer to Attachment No. 6). All development within the SP-SP Zone will be consistent
with the provisions of the Specific Plan. The Zoning Map would be revised to reflect the
proposed zoning changes to the property.
With the following recommended conditions of approval, the proposed project would
satisfy each prerequisite condition.
RECOMMENDATION
It is recommended that the City Council conditionally approve the project and adopt the
Mitigated Negative Declaration by adopting Resolution No. 7013 and Introduce
Ordinance Nos. 2307 and 2308, subject to the following conditions of approval:
1. The remaining portion of Santa Anita Inn (buildings C-F) shall be demolished within
three years of the issuance of a Certificate of Occupancy for either of the two new
hotels. In the event a Development Agreement is approved by the City Council for
the project, the terms of the Development Agreement on the retention of the Santa
Anita Inn will supersede this condition.
2. The portion of Santa Anita Inn remaining following construction of Phase 1 shall be
provided with a new lobby area within the existing building(s). Any changes or
alteration to the building shall be subject to review and approval by the
Development Services Director or designee.
3. Each set of tandem parking spaces shall be assigned to a single unit unless a 24-
hour valet service or equivalent measure is implemented. Any changes or
alteration to the parking space assignment shall be subject to review and approval
by the Development Services Director or designee.
4. No architectural features, chimneys, vents, equipment, and other accessory
rooftop structures may be placed on top of the mansard roofs of the hotel
condominium tower. The maximum height of all elements is 95 feet.
5. A Tentative Tract Map must be filed with the City and approved prior to issuance of
a building permit for Phase 2 —the hotel condominium tower.
6. The Phase 2 component of the development will be a hotel use and may be a hotel
condominium tower. Transient Occupancy Tax (TOT) shall be required to be
remitted for the Phase 2 component. The TOT requirement, as well as restrictions
on how the units will be managed, rented, and sold, shall be written into the
Homeowners Association (HOA) Covenants, Conditions, and Restrictions (CC&Rs)
for each individual owner The individual property owner will not be able to stay
indefinitely without paying the TOT. The owners shall rent their units by using the
on-site management company. In no circumstances shall the units be used for
permanent residences. The site is not suitable for permanent residency, does not
possess facilities for such, and the City's General Plan does not allow residential
uses at the location. The draft HOA CC&Rs shall be submitted for review and
approval by the City Attorney prior to issuance of a Certificate of Occupancy for
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 13 of 26
any of the hotel condominium units and the CC&Rs shall notify prospective
purchasers of the transient nature of the use and that they are purchasing into a
commercial hotel development and not a residential development. If a
Development Agreement is approved for this project, the terms of the Development
Agreement shall govern on this issue.
7. In accordance with the City's Transportation Impact Fee Program, the applicant
shall pay its development impact fees, which will mitigate the project's contribution
to any cumulative impacts to the westbound 1-210 intersection at Santa Anita
Avenue.
8. The design and construction of any and all traffic signals, signing, and striping
modifications or additions to accommodate the new entrance near the intersection
of Huntington Drive and Colorado Place shall be at the applicant's/property
owner's expense.
9. Damaged sections of the existing curb and gutter on Huntington Drive shall be
removed and replaced per City of Arcadia Standards.
10. The applicant/property owner shall provide a street dedication along westbound
Huntington Drive, to create a continuous 10'-0" parkway width.
11. The applicant/property owner shall provide signage to clearly mark the monument
roundabout as "One Way," and also provide signage to clearly mark the exits from
the condominium hotel site onto westbound and eastbound Huntington Drive(s) as
"Left Turn Only."
12. New sidewalk along eastbound Huntington Drive per City Standard shall be
constructed at the applicant's/property owner's expense. The property owner and
site superintendent shall coordinate with City Engineer and Public Works Services
Director for the protection and/or replacement of existing trees within the City's
rights-of-way.
13. The applicant/property owner shall prepare a Standard Urban Stormwater
Mitigation Plan (SUSMP) for the proposed development, as prescribed by Los
Angeles Department of Public Works SUSMP Manual.
14. Prior to issuance of a building permit for each phase of the project, a detailed
landscaping and irrigation plan shall be prepared by the applicant/property owner
for the project site. The proposed project shall comply with the requirements of the
City's Water Efficient Landscaping Ordinance.
15. All City requirements regarding disabled access and facilities; occupancy limits;
building safety; fire prevention, detection and suppression; health code
compliance; emergency access, egress, and equipment; water supply and
facilities; sewer facilities; trash reduction and recycling requirements;
environmental regulation compliance, including National Pollution Discharge
Elimination System (NPDES) measures; and parking and site design shall be
GPA 14-01,SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18, 2014
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complied with to the satisfaction of the Building Official, City Engineer, Community
Development Administrator, Fire Marshal, and Public Works Services Director.
Compliance with these requirements shall be determined by having fully detailed
construction plans submitted for plan check review and approval by the foregoing
City officials and employees.
16. 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.
17. 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 hotels and hotel condominium.
18. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents
to attack, set aside, void, or annul any approval or conditional approval of the City
of Arcadia concerning this project and/or land use decision, including but not
limited to any approval or conditional 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 officials, officers,
employees, and agents in the defense of the matter.
19. Approval of GPA 14-01, SP 13-02, and ZC 14-01 shall not be of effect unless on or
before 30 calendar days after City Council adopts the Resolution and Ordinance,
the property owner/applicant has executed and filed with the Community
Development Administrator an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval.
Mitigation Measures as Conditions of Approval
The following conditions are found in the Mitigation Monitoring and Reporting Program
(MMRP). They are recorded here to facilitate review and implementation. More
information on the timing and responsible parties for these mitigation measures is
detailed in the MMRP.
20. Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on surrounding
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 15 of 26
roads and properties, to the satisfaction of the Development Services Director or
designee.
21. Prior to issuance of a grading permit, the general contractor for the project shall
prepare and file a Dust Control Plan with the City that complies with SCQAMD
Rule 403 and requires the following during excavation and construction as
appropriate:
• Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas
inactive for 10 days or more).
• Water active sites at least twice daily (locations where grading is to occur will
be thoroughly watered prior to earthmoving).
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at
least 2 feet of freeboard (vertical space between the top of the load and top of
the trailer) in accordance with the requirements of California Vehicle Code
(CVC) Section 23114.
• Pave construction access roads at least 100 feet onto the site from the main
road.
• Control traffic speeds within the property to 15 mph or less.
22. Prior to the issuance of a grading permit, the project developer shall require by
contract specifications that contractors shall utilize California Air Resources Board
(CARB) Tier II Certified equipment or better during the rough/mass grading phase
for rubber-tired dozers and scrapers. Contract specifications shall be included in
the proposed project construction documents, which shall be reviewed by the City.
23. Prior to the issuance of a grading or building permit for each phase, the project
developer shall require by contract specifications that contractors shall place
construction equipment staging areas at least 200 feet away from sensitive receptors.
Contract specifications shall be included in the project construction documents, which
shall be reviewed by the City.
24. Prior to the issuance of a building permit for each phase, the project developer
shall require by contract specifications that contractors shall utilize power poles or
clean-fuel generators for electrical construction equipment. Contract specifications
shall be included in the proposed project construction documents, which shall be
reviewed by the City.
25. Prior to issuance of a grading permit for each phase, the developer shall provide
an assessment of existing trees on the areas to be developed. This tree
assessment shall be prepared by a qualified landscape architect and identify any
existing large bushes or trees that can be relocated or preserved as part of the
new development project. The project landscaping plans shall attempt to preserve
existing mature trees onsite to the extent feasible, based on the tree assessment.
This measure shall be implemented to the satisfaction of the City Planning
Division.
GPA 14-01,SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 16 of 26
26. During project construction in either phase, the existing redwood trees along the
east side of the property shall be protected by being taped or roped off with
appropriate signage so construction equipment will not accidentally come in
contact with and damage or destroy any trees. The trees shall be sprayed with
water at the end of each day when substantial amounts of dust are generated
(e.g., during grading or demolition) to minimize damage from dust deposition. This
measure shall be implemented to the satisfaction of the City Planning Division.
27. Construction in either phase should not occur during the local nesting season
(estimated February 1 to July 15). If any construction occurs during the nesting
season, a nesting bird survey shall be conducted by a qualified biologist prior to
the issuance of a grading permit or removal of any large trees on the existing hotel
property. If the biologist determines that nesting birds are present, an area of 100
feet shall be marked off around the nest and no construction activity can occur in
that area during nesting activities. Grading and/or construction may resume in this
area when a qualified biologist has determined the nest is no longer occupied and
all juveniles have fledged. This measure shall be implemented to the satisfaction of
the City Planning Services.
28. Prior to demolition of any existing hotel buildings on the site, the completed DPR 523A
and 523B forms and a cover memorandum shall be submitted to the City for filing to
officially document the historical assessment for the Santa Anita Inn. This measure shall
be implemented to the satisfaction of the City Planning Services.
29. While there is no known historical significance as that term is defined under CEQA,
the applicant has proposed to install a plaque indicating the location of the former
Santa Anita Inn and its place in the history of the City of Arcadia. The size,
construction, and location of this plaque shall be up to the discretion of the City
Manager, in consultation with the Planning Services.
30. If cultural artifacts are discovered during project grading, work shall be halted in
that area until a qualified historian or archaeologist can be retained by the
developer to assess the significance of the find. The project cultural monitor shall
observe the remaining earthmoving activities at the project site consistent with
Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be
equipped to record and salvage cultural resources that may be unearthed during
grading activities. The monitor shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
31. If any resources of a prehistoric or Native American origin are discovered, the
appropriate Native American tribal representative will be contacted and invited to
observe the monitoring program for the duration of the grading phase at tribal
expense. Any Native American resources shall be evaluated in accordance with
the CEQA Guidelines and either reburied at the project site or curated at an
accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the cultural monitor determines that monitoring is no longer necessary,
such activities shall be discontinued. This measure shall be implemented to the
satisfaction of the City Planning Services.
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18, 2014
Page 17 of 26
32. If paleontological resources (fossils) are discovered during project grading, work
will be halted in that area until a qualified paleontologist can be retained to assess
the significance of the find. The project paleontologist shall monitor remaining
earthmoving activities at the project site and shall be equipped to record and
salvage fossil resources that may be unearthed during grading activities. The
paleontologist shall be empowered to temporarily halt or divert grading equipment
to allow recording and removal of the unearthed resources. Any fossils found shall
be evaluated in accordance with the CEQA Guidelines and offered for curation at
an accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the paleontologist determines that monitoring is no longer necessary,
monitoring activities shall be discontinued. This measure may be combined with
CUL-3 at the discretion of the City Planning Services.
33. In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary findings
as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If
human remains are found, the LA County Coroner's office shall be contacted to
determine if the remains are recent or of Native American significance. Prior to
issuance of a grading permit, the developer shall include a note to this effect on the
grading plans for the project.
34. To ensure reductions below the expected "Business As Usual" (BAU) scenario, the
project will implement a variety of measures that will reduce its greenhouse gas
(GHG) emissions. To the extent feasible, and to the satisfaction of the City of
Arcadia (City), the following measures will be incorporated into the design and
construction of the SP-SP project prior to the issuance of building permits:
Construction and Building Materials
• Recycle/reuse at least 50 percent of the demolished and/or grubbed
construction materials (including, but not limited to, soil, vegetation,
concrete, lumber, metal, and cardboard).
• Use "Green Building Materials," such as those materials that are resource-
efficient and are recycled and manufactured in an environmentally friendly
way, for at least 10 percent of the project.
Energy Efficiency Measures
• Design all project buildings to exceed the 2013 California Building Code's
(CBC) Title 24 energy standard by 10 percent, including, but not limited to,
any combination of the following:
• Design buildings to accommodate future solar installations as appropriate.
• Limit air leakage through the structure or within the heating and cooling
distribution system to minimize energy consumption.
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 18 of 26
• Incorporate ENERGY STAR or better rated windows, space heating and
cooling equipment, light fixtures, appliances, or other applicable electrical
equipment.
• Install efficient lighting and lighting control systems. Use daylight as an
integral part of the lighting systems in buildings.
• Install light-colored roofs and pavement materials where possible.
• Install energy-efficient heating and cooling systems, appliances and
equipment, and control systems.
• Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or
outdoor lighting that meets the 2013 California Building and Energy Code.
Water Conservation and Efficiency Measures
Devise a comprehensive water conservation strategy appropriate for the project
and its location consistent with the City's Water Efficiency Landscape Ordinance
(WELO). The strategy may include the following, plus other innovative measures
that may be appropriate:
• Create water-efficient landscapes within the development.
• Install water-efficient irrigation systems and devices, such as soil moisture-
based irrigation controls.
• Design buildings to be water-efficient. Install water-efficient fixtures and
appliances, including low-flow faucets, dual-flush toilets, and waterless urinals.
• Restrict watering methods (e.g., prohibit systems that apply water to
nonvegetated surfaces) and control runoff.
Solid Waste Measures
To facilitate and encourage recycling to reduce landfill-associated emissions,
among others, the project will provide trash enclosures that include additional
enclosed area(s) for collection of recyclable materials. The recycling collection
area(s) will be located within, near, or adjacent to each trash and rubbish disposal
area. The recycling collection area will be a minimum of 50 percent of the area
provided for the trash/rubbish enclosure(s) or as approved by the City's Public
Works Services Department. Provide employee education on waste reduction and
available recycling services.
Transportation Measures
To facilitate and encourage non-motorized transportation, bicycle racks shall be
provided in convenient locations to facilitate bicycle access to the project area. The
bicycle racks shall be shown on project landscaping and improvement plans
submitted for Planning Services approval and shall be installed in accordance with
those plans.
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 19 of 26
Provide pedestrian walkways and connectivity throughout the project.
Fund or participate in some type of shuttle service for hotel guests to access the
City's downtown Gold Line Station.
35. Prior to demolition of any existing hotel buildings or associated structures, a
qualified contractor shall be retained to survey structures proposed for demolition
to determine if asbestos-containing materials (ACMs) and/or lead-based paint
(LBP) are present. If ACMs and/or LBP are present, prior to commencement of
general demolition, these materials shall be removed and transported to an
appropriate landfill by a licensed contractor. This measure shall be implemented to
the satisfaction of the City Building Services including written documentation of the
disposal of any ACMs or LBP in conformance with all applicable regulations.
36. Prior to issuance of a grading permit, the developer shall file a Notice of Intent
(NOI) with the Los Angeles Regional Water Quality Control Board to be covered
under the National Pollutant Discharge Elimination System (NPDES) General
Construction Permit for discharge of storm water associated with construction
activities. The project developer shall submit to the City the Waste Discharge
Identification Number issued by the State Water Quality Control Board (SWQCB)
as proof that the project's NOI is to be covered by the General Construction Permit
has been filed with the SWQCB. This measure shall be implemented to the
satisfaction of the City Engineer.
37. Prior to issuance of a grading permit, the developer shall submit to the Los
Angeles Regional Water Quality Control Board (RWQCB) and receive approval for
a project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP
shall include a surface water control plan and erosion control plan citing specific
measures to control on-site and off-site erosion during the entire grading and
construction period. In addition, the SWPPP shall emphasize structural and
nonstructural best management practices (BMPs) to control sediment and non-
visible discharges from the site. BMPs to be implemented may include (but shall
not be limited to) the following:
• Potential sediment discharges from the site may be controlled by the following:
sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if
deemed necessary), and other discharge control devices. The construction and
condition of the BMPs are to be periodically inspected by the RWQCB during
construction, and repairs would be made as required.
• Area drains within the construction area must be provided with inlet protection.
Minimum standards are sandbag barriers, or two layers of sandbags with filter
fabric over the grate, properly designed standpipes, or other measures as
appropriate.
• Materials that have the potential to contribute non-visible pollutants to
stormwater must not be placed in drainage ways and must be placed in
temporary storage containment areas.
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 20 of 26
• All loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil stabilization
measures to be considered include: covering disturbed areas with mulch,
temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary
vegetation, and permanent seeding. Stockpiles shall be surrounded by silt
fences and covered with plastic tarps.
• Implement good housekeeping practices such as creating a waste collection
area, putting lids on waste and material containers, and cleaning up spills
immediately.
• The SWPPP shall include inspection forms for routine monitoring of the site
during the construction phase.
• Additional required BMPs and erosion control measures shall be documented
in the SWPPP.
• The SWPPP would be kept on site for the duration of project construction and
shall be available to the local Regional Water Quality Control Board for
inspection at any time.
The developer and/or construction contractor shall be responsible for performing
and documenting the application of BMPs identified in the project-specific SWPPP.
Regular inspections shall be performed on sediment control measures called for in
the SWPPP. Monthly reports shall be maintained and available for City inspection.
An inspection log shall be maintained for the project and shall be available at the
site for review by the City and the Regional Water Quality Control Board as
appropriate.
38. Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater
Management Plan (SUSMP) shall be submitted to the City Planning Division for
review and approval. The SUSMP shall specifically identify the long-term site
design, source control, and treatment control BMPs that shall be used on site to
control pollutant runoff and to reduce impacts to water quality to the maximum
extent practicable. At a minimum, the SUSMP shall identify and the site developer
shall implement the following site design, source control, and treatment control
BMPs as appropriate:
Site Design BMPs
• Minimize urban runoff by maximizing permeable areas and minimizing
impermeable areas (recommended minimum 25 percent of site to be
permeable).
• Incorporate landscaped buffer areas between sidewalks and streets.
• Maximize canopy interception and water conservation by planting native or
drought-tolerant trees and large shrubs wherever possible.
• Where soil conditions are suitable, use perforated pipe or gravel filtration pits
for low flow infiltration.
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 21 of 26
• Construct onsite ponding areas or retention facilities to increase opportunities
for infiltration consistent with vector control objectives.
• Construct streets,
sidewalks and parking lot aisles to the minimum widths
necessary, provided that public safety and a walkable environment for
pedestrians are not compromised.
• Direct runoff from impervious areas to treatment control BMPs such as
landscaping/bioretention areas.
Source Control BMPs
Source control BMPs are implemented to eliminate the presence of pollutants
through prevention. Such measures can be both non-structural and structural:
Non-Structural Source Control BMPs
• Education for property owners, tenants, occupants, and employees.
• Activity restrictions.
• Irrigation system and landscape maintenance to minimize water runoff.
• Common area litter control.
• Regular mechanical sweeping of private streets and parking lots.
• Regular drainage facility inspection and maintenance.
Structural Source Control BMPs
• Municipal Separate Storm Sewer System (MS4) stenciling and signage at
stormdown drains.
• Properly design trash storage areas and any outdoor material storage areas.
Treatment Control BMPs
Treatment control BMPs supplement the pollution prevention and source control
measures by treating the water to remove pollutants before it is released from the
project site. The treatment control BMP strategy for the project is to select Low Impact
Development (LID) BMPs that promote infiltration and evapotranspiration, including the
construction of infiltration basins, bioretention facilities, and extended detention basins.
Where infiltration BMPs are not appropriate, bioretention and/or biotreatment BMPs
(including extended detention basins, bioswales, and constructed wetlands) that provide
opportunity for evapotranspiration and incidental infiltration may be utilized. Harvest and
use BMPs (e.g., storage pods) may be used as a treatment control BMP to store runoff
for later non-potable uses.
39. Prior to issuance of grading and building permits for each phase of the project, the
developer shall prepare a Construction Noise Control Plan and will submit the plan
to the City for review and approval. The plan shall include but will not be limited to
the following:
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18, 2014
Page 22 of 26
• During all project site excavation and grading, contractors shall equip all
construction equipment, fixed or mobile, with properly operating and maintained
mufflers consistent with manufacturers' standards.
• The project contractor shall place all stationary construction equipment so that
emitted noise is directed away from the closest sensitive receptor to the project
site (i.e., the Salvation Army facility at the southwest corner of the site).
• The construction contractor shall locate equipment staging in areas that will
create the greatest distance between construction-related noise sources and
the closest noise-sensitive receptor to the project site (i.e., the Salvation Army
facility at the southwest corner of the site) during all project construction.
• During all project site construction, the construction contractor shall limit all
construction-related activities that would result in high noise levels to between
the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturdays. No
construction shall be permitted on Sundays or any of the holidays listed in AMC
Section 4261.
• Prior to the start of Phase 2 grading, the developer shall install a wooden noise
barrier along the common boundary of the project and the Salvation Army
rehab facility at the southwest corner of the project site. This barrier shall be
removed upon completion of Phase 2 construction.
40. Prior to the issuance of building permits for each phase, the developer shall
demonstrate that all buildings shall have air-conditioning to minimize noise impacts
on hotel rooms along West and East Huntington Drives.
41. Prior to the issuance of occupancy permits for the Phase 2 hotel condominium
building, the developer shall install a filled-cell concrete block wall along the
common boundary with the Salvation Army rehab facility at the southwest corner of
the project site. In lieu of the temporary construction wall outlined in condition no.
39, the developer may install this permanent wall "early" (i.e., prior to issuance of
occupancy permits for Phase 1) which would eliminate the need for that portion of
condition no. 39. .
42. Prior to issuance of an occupancy permit for either hotel in Phase 1, the developer
shall be responsible for installing an additional signal phase to accommodate
northbound movements exiting the shared hotel driveway and southbound
movements entering the hotel driveway. The developer will also change the
number one lane to a shared through and left turn lane to access the driveway for
the hotels and modify the signal to account for the added phases and lanes. These
changes shall be made to the satisfaction of and in coordination with the City traffic
engineer.
43. Prior to issuance of occupancy permits for either of the hotels or the hotel
condominiums, the developer shall install bike racks and provide showers and
locker rooms for employees who wish to ride bicycles to work. Bike racks shall also
be installed for project guests in appropriate locations. An appropriate number of
bike racks as determined by the City of Arcadia shall be located near each building
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18, 2014
Page 23 of 26
to serve the anticipated number of employees and guests. This measure shall be
implemented to the satisfaction of the City Engineer.
44. Prior to issuance of building permits for either Phase 1 or Phase 2, the project
plans shall be circulated to Foothill Transit (FT) and the Metropolitan Transit
Authority (MTA) to determine if there is a need for a bus stop on the south side of
Colorado Place in front of the project site (e.g., for either FT Route 187 or MTA
routes 78, 79, or 378). If either agency determines a need for such a stop, the
developer shall install a bus stop to agency specifications prior to issuance of
occupancy permits for the affected phase of development. This measure shall be
implemented for each phase to the satisfaction of the City Engineer.
45. Prior to issuance of occupancy permits for either hotel in Phase 1, the developer
shall demonstrate that the main hotel entrance for Phase 1 has a circular drive with
signage to allow only one way circulation (counter-clockwise) to provide adequate
vehicle queuing lanes for exiting at the traffic signal. This measure shall be
implemented to the satisfaction of the City Engineer.
46. Prior to issuance of a building permit for either hotel, the developer shall retain a
qualified licensed civil engineer to conduct a sewer study to evaluate before and
after conditions of the project on the City's existing sewer system (both lateral and
main lines). This measure shall be implemented to the satisfaction of the City
Public Works Services Department and the County Sanitation Districts of Los
Angeles County as appropriate.
47. Prior to issuance of an occupancy permit for either hotel, the developer shall make
a fair share contribution to the City to help fund upgrading of the existing sewer in
West Huntington Drive included in the City's 2014-15 Capital Improvement Project
Plan budget, based on the results of the sewer study outlined in Mitigation
Measure UTL-1. This measure shall be implemented to the satisfaction of the City
Engineer and/or the City Public Works Services Department as appropriate.
48. Prior to issuance of an occupancy permit for either hotel, the developer shall also
make a fair share contribution to the County Sanitation Districts of Los Angeles
County for any trunk line improvements required to serve the project based on the
results of the sewer study. This measure shall be implemented to the satisfaction
of the City Public Works Services Department in consultation with the County
Sanitation Districts of Los Angeles County as appropriate.
49. In accordance with the City's Transportation Fee Program, the applicant shall pay
its development impact fees which will mitigate any cumulative impacts in the
future at the westbound 1-201 intersection at Santa Anita Avenue.
50. Prior to issuance of an occupancy permit for either hotel, the developer shall make
a fair share contribution to fund project-related portions of any improvements
needed to provide adequate electrical service to the project. This measure shall
be implemented to the satisfaction of the City Public Works Services Department in
consultation with Southern California Edison.
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 24 of 26
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the
Development Services Department prepared the attached Initial Study and Mitigated
Negative Declaration (MND) for the proposed project (refer to Attachment No. 4). The
project with mitigation measures will have less-than-significant impacts for the following
areas: Aesthetics, Air Quality, Biological Resources, Geology and Soils, Hazards and
Hazardous Materials, Hydrology and Water Quality, Noise, Transportation/Traffic, and
Utilities and Service Systems. A detailed review is included in the Initial Study. The
mitigation measures have been added as conditions of approval (Condition nos. 20-50)
for the project. The City has prepared a Mitigated Negative Declaration and a Mitigation
Monitoring and Reporting Program (MMRP).
In accordance with Section 21091 of the California Environmental Quality Act (CEQA)
and Section 15073 of the CEQA Guidelines, the Draft Initial Study/Mitigated Negative
Declaration (IS/MND) for the Seabiscuit Pacifica Specific Plan Project (SCH
#2013121018) was circulated for public review and comments for 30 days from
December 5, 2013, to January 13, 2014; this includes an extra week of review because
of the holidays. 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 decision is based. These documents
were made available at Arcadia City Hall and at the Arcadia Public Library. During this
time period, public agencies, organizations, and the public in general were afforded the
opportunity to review the Draft IS/MND, and submit written comments regarding the
documents and the proposed project.
During the comment period, staff received comments from the following agencies:
• California Department of Transportation (Caltrans), dated December 12, 2013,
January 13, 2014, and February 25, 2014
• Native American Heritage Commission (NAHC), dated December 12, 2013
• California Department of Fish &Wildlife (CDWF), dated January 10, 2014
• County Sanitation Districts of Los Angeles County (CSDLAC), dated January 10, 2014
• Southern California Edison (SCE), dated January 10, 2014
The comments on the Draft IS/MND necessitated additional traffic analyses to evaluate
the impacts to the Interstate-210 freeway and local freeway ramps to ensure that the
impacts would be within Caltrans guidelines, and at the request of Caltrans, additional
analysis was performed for the horizon year of 2038, which correlates to 20 years after
the build-out of the project. The City Council is required to consider the IS/MND together
with any comments received during the public review process. Attached is the
Response to Comments, which adequately addresses the comments made by the
various agencies on the Seabiscuit Pacifica Specific Plan IS/MND. The comments and
their responses do not change the conclusion of the IS/MND (i.e., that all the project
impacts are less than significant or can be reduced to less than significant levels by
implementation of the recommended mitigation measures, including the additional
measures outlined in the memorandum).
GPA 14-01, SP 13-02, and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 25 of 26
FISCAL IMPACT
Fees from the project will fund the development's fair share of impacts from the project
on City utilities and services, including sewer, transportation, electrical, and storm water.
The proposed development would have a limited impact on fire or police services, and
would not have any significant impacts on local schools or parks. Instead, the proposed
development will significantly increase the assessed value of the subject property,
which will result in substantial additional property tax. Additionally, the project will have
a substantial increase in receipts from Transient Occupancy Tax (TOT) because the site
will ultimately include 100 additional hotel rooms and 50 hotel condominium units.
RECOMMENDED ACTION
It is recommended that the City Council approve the following items including the
conditions of approval listed in this staff report:
1. Adopt Resolution No. 7013 approving General Plan Amendment No. GPA 14-01
to amend the Downtown Overlay of 1.0 Floor Area Ratio (FAR) in the General
Plan Land Use Designation to a Downtown Overlay with a 1.03 FAR and
approving the Mitigated Negative Declaration and Mitigated Monitoring Project at
130 W. Huntington Drive; and
2. Introduce Ordinance No. 2314 adopting Specific — Seabiscuit Pacifica Specific
Plan (SP-SP) with Floor Area Ratio of 1.03, the Art Deco Architectural Style for
the two hotels (Marriott and Fairfield Inn Suites), and the Specific Land Use
Regulations of the Seabiscuit Pacifica Project at 130 W. Huntington Drive; and
3. Introduce Ordinance No. 2315 making certain amendments to the text of the
Arcadia Zoning Code; and amending the Zoning Designation of certain property
within the City from "C-2 with Downtown and H-8 Height Overlays" to "SP-SP,
Seabiscuit Pacifica Specific Plan," with respect to the Seabiscuit Specific Plan
Project at 130 W. Huntington Drive.
Approved:
Dominic Lanza
City Manager
Attachment No. 1: Planning Commission Minutes and Executive Summary, dated
February 25, 2014
Attachment No. 2: Revised Site Plan and Elevations to the Hotel Condo tower, dated
March 6, 2014
Attachment No. 3: Seabiscuit Pacifica Specific Plan
Attachment No. 4: Draft Initial Study/MND, Mitigated Monitoring and Reporting
Program, Response to Comments, and Technical Studies
GPA 14-01, SP 13-02,and ZC 14-01
130 W. Huntington Drive
March 18,2014
Page 26 of 26
Attachment No. 5: Planning Commission Resolution No. 1897
Attachment No. 6: Planning Commission Staff Report and Attachments, dated
February 25, 2014
Attachment No. 7: Resolution No. 7013
Attachment No. 8: Ordinance No. 2314
Attachment No. 9: Ordinance No. 2315
Exhibit A: Art Deco Design for the proposed hotels
Exhibit B: Modern Contemporary Design for the proposed hotel
Attachment
No . 6
Addendum to the Mitigated Negative
Declaration for an Amendment to the
Seabiscuit Pacifica Specific Plan, including
the original MND/lS, and MMRP
Attachment No. 6
This page has been left blank intentionally
ADDENDUM TO THE APPROVED MITIGATED NEGATIVE
DECLARATION FOR AN AMENDMENT TO THE
SEABISCUIT PACIFICA SPECIFIC PLAN (SP 13-02)
130 WEST HUNTINGTON DRIVE
fi
ARXhIA
AUGUST 29, 2014
PREPARED BY:
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
ADDENDUM
INITIAL ENVIRONMENTAL STUDY TPLAN (SP NEGATIVE 3 OZ) ECLARATION
SEABISCUIT P ACIFICA SPECIFIC
1.1 Purpose and Background
This Addendum to the approved Mitigated Negative Declaration for the Seabiscuit
Pacifica Specific Plan (Specific Plan) has been prepared by the City of Arcadia ("City") in
conformance with the California Environmental Quality Act (Public Resources Code, §
21000 et seq.) ("CEQA") and the State CEQA Guidelines (Cal. Code Regs., Title 14,
Chapter 3 § 15000 et seq.) The purpose of the Addendum is to address a change in the
conditions of approval for the approved Seabiscuit Pacifica Specific Plan. The change to
the conditions of approval has been requested through an Amendment to the approved
Specific Plan.
1.2 Project Description
The site is currently occupied by the Santa Anita Inn, a 110 room hotel. On March 18,
2014, the Arcadia City Council approved a Specific Plan to replace the Santa Anita Inn
over time with three new hotel-related buildings. The approved project consists of the
development of two Marriott-branded hotels (Residence Inn and Fairfield Inn and Suites)
that total 142,320 square feet of hotel space in two connected buildings, with a total of
210 rooms, and a third building which will be developed as a hotel-condominium tower
with 50 units. These project components are to be developed in phases, with Phase 1
consisting of the two Marriott hotels and a remnant of the existing Santa Anita Inn (60
rooms plus a new lobby) retheldevelonment of the hotel-condominium towoeifion of the
remnant Santa Anita Inn and development
terms of entitlements,
the March 18 approval included a Specific Plan, a General Plan
Amendment (GPA 14-01), and a Zoning Change and Zoning Map Amendment (ZC 14-
01). The proposed project simply requests the elimination of a condition of approval,
modification of a second condition of approval, and the addition of a condition of
approval for the Seabiscuit Pacifica Specific Plan. No other portions of the General Plan
Amendment, Specific Plan, or Zone Change, are impacted by this proposal. The
conditions of approval requested to be changed are as follows; text to be removed is
shown in 6t eth Gugh, new proposed text is shown underlined and italicized:
1. The remodeling of the portion of the Santa Anita Inn remaining shall start
immediately before the construction of Phase 1 and shall
include, without limitation, a new lobby area within the existing a d approval ing(s). ny
changes or alteration to the building shall be subject to review
the Development Services Director or designee, an_onal design
Addendum-Mitigated Negative Declaration
Seabiscuit Pacifica Specific Plan
Page 2
enhancements to the building, lobby, or parking area may be required. The
commencement of Phase 2 shall be permitted only upon (i) the execution of a
mutually binding development agreement between the developer and the City
that allows the City to provide for the orderly regulation of condomiuim units
within the Phase 2 hotel, or(ii) the City's prior adoption of an Ordinance providing
for the orderly regulation of condominium units within the Phase 2 hotel.
2. These conditions shall be deemed to be part of the Specific Plan and are fully
incorporated therein by this reference. Notwithstanding any provisions or
interpretations to the contrary, the Specific Plan shall remain subject to such
amendment or termination as may be adopted by the City pursuant to its zoning
authority.
The effect of these changes is to allow the remaining units of the Santa Anita Inn to
remain on site longer than the original approval. The original approval required the
remnant of the Santa Anita Inn to be demolished within three years of the issuance of
the first Certificate of Occupancy for the first hotel in Phase 1. This was acceptable
because it was the Developer's intent to build Phase 2 within this timeframe. However,
since the approval, the City and the Developer have been working on a Development
Agreement to place operational regulations on the Phase 2 portion of the project.
Through this process, it has become apparent that planning and executing Phase 2 is
too difficult for the Developer at this time, and the Developer would like to simplify the
project and focus only on Phase 1. The Developer believes that by eliminating the
requirement that the remnant of the Santa Anita Inn be demolished in three years, he will
have the flexibility to effectively plan for and execute both phases of the Specific Plan.
Finally, a condition is proposed to be added to incorporate all of the conditions of
approval into the Specific Plan. While this is inferred from the approval, the City
Attorney recommends adding this condition along with this amendment. It should
be mentioned that the Development Services Department, Planning Commission,
or City Council can, at any time, bring forward an amendment to the Specific
Plan to modify and/or void Phase 2 of the Specific Plan or any other element of
the Plan.
1.3 Lead Agency and Discretionary Approvals
This Addendum documents the City's consideration of the potential environmental
impacts resulting from the changes to the conditions of approval, and explains the City's
decision that further environmental review is not required. The City of Arcadia is the
lead agency and has approval authority over the General Plan and Zoning Code. The
appropriate entitlement for this action is an Amendment to the Seabiscuit Pacifica
Specific Plan. The Arcadia Municipal Code requires this project be reviewed by the
Planning Commission for their consideration and recommendation to the City Council;
and by the City Council for their approval. Each of these meetings is a noticed, public
hearing.
Addendum—Mitigated Negative Declaration
Seabiscuit Pacifica Specific Plan
Page 3
1.4 Documents Incorporated by Reference
Section 15150 of the State other Guielines
encourages
data environmental documents to
alysis.
incorporate by reference
The following documents are are hereby
considered b n orport t dhb preference within this Addendum,
and all of these documents
• Initial Study and Mitigated Negative Declaration for the Seabiscuit Pacifica
Specific Plan, City of Arcadia Lead Agency, prepared by LSA Associates, Inc.
February 18, 2014.
• Mitigation Monitoring and Reporting Program for the Seabiscuit Pacifica
Specific Plan, City of Arcadia Lead Agency, prepared by LSA Associates, Inc.
February 18, 2014.
These documents that are incorporated by reference are available for review at the City
of Arcadia Community Development Department— Planning Division.
1.5 CEQA Requirements for Use of an Addendum
When a lead agency has already prepared a Negative Declaration or EIR, CEQA
mandates that "no subsequent or supplemental environmental impact report shall be
required by the lead agency or any responsible agency, unless one or more of the
following events occurs: (a) substantial changes are proposed in the project which will
require major revisions of the environmental impact report; (b) substantial changes occur
with respect to the circumstances under which the project is being undertaken which will
require major revisions in the environmental impact report; (c) new information, which
was not known and could not have been known at the time the environmental impact
report was certified as complete, becomes available" (Cal. Pub. Res. Code, § 21166).
State CEQA Guidelines Section 15162 clarifies that an additional negative declaration,
subsequent EIR, or supplemental EIR is only required when "substantial changes" occur
to a project or the circumstances surrounding a project, or "new information" about a
project indicates "new significant environmental effects" or a "substantial increase in the
severity of previously significant effects."
Addendum—Mitigated Negative Declaration
Seabiscuit Pacifica Specific Plan
Page 4
The California Environmental Quality Act provides that when a Negative Declaration or EIR
has been prepared for a project, no subsequent Negative Declaration or EIR shall be
prepared for that project unless the lead agency determines, on the basis of substantial
evidence that:
1. Substantial changes are proposed in the project which will require major revisions of
the previous EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects [State
CEQA Guidelines, § 15162(a)(1)];
2. Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects [State CEQA Guidelines, §
15162(a)(2)]; or,
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR
was certified as complete, shows any of the following:
A. The project will have one or more significant effects not discussed in the previous
EIR [State CEQA Guidelines, § 15162(a)(3)(A)];
B. Significant effects previously examined will be substantially more severe than
shown in the previous EIR [State CEQA Guidelines, § 15162(a)(3)(B)];;
C. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible, and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or
alternative [State CEQA Guidelines, § 15162(a)(3)(C)];
D. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative [State CEQA Guidelines, § 15162(a)(3)(D)].
If none of these circumstances are present, and only minor technical changes or
additions are necessary to update the previously certified EIR, an Addendum may be
prepared. Regarding the proposed Amendment to the Seabiscuit Pacifica Specific Plan,
none of the above circumstances are present, and an Addendum has been determined
to be the appropriate CEQA document.
1.6 Analysis of the Findings
As mentioned above, an Initial Study/Environmental Checklist (IS) was prepared for the
Seabiscuit Pacific Specific Plan which resulted in a Mitigated Negative Declaration. The
proposed Amendment to the Specific Plan will not substantially alter the circumstances
under which the IS and MND were undertaken. The elimination of one Condition of
Approval and alteration of a second Condition of Approval will not change the potential
impacts of the project in any way. No new significant environmental effects, or
substantial increase in the severity of previously identified significant effects, will occur
as a result of the proposed Amendment. The proposed Amendment will not change the
Addendum—Mitigated Negative Declaration
Seabiscuit Pacifica Specific Plan
Page 5
underlying analysis completed for the IS and MND, and the proposal will not constitute a
substantial change in the project.
The Initial Study (see Exhibit A) found that the potentially significant effects of the project
could be mitigated through the approval of a Mitigation Monitoring and Reporting Plan
(MMRP) for the project. The MMRP is attached as Exhibit C. The proposed Amendment
changes none of the required Mitigations and they will all remain in full force and effect.
Based on the environmental analysis in the Initial Study and this accompanying
Addendum, none of the situations described in CEQA Sections 15162 and 15163
applies. The proposed Amendment will not result in any new significant impacts not
discussed in the IS/MND, or any substantial increase in the severity of impacts identified
by the IS/MND. In addition, no new information of substantial importance has become
available since the IS/MND was prepared regarding new significant impacts, or the
feasibility of mitigation measures.
Signed Date
ason ruckeb g, Development
Services Dir ctor
Attachment: Exhibit A: Initial Study
Exhibit B: Mitigated Negative Declaration
Exhibit C: Mitigation Monitoring and Reporting Plan
Addendum—Mitigated Negative Declaration
Seabiscuit Pacifica Specific Plan
Page 6
SEABISCUIT PACIFICA
SPECIFIC PLAN PROJECT
CITY OF ARCADIA
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Specific Plan No. SP 13-02
General Plan Amendment No. GPA 14-01
Zone Change No. ZC 14-01
February 18, 2014
Planning Commission/
City Council Review
Lead Agency:
City of Arcadia
240 West Huntington Drive
Arcadia, CA 91006
Prepared by:
LSA Associates, Inc.
1500 Iowa Avenue, Suite 200
Riverside, CA 92507
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
ARCADIA SEABISCUIT PACIFICA PROJECT
CONTENTS
INITIAL STUDY
SECTION 1 BACKGROUND 1 1
1.1 SUMMARY 1
1.2 INTRODUCTION
SECTION 2 PROJECT DESCRIPTION 2
2.1 PROJECT BACKGROUND 2 2
2.2 PROJECT CHARACTERISTICS 12
2.3 REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS
SECTION 3 ENVIRONMENTAL DETERMINATION 15
3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED 15 15
3.2 DETERMINATION
SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION 16
I. AESTHETICS 16
II. AGRICULTURE RESOURCES 16
29
III. AIR QUALITY 26
IV. BIOLOGICAL RESOURCES 29
V. CULTURAL RESOURCES 32
VI. GEOLOGY AND SOILS 35
VII. GREENHOUSE GAS EMISSIONS
VIII. HAZARDS AND HAZARDOUS MATERIALS 35 39
IX. HYDROLOGY AND WATER QUALITY 2
X. LAND USE AND PLANNING 4 44
XI. MINERAL RESOURCES 54
XII. NOISE 54
XIII. POPULATION AND HOUSING 61
XIV. PUBLIC SERVICES 61
>N. RECREATION 62
XVI. TRANSPORTATION/TRAFFIC
XVII. UTILITIES AND SERVICE SYSTEMS 6 67
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE
SECTION 4 LIST OF PREPARERS 73
4.1 LSA ASSOCIATES, INC. 73 73
4.2 CM OF ARCADIA
SECTION 5 REFERENCES 74
SECTION 6 SUMMARY OF MITIGATION MEASURES
78
LSA CMG1301 II
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
APPENDICES (on CD)
A Seabiscuit Pacifica Specific Plan No. 13-02
B Air Quality/Greenhouse Gas Study
C Historical Assessment
D Geotechnical Constraints
E Phase 1 Hazmat Study
F Hydrology and Water Quality Studies
G Traffic Impact Assessment
H Noise Assessment
LIST OF TABLES
Table A: Seabiscuit Pacifica Specific Plan Land Uses 3
Table B: Short-term Construction Impacts 23
Table C: Long-Term Operational Emissions 23
Table D: Construction LST Impacts (pounds per day) 25
Table E: Long-Term Operational LST Numbers (pounds per day) 25
Table F: Short-Term Construction GHG Emissions 36
Table G: Long-Term Operational Project GHG Emissions 36
Table H: General Plan Land Use and Zoning Designations 50
Table I: Summary of Intersection Analysis (2013) 63
Table J: Summary of Intersection analysis (2016) 64
Table K: Summary of Roadway Analysis Existing (2016) 64
LIST OF FIGURES
Figure 1: Regional Location 4
Figure 2: Aerial Photograph 5
Figure 3: Site Photographs 6
Figure 4: Proposed Site Plan 8
Figure 5: Landscaping Plan 9
Figure 6: Project Renderings 10
LSA CMG1301 iii
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
SECTION 1 BACKGROUND
1.1 SUMMARY
Project Title: Arcadia Seabiscuit Pacifica Project
Lead Agency Name and Address: City W
est Huntington Drive
Arcadia, CA 91006
Contact Person and Phone Number: Lisa Flores, Planning 5 Services Manager
(626)Project Location: 240 West Huntington Drive
Project Sponsor's Name and Address: Continental
Santa Clara Management'
Street
Arcadia, California 91006
General Plan Designation: Commercial - Downtown Overlay (FAR 1.0)
Zoning Designation: General Commercial (C-2) with Height
Overlay H-8 (95 feet or 8 stories) and
Downtown Overlay
1.2 INTRODUCTION
The City of Arcadia incorporated in r9 has
s had contributed to the rich history of
home to the famous Santa Anita Park
Southern California for over 100 yea The City
horse racing track. In 1955, the Santa Anita Inn, a 2-story hotel with 110 rooms, was
rk
constructed on 5.73 acres just east Santa Cont Park to
Mainagementg actingaas
workers, jockeys, guests, and manag ement
Seabiscuit Pacifica, LLC, has proposed a new hotel and condominium project on the
existing hotel site.
The Seabiscuit Pacifica Specific Plan Project
Suites pwiph a total construct two
rooms ooelun it and a
Residence Inn and Fairfield Inn a nd
hotel condominium tower with 50 units.taAnita Park as well as other itvisitors continue to to the City.provide
lodging for guests and workers of Santa
project will be completed in two of phases - Phase 1 the existing Santa will consist of the two
to Inn will remain hotels n ervice
hotel surface parking, plus a portion
Phase 2 has begun. Phase 2 will consist of the hotel condominium tower, garage
parking, and condo surface parking.Fairfield Inniand Suites will have four oors
w with
th a
dence Inn will have six maximum height of 80 feet. The
1 Doing business as Seabiscuit Pacifica LLC for this project.
LSA CMG1301
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
maximum height of 60 feet. During Phase 1, surface parking with 208 spaces for both
hotels will also be developed. In Phase 2, the hotel condominium tower will have eight
floors and include 9 townhouses, 36 condos, 5 penthouses, and subterranean parking.
The condominium tower will have a maximum height of 88 feet to the roof and 98 feet
including the penthouse architecture. During Phase 1, a portion of the existing hotel will
be demolished, but 63 units will remain in operation until the start of Phase 2
construction, at which time the remaining hotel buildings will be demolished.
SECTION 2 PROJECT DESCRIPTION
2.1 PROJECT BACKGROUND
Location and Existing Uses
The Seabiscuit Pacifica Specific Plan Project (SPSP or proposed project) proposes to
construct two hotels, a Marriott Residence Inn and Fairfield Inn and Suites, and a hotel
condominium tower in the City of Arcadia. The project is intended to provide lodging for
guests and workers of the nearby Santa Anita Park race track. The project site occupies
approximately 5.73 acres and is located at 130 West Huntington Drive in Arcadia The
Assessor's Parcel Number (APN) of the site is 577-501-4014 and is found on the Mt.
Wilson 7.5 minute USGS Quadrangle. It is located in Township 1 North, Range 11 West
(no section listed) and is at latitude 34' 08' 21.7" North and longitude 118° 02' 77"
West,). The project site has an existing 110-room (34,775 square feet) hotel on it that
the developer plans to demolish. The proposed project site is bounded by Colorado
Place to the north, the Arcadia City Hall complex to the south, West Huntington Drive to
the east, and Huntington Drive to the west. Figures 1 and 2 show the location of the
project site and surrounding land uses, while Figure 3 provides photographs of the
project site and surrounding land uses. The project consists of Specific Plan No. SP
13-02, General Plan Amendment No. GPA 14-01, and Zone Change No. ZC 14-
01.
The project site current contains the Santa Anita Inn with 110 hotel rooms which was
built in 1955. The project site is a potential historical significance due to its age and
connection to the nearby Santa Anita Park race track. The developer plans to eventually
demolish all of the existing buildings on the project site.
2.2 PROJECT CHARACTERISTICS
The Seabiscuit Pacifica Specific Plan project proposes a total of 257,589 square feet of
commercial uses with 142,320 square feet of "dual" (connected) hotel space in two
buildings and 115,269 square feet of hotel condominiums with 50 total units. Figure 4
shows the proposed project site plan. For financial reasons, the applicant has proposed
to develop the project in two phases - Phase 1 will consist of the Residence Inn, Fairfield
Inn and Suites, a portion of the existing Santa Anita Inn, and surface parking, while
Phase 2 will consist of the hotel condominium tower, garage parking, and surface
parking. Phase 1 includes constructing a total of 145,000 square feet of hotel space in
two connected buildings, the Marriot Residence Inn and the Fairfield Inn and Suites.
The two hotels will contain a total of 210 rooms. The Residence Inn will have six floors
LSA CMG1301 2
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
with a maximum height of approximately 80 feet. The Fairfield Inn and Suites will have
four floors with a maximum height of approximately 60 feet.
During Phase 1, both new hotels will be constructed, a portion of the Santa Anita Inn
will be demolished, but the 4 southern-most buildings (C-F) with 63 rooms of the
existing hotel will remain in operation until the start of Phase 2 construction. Phase 1
will also include surface parking with 208 spaces for both new hotels plus adequate
parking for the portion of the Santa Anita Inn that will remain in service. Phase 2
includes demolition of the remaining Santa Anita Inn buildings and construction of the
hotel condominium tower with 118,289 square feet and 50 total units. The hotel
condominium tower will have eight floors and include 9 townhouses,
36 condos, 5
penthouses, and subterranean parking. The condominium tower will have a maximum
height of 88 feet to the roof and 98 feet including the penthouse architecture. The
basement parking, which will be constructed during Phase 2, will contain 22,122 square
feet and 52 parking spaces. The Phase 2 surface parking will include 77 parking spaces.
Table A provides a summary of the various uses proposed as part of this project. The
project landscape plan is shown in Figure 5, and project elevations are shown in Figure
6. Appendix A contain7,000 ecbbic Seabiscuit
Specific
Grading
project
require approximately
although there may be some need for offsite soil transport.
Table A: Seabiscuit Pacifica Specific Plan Land Uses
Rooms
or Floor Area Building Areal Percent
Hotel-Related Land Uses Spaces (square feet) (square feet)
of Site
Phase I (hotels) 22,745 9
Residence Inn (new) 121 93,895 12,395 5
Fairfield Inn and Suites (new) 89 48,425 11,025 4
Santa Anita Inn 63 22,050
(existing -temporary) 35,140 18
Subtotal 273 142,320
Phase II 13,524 I 5
Hotel Condominium Units 50 115,269 5
Subtotal I 50 115,269 269 13,524
Parking — —
Surface Parking Phase I 208 — —
•
Underground Parking Phase II 52 (22,122) -
Surface Parking Phase II 77 — -- —
—
Subtotal 337 , —
New Development Total 210 142,320 35,140 14
Dual Hotel Rooms 13,524 5
Hotel Condominium Units 50 115,269 19
Total Rooms/Units 260 257,589 48,664 —
Total Parking Spaces 337 — —
New FAR2 -- 1.03:1 —
Source:Gene Fong Associates(July 2013)
1 Building footprint
2 Floor Area Ratio=Building Area(in square feet):Site Area(249,599 square feet or 5.73 acres)per County
Assessor's office records
LSA CMG1301 3
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PHOTOGRAPH 1:View facing south,from the north side of the site,of the Santa PHOTOGRAPH 2:View facing south,from the center of the site,of the interior
Anita Inn entryway. landscaping and gazebo.
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Colorado Place and Huntington Drive intersection with the northwest of the site on West Huntington Drive.
Santa Anita Park racetrack in the background.
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SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
The primary access point for the hotels will be at the merger of Colorado Place and West
Huntington Drive. Primary access to the hotel condominiums tower will be off of West
Huntington Drive. A driveway off of East Huntington Drive will serve as a
secondary/emergency access point for both the hotel condominium and dual hotel.
During construction of Phase 1, only buildings A and B of the existing "Santa Anita Inn"
hotel will be demolished (Buildings A and B with 47 rooms), while the remaining
buildings will stay in operation (63 of the 110 rooms). The remaining buildings will be
demolished with Phase 2 construction.
The Seabiscuit Pacifica Specific Plan No. SP 13-02 was submitted to the City to define
the range of permitted uses, development regulations and design guidelines for the
development of the project site. The Specific Plan document indicates it will accomplish
the following objectives:
• Provide high quality development consistent with the City's General Plan and in
conformance with municipal standards, codes, and policies;
• Provide uses that will compliment and support the Santa Anita Park race track
and other important regional facilities in the City, and the current downtown
revitalization community district;
• Design the development to minimize the potential for environmental impacts;
• Augment the City's economic base by increasing tax-generating commercial uses
within the City; and
• Create employment-generating opportunities for the citizens of the City and
surrounding communities.
2.3 REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS
The project applicant has applied for or will need the following discretionary approvals
from the City relative to this project:
• Development Agreement;
• Seabiscuit Pacifica Specific Plan No. SP 13-02;
• General Plan Amendment No. GPA 14-01;
• Zone Change No. ZC 14-01;
• Mitigated Negative Declaration in compliance with CEQA;
• Conceptual Review of the overall project site plan and visual renderings;
• Certificate of Demolition; and
• Review of landscape and irrigation plans.
LSA CMG1301 13
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INITIAL STUDY
Other non-discretionary actions anticipated to be taken by the City at the Staff level as
part of the proposed project include:
• Approval of a Storm Water Pollution Prevention Plan (SWPPP) to mitigate site runoff
during construction (i.e., over the short-term) and a Standard Urban Stormwater
Management Plan (SUSMP) to mitigate for post-construction runoff flows (i.e., over
the long-term during project occupancy and operation).
• Building permit. The comprehensive building permit includes building permit,
plumbing, mechanical, and electrical permits.
• Grading permit.
• Sewer connection permit.
Development of the proposed Seabiscuit Pacifica project may require the following
permits and/or approvals from other responsible agencies:
• A National Pollutant Discharge Elimination System permit from the Regional Water
Quality Control Board - Los Angeles Region to ensure that construction site drainage
velocities are equal to or less than the pre-construction conditions and downstream
water quality is not harmed.
LSA CMG1301 14
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INITIAL STUDY
SECTION 3 ENVIRONMENTAL DETERMINATION
3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact"as indicated by the
checklist on the following pages.
❑ Aesthetics ❑ Greenhouse Gas Emissions ❑ Population and Housing
❑ Agriculture Resources ❑ Hazards/Hazardous Materials ❑ Public Services
❑ Air Quality ❑ Hydrology/Water Quality ❑ Recreation
❑ Biological Resources ❑ Land Use and Planning ❑ Transportation/Circulation
❑ Cultural Resources ❑ Mineral Resources ❑ Utilities and Service Systems
❑ Geology and Soils ❑ Noise ❑ Mandatory Findings of Significance
3.2 DETERMINATION
On the basis of this initial evaluation:
I find that the Project COULD NOT have a significant effect on the environment, and a ❑
NEGATIVE DECLARATION will be prepared.
I find that although the Project could have a significant effect on the environment,
there will not be a significant effect In this case because revisions in the project have
been made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the Project MAY have a significant effect on the environment, and an ❑
ENVIRONMENTAL IMPACT REPORT is required.
I find that the Project MAY have a "potentially significant impact" or "potentially ❑
significant unless mitigated" impact on the environment but at least one effect 1) has
been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but It must analyze only the effects that remain to be addressed.
I find that although the Project could have a significant effect on the environment, ❑
because all potentially significant effects (a) have been analyzed adequately in an
earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have
been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,
including revisions or mitigation measures that are imposed upon the Project, nothing
further is requred.
Iia I3
Signature Date
" QfeS City of Arcadia
Printed Name Agency
LSA CMG1301 15
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INITIAL STUDY
SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION
I. AESTHETICS
Would the project:
a) Have a substantial adverse effect on a scenic Less than
Significant
vista? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
I.a) The most prominent scenic resources that can be viewed from the project area are the San
Gabriel Mountains to the north. There are no other unique vistas, natural or undisturbed areas,
or officially recognized scenic areas in the surrounding area. The Santa Anita Park race track is
just west of the project site, but it is not considered a visual resource per se although the
grandstands of the park are visual from surrounding land uses. However, the race track is a
designated historic district which is discussed in Section V., Cultural Resources.
The project site contains the existing Santa Anita Inn, a collection of two-story buildings with
extensive mature landscaping. At present, the hotel and landscaping do not generally block
views of the San Gabriel Mountains for drivers heading northbound on East and West
Huntington Drives. The existing hotel buildings also do not block views of the mountains from
City Hall or surrounding public facilities, but views are partially blocked by the tall redwood trees
in the center of the existing hotel property, and to some degree by tall trees along the northern
boundary of the City Hall athletic fields north of City Hall. There are approximately 45 redwood
trees on site with about half of which are part of a windrow on the eastern boundary of the site.
The proposed SPSP project would construct one six-story and two eight-story buildings on the
site that would temporarily block views of the mountains for northbound travelers on either East
or West Huntington Drive. At 35 miles per hour, the time of view obstruction would be
approximately five seconds.
The proposed project may also block views of the mountains from public facilities and
residential areas south of the project site. When viewed from a vantage point of a two-story
house south of the golf course and west of Arcadia High School, approximately 3 degrees or 2.2
percent of the existing viewshed (approximately 135 degrees) to the north. Therefore, only a
small portion of the permanent view of the mountains from these areas would be blocked by
the proposed project. A similar percentage of the viewshed from City Hall would also be
blocked by the project buildings. The remainder of the residential and public views south of the
project would remain unimpeded. Views of the mountains from the Civic Center Athletic Fields
(north of City Hall) would be almost entirely blocked by the proposed project. However, these
views are already somewhat obscured by tall trees along the north side of the athletic field
property, and individuals using the athletic fields would be present for limited periods of time,
so the project would only result in temporary or short-term visual impacts for this area. There is
also a 12-foot tall chain link fence with fabric screening and landscaped vines covering most of
LSA CMG1301 16
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the fence along the southern boundary of the site (i.e., north boundary of the athletic fields)
that will remain after the completion of the project.
The Arcadia County Park is located directly east of the proposed project site and its primary
viewshed is the San Gabriel Mountains to the north. The proposed project is not expected to
block or eliminate these views for persons using the park or the Santa Anita Golf Course which
is located directly south of the Arcadia County Park. In addition, mature trees located in the
park and redwood trees located along the eastern boundary of the project site will help soften
views of the new dual hotel and hotel condominiums.
The height the three proposed buildings will make them visible throughout much of the City of
Arcadia, however, the buildings are not expected to significantly block views of the San Gabriel
Mountains for the general public. The proposed project will not substantially block any views
from residential land uses. Based on this analysis, the project is not expected to result in
substantial adverse effects on scenic vistas, so impacts to public views would be less than
significant.
b) Substantially damage scenic resources, Less than
Significant
including, but not limited to, trees, rock Potentially with Less than
outcroppings, and historic buildings within a Significant Mitigation Significant No
state scenic highway? Impact Incorporated Impact Impact
❑ ❑ ❑ IZ
I.b) The project site or surrounding area do not contain any designated scenic highways. The
nearest designated State scenic highway is the Angeles Crest Highway approximately 15 miles
away. Based on these conditions, the project will not significantly damage scenic resources,
including trees, rock outcroppings, or historic buildings within a state scenic highway.
c) Substantially degrade the existing visual Less than
Significant
character or quality of the site and its Potentially with Less than
surroundings? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
I.c) The project proposes to demolish the existing 2-story hotel buildings and construct three
hotel-related buildings with heights of 60, 80, and 86 feet. During construction, persons
travelling on area roads, using nearby land uses, and staying in the existing hotel while it is still
open would have views of the project site in various stages of site preparation and construction.
The proposed project will adhere to the City's standard screened construction fencing
requirement, and due to construction and fencing being temporary the impact is considered
temporary and less than significant. In addition, the current hotel will be demolished, so
impacts to hotel guests'views would be temporary and less than significant.
The proposed project will be taller and not to scale with existing office and hospital buildings
within the immediate area. However, the zoning of the site includes a height allowance (8
stories or 95 feet) under which the proposed project would be consistent. The City allowed this
special height limit for this property to provide a "landmark" project just east of the race track
LSA CMG1301 17
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
that would provide a visual focal point or entry statement into the City along Colorado
Boulevard. Therefore, the project is not expected to detract from the planned visual quality of
the immediate neighborhood, or from any residential neighborhoods to the distance from the
project site. Therefore, the proposed project will not significantly degrade the existing visual
character or affect the visual quality of the site and its surroundings over the long term.
d) Create a new source of substantial light or Less than
glare, which would adversely affect daytime Significant
Potentially with Less than
or nighttime views in the area? Significant Mitigation Significant No
Impact Incorporated Impact Impact
® ❑ ❑
I.d) The existing hotel buildings do not cause a substantial amount of glare at present due to
the extensive landscaping present onsite. At certain times of day, glare can occur from the sun
shining off of the windows of nearby office buildings and the hospital, especially in the morning
and late afternoon hours.
The SPSP project proposes dual hotel and hotel condominium buildings that will substantially
increase the amount of night lighting such as parking lights and streets lights over the lighting
levels of the existing hotel buildings. However, the project site is directly east of Santa Anita
Park (i.e., horseracing track), which produces a substantially greater amount of night light
during its nighttime events compared to the existing hotel or the proposed project due to its
large parking lot lighting and stadium lighting. The other substantial source of night lighting in
the area is the field lighting of the Civic Center Athletic Fields immediately south of the project
site. The proposed project will also be required to be consistent with State Building Code (i.e.,
Title 24) and City Municipal Code lighting requirements. For more information on exterior
lighting and its controls related to energy efficiency, see Section VII. Greenhouse Gas
Emissions. Due to their height, the project buildings will be able to be seen at night from much
of the City, but the renderings of the project indicate they will be aesthetically pleasing, even at
night, so they are not expected to cause significant adverse impacts on nighttime views.
The new hotel and condominium buildings will introduce tall buildings into the area with
hundreds of glass windows which would need to have glazing or coatings to help minimize glare
in the surrounding area and on nearby roadways, therefore, mitigation is required.
Mitigation Measures
AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on
surrounding roads and properties, to the satisfaction of the Development
Services Director or designee.
In summary, the proposed hotel buildings will increase ambient lighting levels and glare from
the project site, and will change night time views of the area. However, these changes are not
expected to result in significant adverse impacts to nighttime views in the area mainly due to
visual conditions that already exist in the project area and implementation of the recommended
mitigation measure.
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INITIAL STUDY
II.AGRICULTURE RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects,
lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. In determining whether impacts to forest
resources, including timberland, are significant environmental effects, lead agencies may refer
to information compiled by the California Department of Forestry and Fire Protection regarding
the state's inventory of forest land, including the Forest and Range Assessment Project and the
Forest Legacy Assessment project; and forest carbon measurement methodology provided in
Forest protocols adopted by the California Air Resources Board.
Would the project:
a) Convert Prime Farmland, Unique Farmland, Less than
or Farmland of Statewide Importance Potentially with Less than
No
(Farmland), as shown on the maps prepared Significant Incorporate Sigmpact ficant Impact
pursuant to the Farmland Mapping and
Monitoring Program of the California El ❑
Resources Agency, to non-agricultural use? CI
II.a) The site is almost completely covered over at present by impervious man-made surfaces.
According to the Farmland Mapping and Monitoring Program (FMMP) maps, the project site is
designated as "Urban Land" and is not underlain by any Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance, so there will be no impact in this regard.
b) Conflict with existing zoning for agricultural Less than
use, or a Williamson Act contract? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ LI IZ
II.b) There is no agricultural use zoning or Williamson Act contracts in the City of Arcadia.
Therefore, there will be no impacts in this regard.
c) Conflict with existing zoning for, or cause Less than
rezoning of , forest land (as defined in Public potentially with Less than
Resources Code section 12220(g)), Significant Mitigation Significant No
timberland (as defined by Public Resources
Impact Incorporated Impact Impact
Code section 4526, or timberland zoned ❑ 1:1 ❑
Timberland Production (as defined by
Government Code section 51104 (g))?
II.c) The site is almost completely covered by man-made impervious surfaces (e.g., buildings
and parking lots) at present. The City of Arcadia has no timberland or timberland production
land, and has no property zoned for forest land. There is no farmland in the City of Arcadia, so
the project will not convert farmland to non-agricultural use, and there are no impacts in this
regard.
LSA CMG1301 19
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d) Result in the loss of forest land or Less than
conversion of forest land to non-forest use? Significant
Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
II.d) As outlined in II.c above, the proposed development will not result in the loss of forest
land or conversion of forest land to non-forest use. Therefore, there is no impact.
e) Involve other changes in the existing Less than
environment which, due to their location or Significant
Potentially with Less than
nature, could result in conversion of Significant Mitigation Significant No
Farmland, to non-agricultural use or Impact Incorporated Impact Impact
conversion of forest land to non-forest use?
❑ ❑ ❑
II.e) As outlined in II.c above, there is no farmland in the City of Arcadia. Therefore, the
project would not convert farmland to non-agricultural use and there is no impact.
III. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the following determinations. Would
the project:
a) Conflict with or obstruct implementation of Less than
the applicable air quality plan? Significant
Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
III.a) LSA Associates, Inc. (LSA) prepared a detailed assessment of air quality impacts for the
proposed project based on the project development characteristics (LSA 2013)(Appendix B) and
the project traffic impact analysis (Kimley-Horn and Associates 2013)(Appendix G). The Air
Quality Management Plan (AQMP) for the South Coast Air Basin (Basin) sets forth a
comprehensive program that will lead the Basin into compliance with all federal and state air
quality standards. Air quality in the Basin is regulated by the South Coast Air Quality
Management District (SCAQMD). The AQMP control measures and related emission reduction
estimates are based upon emissions projections for a future development scenario derived from
land use, population, and employment characteristics defined in consultation with local
governments. Accordingly, conformance with the AQMP for development projects is determined
by demonstrating compliance with local land use plans and/or population projections.
The proposed project involves the construction and occupancy of 257,589 square feet of dual
hotel and hotel condominiums on 5.73 acres of land. The project would also involve the
demolition of an existing hotel, the Santa Anita Inn, with 34,775 square feet of buildings.
LSA CMG1301 20
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INITIAL STUDY
As outlined in Section X, Land Use and Planning, the proposed project uses are consistent with
the General Plan and zoning land use designations for the site. Since it is consistent with the
General Plan, the proposed project is consistent with the Southern California Association of
Governments (SCAG) Regional Comprehensive Plan (RCP) Guidelines and the SCAQMD Air
Quality Management Plan (AQMP). Therefore, the proposed project is consistent with the
applicable air quality plan, and there are no significant impacts in this regard.
Less than
b) Violate any air quality standard or contribute Significant
substantially to an existing or projected air Potentially with Less than
quality violation? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ® ❑ ❑
III.b) The following analysis analyzes both
operatiop of the project as proposed. activities
and long-term impacts caused by occupancy
Impacts
Grading and other construction activities would result in combustion emissions from heavy-duty
construction vehicles, haul trucks, and vehicles transporting construction crews. Exhaust
emissions during these construction activities will vary daily as construction activity levels
change. The grading and demolition phases of construction represent the most intense
construction period during which daily emissions would be at their greatest level, based on the
potential amount of equipment and duration of use. The other construction phases would not
result in any greater construction emissions due to less equipment being used and shorter
construction duration. Construction-related impacts also include demolition of some of the
Santa Anita Inn buildings in Phase 1 and the remaining buildings in Phase 2, as well as
excavation for the subterranean parking in Phase 2.
Currently, the Basin is designated as a nonattainment area for ozone, PM10, and PM2.5. Project
construction will be required to comply with regional fugitive dust reduction practices (SCAQMD
Rule 403) that assist in reducing short-term air pollutant emissions. The purpose of SCAQMD
Rule 403 is to reduce the amount of particulate matter in the atmosphere resulting from man-
made fugitive dust sources. Among the requirements under this rule, fugitive dust must be
controlled so that the presence of such dust does not remain visible in the atmosphere beyond
the property line of the emission source. This is achieved by requiring actions to prevent,
reduce, or mitigate dust emissions. Adherence to Rule 403 is a standard requirement for any
construction activity occurring within the Basin. Adherence to Rule 403 can reduce fugitive dust
emissions by 50 percent or more. As depicted in Table B, construction emissions would not
exceed regional thresholds, so impacts
less than However, following
measure is recommended to help that a rqual tyimpacts during construction, especially
on the nearby Salvation Army facility, remain at less than significant levels:
AIR-1 Prior to issuance of a grading permit, the general contractor for the project shall
prepare and file a Dust Control Plan with the City that complies with SCQAMD
Rule 403 and requires the following during excavation and construction as
appropriate:
LSA CMG1301 21
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INITIAL STUDY
• Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas
inactive for 10 days or more).
• Water active sites at least twice daily (locations where grading is to occur will
be thoroughly watered prior to earthmoving.)
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain
at least 2 feet of freeboard (vertical space between the top of the load and
top of the trailer) in accordance with the requirements of California Vehicle
Code (CVC) Section 23114.
• Pave construction access roads at least 100 feet onto the site from the main
road.
• Control traffic speeds within the property to 15 mph or less.
AIR-2 Prior to the issuance of a grading permit, the project developer shall require by
contract specifications that contractors shall utilize California Air Resources Board
(CARB) Tier II Certified equipment or better during the rough/mass grading
phase for rubber-tired dozers and scrapers. Contract specifications shall be
included in the proposed project construction documents, which shall be
reviewed by the City.
AIR-3 Prior to the issuance of a grading or building permit for each phase, the project
developer shall require by contract specifications that contractors shall place
construction equipment staging areas at least 200 feet away from sensitive
receptors. Contract specifications shall be included in the project construction
documents, which shall be reviewed by the City.
AIR-4 Prior to the issuance of a building permit for each phase, the project developer
shall require by contract specifications that contractors shall utilize power poles
or clean-fuel generators for electrical construction equipment. Contract
specifications shall be included in the proposed project construction documents,
which shall be reviewed by the City.
Long-Term Impacts
Long-term air pollutant emission impacts result from stationary sources and mobile sources
involving any project-related changes. The project would result in a net increase in the amount
of hotel lodging or seasonal residences of 222,814 square feet (257,589 new square feet minus
the 34,775 existing square feet). Thus the project would result in net increases in both
stationary and mobile source emissions. The stationary source emissions would come from the
use of consumer products, landscape equipment, general energy, and solid waste, while trip
generation factors were taken from the ITE Trip Generation Manual, Eight Edition and the traffic
impact analysis prepared by for the proposed project by Kimley-Horn and Associates (Appendix
G). The long-term operational emissions associated with the proposed project, calculated using
the CalEEMod 2011.1.1 model are shown in Table C. The air quality study shows that the
increase of all criteria pollutants as a result of the proposed project would be less than the
applicable SCAQMD daily emission thresholds. Therefore, project-related long-term air quality
impacts would be less than significant, and no mitigation is required.
LSA CMG1301 22
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Table B: Short-Term Construction Impacts
Total Regional Pollutant Emissions(pounds per day)
Construction Fugitive Exhaust Fugitive Exhaust
Activity/Phase ROG NOx CO SO2 PMlo PM10 PM2.5 PM2.5
Demolition 5.9 56 42 0.054 5.8 2.6
1.3 2.5
Site Preparation 5.8 58 44 0.042 7.2 3.1 3.9 2.9
Grading 4.3 41 28 0.032 2.7 2.4 1.4 2.2
Building
Construction 11 41 45 0.07 2.6 2.4 0.7
• Architectural
Coating 39 3.1 5.2 0.0086 0.44 0.25 0.12 0.25
Paving 2.9 2.8 4.9 0.0086 0.44 0.23 0.12 0.22
Peak Daily 10 6.8
Emissions 50 58 50 0.079
SCAQMD 75 100 550 150 150 55
Thresholds
Significant No No No No No No
Emissions?
Source: Table I, LSA August 2013
CO = carbon monoxide
CO2 = carbon dioxide
CO2, = carbon dioxide equivalent
lbs/day= pounds per day
NO,= nitrogen oxides
Table C: Long-Term Operational Emissions
Pollutant Emissions(pounds per day)
Source
ROC NOx CO SOX PMio PM2.5
Existing Hotel 12 8.0 29 0.076 4.7 1.4
Proposed Project
Area Sources 25 0.38 29 0.04 3.8 3.8
Energy Sources 0.13 1.2 0.9 0.007 0.089 0.089
Mobile Sources 21 18 71 0.18 12 3.4
.3
Total Proposed Project 46 20 100 0.23 16
Increase from Project 34 12 71 0.154 11 5.9
SCAQMD Thresholds 55 55 550 150 150 55
Si.nificant? No No No No No No
Source:Table K,LSA August 2013
CO = carbon monoxide
lbs/day = pounds per day
NO), = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size
PM10 = particulate matter less than 10 microns in size
ROC= reactive organic compound
SCAQMD = South Coast Air Quality Management District
SO,= sulfur oxides
LSA CMG1301 23
SEABISCUIT PACIFICA SPECIFIC PLAN
INITIAL STUDY
c) Result in a cumulatively considerable net Less than
increase of any criteria pollutant for which the Significant
Potentially with Less than
project region is non-attainment under an Significant Mitigation Significant No
applicable federal or state ambient air quality Impact Incorporated Impact Impact
standard (including releasing emissions which
exceed quantitative thresholds for ozone ❑ ❑ ® ❑
precursors)?
III.c) The majority of the project-related operational emissions would be due to vehicle trips to
and from the new project buildings. The previous Tables B and C indicate that all emissions of
criteria pollutants from the proposed project would be under the applicable SCAQMD thresholds,
therefore, no significant impacts would occur and no mitigation is required.
d) Expose sensitive receptors to substantial Less than
pollutant concentrations? Significant
Potentially With Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
III.d) Localized Significance Thresholds (LSTs) represent the maximum emissions from a
project that would not result in an exceedance of the national or state ambient air quality
standards. LSTs are based on the ambient concentrations of that pollutant within the project
source receptor area (SRA) and the distance to the nearest sensitive receptor. For this project,
the appropriate SRA is the East San Gabriel Valley according to the project air quality analysis
(LSA August 2013) included in Appendix B of this report.
Short-Term LST Impacts
As previously described, it is expected that construction would occur in two phases, so no more
than 5 acres of the site would be actively worked on during any given day. Other than the one
Salvation Army facility at the southwest corner of the site, the closest sensitive receptors to the
site are residences located 1,000 feet north of the project site across Colorado Place. Table D
shows that emissions would not exceed LST thresholds and thus would not require mitigation.
Short-term emissions from the proposed project will cease once construction of the project is
completed, and implementation of Mitigation Measures AIR-1 through AIR-4 will help assure
that short-term emissions on nearby sensitive receptors will remain at less than significant
levels.
Long-Term LST Analysis
Table L of the Air Quality Analysis shows the calculated emissions for the proposed operational
activities compared with the appropriate LSTs, which only includes on-site sources; however,
the CalEEMod 2011.1.1 model outputs do not separate on-site and off-site emissions for mobile
sources. For a worst-case scenario assessment, the emissions shown in Table L include all on-
site project-related stationary sources and 5 percent of the project-related new mobile sources,
which is an estimate of the amount of project-related new vehicle traffic that will occur on site.
Considering the total trip length included in the CalEEMod 2011.1.1 model, the 5 percent
LSA CMG1301 24
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assumption is conservative. Table E shows that the operational emission ees would
opt atonal
the LST thresholds for the closest sensitive receptors. Therefore, the
activity would not result in a localized significant air quality impact and no mitigation is required.
Table D: Construction LST Impacts(pounds per day)
NOx
Emissions Sources CO Ni lo PM2.5
10 2 6 8
On-site Emissions 58
LST Thresholds'. 203 1 733 148 3
6N3
Si.nificant Emissions? No
No No
Source: Table 3, LSA August 2013.
1 LST Assumptions: SRA = East San Gabriel Valley, site disturbance = 5 acres, 80-foot
distance for workers and 1,000-foot distance for residents
CO = carbon monoxide NOx = nitrogen oxides
lbs/day = pounds per day PM2.5 = particulate matter less than 2.5 microns in size
LST = local significance threshold PM10 = particulate matter less than 10 microns in size
Table E: Long-Term Operational LST numbers(pounds per day)
Emissions sources NO, CO PM , PM2
33 4 q 4.0
Onsite emissions 1.3 16
203 1 733 36
LST Thresholds'. No No No
Si nificant Emissions? No
Source:Table L, LSA August 2013.
1 LST Assumptions: SRA = East San Gabriel Valley, 80-foot distance for workers
and 1,000-foot distance for residents, onsite traffic= 5 percent of total
CO = carbon monoxide PM2.5 = particulate matter less than 2.5 microns in size
lbs/day = pounds per day PM10 = particulate matter less than 10 microns in size
NOx = nitrogen oxides
Less than
g Sinificant
e) Create objectionable odors affectin g a Less than
substantial number of people? Significant Mitigation With
ation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
III.e) Project construction will generate limited rs the short-term,
mainly r�
gasoline- and diesel-powered construction equipment. These would be temporary and not
likely to be noticeable beyond the project limits. MD Rule 18113 buildings
oultdlines or
tandards installation I paint
asphalt surfaces may also create odors. Q application of asphalt.
applications, while Rule 1108 identifies standards regardin g the app
Adherence to the standards identified in these SCAQMD Rules would reduce temporary odor
impacts to a less than significant level, and no mitigation is required.
LSA CMG1301 25
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Land uses generally associated with long-term objectionable odors include agricultural uses,
wastewater treatment plants, food processing plants, chemical plants, composting operations,
refineries, landfills, dairies, and fiberglass molding facilities. The proposed project does not
include uses that would generate long-term objectionable odors. Because the project would not
involve any substantial short-term or long-term sources of odors, impacts are considered less
than significant and no mitigation is required.
IV. BIOLOGICAL RESOURCES
Would the project:
a) Have a substantial adverse effect, either Less than
directly or through habitat modifications, on Significant
any species identified as a candidate, Significant y wati Less tion Sni than itig sensitive, or special status species in local or Impact n Incorporated Impact t Impact No
regional plans, policies, or regulations, or by
the California Department of Fish and Game ❑
or U.S. Fish and Wildlife Service? El ❑
IV.a) The proposed project site is located on an urban infill site that contains no native
vegetation and supports limited wildlife species, mainly those that are tolerant of regular human
activity including ground squirrels, rodents, and song birds such as meadowlarks, finches,
chickadees, and mockingbirds. The existing hotel landscaping on the project site includes rose
gardens, man-made waterfalls, ornamental bushes and trees, and a windrow of mainly redwood
trees adjacent to Huntington East Drive and the Arcadia County Park on the east side of the
project site. The project developer is planning on preserving the windrow of redwood trees on
the project site. There are approximately 100 other trees on the rest of project site, mainly
ornamental varieties, including sycamore, palm, and weeping willow. These trees are mature
and may provide roosting but likely not nesting opportunities for raptors and other birds due to
the constant level of human disturbance. Migratory and raptorial birds are covered by the
Migratory Bird Treaty Act, and may be impacted by project construction if birds or nests are
present during grading or tree removal. In addition, redwood trees are not listed or otherwise
protected species, but they do constitute a relatively unique biological resource in this area and
as such should be preserved if possible. It should be noted that, during Phase 1 construction,
the southern portion of the existing Santa Anita Inn and its associated mature landscaping, will
remain in place until the start of Phase 2 construction. In addition, the City's development
guidelines for commercial uses encourage the preservation of mature trees. Potential impacts to
the existing trees and nesting birds are considered potentially significant and require mitigation.
Mitigation Measures
BIO-1 Prior to issuance of a grading permit for each phase, the developer shall provide
an assessment of existing trees on the areas to be developed. This tree
assessment shall be prepared by a qualified landscape architect and identify any
existing large bushes or trees that can be relocated or preserved as part of the
new development project. The project landscaping plans shall attempt to
preserve existing mature trees onsite to the extent feasible, based on the tree
" 16
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assessment. This measure shall be implemented to the satisfaction of the City
Planning Division.
isting redwood trees along the
BIO-2 During project construction in either phase, the ex
east side of the property shall be protected by being taped or roped off with
come in
appropriate signage so construction equipment willtrnot hcid n sprayed with
contact with and damage or destroy any
water at the end of each day when substantial amounts of dust are generated
( g
e. ., during grading or demolition) to minim izetdamage from the u t epositio .
This measure shall be imp lemented to
Division.
season
_3 Construction in either phase should not occur during the local al nesting season
BIO-3 1 to July 15). any(estimated February a qualified biologist prior to
season, a nesting bird survey shall be conducted by q a frees biologist
the existing
the issuance of a grading permit or removal of any large present, x tang
of 1 property.sh If the biologist marked ff determines that around the nest and9nobirds
construction activity can
of 100 feet shall be mark and/or construction may
occur in that area during nestuagified i biol Grading
ogist has determined the nest is no
resume in this area when a q
longer occupied and all juveniles have ledge Div s iis , measure shall e
implemented to the satisfaction of the City
With implementation of Mitigation Measures BIO-1 through BIO-3, no significant impacts on
biological resources are expected to occur from project implementation.
b) Have a substantial adverse effect on any Less than
Significant Less than
Potentially with No
Significant Mitigation Les than riparian habitat or other sensitive natural
Impact Impact
community identified in local or regional Significant
Incorporated
plans, policies, regulations, or by the
California Department of Fish and Game or
U.S. Fish and Wildlife Service? 0 ❑ IE IV.b) The project site does not contain � developed aman madetimprovements sensktve
natural communities. The site is completely p ed w
landscaping, and does not contain any natural drainages
tre or riparian vegetation. Therefore,
there are no impacts in this regard, and nomitigation
i
c) Have a substantial adverse effect on Less than Significant
federally protected wetlands as defined by Potentially ni Less than
Section 404 of the Clean Water Act Significant Mitigation Significant No
(including, but not limited to, marsh, vernal
Impact Incorporated Impact Impact
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
IV.c) The project site and immediate surroundlllg area are ��m I
made improvements and d0 not cunt?�f ..y Il �ur�i p eel yV d Ana @s
g i fed �p�
LSA CMG1301 d
ally 1
ptiotifeC
I
_
27 �d /� Ik
-,,
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any biological resources that would be under the jurisdiction of federal or state resource
agencies. Therefore, there are no impacts in this regard, and no mitigation is required.
d) Interfere substantially with the movement of Less than
any native resident or migratory fish or Significant
Potentially with Less than
wildlife species or with established native Significant Mitigation Significant No
resident or migratory wildlife corridors, or Impact Incorporated Impact Impact
impede the use of native wildlife nursery
sites? ❑ ❑ ❑
IV.d) There are no known native resident or migratory fish or wildlife species within the City of
Arcadia. The site also does not contain any vegetation other than a few landscaped ornamental
trees, which provide minimal biological resource value. The site does not contain any drainage
features that would support fish or other wildlife, nor does it contain any resources that would
assist any species that are migrating or native wildlife raising their young. Mitigation Measures
BIO-1 through BIO-3 address impacts to the onsite trees and nesting birds (under the Migratory
Bird Treaty Act) if present. With implementation of these measures, there will be no significant
impacts in this regard, and no additional mitigation is required.
e) Conflict with any local policies or ordinances Less than
protecting biological resources, such as a Significant
With h Less than
tree preservation policy or ordinance? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
IV.e) The City of Arcadia does have an Oak Tree Preservation ordinance. However, there are
no oak trees on the proposed project site, so the SPSP project will not conflict with this or any
other local policies or ordinances protecting biological resources. Since there are no impacts, no
mitigation is required. See Mitigation Measure BIO-2 regarding preservation of onsite redwood
trees.
f) Conflict with the provisions of an adopted Less than
Habitat Conservation Plan, Natural Significant
Potentially with Less than
Community Conservation Plan, or other Significant Mitigation Significant No
approved local, regional, or state habitat Impact Incorporated Impact Impact
conservation plan?
❑ ❑ ❑
IV.f) The project site is not covered by any adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other local, regional, or state habitat conservation plan.
Therefore, there will be no impacts in this regard, and no mitigation is required.
LSA CMG1301 28
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V. CULTURAL RESOURCES
Would the project:
Less than
a) Cause a substantial adverse change in the Significant
significance of a historical resource as defined Potentially with Less than
in §15064.5? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
V.a) The Santa Anita Inn, an existing 2-story hotel with 110 guest rooms, is located on the
project site. The hotel was built in 1955, and the State Office of Historic Preservation
recommends all structures over 50 years of age be surveyed for historical significance prior to
demolition. In August 2013, ISA Associates, Inc. conducted a cultural assessment for historical
resources of the hotel and the results are incorporated into this section (Appendix C).
The Santa Anita Inn helped support Santa Anita Park by providing lodging for race track visitors
as well as other City guests over the years. The City of Arcadia incorporated in 1903, and Santa
Anita Park was built in its present location in 1934. The racetrack played and continues to play
an important role in the City of Arcadia's economy, which is based on entertainment, sporting,
hospitality, and gambling opportunities. Other local historical resources in the immediate area
include the Methodist Hospital of Southern California built in 1957 a quarter mile south of the
project site, and the Los Angeles County Arboretum and Botanic Garden a mile west of the site
that opened to the public in 19482.
The Santa Anita Inn was built in 1955 almost 50 years after the creation of the Santa Anita
Park. The Inn was originally built to house Santa Anita Park workers, jockeys, and visiting
guests to the race track. In 1985, the hotel went through a major renovation and all interior
spaces were reconstructed or upgraded so that little if any of the original interior treatments or
furnishings remain. The building exteriors were also renovated at that time, but the overall
appearance and color scheme of the hotel were maintained. In addition, the hotel grounds
contain extensive mature landscaping which provides a very pleasant ambiance to the facility.
The historical assessment determined that the existing Santa Anita Inn property does not meet
the requirements of listing for either the State or National Register of Historic Places. In
addition, the City of Arcadia does not maintain a list of locally designated historical resources.
Nevertheless, the Santa Anita Inn does represent a connection to the City's past, and its
character and contributions to the City's history have been adequately documented in the
2 http://www.santaanita.com/the-park/history
http://www.ci.arcadia.ca.us/home/index.asp?page=1102
http://www.methodisthospital.ora/ABOUTUS/Pages/Historv.aspx
http://www.arboretum.org/index.php/explore/our_history/
LSA CMG1301 29
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California Department of Parks and Recreation (DPR) 523A and 523B forms filled out as part of
the LSA historical assessment (see Appendix C). This documentation needs to be filed with the
City to assure there will be no significant impacts to local historical resources (see Mitigation
Measure CUL-1).
The proposed dual hotels and hotel condominiums will continue to supply seasonal housing for
Santa Anita Park management, workers, jockeys, and guests, as well as other visitors to the
City. This is an increasingly important role in the local economy since Hollywood Park has
publicly announced its plan to close. Due to the closure of Hollywood Park, the Santa Anita Park
race season will likely increase from five to seven months long. In addition, the proposed
project would also be consistent with the City's General Plan and appears to be consistent with
its recently adopted downtown revitalization plan.
Mitigation Measures
CUL-1 Prior to demolition of any existing hotel buildings on the site, the completed DPR
523A forms and a cover memorandum shall be submitted to the City for filing to
officially document the historical assessment for the Santa Anita Inn. This
measure shall be implemented to the satisfaction of the City Planning Division.
CUL-2 Prior to issuance of an occupancy permit for Phase 1, the applicant shall install a
monument plaque indicating the location of the former Santa Anita Inn and its
importance in the history of the City of Arcadia. The size, construction, and
location of this plaque shall be up to the discretion of the City Manager, in
consultation with the Planning Division.
CUL-3 If cultural artifacts are discovered during project grading, work shall be halted in
that area until a qualified historian or archaeologist can be retained by the
developer to assess the significance of the find. The project cultural monitor shall
observe the remaining earthmoving activities at the project site consistent with
Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be
equipped to record and salvage cultural resources that may be unearthed during
grading activities. The monitor shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
If any resources of a prehistoric or Native American origin are discovered, the
appropriate Native American tribal representative will be contacted and invited to
observe the monitoring program for the duration of the grading phase at tribal
expense. Any Native American resources shall be evaluated in accordance with
the CEQA Guidelines and either reburied at the project site or curated at an
accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the cultural monitor determines that monitoring is no longer
necessary, such activities shall be discontinued. This measure shall be
implemented to the satisfaction of the City Planning Division.
Implementation of these measures will assure there will be no significant impacts to any
existing or undiscovered historical or archaeological resources.
LSA CMG1301 30
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Less than
b) Cause a substantial adverse change in the Significant
significance of an archaeological resource Potentially with Less than
Mitigation Significant No
pursuant to §15064.5? Impact Incorporated Impact Impact
❑ ® ❑ LI
IV.b) The project site has been completely disturbed by previous development and human
activity. Development of the proposed project is not expected to cause any sghif cat iimpacts
to archaeological resources on the site. However, it is still possible,
archaeological resources may be found during excavation aimpacts the
t project site.
c pat dplarchaeollogical
Mitigation Measure CUL-3 will help assure
will be reduced to less than significant levels.
Less than
c) Directly or indirectly destroy a unique Significant
paleontological resource or site or unique Potentially with Less than
Mitigation Significant No
geologic feature? Impact Incorporated Impact Impact
❑ ® ❑ ❑
with
IV.c) The project site has been extensively The project the eotechnical report (Geo Inc.covered 01 )
man-made structures and improvements. p ] uv
indicates that the entire area is underlain by hundreds e will be slturbededuriagpproject
materials, so it is unlikely that fossil-bearing g g eolo 9 strata
grading. However, it is possible, though not likely, that megafaunal (ancient large mammal) or
related paleontological resources may be found d nduex excavations elsewhere i�] the site, since
Basin. To
resources have been occasionally found during
prevent impacts to unanticipated paleontological resources, mitigation is required.
Mitigatio n Measures
CUL-4 If paleontological resources (fossils) are discovered during project grading, work
will be halted in that area until a qualified paleontologist can be retained to
assess the significance of the find. The project paleontologist shall monitor
remaining earthmoving activities at the project site and shall be equipped to
record and salvage fossil resources that may be unearthed during grading
activities. The paleontologist shall be empowered to temporarily halt or divert
grading equipment to allow recording and removal of the unearthed resources.
Any fossils found shall be evaluated in accordance with t e the Gtyi clines and
Guidelines offered
for curation at an accredited facility approved
Once grading activities have ceased or the paleontologist determines that
monitoring is no longer necessary, monitoring activities shall be discontinued.
This measure may be combined with CUL-3 at the discretion of the City Planning
Division.
Implementation of this measure will unique! assure there
featlulres from project const potion to
or
unexpected paleontological resources geological
LSA CMG1301
31
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d) Disturb any human remains, including those Less than
Significant
interred outside of formal cemeteries? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
El
IV.d) The proposed project site does not contain any known human remains. However, there is
always a small possibility that ground-disturbing activities during construction may uncover
previously unknown buried human remains. Therefore, the following mitigation is
recommended:
Mitigation Measures
CUL-5 In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary findings
as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If
human remains are found, the LA County Coroner's office shall be contacted to
determine if the remains are recent or of Native American significance. Prior to
issuance of a grading permit, the developer shall include a note to this effect on
the grading plans for the project.
Implementation of this measure will help assure there will be no significant impacts if human
remains are found during project grading.
VI. GEOLOGY AND SOILS
Would the project:
•
a) Expose people or structures to potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as Less than
Significant
delineated on the most recent Alquist- Potentially with Less than
Priolo Earthquake Fault Zoning Map Significant Mitigation Significant No
issued by the State Geologist for the Impact Incorporated Impact Impact
area or based on other substantial
evidence of a known fault? Refer to ❑ ❑ ® ❑
Division of Mines and Geology Special
Publication 42.
LSA CMG1301 32
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ii) Strong seismic groundshaking? Less than
Significant
Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
Le s ththan
th
Less iii) Seismic-related ground failure, including Significant
liquefaction? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
iv) Landslides? Less than
Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ El
VI.a.i-iv) The Raymond Hill Fault Zone and the Sierra Madre Fault Zone are the only faults
located in the City of Arcadia. The project study area is underlined by extremely thick alluvial
deposits that are subject to differential settlement during any intense shaking associated with
seismic events, which can be expected for any location in Southern California. This can result in
damage to property when an area settles to different degrees over a relatively short distance.
Almost the entire region is subject to this hazard, but building design standards do significantly
reduce the potential for harm. The proposed project site is not located within the boundaries of
an Earthquake Fault Zone for fault rupture hazard as defined by the Alquist-Priolo Earthquake
Fault Zoning Act of 1972 (CGS 2OO5)(Appendix D), there are no known active or potentially
active faults that traverse the project site, and the site is not located in an area with steep or
unstable slopes (City General Plan 1995). In addition, local groundwater is found at depths well
in excess of 50 feet, so the potential for liquefaction is considered low. As part of its
development review process, the City will require the project to be built to withstand expected
seismic groundshaking, as well as local soil conditions as outlined in the project geotechnical
study (CGS 2005). Therefore, the project site is not expected to be subject to any significant
impacts regarding fault zones, strong seismic groundshaking, ground failure, liquefaction, or
landslides, and no mitigation is required.
Le s ththan
th
Less b) Result in substantial soil erosion or the loss of Significant
topsoil? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ® ❑ ❑
VI.b) The proposed project site gently slopes to the south at a gradient of 2.4 percent with
elevations ranging from 473 feet above mean sea level (amsl) at the north corner sloping down
to 466 feet amsl at the south corner. The site is currently covered over by buildings and mainly
impervious surfaces and does not exhibit signs of erosion. Excavation and grading for the
proposed project would temporarily expose some onsite soils to erosion from wind or water.
LSA CMG1301 33
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However, the City will apply its standard erosion control measures as conditions of approval, so
these potential impacts would be less than significant.
Development of the site would involve more than one acre, therefore, the proposed project is
required to obtain a National Pollutant Discharge Elimination System (NPDES) permit. A Storm
Water Pollution Prevention Plan (SWPPP) would also be required to address erosion and
discharge impacts associated with grading of the site for development of the proposed project.
The majority of the soils present on the site have at least a slight erosion hazard potential, so
the proposed project is required to adhere to the City's grading requirements, obtain an NPDES
permit, prepare a Standard Urban Stormwater Management Plan (SUSMP), and prepare an
SWPPP. These actions are outlined in Mitigation Measures HYD-1 through HYD-3 in
Section IX, Hydrology and Water Quality. Compliance with these measures will reduce potential
impacts associated with soil erosion hazards to less than significant levels.
c) Be located on a geologic unit or soil that is Less than
unstable, or that would become unstable as a Significant
Potentially with Less than
result of the project, and potentially result in Significant Mitigation Significant No
on-site or off-site landslide, lateral spreading, Impact Incorporated Impact Impact
subsidence, liquefaction or collapse?
VI.c) Subsidence is the sudden sinking or gradual downward settling of the earth's surface with
little or no horizontal movement. Subsidence is caused by a variety of activities, which includes,
but is not limited to, withdrawal of groundwater, pumping of oil and gas from underground, the
collapse of underground mines, liquefaction, and hydrocompaction. However, the City of
Arcadia is located on an alluvial plain that is relatively flat and expected to be stable. The
project site is also a flat site and will not be subject to either onsite or offsite landslide hazards
(CGS 2005). There will be no significant impacts in this regard, and no mitigation is required.
d) Be located on expansive soil, as defined in Less than
Table 18-1-B of the Uniform Building Code Significant
Potentially with Less than
(1994), creating substantial risks to life or Significant Mitigation Significant No
property? Impact Incorporated Impact Impact
❑ ❑ ® ❑
VI.d) Expansive soils generally have a substantial amount of clay particles, which can give up
water (shrink) or absorb water (swell). The change in the volume exerts stress on buildings and
other loads placed on these soils. The extent or range of the shrink/swell is influenced by the
amount and kind of clay present in the soil. The occurrence of these soils is often associated
with geologic units having marginal stability. Expansive soils can be widely dispersed and they
can occur in hillside areas as well as low-lying alluvial basins. The proposed project site and
surrounding area are underlain by deep well-drained alluvial soils that have low to moderate
expansion potential. With implementation of the building recommendations in the project
geotechnical study (Appendix D), the project will have no substantial risks to life or property
related to expansive soils, Impacts in this regard will be less than significant, and no mitigation
is required.
LSA CMG1301 34
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Less than
e) Have soils incapable of adequately supporting Significant
the use of septic tanks or alternative Potentially with Less than
wastewater disposal systems where sewers Significant Mitigation Significant No
are not available for the disposal of waste
Impact Incorporated Impact Impact
water? ❑ ❑ ❑
VI.e) The proposed project would be connected to the existing sewer system, so no septic or
alternative wastewater disposal systems are needed. Therefore, there will be no significant
impacts in this regard.
VII. GREENHOUSE GAS EMISSIONS
Would the project:
Less than
a) Generate gas emissions, either directly or Significant
indirectly, that may have a significant impact potentially with Less than
on the environment? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ® ❑ ❑
VII.a) LSA Associates, Inc. (LSA) prepared a detailed assessment of air quality impacts
including greenhouse gas emission impacts for the proposed project based on the project
development characteristics (LSA 2013)(Appendix B) and the project traffic impact analysis
(Kimley-Horn and Associates 2013)(Appendix G).
During the construction of the project, expected equipment and vehicles will generate
greenhouse gases in small amounts. There currently are no identified thresholds for greenhouse
gas emissions. This section provides an analysis of greenhouse gas (GHG) emissions associated
with the proposed project. This analysis examines the short-term construction and long-term
operational impacts of the proposed project as it relates to greenhouse gases. A detailed
assessment of project-related GHG emissions is included in the project's air quality study
(Appendix B).
Project-related emissions of GHGs have been modeled by including direct emissions from
project vehicular traffic. Indirect emissions from electric power plants generating electricity,
energy used to provide water, and the processing of solid waste were accounted for taking into
account the nature of the project. The project would utilize quantifiable amounts of electricity,
natural gas, water and generate
haysolid
e been estimated u�g parame and
ters fromboNhGthe State n of
The emissions of GHG resulting
California and the federal government.
Calculation of Greenhouse Gas Emissions
The project's GHG emissions during construction and mobile sources during project operation
were estimated by using the CaIEEMod 2011.1.1 computer model developed and maintained by
LSA CMG1301 35
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the South Coast Air Quality Management District (SCAQMD). The project's GHG emissions from
on-site equipment were estimated using the emission factors found on the SCAQMD website.
The CalEEMod 2011.1.1 program estimates that the project would generate 644 pounds per day
or a total of 885 metric tons of CO2e GHGs during construction, as shown in Table F below. By
comparison, the proposed project's long-term total unmitigated carbon dioxide equivalents for
carbon dioxide, methane, and nitrous oxide would be 3,700 metric tons of CO2e per year or
0.0037 MMTCO2e/year, as shown in Table G below. The carbon dioxide, methane, and nitrous
oxide emissions that would be associated with the proposed project is less than 0.0000075
percent of California's total emissions for carbon dioxide, methane, and nitrous oxide (469.95
Tg CO2e). According to the Air Quality Analysis, GHG emissions of 3,700 tpy of CO2e from the
proposed project expansion would be lower than the SCAQMD interim tiered GHG emissions
threshold for commercial projects of 1,400 tpy of CO2e, and would be below the 25,000 MT of
CO2e/yr of residual emissions.
Table F: Short-Term Construction GHG Emissions
Total Regional Pollutant Emissions
(metric tons per year)
•
Construction Phase CO2 CH4 N20 CO2e
Demolition 51 0.010 0 51
Site Preparation 20 0.0056 0 20
Grading 30 0.0086 0 31
_Building Construction 642 0.082 0 644
Architectural Coating 46 0.0042 0 46
Paving 23 0.0064 0 23
Source: Table M, LSA August 2013
CH4 = methane CO2e = carbon dioxide equivalent
CO2 = carbon dioxide N20 = nitrous oxide
Table G: Long-Term Operational Project GHG Emissions
Pollutant Emissions(metric tons per year)
Bio- NBio- 1 Total
Source CO2 CO2 CO2 CH4 N20 CO2e
Construction emissions 0 29 29 0.0042 0 29
amortized over 30 years
Operational emissions
_ Area 5.3 11 16 0.017 0.00036 17
Energy 0 1,200 1,200 0.028 0.0091 1,200
Mobile 0 2,300 2,300 0.092 0 2,300
Waste 28 0 28 1.7 0 63
Water 2.7 79 82 0.28 0.007 90
Total Project
Emissions 36 3,600 3,700 2.1 0,016 3,700
•
Source: Table N, LSA August 2013
Note: Numbers in table may not add up correctly due to rounding of all numbers to two significant digits.
Bio-CO2 = biologically generated CO2 CO2e = carbon dioxide equivalent
CH4 = methane N20 = nitrous oxide
CO2 = carbon dioxide NBio-0O2 = Non-biologically generated CO2
LSA CMG1301 36
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The project air quality study concluded that the proposed SPSP project would be consistent with
currently accepted state GHG strategies if it implemented the following mitigation:
Mitigation Measures
GHG-1 To ensure reductions below the expected "Business As Usual" (BAU) scenario,
the project will implement a variety of measures that will reduce its greenhouse
gas (GHG) emissions. To the extent feasible, and to the satisfaction of the City of
Arcadia (City), the following measures will be incorporated into the design and
construction of the SPSP project prior to the issuance of building permits:
Construction and Building Materials
Recycle/reuse at least 50 percent of the demolished and/or grubbed construction
materials (including, but not limited to, soil, vegetation, concrete, lumber, metal,
and cardboard).
Use "Green Building Materials," such as those materials that are resource-
efficient and are recycled and manufactured in an environmentally friendly way,
for at least 10 percent of the project.
Energy Efficiency Measures
Design all project buildings to exceed the 2013 California Building Code's (CBC)
Title 24 energy standard by 10 percent, including, but not limited to, any
combination of the following:
Design buildings to accommodate future solar installations.
Limit air leakage through the structure or within the heating and cooling
distribution system to minimize energy consumption.
Incorporate ENERGY STAR or better rated windows, space heating and cooling
equipment, light fixtures, appliances, or other applicable electrical equipment.
Install efficient lighting and lighting control systems. Use daylight as an integral
part of the lighting systems in buildings.
Install light-colored roofs and pavement materials where possible.
Install energy-efficient heating and cooling systems, appliances and equipment,
and control systems.
Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or outdoor
lighting that meets the 2013 California Building and Energy Code.
Water Conservation and Efficiency Measures
Devise a comprehensive water conservation strategy appropriate for the project
and its location consistent with the City's Water Efficiency Landscape Ordinance
(WELD). The strategy may include the following, plus other innovative measures
that may be appropriate:
Create water-efficient landscapes within the development.
Install water-efficient irrigation systems and devices, such as soil moisture-based
irrigation controls.
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Design buildings to be water-efficient. Install water-efficient fixtures and
appliances, including low-flow faucets, dual-flush toilets, and waterless urinals.
Restrict watering methods (e.g., prohibit systems that apply water to
nonvegetated surfaces) and control runoff.
Solid Waste Measures
To facilitate and encourage recycling to reduce landfill-associated emissions,
among others, the project will provide trash enclosures that include additional
enclosed area(s) for collection of recyclable materials. The recycling collection
area(s) will be located within, near, or adjacent to each trash and rubbish
disposal area. The recycling collection area will be a minimum of 50 percent of
the area provided for the trash/rubbish enclosure(s) or as approved by the waste
management department of the City of Arcadia.
Provide employee education on waste reduction and available recycling services.
Transportation Measures
To facilitate and encourage non-motorized transportation, bicycle racks shall be
provided in convenient locations to facilitate bicycle access to the project area.
The bicycle racks shall be shown on project landscaping and improvement plans
submitted for Planning Department approval and shall be installed in accordance
with those plans.
Provide pedestrian walkways and connectivity throughout the project.
Fund or participate in some type of shuttle service for hotel guests to access the
City's downtown Gold Line Station.
With implementation of Mitigation Measure GHG-1 and application of regulatory
requirements, the project would have GHG emissions below those expected for a BAU project
and would not conflict with or impede implementation of reduction goals identified in AB 32, the
Governor's Executive Order S-3-05, and other strategies to help reduce GHGs to the level
proposed by the Governor. Therefore, the project's contribution to cumulative GHG emissions
would be less than significant.
b) Conflict with an applicable plan, policy or Less than
Significant
regulation adopted for the purpose of Potentially with Less than
reducing the emissions of greenhouse gases? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
VII.b) The City of Arcadia has adopted policies under the City's General Plan to reduce
greenhouse gas emissions in compliance with SB 375 and AB 32, to reduce greenhouse gas
emissions to 1990 levels by 2020, and 80 percent below 1990 levels by 2050. The City's website
also discusses an Energy Efficiency Plan that was not available at the time of this report. The
SPSP project will be required to comply with these local GHG emission control measures as well.
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With implementation of Mitigation Measure GHG-1, the proposed SPSP will less than
significant project and cumulative impacts related to GHGs and global climate change.
VIII. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
a) Create a significant hazard to the public or Less than
the environment through the routine Significant
g Potentially with Less than
transport, use, or disposal of hazardous Significant Mitigation Significant No
materials? Impact Incorporated Impact Impact
❑ ❑ ❑
VIII.a) The site currently contains an existing hotel, and Phase 1 Environmental Site
Assessment prepared for the project site (RJL Associates March 20103) indicates that the site
does not contain any hazardous materials or facilities. In addition, there are only a few sites in
the surrounding area that store or handle hazardous materials, and none of them would have
any effect or impact on the project site or the proposed SPSP project (RJL 2003)(Appendix E).
The project proposes to develop two new hotels and hotel condominiums that are not expected
to use or generate substantial or significant amounts of hazardous materials. There would be an
incremental impact in this regard from these expanded lodging-related uses, but compliance
with existing federal, state, and local laws/regulations regarding hazardous materials should
help ensure that these impacts are less than significant, and no mitigation is required.
b) Create a significant hazard to the public or Less than
the environment through reasonably Significant
g y Potentially with Less than
foreseeable upset and accident conditions Significant Mitigation Significant No
involving the release of hazardous materials Impact Incorporated Impact Impact
into the environment?
VIII.b) The proposed project site is located in Los Angeles County, which is not among the
counties that are found to have serpentine and ultramafic rock in their soils. Therefore, the
potential risk for naturally occurring asbestos is small. However, due to the age of the existing
Santa Anita Inn, it is very likely that asbestos-containing materials (ACMs) and/or lead-based
paint (LBP) are present on the project site at this time. Prior to demolition, these materials will
need to be removed by licensed personnel, as outlined in the following mitigation:
Mitigation Measures
HAZ-1 Prior to demolition of any existing hotel buildings or associated structures, a
qualified contractor shall be retained to survey structures proposed for
demolition to determine if asbestos-containing materials (ACMs) and/or lead-
based paint (LBP) are present. If ACMs and/or LBP are present, prior to
commencement of general demolition, these materials shall be removed and
transported to an appropriate landfill by a licensed contractor. This measure shall
be implemented to the satisfaction of the City Building Division including written
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documentation of the disposal of any ACMs or LBP in conformance with all
applicable regulations.
With implementation of Mitigation Measure HAZ-1, the proposed project will not create a
significant hazard to the public or the environment.
c) Emit hazardous emissions or handle Less than
hazardous or acutely hazardous materials, Sigwithant
Potentially with Less than
substances, or waste within one-quarter mile Significant Mitigation Significant No
of an existing or proposed school? Impact Incorporated Impact Impact
❑ ❑ ® ❑
VIII.c) There is one school located within a quarter mile of the project site - Barnhart School
(Kindergarten through 8th grade). However, Section VIII.a above indicates the proposed project
would not emit or produce any hazardous materials that would represent a health hazard to the
public or to students or staff at Barnhart School. Therefore, there would be no significant
impact in this regard, and no mitigation is required.
•
d) Be located on a site which is included on a list Less than
of hazardous materials sites compiled Significant
Potentially with Less than
pursuant to Government Code Section Significant Mitigation Significant No
65962.5 and, as a result, would it create a Impact Incorporated Impact Impact
significant hazard to the public or the
environment? ❑ ❑ ❑ El
VIII.d) There are no properties in the vicinity of the project site, nor is the project site itself
on any Federal Superfund Sites (NPL), State Response Sites, Voluntary Cleanup Sites, School
Cleanup Sites, Permitted Sites, or Corrective Action sites lists. Neither the project site nor the
surrounding properties within one-quarter mile of the site are identified on the California State
Water Resources Control Board's Geotracker list of leaking underground fuel tank (LUFT) sites
(2012). Therefore, there will be no impact in this regard and no mitigation is required.
e) For a project located within an airport land Less than
use plan or, where such a plan has not been Significant
Potentially with Less than
adopted, within two miles of a public airport Significant Mitigation Significant No
or public use airport, would the project result Impact Incorporated Impact Impact
in a safety hazard for people residing or
working in the project area? ❑ ❑ ❑ El
VIII.e) The proposed project site is not located within an airport land use plan or within two
miles of a public airport or public use airport. There would not be any airport-related safety
hazards for people working at the proposed project site or guests of the hotels or
condominiums. Therefore, the project will have no impacts related to airport activity, and no
mitigation is required.
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f) For a project within the vicinity of a private Less than
Significant
airstrip, would the project result in a safety Potentially with Less than
hazard for people residing or working in the Significant Mitigation Significant No
Impact Incorporated Impact Impact
project area?
❑ ❑ ❑ IZ
VIII!) There are no private airstrips within 2 miles of the project site, so there will be no
impacts in this regard, and no mitigation is required.
g) Impair implementation of or physically Less than
interfere with an adopted emergency Potentially with Less than
response plan or emergency evacuation plan? Significant t t Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
VIII.g) The Santa Anita Inn currently occupies the project site. Police, fire, and paramedic
services are currently provided by the City to the entire downtown area, including the project
site. The site is accessible via the merger of Colorado Place and West Huntington Drive to the
north and East Huntington Drive to the east. Development of the project site as proposed will
not reduce the existing level of emergency access or the ability to evacuate onsite uses if an
emergency or disaster occurs, so there will be no significant impacts in this regard and no
mitigation is required.
h) Expose people or structures to a significant Less than
risk of loss, injury or death involving wildland potentially with Less than
fires, including where wildlands are adjacent Significant Incorporated Significant I pact
to urbanized areas or where residences are Impact
intermixed with wildlands? ❑ ❑ ❑ El
VIII.h) According to the California Department of Forestry and Fire Protection (CAL Fire)
mapping system the City of Arcadia contains areas considered to be Very High Fire Hazards
Zones. The map created by CAL Fire has been adopted by the City to target these areas and
implement stringent wild land fire mitigation strategies. The proposed project site does not fall
within any fire hazard zones, and is not within close proximity to any wildlands and will not
have a fire hazard impact. Review of proposed building plans is a standard part of the City's
development review process, and the proposed project will be required to comply with any
building design requirements of the City Fire Department (see Section XIV, Public Services) to
mitigate urban (non-wildland) fire hazards. Therefore, wildfire hazard impacts would be less
than significant and no mitigation is required.
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IX. HYDROLOGY AND WATER QUALITY
Would the project:
a) Violate any water quality standards or waste Less than
Significant
discharge requirements? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ® ❑ ❑
IX.a) In 1972, the Clean Water Act (CWA) was amended to require National Pollutant
Discharge Elimination System (NPDES) permits for the discharge of pollutants into "Waters of
the U.S." from any point source. In 1987, the CWA was amended to require that the U.S.
Environmental Protection Agency establish regulations for permitting under the NPDES permit
program, that at the local level cities must ensure provision of vegetates swales, buffers, and
infiltration areas in new development projects. For Arcadia, the NPDES program is issued by the
Regional Water Quality Control Board, Los Angeles Region. The NPDES program coordinates
the actions of all incorporated cities within this region (except Long Beach) and Los Angeles
County to regulate and control storm water and urban runoff into Los Angeles County
waterways and ocean. The proposed project will be subject to NPDES requirements as well as
the City of Arcadia's Water Efficient Landscape Ordinance (WELO). Although this is a standard
regulatory requirement, it is incorporated into the project mitigation to allow for better tracking
through the Mitigation Monitoring and Reporting Program (MMRP) that will prepared for this
project.
Short-Term Impacts. It is possible that runoff during grading and construction activities
could result in sediment and other urban pollutants into local drainage facilities. To protect
water quality over the short-term (i.e., during construction), the project will be required to
prepare a Storm Water Pollution Prevention Plan (SWPPP) which is a written document that
describes the construction operator's activities to comply with the requirements in the NPDES
permit. Required elements of an SWPPP include (1) site description addressing the elements
and characteristics specific to the project site; (2) descriptions of Best Management Practices
(BMPs) for erosion and sediment controls; (3) BMPs for construction waste handling and
disposal; (4) implementation of approved local plans; and (5) proposed post-construction
controls, including a description of local post-construction erosion and sediment control
requirements. The SWPPP is intended to facilitate a process whereby the operator evaluates
potential pollutant sources at the site and selects and implements BMPs designed to prevent or
control the discharge of pollutants in stormwater runoff.
During the construction period, the proposed project would use a series of BMPs to reduce
erosion and sedimentation. These measures may include the use of gravel bags, silt fences, hay
bales, check dams, hydroseed, and soil binders. The construction contractor would be required
to operate and maintain these controls throughout the duration of on-site construction
activities.
Long-Term Impacts. Once the proposed project is completed, it is possible that operation or
ongoing activities of project uses may contribute to long-term water quality impacts. To prevent
LSA CMG1301 42
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such impacts, the project must implement a Standard Urban Stormwater Mitigation Plan
(SUSMP) is required of the proposed project. Onsite runoff will be either infiltrated into the
ground in landscaped areas or be directed to several catch basins and down drains which will
then direct runoff into the City's storm drain system. New development is required to meet or
exceed pre-project conditions for stormwater discharge, and the proposed project would be
required to retain any additional runoff onsite and discharge it to the storm drain system at
rates that do not exceed pre-project conditions.
Adherence to NPDES requirements is required of all development within the City, the
incorporation of these requirements in the following measures is designed to track both
standard requirements and specific mitigation measures as identified below:
Mitigation Measures
HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of Intent
(NOI) with the Los Angeles Regional Water Quality Control Board to be covered
under the National Pollutant Discharge Elimination System (NPDES) General
Construction Permit for discharge of storm water associated with construction
activities. The project developer shall submit to the City the Waste Discharge
Identification Number issued by the State Water Quality Control Board (SWQCB)
as proof that the project's NOI is to be covered by the General Construction
Permit has been filed with the SWQCB. This measure shall be implemented to
the satisfaction of the City Engineer.
HYD-2 Prior to issuance of a grading permit, the developer shall submit to the Los
Angeles Regional Water Quality Control Board (RWQCB) and receive approval for
a project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP
shall include a surface water control plan and erosion control plan citing specific
measures to control on-site and off-site erosion during the entire grading and
construction period. In addition, the SWPPP shall emphasize structural and
nonstructural best management practices (BMPs) to control sediment and non-
visible discharges from the site. BMPs to be implemented may include (but shall
not be limited to) the following:
• Potential sediment discharges from the site may be controlled by the
following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris
basin (if deemed necessary), and other discharge control devices. The
construction and condition of the BMPs are to be periodically inspected by
the RWQCB during construction, and repairs would be made as required.
• Area drains within the construction area must be provided with inlet
protection. Minimum standards are sand bag barriers, or two layers of
sandbags with filter fabric over the grate, properly designed standpipes, or
other measures as appropriate.
• Materials that have the potential to contribute non-visible pollutants to storm
water must not be placed in drainage ways and must be placed in temporary
storage containment areas.
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• All loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil stabilization
measures to be considered include: covering disturbed areas with mulch,
temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary
vegetation, and permanent seeding. Stockpiles shall be surrounded by silt
fences and covered with plastic tarps.
• Implement good housekeeping practices such as creating a waste collection
area, putting lids on waste and material containers, and cleaning up spills
immediately.
• The SWPPP shall include inspection forms for routine monitoring of the site
during the construction phase.
• Additional required BMPs and erosion control measures shall be documented
in the SWPPP.
• The SWPPP would be kept on site for the duration of project construction and
shall be available to the local Regional Water Quality Control Board for
inspection at any time.
The developer and/or construction contractor shall be responsible for performing
and documenting the application of BMPs identified in the project-specific
SWPPP. Regular inspections shall be performed on sediment control measures
called for in the SWPPP. Monthly reports shall be maintained and available for
City inspection. An inspection log shall be maintained for the project and shall be
available at the site for review by the City and the Regional Water Quality Control
Board as appropriate.
HYD-3 Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater
Management Plan (SUSMP) shall be submitted to the City Planning Division for
review and approval. The SUSMP shall specifically identify the long-term site
design, source control, and treatment control BMPs that shall be used on site to
control pollutant runoff and to reduce impacts to water quality to the maximum
extent practicable. At a minimum, the SUSMP shall identify and the site
developer shall implement the following site design, source control, and
treatment control BMPs as appropriate:
Site Design BMPs
• Minimize urban runoff by maximizing maximizing permeable areas and
minimizing impermeable areas (recommended minimum 25 percent of site to
be permeable).
• Incorporate landscaped buffer areas between sidewalks and streets.
• Maximize canopy interception and water conservation by planting native or
drought-tolerant trees and large shrubs wherever possible
• Where soil conditions are suitable, use perforated pipe or gravel filtration pits
for low flow infiltration.
• Construct onsite ponding areas or retention facilities to increase opportunities
for infiltration consistent with vector control objectives.
LSA CMG1301 44
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• Construct streets, sidewalks and parking lot aisles to the minimum widths
necessary, provided that public safety and a walkable environment for
pedestrians are not compromised.
• Direct runoff from impervious areas to treatment control BMPs such as
la ndsca ping/bioretention areas.
Source Control BMPs
Source control BMPs are implemented to eliminate the presence of pollutants
through prevention. Such measures can be both non-structural and structural:
Non-Structural Source Control BMPs
• Education for property owners, tenants, occupants, and employees.
• Activity restrictions.
• Irrigation system and landscape maintenance to minimize water runoff.
• Common area litter control.
• Regular mechanical sweeping of private streets and parking lots.
• Regular drainage facility inspection and maintenance.
Structural Source Control BMPs
• MS4 stenciling and signage at storm down drains.
• Properly design trash storage areas and any outdoor material storage areas.
Treatment Control BMPs
Treatment control BMPs supplement the pollution prevention and source control
measures by treating the water to remove pollutants before it is released from
the project site. The treatment control BMP strategy for the project is to select
Low Impact Development (LID) BMPs that promote infiltration and
evapotranspiration, including the construction of infiltration basins, bioretention
facilities, and extended detention basins. Where infiltration BMPs are not
appropriate, bioretention and/or biotreatment BMPs (including extended
detention basins, bioswales, and constructed wetlands) that provide opportunity
for evapotranspiration and incidental infiltration may be utilized. Harvest and use
BMPs (i.e., storage pods) may be used as a treatment control BMP to store
runoff for later non-potable uses.
With implementation of these measures, potential short- and long-term impacts of the proposed
project on local and regional water quality will be reduced to less than significant levels.
b) Substantially deplete groundwater supplies or Less than
interfere substantially with groundwater Significant
y g Potentially with Less than
recharge such that there would be a net Significant Mitigation Significant No
deficit in aquifer volume or a lowering of the Impact Incorporated Impact Impact
local groundwater table level (e.g., the
production rate of pre-existing nearby wells E ® El
would drop to a level which would not
support existing land uses or planned uses for
which permits have been granted)?
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IX.b) The proposed project is subject to NPDES requirements and will be designed and
constructed to ensure compliance with the water quality standards and waste discharge
requirements. It should be noted that there is a 16-inch water main on the west side of the site
and a 12-inch water main on the east side of the site, both with 65 pounds per square inch of
static pressure (65 psi). It may be necessary that the booster pumps be designed to provide
sufficient pressure for the heights of the proposed buildings. Compliance with these regulations,
and implementation of Mitigation Measures HYD-1 through HYD-3, along with all City water
supply requirements, will assure there will be no significant impacts related to groundwater
resulting from the proposed project.
c) Substantially alter the existing drainage Less than
Significant p attern of the site or area, including through Potentially with
Less than
the alteration of the course of a stream or Significant Mitigation Significant No
river, in a manner that would result in Impact Incorporated Impact Impact
substantial erosion or siltation on site or off
site? ❑ ® ❑ ❑
IX.c) The proposed project site slopes gently to the south at a gradient of 2.4 percent with
elevations ranging from 473 feet above mean sea level (amsl) at the north corner sloping down
to 466 feet amsl at the south corner. The proposed project site is fully developed and
landscaped and does not contain any natural drainage courses. There is also no historical
evidence of localized ponding or flooding on the project site. The proposed project includes
landscaping that will reduce the potential for erosion. Although the amount of erosion or
siltation onsite might incrementally increase as a result of development, there will be no long-
term significant impacts with implementation of Mitigation Measures HYD-1 through HYD-3.
d) Substantially alter the existing drainage Less than
pattern of the site or area, including through Significant
P � 9 9 Potentially with Less than
the alteration of the course of a stream or Significant Mitigation Significant No
river, or substantially increase the rate or Impact Incorporated Impact Impact
amount of surface runoff in a manner that
would result in flooding on site or off site? ❑ ❑ ❑
IX.d) The site is already fully developed with structures and impervious surfaces, so
construction of the proposed project would not substantially increase the amount of runoff from
this site. There are no onsite drainage channels or features, and on-site drainage flows and
direction will remain essentially as they are at present. Surface runoff flows from the northeast
corner of the property through the southwest corner of the property before draining into the
City's storm drain system in East Huntington Drive. The proposed project would not have a
significant impact on drainage patterns and will not substantially increase the rate of amount of
surface water runoff; therefore, no mitigation is required.
LSA CMG1301 46
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Less than
e) Create or contribute runoff water, which Significant
would exceed the capacity of existing or Potentially With Less than
planned stormwater drainage systems or Significant Mitigation Significant No
provide substantial additional sources of
Impact Incorporated Impact Impact
polluted runoff? ❑ ❑ ® ❑
IX.e) The existing site is relatively flat and already developed with a hotel, landscaping, and
parking areas, and generally drains toward the south. There are no surface drainage courses on
the project site, but the East Branch Arcadia Wash is located approximately 227 feet west of the
site and the Arcadia Wash is located approximately 2,000 feet west of the site.
The proposed project would replace the existing hotel with new hotel and related lodging
facilities, landscaping, and parking areas. As outlined in the project hydrology study (Appendix
F), the proposed project will not create or contribute runoff in addition to that already
generated by the site, in compliance with the City's flood control requirements, and adherence
to the above Mitigation Measures HYD-1 through HYD-3.
f) Otherwise substantially degrade water Less than
quality? Potentially With Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ® ❑ ❑
IX.f) The proposed project is in a developed urban setting and through adherence to City
water quality regulations and Mitigation Measures HYD-1 through HYD-3 would not
substantially degrade water quality.
g) Place housing within a 100-year flood hazard Less than
area as mapped on a federal Flood Hazard Potentially With Less than
Boundary or Flood Insurance Rate Map or Significant t Incorporated Significant Impact
other flood hazard delineation map?
❑ ❑ ❑ CZ
IX.g) Most of the annual rainfall in the region occurs in the winter with potential flooding
occurring in the City from intense storms resulting in rapid runoff. The Federal Emergency
Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs) identify areas subject to
flooding during the 100-year storm event. Note that the term "100-year" is a measure of the
size of the flood, not how often it occurs. The "100-year flood" is a flooding event that has a
one percent chance of occurring in any given year. Based on these FIRM maps (map
06037c1400F), the project site is not located within the 100-year floodplain. Because the
project site is not located within a floodplain, the proposed project would not impede or redirect
flood flows (FEMA 2011). In addition, the project hydrology study (Tritech Associates, Inc. July
2013)(Appendix F) indicates that the proposed project would not result in increased runoff from
the project site over existing volumes. Therefore, no impacts associated with this issue would
occur, and no mitigation is required.
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h) Place within a 100-year flood hazard area Less than
structures that would impede or redirect flood Significant
flows? Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
IX.h) The proposed project site is not within a 100-year flood hazard zone. Since the proposed
project would not place structures that would impede or redirect flood flows, there would be no
impact in regards to this issue, and no mitigation is required.
i) Expose people or structures to a significant Less than
risk of loss, injury or death involving flooding, potentially Significant Less than
including flooding as a result of the failure of Significant Mitigation Significant No
a levee or dam? Impact Incorporated Impact Impact
❑ ❑ ❑ El
IX.i) Construction and operation of the proposed project would not cause or increase the
likelihood of failure of a levee or dam that could result in flooding. Although the project site is
located within the flood hazard zone for Santa Anita Dam, which is located along the Santa
Anita Wash approximately 2 miles north of the project site, the proposed project would not
involve housing as part of the project. Additionally, the entire community is in Zone D, which
the City is not required to implement any flood plain management regulation as a condition per
the National Flood Insurance Program from the Federal Emergency Management Agency.
Therefore, impacts in this regard would be less than significant and no mitigation is required.
j) Inundation by seiche, tsunami, or mudflow? Less than
Significant
Potentially With Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
IX.j) The project site does not have any enclosed bodies of water (e.g., reservoir tank or pond)
that could cause or result in a seiche (standing wave) during a seismic event. The site is also
not located near the Pacific Ocean or within a tsunami or mudflow hazard area. Therefore, the
project would not result in any significant impacts related to these hazards, and no mitigation is
required.
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X. LAND USE AND PLANNING
Would the project:
Less than
a) Physically divide an established community. Significant
Potentially With Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
X.a) The project site is in an urbanized area and is surrounded by developed uses. Directly
west of the project site are the Santa Anita Park race track, the Arboretum of Los Angeles
County is further to the west, and a regional mall called the Westfield Mall Santa Anita is to the
southwest just south of the racetrack. these rommerc�al site are offices and
uses are existing commercial s dent al
areas along Colorado Place. North of t
neighborhoods. A small bar called the "100 to 1" is located at the northeast corner of the
project site. To the east of the project Recreational Area and the City Hall the proposed
individual
site are the Civic Center Athletic Field house used by the Salvation Army as r southwest facility
the Methodist spitah, Quest
southwest corner of the site, and farthe
Diagnostics Medical Lab, and Medical Library.
Demolition of the existing hotel and construction of new lodging and other commercial uses on
the project site would not physically divide o an established Imaindta maintained similar or better than that which
indicates that access in and around
exists now. The only existing residential land use he resthoff the sueround'ing of
land office
uses are
commercial uses along Colorado Place)
commercial in nature or public facilities. Therefore, the proposed project will not divide an
existing community, and no mitigation is required.
Less than
b) Conflict with any applicable land use plan, Significant
policy, or regulation of an agency with
Potentially With Less than
jurisdiction over the project (including, but Significant Mitigation Significant No
not limited to the general plan, specific plan,
Impact Incorporated Impact Impact
local coastal program, or zoning ordinance) ❑ ❑ ® El
for the purpose of avoiding or
mitigating an environmental effect?
X.b) The City of Arcadia is a charter city as opposed to a general law city. Arcadia's General
r higher
Plan designates the proposed project commercial
with the downtown overlayaandf oa height
FAR), while the zoning is general commercial
overlay (H-8) which allows buildings up to 95 feet or 8 stories, as shown in Table G.
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Table H: General Plan Land Use and Zoning Designations
Area/Direction Land Use Designations Zoning Designations
PROJECT SITE Commercial — Downtown Overlay' General Commercial (C-2)with
Downtown Overlay' and Special
Height Overlay(H-8)'
North of Project Site Commercial - Downtown Overlay' General Commercial (C-2)with
(downtown neighborhoods) Downtown Overlay'
South of Project Site Public/Institutional Public Purpose (S-2)
(City Hall and Hospital)
East of Project Site Open Space - Outdoor Recreation Public Purpose (S-2)
(Arcadia County Park)
West of Project Site Horse Racing Special Uses(S-1)
(Santa Anita Park)
Source: Arcadia General Plan Land Use Map, Hogle-Ireland 2010 and approved City Zoning Map, November 2010.
1 allows Floor Area Ratio(FAR)up to 1.0 otherwise commercial FAR is 0.5
2 H-8 allows building heights up to 95 feet or 8 stories
The City's General Plan says the following about the Commercial land use designation...
The Commercia/designation is intended to permit a wide range of commercial uses which
serve both neighborhood and citywide markets. The designation allows a broad array of
commercial enterprises, including restaurants, durable goods sales, food stores, lodging,
professional offices, specialty shops, indoor and outdoor recreational facilities, and
entertainment uses. Adjacent to Downtown, the Commercial designation is intended to
encourage small-scale office and neighborhood-serving commercial uses that complement
development in the Downtown Mixed Use areas. While the land use designation provides
the general parameters within which development must take place, the Zoning Code or
other land use regulatory document specifies the type and intensity of uses that will be
permitted in a given area. In the Downtown area, for example, where properties are
designated Commercial, land use regulations might specify that restaurants and cafes are
permitted, but secondhand stores are not. The Zoning Code and other regulatory
documents also indicate permitted building height limits for specific properties.
Maximum FAR-0.50
Higher intensity overlays are applied to portions of Downtown along Santa Anita Avenue,
Colorado P/ace, and Huntington Drive(1.0 FAR).
The description of "permitted" uses above lists "lodging" which typically includes hotels and
other kinds of short-term, temporary, vacation, or seasonal residences. The Specific Plan
indicates that the proposed hotel condominiums are considered to be more like a type of
lodging because many of them would be used as "time share" or other types of temporary
(short-term) or seasonal (limited) occupants, typically less than one year at a time. These units
will be marketed directly to race track-related guests and staff. They are not intended to
support a large number of full-time occupants compared to standard residential-type units that
would have permanent long-term City residents.
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Section 9220.29 of the City's Municipal Code (zoning) defines "Hotel is a building in which there
are six or more guest rooms where lodging with or without meals is provided for compensation
as the more or less temporary abiding place of individuals and where no provision is made for
cooking in any individual room or suite." All of the hotel rooms meet this definition. Although
the condominium units will have kitchens, they are much closer to the definition of hotel units
rather than standard residential units for the reasons listed above. Therefore, the two hotels
and the hotel condominiums in the Seabiscuit Pacifica project are consistent with the allowable
uses under the General Plan under the "commercial" land use designation, therefore, the
Seabiscuit Pacifica Specific Plan does not require a General Plan Amendment.
In response to questions about the specific nature of the hotel condominiums, the developer
provided the following information:
The hotel condominium concept was first introduced in Miami, Florida during the early 1980's
and was further developed through the1990's. Developers started building newer and larger
hotel condominiums next to hotels. Then the concept really took off in the last ten years.
Franchise hotels have been developing high end, luxury extended stay hotels all over the
world. The trend has been extremely successful and will only get more popular as time on.
We have studied a handful of luxury hotels in Hawaii and Los Angeles, particularly the iconic
buildings, L.A. Live in Los Angeles and W Hotel in Hollywood. Both projects have been very
successful. Our hotel condominiums look to mimic the success of L.A. Live and will be
anchored similarly by a Marriott hotel, brandishing the Ritz Carlton Residence name.
The basic concept of the hotel condominium is to service business and leisure travelers who
are looking to stay more than a few days in a luxury hotel in Arcadia. It will boast the full
amenities of a real home and a grand view of the Santa Anita Race Track and the San
Gabriel Valley. Internet, phone, concierge, mail service, and 24 hour security are just some
of the accommodations that will be offered. Ideal patrons can range from international
business people to families making long term visits. The condo tower will offer a high end
lodging option in the heart of the city, which will accentuate the Arcadia lifestyle and provide
something our community lacks.
Our studies show a strong demand for a hotel condominium that can provide adequate
service for business travelers, leisure travelers and overseas investors who are looking to
stay more than a few days in a hotel. The hotel condominium will be a lodging option unlike
any other in the city by providing more bedrooms, privacy and luxury comfort for all guests.
As the developer, we hope to sell all 50 units to recover some of the construction costs. All
units will be subdivided and sold once the certificate of occupancy is issued. The building will
stand 8 stories tall with a French Normandy style and feature quality construction that will
meet city code and regulations like the Ritz Carlton at L.A. Live. The estimated cost per
square foot to market will be around$550/square foot and with an average of 2,000 square
feet per unit, each unit will be worth at least$1 million. We estimate the weekly rental to be
around $1,200 and monthly to be $4,500. We do not expect any difficulty with either
soliciting buyers or renters since we have a limited supply of only 50 units. And at the end of
the day, this will only make our project more exclusive and prestigious, falling in line with the
21'century lifestyle of Arcadia.
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The management company for the hotel condominiums can either be a licensed hospitality
management group or a Marriott-approved management company. We will use Marriott's list
of recommended management companies since we hope to apply the Marriott franchise
name to this development such as the Ritz Carlton.
Through our studies, we feel very strongly that the hotel and hotel condominiums can be
linked into one controlling entity.
Developer's Preference
All new units will be built to the highest standard of quality. Like the Ritz Carlton, they will be
sold on the open market to 50 different buyers from all over the world. We expect to have at
least 150-200 qualified buyers on our waitlist and will reserve the right to have preference in
approving buyers based on the intended use. Our pre-selected buyer will utilize the unit as
an investment and only make short stays. Our selection process will be geared towards
owners like jockey, horse owners, and especially overseas seasonal travelers.
Compliance with City TOT Policy
Since the hotel condominiums have some residential elements, guests will be subject to TOT
tax just like the existing Santa Anita Inn. The TOT tax requirements will be written into the
HOA policy for each individual owner to agree to and pay through the management
company. The document will spell out a TOT tax requirement of 10% that will be paid within
the first 90 days of stay once the owner turns the unit over for the management company to
rent.
The individual owner will not have the right to stay indefinitely without paying taxes and will
be exposed to TOT tax in the first 90 days as well. The owner can only rent by using the on-
site management and leasing company. And once they rent out a unit, there will be tax
consequences. Our studies show 85% of buyers at L.A. Live are investors that use their
purchases as rental units in the same way.
Control of All Units
No condominium unit can be sold without an HOA Policy approved by the California
Department of Real Estate (DRE) and the City of Arcadia. Our company attorney will draft
the HOA forming documents that will spell out all City TOT requirements and that all owners
must agree to rent through the hotel management company. The management company will
also collect the TOT tax and pay the City monthly. The key to the concept is that the hotel
condominiums will be taxed no differently than how a regular hotel is. The additional income
to that of the new 210 hotel rooms will benefit the City even more with another source for
tax generation. The way the tax is collected and paid to the city makes this project unique
and different from any other condominium project in the City.
The City's zoning map indicates the site is zoned General Commercial (C-2) which allows hotels
with a Conditional Use Permit (CUP). Approval of the Specific Plan by the City Council would
allow the hotels and condominiums by right and eliminate the need for a CUP consistent with
state law for charter cities. In addition, no zone change would be required as the Specific Plan
becomes the zoning for the property upon approval by the City.
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The City's General Plan and zoning map indicate the site has a "Downtown Overlay" that allows
a "Floor Area Ratio" (FAR) of up to 1.0 compared to a non-overlay commercial FAR of 0.5. The
total building area of the Seabiscuit Pacifica Specific Plan indicates the project FAR is slightly
over 1.0 (see Table 2.B). However, approval of the Specific Plan by the City Council will
constitute acceptance by the City that the proposed Seabiscuit Pacifica Specific Plan is generally
consistent with the General Plan, and that any modification to the building development
characteristics shown in this Specific Plan will require City Council approval of a Specific Plan
Amendment.
The City's zoning map indicates the site has a Height Overlay (H-8) which allows buildings up to
95 feet in height or 8 stories, as shown below from the City's Municipal Code Section 9276.2.2:
9276.2.2. - HEIGHT LIMIT.
Any building or structure in Zone H may, by complying with the provisions of this Title,
however,the height limitation ldior applicable to
a shall basic zone in which it is
event exceed the height limit dsetrforth in
however, that nob g
the following table:
Zone H8 - Eight (8) stories or ninety-five (95) feet.
The tallest building in the proposed Seabiscuit Pacifica project is 98 feet with 8 stories, so the
Seabiscuit Specific l is slightly eliminate H-8 Height Overlay (+3%
higher). owe ver, app ro l of the would th s minor inconsistency and no
mitigation is proposed.
Appendix B of the Specific Plan contains a detailed tabular comparison of the General Plan
policies and goals that are applicable to this project. It indicates the proposed project is
consistent with all of the applicable General Plan policies and goals.
Based on this analysis, the proposed Specific Plan appears to be generally consistent with the
City's General Plan and zoning designations and applicable development guidelines and the
City's zoning designations. Therefore, the proposed project would have no significant land use
impacts related to existing applicable land use plans, policies, and regulations, and no
mitigation is required.
Less than
c) Conflict with any applicable habitat Significant
conservation plan or natural community Potentially with Less than
conservation plan? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
X.c) The project site is not designated for any type of habitat protection under the City's
General Plan, and is not covered by any adopted Habitat Conservation Plan or Natural
Community Conservation Plan. Therefore, there will be no impacts in this regard, and no
mitigation is required.
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XI. MINERAL RESOURCES
Would the project:
a) Result in the loss of availability of a known Less than
mineral resource that would be of value to Significant
Potentially with Less than
the region and the residents of the state? Significant Mitigation Significant No
Impact Incorporated Impact Impact
XI.a) The project site is within the fully developed downtown area of Arcadia, and does not
contain, nor is it designated as, a source of mineral resources (e.g., construction aggregate).
Therefore, there will be no impacts in this regard, and no mitigation is required.
b) Result in the loss of availability of a locally- Less than
important mineral resource recovery site Significant
With
Less than
delineated on a local general plan, specific Significant Mitigation Significant No
plan or other land use plan? Impact Incorporated Impact Impact
❑ ❑ ❑
XI.b) See response XI.a.
XII. NOISE
Would the project result in:
a) Exposure of persons to or generation of noise Less than
levels in excess of standards established in Significant
Potentially With Less than
the local general plan or noise ordinance, or Significant Mitigation Significant No
applicable standards of other agencies? Impact Incorporated Impact Impact
❑ ❑ ® ❑
XII.a) The proposed project is in an urbanized area and surrounded by developed uses.
Directly west of the project site is the Santa Anita Park horse racing track, while the Arboretum
of Los Angeles County is further to the west. A regional mall called the Westfield Mall Santa
Anita is located southwest of the site just south of Santa Anita Park. Immediately north of the
proposed project site are offices and retail commercial areas along Colorado Place, and further
north of these offices are existing residential areas west of the main downtown area. Just east
of the project site is the Arcadia County Park, while to the south is the Civic Center Athletic Field
Recreational Area and (further south) is the Arcadia City Hall. A rehab facility in a single family
house used by the Salvation Army is located at the southwest corner of the project site, while
an old bar is located at the northeast corner of the project site. Farther to the southwest are
the Methodist Hospital, Quest Diagnostics Medical Lab, and Medical Library.
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Short-Term Impacts
A noise impact assessment for the proposed project was prepared by LSA Associates, Inc. (LSA
August 2013)(Appendix H). The assessment indicates that short-term noise impacts would be
associated with excavation, grading, and erecting of buildings on site during construction of the
proposed project. Construction-related short-term noise levels would be higher than existing
ambient noise levels in the project area today but would no longer occur once construction of
the project is completed.
Construction of the proposed project is expected to require the use of earthmovers, bulldozers,
and water and pickup trucks. This equipment would be used on the project site. Based on the
information in Table F of the Noise Impact Analysis, and assuming that each piece of
construction equipment operates at some distance from the other equipment, the worst-case
combined noise level during this phase of construction would be 91 dBA Lmax at a distance of
50 feet from the active construction area.
According to the Noise Impact Analysis, the residences nearest to the project site are more than
1,000 feet to the north of the project boundary. These residences may be subject to short-term,
intermittent, maximum noise reaching 65 dBA Lmax, generated by construction activities on the
project site. Compliance with the construction hours specified in the City's Noise Control
Ordinance would reduce the construction noise impacts to less than significant.
However, the existing Salvation Army rehab facility is so close to the southwest corner of the
project site that demolition of the existing hotel buildings and construction of the new hotel
condominiums in Phase 2 may have significant noise impacts on the rehab facility. Out of an
abundance of caution, it would be prudent to install a temporary noise barrier for this facility
along the common boundary until Phase 2 construction is complete.
Long-Term Impacts
According to the Noise Impact Analysis, vehicular traffic trips associated with the proposed
project would not result in significant traffic noise impacts on off-site sensitive uses. However,
the proposed hotel units adjacent to Huntington Drive (Eastbound) and Huntington Drive
(Westbound) would be potentially exposed to significant traffic noise from these streets.
The Noise Impact Analysis Tables G-H (see Appendix H pages 12-16 in the study) show the
existing traffic noise levels, existing plus cumulative with project traffic noise levels, opening
year (2016) without project traffic noise levels , and opening year (2016) plus cumulative with
project scenarios traffic noise levels. "These noise levels represent the worst-case scenario,
which assumes that no shielding is provided between the traffic and the location where the
noise contours are drawn" (page 12, LSA August 2013). The largest increase in noise in the
area will be 1.0 dBA and will occur due to increased traffic along Huntington Drive (westbound)
from Holly Drive to Santa Clara Street because of the proposed project. This noise increase is
not perceptible to the human ear and will have a less than significant impact on long term noise
impacts to off-site land uses.
According to the Noise Impact Analysis, hotel balconies and patios along Huntington Drive
westbound and eastbound will be exposed to traffic noise reaching 63 dBA CNEL, which is lower
than the City's 65 dBA CNEL noise standard for noise-sensitive outdoor active uses. Therefore,
no noise barrier is required. Interior noise levels with windows closed would also be below the
City's 45 dBA CNEL noise standard. However, with windows open, interior noise levels would
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be higher than 45 dBA CNEL. This is a significant impact and requires mitigation in the form of
an air-conditioning system for frontline hotel rooms along both Huntington Drives.
Residential uses north of the project site would be physically blocked from noise emanating
from onsite loading/unloading activities for proposed project uses. Therefore, no significant
noise impacts would occur for these off-site residences from on-site noise generating activities.
Noise levels from parking lot noises are anticipated to be lower than that of the truck delivery
and loading/unloading activities. Parking lot noise is not anticipated to be a significant noise
issue with respect to hotel customers within the project site. HVAC equipment is typically
located on the building rooftop and is assumed that, as a worst-case scenario, HVAC equipment
would operate 24 hours a day. The closest neighboring residence to the HVAC equipment is
estimated to experience noise levels below the City's nighttime maximum noise level of 60 dBA
Lmax• Therefore, noise generated from HVAC equipment would not have a significant noise
impact. Mitigation is not required for less than significant impacts from truck delivery loading,
parking lot noises, and HVAC equipment.
As with short-term noise impacts from construction, there may be long-term noise impacts at
the existing Salvation Army rehab facility due to its proximity to the southwest corner of the
project site. Occupancy of the new hotel condominiums in Phase 2 is not expected to cause
significant long-term noise impacts on the rehab facility. However, out of an abundance of
caution, it would be prudent to install a filled cell block wall as a permanent noise barrier for
this facility along its common boundary with the proposed project once construction of the hotel
condominium building is complete. This wall would help minimize any potential long-term noise
impacts on the Salvation Army facility.
Mitigation Measures
N-1 Prior to issuance of grading and building permits for each phase of the project,
the developer shall prepare a Construction Noise Control Plan and will submit the
plan the City for review and approval. The plan shall include but will not be
limited to the following:
• During all project site excavation and grading, contractors shall equip all
construction equipment, fixed or mobile, with properly operating and
maintained mufflers consistent with manufacturers'standards.
• The project contractor shall place all stationary construction equipment so
that emitted noise is directed away from the closest sensitive receptor to the
project site (i.e., the Salvation Army facility at the southwest corner of the
site).
• The construction contractor shall locate equipment staging in areas that will
create the greatest distance between construction-related noise sources and
the closest noise-sensitive receptor to the project site (i.e., the Salvation
Army facility at the southwest corner of the site) during all project
construction.
• During all project site construction, the construction contractor shall limit all
construction-related activities that would result in high noise levels to
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between the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturday. No
construction shall be permitted on Sundays or any of the holidays listed in
AMC Section 4261.
• Prior to the start of Phase 2 grading, the developer shall install a wooden
noise barrier along the common boundary of the project and the Salvation
Army rehab facility at the southwest corner of the project site. This barrier
shall be removed upon completion of Phase 2 construction.
N-2 Prior to the issuance of building permit for each phase, the developer shall
demonstrate that all buildings shall have air-conditioning to minimize noise
impacts on hotel rooms along West and East Huntington Drives.
N-3 Prior to the issuance of occupancy permits for the Phase 2 condominium
building, the developer shall install a filled-cell concrete block wall along the
common boundary with the Salvation Army rehab facility at the southwest corner
of the project site. In lieu of the temporary construction wall outlined in Measure
N-1, the developer may install this permanent wall "early" (i.e., prior to issuance
of occupancy permits for Phase 1) which would eliminate the need for that
portion of Measure N-1.
With implementation of these measures, the proposed project will not have any significant
short- or long-term noise impacts on surrounding land uses.
Less than
b) Exposure of persons to or generation of Significant
excessive groundborne vibration or Potentially with Less than
groundborne noise levels? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
XII.b) Vibration refers to groundborne noise and perceptible motion. Groundborne vibration is
almost exclusively a concern inside buildings and is rarely perceived as a problem outdoors,
where the motion may be discernible, but without the effects associated with the shaking of a
building, there is less adverse reaction. Bulldozers and other heavy-tracked construction
equipment generate approximately 92 VdB of groundborne vibration when measured at 50 feet.
This level of groundborne vibration exceeds the threshold of human perception, which is around
65 VdB. Every doubling of distance from 50 feet results in the reduction of the vibration level by
6 VdB; therefore, receptors at 100 and 200 feet from the construction activity may be exposed
to groundborne vibration up to 86 and 80 VdB, respectively.
Existing and proposed streets surrounding the project area are paved, smooth, and unlikely to
cause significant ground-borne vibration. In addition, the rubber tires and suspension systems
of buses and other on-road vehicles make it unusual for on-road vehicles to cause ground-
borne noise or vibration problems. It is therefore assumed that no such vehicular vibration
impacts would occur and that no vibration impact analysis of on-road vehicles is necessary.
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During Phase 1, demolition and excavation will take place mainly in the northern portion of the
site, so the Salvation Army facility would not be significantly impacted by vibration from
grading. During Phase 2, and especially during excavation of the subterranean parking,
vibration from grading may be felt by residents of the Salvation Army facility. However, no
blasting or pile-driving activities are expected as part of grading for this project, so vibration
effects will be temporary and relatively limited relative to the Salvation Army facility. No other
sensitive receptors would be affected by project grading and construction due to the distance
from the project site to these uses (i.e., residences to the north).
Ground-borne vibration from construction activities will be mostly low to moderate, except
during on-site grading and earthmoving activities. Vibrations associated with on-site
construction would be reduced to a level less than what is perceptible to the average human.
Additionally, groundborne vibration during construction activity would be temporary and cease
upon completion of construction, and is therefore considered to be a less than significant
impact of the proposed project.
c) Substantial permanent increase in ambient Less than
noise levels in the project vicinity above levels Significant
Potentially with Less than
existing without the project? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
XII.c) Current noise levels on the project site are relatively low and are related to activities of
the existing Santa Anita Inn. The proposed project would introduce more intense development
to the site, which will increase ambient noise levels compared to those of the Santa Anita Inn.
The project noise study indicated that these increases would be noticeable but would not
represent a significant adverse noise impact (page 18, LSA August 2013). With the proposed
Mitigation Meaures N-1 through N-4, the proposed project is not expected to result in significant
adverse noise impacts or noise levels in excess of identified standards. For a more detailed
analysis, see Section XII.a above.
d) Substantial temporary or periodic increase in Significant e s h t
ambient noise levels in the project vicinity Potentially with Less than
above levels existing without the project? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
XII.d) Although activity on the site will increase as a result of the new land uses and
construction, the analysis provided in Section XII.a demonstrates that the proposed project will
not generate significant noise impacts over the long-term for either onsite or offsite uses (LSA
August 2013).
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e) For a project located within an airport land Less than Significant
use plan or, where such a plan has not been potentially with Less than
adopted, within two miles of a public airport Significant Mitigation Significant No
or public use airport, would the project
Impact Incorporated Impact Impact
expose people residing or working in the ❑ CI ❑
El
project area to excessive noise levels?
XII.e) The project site is not located within an airport land use plan study area, or within two
miles of a public airport or public use airport. The proposed project would therefore have no
impacts related to exposure of residents or workers to excessive airport noise levels, and no
mitigation is required.
f) For a project within the vicinity of a private Less than
airstrip, would the project expose people potentially with Less than
residing or working in the project area to Significant Mitigation Significant No
Impact Incorporated Impact Impact
excessive noise levels?
❑ El ❑ IZ
XII.f) The project site is not located within the influence area of a private airstrip. The
proposed project would therefore have no impact related to exposure of residents or workers to
excessive airstrip noise levels, and no mitigation is required.
XIII. POPULATION AND HOUSING
Would the project:
a) Induce substantial population growth in an Less than
area, either directly (for example, by Potentially with Less than
No
proposing new homes and businesses) or Significant Incorporated Significant t Impact
indirectly (for example, through extension of Impact
roads or other infrastructure)? ❑ El El CI
XIII.a) The proposed project would result in only minor population growth for the City. The
site contains an existing hotel with 26 employees at present (14 full time employees and 12
part time employees), while the proposed project would add 85 full-time or part-time
commercial service employees to the local workforce. Also, the "population" of the new hotel
and hotel condominiums would be approximately 442 people at buildout based on at 85 percent
average occupancy and assuming 2 people per unit.3 The population of the existing Santa Anita
Inn at 85 percent occupancy would be 187 persons.4 Assuming similar occupancy for the
existing 110 units of the Santa Anita Inn (i.e., 187 occupants on average), the proposed project
would increase the hotel-related "population" of the City by approximately 255 people. It should
be remembered that the proposed project uses are lodging and so would not add this number
3 210 rooms x 0.85 x 2 people per room = 357 persons
4 50 rooms x 0.85 x 2 people per room = 85 persons
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of actual full-time residents to the City's population. For additional information on the nature of
the hotel condominiums, see Section X, Land Use and Planning.
This "population" increase would be primarily transient or seasonal based on the Santa Anita
Park race schedule. The proposed project would also not result in the need for any new utilities,
except for the planned sewer improvements. Therefore, due to the nature and size of the
project, it is not expected to result in any significant indirect growth inducement to the City's
population or housing. No significant impacts are expected in this regard, and no mitigation is
required.
b) Displace substantial numbers of existing Less than
housing, necessitating the construction of Significant
Potentially with Less than
replacement housing elsewhere? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
XIII.b) The site does not currently contain any housing units, so construction of the proposed
project would not result in displacement of existing housing or construction of replacement
housing elsewhere in the City or nearby County areas. However, the project would eventually
result in the loss of 110 hotel units, but provide a total of 260 hotel and condominium units, for
a net increase in 150 lodging units. No significant housing impacts are expected, and no
mitigation is required.
c) Displace substantial numbers of people, Less than
necessitating the construction of replacement Significant
Potentially with Less than
housing elsewhere? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ❑
XIILc) The site does not currently contain any housing units but does have and an existing
hotel. As outlined in Section XIII.a and XIII.b above, the existing hotel has an average
occupancy of 187 guests, while the new hotel and condominium units would have an average
occupancy of 442 guests. Demolition of the existing hotel is not expected to result in the
displacement of existing housing (as opposed to lodging) or construction of replacement
housing elsewhere in the City or nearby County areas. Therefore, no impacts are expected in
this regard and no mitigation is required.
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XIV. PUBLIC SERVICES
Less than
a) Would the project result in substantial Significant
adverse physical impacts associated with the potentially with Less than
provision of new or physically altered Significant Mitigation Significant No
governmental facilities, need for new or
Impact Incorporated Impact Impact
physically altered governmental facilities, the ❑ ❑
construction of which could cause significant El 0
environmental impacts, in order to maintain
acceptable service ratios, response times or
other performance objectives for any of the
public services:
♦ Fire Protection?
♦ Police Protection?
♦ Schools?
♦ Parks?
♦ Other Public Facilities?
XIV.a) The project site contains the existing Santa Anita Inn, a hotel with 110 rooms. The
proposed project would place similar lodging-oriented commercial uses on this site that would
generate more local traffic and introduce more employees and guests to the project area. The
proposed project would introduce more employees to the site than at present p
t 85 vs. 26), and
this change of use would incrementally increase the need for fire, police,
public facilities. However, these increases would be incremental and not result in any significant
service impacts. Since it will not include new homes or generate new residents, the proposed
project will not have any significant impacts on local schools or parks. The proposed project will
pay all applicable Development Impact Fees to the City and local school district to alleviate
potential impacts related to public services.
XV. RECREATION
Less than
a) Would the project increase the use of existing Significant
neighborhood and regional parks or other potentially with Less than
recreational facilities such that substantial Significant Mitigation Significant No
physical deterioration of the facility would
Impact Incorporated Impact Impact
occur or be accelerated? ❑ ❑ ® ❑
XV.a) The project proposes only commercial uses that will not generate a significant amount of
new permanent residents in the City who would require additional recreational facilities or
programs. Many project workers will likely live in or near to Arcadia, and can take advantage of
existing City and County park facilities and services. Some new workers outsiery of
Arcadia and may place incremental increased demand on City park
However, these impacts would be incremental and would not represent significant impacts to
City recreation facilities or services.
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b) Does the project include recreational facilities Less than
or require the construction or expansion or Sigwithant
Potentially with Less than
recreational facilities, which might have an Significant Mitigation Significant No
adverse physical effect on the environment? Impact Incorporated Impact Impact
❑ ❑ ❑
XV.b) The project proposes commercial lodging uses which would not generate a substantial
amount of new City residents, so the proposed project would not generate a need to expand
existing City recreational facilities. The proposed project will also have a number of indoor and
outdoor event or public spaces which will help reduce potential impacts on local park facilities.
Therefore, no significant impacts associated with this issue would occur, and no mitigation is
required.
XVI. TRANSPORTATION/TRAFFIC
Would the project:
a) Conflict with an applicable plan, ordinance or Less than
policy establishing measures of effectiveness Sigwithant
Potentially with Less than
for the performance of the circulation system, Significant Mitigation Significant No
taking into account all modes of Impact Incorporated Impact Impact
transportation including mass transit and
non-motorized travel and relevant ❑ ® ❑ ❑
components of the circulation system,
including but not limited to intersections,
streets, highways and freeways, pedestrian
and bicycle paths, and mass transit?
XVI.a) The traffic impact analysis prepared for the proposed project (Kimley Horn & Associates
July 2013)(Appendix G) evaluated twelve (12) local roadways and four (4) local intersections
based on the City's traffic study requirements and the County's Congestion Management Plan
(CMP) criteria. It concluded that Phase 1 of the proposed project will generate a total of 842
daily trips on weekdays, 24 in the AM peak and 62 in the PM peak, and 844 trips on Saturday,
75 of which are during the PM peak. Phase 2 would generate a total of 412 daily trips on a
weekday, 43 tips in the AM peak and 62 trips in the PM peak, and 395 trips on Saturday, 44 of
which are during the PM peak.
The project traffic impact analysis used the Highway Capacity Manual (HCM) methodology for
both signalized and unsignalized intersections. The HCM method examines the ratio of volume
to capacity (V/C) and emphasizes seconds of delay on each leg of an intersection. All traffic
data are presented in Appendix G of this document. The following analysis summarizes the
project traffic impacts using Level of Service (LOS) rankings, which are on a sliding scale of A
though F, with A being excellent traffic flow through an intersection and F being extensive
congestion. A more detailed explanation of LOS values is provided in the project traffic impact
analysis and a supplemental memorandum addressing City staff comments in Appendix G.
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The City of Arcadia utilizes CMP traffic impact study guidelines that define a "significant traffic
impact" as an increase in demand by at least 2 percent where the intersection would operate at
LOS F with the project traffic.
According to the traffic report the intersection at Huntington Drive and Colorado Place would be
negatively impacted due to the proposed project. Phase 1 will have significant impacts on the
intersection of Huntington Drive Colorado ol project increase of
have sign than 2 percent impacts on
demand. However, Phase 2 o f the o
proposed
surrounding intersections.
Table I: Summary of Intersection Analysis (2013)1
—_ — — — — Saturday
— -- -- — — Weekday
PM Peak Hour Impact PM Peak Hour Impact
Intersection Am Peak Hour * V/C LOS Change*
V/C LOS Change* V/C LOS Change
1. Huntington 0.747 C 0.010 0.811 D
0.001 No 0.691 B 0.001 No
Drive/Santa
Anita Avenue
2. Huntington 0.904 D 0.005 0.787 C 0.005 No 0.646 B 0.007 No
Drive/Santa
Clara Street
3. Huntington 868.850 F 868.306 887.6 F 886.42 Yes 1181.350 F 1180.71 Yes
Drive/Colorado
Place 0.001 No
4. Huntington 0.786 C 0.001 0.567 A 0.001 No 0.598 A
Drive/Holly
Ave
Source:Table 13, Kimley Horn&Associates,July 2013
Level of Service(LOS)values that include Existing(2013)plus Cumulative plus Ambient plus Project traffic
V/C = HCM methodology showing volume to capacity ratio
= HCM only applies to signalized intersections
LOS = Level of Service(A through F)
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Table.]: Summary of Intersection Analysis(2016)1
Weekday Saturday
Intersection Am Peak Hour PM Peak Hour Impact PM Peak Hour Impact
V/C LOS Change* V/C LOS Change* V/C LOS Change*
1. Huntington 0.785 C 0.012 0.840 D 0.000 No 0.716 C 0.000 No
Drive/Santa
Anita Avenue
2. Huntington 0.938 E 0.002 0.818 D 0.003 No 0.672 B 0.003 No
Drive/Santa
Clara Street
3. Huntington 0.530 A 0.003 0.792 C 0.004 No 0.655 B 0.000 No
Drive/Colorado
Place
4. Huntington 0.813 D 0.000 0.586 A 0.000 No 0.618 B 0.000 No
Drive/Holly Ave
Source:Table 21, Kimley Horn&Associates,July 2013
Level of Service values include 2016 plus Ambient Plus Project traffic
V/C = HCM methodology showing volume to capacity ratio
- = HCM only applies to signalized intersections
LOS = Level of Service(A through F)
Table K: Summary of Roadway Analysis: Existing (2016)1
Roadway Segment �. LOS Change
1. Huntington Drive Baldwin Avenue to Holly Drive 0.443 A 0.002
2. Huntington Drive (EB) Holly Drive to Santa Clara Street 0.505 A 0.001
3. Huntington Drive (WB) Holly Drive to Colorado Place 0.620 B 0.005
4. Huntington Drive Santa Clara Street to Santa Anita Avenue 0.657 B 0.005
5. Duarte Road Holly Drive to Santa Anita Avenue 0.592 A 0.000
6. Live Oak Avenue Anta Anita Avenue to Second Avenue 0.691 B 0.000
7. Baldwin Avenue Colorado Street to Santa Anita Mall 0.823 D 0.003
Driveway A
8. Baldwin Avenue** Santa Anita Mall Driveway A to 0.590 A 0.002
Huntington Drive
9. Santa Anita Avenue Foothill Blvd to I-210 WB Ramps 0.699 B 0.004
10. Santa Anita Avenue Colorado Boulevard to Santa Clara Street 0.795 C 0.004
11. Santa Anita Avenue Santa Clara Street to Huntington Drive 0.627 B 0.004
12. Santa Anita Avenue Huntington Drive to Campus Drive 0.686 B 0.001
Source:Table 20, Kimley Horn&Associates,July 2013
1 Level of Service values include 2016 plus Ambient Plus Project traffic
V/C =HCM methodology showing volume to capacity ratio
- =HCM only applies to signalized intersections
LOS = Level of Service(A through F)
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Regarding parking, the site plan includes 337 parking spaces and the City requires 312 parking
spaces. While parking was recently removed from the State CEQA Guidelines Appendix G
Checklist as an environmental issue, it is nonetheless important to know how much parking is
being provided by the project compared not have to how
park on adjacendt properties due rto a deficiency of
assure that project occupants w
onsite parking.
Miticiation Measures
The following measures are proposed to help ensure that project-related traffic, both short-term
during construction and long-term after project occupancy, are reduced to less than significant
levels, as outlined in the project traffic study (KHA 2013):
TRA-1 Prior to issuance of an occupancy permit for either hotel in Phase 1, the
developer shall be responsible for installing an additional signal phase to
accommodate northbound movements exiting the shared hotel driveway and
southbound movements entering the hotel driveway. The developer will also
change the number one lane to a shared through and left turn lane to access the
driveway nlanes.for These changes shall the signal
made to
t account the sati satisfaction o added
and in
and lanes. 9
coordination with the City traffic engineer.
TRA-2 Prior to issuance of occupancy permits for either of the hotels or the hotel
condominiums, the developer shall install bike racks and provide showers and
locker rooms for employees who wish to ride bicycles to work. Bike racks shall
also be installed for project guests in appropriate locations. An appropriate
number of bike racks shall be located near each building to serve the anticipated
number of employees and guests. This measure shall be implemented to the
satisfaction of the City Engineer.
TRA-3 Prior to issuance of building permits for either Phase 1 or Phase 2, the project
plans shall be circulated to Foothill Transit (FT) and the Metropolitan Transit
Authority (MTA) to determine if there is a need for a bus stop on the south side
of Colorado Place in front of the project site (i.e., for either FT Route 187 or MTA
routes 78, 79, or 378). If either agency determines a need for such a stop, the
developer shall install a bus stop to agency specifications prior to issuance of
occupancy permits for the affected phase of development. This measure shall be
implemented for each phase to the satisfaction of the City Engineer.
TRA-4 Prior to issuance of occupancy permits for either hotel in Phase 1, the developer
shall demonstrate that the main hotel entrance for Phase 1 has a circular drive
with signage to allow only one way circulation (counter-clockwise) to provide
adequate vehicle queuing lanes for exiting at the traffic signal. This measure
shall be implemented to the satisfaction of the City Engineer.
With implementation of these , potential tial traffic and
significant d non-vehicular circulation impacts
of the proposed project will be reduced levels.
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b) Conflict with an applicable congestion Less than
management program, including, but not Significant
Potentially with Less than
limited to level of service standards and travel Significant Mitigation Significant No
demand measures, or other standards Impact Incorporated Impact Impact
established by the county congestion
management agency for designated roads or ❑ ❑ ❑ El
highways?
XVI.b) The project Traffic Impact Analysis was performed in accordance with the Los Angeles
County Congestion Management Program (CMP) guidelines. Therefore, the proposed project will
not conflict an applicable congestion management program with implementation of Mitigation
Measures TRA-1 through TRA-4.
c) Result in a change in air traffic patterns, Less than
including either an increase in traffic levels or Significant
Potentially with Less than
a change in location that result in substantial Significant Mitigation Significant No
safety risks? Impact Incorporated Impact Impact
❑ ❑ ❑
XVI.c) The proposed project does not include uses or components that would affect air traffic,
so no substantial safety risks would result from project implementation. No significant impacts
would occur, and no mitigation is required.
d) Substantially increase hazards due to a Less than
design feature (e.g., sharp curves or Significant
Potentially with Less than
dangerous intersections) or incompatible uses Significant Mitigation Significant No
(e.g., farm equipment)? Impact Incorporated Impact Impact
❑ ® ❑ ❑
XVI.d The proposed project will increase traffic onsite and on adjacent streets and
intersections. The project leg of the skewed intersection adjacent to the project site entrance is
presently uncontrolled and signed for "right turn only". Although there have been no accidents
at this location, a substantial increase in traffic from the project site would substantially increase
the risk of traffic accidents at this location due to this leg of the intersection being uncontrolled.
The project traffic study recommends the proposed project be responsible for improvements to
the existing traffic signal to add controls to the project leg of the intersection (see Mitigation
Measure TRA-1). This measure will provide traffic control as development intensity of the site
increase and will prevent the increase of hazards due to design features of the proposed
project. There will be no significant impacts with implementation of this mitigation measure.
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Le ess than
e) Result in inadequate emergency access? S s cant
Potentially with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑he Arcadia
XVI.e) The Arcadia Police Department is ale aTraffictassoc ated withiproject
Fire Department is only three minutes away from the project site
construction may have a temporary effect direct access to the site will patterns.beavailable pr imar,primarily
proposed project is in a urban setting and
from West Huntington Drive and os�henaoxmty of emergency se will
rvibesPthe uebabysettingeand
on East Huntington Drive. Due p
availability of access to the site impacts tall of the will be less
foh emergency access.
proposed project will also comply
Therefore, there will be no significant impacts and no mitigation is required.
Less than
Conflict with adopted policies, plans, or Significant
Potentially Less than
programs regarding public transit, bicycle, or witn
pedestrian facilities, or otherwise decrease Significant Mitigation Significant No
the performance or safety of such facilities?
Impact Incorporated Impact Impact
❑ ® ❑ ❑
XVI.g) With implementation of Mitigation Measures TRA-2 and TRA-3,
the proposed project
would be consistent with City policies supporting public transit, bicycle, and pedestrian facilities.
With this mitigation, impacts will be less than significant and no additional mitigation is
required.
XVII. UTILITIES AND SERVICE SYSTEMS
Would the project:
Less than
a) Exceed wastewater treatment requirements Significant
Quality the applicable Regional Water uali ty Potentially with Less than
Control Board? Significant Mitigation Significant Impact
Impact Incorporated Impact
❑ ❑ ® ❑
XVII.a) The project site currently has
eatment existing the City ofsArcad Arcadia and the
sanitary sewerage collection and treatment systems
of Los Angeles, respectively. Under Section 402 of the Fe eral Clean
non ater Act WA),
the Regional Water Quality Control Board (RWQCB) issues
Elimination System (NPDES) permits to ta9ul wateas .t Was t discharges
discharges"water cl�deh discharges which of
includes rivers, lakes, and their tribu ry
in the
stormwater and construction project discharges.
ires a 9 NPDES permit. Construct project
project proponents
disturbance of more than one acre requires
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are also required to prepare a Storm Water Pollution Prevention Plan (SWPPP). These measures
are outlined in Mitigation Measures HYD-1 through HYD-3 in the previous Section IX.a,
Hydrology and Water Quality. Prior to the issuance of grading permits, the project applicant
would be required to satisfy City requirements related to the payment of fees and/or the
provision of adequate wastewater facilities. The project would comply with the waste discharge
prohibitions and water quality objectives established by the RWCQB and the City by
implementing Mitigation Measures HYD-1 through HYD-3. By implementing these measures,
project impacts related to this issue would be reduced to a less than significant level and no
mitigation is required.
b) Require or result in the construction of new Less than
water or wastewater treatment facilities or Significant
Potentially with Less than
expansion of existing facilities, the Significant Mitigation Significant No
construction of which could cause significant Impact Incorporated Impact Impact
environmental effects?
XVII.b) Water and wastewater services are provided to the project site by the City of Arcadia
Public Works Services Department. The department obtains water from both groundwater and
imported water. The City also provides sewer service collection to the local area. Wastewater
from the area is carried by sewers to the San Jose Creek Water Reclamation Plant which is
operated by the Sanitation Districts of Los Angeles County. The proposed project would need
to connect to the existing sewer line in West Huntington Drive which is currently considered to
be deficient according to the City's Public Work's Department, and the proposed project would
increase this deficiency. However, a Capital Improvement Project (CIP) design to upgrade the
existing sewer pipe from 10" to 12" is scheduled for Fiscal Year (FY) 2014-2015 while actual
construction is planned for FY 2015-2016. The proposed project would need to participate in
(i.e., help fund) this CIP project. If the project participates in this CIP improvement, it will not
cause a need to construct any new water or wastewater treatment facilities, or expansion of
existing facilities because these facilities are adequately sized to service the site.
Mitigation Measures
UTL-1 Prior to issuance of a building permit for either hotel, the developer shall retain a
qualified licensed civil engineer to conduct a sewer study to evaluate before and
after conditions of the project on the City's existing sewer system (both lateral
and main lines). This measure shall be implemented to the satisfaction of the
City Public Works Services Department.
UTL-2 Prior to issuance of an occupancy permit for either hotel, the developer's fair
share payment to the City will be determined to help fund upgrading of the
existing sewer in West Huntington Drive included in the City's 2014-15 Capital
Improvement Project Plan budget, based on the results of the sewer study
outlined in Mitigation Measure UTL-1. This measure shall be implemented to the
satisfaction of the City Engineer and/or the City Public Works Services
Department as appropriate.
With implementation of these measures, the proposed project will not have a significant impact
on water and wastewater facilities.
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c) Require or result in the construction of new Less than Significant
stormwater drainage facilities or expansion of potentially with Less than
No
existing facilities, the construction of which Significant t Incorporated Significant Impact
could cause significant environmental effects? p
❑ ❑ ® ❑
XVII.c) The proposed project will pay the City's established Development Impact Fees (DIF)
to help offset costs for new stormwater drainage facilities. Therefore the proposed project will
have a less than significant impact on these facilities, and no mitigation is required.
d) Have sufficient water supplies available to Less than Significant
serve the project from existing entitlements potentially with Less than
and resources, or are new or expanded Significant Mitigation Significant No
Impact Incorporated Impact Impact
entitlements needed?
❑ ❑ ® ❑
XVII.d) Water service is provided to the project site by the City of Arcadia Public Works
Services Department. The department obtains groundwater from the Main San Gabriel and
Raymond Groundwater Basins. The City also obtains water imported from the Metropolitan
Water District of Southern California (MWD) via the State Water Project and the Colorado River.
According to MWD's website, it will be able to meet the region's water needs through 2030. In
addition, the proposed project does not meet the threshold to prepare a project-specific Water
Supply Assessment (WSA) under SB 610. Therefore, impacts related to water supply are
considered to be less than significant, and no mitigation is required.
e) Result in a determination by the wastewater Less than
treatment provider, which serves or may Potentially with Less than
serve the project that it has adequate Significant Mitigation Significant No
capacity to serve the project's projected
Impact Incorporated Impact Impact
demand in addition to the provider's existing ❑ ❑ ® ❑
commitments?
XVII.e) The proposed project would not increase the area population or otherwise induce
substantial new population growth, as outlined in the previous Section XIII, Population and
Housing. Therefore, impacts related to wastewater are less than significant, and no mitigation is
required.
f) Be served by a landfill with sufficient Less than
permitted capacity to accommodate the Potentially with Less than
project's solid waste disposal needs? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
XVII.f) The City of Arcadia does not contract with a particular landfill. However, the existing
hotel contracts with Waste Management to dispose of trash generated on the site. The
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proposed project would likely contract with the same company or with a similar company in the
area. The proposed project would generate wastes both during construction and occupancy of
the hotels and condominiums. According to the California Recycle website, hotel uses generate
approximately 10 pounds of trash per person per day, so the proposed project as a worst case
scenario could generate up to 5,270 pounds of trash each day or 2.6 tons per day which adds
to 962 tons per year (5275 persons times 10 pounds per person per day).
g) Comply with federal, state, and local statutes Less than
and regulations related to solid waste? with
Significant
g Potentially w Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ❑ ® ❑
XVII.g) The proposed project would be required to comply with applicable elements of AB
1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991), and other
applicable local, state, and federal solid waste disposal standards, thereby ensuring that impacts
associated with this issue would be considered to be less than significant, and no mitigation is
required.
5 260 total rooms x 85 percent occupancy x 2 persons per room average= 442 guests plus 85 employees
= 527 persons. This is a worst case estimate.
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XVIII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to Less than
degrade the quality of the environment, Potentially With Less than
substantially reduce the habitat of a fish or Significant Incorporated Significant Impact
wildlife species, cause a fish or wildlife
population to drop below self-sustaining ❑ ® ❑ ❑
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal
or eliminate important examples of the major
periods of California history or prehistory?
XVIII.a) The project site already supports an existing hotel and is fully developed.
Development of the proposed project would not result in any significant impacts to important
plants (redwood trees) or wildlife with implementation of the recommended mitigation
measures BIO-1 through BIO-3.
Less than
b) Does the project have impacts that are Significant
individually limited, but cumulatively Potentially with Less than
considerable? ("Cumulatively considerable" Significant Mitigation Significant No
Impact Incorporated Impact Impact
means that the incremental effects of a
project are considerable when viewed in ❑ ❑ ® ❑
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects.)
XVIII.b) As presented in the discussion of environmental checklist questions I through XVII,
the project has no impact, a less than significant impact, or a less than significant impact with
implementation of mitigation with respect to all environmental issues. Due to the limited scope
of direct physical impacts to the environment associated with this development project, the
project is not expected to have significant cumulative impacts within the City or surrounding
areas.
Less than
c) Does the project have environmental effects Significant
that will cause substantial adverse effects on Potentially with Less than
human beings, either directly or indirectly? Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑ ® ❑ ❑
XVIII.c) In general, impacts to human beings from the project may occur due to air pollutant
emissions, hazards and hazardous materials, and noise. The South Coast Air Basin is currently
designated as a non-attainment area for ozone, PM10, and PM2.5. Development of the project
would contribute to air pollutant emissions on a short-term basis. The proposed project would
be required to comply with regional rules that assist in reducing short-term air pollutant
emissions. The purpose of
from man-made fugitive dust sources (seeuAIR-1). Imi t
pleme ation of
the atmosphere resulting
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Mitigation Measures AIR-1 through AIR-4 We to these mea
l help red soresnwould help assure that short-
term impacts from the project. Adherence
air quality impacts from construction would remain at less than significant levels.
In addition, potential impacts related to potential hazardous materials and to water resources
have also been addressed in the appropriate sections, including Mitigation Measures HAZ-1 and
HYD-1 through HYD-3, respectively. With im
reduced entti to less than s significant easure ,le oeential impacts
of the project in these areas will remain o r
As detailed in the preceding responses, development noiseh effects, resulting in cocoa responding
either directly or indirectly, in adverse hazards
less than significant impact to human beings.
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SECTION 4 LIST OF PREPARERS
4.1 LSA ASSOCIATES, INC.
• Kent Norton, AICP, REA (Project Manager)
• Lynn Calvert-Hayes, AICP (Principal in Charge)
• Tony Chung, Ph.D. (Noise/Air Quality/GHG Studies)
• Katherine Best (Environmental Planner)
• Casey Tibbet (Historical Assessment)
• Steve Dong (Editor)
• Margaret Gooding (Graphics)
4.2 CITY OF ARCADIA
• Jason Kruckeberg (Development Services Director)
• Lisa Flores (Planning Services Manager)
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SECTION 5 REFERENCES
Arcadia 2010 "City of Arcadia General Plan."City of Arcadia. November 2010.
BB&N 1987 "Noise Control for Buildings and Manufacturing Plants,"Bolt, Beranek &
Newman (BB&N), 1987.
CaIEPA 2013a "Managing Hazardous Waste," California Environmental Protection
Agency (CaIEPA) and Department of Toxic Substances Control, website
accessed August 1, 2013. http://www.dtsc.ca.gov/hazardouswaste
CaIEPA 2013b "Certified Unified Program Agency(CUPA) Program Directory,"California
Department Environmental Protection Agency (CaIEPA), website
accessed August 10, 2013.
http://www.calepa.ca.gov/CUPA/Directory/default.aspx
CALREC Calrecycle website accessed August 12, 2013.
www.calrecycle.ca.gov
Caltrans 2001 "Transportation Related Earthborne Vibrations (Caltrans Experiences)':
California Department of Transportation (Caltrans), Division of
Environmental Analysis, Office of Noise, Air Quality, and Hazardous
Waste Management. Technical Advisory, Vibration. TAV-02-01-R9601.
February 20, 2001.
Caltrans 2013 California Department of Transportation Scenic Highway Program,
California Department of Transportation (Caltrans), website accessed
August 2, 2013.
http://www.dot.ca.gov/hq/LandArch/scenic_highways/scenic_hwy.htm
CAPCOA 2008 "CEQA & Climate Change: Evaluating and Addressing Greenhouse Gas
Emissions from Projects Subject to the California Environmental Quality
Act," California Air Pollution Control Officers Association (CAPCOA),
January 2008.
CARB 2007 "Proposed Early Actions to Mitigate Climate Change in California,"
California Air Resources Board (CARB), April 20, 2007.
CCCPP 2013 "Hydrofluorocarbon, Per-fluorocarbon, and Sulfur Hexatluoride
Emissions," California Climate Change Policy and Program (CCCPP),
California Climate Change Portal, website accessed July 21, 2013.
http://www.climatechange.ca.gov/policies/1990s_in_depth/pagel1.html
CCR 2013 "California Health and Safety Code,"Section 7050.5, California Code of
Regulations (CCR). July 2013.
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CDC 2013 "Farm/and Mapping and Monitoring Program,"California Department of
Conservation (CDC), Division of Land Resource Protection. Website
accessed July 30, 2013.
CGS 2013 "Fault Mapping in California". California Geological Survey (CGS). 2005.
Website accessed August 3, 2013.
CIWMB 2013 "Estimated Waste Generation Rates," California Integrated Waste
Management Board (CIWMB) website accessed on August 2, 2013.
www.ciwm b.ca.gov/wastechar/wastegen rates/defa u It.htm
CWC 2013 "Sections 10750-10756," California Water Code (CWC), California
Department of Water Resources website accessed August 2, 2013.
DOF 2013 "E-5 Population and Housing Estimates for Cities, Counties and the State,
2001-2010, with 2000 Benchmark "State of California, Department of
Finance (DOF), Sacramento, California, July 2013.
DOT 2013 "Code of Federal Regulations, Title 49—Transportation, Pipeline and
Hazardous Materials Safety Administration," U.S. Department of
Transportation (DOT), website site accessed August 3, 2013.
http://ecfr.gpoaccess.gov/cgi/t/text/text-
idx?sid=585c275ee19254ba 07625d8c92fe925f&c=ecfr&tp1=/ecfrbrowse/
Title49/49 cfrv2_02.tpl
DTSC 2013 "Hazardous Waste and Substance Site (Cortese) List," California
Department of Toxic Substance Control (DTSC), website accessed
August 3, 2013. http://www.envirostor.dtsc.ca.gov/public
FEMA 2013 "Flood Limit Data and Mapping,"U.S. Federal Emergency Management
Agency (FEMA), Flood Insurance Rate Map Program, website accessed
August 1, 2013.
Geo Inc 2013 "Preliminary Geotechnica/Assessment" Geotechnologies, July 2013.
Geotracker 2013 "Geotracker" database of hazardous material sites maintained by the
Regional Water Quality Control Board, website accessed July 25, 2013.
HII 2010 "City of Arcadia Zoning Map."Hogle-Ireland Inc. 2010.
KHA 2013 "Traffic Impact Assessment, Santa Anita Inn Redevelopment Project. "
Kimley-Horn and Associates, Inc. 2013.
LSA 2013a "Air Quality Analysis." (includes greenhouse gas emissions). LSA
Associates, Inc. August 2013.
LSA 2013b "Noise Impact Analysis. "LSA Associates, Inc. August 2013.
NRCS 2013 "Soil Data Mart,"Natural Resources Conservation Service, United States
Department of Agriculture, website accessed August 2, 2013.
LSA CMG1301 75
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http://soildatamart.nres.usda.gov/Report.aspx?Survey=CA675&UseState
=CA and as documented in the "Soil Survey of Los Angeles County,
California" issued by the U.S. Department of Agriculture, Soil
Conservation Service, original research dated 1971.
PDA 2012 "Initial Study and Mitigated Negative Declaration, For Two Medical
Office Buildings, A General Office Building, and a Four-Level Parking
Structure at 161 Colorado Place and 125 W, Huntington Drive."Pacific
Design Group. December 2012.
RJLA 2003 "Phase I Environmental Site Assessment, Continental Assets
Management" RJL Associates, March 19, 2003.
SCAG 2008 "Final 2008 Regional Comprehensive Plan," Southern California
Association of Governments (SCAG), adopted October 2, 2008.
SCAG 2012a "2012-2035 Regional Transportation Plan/Sustainable Communities
Strategy," Southern California Association of Governments (SCAG),
adopted April 2012.
SCAG 2012b "Growth Forecast Appendix of the Regional Transportation
Plan/Sustainable Communities Strategy" Southern California Association
of Governments, adopted April 2012.
http://rtpscs.scag.ca.gov/Documents/2012/pfinal/SR/2012pfRTP_Growth
Forecast.pdf
SCAQMD 2010 "Air Quality Management Plan," South Coast Air Quality Management
District (SCAQMD), 2010.
SCAQMD 2013 SCAQMD website accessed August 2, 2013.
www.aamd.gov/cega/handbook/LST
TTA 2013 "Hydraulic & Hydrology Calculation." Tritech Associates, Inc. July
2013.
USEPA 1998 "AP-42 Emission Factors, Natural Gas Combustion,"U.S. Environmental
Protection Agency (USEPA), July 1998.
www.epa.gov/ttn/chief/ap42/ch01/final
USEPA 2004a "EPA420-P-04-016: Update of Methane and Nitrous Oxide Emission
Factors for On-Highway Vehides,"U.S. Environmental Protection Agency
(USEPA), prepared by ICF Consulting. November 2004.
http://www.epa.gov/otaq/models/ngm
LSA CMG1301 76
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USEPA 2004b "EPA430-K-03-004, Direct HFC and PFC Emissions from Use of
Refrigeration and Air Conditioning Equipment." U.S. Environmental
Protection Agency (USEPA), Climate Leaders, October 2004.
http://www.epa.gov/climateleaders/documents/resources/refrige_acequi
puseguidance.pdf.
USFWS 2011 "HCP/NCCP Planning Areas, Southern California,"U.S. Fish and Wildlife
Service (USFWS), October 2011.
LSA CMG1301 77
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SECTION 6 SUMMARY OF MITIGATION MEASURES
I. AESTHETICS
AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that all
project windows are glazed or otherwise treated to minimize glare on
surrounding roads and properties, to the satisfaction of the Development
Services Director or designee.
II. AGRICULTURAL RESOURCES
None
III. AIR QUALITY
AIR-1 Prior to issuance of a grading permit, the general contractor for the project
shall prepare and file a Dust Control Plan with the City that complies with
SCQAMD Rule 403 and requires the following during excavation and
construction as appropriate:
• Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas
inactive for 10 days or more).
• Water active sites at least twice daily (locations where grading is to occur
will be thoroughly watered prior to earthmoving.)
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or
maintain at least 2 feet of freeboard (vertical space between the top of
the load and top of the trailer) in accordance with the requirements of
California Vehicle Code (CVC) Section 23114.
• Pave construction access roads at least 100 feet onto the site from the
main road.
• Control traffic speeds within the property to 15 mph or less.
AIR-2 Prior to the issuance of a grading permit, the project developer shall require
by contract specifications that contractors shall utilize California Air Resources
Board (CARB) Tier II Certified equipment or better during the rough/mass
grading phase for rubber-tired dozers and scrapers. Contract specifications
shall be included in the proposed project construction documents, which shall
be reviewed by the City.
AIR-3 Prior to the issuance of a grading or building permit for each phase, the
project developer shall require by contract specifications that contractors
shall place construction equipment staging areas at least 200 feet away from
sensitive receptors. Contract specifications shall be included in the project
construction documents, which shall be reviewed by the City.
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AIR-4 Prior to the issuance of a building permit for each phase, the project
developer shall require by contract specifications that contractors shall utilize
power poles or clean-fuel generators for electrical construction equipment.
Contract specifications shall be included in the proposed project construction
documents, which shall be reviewed by the City.
IV. BIOLOGICAL RESOURCES
BIO-1 Prior to issuance of a grading permit for each phase, the developer shall
provide an assessment of existing trees on the areas to be developed. This
tree assessment shall be prepared by a qualified landscape architect and
identify any existing large bushes or trees that can be relocated or preserved
as part of the new development project. The project landscaping plans shall
attempt to preserve existing mature trees onsite to the extent feasible, based
on the tree assessment. This measure shall be implemented to the
satisfaction of the City Planning Division.
BIO-2 During project construction in either phase, the existing redwood trees along
the east side of the property shall be protected by being taped or roped off
with appropriate signage so construction equipment will not accidentally
come in contact with and damage or destroy any trees. The trees shall be
sprayed with water at the end of each day when substantial amounts of dust
are generated (e.g., during grading or demolition) to minimize damage from
dust deposition. This measure shall be implemented to the satisfaction of the
City Planning Division.
BIO-3 Construction in either phase should not occur during the local nesting season
(estimated February 1 to July 15). If any construction occurs during the
nesting season, a nesting bird survey shall be conducted by a qualified
biologist prior to the issuance of a grading permit or removal of any large
trees on the existing hotel property. If the biologist determines that nesting
birds are present, an area of 100 feet shall be marked off around the nest
and no construction activity can occur in that area during nesting activities.
Grading and/or construction may resume in this area when a qualified
biologist has determined the nest is no longer occupied and all juveniles have
fledged. This measure shall be implemented to the satisfaction of the City
Planning Division.
V. CULTURAL RESOURCES
CUL-1 Prior to demolition of any existing hotel buildings on the site, the completed
DPR 523A and 523B forms and a cover memorandum shall be submitted to
the City for filing to officially document the historical assessment for the
Santa Anita Inn. This measure shall be implemented to the satisfaction of the
City Planning Division.
CUL-2 Prior to issuance of an occupancy permit for Phase 1, the applicant shall
install a monument plaque indicating the location of the former Santa Anita
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Inn and its importance in the history of the City of Arcadia. The size,
construction, and location of this plaque shall be up to the discretion of the
City Manager, in consultation with the Planning Division.
CUL-3 If cultural artifacts are discovered during project grading, work shall be
halted in that area until a qualified historian or archaeologist can be retained
by the developer to assess the significance of the find. The project cultural
monitor shall observe the remaining earthmoving activities at the project site
consistent with Public Resources Code Section 21083.2(b), (c), and (d). The
monitor shall be equipped to record and salvage cultural resources that may
be unearthed during grading activities. The monitor shall be empowered to
temporarily halt or divert grading equipment to allow recording and removal
of the unearthed resources.
If any resources of a prehistoric or Native American origin are discovered, the
appropriate Native American tribal representative will be contacted and
invited to observe the monitoring program for the duration of the grading
phase at tribal expense. Any Native American resources shall be evaluated in
accordance with the CEQA Guidelines and either reburied at the project site
or curated at an accredited facility approved by the City of Arcadia. Once
grading activities have ceased or the cultural monitor determines that
monitoring is no longer necessary, such activities shall be discontinued. This
measure shall be implemented to the satisfaction of the City Planning
Division.
CUL-4 If paleontological resources (fossils) are discovered during project grading,
work will be halted in that area until a qualified paleontologist can be
retained to assess the significance of the find. The project paleontologist
shall monitor remaining earthmoving activities at the project site and shall be
equipped to record and salvage fossil resources that may be unearthed
during grading activities. The paleontologist shall be empowered to
temporarily halt or divert grading equipment to allow recording and removal
of the unearthed resources. Any fossils found shall be evaluated in
accordance with the CEQA Guidelines and offered for curation at an
accredited facility approved by the City of Arcadia. Once grading activities
have ceased or the paleontologist determines that monitoring is no longer
necessary, monitoring activities shall be discontinued. This measure may be
combined with CUL-3 at the discretion of the City Planning Division.
CUL-5 In the event of an accidental discovery or recognition of any human remains,
California State Health and Safety Code § 7050.5 dictates that no further
disturbance shall occur until the County Coroner has made the necessary
findings as to origin and disposition pursuant to CEQA regulations and PRC §
5097.98. If human remains are found, the LA County Coroner's office shall
be contacted to determine if the remains are recent or of Native American
significance. Prior to issuance of a grading permit, the developer shall include
a note to this effect on the grading plans for the project.
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VI. GEOLOGY AND SOILS
None
VII. GREENHOUSE GAS EMISSIONS
GHG-1 To ensure reductions below the expected "Business As Usual" (BAU)
scenario, the project will implement a variety of measures that will reduce its
greenhouse gas (GHG) emissions. To the e extent feasible, and will the
satisfaction of the City of Arcadia (City), following
incorporated into the design and construction of the SPSP project prior to the
issuance of building permits:
Construction and Building Materials
Recycle/reuse at least 50 percent of the demolished and/or grubbed
construction materials (including, but not limited to, soil, vegetation,
concrete, lumber, metal, and cardboard).
Use 'Green Building Materials," such as those materials that are resource-
efficient and are recycled and manufactured in an environmentally friendly
way, for at least 10 percent of the project.
Energy Efficiency Measures
Design all project buildings to exceed the 2013 California Building Code's
(CBC) Title 24 energy standard by 10 percent, including, but not limited to,
any combination of the following:
Design buildings to accommodate future solar installations.
Limit air leakage through the structure or within the heating and cooling
distribution system to minimize energy consumption.
Incorporate ENERGY STAR or better rated windows, space heating and
cooling equipment, light fixtures, appliances, or other applicable electrical
equipment.
Install efficient lighting and lighting control systems. Use daylight as an
integral part of the lighting systems in buildings.
Install light-colored roofs and pavement materials where possible.
Install energy-efficient heating and cooling systems, appliances and
equipment, and control systems.
Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or
outdoor lighting that meets the 2013 California Building and Energy Code.
Water Conservation and Efficiency Measures
Devise a comprehensive water conservation strategy appropriate for the
project and its location consistent with the City's Water Efficiency Landscape
Ordinance (WELO). The strategy may include the following, plus other
innovative measures that may be appropriate:
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Create water-efficient landscapes within the development.
Install water-efficient irrigation systems and devices, such as soil moisture-
based irrigation controls.
Design buildings to be water-efficient. Install water-efficient fixtures and
appliances, including low-flow faucets, dual-flush toilets, and waterless
urinals.
Restrict watering methods (e.g., prohibit systems that apply water to
nonvegetated surfaces) and control runoff.
Solid Waste Measures
To facilitate and encourage recycling to reduce landfill-associated emissions,
among others, the project will provide trash enclosures that include
additional enclosed area(s) for collection of recyclable materials. The
recycling collection area(s) will be located within, near, or adjacent to each
trash and rubbish disposal area. The recycling collection area will be a
minimum of 50 percent of the area provided for the trash/rubbish
enclosure(s) or as approved by the waste management department of the
City of Arcadia.
Provide employee education on waste reduction and available recycling
services.
Transportation Measures
To facilitate and encourage non-motorized transportation, bicycle racks shall
be provided in convenient locations to facilitate bicycle access to the project
area. The bicycle racks shall be shown on project landscaping and
improvement plans submitted for Planning Department approval and shall be
installed in accordance with those plans.
Provide pedestrian walkways and connectivity throughout the project.
Fund or participate in some type of shuttle service for hotel guests to access
the City's downtown Gold Line Station.
VIII. HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Prior to demolition of any existing hotel buildings or associated structures, a
qualified contractor shall be retained to survey structures proposed for
demolition to determine if asbestos-containing materials (ACMs) and/or lead-
based paint (LBP) are present. If ACMs and/or LBP are present, prior to
commencement of general demolition, these materials shall be removed and
transported to an appropriate landfill by a licensed contractor. This measure
shall be implemented to the satisfaction of the City Building Division including
written documentation of the disposal of any ACMs or LBP in conformance
with all applicable regulations.
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IX. HYDROLOGY AND WATER QUALITY
HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of
Intent (NOI) with the Los Angeles Regional Water Quality Control Board to be
covered under the National Pollutant Discharge Elimination System (NPDES)
General Construction Permit for discharge of storm water associated with
construction activities. The project developer shall submit to the City the
Waste Discharge Identification Number issued by the State Water Quality
Control Board (SWQCB) as proof that the project's NOI is to be covered by
the General Construction Permit has been filed with the SWQCB. This
measure shall be implemented to the satisfaction of the City Engineer.
HYD-2 Prior to issuance of a grading permit, the developer shall submit to the Los
Angeles Regional Water Quality Control Board (RWQCB) and receive approval
for a project-specific Storm Water Pollution Prevention Plan (SWPPP). The
SWPPP shall include a surface water control plan and erosion control plan
citing specific measures to control on-site and off-site erosion during the
entire grading and construction period. In addition, the SWPPP shall
emphasize structural and nonstructural best management practices (BMPs) to
control sediment and non-visible discharges from the site. BMPs to be
implemented may include (but shall not be limited to) the following:
• Potential sediment discharges from the site may be controlled by the
following: sandbags, silt fences, straw wattles, fiber rolls, a temporary
debris basin (if deemed necessary), and other discharge control devices.
The construction and condition of the BMPs are to be periodically
inspected by the RWQCB during construction, and repairs would be made
as required.
• Area drains within the construction area must be provided with inlet
protection. Minimum standards are sand bag barriers, or two layers of
sandbags with filter fabric over the grate, properly designed standpipes,
or other measures as appropriate.
• Materials that have the potential to contribute non-visible pollutants to
storm water must not be placed in drainage ways and must be placed in
temporary storage containment areas.
• All loose soil, silt, clay, sand, debris, and other earthen material shall be
controlled to eliminate discharge from the site. Temporary soil
stabilization measures to be considered include: covering disturbed areas
with mulch, temporary seeding, soil stabilizing binders, fiber rolls or
blankets, temporary vegetation, and permanent seeding. Stockpiles shall
be surrounded by silt fences and covered with plastic tarps.
• Implement good housekeeping practices such as creating a waste
collection area, putting lids on waste and material containers, and
cleaning up spills immediately.
• The SWPPP shall include inspection forms for routine monitoring of the
site during the construction phase.
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• Additional required BMPs and erosion control measures shall be
documented in the SWPPP.
• The SWPPP would be kept on site for the duration of project construction
and shall be available to the local Regional Water Quality Control Board
for inspection at any time.
The developer and/or construction contractor shall be responsible for
performing and documenting the application of BMPs identified in the
project-specific SWPPP. Regular inspections shall be performed on sediment
control measures called for in the SWPPP. Monthly reports shall be
maintained and available for City inspection. An inspection log shall be
maintained for the project and shall be available at the site for review by the
City and the Regional Water Quality Control Board as appropriate.
HYD-3 Prior to issuance of a grading permit, a site-specific Standard Urban
Stormwater Management Plan (SUSMP) shall be submitted to the City
Planning Division for review and approval. The SUSMP shall specifically
identify the long-term site design, source control, and treatment control
BMPs that shall be used on site to control pollutant runoff and to reduce
impacts to water quality to the maximum extent practicable. At a minimum,
the SUSMP shall identify and the site developer shall implement the following
site design, source control, and treatment control BMPs as appropriate:
Site Design BMPs
• Minimize urban runoff by maximizing maximizing permeable areas and
minimizing impermeable areas (recommended minimum 25 percent of
site to be permeable).
• Incorporate landscaped buffer areas between sidewalks and streets.
• Maximize canopy interception and water conservation by planting native
or drought-tolerant trees and large shrubs wherever possible
• Where soil conditions are suitable, use perforated pipe or gravel filtration
pits for low flow infiltration.
• Construct onsite ponding areas or retention facilities to increase
opportunities for infiltration consistent with vector control objectives.
• Construct streets, sidewalks and parking lot aisles to the minimum widths
necessary, provided that public safety and a walkable environment for
pedestrians are not compromised.
• Direct runoff from impervious areas to treatment control BMPs such as
landscaping/bioretention areas.
Source Control BMPs
Source control BMPs are implemented to eliminate the presence of pollutants
through prevention. Such measures can be both non-structural and
structural:
Non-Structural Source Control BMPs
• Education for property owners, tenants, occupants, and employees.
• Activity restrictions.
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• Irrigation system and landscape maintenance to minimize water runoff.
• Common area litter control.
• Regular mechanical sweeping of private streets and parking lots.
• Regular drainage facility inspection and maintenance.
Structural Source Control BMPs
• MS4 stenciling and signage at storm down drains.
• Properly design trash storage areas and any outdoor material storage
areas.
Treatment Control BMPs
Treatment control BMPs supplement the pollution prevention and source
control measures by treating the water to remove pollutants before it is
released from the project site. The treatment control BMP strategy for the
project is to select Low Impact Development (LID) BMPs that promote
infiltration and evapotranspiration, including the construction of infiltration
basins, bioretention facilities, and extended detention basins. Where
infiltration BMPs are not appropriate, bioretention and/or biotreatment BMPs
(including extended detention basins, bioswales, and constructed wetlands)
that provide opportunity for evapotranspiration and incidental infiltration may
be utilized. Harvest and use BMPs (i.e., storage pods) may be used as a
treatment control BMP to store runoff for later non-potable uses.
X. LAND USE AND PLANNING
None
XI. MINERAL RESOURCES
None
XII. NOISE
N-1 Prior to issuance of grading and building permits for each phase of the
project, the developer shall prepare a Construction Noise Control Plan and
will submit the plan the City for review and approval. The plan shall include
but will not be limited to the following:
• During all project site excavation and grading, contractors shall equip all
construction equipment, fixed or mobile, with properly operating and
maintained mufflers consistent with manufacturers'standards.
• The project contractor shall place all stationary construction equipment so
that emitted noise is directed away from the closest sensitive receptor to
the project site (i.e., the Salvation Army facility at the southwest corner
of the site).
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• The construction contractor shall locate equipment staging in areas that
will create the greatest distance between construction-related noise
sources and the closest noise-sensitive receptor to the project site (i.e.,
the Salvation Army facility at the southwest corner of the site) during all
project construction.
• During all project site construction, the construction contractor shall limit
all construction-related activities that would result in high noise levels to
between the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturday.
No construction shall be permitted on Sundays or any of the holidays
listed in AMC Section 4261.
• Prior to the start of Phase 2 grading, the developer shall install a wooden
noise barrier along the common boundary of the project and the
Salvation Army rehab facility at the southwest corner of the project site.
This barrier shall be removed upon completion of Phase 2 construction.
N-2 Prior to the issuance of building permit for each phase, the developer shall
demonstrate that all buildings shall have air-conditioning to minimize noise
impacts on hotel rooms along West and East Huntington Drives.
N-3 Prior to the issuance of occupancy permits for the Phase 2 condominium
building, the developer shall install a filled-cell concrete block wall along the
common boundary with the Salvation Army rehab facility at the southwest
corner of the project site. In lieu of the temporary construction wall outlined
in Measure N-1, the developer may install this permanent wall "early" (i.e.,
prior to issuance of occupancy permits for Phase 1) which would eliminate
the need for that portion of Measure N-1.
XIII. POPULATION AND HOUSING
None
XIV. PUBLIC SERVICES
None
XV. RECREATION
None
XVI. TRANSPORTATION/TRAFFIC
TRA-1 Prior to issuance of an occupancy permit for either hotel in Phase 1, the
developer shall be responsible for installing an additional signal phase to
accommodate northbound movements exiting the shared hotel driveway and
southbound movements entering the hotel driveway. The developer will also
change the number one lane to a shared through and left turn lane to access
the driveway for the hotels and modify the signal to account for the added
LSA CMG1301 86
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phases and lanes. These changes shall be made to the satisfaction of and in
coordination with the City traffic engineer.
TRA-2 Prior to issuance of occupancy permits for either of the hotels or the hotel
condominiums, the developer shall install bike racks and provide showers and
locker rooms for employees who wish to ride bicycles to work. Bike racks
shall also be installed for project guests in appropriate locations. An
appropriate number of bike racks shall be located near each building to serve
the anticipated number of employees and guests. This measure shall be
implemented to the satisfaction of the City Engineer.
TRA-3 Prior to issuance of building permits for either Phase 1 or Phase 2, the
project plans shall be circulated to Foothill Transit (FT) and the Metropolitan
Transit Authority (MTA) to determine if there is a need for a bus stop on the
south side of Colorado Place in front of the project site (i.e., for either FT
Route 187 or MTA routes 78, 79, or 378). If either agency determines a need
for such a stop, the developer shall install a bus stop to agency specifications
prior to issuance of occupancy permits for the affected phase of
development. This measure shall be implemented for each phase to the
satisfaction of the City Engineer.
TRA-4 Prior to issuance of occupancy permits for either hotel in Phase 1, the
developer shall demonstrate that the main hotel entrance for Phase 1 has a
circular drive with signage to allow only one way circulation (counter-
clockwise) to provide adequate vehicle queuing lanes for exiting at the traffic
signal. This measure shall be implemented to the satisfaction of the City
Engineer.
XVII. UTILITIES AND SERVICE SYSTEMS
UTL-1 Prior to issuance of a building permit for either hotel, the developer shall
retain a qualified licensed civil engineer to conduct a sewer study to evaluate
before and after conditions of the project on the City's existing sewer system
(both lateral and main lines). This measure shall be implemented to the
satisfaction of the City Public Works Services Department.
UTL-2 Prior to issuance of an occupancy permit for either hotel, the developer's fair
share payment to the City will be determined to help fund upgrading of the
existing sewer in West Huntington Drive included in the City's 2014-15
Capital Improvement Project Plan budget, based on the results of the sewer
study outlined in Mitigation Measure UTL-1. This measure shall be
implemented to the satisfaction of the City Engineer and/or the City Public
Works Services Department as appropriate.
LSA CMG1301 87
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Appendix A:
Seabiscuit Pacifica Specific Plan (on CD)
LSA CMG1301 88
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Appendix B:
Air Quality/Greenhouse Gas Study (on CD)
LSA CMG1301 89
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Appendix C:
Historical Assessment (on CD)
LSA CMG1301 90
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Appendix D:
Geotechnical Constraints (on CD)
LSA CMG1301 91
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Appendix E:
Phase 1 Hazmat Study (on CD)
LSA CMG1301 92
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Appendix F:
Hydrology and Water Quality Studies (on CD)
LSA CMG1301 93
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Appendix G:
Traffic Impact Assessment (on CD)
LSA CMG1301 94
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Appendix H:
Noise Assessment (on CD)
LSA CMG1301 95
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Attachment No . 7
Specific Plan Document
(On CD)
Attachment No. 7