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HomeMy WebLinkAboutItem 1b - Ordinance No. 2319 Seabiscuit Pacifica Amendment (2)Au;;ua, S, 1903 STAFF REPORT o ���niry of Development Services Department DATE: October 21, 2014 TO: Honorable Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director SUBJECT: ORDINANCE NO. 2319 APPROVING 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 Recommendation: Introduce SUMMARY At the October 7, 2014, meeting, the City Council heard a request from Mr. Andy Chang of Seabiscuit Pacifica LLC to amend the recently approved Seabiscuit Pacifica Specific Plan. The request would eliminate a condition of approval that required a portion of the existing Santa Anita Inn to be demolished within three years of the issuance of a Certificate of Occupancy for Phase 1 of the project. During the discussion, the City Attorney raised concerns relative to the enforceability of the original condition of approval in question. As a result, the City Council voted to table the issue, and continued the item to the October 21, 2014, City Council Meeting. BACKGROUND The Seabiscuit Pacifica Specific Plan, 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 amendment to the project simply requests the elimination of a condition of approval, modification of a second condition of approval, and addition of one new condition of approval for the Seabiscuit Pacifica Specific Plan. The modifications are intended to Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 21, 2014 Page 2 of 6 allow the applicant more flexibility in developing Phase 2 of the project. 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 shown below; text to be removed is shown in strokethro ^h new proposed text is shown underlined and italicized. r ■ � 1 IN MI. ■ 1 • 1 • 1. The remodeling of the remaining portion of the Santa Anita Inn shall start prior to f^4ewir^ ^ ^rte +r. ^ +;r,r, 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 subiect to such amendment or termination as may be adopted by the City pursuant to its zoning authority. During discussion of this matter, the City Attorney raised concerns related to enforceability of the original Condition No. 1. As a result, the City Council tabled the matter and continued the item to the October 21, 2014, Council Meeting. DISCUSSION During City Council deliberations on the item at the October 7 public hearing, the City Attorney raised concerns that the condition requiring demolition of the remnant Santa Anita Inn would be problematic to enforce. It was reasoned that any condition requiring such demolition of a building in the absence of an associated Development Agreement for the project would be challenging if the property owner resisted such a condition. Since the October 7 hearing, the City Attorney has collaborated with Staff on a revision of this condition to provide more enforceability. The revised conditions are as follows, with new or changed text shown as underlined and italicized. Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 21, 2014 Page 3 of 6 1. When Developer proceeds with the construction of Phase 1, the buildings comprising the Santa Anita Inn and all uses not described in the Specific Plan for the subiect property shall be deemed to be non - conforminq buildings and non - conforminq uses. Buildings A and B of the Santa Anita Inn shall be demolished in order to construct the two new hotels in Phase 1. For the remaining buildings and uses of the remaining portion of the current Santa Anita Inn (buildings C through F), there shall be an amortization period for elimination of non - conforminq uses and demolition of non - conforminq buildings endinq three years followinq the issuance of a Certificate of Occupancy for the first of the two new hotels in Phase 1. On or before the end of such three year amortization period, all such non - conforminq uses shall cease and all such non - conforminq buildings shall be completely demolished. Notwithstandinq any provision herein to the contrary, all non - conforminq uses shall cease and non - conforminq buildings shall be completely demolished no later than five years followinq issuance of a demolition permit for Buildings A or B. 2. The remodeling of the portion of the Santa Anita Inn remaining shall start Genctri Gtien 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 providinq for the orderly regulation of condominium units within the Phase 2 hotel. 51. 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 subiect to such amendment or termination as may be adopted by the City pursuant to its zoninq authority. These revised conditions provide greater specificity by explicitly declaring that the remnant Santa Anita Inn will be considered a non - conforming use and non - conforming structure upon the initiation of construction of Phase 1 (demolition permit) whereas in the previous version, it was merely implied. Then, at the time of issuance of the first Certificate of Occupancy for one of the Marriott hotels, an amortization period would begin. Prior to the end of this period, the buildings must be demolished. The proposed condition places an amortization period on the remnant Santa Anita Inn of three years from the issuance of a Certificate of Occupancy and an overall time period for removal of all nonconforming structures and uses of five years following the issuance of demolition permit for Buildings A and B. The Developer is requesting more time for these amortization periods; a period of six years for the removal of the remnant of the Santa Anita Inn from the issuance of a Certificate of Occupancy, and a period of eight Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 21, 2014 Page 4 of 6 years from the issuance of a demolition permit for Buildings A and B. If the City Council wishes to extend the amortization period, this can be accomplished by simply changing the number of years; the remaining text of the revised conditions can remain as is. The conditions listed above have been incorporated into a revised Ordinance No. 2319. If the City Council wishes to take no action on this amendment, the original entitlement and conditions of approval will still be in full force and effect and no action on Ordinance No. 2319 would be needed. 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 conditions of approval for 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 a statement on an important intersection in 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. Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 21, 2014 Page 5 of 6 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. 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. 7). 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 September 25, 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 September 25, 2014, and referenced the Addendum to the approved Mitigation Negative Declaration. Staff did not receive any public comments on this project from residents. The project was continued from October 7, 2014, to a date certain of October 21, 2014, so no additional noticing was necessary. FISCAL IMPACT Part of the original approval of the Specific Plan included the expectation of a Development Agreement between the City and the applicant that was to include a loan provided to the applicant in the first five (5) years of the project. This loan was to be in the form of rebated TOT, and was to be repaid to the City, including interest, over a 10 year period. This loan request has been withdrawn by the applicant and the City will not be contributing financially to this project. As a result, this Specific Plan Amendment will provide a positive fiscal impact to the City sooner than in the original approval. Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 21, 2014 Page 6 of 6 RECOMMENDATION It is recommended that the City Council introduce Ordinance No. 2319 approving 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, and approve an Addendum to the approved Mitigated Negative Declaration for the Seabiscuit Pacifica Specific Plan, subject to the aforementioned changes to the conditions of approval. Approved: Dominic Lazzar t City Manager Attachment No. 1: Ordinance No. 2319 Attachment No. 2: October 7, 2014 Staff Report to City Council Attachment No. 3: August 12, 2014 Letter Requesting Specific Plan Amendment Attachment No. 4: Proposed Design for the remodeled remaining portion of the Santa Anita Inn and relevant excerpts of the approved Specific Plan, including site plans showing Phase 1, landscape and parking plans showing Phase 1, and elevations. Attachment No. 5: Staff Report to Planning Commission on Amendment, dated September 9, 2014 Attachment No. 6: Minutes from the Planning Commission meeting of September 9, 2014 and Planning Commission Resolution No. 1914 Attachment No. 7: Staff Report to City Council for original project, dated March 18, 2014 Attachment No. 8: 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. 9: Specific Plan ORDINANCE NO. 2319 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING 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, the City Council is authorized by Article 11, Section 200 of the City Charter to prepare, adopt, and amend Specific Plans for the purpose of systematically implementing the City's General Plan with respect to particular geographical areas and projects within the City; and WHEREAS, the Arcadia Municipal Code, Section 9296.7(2) provides that the adoption or amendment of any Specific Plan within the City shall be accomplished by ordinance; and WHEREAS, 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 a 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 total 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 ") and approved 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 NQ, SP 13- 02, and Zone Change No. 13 -02, and a Mitigated Negative Declaration with a Mitigation Monitoring and 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; and K WHEREAS, after a duly noticed public hearing on September 9, 2014, the Arcadia Planning Commission recommended approval of the amendment by a vote of 4 -0; and WHEREAS, a duly noticed public hearing was held with the Arcadia City Council on October 7, 2104 at such time as the City Council continued the matter to their meeting on October 21, 2014; and WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. That the factual data submitted by the Community Development Division in the attached report and Addendum to the Mitigated Negative Declaration is true and correct. SECTION 2. This Council 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 3 positively to the existing downtown setting. The Amendment does not change these facts, it merely modifies the conditions of approval for 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 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. Based on the Addendum to the Mitigated Negative Declaration, the City Council finds that the requirements of the California Environmental Quality Act have been met for the project and that the existing Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program are adequate. M SECTION 4. That for the foregoing reasons, the City Council approves the amendment to Specific Plan No. SP 13 -02 subject to the Conditions of Approval listed in Exhibit "A °. SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases may be declared unconstitutional or otherwise invalid. SECTION 6. The City Clerk shall certify to the adoption of this Ordinance and shall cause a copy of same to be published at least once in the official newspaper of said City within fifteen (15) days after its adoption. This Ordinance shall take effect on the thirty -first (31S) day after its adoption. [SIGNATURE ON THE NEXT PAGE] 5 Passed, approved and adopted this day of 2014. ATTEST: City Clerk APPROVED AS TO FORM: Stephen P. Deitsch City Attorney A Mayor of the City of Arcadia EXHIBIT "A" REVISED CONDITIONS OF APPROVAL 1. When Developer proceeds with the construction of Phase 1, the buildings comprising the Santa Anita Inn and all uses not described in the Specific Plan for the subject property shall be deemed to be non - conforming buildings and non- conforming uses. Buildings A and B of the Santa Anita Inn shall be demolished in order to construct the two new hotels in Phase 1. For the remaining buildings and uses of the remaining portion of the current Santa Anita Inn (buildings C through F), there shall be an amortization period for elimination of non - conforming uses and demolition of non - conforming buildings ending three years following the issuance of a Certificate of Occupancy for the first of the two new hotels in Phase 1. On or before the end of such three year amortization period, all such non- conforming uses shall cease and all such non - conforming buildings shall be completely demolished. Notwithstanding any provision herein to the contrary, all non - conforming uses shall cease and non - conforming buildings shall be completely demolished no later than five years following issuance of a demolition permit for Buildings A or B. 2. The remodeling of the portion of the Santa Anita Inn remaining shall start construction 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. 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. INI 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 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 "!_eft 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 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. 7 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 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. 10 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. 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. 11 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. 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 12 • 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. • 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. 13 • 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. Provide pedestrian walkways and connectivity throughout the project Fund or participate in some type of shuffle 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 14 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. • 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. 15 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. • 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. 16 • 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; • 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. 17 • 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 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. Wt 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, 51. 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. 19 IO—P., [aA Z.—, 51903 pzl"'Itv of DATE: TO: FROM STAFF REPORT Development Services Department October 7, 2014 Honorable Mayor and City Council Jason Kruckeberg, Assistant City Manager /Development Services Director SUBJECT: ORDINANCE NO. 2319 AMENDING 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: Introduce 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 new condition of approval for the Seabiscuit Pacifica Specific Plan. The modifications are intended to allow the applicant more flexibility in developing Phase 2 of the project; in exchange, the applicant is no longer seeking financial assistance from the City on the project. No other portions of the General Plan Amendment, Specific Plan, or Zone Change, are impacted by this proposal. It is recommended that the City Council approve the amendment by introducing Ordinance No. 2319. Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 7, 2014 Page 2 of 7 BACKGROUND The project site is a 5.73 acre parcel located at 130 West Huntington Drive, just east of Santa Anita Park and north of the City Hall complex. The site is currently developed with the Santa Anita Inn, a 110 room hotel originally developed in 1955 and remodeled in 1985. The owner, Andy Chang, submitted an entitlement package, including a Specific Plan, to redevelop the site into two new Marriott hotels and a hotel condominium tower. On March 18, 2014, the City Council approved the following entitlements for the project: • 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 • A Mitigated Negative Declaration in compliance with the California Environmental Quality Act (CEQA) The applicant has proposed to develop the project in two phases due primarily to the availability of financing. There are specific requirements and deadlines in the Specific Plan, which include timing requirements for when the remnant of the Santa Anita Inn is to 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. A 47 -room portion of the Santa Anita Inn 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. 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. Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 7, 2014 Page 3 of 7 DISCUSSION 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 one new 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 shown below; text to be removed is shown in strikethrG uirh new proposed text is shown underlined and italicized. . r 1. The remodelinq of the remaining portion of the Santa Anita Inn shall start prior to fnllnwinir Gon_ truGtinn 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. Notwithstandinq any provisions or interpretations to the contrary, the Specific Plan shall remain subiect to such amendment or termination as may be adopted by the City pursuant to its zoninq authority. It is recommended that these modifications to the conditions of approval be approved. The full list of the conditions of approval can be found in the attached Ordinance No. 2319. 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. Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 7, 2014 Page 4 of 7 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 or the 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 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, the revised Condition 1 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 to ensure that the remnant hotel appears complete. The Planning Commission held a noticed, public hearing on the Specific Plan Amendment request on September 9, 2014. The Planning Commission recommended approval of the Amendment and Addendum to the Mitigated Negative Declaration to the City Council on a 4 -0 vote. 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: Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 7, 2014 Page 5 of 7 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 a statement on an important intersection in 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. 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. 7). 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: Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 7, 2014 Page 6 of 7 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 September 25, 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 September 25, 2014, and referenced the Addendum to the approved Mitigation Negative Declaration. Staff did not receive any public comments on this project from residents. FISCAL IMPACT Part of the original approval of the Specific Plan included the expectation of a Development Agreement between the City and the applicant that was to include a loan provided to the applicant in the first five (5) years of the project. This loan was to be in the form of rebated TOT, and was to be repaid to the City, including interest, over a ten year period. This loan request has been withdrawn and the City will not be contributing financially to this project. As a result, this Specific Plan Amendment will provide a positive fiscal impact to the City sooner than in the original approval. RECOMMENDATION It is recommended that the City Council introduce Ordinance No. 2319 approving 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, and approve an Addendum to the approved Mitigated Negative Declaration for the Seabiscuit Pacifica Specific Plan, subject to the aforementioned changes to the conditions of approval. Approved Dominic Lazzar City Manager [Attachments Listed on Next Page] Ordinance No. 2319 amending SP 13 -02 -130 W. Huntington Drive October 7, 2014 Page 7 of 7 Attachment No. 1: Ordinance No. 2319 Attachment No. 2: August 12, 2014 Letter Requesting Specific Plan Amendment Attachment No. 3: Proposed Design for the remodeled remaining portion of the Santa Anita Inn and 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: Staff Report to Planning Commission on Amendment, dated September 9, 2014 Attachment No. 5: Minutes from the Planning Commission meeting of September 9, 2014 and Planning Commission Resolution No. 1914 Attachment No. 6: Staff Report to City Council for original project, dated March 18, 2014 Attachment No. 7: 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. 8: Specific Plan RECEIVED AUG 13 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 Il 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 arc 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: 10321031740 -0001 7365697.1 a08113114 Mr. Jason Kruckeberg August 13, 2014 Page 2 Condition 1, on page 12, needs to be amended as follows: In addition, Condition 2, on page 12, should be modified as follows: 2. The portion of Santa Anita Inn remaining will start remodeling immediate before the construction of Phase I 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 H in the future shall be permitted_ only upon Ci) the execution of a mutually binding development agreement between the developer and the City that allows the City to Drovide for the orderly regulation of condominium units within the Phase 11 hotel, or L the citE has adopted an Ordinance providing or the orderly_ regulation of Condominium units within the Phase H 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 Cha , C 10321031740 - 0001 7365697,148113/14 SANTA ANITA INN ARCADIA CALIFORNIA EXISTING PYLON SIGN TO BE RELOCATED oN aVJD w,� N r 1 SANTA ANITA t SITE PLAN N GENEFONG A 5 5 O C f A T E S JOB # 1340 quo WISTWOW KM UX eau CA 80M ms. aria.. SANTA ANITA INN ARCADIA CALIFORNIA GROUND FLOOR (E) GENE FONG A i i o C I A T F 5 Da /zs /zoo 4 ,„,,,.,.....,u......, a, JOB # 1340 , �WS CA =-•r no-a•nn I nnn NEW OPENINGS IN STRUCTURAL WALL ROOM ROOM NAME NAME 175 r 174 ri 173 NAME F 173 ROOM NAME F 172 LOAD BEARING WALL ROOM NAME 171 LOAD BEARING WALL ROOM ROOM NAME NAME 170 Fl-69-1 n CAD 3EARING ALL I III' 1 L L Io ' 0 0 _ -01 Jl it II cc II WALKWAY LEGEND: EXISTING CONSTRUCTION TO REMAIN EXISTING CONSTRUCTION TO BE DEMOLISHED EXISTING STRUCTURAL WALLS TO REMAIN SANTA ANITA INN ARCADIA CALIFORNIA WEST HUNTINGTON BLVD 4 GENE FONG ASSOCIATES GROUND FLOOR (DEMO) 06/26/2014 „o "wsEwooc~wLw JOB 1340 Ens ANasm� CA "m ab•�or•�wo aw.o.rm V Y C � APPROX. LOCATION 0 EXISTING JRtE {GONTRACT,IRTO VERIFY I�FIELD) LOAD rTiy BEARING - -- WALL , EXIT TO PATIO �I CABINET ABOVE & UP 2 BELOW COUNTER uj ° � OFFIOE a z _SHELVES_ LOBBY .i INT WALKWAY _.... iii irk =G' ROOM 175.174.173 SANTA ANITA INN ARCADIA CALIFORNIA ! k NEVVC MPOSITE 710 DECK LOAD BEARING WALL ROOM ROOM NAME NAME 172 171 C LINE OF BALCONY ABOVE •---- - - - - -- ----------------- - - - - -- LOAD HEARING WALL WEST HUNTINGTON BLVD I GROUND FLOOR (PROPOSED) ROOM NAME 170 ROOM NAME 169 ' min : , IN GENEFONG A 5 5 4 C I A T E 5 08/28/2014 ..,,. <. JOB # 1340 ,t, Lee N, GEM CA SANTA ANITA INN ARCADIA CALIFORNIA WEST ELEVATION SCALE: NT5 08/28/2014 JOB # 1340 GENEFONG ■��� ASSOC I A T E S uos AlIEi4M CA � sIe•s>� alo-e,.,. 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PRELIMINARY GRADING PLAN � (PHASE 1) ARCADIA, CA 91 SHEET I OP 1 W hU I y 1 GENE FONG 1 1 � iii O C�A i^ E 5 �.r�rwr°irse�s SEABISCUIT PACIFICA 1 m �..cnan�ar ternru loin w \ RESIDENCE INN FAIRFIELD INN 6 SUITES AND HOFEL �NSruL+�w Tw,r CONDOMINIUM �y \ Li4Fr aNAS[ tl n O IN NU"m9TON DR. \/O ARCAC'IA, CA 21007 VITA IMAL oRN SEAR SCUIT R CIFICA, LLC. + . 1 f \ iota N..Y.c�NEIn t} 14� / CONIINEMAL ASSETS /�,. fill I______________ n G o- AL 1 PLAN PHASE I .• _- .............. 02 /'j'� 2r r r(w rM{HC Y �gny}C - . k U. - y ...- '.'FI'lT, .Y Y�Ir/ 1330 IL A; lu 9— Lj— sNCEI uuIIpI N 1 E HUNTINGTON DR EXISTING HOTEL m 101 on GEOFONG _ N o S im IN K A A 5 O C I A i 1 .�1/11UI1.hwM1.M�la1 X I M SEABISCUIT PACIFICA EAST ELEVATION RESIDENCE INN FAIRFIELD INN & SUITES NEW HOTEL AND HOTEL CONDOMINIUM E 'A.' ^��K'!' �• � � ,1� - .y�� eRpiECi LpCl,lbn I.�RC.HUK • EXISfTNG HOTEL c a aiwpR n Y OYNAFrT COACHWORK INfCRNATIONAL / w - srANis w pmncA uc. w6i FL wu�(uJr': `_ - CmeneMe AfceN VIEW FROM SOUTH AL coNT rvE SMM s>,rcr Nnc. 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PALMlLLn -TR.sc PITT05POR., TOGIRA TIIIPER7 VARIFAATm PWwPP' / YMICBATta DIYNP RTIO°1ORM 0 r � WILSON I A330GIATES 1 /III tw—I/ Frei °.'err. $GALa I• . i0• vi.1�Im .. GENEFONG AssOCIATEi SEABISCUIT PACIFICA mm RESIDENCE IN[ FAIRFIELD INN I SUITES AND HOTEL RESIDENTIAL TOWER �IM[RMAl19NAl / S[�[ISCYR PACHfu, [Lc .I�nyi► rrr� 0.rio.IAwfi Msn ^4e m.lnl 5GHEMATIC F'�aAS� I 1439 L-1 .0 I or y � L I MI. Fl- { IiM � I , I�i�.. � �•.4 ' .�� �; rl Fi, Fil c7i r�r ❑ ❑ ❑ _� ,� �^ •s III ❑❑L'. - till .G ySfOk.Yfq`Y_1. V� w 'r, Av;uu 5, 1�9n3 � �ar4niry ac STAFF REPORT 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 stFi :. Lr,.,r gh, 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. _ .. _ ---- - 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 fellewing 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 desi n enhancements to the building, lobby, or parking area may be required. The commence_ ment of Phase 2 shall be permitted only u on i the execution of a mutual! y binding development agreement between the developer and the City that allows the City to provide for the orderly regulation of condomnuim units within the Phase 2 hotel, or (ii) the City's prior adoption of an Ordinance providing for the order! y 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 Notwithstanding-an or inter retations to the contrary, the Specific Plan shall remain subject to such amendment or termination as may be adopted by the Citypursuant 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 NOTICEICOMMENTS 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: 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 onnl upon Oi 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 M IMP ■_ .. .. _. .. a. 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 onnl upon Oi 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 L 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 full incorporated therein by this reference. Notwithstanding an V provisions or interpretations to the contrary, the Specific Plan shall remain subiect 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 ikruckeberg@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 i ARCADIA PLANNING COMMISSION REGULAR MEETING MINUTES Tuesday, September 9, 2014 CALL TO ORDER — Chairman Falzone called the meeting to order at 7:00 p.m. in the Arcadia City Council Chambers, PLEDGE OF ALLEGIANCE ROLL CALL MOTION PRESENT; Commissioners Baerg, Chan, Lin and Falzone ABSENT: Commissioner Chiao It was moved by Commissioner Baerg, seconded by Commissioner Lin, to excuse Commissioner Chiao from the meeting. With no objection, the motion was approved. SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS None. PUBLIC COMMENTS None. PUBLIC HEARINGS Homeowners' Association Appeal No. HOA 14 -01 and Oak Tree Encroachment Permit Application No. THE 14 -43 with an Exemption from the California Environmental Quality Act (CEQA) for the design and site layout for a new 11,250 square -foot, two -story, single- family residence and an Oak Tree Encroachment Permit to allow new landscaping, hardscape and garden wails to encroach upon 13 oak trees at 1100 Fallen Leaf Road. This item was continued from the July 22, 2014, meeting. Appellants: Archie and Lois Miller Applicant: Mur -Sol Development, LLC Recommendation: Close the public hearing, acknowledge withdrawal of the appeal. Mr. Kasama briefly introduced the item. Associate Planner, Jordan Chamberlin, presented the staff report. ;*30n, Chairman Falzone re- opened the public hearing and asked if anyone would like to speak in favor of this item. Mr. Robert Tong, project designer, representing the owner, responded. Chairman Falzone asked if anyone would like to speak in opposition to this item. There were none. MOTION It was moved by Commissioner Chan, seconded by Commissioner Lin, to close the public hearing. Without objection, the motion was approved. MOTION It was moved by Commissioner Baerg, seconded by Commissioner Lin to acknowledge the withdrawal of the appeal and approve the revised design and the oak tree encroachment applications subject to the conditions in the staff report. ROLL CALL_ AYES: Commissioners Baerg, Chan, Lin and Falzone NOES: None ABSENT: Commissioner Chiao 2, Resolution No. 1910 -- Tentative Parcel Map No, TPM 14 -08 (72285), Multiple - Family Architectural Design Review No. MFADR 14 -02, Oak Tree Encroachment Permit No. THE 14 -02, and Oak Tree Removal Permit No. TRH 14 -02 with an Exemption from the California Environmental Quality Act (CEQA) to allow a three -unit residential condominium development at 138 California Street. This item was continued from the August 26, 2014, meeting. Applicant: Mr. Jimmy Lee, T. J. Build Recommendation: Adopt Resolution No. 1910 Mr. Kasama briefly introduced the item. Associate Planner, Jordan Chamberlin, presented the staff report. Chairman Falzone opened the public hearing and asked if anyone would like to speak in favor of this item. Mr. Jimmy Lee, the applicant and representative of the property owner, responded. Chairman Falzone asked if anyone would like to speak in opposition to this item. There were none. MOTION It was moved by Commissioner Chan, seconded by Commissioner Lin, to close the public hearing. Without objection, the motion was approved. 9 -9 -14 MOTION It was moved by Commissioner Baerg, seconded by Commissioner Lin, to find that this project is exempt from CEQA and that the proposal satisfies all requisite findings, and to conditionally approve the applications, and to adopt Resolution No. 1910. ROLL CALL AYES: Commissioners Baerg, Chan, Lin and Falzone NOES: None ABSENT: Commissioner Chiao 3. Resolution No. 1914 - Amendment to the Seabiscuit Pacifica Specific Plan (SP 13 -02) to modify conditions of approval for two new hotels and a hotel condominium at 130 W. Huntington Dr. Applicant: Mr. Andy Chang Recommendation: Adopt Resolution No. 1914 and forward a recommendation to the City Council. Mr. Kasama briefly introduced the item Assistant City Manager /Development Services Director, Jason Kruckeberg, presented the staff report. Chairman Falzone opened the public hearing and asked if anyone would like to speak in favor of this item. Mr, Andy Chan, property owner and developer, responded. Chairman Falzone asked if anyone would like to speak in opposition to this item. There were none. MOTION It was moved by Commissioner Chan, seconded by Commissioner Baerg, to close the public hearing. Without objection, the motion was approved. MOTION It was moved by Commissioner Baerg, seconded by Commissioner Lin, to find that this project is exempt from CEQA and that the proposal satisfies all requisite findings, and to conditionally approve the application, and to adopt Resolution No, 1914. ROLL CALL AYES: Commissioners Baerg, Chan, Lin and Falzone NOES: None ABSENT: Commissioner Chiao 9 -9 -14 CONSENT CALENDAR 4. Resolution No. 1911 — Denying Conditional Use Permit No. CUP 13 -02, Architectural Design Review No. ADR 13 -03, and Tentative Parcel Map No. TPM 13 -02 for a mixed use development at 57 Wheeler Avenue. Recommendation: Adopt Minutes of the August 26, 2014, Regular Meeting of the Planning Commission Recommended action: Approve MOTION It was moved by Commissioner Baerg, seconded by Commissioner Lin, to adopt Resolution No. 1911 and to approve the minutes as presented. ROLL CALL AYES: Commissioners Baerg, Chan, Lin and Falzone NOES: None ABSENT: Commissioner Chiao MATTERS FROM COUNCIL LIAISON Councilman Tay was not present. FROM PLANNING COMMISSIONERS Nothing to report. MATTERS FROM MODIFICATION COMMITTEE Commissioner Lin reported that the Modification Committee meeting was cancelled. MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS Mr. Kasama said that currently there are no items scheduled for the September 23 Planning Commission meeting or for the Modification Committee meeting. He said that the City Council will review the appeal on the sign application for the Church of the Good Shepherd at the September 16 meeting and noted that the Taste of Arcadia will be held on September 22. ADJOURNMENT Chairman Falzone adjourned this meeting at 7:36 p.m. to September 23, 2014, at 7:00 p.m. in the City Council Chambers located at 240 W. Huntington Drive, Arcadia, ATTEST: Secretary, Planning Commission Chairman, Planning Commission 9 -9 -14 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- 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 9t" day of September, 2014. ATTEST: Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney 3 Chairman, Planning Commission EXHIBIT A REVISED CONDITIONS OF APPROVAL 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 desi n enhancements to the buildinq lobby, or narking area maZ 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 order! y 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 S ecific Plan and are full incorporated therein by this reference. Notwithstanding any provisions or Interpretations to the contrag, the Specific Plan shall remain sub "ect to such amendment or termination as may be adopted by the City ursuant to its zoning auto 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 12 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 I -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 `1 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. 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 (CARE) 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 0 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). E • 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 ail 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 Aa P�.� f 1903 DATE: March 18, 2014 STAFF REPORT Development Services Department 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 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 2417 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 Project Summary Phase 1 Building No. of Rooms /Units No, of Floors Gross Square Feet Marriott Residence Inn 121 6 93,985 sq. ft. Fairfield Inn & Suites 89 4 48,425 sq. ft. Existing Santa Anita Inn Phase 1 Only) 63 2 22,050 sq. ft. 'total Phase 1 273 164,460 sq. ft. Phase 2 Hotel Condominium 50 8 115,269 sq. ft. Total Rooms and Units 260 257,679 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 2417 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 Page 5 of 26 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 Genera! Plan Land Use r rYS1 mr�i.(O.f �S v "' Jv.i+��+rn Syr Le (40 11Fi B. Seabiscuit Pacifica Specific Plan Proposed General Plan Land Use �0, Ilk �YS Y ® 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 ZC 14 -01 130 W. Huntington Drive March 18, 2014 Page 6 of 26 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: 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 190 -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 Page 7 of 26 Phase 9 - 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 facade 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 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: 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 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: 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, 5P 13 -02, and ZC 14 -01 130 W. Huntington Drive March 18, 2014 Page 11 of 26 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 Exist Qu..W •.p�. u...y.5n; 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: 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. 1 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 ZG 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 Page 14 of 26 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 submifted 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, 20114 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 Califomia 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 give 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 (WELD)_ The strategy may include the following, plus other innovative measures that may be appropriate: • Create water - eff icient 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 trashlrubbish 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 (NO]) 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 1401 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, 5P 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, TransportationfTraffic, 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 (ISIMND) 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 ISIMND, 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 ISIMND 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 ISIMND 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 ISIMND. The comments and their responses do not change the conclusion of the ISIMND (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 1401 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: 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 uC -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: �Doln�icLaz�za� 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. & 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: Modem Contemporary Design for the proposed hotel ADDENDUM TO THE APPROVED MITIGATED NEGATIVE DECLARATION FOR AN AMENDMENT TO THE SEABISCUIT PACIFICA SPECIFIC PLAN (SP 13 -02) 130 WEST HUNTINGTON DRIVE AUGUST 29, 2014 PREPARED BY: CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 ADDENDUM INITIAL ENVIRONMENTAL STUDY AND MITIGATED NEGATIVE DECLARATION SEABISCUIT PACIFICA SPECIFIC PLAN (SP 13 -02) 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) remaining on site. Phase 2 is to be the demolition of the remnant Santa Anita Inn and the development of the hotel - condominium tower. In 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, the 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 ugh, new proposed text is shown underlined and italicized: 1. The F8fflaiRiAg peFtien of Santa Anita inn (buildingG G F=) shall be derneli bA(G new hotels. in the event a Development Agreement is apffGved by the Got 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 additiona_l_design Addendum Mitigated Negative Declaration Seabiscuit Pacifica Specific Plan Page 2 enhancements to the buildin 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 Cit that allows the City-to provide for the orderly regulation of condomiuim units within the Phase 2 hotel or fli) 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 S ecific Plan and are full incorporated therein by this reference. Notwithstanding -any 2rovisions or inter retations to the contrary, the Specific-Plan shall remain sub'ect 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 CEQA Guidelines encourages environmental documents to incorporate by reference other documents that provide relevant data and analysis. The following documents are hereby incorporated by reference within this Addendum, and all of these documents are considered part of the project. • 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(x)(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 ISIMND, or any substantial increase in the severity of impacts identified by the ISIMND. In addition, no new information of substantial importance has become available since the ISIMND was prepared regarding new significant impacts, or the feasibility of mitigation measures. Signed /� —. - - -- Date ason ruckebefg, Development Services Director i 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 CONTENTS SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY ARCADIA SEABISCUIT PACIFICA PROJECT INITIAL STUDY SECTION1 BACKGROUND ....................................................... ..............................1 1.1 SUMMARY ...................................................................... ..............................1 1.2 INTRODUCTION ............................................................. ..............................1 SECTION 2 PROJECT DESCRIPTION ........................................ ............................... 2 2.1 PROJECT BACKGROUND ................................................ ............................... 2 2.2 PROJECT CHARACTERISTICS ......................................... ............................... 2 2.3 REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS .........................13 SECTION 3 ENVIRONMENTAL DETERMINATION .................... ............................... 15 3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ... ............................... 15 3.2 DETERMINATION .......................................................... .............................15 SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION .. ............................... 16 I. AESTHETICS ............................................................... ............................... 16 II. AGRICULTURE RESOURCES ............................................ .............................19 III. AIR QUALITY .............................................................. ............................... 20 IV. BIOLOGICAL RESOURCES ............................................ ............................... 26 V. CULTURAL RESOURCES ............................................... ............................... 29 VI. GEOLOGY AND SOILS .................................................. ............................... 32 VII. GREENHOUSE GAS EMISSIONS .................................... ............................... 35 VIII. HAZARDS AND HAZARDOUS MATERIALS ...................... ............................... 39 IX. HYDROLOGY AND WATER QUALITY ............................. ............................... 42 X. LAND USE AND PLANNING ........................................... ............................... 49 XI. MINERAL RESOURCES ................................................. ............................... 54 XII. NOISE ........................................................................... .............................54 XIII. POPULATION AND HOUSING ........................................ ............................... 59 XIV. PUBLIC SERVICES ....................................................... ............................... 61 XV. RECREATION ................................................................. .............................61 XVI. TRANSPORTATION/TRAFFIC ........................................ ............................... 62 XVII. UTILITIES AND SERVICE SYSTEMS ............................... ............................... 67 XVIII. MANDATORY FINDINGS OF SIGNIFICANCE ................... ............................... 71 SECTION 4 LIST OF PREPARERS ........................................... ............................... 73 4.1 LSA ASSOCIATES, INC ................................................. ............................... 73 4.2 CITY OF ARCADIA ....................................................... ............................... 73 SECTION5 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 Figure3: Site Photographs .......................................................... ............................... 6 Figure 4: Proposed Site Plan ......................................................... ..............................8 Figure5: Landscaping Plan ........................................................... ..............................9 Figure6: Project Renderings ....................................................... .............................10 LSA CMG1301 Iii SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY SECTION 1 BACKGROUND 1.1 SUMMARY Project Title: Lead Agency Name and Address: Contact Person and Phone Number: Project Location: Arcadia Seabiscuit Pacifica Project City of Arcadia 240 West Huntington Drive Arcadia, CA 91006 Lisa Flores, Planning Services Manager (626) 574 -5445 240 West Huntington Drive Project Sponsor's Name and Address: Continental Asset Management, 488 Fast Santa Clara Street Arcadia, California 91006 General Plan Designation: Zoning Designation: 1.2 INTRODUCTION Commercial - Downtown Overlay (FAR 1.0) General Commercial (C -2) with Height Overlay H -8 (95 feet or 8 stories) and Downtown Overlay The City of Arcadia incorporated in 1904 and has had contributed to the rich history of Southern California for over 100 years. The City is home to the famous Santa Anita Park horse racing track. In 1955, the Santa Anita Inn, a 2 -story hotel with 110 rooms, was constructed on 5.73 acres just east of Santa Anita Park to provide lodging for park workers, jockeys, guests, and management. Continental Assets Management, acting as Seabiscuit Pacifica, LLC, has proposed a new hotel and condominium project on the existing hotel site. The Seabiscuit Pacifica Specific Plan Project proposes to construct two hotels, a Marriott Residence Inn and Fairfield Inn and Suites, with a total of 210 rooms or units, and a hotel condominium tower with 50 units. The project is intended to continue to provide lodging for guests and workers of Santa Anita Park as well as other visitors to the City. The project will be completed in two phases - Phase 1 will consist of the two hotels with hotel surface parking, plus a portion of the existing Santa Anita Inn will remain in service until Phase 2 has begun. Phase 2 will consist of the hotel condominium tower, garage parking, and condo surface parking. The Residence Inn will have six floors with a maximum height of 80 feet. The Fairfield Inn and Suites will have four floors with a , 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 PR03ECT 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 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 contains the Seabiscuit Pacifica Specific Plan. Grading for the project will require approximately 7,000 cubic yards of fill but will be largely balanced onsite, although there may be some need for offsite soil transport. Table A: Seabiscuit Pacifica Specific Plan Land Uses Phase T f betels) Residence Inn new Rooms 93,895 22,745 9 Fairfield Inn and Suites new or Floor Area Building Area' Percent Hotel - Related Land Uses Spaces (square feet (square feet of Site Phase T f betels) Residence Inn new 121 93,895 22,745 9 Fairfield Inn and Suites new 89 48,425_ 12,395 5 Santa Anita Inn (existing - tem ra 63 22,050 11,025 4 Subtotal 273 142,320 3S,140 18 Parkina Surface Parking Phase I 208 — — 14 Underground Parking Phase II 52 (22,122) — — Surface Parking Phase II 77 - — — Subtotal 337 — — — New Develo ment Total Dual Hotel Rooms 210 142,320 35,140 14 Notes Condominium Units 50 115,269 13,524 5 Total Rooms Units 260 257,589 1 48,664 19 Total Parking Spaces 337 — — New FAR2 -- 1.03.1 — — Source: Gene Fong Associates (July 2013) Building footprint Z Floor Area Ratio = Building Area (in square feet) : Site Area (249,599 square feet or 5.73 acres) per County Assessor's office records 1SA CMG1301 3 =fir Yon L S A FIGURE I Seabiscuit Pacifica Projecd o 3,000 2,000 Spec {fic Plan FEET SOURCE:: USGS 7.5' Quads: El Monte (81). CA; Mt. Wilson (88), CA: Thomas Bros., 2009 Regional and Project Location I: %CMG 1301 \ReportslSpccPl atrftg I _teg_ioc.tnxd (8/13/2013) Project Location Cl l _ f. Ji p AV SC., SANTA 'Al11iA0 •_ 0�, v Gagrng &' V 5tatinn (� F, a anta Anita Golf course kre Hospita' I yy r Piz =fir Yon L S A FIGURE I Seabiscuit Pacifica Projecd o 3,000 2,000 Spec {fic Plan FEET SOURCE:: USGS 7.5' Quads: El Monte (81). CA; Mt. Wilson (88), CA: Thomas Bros., 2009 Regional and Project Location I: %CMG 1301 \ReportslSpccPl atrftg I _teg_ioc.tnxd (8/13/2013) ?� ) �: � .� :§m�� � ��� � � �<.a � « xd .��: ��f����� \ ~���:�� \�� � � � � � � � � � � \ �����:.�y�� ����1�����y «�d«>»��, .. \:�.. \�������\ PHOTOGRAPH i : View facingsouth, from the north side of the site, of the Santa Anita Inn entryway. PHOTOGRAPH 2: View facing South, from the center of the site, of the interior landscaping andgazebo. PHOTOGRAPH 3: View facin�soufhtvest, from Huntington Drive, of the Colorado lace and Huntington Drive intersection with the Santa Anita Park racetrack in the background. L S A 1:1 CM01 3411 RcportslSpecP lanlfig3_SitePhotos.cdr (48114!13) PHOTOGRAPH 4:View facingsoufhwest of the Santa Anita Park racetrack, from port west of the site on West Huntington Drive. riuUKE 5 Seabiscuit Pacifica Project Specific Plan Site Photographs PHOTOGRAPH 5 : View acinngg southeast, from the northeast corner of the site, of a redwood windrow. PHOTOGRAPHi 6: View facing north, from south of the site, of city athletic fields adjacent to the project site. PHOTOGRAPH 7: View facing southwest , from the southern side of the site, of the Salvation Army facility, site landscaping and the athletic field fence. PHOTOGRAPH 8: View facing southwest, from the southern portion of the site, of the Salvation Army facility. L S A I: 1CMG1 3015RcportslSpccPlanlfig3 _SitcPhotos.cdr (08114113) FIGURE 3 Sea biscuit Pacifica Project Specific Plan Site Photographs r' l 1 � 00! daIr 1 ---- 3 Y.F f —y! - 1 i i -.. - __. _ _- - F:`s -1 x-'Y. F•1 :•F'��'S'F`S7.'YT°xTS'Y s;}�S'F��;i S i S 1'S'i-S i 3 3-s3T'1's'� d .��'�,�.F..:•.;�:L'�:�:a.�;t�'' L.F S -'r FF'3 °,!„_Y- i"'Y"}- }"} ;� "T i _ _ _ E HUNTINGTON iii L S A SOURCE: Gene Fong Associates, 2013 1:1CMG1301` Reports \SpecPlanlFig4_SitePlan.cdr {8!13!13} FIGURE 4 Seabiscuit Pacifica Project Specific c Play: Proposed Site Plan � rte►`.. pn►` .� ..� ��� ®mil• r. • ��r _{ r w K ,° q E HUNTINGTON DR f � lC.LLi I•aim' ;WILSON Aw L S A FIGURE 5 Seabiseuit Pacifica Project Specific Plan SOURCL: Gene Fong Associates and Wilson Associates, 2013 Landscape Plan I1CMG13011 Reportsl SpeePlan \ftg>_Landscape.cdr(R /13/13) LZ)A SOURCE: Gene Fong Associates, 2013 I:\CMG t 30l\ Reports \SptcPtan\fig6_Rcndcrings.cdr {811 3/ l3) FIGURE 6 Seabiscuit Pacifica Project Specific Plan Site Renderings tl a' I.- �s �t`r( '� Y.A ��. .� 7 � l•SNS� t i � y � If d�t�ay .,�5✓r. �-• r a,.' !.1K" z 451��.c...��}} �r t i llii1t�` t \ -kT l �-s � r� 3 aC�i �„a S ,F 5�1 ! 4j J �"wlcnA��t �-r�' .ryw"PKa t."�• 1r N:. i `' t `y� F- 's'�5� c` `.i�0.1 -Y f t\ y! ..r.ii4U1 l < 7 .3 �Tf .., _a. -F.LU. $ t 'p'... � i. '�' M��`,ft) -� 5y. .C�i liL..�..wc�dl _._,} n �•�a \h"(CF�F h 6.i� ^(�•F� � .fi` �..[S Fi 'S 4105 F" \' i 4 arc! b 1 .�1�� ••: � i�.� ��` 5 r 1 i C ` �� l t # i 1' �1y�v�"151xpr 2, ga'ii FI k [! 2 5 S a h s _.,,m. .< 1 b't`0 k'• -. � � F.tye :� _. -^- ieeera -,.�,w eg. `t '• ^.�5i`sY �FNt k t u�' � � � ti s �`" G � `, , `l �w�.k� � .... - L'�} -i'.{� a5i 5 ,{�"." � 5 � �'rirkk R`�S��.F�h.'�n'a' kl�� _v:A�9}Ld`l.'��.1� -.,fie d r• k k 5 LZ)A SOURCE: Gene Fong Associates, 2013 I:\CMG t 30l\ Reports \SptcPtan\fig6_Rcndcrings.cdr {811 3/ l3) FIGURE 6 Seabiscuit Pacifica Project Specific Plan Site Renderings 5E: View 5 5F: View 6 LS SOURCE: Gene Fong Associates, 1013 1:1CMG 13011Reports lSpecPlanlft66_Renderings.cdr (8/13113) FIGURE 6 Seabiscait Pacifica Project Specific Plan Site Renderings 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 SEABISCUIT PACIFICA SPECIFIC PLAN 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. ISA CMG1301 14 SEASISCUIT PACIFICA SPECIFIC PLAN 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 ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology and Soils ❑ Greenhouse Gas Emissions ❑ Hazards /Hazardous Materials ❑ Hydrology/water Quality ❑ Land Use and Planning ❑ Mineral Resources ❑ Noise 3.2 DETERMINATION On the basis of this initial evaluation: ❑ Population and Housing ❑ Public Services ❑ Recreation ❑ Transportation /Circulation ❑ Utilities and Service Systems ❑ Mandatory Findings of Significance 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, ❑X 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 requir d. Signature Date L. 50, t�- 1 Qse S City of Arcadia Printed Name Agency LSA CMG1301 15 SEABISCUIT PACIFICA SPECIFIC PLAN 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 La) 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact Lb) 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 character or quality of the site and its Potentially Significant with Less than surroundings? Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ® ❑ Lc) 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 tare, which would adversely affect daytime Significant g � 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. LSA CMG1301 18 SEABISCUIT PACIFICA SPECIFIC PLAN 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 n � potentially Significant with Less than (Farmland), as shown on the maps prepared Significant Mitigation Significant No pursuant to the Farmland Mapping and Impact Incorporated Impact Impact Monitoring Program of the California Resources Agency, to non-agricultural use? ❑ ❑ ❑ 11.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? Significant , potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ❑ 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 Significant 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 Timberland Production (as defined by ❑ ❑ ❑ Government Code section 51104 ? 11.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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY d) Result in the loss of forest land or Less than Significant the a pp licable air quality plan? Potentially with conversion of forest land to non - forest use? Potentially significant 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 environment which, due to their location or nature, could result in conversion of Farmland, to non - agricultural use or conversion of forest land to non - forest use? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact Me) 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 Significant the a pp licable air quality plan? 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 SEABISCUIT PACIFICA SPECIFIC PLAN 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. b) Violate any air quality standard or contribute Less than substantially to an existing or projected air potentially Significant with Less than quality violation? Significant Mitigation Significant No Impact Incorporated Impact Impact III.b) The following analysis analyzes both short-term impacts caused by construction activities and long -term impacts caused by occupancy and operation of the project as proposed. Short-Term 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, PMjo, 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 are less than significant. However, the following measure is recommended to help assure that air quality impacts 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 SEABISCUIT PACIFICA SPECIFIC PLAN 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 (CARE) 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 222,514 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Table 13: Short -Term Construction Impacts Source: Table I, LSA August 2013 CO = carbon monoxide COZ = carbon dioxide CO2e = carbon dioxide equivalent Ibs /day = pounds per day NOx = nitrogen oxides Table C: Long -Term Operational Emissions Source Total Re ional Pollutant Emissions (pounds per da Construction NOx CO SOX PMJLQ Fugitive Exhaust :Fugitive Exhaust Activity/ Phase ROG NO CO SOZ PM10 PM1 PM2.5 PMz. Demolition 5.9 56 42 0.054 5.8 2.6 1.3 2.5 Site Preparation 5.8 58 i 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 100 0.23 1 16 7.3 Increase from Project 34 12 71 Construction mArc hitectural 11 41 45 0.07 �� 2.6 2.4 0.7 2.3 Coating_ 39 3.1 5.2 0.0086 L 0.44 0.25 0.12 0.25 Pavin 2.9 2.8 4.9 0.0086 0.44 0.23 0.12 0.22 Peak Daily Emissions 50 58 50 0.079 10� 6.8 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 COZ = carbon dioxide CO2e = carbon dioxide equivalent Ibs /day = pounds per day NOx = nitrogen oxides Table C: Long -Term Operational Emissions Source Pollutant Emissions ounds per day) ROC NOx CO SOX PMJLQ 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 i Energy Sources 0.13 1.2 0.9 0.007 0.089 0.089 Mobile Sources 21 18 71 1 0,18 L 12 3.4 Total Proposed Project 46 20 100 0.23 1 16 7.3 Increase from Project 34 12 71 0.154 11 5.9 SCAQMD Thresholds 55 55 i 550 150 150 55 Si nifican #? No No i No No No No Source: Table K, LSA August 2013 CO = carbon monoxide Ibs/day = pounds per day NO,, = nitrogen oxides PM2.5 = particulate matter less than 2.5 microns in size PMjG = 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 Significant With Less than Significant increase of an criteria pollutant for which the y p Potential) y Significant 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 El El ® El recursors )? 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 pollutant concentrations? p Potentially Less than Significant With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ® ❑ IIIA) 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY assumption is conservative. Table E shows that the operational emission rates would not exceed the LST thresholds for the closest sensitive receptors. Therefore, the proposed operational activity would not result in a localized significant air quality impact and no mitigation is required. Table D. Construction LST Impacts (pounds per day) Emissions Sources NOx CO PM10 PM2.5 On -site Emissions 58 43 10.2 6.8 LST Thresholds" 203 1,733 148 63 Significant Emissions? No No No No Source: Table J, LSA August 2013, ' 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 PMIO = particulate matter less than 10 microns in size Table E. Long -Term Operational LST numbers (pounds per day) Emissions sources NO CO PMf PM2, Onsite emissions 1.3 33 4.4 4.0 LST Thresholds' 203 ---1,733 36 16 Significant Emissions? N� o No No No Source: Table L, LSA August 2013. ' 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 Ibs/day = pounds per day PMIO = particulate matter less than 10 microns in size NOx = nitrogen oxides e) Create objectionable odors affecting a Less than substantial number of people? Potentially Significant With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ® ❑ III.e) Project construction will generate limited odors over the short -term, mainly fumes from gasoline- and diesel- powered construction equipment. These odors would be temporary and not likely to be noticeable beyond the project limits. The painting of buildings or the installation of asphalt surfaces may also create odors. SCAQMD Rule 1113 outlines standards for paint applications, while Rule 1108 identifies standards regarding the application of asphalt. 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 SEABiSCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 direct) or through habitat modifications, on y g Potentially Significant With Less than any species identified as a candidate, Significant Mitigation significant No sensitive, or special status species in local or Impact Incorporated Impact Impact regional plans, policies, or regulations, or by the California Department of Fish and Game El or U.S. Fish and Wildlife Service? 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 I 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 113I0-1 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 LSA CMG1301 26 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL. STUDY assessment. This measure shall be implemented to the satisfaction of the City Planning Division. 113I0-2 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. 113I0-3 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. 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 riparian habitat or other sensitive natural p Potentially Significant with less than community identified in local or regional Significant Mitigation Significant No plans, policies, regulations, or by the Impact Incorporated Impact Impact California Department of Fish and Game or U.S. Fish and Wildlife Service? El El El IV.b) The project site does not contain any designated riparian habitat or other sensitive natural communities. The site is completely developed with man -made improvements and landscaping, and does not contain any natural drainages or riparian vegetation. Therefore, there are no impacts in this regard, and no mitigation is required. c) Have a substantial adverse effect on Less than federal) protected wetlands as defined b y p y Potentially Significant with 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 surrounding area are completely developed with man- made improvements and do not contain any natural drainages, federally protected wetlands, or LSA CMG1301 27 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 Less than Significant Potentially with Less than any native resident or migratory fish or g ry Potentially significant 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 El El El E sites? IVA) 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 protecting biological resources, such as a tree preservation policy or ordinance? Less than Significant Potentially With Less than 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? r-1 r, r-1 fZA 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY V. CULTURAL RESOURCES Would the project: a) Cause a substantial adverse change in the Less than significance of a historical resource as defined Y g Potential) Significant 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, LSA Associates, Inc. conducted a cultural assessment for historical resources of the hotel and the results are incorporated into this section (Appendix Q. 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:llwww.santaanita.comZthe-park/histoty http://www.ci.arcadia.ca. us home index.as ? a e =1102 htto:/ /www methodisthospital.org /ABOUTUS /Pages /History.aspx http://www.arboretum.org/index.php/explore/our—history/ LSA CMG1301 29 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY California Department of Parks and Recreation (DPR) 523A and 5236 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY b) Cause a substantial adverse change in the Less than significance of an archaeological resource � g Potentially significant with Less than pursuant to §15064.5? Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ® ❑ ❑ 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 significant impacts to archaeological resources on the site. However, it is still possible, though unlikely, that archaeological resources may be found during excavation of the project site. Implementation of Mitigation Measure CUL -3 will help assure that impacts to unanticipated archaeological resources will be reduced to less than significant levels. c) Directly or indirectly destroy a unique Less than resource or site or unique paleontological q Potentially Significant with Less than geologic feature? significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ® ❑ ❑ IV.c) The project site has been extensively disturbed in the past, and is currently covered with man -made structures and improvements. The project geotechnical report (Geo Inc. 2013) indicates that the entire area is underlain by hundreds of feet of alluvial (stream - deposited) materials, so it is unlikely that fossil- bearing geologic strata will be disturbed during project grading. However, it is possible, though not likely, that megafaunal (ancient large mammal) or related paleontological resources may be found during excavation of the project site, since such resources have been occasionally found during excavations elsewhere in the LA Basin. To prevent impacts to unanticipated paleontological resources, mitigation is required. Mitigation 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 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. Implementation of this measure will help assure there will be no significant impacts to unexpected paleontological resources or unique geological features from project construction. LSA CMG1301 31 SEASISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY d) Disturb any human remains, including those Less than interred outside of formal cemeteries? Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ® ❑ ❑ 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: Mitiiaation 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 delineated on the most recent AI ulst- q Potentially Significant 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY ii) Strong seismic groundshaking? Less than Significant with Less than Significant Significant Mitigation Significant No Potentially with Less than ❑ ® Significant Mitigation Significant No Impact Incorporated Impact impact ❑ ❑ ® ❑ iii) Seismic - related ground failure, including liquefaction? Potentially Less than Significant with Less than Significant Mitigation Significant No Impact incorporated Impact Impact ❑ ❑ ❑ iv) Landslides? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ❑ Vl.a.i -iv) The Raymond Mill 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 2005)(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. b) Result in substantial soil erosion or the loss of topsoil? Potentially Less than Significant 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 Lessthan Unstable or that would become unstable as a Potentially Significant 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? r, M 71 N"eI 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 g Significant Potentially with Less than (1994), creating substantial risks to life or significant Mitigation Significant No property? Impact Incorporated Impact Impact VIA) 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 SEABISCUIT PACIFICA SPECIFIC PLANE INITIAL STUDY e) Have soils incapable of adequately supporting Less than the use of septic tanks or alternative Potentially Significant 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: a) Generate gas emissions, either directly or Less than indirectly, that may have a significant impact Potentially Significant 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 solid waste that will contribute CO2i CH4, and N20 emissions. The emissions of GHG resulting have been estimated using parameters from both the State of 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 CMG130I 35 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL_ STUDY 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 (463.95 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 Construction Phase Total Regional Pollutant Emissions I metric tons er ear CO2 CH N O CO e Demolition 51 0.010 0 51 Site Preparation 20 0.0056 0 20 Gradin 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 Source Pollutant Emissions metric tons per ye ar Bio- CO2 NBio- Total CO2 CO2 CH4 NZO CO2e Construction emissions amortized over 30 years 0 29 29 0.0042 0 29 Operational emissions Area 5.3 11 16 0.017 0.00036 17 Energy 0 1,200 1200 0.028 0.0091 1200 Mobile 0 2 300 2.13-00 0.092 0 2,300 Waste 28 0 28 1.7 0 63 Water --t-5:37— Total Project Emissions 36 79 82 3,600 3,700 0.28 2.1 0.007 0.016 90 3200 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 NM -0O2 = Non - biologically generated CO2 LSA CMG1301 36 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 (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. LSA CMG1301 37 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 5 -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 regulation adopted for the purpose of Potentially Significant W" 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. LSA CMG1301 38 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 Potentially ignificant y 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 g y Significant 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? r_1 V111.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 LSA CMG1301 39 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY documentation of the disposal of any ACMs or LBP in conformance with all applicable regulations. With implementation of Mitigation Measure HA2 -1, the proposed project will not create a significant hazard to the public or the environment. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact VIII.c) There is one school located within a quarter mile of the project site - Barnhart School (Kindergarten through 8" 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 p Potentially Significant 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 0 El Z 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 useIan or, where such a plan has not been p Potentially Sgwith t 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 11 El Z 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. LSA CMG1301 40 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY f) For a project within the vicinity of a private Less than airstrip, the project result in a safe p, � safety significant Potentially with Less than hazard for people residing or working in the significant Mitigation Significant No project area? Impact Incorporated Impact Impact VIII.0 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 significant p 9 � Potentially with Less than response plan or emergency evacuation plan? significant 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 Fast 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 Significant with Less than fires, including where wildlands are adjacent Significant Mitigation Significant No to urbanized areas or where residences are Impact incorporated Impact Impact intermixed with wildlands? r, r—, 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. LSA CMG1301 41 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY IX. HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards or waste discharge requirements? Potentially Less than Significant 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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. LSA CMG1301 43 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 SEA13ISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 • 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 substantial) with groundwater y g Potentially Significant 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 ❑ ❑ 0 El production rate of pre - existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? LSA CMG1301 45 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 pattern of the site or area, including through p g g Potentially Significant 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 would result in flooding on site or off site? El Z El El 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 comer. 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 p 9 g Potentially Significant 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? El 171 1:1 Z 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY e) Create or contribute runoff water, which Less than would exceed the capacity of existing or P tY g significant Potentially with Less than planned stormwater drainage systems or Significant Mitigation Significant No provide substantial additional sources of Impact Incorporated Impact Impact polluted runoff?,, Significant 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 Significant 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 area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? Less than Significant Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact 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. LSA CMG1301 47 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY h) Place within a 100 -year flood hazard area Less than structures that would impede or redirect flood significant � Potentially with Less than flows? 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, r ] ry g oo g, Potentially Significant With less than including flooding as a result of the failure of Significant Mitigation Significant No a levee or dam? Impact Incorporated Impact Impact IX.ii) 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 ❑ ❑ ❑ IXJ) 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. LSA CMG1301 48 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY X. LAND USE AND PLANNING Would the project: a) Physically divide an established community? Less than Significant Less than Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact not limited to the general plan, specific plan, Impact Incorporated 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. North of the project site are offices and retail commercial areas along Colorado Place. North of these commercial and office uses are existing residential 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 site is the Arcadia County Park. South of the proposed site are the Civic Center Athletic Field Recreational Area and the City Hall complex. An individual house used by the Salvation Army as a rehabilitation facility is immediately south of the southwest corner of the site, and farther southwest are the Methodist Hospital, Quest 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 an established community, as the proposed site plan indicates that access in and around the site will be maintained similar or better than that which exists now. The only existing residential land use is north of the site (north of the office and commercial uses along Colorado Place) and the rest of the surrounding land uses are commercial in nature or public facilities. Therefore, the proposed project will not divide an existing community, and no mitigation is required. b) Conflict with any applicable land use plan, Less than policy, or regulation of an agency with Potentially Significant 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) adopted 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 Plan designates the proposed project area as commercial with a downtown overlay (for higher FAR), while the zoning is general commercial (C -2) with the downtown overlay and a height overlay (H -8) which allows buildings up to 95 feet or 8 stories, as shown in Table G. LSA CMG1301 49 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Table H: General Plan Land Use and Zoning Designations Area/Direction Land Use Designations Zoning Designations PROJECT SrrE Commercial — Downtown Overlays General Commercial (C -2) with Downtown Overlays and Special Height Overlay (H _8)2 North of Project Site Commercial - Downtown Overlays General Commercial (G2) with (downtown neighborhoods) Downtown Overlays 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. t 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 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. 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 Plac4 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. LSA CMG1301 50 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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'; and was further developed through the1990s. 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 1square 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. LSA CMG1301 51 SEABiSCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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'; 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 -100 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 dratt 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 m 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. LSA CMG1301 52 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 2.13). 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, exceed the height limitation applicable to the basic zone in which it is located; provided, however, that no building or structure shall in any event exceed the height limit set forth in 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 Pacifica Specific Plan is slightly inconsistent with the H -8 Height Overlay (+3% higher). However, approval of the Specific Plan would eliminate this 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. c) Conflict with any applicable habitat Less than conservation plan or natural community p � Potentially Significant 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. LSA CMG1301 53 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY XI. MINERAL RESOURCES Would the project: .......... . a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Less than Significant Potentially with Less than 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 p ry Significant Potentially 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 Potentially significant 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. lust 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. LSA CMG1301 54 SEABISCIIIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 LSA CMG1301 55 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 L.x. 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. Mitioation.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 LSA CMG1301 56 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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. b) Exposure of persons to or generation of excessive groundborne vibration or g Potentially Less than Significant with Less than groundborne noise levels? Significant Impact Mitigation Incorporated Significant No 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, LSA CMG1301 57 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL. STUDY 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 p ) tY Potentially Significant 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 ambient noise levels in the project vicinity above levels existing without the project? Less than - Significant Potentially with Less than 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). LSA CMG1301 58 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY e) For a project located within an airport land Less than Less than Significant Potentially with Less than use plan or, where such a plan has not been Potentially Significant 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 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 airstri p, would the project expose people Significant Potentially with Less than residing or working in the project area to Significant Mitigation Significant No excessive noise levels? Impact Incorporated Impact Impact XII.) 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 Significant Potentially with Less than proposing new homes and businesses) or Significant Mitigation Significant No indirectly (for example, through extension of Impact Incorporated Impact Impact roads or other infrastructure)? r.., r, M 71 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 LSA CMG1301 59 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 Potentially Significant 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 Significant necessitating the construction of replacement 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. LSA CMG1301 60 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY XIV. PUBLIC SERVICES a) Would the project result in substantial Less than Less than Significant with Less than adverse physical impacts associated with the Potentially Significant 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 ❑ ❑ 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 (85 vs. 26), and this change of use would incrementally increase the need for fire, police, parks, and other 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 a) Would the project increase the use of existing Less than neighborhood and regional parks or other Potentially Significant 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 may live outside of Arcadia and may place incremental increased demand on City park facilities and services. However, these impacts would be incremental and would not represent significant impacts to City recreation facilities or services. LSA CMG1301 61 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY b) Does the project include recreational facilities Less than or require the construction or expansion or q p Potentially Significant 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 p � g Potential) y Significant 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 El 0 El 11 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. LSA CMG1301 62 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 P 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 and Colorado Place due to increase of greater than 2 percent demand. However, Phase 2 of the proposed project will not have significant impacts on surrounding intersections. Table I: Summary of Intersection Analysis (2013)1 Source: Table 13, Kimley Horn & Associates, 3uly 2013 1 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) LSA CMG1301 63 Weekday Saturday Am Peak Hour PM Peak Hour Impact PM Peak our Impact Intersection 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 868306 887.6 F 886.42 Yes 1181.350 F 1180.71 Yes Drive /Colorado Place 4. Huntington 0.786 C 0.001 0.567 A 0.001 No 0.598 A 0.001 No Drive /Holly Ave Source: Table 13, Kimley Horn & Associates, 3uly 2013 1 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) LSA CMG1301 63 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Table 3: Summary of Intersection Analysis (2016)1 Source: Table 21, Kimley Hom & 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 Weekday Saturday Am Peak Hour PM Peak Hour Impact PM Peak Hour Impact Intersection Holly Drive to Santa Clara Street V/C LOS Change* V/C LOS Change* B V/C LOS Change* 0.657 1. Huntington 0.785 C 0.012 0.840 D 0.000 No 0.716 C 0.000 No Drive/Santa Colorado Street to Santa Anita Mall Driveway A 0.823 D 0.003 8. Baldwin Avenue ** Santa Anita Mall Driveway A to Huntington Drive 0.590 A 0.002 9. Santa Anita Avenue Foothill Blvd to 1 -210 WB Ramps Anita Avenue 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 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 1 0.586 A 0.000 No 0.618 B 0.000 No Drive/Holly Ave Source: Table 21, Kimley Hom & 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 V/C 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 Driveway A 0.823 D 0.003 8. Baldwin Avenue ** Santa Anita Mall Driveway A to Huntington Drive 0.590 A 0.002 9. Santa Anita Avenue Foothill Blvd to 1 -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 ' 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) LSA CMG1301 64 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 to how much is needed and/or required by the City to assure that project occupants will not have to park on adjacent properties due to a deficiency of onsite parking. Mitigation 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 -11. 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. 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 measures, potential traffic and non - vehicular circulation impacts of the proposed project will be reduced to less than significant levels. LSA CMG1301 65 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY b) Conflict with an applicable congestion Less than Less than Significant with Less than management program, including, not g p �J 9. Potentially nE Significant 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 El ❑ El management agency for designated roads or 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 Potentially c levels or y Significant 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 Significant design feature (e.g., sharp curves or 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. LSA CMG1301 66 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY e) Result in inadequate emergency access? Less than Less than Significant Potentially Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ® ❑ XVI.e) The Arcadia Police Department is less than a minute away and the Arcadia Station 106 Fire Department is only three minutes away from the project site. Traffic associated with project construction may have a temporary effect on existing traffic circulation patterns. However, the proposed project is in a urban setting and direct access to the site will be available primarily from West Huntington Drive and secondary emergency access will be provided by a driveway on East Huntington Drive. Due to the proximity of emergency services, the urban setting, and availability of access to the site impacts to emergency access will be less than significant. The proposed project will also comply with all of the City's requirements for emergency access. Therefore, there will be no significant impacts and no mitigation is required. f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Less than Significant Potentially with Less than Significant Mitigation Significant No 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: a) Exceed wastewater treatment requirements Less than of the applicable Regional Water Quality Potentially Significant with Less than Control Board? Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ® ❑ XVII.a) The project Site currently has an existing hotel that discharges its wastewater into the sanitary sewerage collection and treatment systems provided by the City of Arcadia and the County of Los Angeles, respectively. Under Section 402 of the Federal Clean Water Act (CWA), the Regional Water Quality Control Board (RWQCB) issues National Pollutant Discharge Elimination System (NPDES) permits to regulate waste discharges to `waters of the U.S.," which includes rivers, lakes, and their tributary waters. Waste discharges include discharges of stormwater and construction project discharges. Construction of a project resulting in the disturbance of more than one acre requires an NPDES permit. Construction project proponents LSA CMG1301 67 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 water or Wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact 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 -2015. 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. LSA CMG1301 68 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY c) Require or result in the construction of new Less than stormwater drainage facilities or expansion of 9 p Potentially Significant with Less than existing facilities, the construction of which Significant Mitigation Significant No could cause significant environmental effects? Impact Incorporated Impact Impact 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 serve the project from existing entitlements p ) g Significant Potentially with Less than and resources, or are new or expanded Significant Mitigation Significant No entitlements needed? Impact Incorporated Impact Impact 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 h treatment provider, which serves or may p y Potentially Significant 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 ❑ ❑ ® ❑ El ® El 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 p ermitted capacity � to accommodate the Potentially Significant with Less than project's solid waste disposal needs? Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ® ❑ XVIIJ) 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 LSA CMG1301 69 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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? g Potentially Significant with 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. s 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. LSA CMG1301 70 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to Less than degrade the quality of the environment q � � Potentially Significant with Less than substantially reduce the habitat of a fish or Significant Mitigation Significant No wildlife species, cause a fish or wildlife Impact Incorporated Impact Impact population to drop below self- sustaining ❑ ® El El levels, threaten to eliminate a plant or animal Significant No community, reduce the number or restrict the Impact range of a rare or endangered plant or animal Impact Impact or eliminate important examples of the major ❑ periods of California histo or prehistory? ® El 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 BI0-1 through BIO -3. b) Does the project have impacts that are Less than Less than Significant Potentially with Less than individual) limited, but cumulatively y y Potentially Significant with Less than considerable? ("Cumulatively considerable" significant Mitigation Significant No means that the incremental effects of a Impact incorporated Impact Impact project are considerable when viewed in ❑ 0 ® El connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects) XVII1M 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 ail 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. c) Does the project have environmental effects Less than that will cause substantial adverse effects on Significant 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 SCAQMD Rule 403 is to reduce the amount of particulate matter in the atmosphere resulting from man -made fugitive dust sources (see AIR -1). Implementation of LSA CMG1301 71 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Mitigation Measures AIR -1 through AIR -4 will help reduce potential short- and long -term air pollutant impacts from the project. Adherence to these measures would help assure that short - term 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 implementation of these measures, potential impacts of the project in these areas will remain or be reduced to less than significant levels. As detailed in the preceding responses, development of the proposed project would not result, either directly or indirectly, in adverse hazards and noise effects, resulting in a corresponding less than significant impact to human beings. LSA CMG1301 72 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 • lason Kruckeberg (Development Services Director) • Lisa Flores (Planning Services Manager) LSA CMG1301 73 SCABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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.calregycle.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 Projecty 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 (CARE), April 20, 2007. CCCPP 2013 "Hydrotluorocarbon, Perfluorocarbon, and Sulfur Hexafluoride 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/pageI 1.html CCR 2013 "Califomia Health and Safety Code, "Section 7050.5, California Code of Regulations (CCR). July 2013. LSA CMG1301 74 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY CDC 2013 "Farmland 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.ciwmb.ca.gov/wastechar/wastegenrates/default.htm CWC 2013 "Sections .X0750- 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. g poaccess. gov/cg i/t/text/text- idx ?sid = 585c275ee 19254ba 07625d8c92fe925f &c= ecfr &tpl = /ecfrbrowse/ Title49/49cfrv2_02.tp1 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 GeotechnicalAssessment ." 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. i-SA CMG1301 75 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 (SLAG), 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. stag .ca.gov /Documents /2012/pfina I /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,aqmd.gov/ceqa/handbooULST TTA 2013 "Hydraulic & Hydrology Calculation." Tritech Associates, Inc. July 2013. USFPA 1998 "AP -42 Emission Factors, Natural Gas combustion, "U.S. Environmental Protection Agency (USFPA), July 1998. www.epa.gov/ttn /chief /ap42/chOl/final USFPA 2004a "EPA420 -P -04 -016: Update of Methane and Nitrous Oxide Emission Factors for On- Highway Vehicles, "U.S. Environmental Protection Agency ( USEPA), prepared by ICF Consulting. November 2004. http://www.epa.gov/otaq/models/ngm LSA CMGs1301 76 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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. I.SA CMG1301 78 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 8I0-1 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 523E 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 tSA CMG1301 79 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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. LSA CMG1301 80 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL. STUDY 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 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: LSA CMG1301 81 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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. LSA CMG1301 82 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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. LSA CMG1301 83 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY • 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 shah 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. LSA CMG1301 84 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY • 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 ILI91- 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 snufflers 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). LSA CMG1301 85 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY 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 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Appendix A; Seabiscuit Pacifica Specific Plan (on CD) LSA CMG1301 88 SEASISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Appendix B: Air Quality/ Greenhouse Gas Study (on CD) LSA CMG1301 89 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL. STUDY Appendix C: Historical Assessment (on CD) LSA CMG1301 90 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Appendix D: Geotechnical Constraints (on CD) LSA CMG1301 91 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Appendix E: Phase 1 Hazmat Study (on CD) LSA CMG1301 92 SEABISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Appendix F: Hydrology and Water Quality Studies (on CD) L5A CMG1301 93 SEASISCUIT PACIFICA SPECIFIC PLAN INITIAL STUDY Appendix G: Traffic Impact Assessment (on CD) LSA CMG1301 94 SEABISCUIT PACIF'ICA SPECIFIC PLAN INITIAL STUDY Appendix H: Noise Assessment (on CD) LSA CMG1301 95 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM 1. INTRODUCTION This Mitigation Monitoring and Reporting Program has been prepared for use in implementing mitigation for the Seabiscuit Pacifica Specific Plan. The California Environmental Quality Act (CEQA) requires adoption of a reporting or monitoring program for those measures placed on a project to mitigate or avoid adverse effects on the environment (Public Resource Code Section 21081.6). The law states that the reporting or monitoring program shall be designed to ensure compliance during project implementation. The monitoring program contains the following elements: 1) The mitigation measures are recorded with the action and procedure necessary to ensure compliance. In some instances, one action may be used to verify implementation of several mitigation measures. 2) A procedure for compliance and verification has been outlined for each action necessary. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. 3) The program has been designed to be flexible. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program. As changes are made, new monitoring compliance procedures and records will be developed and incorporated into the program. This Mitigation Monitoring and Reporting Program includes mitigation identified in the Initial Study /Mitigated Negative Declaration for the Seabiscuit Pacific Specific Plan. 4.2 MITIGATION MONITORING AND RESPONSIBILITIES As the Lead Agency, the City of Arcadia is responsible for ensuring full compliance with the mitigation measures adopted for the proposed project. The City will monitor and report on all mitigation activities. Mitigation measures will be implemented at different stages of development throughout the project area. in this regard, the responsibilities for implementation have been assigned to the Applicant, Contractor, or a combination thereof. If during the course of project implementation, any of the mitigation measures identified herein cannot be successfully implemented, the City shall be immediately informed, and the City will then inform any affected responsible agencies. The City, in conjunction with any affected responsible agencies, will then determine if modification to the project is required and/or whether alternative mitigation is appropriate. February 18, 2014 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM I. AESTHETICS AES -1 Prior to issuance of a building permit, the City Once for each Prior to Development Services Withhold Building applicant shall demonstrate that all project Development phase issuance of Director confirmation of Permit windows are glazed or otherwise treated to Services Director building permit glazed or otherwise minimize glare on surrounding roads and or designee for each phase treated windows. properties, to the satisfaction of the Development Services Director or designee. III. AIR QUALITY AIR -1 Prior to issuance of a grading permit, the City Planning Once for each Prior to City confirms Dust Withhold Grading general contractor for the project shall prepare and Building phase issuance of Control Plan complies Permit and file a Dust Control Plan with the City that Divisions grading permit with SCQAMD mule complies with SCQAMD Rule 403 and requires for each phase 403 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, City Planning Once for each Prior to City verifies that Withhold Grading the project developer shall require by contract and Building phase issuance of construction Permit specifications that contractors shall utilize Divisions grading permit documents include California Air Resources Board (CARE) Tier 11 for each phase required language. Getfied equipment or better during the February 18, 2014 2 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM February 18, 2014 3 Responsible Verified Sanctions for: Mitigation Measure No. I for Monitoring Timing of Method of Date/ Non- Implementing Action Monitoring F-. Compliance roughtmass 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 City Planning Once for each Prior to City verifies that Withhold Grading permit for each phase, the project developer shall Division phase issuance of construction or Building Permit require by contract specifications that contractors grading or documents include shall place construction equipment staging areas at building permit required language 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 City Planning Once for each Prior to City verifies that Withhold Building for each phase, the project developer shall Division phase issuance of construction Permit require by contract specifications that contractors building permit documents include shall utilize power poles or clean -fuel generators for each phase required language. for electrical construction equipment. Contract specifications shall be included in the proposed project construction documents, which shall be reviewed by the City. N. BIOLOGICAL RESOURCES . BIO -1 Prior to issuance of a grading permit for City Planning Once during Prior to City Planning Division Withhold Grading each phase, the developer shall provide an Division each phase issuance of a verifies receipt of tree Permit assessment of existing trees on the areas to be grading permit assessment from developed. This tree assessment shall be for each phase developer, and a prepared by a qualified landscape architect and relocation /preservation identify any existing large bushes or trees that tree plan. 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. February 18, 2014 3 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM February 18, 2014 4 .. . - -. Zba"CTIO"S Tor Mitigation Measure No. for Monitoring Timing of •• of i. • .Implementing Action Monitoring Frequency Verification Verification Initials Compliance 810 -2 During project construction in either phase, City Planning Regularly During project City inspectors note Issue "Stop Work" the existing redwood trees along the east side of and Building during construction in compliance Order until the property shall be protected by being taped or Divisions construction either phase compliance roped off with appropriate signage so verified 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. 13I0-3 Construction in either phase should not City Planning Once during Prior to City verifies that Withhold Grading occur during the local nesting season (estimated Division each phase issuance of construction Permit February 1 to July 15). If any construction occurs grading permit documents include during the nesting season, a nesting bird survey or removal of required language shall be conducted by a qualified biologist prior to large trees the issuance of a grading permit or removal of during each any large trees on the existing hotel property. If phase 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. CULTRUAL RESOURCES CUL -1 Prior to demolition of any existing hotel City Planning Once for each Prior to City verifies DPR 523A Withhold buildings on the site, the completed DPR 523A and 523 B forms and a cover memorandum shall be Division phase demolition of any existing and 5238 forms and cover memorandum occupancy permit for either phase submitted to the City for filing to officially document hotel buildings fled to officially the historical assessment for the Santa Anita Inn. on the site document the historical This measure shall be implemented to the assessment for the satisfaction of the City Planning Division, Santa Anita Inn February 18, 2014 4 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Implementing Action CUL -2 Prior to issuance of an occupancy permit for Responsible Monitoring City Planning Frequency Once Prior to City verifies installation -. Sanctions for Non- Withhold Phase 1, the applicant shall install a monument Division issuance of an of monument plaque occupancy permit plaque indicating the location of the former Santa occupancy for Phase 1 Anita Inn and its importance in the history of the City permit for of Arcadia. The size, construction, and location of Phase 1 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 City Planning Anytime during Discovery of City verifies grading Issue a "Stop project grading, work shall be halted in that area Division grading cultural plans require City to be Work" Order for until a qualified historian or archaeologist can be artifacts notified if any cultural non- compliance retained by the developer to assess the materials are found significance of the find. The project cultural during grading. monitor shall observe the remaining earthmoving activities at the project site consistent with Public City shall verify Resources Code Section 21083.2(b), (c), and (d), developer has retained The monitor shall be equipped to record and a cultural monitor if salvage cultural resources that may be unearthed needed 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. February 18, 2014 5 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM February 18, 2014 6 &esponstwe &Fib itir ::Mitigation / for Monitoring Timing of Method of Date/ Non- Implementing CUL-4 if paleontological resources (fossils) are City of Arcadia Anytime during Discovery of City verifies grading Issue a "Stop discovered during project grading, work will be Planning grading paleontological plans require City to be Work" Order for halted in that area until a qualified paleontologist Division resources notified if any fossils non - compliance can be retained to assess the significance of the are found during find. The project paleontologist shall monitor grading. remaining earthmoving activities at the project site and shall be equipped to record and salvage City shall verify fossil resources that may be unearthed during developer has retained grading activities. The paleontologist shall be a paleo monitor if empowered to temporarily halt or divert grading needed 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 City Planning Anytime during Discover or City verifies grading Issue a "Stop or recognition of any human remains, California Division grading recognition of plans state County Work" Order State Health and Safety Code § 7050.5 dictates any human Coroner and City if during grading if that no further disturbance shall occur until the remains human remains are notification does County Coroner has made the necessary findings accidentally not occur as to origin and disposition pursuant to CEQA discovered during regulations and PRC § 5097.98. If human grading 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. February 18, 2014 6 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible Verified Sanctions for Non- Implementing Action Monitoring Frequency Verification • Compliance Vllr t RMNHM AS EMIISSIiiN$' GHG -1 To ensure reductions below the expected City Planning Once for each Prior to City verifies project Withhold Building "Business As Usual" (BAIL) scenario, the project and Building phase issuance of plans show required Permits will implement a variety of measures that will Divisions building compliance reduce its greenhouse gas (GHG) emissions. To permits for the extent feasible, and to the satisfaction of the each phase 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 February 18, 2014 7 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible Verified Sanctions for Non- Implementing Action Monitoring Frequency 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. 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 February 18, 2014 8 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM February 18, 2014 9 meb,tivilblale I erilleu oancuons Tor Mitigation i for Monitoring Timing of Method of Non- Implementing Action Monitoring • Verification • Compliance 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. VHI. HAZARDS AND HAZARDOUS MATERIALS HAZ -1 Prior to demolition of any existing hotel City Building Once during Prior to City review of written Withhold Building buildings or associated structures, a qualified Division each phase demolition of documentation of the Permit or contractor shall be retained to survey structures existing hotel disposal of any ACMs Occupancy proposed for demolition to determine if asbestos- buildings or or LBP in conformance Permit as containing materials (ACMs) and /or lead -based associated with all applicable applicable paint (LBP) are present. If ACMs and/or LBP are structures regulations 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 February 18, 2014 9 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible -. Sanctions for Mitigation Measure No. I for Monitoring Timing of Method of Date/ Non - �'Implementjng Action Monitoring Frequency ance Building Division including written documentation of the disposal of any ACMs or LBP in conformance with all applicable regulations. IX. HYDROLOGY AND WATER QUALITY HYD -1 Prior to issuance of a grading permit, the City Engineer or Once during Prior to City verifies developer Withhold Grading developer shall file a Notice of Intent (NOI) with designee each phase issuance of has filed a NOI with Permit the Los Angeles Regional Water Quality Control grading permit the LA RWQCB per Board to be covered under the National Pollutant state requirements 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 City Engineer or Once during Prior to City verifies developer Withhold Grading developer shall submit to the Los Angeles designee each phase issuance of has a SWPPP Permit Regional Water Quality Control Board (RWQCB) grading permit approved by the LA and receive approval for a project - specific Storm RWQCB per state Water Pollution Prevention Plan ( SWPPP). The requirements 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 February 18, 2014 10 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM rerivea z:ianctions tor Mitigation Measure No. for Monitoring Timing of Method . Implementing Action Monitoring • Verification f Compliance 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. - 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 February 18, 2014 11 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM February 18, 2014 12 Responsible Verified Sanctions for Non- Implementing 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 City Planning, Once during Prior to City verifies developer Withhold the site- specific Standard urban Stormwater Engineering, and each phase issuance of has received approval Grading Permit Management Plan (SUSMP) shall be submitted Public Works grading permit of a SUSMP from the to the City Planning Division for review and Department LA RWQCB per state approval. The SUSMP shall specifically identify requirements 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 February 18, 2014 12 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible Mitigation Measure No. for Monitoring g of Method of Date/ Implementing Action Monitoring Frequency Verification Verification Initials compliance • Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration. • Construct onsite pending 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 landscapinglbioretention 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 February 18, 2014 13 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible -. Sanctions for Mitigation Measure No. for Monitoring Timing of Method of Date/ Non- Frequency Verification Verification Initials Compliance 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. X11. LAND USE AND PLANNING N -1 Prior to issuance of grading and building City Planning Twice during Prior to City approves CNCP Withhold Grading permits for each phase of the project, the Division each phase issuance of during plan review for Permit or Building developer shall prepare a Construction Noise grading and grading and building Permit Control Plan and will submit the plan the City for building review and approval. The plan shall include but permits for will not be limited to the following: each phase • 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 February 18, 2014 14 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible Verified Sanctions for Mitiga . . for Monitoring Timing . od of .. . Implementing Action Monitoring Frequency Verification Verification Initials Compliance 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 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 City Planning Once during Prior to City verifies project Withhold Building each phase, the developer shall demonstrate that and Building each phase issuance of plans show air Permit all buildings shall have air - conditioning to Divisions. building permit conditioning for minimize noise impacts on hotel rooms along indicated spaces West and East Huntington Drives. N -3 Prior to the issuance of occupancy permits City Planning Once during Prior to City inspector shall Withhold for the Phase 2 condominium building, the and Building Phase 2 issuance of an verify wall has been Occupancy developer shall install a filled -cell concrete block Divisions, occupancy installed as indicated. Permit wall along the common boundary with the permit 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 February 18, 2014 15 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM portion of Measure N -1. XVt, TRANSPORTATIONITRAFFIC TRA -1 Prior to issuance of an occupancy permit City Engineer or Twice in Phase Prior to City inspector shall Withhold for either hotel in Phase 1, the developer shall be designee 1 issuance of an verify indicated signal Occupancy responsible for installing an additional signal occupancy and circulation Permit for either phase to accommodate northbound movements permit for improvements have hotel building in exiting the shared hotel driveway and southbound either hotel been installed Phase 1 movements entering the hotel driveway. The building in developer will also change the number one lane Phase 1 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. TRA -2 Prior to issuance of occupancy permits City Planning Three times Prior to City inspector verifies Withhold for either of the hotels or the hotel condominiums, and Building prior to issuance of indicated equipment Occupancy the developer shall install bike racks and provide Divisions occupancy of occupancy has been installed for Permit showers and locker rooms for employees who each new permit each building wish to ride bicycles to work. Bike racks shall also building be installed for project guests in appropriate locations. An appropriate number of bike racks 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. TRA -3 Prior to issuance of building permits for City Engineer or Once for each Prior to City shall verify FT and Withhold Building either Phase 1 or Phase 2, the project plans shall designee phase issuance of MTA have reviewed Permits be circulated to Foothill Transit (FT) and the building and approved building Metropolitan Transit Authority (MTA) to determine permits for plans for each phase if there is a need for a bus stop on the south side Phase 1 and of Colorado Place in front of the project site (i.e., Phase 2 If necessary, City for either FT Route 187 or MTA routes 78, 79, or inspector shall verify 378). If either agency determines a need for such installation of required a stop, the developer shall install a bus stop to bus stop agency specifications prior to issuance of improvements February 18, 2014 16 SEABISCUIT PACIFICA SPECIFIC PLAN - CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM 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 City Engineer Once in Phase Prior to City Inspector or other Withhold for either hotel in Phase 1, the developer shall and City 1 issuance of staff shall verify correct Occupancy demonstrate that the main hotel entrance for Inspector(s) any occupancy design and signage for Permit Phase 1 has a circular drive with signage to allow permit for circular driveway only one way circulation (counter- clockwise) to Phase 1 entrancelexit for two provide adequate vehicle queuing lanes for hotels in Phase 1 exiting at the traffic signal. This measure shall be implemented to the satisfaction of the City Engineer. UTILITIES AND SERVICE SYSTEMS UTL -1 Prior to issuance of a building permit for I City Public Twice during Prior to City shall approve Withhold Building either hotel, the developer shall retain a qualified Works Service Phase 1 issuance of a indicated sewer study Permit licensed civil engineer to conduct a sewer study Department building permit to evaluate before and after conditions of the for either hotel 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. UTL -2 Prior to issuance of an occupancy permit City Planning, Twice during Prior to City shall verify Withhold for either hotel, the developer shall make a fair Building, and, Phase 1 issuance of an developer has made Occupancy share contribution to the City to help fund Public Works occupancy the indicated fair share Permit upgrading of the existing sewer in West Services permit for contribution Huntington Drive included in the City's 2014 -15 Department either hotel 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. February 18, 2014 17 SEABISCUIT PACIFICA SPECIFIC PLAN — CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM Responsible Verified Sanctions for. Mitigation Measure No. for Monitoring Timing of Method of Date/ Non- Action Monitoring Frequency Verification Verification Initials Compliance UTL -3 Prior to issuance of an occupancy permit City Public Twice during I Prior to City shall verify Withhold for either hotel, the developer shall also make a Works Services Phase 1 issuance of an developer has made Occupancy fair share contribution to the County Sanitation Department occupancy the indicated fair share Permit Districts of Los Angeles County for any trunk line permit for contribution improvements required to serve the project based either hotel on the results of the sewer study outlined in UTL - 1. 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. UTL -4 Prior to issuance of an occupancy permit City Public Twice during Prior to City shall verify Withhold for either hotel, the developer shall make a fair Works Services Phase 1 issuance of an developer has made Occupancy share contribution to fund project - related portions Department occupancy the indicated fair share Permit of any improvements needed to provide adequate permit for contribution electrical service to the project. This measure either hotel shall be implemented to the satisfaction of the City Public Works Services Department in consultation with Southern California Edison. February 18, 2014 18 GENE FONG A55500 C'M1I A TMESS TITLE, I SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 awNE DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. HOTEL MANAGEMENT 'A rllalhl 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT SIEET TITLE TITLE SHEET on,E. 03/24/14 JOB NUMBER 1330 IEET NUMBER A -0.0 1-11ILL 2111, MINE L- E-1-1 PROJECT SUMMARY SEABISCUIT PACIFICA ARCADIA, CALIFORNIA THE PROPOSED WORK IS THE TWO PHASE REDEVELOPMENT OF THE SANTA ANITA INN IN ARCADIA, CALIFORNIA. SPECIFIC PLAN SUBMITTAL THE FIRST PHASE IN THE NORTHERN HALF OF THE PROPERTY WILL BE THE CONSTRUCTION OF DUAL BRANDED HOTEL BY MARRIOTT AND THE SECOND PHASE OF THE CONSTRUCTION WILL BE A 50 UNIT HOTEL CONDOMINIUM ON THE WESTERN PORTION OF THE SITE. BUILDING AREA PHASE I ' EXISTING SANTA ANITA INN ROOMS: 63 PARKING: 85 -- DUAL HOTELS 142.320 SF ROOMS: 210 Ql� ■ - t 01� ] 4 UCI pp - - - PARKING: 198 - -] _ ,.. � PHASE II m - HOTEL CONDOMINIUM 115.269 SF UNITS: 50 TOTAL BUILDING AREA: 257,589 SF - TOTAL SITE AREA: 249,599 SF FLOOR AREA RATIO: 1.03 TOTAL PARKING: 352 CODE AND PLANNING INFO APPLICABLE BUILDING CODES LIST OF PROFESSIONALS SHEET INDEX A -0.0 TITLE SHEET PARCEL ADDRESS: 130 WEST HUNTINGTON BUILDING: CLIENT: A -0.1 SITE PHOTOGRAPHS DRIVE, ARCADIA 91007 2013 CALIFORNIA BUILDING CODE (CBC) CONTINENTAL ASSETS MANAGEN4ENT A -0.1a SITE PHOTOGRAPHS 130 (NEST HUNTINGTON DRIVE, ARCADIA 91007 A -0.2 VICINITY MAP PARCEL AIN NO.: 5775- 024.014 ELECTRIC: A -0.3 SITE MAP 2013 CALIFORNIA ELECTRICAL CODE (CEC) ARCHITECT: A -0.4 SITE SURVEY EXISTING USE: R -1 HOTEL GENE FONG ASSOCIATES A -0.5 EXISTING SITE PLAN MECHANICAL: 1130 WESTWOOD BLVD, LOS ANGELES, CA 90024 A -1.0 SITE PLAN PROPOSED USE: R -1 HOTEL, AND R -2 2013 CALIFORNIA MECHANICAL CODE (CNIC) A -1.Oa FIRE TRUCK ACCESS ROUTE RESIDENTIAL TOWER SURVEYOR: A -1.1 SITE PLAN PHASE I PLUMBING: TRITECH ASSOCIATES INC. A -1.2 SITE PLAN PHASE II 2013 CALIFORNIA PLUMBING CODE (CPC) SUBDIVISION SURVEY ENGINEERING DESIGN A -2.1 HOTEL GROUND FLOOR PLAN 135 NORTH SAN GABRIEL BOULEVARD. A -2.2 HOTEL 2ND FLOOR PLAN ACCESSIBILITY: SAN GABRIEL, CA 91775 A -2.3 HOTEL 3RD AND 4TH FLOOR PLAN MORE STRINGENT OF CALIFORNIA BUILDING A -2.4 HOTEL 5TH AND 6TH FLOOR PLAN CODE OR APPLICABLE FEDERAL LAW CIVIL: A -2.4a HOTEL ROOF PLAN TRITECH ASSOCIATES INC. A -2.5 HOTEL ROOM TYPE ENERGY: SUBDIVISION SURVEY ENGINEERING DESIGN A -2.6 HOTEL ROOM TYPE 2013 CALIFORNIA TITLE 24 - CALIFORNIA ENERGY 135 NORTH SAN GABRIEL BOULEVARD, A -2.7 HOTEL ELEVATIONS CODE SAN GABRIEL. CA 91775 A -2.7a HOTEL ELEVATIONS A -2.8 HOTEL SECTIONS FIRE PREVENTION: LANDSCAPE: A -3.0 HOTEL CONDOMINIUM GROUND FLOOR PLAN 2013 CALIFORNIA FIRE CODE (CFC) AND LOCAL WILSON ASSOCIATES A -3.1 HOTEL CONDOMINIUM FLOOR PLANS ORDINANCE 11262 NIARMINGTON ST., RIVERSIDE, CA 92503 A -3.2 HOTEL CONDOMINIUM TOWNHOUSE UNIT PLANS A -3.3 HOTEL CONDOMINIUM TYPICAL UNIT PLANS ENVIRONMENTAL: A -3.4 HOTEL CONDOMINIUM ELEVATIONS LSA ASSOCIATES, INC. A -3.5 HOTEL CONDOMINIUM SECTIONS 1500 IOWA AVENUE. SUITE 200 A -4.0 PROJECT SUMMARY RIVERSIDE, CA 92507 A -4.1 PHASE I VIEWS A -5.0 VIEWS A -5.1 VIEWS A -6.0 HOTEL COLOR AND MATERIAL BOARD A -6.1 HOTEL CONDO COLOR AND MATERIAL BOARD L -1.0 SCHEMATIC LANDSCAPE PLAN PHASE I L -1.1 SCHEMATIC LANDSCAPE PLAN PHASE 11 GENE FONG A55500 C'M1I A TMESS TITLE, I SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 awNE DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. HOTEL MANAGEMENT 'A rllalhl 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT SIEET TITLE TITLE SHEET on,E. 03/24/14 JOB NUMBER 1330 IEET NUMBER A -0.0 1-11ILL 2111, MINE L- E-1-1 Seabiscuit Pacifica Specific Plan 130 W. Huntington Dr., Arcadia, CA 91007 SECTION 1.0 INTRODUCTION 1.1 Purpose and Authority A Specific Plan is a legislative tool that implements the General Plan by combining zoning requirements and development regulations that are tailored to a specific property. A Specific Plan is commonly used for a large site, a site where many individual properties have been assembled, or a site that requires special attention in terms of land use or development characteristics. The Seabiscuit Pacifica site requires special attention due to its limited size but unique location and ability to economically support Santa Anita Park, the current downtown revitalization community district, and the City of Arcadia (see Section 2 for site and project details). More specifically, it is the phasing of the project into two phases that has raised questions, which the Specific Plan looks to address. Phase 1 will consist of two new Marriott hotels and a portion of the existing Santa Anita Inc . Phase 2 will consist of removing the remaining Santa Anita Inn and developing the rest of the site into an 8- story hotel condominium. Any questions about the phasing will be addressed in the specific plan as well as how the planning, selling, and operating of the hotel condominium units will be done. The purpose of the Seabiscuit Pacifica Specific Plan is to define the range of permitted uses . development regulations and design guidelines for the development of the project site 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 race track, other important regional facilities in the City, and the adjacent Downtown area, • 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. 1.2 Document Approval The Seabiscuit Pacifica Specific Plan has been prepared pursuant to the provisions of the California Government Code, Title 7, Division 1, Chapter 3, Article 8, and Sections 65450 through 65457. The California Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy documents or by ordinance as regulatory documents. This Specific Plan is being adopted by the Arcadia City Council. The law allows preparation of Specific Plans as may be required for the implementation of the General Plan and further allows for their review and adoption. 1.3 Relationship of the Specific Plan to the General Plan, Zoning, and Other Ordinances Specific Plans must be consistent with the goals and policies of the adopted General Plans of local jurisdictions (California Code Section 65454). The Seabiscuit Pacifica Specific Plan implements the goals and policies of the City of Arcadia General Plan within the Specific Plan area The goals and objectives found in the Land Use Element support the City's desire to continue to create a future in which the economy and environment of the City is preserved and enhanced by new development. Section 2.3 provides a specific analysis of the Specific Plan relative to the City General Plan land use Jae "UMBER -1330 A -O.Oa GENEFONG A 3 3 0 C I A T E S and zoning designations. Appendix B, the General Plan Consistency Analysis, demonstrates how the ,,,•°°yl°,"„^, °° Seabiscuit Pacifica Specific Plan implements applicable goals and objectives of the City of Arcadia's PRDJECI . General Plan_ Various land use goals that support a viable economic future direction for the City SEABISC UIT This Specific Plan acts as a bridge between the General Plan and individual development proposals. It combines development standards and guidelines into a single document that is tailored to meet the PA CIFICA development needs of this specific site. The City of Arcadia's General Plan indicates that a Specific Plan is required for large parcels that may have development characteristics that are not addressed in the City's General Plan or Zoning. While the Specific Plan site is not very large (5.73 acres), it does represent a unique property in relation to the Santa Anita Park race track and so City staff has supported preparation of a Specific Plan for the hotel project application by Seabiscuit Pacifica, LLC on this site RESIDENCE INN FAIRFIELD INN The Seabiscuit Pacifica Specific Plan is developed within the overall framework of the City's Zoning & SUITES Ordinance, but provides separate development standards and guidelines that are customized to the AND HOTEL Specific Plan site The City's zoning standards are utilized for certain aspects of development. such CONDOMINIUM as parking and landscaping, while the Specific Plan provides other standards that are tailored to the unique location and opportunities of the Seabiscuit Pacifica Specific Plan site. Future discretionary PRIDJECT approvals for this site will be subject to the review procedures, findings and provisions of the Seabiscuit Pacifica Specific Plan and the City of Arcadia Zoning Ordinance. Related and /or 130 HUNTINGTON DR. subsequent approvals, such as Specific Plan amendments or architectural design review as deemed ARCADIA. CA 91007 necessary by the Development Services Director or designee, must be consistent with both the "`R' guidelines of the Seabiscuit Pacifica Specific Plan and the City's Zoning Ordinance. Where development regulations in this Specific Plan differ from those established in the City's Code, the DYNASTY COACHWORK provisions of the Seabiscuit Pacifica Specific Plan shall prevail. Where this Specific Plan is silent on a INTERNATIONAL / development regulation, the City of Arcadia' Code shall prevail. SEAeISCUIT PACIFICA. LLC. M- oTrr M Section 2.3 and Appendix B provide a more detailed analysis of the Specific Plan's consistency with Section General Plan policies and objectives. Although the proposed Seabiscuit Pacifica project is consistent with the City's General Plan and zoning (see Section 2.3), a Specific Plan was prepared to ���� address the following project characteristics. (a) development phasing, (b) the development agreement, and (c) the overall appearance of all buildings within the project. c,'t —.1 ASae� Management 1.4 Relationship to the California Environmental Quality Act CONTINENTAL ASSETS Adoption or amendment of a Specific Plan constitutes a project under the California Environmental MANAGEMENT Quality Act (CECA)_ A Mitigated Negative Declaration (MIND) has been prepared in accordance with the CECA Guidelines (CCR, Title 14, Division 6, Chapter 3 Section 15000-15387), and State CEQA Guidelines Sections 15070 through 15075 in particular to analyze the environmental impacts of the Seabiscuit Pacifica Specific Plan. The MND establishes the existing, onsite environmental conditions and evaluates the potential impacts of this Specific Plan. The MND references project design features and includes various mitigation measures that will be implemented through either the Mitigation Monitoring and Reporting Program or Conditions of Approval (refer to Appendix A). SILLET ,I,Lr. 1.5 Required Entitlements The discretionary actions to be considered by the City as part of the proposed Seabiscuit Pacifica SPECIFIC Specific Plan include approval of the following. PUN • Development Agreement • Seabiscuit Pacifica Specific Plan No. SP 14 -01 (Ordinance No 2314), • General Plan Amendment No CPA 14 -01 and Amendment the General Plan Land Use Map (Cityrc. Council Resolution No. 7013), - • Zone Change No ZC 13 -02 (SP -SP) and Amendment to the Zoning Map (Ordinance No 2315) " Ds /24/14 PILASE Jae "UMBER -1330 A -O.Oa • Mitigated Negative Declaration in compliance with CEQA (City Council Resolution No. 7013), • Conceptual Review of the overall project site plan and visual renderings, • Design Review of the Site Plan and Building Elevations for Phase 1; and • Design Review of the Site Plan and Building Elevations for Phase 2 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). • Review of landscaping /irrigation plans- . Certificate of Demolition • 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. 2.0 LAND USE PLAN 2.1 Location The project site consists of one parcel of approximately 5 7 gross acres located just east of the Santa Anita Park race track, just south of Huntington Drive, and just east of West Huntington Drive in the City of Arcadia. The site is depicted on the United States Geological Survey (USGS) Mt. Wilson. California 7.5- minute topographic quadrangle in Township 1 North. Range 11 West (no sections indicated), with a latitude of 34' 8' 21.7" North and a longitude of 118° 2' 77' West. The parcel Is bounded by Colorado Place /Huntington Drive to the north, the Arcadia City Hall complex to the south. East Huntington Drive to the east, and West Huntington Drive to the west. The project location is illustrated in Figures A -0.2 and A -0.3. The legal description is included in Appendix C. The project site consists of Assessor's Parcel Number 577-502 -4014. The precise description of the parcel is included as Appendix C. 2.2 Environmental Setting 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. Crane elevations are shown in Figure A -0.4. The site is fully developed with the Santa Anita Inn hotel that has occupied this property since 1955. The site has several improved access roads around its perimeter, including Colorado Place /Huntington Drive to the north, East Huntington Drive to the east, and West Huntington Drive to the west. 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 west, and a regional mall, Westfield Mall Santa Anita. is to the west of the racetrack. North of the project site are offices along Colorado Place and Huntington Drive, and a bank along Huntington Drive North of these commercial and office uses are existing residential 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 site is the Arcadia County Park. South of the proposed site are the Civic Center Athletic Field Recreational Area and the City Hall complex. An individual house used by the Salvation Army as a rehabilitation facility is immediately south of the southwest corner of the site and farther southwest are the Methodist Hospital, Quest Diagnostics Medical Lab, and Medical Library. 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 previous Figure A -0.2 shows the location of the project site and surrounding land uses. 2.3 General Plan Land Use and Zoning Constraints According to the Arcadia General Plan, the project site is designated for commercial uses. The City's General Plan Land Use Designation Map shows the land uses of the project site and the surrounding properties, as shown on Table 2.A. Table 2.A: General Plan Land Use and Zoning Designations Area)[Hrection Land Use Designations Zoning Designations Project Site Commercial — Downtown Overlay General Commercial (C -2) with Downtown Overlay' and Special Height Overlay (H -8)2 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 and R -1) (Santa Anita Park) Source. Arcadia General Plan Land Use Map, Hog le- Ireland 2010 and approved City Zoning Map, November 2010. ' .haws Floor Are. Rah. (FAR) up to 1 0 ' H -8 allows building heights up to 95 feet a 8 stones The City's General Plan says the following about the Commercial land use designation The Commercial designation is intended for permit a wide range of commercial uses which serve bath 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 Place, and Huntington Drive (1.0 FAR)... GENEFONG A 3 3 0 C I A T E S neewr- iue°0d {o°.ra.rne ru SEABISCUIT PACIFICA 0,01 in RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 130 HUNTINGTON DR. ARCADIA. CA DID07 OINEI DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA, I.I.C. 10 TEL uArvacE r�ry . �I11 commeacal Ae'e�' Men'geme nt CONTINENTAL ASSETS MANAGEMENT SPECIFIC PLAN onr[. o3/24/14 Jae nuuara -1330 A -O.Ob The description of "permitted" uses lists 'lodging' which typically includes hotels and other kinds of short -term temporary, vacation, or seasonal residences_ 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 are intended for and will be marketed directly to race track - related guests and staff as well as overseas investors. 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. The pre - selected buyers of these units will have the intent to only make short seasonal stays and rent out their unit for the majority of year as part of the hotel booking pool. 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. They will also be subject to TOT tax like a typical hotel. 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. 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_ 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. The total building area of the Seabiscuit Pacifica Specific Plan indicates the project FAR is slightly over 1.n (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. Finally, 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: 8276.2.2. - HEIGHT LIMIT. Any building or structure in Zone H may, by complying with the provisions of this Title, exceed the height limitation applicable to the basic zone in which it is located, provided, however, that no building or structure shall in any event exceed the height limit set forth in the following table_ Zone H4 - Four (4) stories or forty -five (45) feet, Zone H5 - Five (5) stories or fifty -five (55) feet, Zone HIS - Six (6) stories or sixty -five (65) feet. Zone H7 - Seven (7) stories or seventy -five (75) feet, Zone H8 - Eight (8) stories or ninety -five (95) feet_ The tallest building in the proposed Seabiscuit Pacifica project is the hotel condo building at approximately 95 feet with 8 stories of occupied space_ With the architectural roof projection, the hotel condo building will stand 95 feet at its highest point. The Seabiscuit Pacifica Specific Plan will be within requirements of the H -8 Height Overlay. In addition, the following documents and studies associated with the Specific Plan are on file at the I I PHASE Planning Division of the Development Services Department, 240 W. Huntington Drive, Arcadia, CA'. 03/24/14 Jae NUMBER -1330 A -O.Oc GENEFONG A 3 3 0 C I A T E S 2.4 Specific Plan Contents RoJECT. The Seabiscuit Pacifica Specific Plan includes the site plan floor plans, and elevations for the project buildings, as well as the accompanying renderings and site information, and the Conditions of SEABISCUIT Approval. The Specific Plan also includes the planned building heights, setbacks from West Huntington Drive, East Hungtington Drive, Colorado Place, and existing uses to the south. The site PA CIFICA plan and associated Initial Study provide information on environmental conditions of the site and potential environmental effects of the project, including traffic air quality, noise, drainage, utilities, and municipal services. Once approved, the Seabiscuit Pacifica Specific Plan will be shown on the City's Nolan official zoning map as SP -SP. The following graphical materials are hereby incorporated into the Specific Plan and presented at the RESIDENCE INN end of this section FAIRFIELD INN & SUITES A -0.0 Title Sheet AND HOTEL A -0.1 Site Photographs CONDOMINIUM A-0 la Site Photographs A -0.2 Vicinity Map RoJECT raraT�oN. A -0.3 Site Map A -0.4 Site Survey 130 HUNTINGTON DR. A -0.5 Existing Site Plan ARCADIA. CA 91007 A -1 .n Site Plan NEI A-1 Oa Fire Truck Access Route A -1.1 Site Plan Phase 1 DYNASTY COACHWORK A -1.2 Site Plan Phase 2 INTERNATIONAL / A -2.1 Hotel Ground Floor Plain SEABISCUIT PACIFICA, LLC. A -2.2 Hotel 2nd Floor Plan LOTEL MANaorMrNT. A -2.3 Hotel 3r1_4h Floor Plan ,.,. A -2.4 Hotel 5th -61h Floor Plan �II� A-2 4a Hotel Roof Plan HIto A -25 Hotel Room Type A -26 Hotel Room Type c,'t -.1 A...1. A -2.7 Hotel Elevations A-2 7a Hotel Elevations A -2.8 Hotel Sections CONTINENTAL ASSETS A -3.0 Hotel Condominium Ground Floor Plan NANAGENENT A -3.1 Hotel Condominium Floor Plan A -3.2 Hotel Condominium Townhouse Unit Plan A -3.3 Hotel Condominium Typical Unit Plans A -3.4 Hotel Condominium Elevations A -3.5 Hotel Condominium Sections A -4.0 Project Summary A -4.1 Phase 1 Views SILLET T'TLE. A -5.0 Views A -5.1 Views A -6.0 Hotel Color and Material Board A -6.1 Hotel Condominium Color and Material Board SPECIFIC L -1.0 Schematic Landscape Plan I PLAN L -1.1 Schematic Landscape Plan Phase II L -1 3 Schematic Landscape Plan Phase I & II Appendix A. Conditions of Approval and Mitigation Measures Appendix B'. General Plan Consistency Analysis " E Appendix C: Title Report and Assessor's Parcel Map In addition, the following documents and studies associated with the Specific Plan are on file at the I I PHASE Planning Division of the Development Services Department, 240 W. Huntington Drive, Arcadia, CA'. 03/24/14 Jae NUMBER -1330 A -O.Oc • `City of Arcadia General Plan. 'City of Arcadia. November 2010 • "Phase I Environmental Site Assessment.' Continental Assets Management. March 2003 • "Preliminary Geotechnical Assessment." Geotechnelogies, Inc. July 2013 • "City of Arcadia Zoning Map.'Hogle -I reland Inc. 2010 • `Santa Anita Inn Redevelopment Project' Kimley -Horn and Associates, Ina Original July 2013 and Updated November 2013 • Santa Anita Inn Redevelopment Project, Addendum to Traffic Impact Analysis." Kimley -Horn and Associates, Inc. 2013 • `Noise Impact Analysis." LSA Associates. Inc August 2013 • "Air Quality Analysis." LSA Associates, Inc. August 2013 • The Primary Records forms (full sets -523A and 523B, and Location Map, etc). • "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 • "Hydraulic & Hydrology Calculation -' Tritech Associates, Ina July 2013 2.5 Specific Plan Land Use Components The Seabiscuit Pacifica Specific Plan is proposed in the City of Arcadia at the southwest corner of Colorado Place and West Huntington Drive. The Specific Plan site occupies approximately 5.73 acres and is located at 130 Huntington Drive. The Seabiscuit Pacifica project proposes to construct two hotels, a Marriott Residence Inn and a Fairfield Inn and Suites and a hotel condominium tower and supporting parking for the entire project. The Seabiscuit Pacifica Specific Plan proposes a total of 257.589 square feet of building, including 142,320 square feet of "dual" (connected) hotel space with 210 rooms In two buildings and 115,269 square feet of hotel condominiums with 50 total units. Figure A -1.0 shows the proposed Seabiscuit Pacifica Specific Plan land use plan and Table 2.8 summarizes the proposed uses of the Specific Plan. The project hotels are intended to support patrons, employees, and managers of the Santa Anita Park race track on a regular basis, in addition to general guests to the City of Arcadia- The "dual" nature of the hotels will allow for a wider range of accommodations for race track and city guests. The hotel condominiums will also support this overall intent, but provide more long -term accommodations for race track employees and managers due to the longer racing season that Santa Anita will enjoy once the Hollywood Park race track is closed (scheduled for the end of 2013). These lodging - related uses are consistent with the goals of the General Plan for general commercial uses located around the Santa Anita Park race track. The dual hotels and the hotel condominiums are expected to generate a need for 85 new employees at build out. Table 2.13: Seabiscuit Pacifica S ecific Plan Land Uses Rooms/ Flo or Area Building Area' Percent Hotel - Related Land Use Spaces (square feet) (square feet) of Site Phase I hotels Residence Inn 1 121 93,895 22,745 1 9 Fairfield Inn and Suites 1 89 43,425 12,395 1 5 Santa Anita Inn (existing - temporary) 1 63 22,050 11,025 4 Subtotal 1 273 164,370 46,165 18 Phase ll 1 — I — FAR 1.03.1 Hotel Condominiums 50 115,269 13,524 Subtotal 50 115,269 13,524 5 Parking Surface Parking Phase I 293 a Floor Area Ratio= Building Area (in square feet]'. Site Area (249,598 square feet or 5.73 acres) per ALTA survey and Dual Hotel Parking (end of Phase II ) 227 4 A total of 77 surface parking spaces will constructed as pad of Phase ll. but 4 ofthese spaces will be dedicated for RESIDENCE INN hotel guest parking. Underground Parking Phase II 52 22,122) 2.5 Project Phasing AND HOTEL Surface Parking Phase II` 73 owners /developers responsible for on -site and off -site improvements necessary to support development of the project. The previous Table 2.B provides a summary of the various project uses Phase II includes demolition of the remaining portion of the Santa Anita Inn and construction of the hotel condominium tower, which will comprise 115,269 square feet and 50 total units. The hotel condominium tower will have eight floors and include 9 townhouses, 36 condominium units. 5 penthouses, and subterranean parking. The hotel condominium tower will have a maximum height of 95'' -0 ", including the penthouse and architectural roof projection. The basement parking, which will be constructed during Phase II for the condominiums, will contain 34,250 square feet and 52 garage SITEET T'TLE. parking spaces and 92 surface parking spaces as shown in Table 2.D. The parking requirements are two parking spaces for every unit and an additional one guest parking space for every two units. Each until have one covered parking space in the garage and one surface parking space, and all the guest SPECIFIC spaces will be located in the parking lot areas- Twelve (12) of the parking spaces in the garage will PLAN be in tandem configuration rather than side by side (refer to the Parking Plan on page A -3.1), but each set of tandem parking space 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 (refer to condition of approval no 3 of Appendix A). "LE' 03/24/14 Jae NUMBER 1330 GENEFONG A 3 3 0 C I A T E S Subtotal' 352 Development Total FDJECT. SEABISCUIT PACIFICA Dual Hotels 210 142,320 35,140 14 Hotel Condominiums 50 115,269 13,524 5 Total Rooms 260 257,589 48,664 1 19 Total Parking Sipsnpas 337 1 — I — FAR 1.03.1 Source' Gene Fong Associates (July 2013) Bul lding footprint ` At Phase 2 completion, 85 existing surface parking spaces are deleted from Phase 1 surface parking - a Floor Area Ratio= Building Area (in square feet]'. Site Area (249,598 square feet or 5.73 acres) per ALTA survey and County Assessor's Parcel data 4 A total of 77 surface parking spaces will constructed as pad of Phase ll. but 4 ofthese spaces will be dedicated for RESIDENCE INN hotel guest parking. FAIRFIELD INN & SUITES 2.5 Project Phasing AND HOTEL The Seabiscuit Pacifica Specific Plan is a self- supporting commercial project with individual CONDOMINIUM owners /developers responsible for on -site and off -site improvements necessary to support development of the project. The previous Table 2.B provides a summary of the various project uses RoJECT LaraT�oN. by phase. Development of the plan area will occur in two phases, generally as follows: 130 HUNTINGTON DR. Phase / ARCADIA. CA 91007 NER. Phase I will be completed by 2016 and will include a Residence Inn, a Fairfield Inn, an existing portion of the Santa Anita Inn and surface parking. Phase II will consist of the hotel condominium DYNASTY COACHWORK tower, garage parking, and surface parking. Phase I includes constructing a total of 142,320 square INTERNATIONAL / feet of hotel space in two connected buildings (i.e.. the Residence Inn and the Fairfield Inn). The two SEABISCUIT PACIFICA. LLC. hotels will contain a total of 210 rooms as outlined in Table 2.0 and include 63 additional rooms from LOTEL nnnNaoEnwENT. the existing Santa Anita Inn. The Residence Inn will have six floors with a maximum height of approximately 80 feet. The Fairfield Inn will have four floors with a maximum height of approximately �II� 6C feet. The existing Santa Anita Inn will have four buildings to be in operation with 63 rooms total HIto Phase I surface parking will have 293 spaces for the dual hotels and Santa Anita Inn. During construction of Phase I. a portion of the existing "Santa Anita Inn" hotel will remain in operation c ° " ° "e "tai ASae� (approximately 63 of the 110 rooms) and is to be demolished with Phase II construction. Table 2.0 and Table 2.D show 273 rooms and 293 parking spaces (208 spaces for the two new hotels and 85 spaces for Santa Anita Inn) at the end of Phase I. or CONTq ENTAL AS s Phase If Phase II includes demolition of the remaining portion of the Santa Anita Inn and construction of the hotel condominium tower, which will comprise 115,269 square feet and 50 total units. The hotel condominium tower will have eight floors and include 9 townhouses, 36 condominium units. 5 penthouses, and subterranean parking. The hotel condominium tower will have a maximum height of 95'' -0 ", including the penthouse and architectural roof projection. The basement parking, which will be constructed during Phase II for the condominiums, will contain 34,250 square feet and 52 garage SITEET T'TLE. parking spaces and 92 surface parking spaces as shown in Table 2.D. The parking requirements are two parking spaces for every unit and an additional one guest parking space for every two units. Each until have one covered parking space in the garage and one surface parking space, and all the guest SPECIFIC spaces will be located in the parking lot areas- Twelve (12) of the parking spaces in the garage will PLAN be in tandem configuration rather than side by side (refer to the Parking Plan on page A -3.1), but each set of tandem parking space 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 (refer to condition of approval no 3 of Appendix A). "LE' 03/24/14 Jae NUMBER 1330 Phase II parking will have 144 parking spaces in all, but 19 of the surfaces spaces will be dedicated to hotel guest parking_ After Phase II completion a grand total of 352 parking spaces will be available (remove 85 spaces from existing Santa Anita Inn hotel), which will yield a hotel parking ratio of 1.08. The project must be done in two phases due to the industry's economic cycle. Since the economy has been steadily climbing for the past two years, it indicates a peak market during the next five years. This means Phase II could start within 3 -5 years of Phase I completion. Due to the volatility of the economy, only an estimated timeline provided. The timeline is strictly contingent on the pre -sale success of the hotel condominiums. At least 50% of the units must be sold in order to secure a loan and for Phase II to move forward. During Phase I construction, the Santa Anita Inn will be able to continue employing the same hotel staff who have been dedicated to working there for many years. Loyalty to employees is taken very seriously, particularly those whom have reciprocated the same devotion and could be at risk of losing their job. The Santa Anita Inn equally values relationship with long -time hotel guests many of whom enjoy some nostalgic familiarity with the Inn. This will also financially benefit the City with continued tax revenue of about S120,000 per year Table 2.C: Seabiscuit Pacifica Rooms /Units Summary Project Rooms /Units Summar immediately turning right or enter the parking area to the north by driving counter - clockwise around Phase I Building # of Rooms /Units The project will prepare a sewer capacity study and provide a "fair share" contribution to help fund an Residence Inn 121 Fairfield Inn & Suites 89 An additional ten (10) feet is allowed for architectural features, chimneys, vents, equipment and other Existing Santa Anita Inn (PHI Only) 63 Total Phase I Rooms 273 Phase II RESIDENCE INN architecturally integrated with the adjacent structure in terms of materials, color, shape, and size. Where individual equipment is provided, a continuous screen is desirable. FAIRFIELD INN Hotel Condominium 50 2.7 Landscaping Requirements Total Phase 11 Units 50 spaces to hotel guests and the remaining 125 will be for hotel condominium guests. 2.6 Access /Improvements /Screening Primary access for the hotels will be at the merger of Colorado Place and West Huntington Drive. Primary access to the hotel condominiums will be off of West Huntington Drive. The Seabiscuit Pacifica Specific Plan will improve the fourth "leg" of this intersection to provide controlled access to the main project driveway. A driveway off of East Huntington Drive will serve as a secondary /emergency access point for both the hotels and condominiums. Main entrance into the parking lot will feature a one way (counterclockwise) circular driveway that will be one way. Cars entering the driveway will have to either enter the parking area to the south by GENEFONG A 3 3 0 C I A T E S immediately turning right or enter the parking area to the north by driving counter - clockwise around the circle. RoJECT. The project will prepare a sewer capacity study and provide a "fair share" contribution to help fund an SEABISC UIT expansion project already included in the City's Capital Improvement Program (CIP) that will provide adequate sewer capacity for this project. PA CIFI CA An additional ten (10) feet is allowed for architectural features, chimneys, vents, equipment and other accessory rooftop structures on the two hotel buildings. Such appurtenances not fully incorporated as architectural features shall be adequately screened by a wall. Any roof - mounted mechanical equipment shall be appropriately screened from view. The method of screening shall be RESIDENCE INN architecturally integrated with the adjacent structure in terms of materials, color, shape, and size. Where individual equipment is provided, a continuous screen is desirable. FAIRFIELD INN & SUITES 2.7 Landscaping Requirements AND HOTEL CONDOMINIUM A conceptual landscaping plan is included with the Specific Plan application and it will be phased as well. The proposal is consistent with City requirements and the overall landscaping plan for the Santa RoJECT �acnT�oN. Anita Park race track and West Huntington Drive. 2.8 Design Narrative 130 HUNTINGTON DR. ARCADIA• CA 91007 NER. 1. Building Architecture A. Hotels DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA. LLC. Art Deco was a prominent style of architecture around the world during the twenties and LOTEL MnNaoEMENT. thirties. The style has influence from the Modern Age industrialization period combined with ,.,. inspiration from ancient cultures such as Greece, Egypt, Mayans, and Aztecs. Art Deco is �II� the style of the Santa Anita Park grandstand and may also be found throughout Los Angeles_ The Art Deco design of the two hotels draws inspiration directly from the Santa Anita Park c "mi '. .1 ASae� grandstand. Strong vertical and horizontal lines and forms create depth and distinctive M9 „= planes. A repeated pattern of rectilinear forms enhance the verticality of the building and creates a visual experience with flowing waterfall effects that are characteristic of the Art CONTINENTAL ASSETS N ENT Deco style. 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. Bold shapes and rich colors project a sense of luxury and exuberance and exterior spot lighting of the buildings will highlight the two hotels by creating a dramatic night scene The Residence Inn and Fairfield Inn & Suites are Marriott products and must adhere to their design guidelines, which has its own requirements and restrictions. Designers are able to SILLET TITLE. tailor their designs to many different specifications and styles, but still must hold true to Marriott's prototype design. In comparison to their prototypes, the two Art Deco hotels are much different and are unique to Arcadia. The interior will feature the newest generation of Marriott hotel designs, which were only approved for use in the last year. Franchise also SPECIFIC requires all hotels to be updated every five years so guests will have the latest design and PUN experience. Marriott's designs have always experienced a lot of success as they are constantly being honed and have always scored well in customer satisfaction B. Hotel Condominium The architectural design of the hotel condominiums is inspired by French Normandy traditional architecture. Some of the attributes that lend to this style include pilasters, an TE. accentuated chimney clad with stone veneer, as well as pronounced trim and strategically 03/24/14 PILASE 10 JOB NUMBER -1330 A -O.Oe placed cornices on the building. The building will also have varied forms and profiles with an interesting skyline profile. The facade of the building is adorned with many different forms such as cylindrical corners, and circular balconies with decorative wrought -iron railing. The specific style of architecture was chosen because of its traditional and elegant appeal, which would complement the race track and the surrounding community. However, the aesthetics and architectural features, but not limited to color, materials, etc. can be modified as a collaborative effort between the City and design team. 2. Fences & Walls A. Hotels Proposed walls would include a 5 -6' perimeter wall that would enclose the hotel pool area and separate It from the entry turnaround to create privacy_ It will have stucco finish to match the buildings_ There will be a low 30" garden wall adjacent to meeting rooms, which would also be consistent in appearance with the adjacent architecture. The balance of the project will have extensive landscaping. B. Hotel Condominium Proposed walls for the hotel condominiums include a 5 -6' perimeter wall around the pool area to ensure guest privacy and child safety. It will have stucco finish to match the adjacent building. The balance of the project will have extensive landscaping to accentuate the surrounding architecture and mesh the two phases into one fluent design. No walls or fencing will divide the phases as required. C. Property Line The western property line will include a new 6-0" high wall that will have stucco finish to match the hotel condominium building. 3. Parking Parking lot will be illuminated in a manner to provide enough safe visibility and not be a disturbance to off -site traffic As part of Specific Plan conditional approval, parking lot lighting study will be performed prior to issuance of building permit. Guest safety is a priority and on- site security cameras will also be used to ensure this is achieved. 4. Phased Parking Lot During construction of Phase I, a portion of the Santa Anita Inn is to remain –four buildings with 63 rooms. There will be 85 parking spaces to accommodate guests and will be accessible West Huntington Drive and East Huntington Drive. Once Phase I is completed, the roams and parking spaces will be added to the two new hotels. Phase II will remove the remaining Santa Anita Inn to make way for the hotel condominiums_ The following summarizes the phasing of parking for the project. Phase I –(Residence Inn, Fairfield, and a portion of Santa Anita Inn) 208 new spaces 85 existing from Santa Anita Inn Total spaces After Phase 1 completion = 293 'Requirement is 1.2 parking -to -room ratio Rooms = 210 +63 = 273 Parking= 208 +85 = 293 Phase 2 – Hotel Condo (50 Units) Remove existing 85 spaces from Santa Anita Inn 92 new surface parking spaces 52 rev/ garage parking spaces 'Requirement is 2 parking spaces per unit plus 1 guest parking for every 2 units, so at least 125 spaces must be provided. JOB NUMBER -1330 A -O.Of GENEFONG A 3 1 0 C I A T E S Total spaces after Phase 2 completion = 352 spaces ..'.°t°+:+.°°+l°•�»`.. .. "'Only 125 spaces will be dedicated to hotel condo guests, while remaining balance of 221 FDJECT spaces will be dedicated to the two hotels parking. 5. Landscaping There will be many new trees, shrubs, and ground covers that will be planted to enhance the SEABISCUIT PA CIF'I CA aesthetics of the entire site. Unfortunately, many mature trees will need to be removed from our site as a majority falls within the buildings' footprints. The windrow of redwoods along East Huntington will be preserved. Prior to issuance of a grading permit for each phase, the Wolin 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 RESIDENCE INN project. The project landscaping plans shall attempt to preserve existing mature trees onsite FAIRFIELD INN to the extent feasible based on the tree assessment. This measure shall be implemented to & SUITES the satisfaction of the City Planning Division. AND HOTEL 6. Signs CONDOMINIUM Typical directional and room designation signage will be provided per code requirements. RoJECT �araT�oN. Exterior Marriott signage will also be installed on the exterior of the buildings. There will also be two small monument signs for the two hotels located along West Huntington. The size, height, and style shall be subject to review by staff through a Sign Design Review 130 HUNTINGTON DR. ARCADIA. CA 91007 OINEI . Application. Any new signage or replacement In the future shall be subject to a formal sign design review. No amendment to the Specific Plan is required. DYNASTY COACHWORK INTERNATIONAL / 7. Outdoor Equipment SEABISCUIT PACIFICA. I.I.C. LOTEL MnNaoEMENT. Outdoor equipment, devices, and trash will be shown on the landscaping plan. 2.9 Approval and Implementation w The Seabiscuit Pacifica Specific Plan is expected to be built out as outlined in the Specific Plan co.r�ReRC.I A..e� document and as shown on the attached plans (A -1.0 through A -5.5 and others outlined above), Including building heights and FAR allowances. Approval of the Seabiscuit Pacifica Specific Plan by Menep—t a»taLLa„ the City Council will constitute acceptance by the City that the proposed Specific Plan Is generally consistent with the General Plan, and that any modification to the building development CONTINENTAL ASSETS MANAGEMENT characteristics shown in this Specific Plan (with the exception of minor modifications to the landscaping plan) will require City Council approval of a Specific Plan Amendment. 2.10 Interpretation of the Specific Plan Interpretation of the provisions of the Specific Plan is the responsibility of the Development Services Director or designee. This authority extends to determining 'substantial conformance" with the standards, regulations, and guidelines of the Specific Plan and all associated documents, and EET TITLE . includes: 1. Determinations regarding issues, conditions, or situations that arise that not addressed by the Specific Plan. SPECIFIC 2_ Approval of signs in compliance with the standards of the zoning designation PUN 3. Additions, deletions and changes to the Specific Plan exhibits or text that substantially comply with the Specific Plan. 4. Adjustments to the site plan, building elevations, landscaping, parking, and all other conceptual plans. ArE _ 5. Building- mounted mechanical equipment or cellular installations. The Director or designee may make a decision on the above issues with or without conditions, or can TE. refer a decision to the Planning Commission and /or City Council at a noticed public hearing. Notice 03/24/14 JOB NUMBER -1330 A -O.Of shall be provided by publication in a newspaper of general circulation_ If necessary CEQA review and /or analysis will be conducted to determine the impacts of the request. Determinations of substantial conformance shall be made based on findings thatthe request_ GENEFONG A 3 3 0 C I A T E S reoaEC.. SEABISC UIT 1. Substantially conformsto all applicable provision of the Specific Plan. 2. Will not adversely affect public health and safety. PA CIF'I CA 3. Will not adversely affect adjacent properties. in RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM PRIDJECT TO—ON 130 HUNTINGTON DR. ARCADIA. CA 91007 13 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA. U.C. LO TEL unrvacEM�w`. �I11 ceorme.cal A..a�a Management CONTINENTAL ASSETS MANAGEMENT SILLET TITLE SPECIFIC PLAN oA,E. D3/24/14 PILASE Jae NUMBEa -1330 A -O.Og 1 _ APPROACH (NORTH) 4. HOTEL AND POOL (NORTHWEST) 2. ENTRANCE DRIVEWAY (NORTHWEST) 5. HOTEL (NORTHWEST) 3. ENTRANCE DRIVEWAY (NORTH WEST) 6. HOTEL (NORTHEAST) GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HOTEL MANAGEMENT 'A I11 A 111119 Conlinenta MAS Manage me nl CONTINENTAL ASSETS MANAGEMENT SITE PHOTOS ALE. MS ,E. 03/24/14 PIRSE JOB NUMBER 1330 SIEET NUMBER A -0.1 1-11ILL 2111, MINE L— E-1-1 7. BACK DRIVEWAY (SOUTHEAST) SITE AERIAL 8. BACK DRIVEWAY (SOUTHEAST) 11. PROPERTY LINE (SOUTHWEST) 13. PROPERTY LINE (NORTH) 9. PROPERTY LINE (SOUTHWEST) 10. HOTEL (SOUTHWEST) 12. PROPERTY LINE (SOUTHWEST) 14. PROPERTY LINE (NORTH) GENE FONG A 5 1 0 C I A T E S SEABISC UIT PACIFICA lolm RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. L-C. TEL MANAGEMENT' 'A II> A 111119 Conlinenta MAS Manage enl CONTINENTAL ASSETS MANAGEMENT OTEET TITLE SITE PHOTOS u[. MS RATE. 03/24/14 PIRSE JOB NUMBER1330 SIEET NUMBER A -0.1 a 1-111TH 2111, MINE L— E-1-1 di �O\ OOH 7 [IN \ / 0010 col ,e ♦ ; ♦ ♦ / O I 12 e 15� / ♦ g Z*4% e HUNTINGTON DR /00s 000' -� 3 7 e7 / / oo i �P J E C T LOC . N / � e O e e .:e e '%<* I� "/ / GENE FONG SEABISC UIT PA CIFICA Im RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HOTEL MANAGEMENT A �II> ConlinentalASSes M.:,�`ne9�ae n1 CONTINENTAL ASSETS MANAGEMENT OTEET TITLE SITE MAP u[. MS LATE: 03/24/14 PIASE JOB NUMBER :1330 A -0.3 1-111TH 2111, MINE L— E-1-1 'A ,.9 :8 GENE FONG 1AA O fnI A555006� T� EIS � O � IsB Il- �'J- �.�I L \ \� / y 9 \ \ Rio a wo u on nu w — r 1�vv PR 5 �� '� es g % OJECT. DENSE TREES -ss T �� �V e��s \ \\ SEABISCUIT 0�'2� o _ ' �,� i PACIFICA % ro�o �� 4- !/ i� 69 DENSE TREES -� TT� �� t� T 0 �s RESIDENCE INN �o lG���+ a V`. A T FAIRFIELD INN o - - - -�" U ° U s A�� A� &SUITES +Q s uz �� �T AND HOTEL 00 N _ 3 m `-L. ��' ill .0 y I - -- � a �� � V�. A,,i'�T CONDOMINIUM 4 _ - - m o� _,� ��� a PROJECT LocnTioN. ZmIl m s��� 13D HUNTINGTON DR. l \� \T \\ \— �T k ARCADIA, CA 91007 }} I I` R . A m \ ' m � aW DYNASTY COACHWORK 5 T _ � �� � � �� O �� /_- _ � \ \ '� INTERNATIONAL eti `� - SEABISCUIT PACIFICA. LLC. A' TRF�`. ��' A TEL MANAGEMENT 1, V8 �7 S 4„r 111 Contine 9W es Z n 1 C) \ 1 O I 2[1 4) ST CONTINENTAL ASSETS MANAGEMENT om DENSE TREES _ �O l�T tl _ _ �RE65 0oo° 465 'C "Jo a I l� 0 1 ( o Z r�� + T, �, z m, i `G OTEET TITLE �66Q � A ° �- -- SITE _ �f ` Ll SURVEY CO2 N 0�`- F* ch q ycc \ °� n = Hip DENSE TREES 5CALE, � PI NX ', ,�. - - -- 1/32 - =Y -0- p - nse. 03/24/14 ASPHss r/ o ' 6 < + SIB \66' \ \� \� \\ \\ \ \ \\ \\ X09 B NU MBE 6 s S / 1330 E TREES o s �' `� �' _ - - , - _ — 38°3. "-0(1 =� __� _ - -- .,_- _ � sMeeT NuMeere: 6x2,74 — — _ — — — — — — -- , -- ASPH �0 _ - - A -0.4 _ �HUTINGTON - - - -- ` = == ------==---- - - - = -- - - -_'= - - - - -=' - -' - - -_ -_ ------ - - - -_— - - - - = == --- - � = = -- -- 1oTH 2111 MINE L --1— Jl � a I (E) PROPERTY LINE (E) ADJACENT aal verinu J r EXISTING ENTRANCE AND EXIT \\ \\ \ s\\ N \\ N\ — \ \\ \\ X \\ \\ \\ ^ _ _ — (E) PROPER 1 Y LINE — \\ \� ,\1• WEST HUNTINGT�O\N\ DRIVE i I GENE WM PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL PROJECT LO—ICN 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. R ii Conimenta MAS Manage me nl SITE V PLAN ALE r =eD ,E, 03/24/14 PIASE A -0.5 0o J i I i w Illlll�i, �\ IIVG�blv oR ID���.�� 1— aI1Fd�u"�i, �Q��ra�rl ■ ..�. , c c c y E HUNTINGTON DR 1 CCA.IC En A.I C 1 PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES PROJECT LOC—N 13D HUNTINGTON DR. ARCADIA, CA 91007 NE DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. I EVEN I Continental Mes Maaege me nt SITE PLAN PHASE mot. r =eD ,E. 03/24/14 PIASE I cawa�aM„ H, 'r •a! ocw,ES I y + E HUNTINGTON DR 1 CCA.IC En A.I C 1 PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES PROJECT LOC—N 13D HUNTINGTON DR. ARCADIA, CA 91007 NE DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. I EVEN I Continental Mes Maaege me nt SITE PLAN PHASE mot. r =eD ,E. 03/24/14 PIASE I cawa�aM„ H, 'r •a! ocw,ES I ZNGTo /v �R a! y E HUNTINGTON DR 0` 0'o `0 OO A� 1 r.FNF FnNr. PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES PROJECT LOC—N 13D HUNTINGTON DR. ARCADIA, CA 91007 NE DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. I EVEN I ConlinentalASSes Manage enl SITE PLAN PHASE II ALE r =eo ,E. 03/24/14 PIASE GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. 'A II> 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT �� SIEET TITLE HOTEL SECOND FLOOR PLAN nL[. 3/32' =1' —O' ,E. 03/24/14 PIRSE JOB NUMBER.1130 SIEET NUMBER A -2.2 11oLL 21 11, MINI LRRR —o- ll GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. 'A II> 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT �� SIEET TITLE HOTEL 3RD & 4TH FLOOR PLAN nL[. 3/32' =1' —O' ,E. 03/24/14 PIRSE JOB NUMBER.1130 SIEET NUMBER A -2.3 11oLL 21 11, 1— LRRR —1-1 GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. 'A II> 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT �� SIEET TITLE HOTEL 5TH & 6TH FLOOR PLAN nL[. 3/32' =1' —O' ,E. 03/24/14 PIRSE JOB NUMBER.1130 SIEET NUMBER A -2.4 11oLL 21 11, 1— LRRR —1-1 KING STUDIO 460 S.F. TWO BEDROOM KING +QQ 796 S.F. QQ STUDIO 500 S.F. KING ONE BEDROOM END UNIT 568 S.F. QQ ONE BEDROOM 622 S.F. KING ONE BEDROOM 500 S.F. GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. A �II> Continent MAe Manage me ni CONTINENTAL ASSETS MANAGEMENT RESIDENCE INN ROOM TYPE ue. A 0 ,E. 03/24/14 PIASE JOB NUMBER.1130 SIEET NUMBER A -2.5 Y ®I I1 KING STUDIO 336 S.F. ■ 1 QQ STUDIO 363 S.F. KING SUITE 421 S.F. QQ SUITE 507 S.F. GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. Continent MAe Manage me ni CONTINENTAL ASSETS MANAGEMENT FAIRFIELD INN ROOM TYPE ue. A 0 ,E. 03/24/14 PIASE JOB NUMBER.1130 SIEET NUMBER A -2.6 EAST ELEVATION WEST ELEVATION GENEFONG A S S O C I A T E S SEABISCUIT PA CIFI CA RESIDENCE INN FAIRFIELD INN 8 SUITES AND HOTEL CONDOMINIUM 130 HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA, LLC. HOTEL M. GEM'w. of IN CoMinenWA —s Ma nags me nt CONTINENTAL ASSETS MANAGEMENT HOTEL ELEVATIONS IORLE. OaTE. 03/24/14 PHASE. JOB NUMBER- 1330 S—T NUMBER A -2.7 SOUTH ELEVATION NORTH ELEVATION GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. TEL MANAGEMENT' '.li I11 w 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT OTEET TITLE HOTEL ELEVATIONS ASE. 3/32' =1' —O' ,E. 03/24/14 PIRSE JOB NUMBER 1330 SIEET NUMBER A -2.7a 1-111TH 2111, MINE L— E-1-1 r RESIDENCE INN FAIRFIELD INN RESIDENCE INN SECTION FAIRFIELD INN SECTION GENE FONG A 5 5 0 C I A T E S SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HOTEL MANAGEMENT '.Ii I11 A 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT OTEET TITLE HOTEL SECTIONS AL[. 3/32' =1' —O' ,E. 03/24/14 PIASE JOB NUMBER :1330 A -2.8 1-111TH 2111, MINE L— E-1-1 ,. ■ - ■I IF ______lm ■■-■ I■■■ RESIDENCE INN FAIRFIELD INN RESIDENCE INN SECTION FAIRFIELD INN SECTION GENE FONG A 5 5 0 C I A T E S SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HOTEL MANAGEMENT '.Ii I11 A 111119 Continent MAe Manage enl CONTINENTAL ASSETS MANAGEMENT OTEET TITLE HOTEL SECTIONS AL[. 3/32' =1' —O' ,E. 03/24/14 PIASE JOB NUMBER :1330 A -2.8 1-111TH 2111, MINE L— E-1-1 GENE FONG A 5 6 0 C I A T E 6 SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HATEL MANAGEMENT Ill1 111119 Continental Qe CONTINENTAL ASSETS MANAGEMENT SIEET TITLE HOTEL SIGNAGE E� 3/32-=1' -0' oA JOB NUMBER: PIASE 1330 A -2.9 FEN ARFI EE EE lxi w%xo 'e�C"x�o lxe xiwxo E O. F NRnxc aMU ¢ ­0 $TELL F PMxxa SUU C2 STRIPED PARKING DETAIL L (AREA = 43 SF) A D A D (AREA = 72 SF) 14' -10" AIRFIELD A IRFIELD INN 6T SUITES :I arnott, NN & SUITES _ arrl0tt: C 12' MAX t12 MAX ALUMINUM CHANNEL LETTERS NI/ VINYL APPLIED AND PAINTED TRIM, COLORS AS INDICATED NOT USED �� BUSINESS ID WALL SIGN /4 ql E BUSINESS ID WALL SIGN Fo] NOT USED HOTEL HOTEL PAINTED, GOLD DESIGN SHALL CONFORM TO ARCADIA MONUMENT SIGN: FREESTANDING DIRECTIONAL SIGN FORMAT AREA = 49 SF A B (AREA AREA = 78 SF A B (AREA © 9' -7" � 24' -6" VINYL BURGUNDY © VINVL,RED VINYL. BLUE LED I es'dence Inn ITT arnott �2' es'dence In [Ott RJ ALUMINUM, CLR. ANODIZED MAX C 2' MAX CULTURED STONE. F❑ AEGEAN CORAL 8' —Q" ALUMINUM CHANNEL LETTERS "'/ VINYL APPLIED AND PAINTED TRIM, COLORS AS INDICATED SIGN /� q A 4 _ -0„ A2 HOTEL SS ID WALL SIGN q ^-0 A l HOTEL SS ID WALL SIGN ALL /J MA ERAILS & FINISHES SIGN GENE FONG A 5 6 0 C I A T E 6 SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HATEL MANAGEMENT Ill1 111119 Continental Qe CONTINENTAL ASSETS MANAGEMENT SIEET TITLE HOTEL SIGNAGE E� 3/32-=1' -0' oA JOB NUMBER: PIASE 1330 A -2.9 SECOND FLOOR PLAN PENTHOUSE FLOOR PLAN TYPICAL FLOOR PLAN F----7 MfCh)FLFL. 13 5x1 E I ,I �1 I I I L I I I I 52 °ARKiNG VAG`5 I I ♦ I 5 I I I STORE I 0 0 IL g 26,_0„ I 26'-0"' I I I I N SPORE 12 'i �C1.IELEC. rAICRINb rLAN m GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LOC. �II> ContinentMMes Manage ant CONTINENTAL ASSETS MANAGEMENT HOTEL CONDOMINIUM FLOOR PLAN ntE. 3/32._1,_0_ ,E. 03/24/14 PIASE JOB NUMBER.1130 SIEET NUMBER A -3.1 SECOND FLOOR TOWNHOUSE UNIT PLAN a. -y oiuw� ® uiuc ® E] 0105 0 1004 0- - 103 rF�re AreE4. Leo.,F AREA . --UFa IKEA szo.,F GROUND FLOOR TOWNHOUSE UNIT PLAN GENE FONG A 5 5 0 C I A T E S SEABISC UIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM I13D HUNTINGTON DR. I • DYNASTY COACHWORK ^ INTERNATIONAL / ,.,, II> A 111119 Conlinenta MAe Manage me nl CONTINENTAL ASSETS HOTEL CONDOMINIUM TOWNHOUSE UNIT PLANS ,E. 03/24/14 PIASE JOB NUMBER A -3.2 GENE FONG A 5 5 0 C I A T E S PROJECT SEABISC UIT PACIFICA ® o ® RESIDENCE INN FAIRFIELD INN 305 ®,,., E] ��_ & SUITES AND HOTEL 304 Oa`_M FFpe��„ 306 L CONDOMINIUM PROJECT LOCATION �1173;1 11 D 0 ® eoACOin 13D HUNTINGTON DR. ARCADIA, CA 91007 on iw -NIP AREA 1617AF aE .1670 ,.F aE .1550 ,.F DYNASTY COACHWORK INTERNATIONAL / SEARISCUIT PACIFICA. LLC. HOTEL MANAGEMENT A TYPICAL FLOOR UNIT PLAN �ll� 111114 Conimenta MAS Manage eni CONTINENTAL ASSETS MANAGEMENT OTEET TITLE HOTEL CONDOMINIUM TYPICAL UNIT PLANS ALE. 9 D ,E. 03/24/14 PIRSE JOB NUMBER.1130 ATEET NUMBER A -3.3 TOP OF BUILDING 95' Illlllflllfiiill_ Illrl�iii�llIIIIIIIIII 1111111111 w�w _, p ., I„ I��ni w w �'IIII fIIIIII IIIIII11�lii ! ! ! ®1 � � Illn�nnnllnn ®i Innun lnnalnl � i. 1. C� ■ I�� ■ !i '�, !.1 llllllln'lllilAi llllln llllpllll "� i= 1■ f � - lnnnnlumwl Inuin lnnpin � � Ell lnnnn�Ilniui Ilnlun IRlwnd •�' j� ;Hln +9l�lllllllll¢:IYI ,Po 7 ,0uw m" IAA' 91 "` 6 R�,, 546 EAST ELEVATION TOP OF BUILDING 95' ' 3 23' Z 12.6" WEST ELEVATION TOP OF BUILDING 9 TOP of NOOF 87'6'• 8 ®. 75'6" i F._ I�mJ `_ 7 65' 6 R�,, 546 5 f1'_ Iu' -� a� 44 4 31_6. 2 12 6" �un���� ��� T �rL NORTH ELEVATION BUILDING TOP OF 95' __ _ ...... 8 75'6" @ 7 l 65' 6 54.6,. F1 Fl L _ 5 44 FI Fl ® a S 33''6" 1 III_ 2 12.6„ SOUTH ELEVATION IGENE FONG A 5 5 0 C I A T E S J E AD 10 1, U11 PACIFICA ON in RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL IPROJECT LOC—N 13D HUNTINGTON DR. ARCADIA, CA 91007 1 U.NANI. DUAUHWUNN ilrny11111 111119 Conlmexta MAS Manage me nl CONDOMINIUM ELEVATIONS nL[. 3/32-=1' -0' ,E. 03/24/14 PIESE SECTION 1 PENTHOUSE PENTHOUSE RESIDENCES RESIDENCES RESIDENCES RESIDENCES RESIDENCES RESIDENCES RESIDENCES RESIDENCES glElICENIE1 TOWNHOUSES T TOWNHOUSES TOWNHOUSES PARKING PARKING SECTION 2 Toe °F R-F GENE FONG A55500 c IAA TMESS SEABISC UIT PA CIFICA OWN RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM I 13D HUNTINGTON DR. I DYNASTY COACHWORK INTERNATIONAL / ,.,, II> w 111119 Conlinenta MAe Manage me ni CONTINENTAL ASSETS HOTEL CONDOMINIUM BUILDING SECTIONS 3/32' =1' -0' ,E, 03/24/14 PHASE JOB NUMBER A -3.5 IPROJECT O CJECTDETYPESONN DUAL HOTEL R-1, ONDOMINI BUILDING JECT ALLOWED FAR: 1249,599 SURRFACE PARKINGSANTA ANITA INN (PHASE I( BS ROOM COUNT DETLIILED AREA BREAKDOWN RESIDENCE INN (PHASE I) Entry Vestibule CIRCULATION STAIR + ELEVATOR PUBLIC* AREA BACK OFHOUSE+ SERVICE +STORE HOTEL ROOMS TYPES KING DEL QUEEN KING DBLQUEEN - TOTAL LEVELS STUDIO STUDIO ONE BEDRM ONE BEDRM TWO BEDRM KEYS (1) GROUND 6 1 3 1 _ 11 (2) SECOND 9 6 4 2 1 22 (3) THIRD 9 6 4 2 1 22 (4) FOURTH 9 6 4 2 1 22 (5) FIFTH 9 6 4 2 1 22 (6) SIXTH 9 6 4 2 1 22 TOTAL 51 31 23 11 5 121 115,269 42% 26% 19% 9% 4% FAIRFIELD INN AND SUITES (PHASE I( TYPESI KING I DBLQUEEN I KING I DBLQUEEN I I TOTAL LEVELS SUITE SUITE KEYS (1) GROUND 2 2 5 5 m- (2) SECOND 2 2 N 7 25 (3)THIRD 2 2 14 7 25 (4) FOURTH 2 2 14 7 25 TOTAL 8 8 1 47 1 26 1 1 89 9% 9% 53% 29% TOTAL KEYS 210 RESIDENCE INN (PHASE 1) Entry Vestibule CIRCULATION STAIR + ELEVATOR PUBLIC* AREA BACK OFHOUSE+ SERVICE +STORE HOTEL ROOMS TOTAL GROSSSF �0 2,225 - - - -0 22,745 011 1,755 642 535 614 11,219 14,230 (3) THIRD 1,755 642 535 614 11,219 14,230 (4) FOURTH 1,755 642 535 614 11,219 14,230 (5) FIFTH 1,755 642 5,160 614 11,219 14,230 (6) SIXTH 1,755 642 614 11,219 14,230 ® - © - - -0 93,895 (8J PENTHOUSE 909 383 11,303 12,595 TOTAL 6,592 3,064 4,590 101,025 115,269 RESIDENCE INN (PHASE 1) Entry Vestibule CIRCULATION STAIR + ELEVATOR PUBLIC* AREA BACK OFHOUSE+ SERVICE +STORE HOTEL ROOMS TOTAL GROSSSF (1) GROUND 2,225 642 8,715 4,480 6,683 22,745 (2) SECOND 1,755 642 535 614 11,219 14,230 (3) THIRD 1,755 642 535 614 11,219 14,230 (4) FOURTH 1,755 642 535 614 11,219 14,230 (5) FIFTH 1,755 642 5,160 614 11,219 14,230 (6) SIXTH 1,755 642 614 11,219 14,230 TOTAL 11,000 3,852 8,715 7,550 62,778 93,895 FAIRFIELD INN AND SUITES (PHASE 1) Entry Vestibule CIRCULATION STAIR ELEVATOR PUBLIC" AREA BACK OF HOUSE+ SERVICE +STORE UNITS TOTAL GROSSSF (1) GROUND 1,200 270 3,555 1,300 8,170 12,395 (2)SECOND 1,345 270 535 . FAIRFIELD INN AND SUITES PUBLIC AREA L6,070 12,010 (3)THIRD 1,345 270 535 Board room 13,795 12,010 (4)FOURTH 1,345 270 535 3,555 13,795 12,010 TOTAL 5,235 1,080 5,160 1,300 13,795 48,425 HOTEL CONDOMINIUM BUILDING (PHASE II) Entry Vestibule CIRCULATION STAIR+ ELEVATOR PUBLIC" AREA Meeting room UNITS TOTAL GROSSSF (1) GROUND 1,543 383 3,430 1,295 8,170 13,524 (2) SECOUND 690 383 1,160 . FAIRFIELD INN AND SUITES PUBLIC AREA 12,577 14,810 (3) THIRD 690 383 65 Board room 13,795 14,868 (4) FOURTH 690 383 TOTAL 3,555 13,795 14,868 (5) FIFTH 690 383 13,795 14,868 (6) SIXTH 690 383 13,795 14,868 (7)SEVENTH 690 383 131795 14,858 (8J PENTHOUSE 909 383 11,303 12,595 TOTAL 6,592 3,064 4,590 101,025 115,269 TOTAL GROSS SF 1 257,589 PARKING INFORMATION PARKING (PHASE II) GROSSSF PROVIDED E%ISTING BASEMENT GARAGE 22,122 SURFACE PARKING- PHASE TOTAL283 PARKING SPACES IN PHASE 198 85 GARAGE PARKING - PIHASE II 52 _ SURFACE PARKING - PWASEII 102 _ OTAL 1 352 • RESIDENCE INN PUBLIC AREA Entry Vestibule 155 Lounge +front desk +breakfast +study 2,170 Meeting room 595 Exercise room 420 Guest Laundry 260 Pre Function 1,295 Meeting rooms 3,160 Restrooms 660 TOTAL 8,715 . FAIRFIELD INN AND SUITES PUBLIC AREA Entry Vestibule 150 Lounge +front desk + breakfast 2,570 Market 65 Board room 300 Exercise 345 Restrooms 125 TOTAL 3,555 • HOTEL CONDOMINIUM BLDG PUBLIC AREA Lounge 892 Office on Ground Floor 1Bfi0 Concierge 253 Multi Purpose Room 350 Restrooms 75 TOTAL FOR GROUND FLOOR 3,430 . Additional Office on Second Floor 1,160 GENE FONG A 5 5 0 C I A T E S SEABISC UIT PA CIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 13D HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA. LLC '.1, II>> A 111119 CoNinentalASSets MM�na9�.ee�t CONTINENTAL ASSETS MANAGEMENT SIEET TITLE PROJECT SUMMARY LATE. 03/24/14 PIRSE JOB NUMBER.1130 SIEET NUMBER A -4.0 S-2 5 -8 S -3 5 -4 G -1 G -2 5 -1 5 -5 5 -2 G -2 S -7 5-4 5 -4 5 -1 G -1 S -8 EgE EgE G-2 Eip S-2 5 -7 S -5 S -6 A fix IIIIIIII III" 5 -1 5 -4 S -3 G -2 G -1 5 -8 5 -1 5 -6 5 -2 G-2 S-3 5 -6 S -1 5 -3 G -2 5 -7 5-4 G -1 II II i l ®® irl ®® X03 ®® LT7 5 -3 S -5 S -6 S -7 SW 6150 5W6137 SW 7005 UNIVERSAL KHAKI BURLAP PURE WHITE G -1 SOLARBAN 60 GLASS BELOW-CLEAR GLASS INSULATING UN PPG OEM S-1 FS-21 - SW 7073 SW 6073 SW 6392 NETWORKGRAY PERFECTGREIGE VITALYELLOW G -2 SOLARBAN 60 CLEAR GLASS INSULATING UNII M -2 WITH COLORED SPANDREL WINDOW MULLION PPG GENEFONG A S S O C I A 7 E S SEABISCUIT PA CI FI CA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUMS 130 HUNTINGTON DR. ARCADIA, CA 91007 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA, LLC. a A I' �mmentalA:sev Management CONTINENTAL ASSETS MANAGEMENT COLOR AND MATERIAL BOARD 11/19/2013 1330 A -6.0 WEST ELEVATION $a STUCCO SW 6073 PERFECT GREIGE S-4 STUCCO SW 7005 PURE WHITE I& S -2 STUCCO SW 6083 SABLE S -6 STUCCO SW 7073 NETWORK GRAY NORTH ELEVATION wml& l a. --- JCWJIllLu 19PJallLIJL - I r ^;��J ]Ilflfmll�A"fllOrl['JE � e IW6CL� ���I "� Y�IUE _ JILLttOLLN � � J .1!11]1 CiI1C111"IIII IC II I fl J ®6Q �IfIfTiNO mTDrOB I Otbhtie4 =. JILL10mLC61 �iE ���� EAST ELEVATION SS STUCCO M-3 METAL BATTEN ROOF —T- 11 ROOF SLATE TILE WROUGHT IRON RAILING GENE FONG A S 5 0 CIA T E S SEABISCUIT PA CIFI CA RESIDENCE INN FAIRFIELD INN 8 SUITES AND HOTEL CONDOMINIUMS 130 HUNTINGTON OR. ARCADIA, CA 91007 OWNED DYNASTY COACHWORK INTERNATIONAL / .- SEABISCUIT PACIFICA, L-C. HOT -L M.— DEMENT. C ntnantal ASSals Ala ag�e� ni CONTINENTAL ASSETS MANAGEMENT 11EE1 ITL =: M -2 WINDOW MULLION COLOR AND MATERIAL BOARD C-1 TE. 09/24/13 PEn9e JOB NUMBER: 1330 SHEET NUMBER: A -6.1 SOLARBAN 60 CLEAR GLASS INSULATING UNIT CONCEPT PLANT SCHEDULE VERITCAL ACCENT TREE 21 COLUMNAR EVERGREEN TREE I6 PHOENIX DACTYLIFERA /DATE PALM CUPREESUE SEMPERV IRENE /ITALIAN CYPRESS m� 2C' ETH 24^ box EXISTING EVERGREEN BUFFER PLANTING 208 FLOWER NS ACCENT TREE 31 JACARANDA MIM051FOLIA / JACARANDA MULTI -TRUNK EERUOIA SEMPERV IRENS /COAST REDWOOD 36" BOX EXISTING TREES STREET TREE 14 INASH O N R D R TONIA OBUSTA / MEXICAN FAN PALM bb CEDR)E DEODARA'A)REA / DEODAR CEDAR I6 ETH GENE F O N G 30" SIX A S IC I A T E S PARKING LOT TREE 120 ® EXISTING STREET TREES E zyy �sw sT° >nv Ts�a f 050PI5 CHILENSIS / CHILEAN MESQUITE SE RUE DEODAR / DESO— CEDA PR R 24 BON EXISTING PRQIEC EVERGREEN CANOPY TREE 37 PREL MNARY SHRUB 6ROUNDCOVERS 56AL 3651 2AOEE SF SEABISCUIT F CU5 N TIDA / WEEPING FIG EUXUS M CRCPHYLLA JAPON CA / JAPANE5E FOIE COO - 36 BOX GALL STEMON C TR NU5 LITTLE JOHN /DWARF BOTTLE BRUSH n A /� i T' i /'A OANELLA TASMAN CA 'VARESATA' /FLAX LLY 1 ACL1�L1. DICHONORA REPENS / DICHONORA y ~� .LUwpv� HEL CTOTR CHON 5EMPERV REN5 / BLUE OAT 6RA55 HEMEROCALOS X 'BETTY WOODS' / DOUBLE YELLOW DAYL LY H B SW5 RCSA 9 NENS 9 'RA5PBERRY BREEZE' / CH NESS N EIWCU5 V VINE N R E LAR ATUH L VANEF , IVY ERANU FAIRFIELD INN RoEELENI Pa MM R ­C-L RESIDENCE &SUITES PITTOSPOrzuM O TBIRA 'TURNER'S VARIEG ­MARIE /VARIEGATED DwaR1 PITTOSPORUM 1­ 1E11E ocARPUS MACRCPHYLLUS / YEW PINE AND HOTEL -a °. °A WT, rep ROSMARINUS OFFIaNALS'FRO5TRATEE /DWARF ROSEMARY W COLS -L IEDEXTUAN RESIDENTIAL TOWER h� "u WpLxwnv TRACHEL05PERMUM ASIATICUM NARIEGATA' /VARIEGATED DWARF JASMINE v WUCOLS - M PR .ECT LRYEL oN. °a 1L RECREAT ONAL TURF 1902 5F 130 HUNTINGTON DR. / FESTICA ARUNDINACEA 'WATER9AVER BLEND' / WATERSAV ING BLEND OF TALL FESCUE ARCADIA, GA 91007 10 ° ANNUAL COLOR 2.355 EF OWNER . ANNUAL COLOR 4^ Pars 1 I2" O.O. Np1 DYNASTY COACHWORK PlEl E IJN INTERNATIONAL / C SEABISCUIT PACIFIC4 LLC. El LLL , °a' a9'Ae rt JJ : CONT NENTAL ASSETS HA! �� I I�. MANAGEMENT M1 � A - 1. DEUMTI °N SHEET THEE: 3r-HEMATIG °EE NO C" GENT LANDSCAPE CRO NANCE and CHTY STANOAROS LAIVl!5r_AFF_ MAXIMUM APPLIED WATER ALLOWANCE FLAN N re D v MAWA - (ETO) (.1) (LA) (.62) 1 ^ GG 502 X - X 48,720 X 62 - 1061453 GAL/YEAR J _ F ESTIMATED TOTAL WATER USE (ETD) 1.627 (PLANT FACTOR) (LA) SG+LE: A II t r i : .. � � 50.2 X .02 X E XX 48720 = E42,423 GAL/YEAR DATE: L 3/2414 5w L COMPLY w TH L APL C �L5 �D55 01 THE A MUNS PI I EN3 ��. LAN ri INI THE APE sUEUARE F00 _ e Nu MCER 1330 Pave N6 soua.Pe FOOtwe sFx of 15,001 SF ASSOCIATES EET Nunn9ER. RA TOTAL LANCSCAPE aYTi aD77 5F LANOxAPE ­­ _.._ _ _ _ _. _ _.._.._. ....... _ _ _ _..._.._....... ............... _.. _... ... W L_ S E HUNTINGTON DR SUfR\/E1' NOTES: LIONDAMEAR AND JACARANDAS ARE TOPPED AND THE A GHORISIA IS TOO LARGE TO MOVE. PIGUA NITIDA AND DEODAR GEDAR ARE TOO A.LRGE TO MOVE AND THE JACARANDAS ARE TOPPED. PLATANU5, SALIx, BETULA AND LIOU IDAMBAR ARE TOPPED AND THE PINES ARE TOO LARGE TO MOVE OR IN POOR HEALTH. SEQUOIAS ARE BEAUTIFUL AND TOO LARGE TO MOVE. E JAGARANDS ARE TOPPED, ER17HRINA5 ARE NICE BUT TOO LARGE TO MOVE. F EETULAS AND JACARANDAS TOPPED, PRUNUS POOR HEALTH,E PINUS TOO LARGE TO MOVE, LIQUIDAMBRR AND PLATANU5 TOPPED, LAGERSTROEMIA AND AGER PALMATJM ARE TOO CLOSE TO BUILDINGS TO SALVAGE. Cj 3 SEQUOIAS THAT ARE TOO LARGE TO MOVE. T'RAGHYGARPUS PALMS (6) NOT IN GREAT SHAPE, AREGASTRUM PALM SALVAGEABLE, ARGHONTOPHOENIX CLUSTER NOT TRANSPLANTABLE. J K L M N O \ \ \ \ \\ \\ \ \\ AGER PALMATUM IN POOR HEALTH, GHAMAEROPS CLUSTERS (4) SALVAGEABLE. AGERS, BETULAS ARE TOO GLOBE TO THE BUILDINGS TO SALVAGE, SEQUOIAS AND ERYTHRINAS ARE NICE AND TOO LARGE TO MOVE, PLATANU5 ARE TOPPED. AGER TOO CLOSE TO THE BUILDING AND THE NASHINGTONIA PALM IS TOO TALL AND CLOSE. PINUS (3) TOO LARGE TO MOVE, AGER NOT SALVAGEABLE, PLATANU5, LIQUIDAMBAR, AND JACARANDAS ARE TOPPED, GHORISIA 15 TOO LARGE TO MOVE. NA5HIN07ONIA PALMS (3) 60' TALL AND DIPPIGULT TO MOVE, AREGAETRUM PALM IN POOR SHAPE. PLATANU5, BETULA, ERYTHRINA AND ALDER TOPPED. EUGALYPTUS, NAEHINGTONIA PALMS (S), GERATONIA AND GINNAMOMUM ARE IN POOR SHAPE AND TOO LARGE TO MOVE, PROTECT DEODAR STREET TREES. SEQUOIAS ARE TOO CLOSE TO THE BUILDING TO SALVAGE, EUCALIFTU3 IN POOR HEALTH, PLATANU5 13 TOPPED. EUGALYPTUS IN POOR SHAPE, SEOUOIA TOO LARGE TG MOVE AND OLIVE IS POOR SHAPE. PLATANU5, LIOUIDAMBAR ARE TOPPED, HASHINGTONIA PALM WITH MULTI -TRUNK TOO TALL TO MOVE. PLATANU5 AND LIOUIDAMBAR ARE ALL TOPPED. SEQUOIAS ARE TO BE PROTECTED IN PLACE PLATANU5 AND LIGUIDAMBARS ARE TOPPED, ERYTHRINA 15 TOO LARGE TO MOVE, BETULA AND LAGERSTROEMIA TOO CLOSE TO BUILDING TO SALVAGE. ALEIZZIA, PLATANU5 ARE TOPPED, JUNIPERUS TOO CLOSE TO BUILDING, TiRAGHYGARPU3 PALMS (2) IN POOR SHAPE, PINUS TOO LARGE TO MOVE. PYRUS AND LAGERSTROEMIA TOO CLOSE TO BUILDING TO SALVAGE PYRUS AND LAGERSTROEMIA NOT GOOD SPECIMENS ERYTHRINAS ARE TOO LARGE TO MOVE. WILSON ASSOCIATES w SCALE: I" = 30 ane srnw r,. S -1.2. rC IA7E1 RRaen: SEABISCUIT PACIFICA woom RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL RESIDENTIAL TOWER 130 HIINTINOTON DR, ARCADIA, CA 910D7 OWNER: DYNASTY COACHWORK INTERNATIONAL / w `f[111f, CantineMalasseb Mena Aement CONTINENTAL ASSETS TREE 3URv E'i ERASE I II S—: TE. 11/15/13 JOR NIIN6ER: 133D L -1.2 APPENDIX A: 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 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- The applicant/prcpeny owner shall pay to the City, and make an advance deposit therefore with the City in an amount determined by the City, all fees and costs incurred by the City pertaining to the City Attorney's review and approval of the HOA CC &R's. Any funds remaining on deposit following such review and approval shall be returned to the applicant/property owner 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. 14 10. The applicant /property owner shall provide a street dedication along westbound Huntington Drive, to create a continuous 10' -0" parkway width. GENEFONG A 5 5 0 C I A T E S neew��iue°0d {o°•�a•ne roe RDJECT. 130 HUNTINGTON DR. ARCADIA. CA 91007 SEABISCUIT 11. The applicant /property owner shall provide signage to clearly mark the monument roundabout P.4 CIEICA as "One Way," and also provide signage to clearly mark the exits from the condominium hotel any buildings. site onto westbound and eastbound Huntington Drive(s) as "Left Turn Cri 12. New sidewalk along eastbound Huntington Drive per City Standard shall be constructed at the 4,01 in applicant's /property owner's expense. The property owner and site superintendent shall and employees of uses on the project site during special events and periods of high demand. coordinate with City Engineer and Public Works Services Director for the protection and /or RESIDENCE INN replacement ofexisting trees within the City's rights -of -way. FAIRFIELD INN CONTINENTAL ASSETS MANAGEMENT &SUITES 13. The applicant /property owner shall prepare a Standard Urban Stormwater Mitigation Plan AND HOTEL (SUSMP) for the proposed development, as prescribed by Los Angeles Department of Public recycling requirements, environmental regulation compliance, including National Pollution Works SUSMP Manual CONDOMINIUM 14. Prior to issuance of a building permit for each phase of the project, a detailed landscaping and PRDJECT LOr DN. irrigation plan shall be prepared by the applicanVproperty owner for the project site The proposed project shall comply with the requirements of the City's Water Efficient Landscaping 130 HUNTINGTON DR. ARCADIA. CA 91007 Ordinance. OINEI 15. No cell tower or other similar wireless communication facilities or electronic structure, antenna, or equipment (other than HVAC or air control units) shall be installed on the roof or exterior of DYNASTY COACHWORK INTERNATIONAL / any buildings. SEABISCUIT PACIFICA. I.I.C. ",er M nNacEMw, �II> HIto 16- The applicant/property owner shall enter into and maintain at all times reciprocal parking agreements with owners of property on which parking lot Is located within 2.000 feet of the project site as measured from the property line, for purposes of providing parking for guests and employees of uses on the project site during special events and periods of high demand. Promptly upon demand by the City, from time to time the applicant /property owner shall provide to the City evidence of all such agreements then in effect. Meta "e ntel Aeee� 17. All City requirements regarding disabled access and facilities; occupancy limits; building safety; CONTINENTAL ASSETS MANAGEMENT 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. EET T�T�E. 18. 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 SPECIFIC address any adverse impacts to the adjacent streets, rights -of -way, and /or the neighboring PLAN businesses, residents, or properties APPENDIX A 19. 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 nrE. hotels and hotel condominium. - TE. 03/24/14 PIASE 15 JOB NUMBER -1330 JOB NUMBER -1330 GENEFONG A 3 3 0 C I A T E S 20. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials. 26. Prior to the issuance of a building permit for each phase, the project developer shall require by •e°°+'°�»°•d° officers employees, and agents from and against any claim, action or proceeding against the contract specifications that contractors shall utilize power poles or clean -fuel generators for reoJEC.. City of Arcadia, its officials officers, employees or agents to attack, set aside, void, or annul electrical constructior equipment. Contract specifications shall be included in the proposed any approval or conditional approval of the City of Arcadia concerning this project and /or land project construction documents, which shall be reviewed by the City. SEABIS C UI T 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 27. Prior to issuance of a grading permit for each phase, the developer shall provide an PACIFICA provided for in Government Code Section 66499.37 or other provision of law applicable to this assessment of existing trees on the areas to be developed. This tree assessment shall be project or decision. The City shall promptly notify the applicant of any claim, action, or prepared by a qualified landscape architect and identify any existing large bushes or trees that proceeding concerning the project and /or land use decision and the City shall cooperate fully in can be relocated or preserved as part of the new development project. The project landscaping the defense of the matter_ The City reserves the right, at its own option, to choose its own plans shall attempt to preserve existing mature trees onsite to the extent feasible, based an the attorney to represent the City, its officials, officers, employees, and agents in the defense of the tree assessment. This measure shall be implemented to the satisfaction of the City Planning matter. Division. RESIDENCE INN FAIRFIELD INN 21. Approval of GPA 14 -01, SP 13 -02. and ZC 14 -01 shall not be of effect unless on or before 30 28. During project construction in either phase, the existing redwood trees along the east side of &SUITES calendar days after City Council adopts the Resolution and Ordinance, the property the property shall be protected by being taped or roped off with appropriate signage so AND HOTEL owner /applicant has executed and filed with the Community Development Administrator an construction equipment will not accidentally come in contact with and damage or destroy any CONDOMINIUM Acceptance Form available from the Development Services Department to indicate awareness trees The trees shall be sprayed with water at the end of each day when substantial amounts and acceptance of these conditions of approval of dust are generated (e.g, during grading or demolition) to minimize damage from dust PRIDJECT �araT�oN deposition. This measure shall be implemented to the satisfaction of the City Planning Division. Mitigation Measures as Conditions of Approval 29. Construction in either phase should not occur during the local nesting season (estimated 130 HUNTINGTON DR. The following conditions are found in the Mitigation Monitoring and Reporting Program (MAARP). February 1 to July 15). If any construction occurs during the nesting season, a nesting bird ARCADIA, CA 91007 Uw NEB. They are recorded here to facilitate review and implementation. More information on the timing and survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or responsible parties for these mitigation measures is detailed in the MMRP removal of any large trees on the existing hotel property. If the biologist determines that nesting DYNASTY COACHWORK birds are present, an area of 1 D feet shall be marked off around the nest and no construction INTERNATIONAL / 22. Prior to issuance of a building permit the applicant shall demonstrate that all project windows activity can occur in that area during nesting activities. Grading and /or construction may resume SEABISCUIT PACIFICA. LLC. are glazed or otherwise treated to minimize glare on surrounding roads and properties, to the in this area when a qualified biologist has determined the nest is no longer occupied and all oTE� MnNacEMENT satisfaction of the Development Services Director or designee. juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Services. 23. 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 30. Prior to demolition of any existing hotel buildings on the site, the completed DPR 523A and 5238 following during excavation and construction as appropriate: forms and a cover memorandum shall be submitted to the City for filing to offoially document the historical assessment for the Santa Anita Inn. This measure shall be Implemented to the satisfaction of M a1i "e ntel ASae� gem •Apply nontoxic chemical soil stabilizers according to manufacturers' specifications to all the City Planning Services. ,..,,1�.�P=„..,u inactive construction areas (previously graded areas Inactive for 10 days or more). 31. Whilethere is no known historical significance as that term is defined under CEQA, the applicant CONTINENTAL ASSETS • Water active sites at least twice daily (locations where grading is to occur will be has proposed to install a plaque indicating the location of the former Santa Anita Inn and its place in MANAGEMENT thoroughly watered prior to earthmoving). the histdry 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, as well as other historical • Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 facts about the site as reasonably recommended bythe Arcadia Historical Society or the City, and as feet of freeboard (vertical space between the top of the load and top of the trailer) in reasonably determined by the City. accordance with the requirements of California Vehicle Code (CVC) Section 23114_ 32. If cultural artifacts are discovered during project grading, work shall be halted in that area until a • Pave construction access roads at least 100 feet onto the site from the main road. 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 earthmovirg activities at the EET TI,LE. • Control traffic speeds within the property to 15 mph or less. project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The 24. Prior to the issuance of a grading permit, the project developer shall require by contract monitor shall be equipped to record and salvage cultural resources that may be unearthed specifications that contractors shall utilize California Air Resources Board (CARB) Tier II during grading activities_ The monitor shall be empowered to temporarily halt or divert grading SPECIFIC Certified equipment or better during the rough /mass grading phase for rubber -tired dozers and equipment to allow recording and removal of the unearthed resources_ PUN scrapers. Contract specifications shall be included in the proposed project construction 33. If any resources of a prehistoric or Native American origin are discovered, the appropriate APPENDIX A documents, which shall be reviewed by the City. Native American tribal representative will be contacted and invited to observe the monitoring 25. Prior to the issuance of a grading or building permit for each phase the project developer shall require program for the duration of the grading phase at tribal expense. Any Native American p-E. by contract specifications that contractors shall place construction equipment staging areas at least resources shall be evaluated In accordance with the CEQA, Guidelines and either reburied at 200 feet away from sensitive receptors. Contract specifications shall be Included In the project the project site or curated at an accredited facility approved by the City of Arcadia. Once - construction documents, which shall be reviewed by the City. grading activities have ceased or the cultural monitor determines that monitoring is no longer o3 /za/14 JOB NUMBER -1330 necessary, such activities shall be discontinued. This measure shall be implemented to the satisfaction of the City Planning Services. 34_ 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. 35. 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 signficance. Prior to issuance of a grading permit, the developer shall include a note to this effect on the grading plans for the project. 36. 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 • Recycleireuse 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. • 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. 18 GENEFONG A 5 1 0 C I A T E S • Install energy- efficient heating and cooling systems, appliances and equipment, and •re•°'°+I°�»`•d° control systems. FDJECT. • Install solar lights or light- emitting diodes (LEDs) for outdoor lighting or outdoor lighting SEABISC UIT that meets the 2013 California Building and Energy Code. PA CIFICA 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: RESIDENCE INN • Create water - efficient landscapes within the development. FAIRFIELD INN • Install water - efficient irrigation systems and devices, such as soil moisture -based irrigation & SUITES controls. • Design buildings to be water - efficient. Install water - efficient fixtures and appliances, AND HOTEL including low -flow faucets, dual -flush toilets, and waterless urinals. CONDOMINIUM • Restrict watering methods (e.g., prohibit systems that apply water to non - vegetated PRDJECT LO—ON. surfaces) and control runoff Solid Waste Measures 130 HUNTINGTON DR. To facilitate and encourage recycling to reduce landfill- associated emissions among others, ARCADIA. ADIA, CA 91007 OINEI 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 p Y g DYNASTY COACHWORK INTERNATIONAL / / percent of the area provided for the trash/rubbish enclosure(s) or as approved by the City's SEABISCUIT PACIFICA, I.I.C. Public Works Services Department. Provide employee education on waste reduction and 0TrL MnNacEMENT. available recycling services. w Transportation Measures HIto To facilitate and encourage non - motorized transportation, bicycle racks shall be provided in Go,ti a .1 ASae� convenient locations to facilitate bicycle access to the project area The bicycle racks shall be Ae ge rt shown on project landscaping and Improvement plans submitted for Planning Services i�aLLw -r=w approval and shall be installed in accordance with those plans. CONTINENTAL ASSETS MANAGEMENT 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. 37. 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 (LDP) are present. If ACMs and /or LDP EET 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. SPECIFIC 38. Prior to issuance of a grading permit, the developer shall file a Notice of Intent (NOI) with the PLAN Los Angeles Regional Water Quality Control Board to be covered under the National Pollutant APPENDIX A 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 nrE. 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 ,E 03/24/14 City Engineer. PIASE 19 JOB NUMBEa -t330 39. 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_ • 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. 40. 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. 20 GENEFONG A 3 3 0 C I A T E S Site Design BMPs • Minimize urban runoff by maximizing permeable areas and minimizing Impermeable areas PRDJECT . (recommended minimum 25 percent of site to be permeable). SEABISC UIT • Incorporate landscaped buffer areas between sidewalks and streets_ PA CIFI CA • 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. RESIDENCE INN • Construct onsite bonding areas or retention facilities to increase opportunities for infiltration FAIRFIELD INN consistent with vector control objectives. & SUITES AND HOTEL • Construct streets, sidewalks and parking lot aislestothe minimum widths necessary, CONDOMINIUM provided that public safety and a walkable environment for pedestrians are not compromised. eo�ECT � araT�oN: • Direct runoff from impervious areas to treatment control BMPssuchas landscaping /bioretention areas. 1ARCADINTI CRT 9N Doi Source Control BMPs Nea. Source control BMPs are implemented to eliminate the presence of pollutants through DYNASTY COACHWORK prevention. Such measures can be both non - structural and structural: INTERNATIONAL INTERNATIONAL SEAINTERN U.C. Non - Structural Source Control BMPs 10TEL MAN —MENT. • Education for property owners, tenants, occupants, and employees. ��pI11 • Activity restrictions. ■ Ito • Irrigation system and landscape maintenance to minimize water runoff. Mar^ "a ntzl A..e� gem • Common area litter control. CONTINENTAL ASSETS • Regular mechanical sweeping of private streets and parking lots. MANAGEMENT • 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. EET Treatment Control BMPs Treatment control BMPs supplement the pollution prevention and source control measures by treating SPECIFIC 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 PLAN evapotranspiration, including the construction of infiltration basins, bioretention facilities, and APPENDIX extended detention basins_ Where infiltration BMPs are not appropriate, bioretention and /or bictreatment BMPs (including extended detention basins, bioswales, and constructed wetlands) that provide opportunity for evapotranspiration and incidental infiltration may be utilized. Harvest and use SCALE . BMPs (e g., storage pods) may be used as a treatment control BMP to store runoff for later non- potable uses. ,E. D3 /24/14 21 e NuMaEa -t330 41. 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. • 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. 42. 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. 43. 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. . 44. 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. 45. 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. 46. 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 22 23 SILLET TITLE SPECIFIC PLAN APPENDIX A DATE. D3/24/14 PILASE Jae NUMBEa -1330 GENEFONG A 3 3 0 C I A T E S of occupancy permits for the affected phase of development. This measure shall be ..'°'°+I°•�»°.E. .. implemented for each phase to the satisfaction of the City Engineer. RoJECT. 47. Prior to issuance of occupancy permits for either hotel in Phase 1, the developer shall SEABISCUIT 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 PACIEICA exiting at the traffic signal. This measure shall be implemented to the satisfaction of the City Engineer. 48. 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 RESIDENCE INN implemented to the satisfaction of the City Public Works Services Department and the County FAIRFIELD INN Sanitation Districts of Los Angeles County as appropriate. & SUITES 49. Prior to issuance of an occupancy permit fur either hotel, the developer shall make a fair share AND HOTEL contribution to the City to help fund upgrading of the existing sewer in West Huntington Drive CONDOMINIUM 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 PRIDJECT �acAT�oN. to the satisfaction of the City Engineer and /or the City Public Works Services Department as appropriate. 130 HUNTINGTON DR. ARCADIA. CA 91007 50. Prior to issuance of an occupancy permit for either hotel, the developer shall also make a fair OINEI . 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. DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA, I.I.C. oTEC M , 51 In accordance with the City 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. �II� 52. Prior to issuance of an occupancy permit for either hotel, the developer shall make a fair share co.r�NeNC.I A..e� contribution to fund project - related portions of any Improvements needed to provide adequate `U ". 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. CONTINENTAL ASSETS MANAGEMENT 23 SILLET TITLE SPECIFIC PLAN APPENDIX A DATE. D3/24/14 PILASE Jae NUMBEa -1330 APPENDIX C: TITLE REPORT AND ASSESSOR'S PARCEL MAP 14 Force No. 140292 (10117 i)2) Cyder Number NC5158970 -SAl ALTA Standard O-Ei Pdicy Page Numder: 1 Western Regond Exceptions G A T G A 5 5 0 C A T E S 1 0 C I SEABISCUIT Phone PACIFICA First American Title Insurance Company National Commercial Services 40" in 502 N . Central Avenue, 8th Floor Glendale, CA 91203 RESIDENCE INN 3une 06, 2005 FAIRFIELD INN Escrow Officer: & SUITES Andrew S, Chang and Linda H, Chang AND HOTEL c/o Continental Asset Management CONDOMINIUM 1000 So. Fremont, Suite 1212 Dynasty Coachwork Internaticudl, Inc. Alhambra, CA 91803 aoaECT �araT�oN. 130 NUNTINGTON DR. Title Officer: Jeanie Quintal NEa. Phone (800) 668 -4853 Ext. 5021 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA. U.C. Policy Numhi LO TEL MnNacEMA. Escrow Officer: Brian Serikaku Phone: (714) 800 -3000 conanencal Aesa�a Buyer: Dynasty Coachwork Internaticudl, Inc. Manageme n] CONTINENTAL ASSETS MANAGEMENT Property: 130 West Huntington Drive Arcadia, CA 91007 Attached please find the following item(s): A Policy of Title Insurance Thank You for your confidence and support. We at First American Title Company maintain the SILLET TITLE fundamental principle: Custom er FirstI SPECIFIC PLAN APPENDIX C TE. 03/24/14 PILASE [Or3t American Titre-rns1e & Coapany JOB NUMaEa -'330 Form No. 1-002.92 (10/17P2) Order Number NCSS-158970 -SAI ALTA Standard Owner's Pdicy Page Number 2 We h rn Regona' Exceptions Policy of Title Insurance a ss nM r. RrC 4 iy ISSUED BY r- rstAmerican Title Insurance Company SLB]Ea TO THE EX al -SIOM W COVERAGE, THE ExCfPTiCNS HROM COVl CCNTNNED W SO DOLE B AND THE COYDITIONS PND SIIPLLATICNS, FIRST AMERICAN TITLE INSURANCE COMPANY, a California corpora dory herein called lh=- Company, insures, as of Dated Pdicy ,h.—,. STed Ie A, against Ins or damage, rot - -dng the Amomt of Irsuance stated in Sd-di A, sratalned v ircvred by the I_ d by realm d: 1. Title to the estate or interest described in schedule A being ve sted other than as stated therein: 2. Any del in odi-. enoLmbrarce on the title: 3. un-narketabili ty of the title; 4. LackoFa right cF-- toand From the land The Company will also pay the msts, att xin i Fees and expenses inaarred in defense Fthe title, as irc vad, but only to [he A.n: pr—dad in the Corditlms and 5tipuli ti.m. First Arnerican Title Insurance Company BY PHESli nrEST � �(fL,- ��r`Ti sFCHLrnl3r Fvst Arne ri Title7nsu- e CorWry y 15 Farm 1 1402,92 (10/17192) ALTA Standard Owner's Policy Western Regional Exceptions SCHEDULE A Premium: $4,001.40 Order Number: NCS- 158970 -SAS Page Number:3 Amount of Insurance: $5,265,000.00 Policy Number: NCS- 158970 -SAl Date of Policy: May 31, 2005 at 8:00 A.M. 1. Name of insured: Dynasty Coachwork International, Inc., a California corporation 2. The estate or interest in the land which is covered by this policy is: A fee 3. Title to the estate or interest in the land is vested in: Dynasty Coachwork International, Inc., a California corporation 4. The land referred to in this policy is described as follows: Real property in the City of Arcadia, County of Los Angeles, State of California, described as follows: THAT PORTION OF LOT 5 OF TRACT NO. 949, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17 PAGE 13 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 5, DISTANT THEREON SOUTH 38° 33' WEST 163.93 FEET FROM THE MOST EASTERLY CORNER OF SAID LOT; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID LOT, SOUTH 38° 33' WEST 671.58 FEET; THENCE NORTH 51° 27' WEST 307.71 FEET, MORE OR LESS, TO THE MOST SOUTHERLY CORNER OF THE LAND DESCRIBED IN THE DEED TO HERBERT S. KAMIN, RECORDED ON JULY 3, 1936 INSTRUMENT NO. 435 IN BOOK 14205 PAGE 282 OF OFFICIAL RECORDS, OF SAID COUNTY, THENCE PARALLEL WITH THE SOUTHEASTERLY LINE OF SAID LOT 5, NORTH 38° 33' EAST 60 FEET, TO THE MOST EASTERLY CORNER OF SAID LAND OF KAMIN, THENCE ALONG THE NORTHEASTERLY LINE OF SAID LAND OF KAMIN, NORTH 51° 27' WEST 193.80 FEET, MORE OR LESS TO THE SOUTHEASTERLY LINE OF HUNTINGTON DRIVE, AS DESCRIBED IN THE DEED TO THE CITY OF ARCADIA, RECORDED IN BOOK 9396 PAGE 145, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTHEASTERLY, SOUTH AND EAST ALONG SAID SOUTHEASTERLY AND SOUTH LINES OF SAID HUNTINGTON DRIVE, TO A LINE WHICH BEARS NORTH 51° 27' WEST PASSES THROUGH THE POINT OF BEGINNING, THENCE ALONG SAID LAST MENTIONED LINE, SOUTH 51° 27' EAST 125.49 FEET TO THE POINT OF BEGINNING. APIA: 5775- 024 -014 First American Title Insurance Coory7any GENEFONG A 3 3 0 C I A T E S SEABISCUIT PACIFICA RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 130 HUNIINGION DR. m. DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA, LLC. 10 TEL M cEErv`. M �IZl HIN Co4oen.1 ASaels Manageme ni CONTINENTAL ASSETS YANAl -- SPECIFIC PLAN APPENDIX C nATE. o3/24/14 PIASE Sa 330 IEET UMBEP Form No 1402.92 (10117192) Order Number: NCS- 158970 -SAl Farm No. 1402,92 (10117192) Order Number: NCS- 158970 -SAl ALTA Standard Osvner's Policy Page Number.4 ALTA Standard Owner's Policy Page Number:5 western Regional Exceptions western Regional Exceptions GENE F O N G A 3 3 0 C I A T E S and conditions therein contained, recorded July 8, 1999 as Instrument No. 99- 1244121, Official Records. PFDJECT SEABISC UIT SCHEDULE B 6. The terms and provisions contained in the document entitled "Agreement Regarding Application for Land Use Approvals and Regarding Indemnification of City of Arcadia" recorded December 22, EXCEPTIONS FROM COVERAGE 2004 as Instrument No. 04- 3311428 of Official Records. PA CIFICA This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees 7. Rights of parties in possession. or expenses) which arise by reason of: 8. A deed of trust to secure an indebtedness in the original principal amount of PART ONE $6,000,000.00 recorded June 01, 2005 as Document No.05- 1275682 of Official Records. RESIDENCE INN Dated: May 24, 2005 FAIRFIELD INN SECTION ONE Trustor: Dynasty Coachwork International, Inc., a California corporation & SUITES Trustee: Chicago Title Company, a California Corporation AND HOTEL 1. Taxes or assessments which are not shown as existing liens by the records of any taxing Beneficiary: Cathay Bank, a California Ranking Corp. CONDOMINIUM authority that levies taxes or assessments on real property or by the public records. R O�Em �OOAT�ON. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could 9. The terms and provisions contained in the document entitled "Hazardous Substances Certificate he ascertained by an inspection of said land or by making inquiry of persons in possession and Indemnity Agreement" recorded June 01, 2005 as Instrument No. 05- 1275683 of Official 130 HUNTINGTON DR. thereof. Records. ARCADIA. CA 91007 Nee: 3. Easements, claims of easement or encumbrances which are not shown by the public records. 10. A financing statement recorded June 01, 2005 as Instrument No. 05- 1275684 of Official Records.. Debtor: Dynasty Coachwork International, Inc. DYNASTY OACHWORK INTERNATIONAL / 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts Secured parry: Cathay Bank, a California Banking Corp. SEABISCUIT PACIFICA. LLC. which a correct survey would disclose, and which are not shown by public records. OTEL MnNacEMENT. 5. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the 11. A Deed of Trust to secure an original indebtedness of $1,000,000.00 recorded December 6, issuance thereof; water rights, claims or title to water. 2004 as Instrument No. 04- 3143290 of Official Records. HIN 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, Dated: November 19, 2004 Continental ASaels imposed by law and not shown by the public records. Trustor: Arcadia Land Corporation, a limited liability company Mn",n"9P7..,,t Trustee: Investors Title Company SECTION TWO Beneficiary: Grant Silver Development Limited CONTINENTAL ASSETS MANAGEMENT Affects the fee 1. General and special taxes and assessments for the fiscal year 2005 -2006, a lien not yet due or payable. A document recorded June 01, 2005 as IlTStrumelTt No. 05- 1275685 of Official Records provides that the above document was subordinated to the document recorded June 01, 2. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with 2005 as Instrument No. 05- 1275682 of Official Records. Section 75 of the California Revenue and Taxation Code. SILLET TITLE. The map attached, if any, may or may not be a survey of the land depicted hereon. First American 3. Water rights, claims or title to water, whether or not shown by the public records. expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title SPECIFIC 4. An easement for electric lines and incidental purposes in the document recorded November 8, insurance policy, if any, to which this map is attached. 1976 as Instrument No. 3286 of Official Records. PLAN APPENDIX C 5. A document entitled "An Ordinance of the City Council of the City of Arcadia Amending the Central Redevelopment Plant to Reauthorize the Power of Eminent Domain for the Period of n-E _ January 1, 1999 to December 31, 2010, Excepting Therefrom Certain Designated Residential Areas ", dated January 1, 1999 executed by City of Arcadia, subject to all the terms, provisions o3/za/14 PILASE First American Title Insurance Corri First American Title Insurance Coory7any JOB NUMaEa -1330 Il] Form No 1402.92 (10/17192) Order Number: NCS- 158970 -SAl ALTA Standard Owner's Policy Page Number:6 Western Regional Exceptions EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss .,damage, eta, attnmeys' fees or expenses which arise by reason of: 1.(a) Any law, ordinance .,governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the cocupancy, use, or enjoyment of the land (ii) the charact=r, dimensions or location of any improvement now or hereafter erected on the land; a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except I the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged .iolation affecting the land has been recorded in the public records at Data of Policy. (b) Any governmenral poll« power not excluded by (a) above, except to the extent that a notice of the exercise thereof -a notice of a defect, lien or 2numbance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy, Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has e—m d prior to Date of Policy which would be binding on the rights ofa purchaser for value without knowledge, 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded In the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured claimanq (d) attaching or created subsequent to Date of Policy; or (e) resulting in lass or damage which would not have been sustained if the Insured claimant had paid value for the estate or Interest Insured by this policy. 4. Any claim, which arises out of the transaction vesting In the Insured the estate or interest insured by this policy, by reason of the operation of Federal bankruptcy , state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate ar interest Insured by this policy being deemed a fraudulent conveyance or fraudulent transfer, or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer esults from the failure. (a) to timely record the instrument of transfer; or (h) of such re- rdatlan to impart notice to a purchaser For value or a judg —nt or lien creditor. CONDITIONS AND STIPULATIONS 1. DEFINITION OF TERMS. The following terms when used in this policy mean: (a) "insured": the insured named in Schedule A, and, subject to any right or defenses the Company would have had against the named insured, those who succeed to the interest of the named insured by operation of law as distinguished from purchase including, but not limited to, heirs, distribute,,, devisees, survivors, personal representative,, neat of kin, or corporate or fdudary successors. (b) "insured claimant a inure daiming lass or damage. (c) "knowledge" or "known: actual knowledge, not constructive knowledge or notice which may be imputed to an insured by reason cf any public ecords as defined in this policy or any othe rrecords which impart -nst b- notice of matters affecting the land. (d) "land the land described or referred m in Schedule (A), and improvements affixed thereto which by law con btun real property. The tar, "land" does not induda any property beyond the lines of the area described or referred n in Schedule (A), nor any night, title, int=erest, estate or easerrent in abutting stu-N, .ads, avenues, alleys, lanes, ways or waterways, but nothing herein shall modes or limit the extent to which a Light of aces to and from the land is insured by this policy. (e) "mortgage": mortgage, deed of test, trust deed, or other security instrument. (f) "public records ": records established under state statutes at Data of Policy for the purpose of imparting - nstructive notice of matters relating to real property to purchasers for value and without knowledge. With respect to Section 1(a)(iv) of the Exclusions from Coverage, "public records" shall also include environmental protection liens filed in the retards of the clerk of the United States district court for the dil in which the land is located, (g) "- marketability of the title ": an alleged or apparent matter affecting the title m the land, not excluded or excepted from coverage, which would entitle a purchaser of the estate or interest described in Schedule A m be released firm the obligation In purchase by virtue of a contractual condition requiring the delivery of marketable title, 2.CONTINUATION OF INSURANCE AFTER CONVEYANCE OF TITLE. Th e coverage of this policy shall continue in force as of Date of Policy In favor of an insured only so long as the insured retains an estate or interest in the land, or holds an indebtedness secured by a purchase money mortgage given by a purchaser from the insured, or only so long as the insured shall have liability by reason of covenants of warranty made by the insured in any transfer or conveyance of the estate or Interest. This policy shall not nfnue In farce In favor of any purchaser from the Insured of either (i) an estate or interest in the land, or (ii) an indebtedness secured by a purchase money mortgage given to an insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT. The Insured shall noti fy the Company promptly in writing (i) in case of any litigation as set forth in Section 4(a) below, FirstAmerican Title Insurance Company Farm No 1402.92 (10/17/92) Order Number: NCS- 158970 -SAl ALTA Standard Owner's Policy Page Numbs, 7 Western Regional Exceptions G G A I A S S O C A E S 1 0 C I (ii) incase knowledge shall come to an insured hereunder of any claim of title or interest which is adverse re the title m the attain or interest, as w.omwojriora is ured, and which might cause lass or damage for whirr the Company may be liable by virtue of this policy, or ne.se. .et.rn. a.. (iii) 't to the estate or interest, an insured, is rejected as unmarketable. IF prompt notice shall not be given to the Company, than as to the insured nOJECT. all liability of the Company shall terminate with regard to Ore matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any insured under this policy unless the Company shall be prejudiced by the failure and than only to the extent of the prejudice, SE A B I S C UI T 4. DEFENSE AND PROSECUTION OF ACTIONS; DUTY OF INSURED CLAIMANT TO COOPERATE. (a) Upon written request by the insured and subject to the options contained in Section 6 of these Conditions and Stipulations, the Company. at its own PA CIEI CA cast and without unreasonable delay, shall provide for the defense of an Insured In litigation in which any third parry asserts a claim adverse to the title or interest as insured but only as to those stared causes of action alleging a defect, lien or encumbrance or other matter insured against by this policy. The Company shall have the right m select counsel of its choice (subject to the right of the insured to object for reasonable cause) to represent the insured as to those stared causes of action and shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any IMF fees, costs or expenses incurred by an insured in the defense of those causes of action which allege matters not insured against by this policy. (b) The Company shall have the right, at its own cost, to institute and prosecute any action or proceeding or to do any other act which in its opinion may be necessary or desirable m establish t ,etitle tothe estate, or interest, asin r or topreven torr educe loss ordannitoaninsured The RESIDENCE INN Company may take any appropriate action under the n—of this policy, whether or notitshall be liable hereunder, and shall not thereby concede liability or waive any provision of the policy. If the Company shall exercise Its rights under this paragraph, it shall do an diligently. FAIRFIELD INN (c) Whenever the Company shall have brought an action or interposed a defense as required or permitted by the provisions of this policy, the $ SUITES Company may pursue any litigation to final determination by a court of competent ludsdttion and expressly reserves the fight, in its sole discretion, b appea from any adverse judgment ororder. AND HOTEL (d)l, all cases where this policy permits or requires the Company to prosecute or pmvde for the defense of any action or proceeding, the insured shall CONDOMINIUM re to the Company the right to so prosecute_ or provide defense in the action or proceeding, and all appeals therein, and permit the Company to ,� at IN option, the name of the insured for this purpose. Whenever requested by the Company, the insured, at the Company's expense, shall give PRIDJECT LION the Company all reasonable aid (I) in any action or proceeding, securing evidence, obtaining witnesses, p.ssuting or defending the action or proceeding, cr effecting settlement, and (ii) many other lawful act which in the opinion of the Company may be nece ssary - desirade to establish the title to the estate or interest— insured, If the Company is prejudi -d by the failure of the insured to furnish the required -,ios, ion, the Company's 130 HUNTINGTON DR. obligations ta the insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with ARCADIA. CA 91007 regard to the matter or mortars requiring such -operation. -NE1 S. PROOF OF LOSS OR DAMAGE. In addition m and after the notices required under Section 3 of there Conditions and Stipulations have been provided the Company, a proof of lass or damage signed and sworn to by the insured claimant shall be furnished to the Company within 90 days after the insured claimant shall ascertain the DYNASTY COACHWORK Facts giving rite m the lass or damage. The proof of loss or damage shall describe the defect in, or lien or encumbrance on the title, or other matter INTERNATIONAL / insured against by this policy which constitutes the basis cf loss or damage and shall state, to the extent possible, the basis cf calculating the amount SEABISCUIT PACIFICA. U.C. of the lass or damage. If the Company is prejudiced by the failure of the insured claimant tc provide the required proof of loss or damage, the LOTEL uANPEEmENT, Company's obligations In the insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such proof of loss or damage, w In addition, the insured claimant may reasonably be required to submit re examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and daces as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before crafter Date of Policy, which H Ito sonably pertain to the loss or damage, Further, if requested by any authorized representative of the Company, the Insured claimant shall grant Its Perm 'ssionr In writing, for any authonzed representative of the Company to examine, Inspect and copy all recordsr books, ledgers, checks, Continental ASaels connesponclence and memoranda in the custody or control ofa third party, which reasonably pertain In the loss or damage. Al'mformai designated Na"nag exert confidential by the insured claimant provided to the Company pursuant to this Section shall not be disclosed w others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured claimant to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in this CONTINENTAL ASSETS CONTINENTAL AS paragraph shall terminate any liability of the Company under this policy as to that claim. MANAGEMENT 6. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY. In case ofa daim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the amount of insurance under this poli ts cy together with any casr attorneys' fees and expenses incurred by the insured claimant, which were authorized by the Company, up to the time of payment or tender of payment and which the Company Is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations to insured under this policy, other than to make the payment requiredr shall terminate_, including any liability or obligation to defend, prosecute, or continue any litigation, and the policy shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle W th Parties Other than the Insured .,With the Insured Claimant. SILLET TrTLE. (i) to pay or otherwise settle with other parties for or m the name of an insured claimant any claim insured against under this policy, together with any cosy, attorneys' fees and expenses incurred by the insured claimant which were authorized by the Company up to the time of payment and which the Company is oblgated to pay; or (tp to pay orotherwire settle with the Insured claimant the loss or damage provided for under this policy, together with am costs, attorneys' fees and expenses incurred by the insured claimant which were authorized by the Company up to the time of payment and which the Company's obligated to SPECIFIC pay. Upon the exercise by the Company of either of the options provided for in paragraphs (b) (i) or 00, the Company's obligations to the insured under this PLAN polity for the claimed lass or damage, other than the payments required m be made, shall terminate, 'including env liability or obligation to defend, p.se-te or Conti nue any litigation. APPENDIX C 7. DETERMINATION, EXTENT OF LIABILITY AND COI NSURAN CE. This policy's a contract of indemnity against actual monetary lass or damage sustained or incurred by the insured dsiri who has suffered loss or damage by reason of matters insured against by this policy and only to the extent herein described. AtE (a) The liability of the Company under this policy shall not exceed the least of, (i) the Amount of Insurance slated in Schedule A; or. _ (il) the difference between the value of the insured estate or interest as Insured and the value of the Insured ascots or Interest subject to the defect, ien or encumbrance insured against by this policy 03/24/14 17 first American Title Insurance Company I I TIBET NuMaEn. 1330 Farm No 1402.92(10/17192) Order Number: NCS- 158970 -SAl ALTA Standard Owner's Policy Page Number:8 Westem Regional Exceptions (b) In the event the Amount of Insuance stated in Schedule A at the Data of Policy is less than 80 percent of the value of the insured estate or interest or the full consideration paid for the land, whichever is less, or if subsequent to the Date of Policy an improvement is erected on the land which es Ore value of the insured estate or interest by at least 20 percent aver the Amount of Insuance stated in Schedule A, then this Policy is subject to the fallowing, (i) where no subsequent improvement has been made, as to any partial loss, the Company shall only pay the loss pro ata in the proportion that the amount of insurance at Date of Policy bears to the total value of the insured estate or interest at Date of Policy; or (ii) where a subsequent improvement has been made, as to any partial loss. the Company shall only pay the loss pro rata In the proportion that 120 percent of the Amount of Insurance stated In Schedule A boors to the sum of the Amount of Insurance stated In Schedule A and the amount expended for the Improvement. The provisions of this paragraph shall not apply to costs, attorneys' fees and expenses for which the Company Is liable under this policy, and shall only pply to that portion of any lass which exceeds, in the aggregate, 10 percent of the Amount of Insurance stated in Schedule A. (c) The Company will pay only those costs, attorneys' fees and expenses incurred in accordance with Section 4 of these Conditions and Stipulations, 8. APPORTIONMENT. If the land described in Schedule (A)(C) co sists of two or more parcels which are not used as a single site, and a loss Is established off -fing are or re of the parcels but not all the lass shall be computed and settled on a pro roe basis as If the amount of insurance under this policy was divided pm rata as to the value on Date of Policy of each separate parcel m Me whole, exclusive of any improvements made made sub to Date of Policy, He's a liability or value has otherwise been agreed upon as to ead, parcel by the Company and the insured at the time of the issusno, of this policy and shown by an express statement or by an endorsement attached to this policy. 9. LIMITATION OF LIABILITY. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures the lack of a right of access to or from the land, res the claim of unme rketability of title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage used thereby. (b) In the event of any litigation, including litigation by the Company or with the Company, consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of— Ise-tiurisdict,o , and disposition stall appeals therefrom, adverse tc the title as insured. (c) The Company shall not be li r able fo loss or damage to any insured for liability voluntarily assumed by the insured in settling any claim or suit without the p,i.rwntter, consort of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY. All payments under this policy, except payments made for casts, attomeys' fees and expenses, shall reduce the amount of the insurance pro tart.. 11. LIABILITY NONCUMULATIVE. It's expressly understood that the amount of insurance under this policy shall be reduced by any amount the Company may pay under any policy insuring a mortgage to which exception is taken in Schedule B or to which the insured has agreed, assumed, or taken subject, or which is hereafter executed by an Insured and which Is a charge or lien on the estate or Interest described or referred do In Schedule A, and the amount so paid shall be dm eeed a payment under this policy to the Insured owner 12. PAYMENTOF LOSS. (a) No payment shall be made without producing this policy for endorsement of the payment unless the policy has been last or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company, (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Sti pulations, the loss or damage shall be payable within 30 days thereafter. 13. SUBROGATION UPON PAYMENT OR SETTLEMENT. (a) The Company's Right of Subrogation. \Nhenever the Company shall have settled and paid a claim under this policy,r all right of subrogation shall vest in the Company unaffected by any act of the Insured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Insured claimant would have had against any person or property in respect to the claim had this policy not been issued. If requested by the Company, the insured claimant shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right.f subregation. The insured claimant shall permit the Company to sue, compromise or settle in the name of the Insured claimant and to use the name of the insured claimant in any transaction or litigation invoking these rights or remedies. Ifs payment on account of a claim does not fully cover the lass of the insured claimant, the Company shall be sumog —c] m these nights and remedies in the proportion which the Company's payment bears to the whole amount of the loss. If loss should result from any act of the insured dairrantr as stated above, that act shall not void this policy, but the Company, in that event, shall be required to pay only that part of any losses insured against by this policy which shall exceed the amount, if any, lost to the Company by reason of the mpaimhent by the insured claimant of the Company's right of subrogation. (b) The Company's Rights Against Non - insured Obligors. The Company's right of subrogation against non- insured obligors shall exist and shall include, without limitation, the rights of the insured to indemnities, guaranties, other policies of insurance or bonds, notwithstanding any terms or conditions contained in those inshuni which provide far subrogation rights by reason of this policy. 14. ARBITRATION. Unless prohibited by applicable law, either the Company or the,,,ured may demand .,bltation pmsoant to the Title Insuance Arb t,.b., Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the insured arising out of or relating to this policy, any service of the Company in correction with it issuance or the breach of a policy pmvision or other obligation, All arbitrable matters when the Amount of Insurance is $1,000,000 or less shall be arbitrated at the option of either the Company or the insured. All arbitrable matters when the Amount of Insurance is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the insured. Arbitration pursuant to this policy and under the Rules in effect on the data the demand for arbitration is made or, at the option of the insured the Rules in effect at Data of Policy shall be binding upon the parties. The award may induce attomeys' lees only if the laws of the state in which the land is located permit a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(,) may be entered in any court having jun,diction thereof, The law of the situ, of the land shall apply to an arbitration under the Title Insurance Arbitration Rules, A copy of the Rules may be obtained from the Company upon request 15. LIABILITY LIMITED TO THIS PO LILY; POLICY ENTIRE CONTRACT. FlrstAmericdn Title Insurance Company Farm No 1402.92(10/17/92) Order Number: NCS- 158970 -SAl ALTA Standard Owner's Policy Page Number:9 West­, Regional Exceptions (a) This policy together with all erdarsements, if any, attached hereto by the Company is the entire policy and contract between the insured and the Company, In interpreting any provision of this polity, this policy shall be construed as a uvhol, (b) Any -aim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest covered hereby or by any action asserting such claim, shall be restnctei to this policy G A I G 1 0 C I A S S O C A E S uojr�unw�a ns.rer ra.rn. r.r PRDJECT . (c) No amendment of or endorsement to this policy can be made except by a writing end.aed henean or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. SEA B 1 S C UI T 18. SEV nit any ITY. In the event any provision of the policy Is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision PA C r n CA 1 1.1 l L 1. and all other provisions shall remain in full force and effect 17. NOTICES, WHERE SENT. All notices required to be given the Company and any statement in writing required to be furnished the Company shall Include the number of this policy and shall be addressed to the Company at 1 First American Way, Santa Ana, California 92707, or to the office which issued this policy, Wolin RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 18 130 HUNTINGTON DR. ARCADIA. CA DID07 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA. LLC. 10 TEL MAN— MEN. ` /11 HIN Continental Ax.ob Management CONTINENTAL ASSETS MANAGEMENT SPECIFIC PLAN APPENDIX C rE 03/24/14 PIASE first American Title Insurance Company e NI—P -1330 5775 24 i906�1887 10� 917 94? CAUPUS 1887 w f905 O¢ r 5775 -27 TC 30 F 5 crrr 0 :P y- ,It ir'P 5 -66 g4Yols��,y� '0 f v SAN RAFAEL SANTA CLARA I �ae�rs R� MOP�AN l� �8o9A4 a� cOR 15 25 88o7fsorooJOv 23o�z� DR $ 2aaaio.�Raro ���� �•$ ra.✓ �.� 2dl2pyZ 2f2 GfJZOPI -72 �� -i.. O R • y lT II.I ;a s� iQ ivwr. y1,7. Q AA 5T � I crrY 4 BONITA i I xxrrx• � ST I .n s9:x i CALIFORNIA I ST. �i ' I DIAMOND CEL 11.11 ARCADIA PARK . co(ivrY Y 9r� C FANG 9K. 5 6 9779 Ju.+ .ccvea. CST. Z GESNTOA ulQ 4 Z Q ALICE ST 5 C DR, BK. SANTA AANTA RANCHO P i - 97 - 98 577 TRACT NO. 949 My B, 17 - 13 TRACT Na 2409 _ _ M._B, 23 - ?3 OF LOS iaI .:ALlf, I GENErFON�G PA CIFICA 4,01 in RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM � INTERNATIONAL / SEABISCUIT PACIFICA. LLC �I11 conanen[al Aaae�a SIEET TITLE SPECIFIC PLAN APPENDIX C os /z4 /i4 19 11 oP.e , .11. «NE L- -1- 1 APPENDIX D: ALTA SURVEY T GENEFONG A 3 3 0 C I A T E S neew��iue°0d {o°•�a•�ne ree SEABISCUIT PA CIFICA GO in RESIDENCE INN FAIRFIELD INN & SUITES AND HOTEL CONDOMINIUM 130 HUNTINGTON DR. ARCADIA. CA DID07 DYNASTY COACHWORK INTERNATIONAL / SEABISCUIT PACIFICA. LLC. 10 TEL MAacEMEErv`. /11 cemme�cal Aeea�a Management CONTINENTAL ASSETS MANAGEMENT SPECIFIC PLAN APPENDIX D oA.E. D3/24/14 PIASE sae NI—P -1330