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Home My WebLink AboutItem No. 5 - Resolution No. 1967 - Arroyo Specific Academy Specific Plan DATE: July 26, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator Lisa L. Flores, Planning Services Manager By: Jordan Chamberlin, Assistant Planner SUBJECT: RESOLUTION NO. 1967 - RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF SPECIFIC PLAN NO. SP 15-01, ZONE CHANGE NO. ZC 16-01, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), FOR THE ARROYO PACIFIC ACADEMY SPECIFIC PLAN AT 325 NORTH SANTA ANITA AVENUE AND 400 ROLYN PLACE Recommendation: Adopt Resolution No. 1967 and forward a recommendation to the City Council SUMMARY The applicant, Mr. Phillip Clarke, has submitted applications for Specific Plan No. SP 15-01 (Arroyo Pacific Academy Specific Plan) and Zone Change No. 16-01, for the creation of an educational campus with up to 280 students at 325 North Santa Anita Avenue and 400 Rolyn Place. The project would encompass three separate buildings over two adjacent lots and would be tied together through pedestrian-ways and parking. Taken together, the three buildings would comprise a total of 38,300 square feet of instructional area and ancillary building space on a total project site of 1.68 acres. The operations of the existing Arroyo Pacific Academy located at 41 W. Santa Clara Street would be relocated to the new campus site. The proposed project requires approval of the following applications and documents: • A Specific Plan to develop and occupy the 1.68-acre site with a private high school campus with three buildings on two parcels. • A Zone Change and Zoning Map Amendment to change the zoning from C-M (Commercial Manufacturing with a Downtown Overlay) to SP-AP (Specific Plan- Arroyo Pacific). • A Mitigated Negative Declaration in compliance with the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission recommend approval of these applications to the City Council, subject to the conditions listed in the staff report. Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 2 of 15 BACKGROUND The Arroyo Pacific Academy (Arroyo Pacific) was established in 1998 at 100 East Live Oak Avenue in Arcadia. Arroyo Pacific is a four-year college preparatory high school for local and international students. The school outgrew its original grounds, and in 2002, received a Conditional Use Permit (CUP) to operate an “academic prep school and learning center” for up to 150 students at 41 W. Santa Clara Street, about 500 feet south of the proposed project site. In 2012, Arroyo Pacific applied for and received a CUP for a second building at 400 Rolyn Place (the Clarke Center), which is within walking distance of the main school building. The Clarke Center is a “trade school/education center” with state-of-the-art technology, arts, and fitness facilities for a maximum of 80 students and 5 employees. Together, the school is permitted to enroll up to 230 students, and has an existing enrollment of 178 students, and 25 employees. In 2014, Arroyo Pacific approached the City about adding a third building for school use. This building, 325 North Santa Anita Avenue, is currently occupied by various commercial uses. The City expressed concerns, however, that the disparate use of three separate buildings on this commercially- zoned segment of Rolyn Place would lead to conflicts between students walking from building to building and the various commercial and manufacturing uses in this area. In fact, the conflicts inherent in the existing situation between 41 W. Santa Clara and 400 Rolyn Place were the primary reason for these concerns. As an alternative, it was suggested that if Arroyo Pacific could consolidate their uses into a contained “campus”, this would be a more favorable and safe situation. Based on this reasoning, Arroyo Pacific began to put together proposals that would meet this goal of a self-contained campus. Several iterations of potential site plans for a campus were proposed to the City, some of which included adjacent lots at the terminus of Rolyn Place. However, the proposal put forward only includes the properties at 325 N. Santa Anita Avenue and 400 Rolyn Place, with a new building to be added at the 325 N. Santa Anita property. The proposed campus for Arroyo Pacific will have an entry point and activity point on Santa Anita Avenue, and parking and pedestrian-ways will connect the two properties and three buildings within the campus. Location of the Clarke Center at 400 Rolyn Place Current Location of Arroyo Pacific Academy 41 W. Santa Clara Street to be vacated Proposed new Location at 325 N. Santa Anita Aerial map showing existing and proposed sites Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 3 of 15 DISCUSSION The Arroyo Pacific Academy Specific Plan is intended to meet General Plan policies applicable to a defined area in Downtown Arcadia and to create zoning regulations to allow for and guide expansion and consolidation of an existing private high school. The project involves consolidating educational programs and administration onto a single school campus. The building at 41 W. Santa Clara Street would no longer be used by Arroyo Pacific. The proposed campus will include three buildings (referred to below as Buildings A, B, and C), circulation for pedestrians and vehicles, and three parking areas. Each improvement is described in the following paragraphs. Please see the proposed site layout below. “Gateway Structure” (Building A – New Construction) Building A, fronting Santa Anita Avenue, is the only new building proposed. Building A is intended as a modern, open air, one-story elevated structure to be built over an existing surface parking lot, which would remain for parking and vehicle access. The new building would accommodate seven 20-foot by 20-foot classrooms, one 20-foot by 15-foot classroom, an office, restrooms, and exterior walkways. Pedestrians would gain access to the second story by use of three stairwells and an elevator. The new structure would be approximately 5,948 square feet in area, and about 28 feet tall from grade to the roofline. The wing parallel to Santa Anita Avenue toward the front of the parcel will be about 135 feet long by 31 feet wide, as shown below: Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 4 of 15 This building creates the main entry point for the campus along Santa Anita Avenue, which is preferable given the activity on Santa Anita. In addition, this “gateway” structure will provide a street-edge presence on Santa Anita and create a real “campus” feeling as viewed from the right-of-way. Science, Math, and Technology Center (Building B – Remodel Existing Office Building) Building B, at 325 N. Santa Anita Avenue is an existing commercial office structure of approximately 16,440 square feet. Proposed tenant improvements will include restroom upgrades, and creation of classrooms and other spaces for educational and administrative use. Once remodeled, Building B will include: • Twelve classrooms about 20 feet by 20 feet • Two women’s restrooms and two men’s restrooms • Kitchen and dining hall • Library • Conference room • Offices • Storage areas Clarke Center (Building C) The Clarke Center, at 400 Rolyn Place is home to a teaching theater, a music room, a recording and editing studio, a dance studio, a fitness room, a green screen/media room, a computer lab, an art studio, and administrative offices. The Clarke Center is approximately 15,050 square feet in area and would be upgraded with minor exterior improvements. The proposed project requires approval of the following applications, and each is described in greater detail below: • A Specific Plan to develop and occupy the 1.68-acre site with a private high school campus with three buildings on two parcels. • A Zone Change and Zoning Map Amendment to change the zoning from C-M (Commercial Manufacturing with a Downtown Overlay) SP-AP (Specific Plan- Arroyo Pacific). • A Mitigated Negative Declaration in compliance with the California Environmental Quality Act (CEQA) A Specific Plan is the most appropriate land use tool for this project, given the type of land use proposed, and the effort to create a campus comprised of two lots and three buildings. The purpose of the proposed Arroyo Pacific Specific Plan (included as Attachment 2) is to define the overall project vision, outline the range of permitted uses, and describe the applicable development regulations and design guidelines for the project. In addition, the Specific Plan describes and illustrates pedestrian circulation, transit access, and vehicular circulation and parking. The Specific Plan provides a detailed analysis to show consistency with the General Plan for this area, near the Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 5 of 15 Downtown and close to transit. The current zoning for the area is Commercial Manufacturing (C-M) with a Downtown Overlay that allows a higher Floor Area Ratio. The land uses in this area have changed in recent years to include recreation uses, retail, office, and medical uses. In terms of the overall vision for the project, the Specific Plan lists the following goals: • Goal 1: Consolidate facilities on a single campus. • Goal 2: Continue and expand educational programs that emphasize science, math, art, and communication technologies used for 21st century careers in the surrounding commercial area and in the contemporary world. • Goal 3: Promote and encourage use of the Metro Gold Line, walking, and biking for daily commutes to the school. • Goal 4: Develop the campus in a manner compatible with surrounding commercial uses. To effectuate these goals, the Specific Plan lays out a coordinated site plan that includes a new building fronting onto Santa Anita Avenue, pedestrian walkways through the site, and new exterior treatments to the existing buildings to tie the buildings together architecturally. As has been stated, it is important to view the high school as a coordinated campus development. Development Standards The development standards proposed for the Specific Plan are essentially the same as the underlying existing zoning of C-M with a Downtown Overlay. This is to ensure compatibility with the surrounding developments. The proposed Floor Area Ratio of 1.0 is the same as the current zoning. As proposed, the 36,983 square feet of building area on site represents a Floor Area Ratio of 0.52, well within the allowable limit. Similarly, the project’s maximum proposed height of 28 feet for the new building is well within the Specific Plan’s allowable 40 feet. In order to adequately review the parking requirements for the use, a Transportation and Parking Study was prepared by Gibson Transportation Consulting (included as part of Attachment No. 3). The current school has a total of 71 parking spaces available between the properties at 41 W. Santa Clara and 400 Rolyn Place. As part of the Specific Plan, 47 parking spaces will be removed from the supply when the existing Santa Clara Street property is vacated, and 59 parking spaces will be added at the new location, resulting in a total proposed parking supply of 83 spaces. The Municipal Code parking requirement for “trade schools/private schools” is 1 parking space per employee and 1 parking space for every three students. Given the proposal, a total of 119 parking spaces would be required per Code (26 employees at 1 parking space each, and 280 students at 1 space per three students = 119 spaces). It is important to note that the existing Conditional Use Permits for the respective Arroyo Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 6 of 15 Pacific buildings allow less than Code-required parking, but the parking supply must be reviewed again given the changed campus layout proposed in the Specific Plan. In order to provide a realistic evaluation of parking demand and need for the project, Gibson Transportation Consulting conducted a peak parking demand survey of the existing use as well as a projection of parking need for the maximum number of students proposed for Arroyo Pacific. The peak parking demand was evaluated on three consecutive days in November, 2015. These three days, November 10-12, 2015 (November 11 was not a holiday), were viewed as typical school days. At that time there were a total of 151 students enrolled, as well as 26 employees of the school on site every day, in addition to any guests. The results of these surveys are provided below: Date of Survey Peak Parking Demand Number of Students Parking Demand Rate November 10, 2015 45 151 .30 spaces/student November 11, 2015 47 151 .31 spaces/student November 12, 2015 43 151 .30 spaces/student The surveys resulted in a parking demand rate of .31 spaces per student. At this rate the proposed parking supply of 80 spaces is only adequate enough to support a maximum of 258 students/faculty staff, even though the Applicant is requesting up to 280 students/faculty staff. Additional analysis of the need for guest parking spaces concludes that five (5) guest parking spaces should be provided on site. The Parking Study concludes that enrollment in the school should be limited to 258 students to ensure adequate parking is available at all times and until the parking shortfall can be rectified. Therefore a condition of approval to this effect has been proposed. The Specific Plan also includes regulations for setbacks, fences and walls, landscaping, lighting, signs, and storage, all of which are similar to the surrounding C-M zone and all of which are appropriate for the proposed use. Given that there is only one new building proposed, and the other two buildings are existing, the focus of these standards is to ensure a cohesive development. The full text of each of these development standards can be viewed in Attachment 2. Vehicular Circulation and Traffic A Traffic Study was prepared for the Specific Plan by Gibson Transportation Consulting. For purposes of the study, the Project Study Area was bound by the I-210 on the north, Santa Anita Avenue on the east, Huntington Drive on the south, and Colorado Place on the west. The Study area was designed to ensure that all potentially significant intersections were analyzed. The boundaries were extended to confirm that there were no impacted intersections outside the boundaries. There were seven (7) intersections studied. The analysis of existing traffic conditions includes an assessment of the existing street system, intersection traffic volumes, current operating conditions, and existing public transit services. The peak hours for a private school tend to coincide with typical peak hours for commuter traffic (7 a.m. to 9 a.m., and 4 p.m. to 6 p.m.). Therefore, peak period traffic was analyzed at all seven intersections. At full buildout of the Specific Plan, with 280 students enrolled, the project Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 7 of 15 would generate a total of 694 daily trips on a typical weekday, including 227 morning peak hour trips and 48 afternoon peak hour trips. When accounting for the existing impacts of the school, this equates to a total of 248 net new trips, with 81 net new morning peak trips and 17 net new afternoon peak trips. The City has threshold criteria to determine significant impacts to intersections. Based on these criteria, a project has an impact if traffic demand generated by the project equals or exceeds 2% of the intersection’s capacity, causing or worsening level of service. Based on all analyses conducted, the project would not exceed these criteria at any of the seven studied intersections. Further, no impacts would occur at the ramps to the I-210 Freeway. All relevant data and conclusions can be found in the Transportation Study contained in Attachment 3. In addition to traffic analysis, the Project’s internal circulation was assessed to ensure safe traffic flow to and within the Project site. The median that exists in Santa Anita Avenue currently will prohibit left turns into or out of the site, which provides additional safety assurance for turning motions. The proposed pick-up and drop-off plan calls for vehicles to enter the campus via the northerly driveway on Santa Anita Avenue, pick-up or drop-off students adjacent to the school buildings near Rolyn Place, and exit the campus via Rolyn Place. The new pick-up/drop-off zone provides 320 linear feet of queuing area that could accommodate 15-16 vehicles completely on campus. Projections of the maximum queue for the increased student enrollment levels is 9-11 vehicles, so the proposed design provides more than adequate queueing space. The existing pick- up/drop-off operations at the Clarke Center will remain in place with no operational changes. Vehicles will continue to enter the parking lot off of Rolyn Place and students will be dropped off at the side entrance to the building. It is important to note in consideration of traffic, parking, and circulation that a large portion of the expected impact is already occurring in this area. Through operation of the existing Arroyo Pacific Academy and the Clarke Center, much of the traffic is already occurring in this area. The consolidation of the operation will concentrate this impact, but in a more logical manner. Design Guidelines The Specific Plan provides design guidelines as well, including those related to compatibility, massing, scale, and form. With only one new building proposed, at a total of 6,810 square feet, the design guidelines must also address the existing buildings and Proposed Student Pick-Up and Drop-off Circulation Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 8 of 15 the compatibility between the buildings. The design guidelines within the Specific Plan are intended to perpetuate design quality for the new construction, while also enhancing the character of both the Santa Anita corridor and the Rolyn Place streetscape. They closely mirror the City’s overall Commercial Design Guidelines. Given the major differences between these streets, as well as the differences in the existing buildings, the design guidelines are broad enough to achieve the goal of a cohesive development. The new building (Building “A”) is a modern, open air, one story elevated structure built over a surface parking lot. The building creates a street edge on Santa Anita, with neutral colors, glass, and tasteful signage. Despite the fact that there are openings for access and egress, the building manages to create a solid frame along the street. Even though most existing buildings in this area are set back from Santa Anita Avenue, the long term vision for this important corridor is for more street presence. Several newly approved buildings along Santa Anita Avenue in this area will engage with the street more dramatically, and the Arroyo Pacific Academy Building “A” will also provide this presence. The design style is contemporary with bold and distinctive lines and forms. Strong vertical and horizontal lines create depth and distinctive planes. The building wall along Santa Anita is set at a slight angle to create shadow and the appearance of articulation. Fences, signage, and landscaping along Santa Anita are used to minimize the visibility of vehicles from the public right-of-way, add visual interest on the ground level, and to lessen the verticality of the elevated building. The proposed materials of travertine stone with metal reveals, hardy board panels, glass, and anodized aluminum louvers, are thoughtfully incorporated on all sides of the structure. The exterior facades of the existing two buildings will be remodeled to create consistency between the buildings and an overall campus feel. FINDINGS Section 9296.8 of the Arcadia Municipal Code requires that for a Specific Plan 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. The Specific Plan provides a General Plan consistency analysis in Section 1 that describes the project’s consistency with General Plan goals related to Land Use, Economic Development, Circulation and Infrastructure, Parks, Recreation and Community Resources, and Resource Sustainability. The most important discussion related to General Plan consistency is land use. Given its location on the active Santa Anita corridor, it is important that the building be memorable and be at scale with the street. This portion of Santa Anita Avenue Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 9 of 15 has a disparate group of uses that can be tied together through architecture and relationship to the street. The recently constructed Mercedes Benz dealership has been completed a few blocks south, and a new office building and residential project have been approved on nearby parcels along this stretch of Santa Anita Avenue. All of these projects are modern and contemporary in their architecture and all will make bold statements on this stretch of Santa Anita. The new building proposed for the Arroyo Pacific Academy will provide a presence along the street that will add to the vitality of the area. This area is an excellent example of General Plan Land Use Goal LU-1: “A balance of land uses that preserves Arcadia’s status as a Community of Homes and a community of opportunity,” and Land Use Goal LU-6, “Attractive and vibrant commercial corridors that provide for the retail, commercial, and office needs of Arcadia with expanded opportunities for mixed use development.” The private school offers an active and complementary land use in this area that will promote business activity in neighboring uses and heighten the visibility of the area. The project 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 analyzed all the potential impacts, and all the project impacts are less than significant or can be reduced to less than significant levels with the implementation of the recommended mitigation measures. Therefore, the proposed project would not be detrimental to the public health, safety, and welfare. In addition, the current layout of Arroyo Pacific’s buildings is disconnected and results in students going back and forth on a commercially zoned street. The consolidation of this use into a campus provides a more logical land use pattern that will minimize conflicts with surrounding uses and buildings. Further, the proposed building to be placed along Santa Anita Avenue will provide a memorable entry statement for the site and add to the vitality of the area. 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: The Specific Plan is the appropriate process to implement the provisions of the General Plan for this land use. While the use is not a commercial use, it is imperative that the City be flexible and nimble in the treatment of its commercial corridors. Retail is retracting in many ways since the Great Recession and as a result of online shopping and consumer preference. As a result, commercial corridors need to evolve and allow uses in areas where heretofore they may not have been desirable. In this case, Arroyo Pacific Academy has been operating in this area for a number of years. The Specific Plan provides a method of consolidating the existing uses with a new building in a cohesive way. As such, the Specific Plan is a desirable planning tool to further the redevelopment of this area. Zone Change and Amendment to the Zoning Map Currently, the site is zoned C-M with a Downtown Overlay. The proposed Specific Plan will create a new zone of “SP-AP” for the 1.68-acre project site. To facilitate the zone Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 10 of 15 change, the following would replace the existing language within Division 9231; Establishment of Zones in the Arcadia Municipal Code: 9231.21.4 SP-AP - Arroyo Pacific Specific Plan The above zoning map showing the proposed revision is attached to this staff report (refer to Attachment No. 4). All development within the SP-AP 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. ENVIRONMENTAL ASSESSMENT 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. 3). The project with mitigation measures will have less-than-significant impacts for the following areas: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation/Traffic, and Utilities and Service Systems. A detailed review is included in the Initial Study. The mitigation measures have been added as conditions of approval for the project. The City has prepared a Mitigated Negative Declaration. In accordance with Section 21091 of the California Environmental Quality Act (CEQA) and Section 15073 of the CEQA Guidelines, the Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the Arroyo Pacific Academy Specific Plan Project was circulated for public review and comments for 20 days from July 6, 2016 to July 26, 2016. 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 Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 11 of 15 period, public agencies, organizations, and the public in general were afforded the opportunity to review the Draft IS/MND, and submit written comments regarding the documents and the proposed project. During the comment period, staff received comments from the following agencies: • Gabrieleno Band of Mission Indians – Kizh Nation • Department of Fish and Wildlife PUBLIC NOTICE/COMMENTS Public hearing notices for this item were mailed on July 6, 2016 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 July 7, 2016, including a Notice of Intent to Adopt the Mitigated Negative Declaration, which was filed with the L.A. County Recorder’s Office for the required 20-day posting on July 6, 2016. Staff did not receive any public comments on this project from residents. RECOMMENDATION The Development Services Department is recommending adoption of Resolution No. 1967, which recommends approval to the City Council of Specific Plan No. SP 15-01 and Zone Change No. ZC 16-01, including adoption of the Mitigated Negative Declaration and the Mitigation Monitoring & Reporting Program for the Arroyo Pacific Academy Specific Plan, subject to the following conditions of approval: 1. The school campus should be limited to a student body/faculty staff of 250 people. 2. A Tentative Tract Map Application shall be filed and approved by the City prior to any plans being submitted into Building Services for plan check. 3. A Final Map Application shall be filed and approved by the City prior to the issuance of a building permit. The applicant/property owner shall pay the following fees prior to the approval of the Final Map: Map fee of $100 and Final approval fee of $25 for a total of $125. 4. Prior to the issuance of a grading permit, the Owner/Applicant shall submit a Grading Plan prepared by a registered civil engineer subject to the approval of the City Engineer, or designee. 5. The Owner/Applicant shall plant new street trees to be shown on the Grading Plan located in the parkways along Santa Anita Avenue and Rolyn Place per the City of Arcadia Street Tree Master Plan and subject to the approval of the Public Works Services Director, or designee. 6. The Owner/Applicant shall construct the missing segment of public sidewalk along the project frontage on Rolyn Place. 7. The Owner/Applicant shall remove and replace existing curb, gutter and sidewalk from property line to property line along Rolyn Place and Santa Anita Avenue. Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 12 of 15 8. The Owner/Applicant shall construct all new driveway approaches per City of Arcadia standard on both Santa Anita Avenue and Rolyn Place, including ADA compliant sidewalk transitions around each. 9. The Owner/Applicant shall dedicate to the City additional right-of-way on Santa Anita Avenue for streets and highways purposes to result in a ten (10) foot wide parkway measured from the curb face. 10. The Owner/Applicant shall grant to the City an easement for sidewalk purposes along Rolyn Place where the proposed sidewalk meanders outside the current right-of-way. 11. 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, prior to the issuance of a building permit. 12. Prior to issuance of a building permit for the new building, 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. 13. The new structure shall be fully sprinklered per the City of Arcadia Fire Department Commercial Sprinkler Standard. 14. The fire sprinkler system shall be monitored. Full notification shall be provided on both floors. 15. Knox boxes with keys shall be provided for access to restricted areas. 16. The applicant/property owner shall provide calculations prepared by a licensed Civil or Mechanical Engineer to verify the required water service size prior to the issuance of a building permit 17. A separate water service lateral and meter shall be required for each commercial building. A Reduced Pressure Backflow Device shall be installed as meter services protection. 18. A separate water services and meters shall be required for common area irrigation uses. Backflow protection shall be an approved reduced backflow preventer. 19. All fire services shall be isolated from domestic water services with approved back flow prevention devices. 20. A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to the issuance of a building permit. 21. New water service installations shall be by the applicant/property owner. Installation shall be according to the specifications of the Public Works Services Department, Engineering Division. Abandonment of existing water services, if Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 13 of 15 necessary, shall be by the applicant/property owner, according to Public Works Services Department, Engineering Division specifications. 22. If the area of land disturbed is greater than 5,000 square feet, the proposed project will be subject to LID requirements. 23. 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. 24. 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. 25. 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 school. 26. 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. 27. Approval of SP 15-01 and ZC 16-01 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. Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 14 of 15 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. 28. If clearing and/or construction activities will occur during the migratory bird nesting season (March 15–August 15), preconstruction surveys to identify active migratory bird nests shall be conducted by a qualified biologist within 14 days prior to construction initiation. Focused surveys must be performed by a qualified biologist for the purposes of determining the presence/absence of active nest sites within the proposed impact area. If active nest sites are discovered in any trees proposed for removal, the tree shall not be removed until the nest(s) become inactive. 29. Removal of trees shall be preceded by a survey for bat presence, conducted by a qualified biologist. Trees being used by bats shall not be removed until it has been determined that bats are no longer using the site or until demolition can be carried out without harming any bats. 30. A certified Native American Monitor/archaeologist approved by the Planning Services Manager of the City of Arcadia shall be present for all initial ground- disturbing activities associated with the project. If archaeological resources (i.e., historic, prehistoric, and isolated artifacts and features) are inadvertently discovered during project construction, work shall be halted immediately within 50 feet of the discovery, and the City shall be notified. The Monitor/archaeologist shall prepare and submit to the City a report including a list of the resources discovered, documentation of each site/locality, interpretation of the resources identified, and the method of preservation and/or recovery for identified resources. In the event the significant resources are recovered and the qualified archaeologist determines the resources to be historic or unique, avoidance and/or mitigation would be required pursuant to and consistent with CEQA Guidelines Sections 15064.5 and 15126.4, and Public Resources Code Section 21083.2. The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts, that are found on the project site to the appropriate tribe for proper treatment and disposition. 31. If paleontological resources (i.e., fossilized remains, traces, or imprints) are inadvertently discovered during project construction, work shall be halted immediately within 50 feet of the discovery, the City shall be notified, and a professional paleontologist shall be retained to evaluate the discovery. The project applicant shall retain a qualified paleontologist to provide an evaluation of the find and to prescribe techniques to reduce impacts to a less than significant level. In considering any suggested techniques proposed by the consulting paleontologist, the City of Arcadia Development Services Department shall determine whether avoidance is necessary and feasible in light of factors such as the nature of the find, project design, costs, land use assumptions, and other considerations. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data Arroyo Pacific Academy Specific Plan 325 N. Santa Anita Ave./400 Rolyn Place July 26, 2016 Page 15 of 15 recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation for paleontological resources is carried out. 32. The project applicant shall have a Phase II Environmental Site Assessment prepared for the project site including soil and indoor air sampling and testing for the presence of residual chlorinated organic solvents. All recommended remediation shall be completed to the satisfaction of the City of Arcadia and the Los Angeles County Department of Environmental Health prior to project implementation. PLANNING COMMISSION ACTION The Planning Commission should consider the project proposal and staff’s analysis and recommendations, adopt Resolution No. 1967, and direct staff to convey the Commission’s recommendations and comments on Specific Plan No. SP 15-01, Zone Change No. ZC 16-01, and the Mitigated Negative Declaration, 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 July 26, 2016 hearing, please contact Assistant Planner, Jordan Chamberlin, at (626) 574-5334 or jchamberlin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1967 Attachment No. 2: Arroyo Pacific Academy Specific Plan Attachment No. 3: Draft Initial Study/MND, Response to Comments, and Mitigation Monitoring and Reporting Program Attachment No. 4: Existing and Proposed Changes to Zoning Map Attachment No. 1 Attachment No. 1 Resolution No. 1967 RESOLUTION NO. 1967 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF SPECIFIC PLAN NO. SP 15-01, ZONE CHANGE NO. ZC 16-01, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), FOR THE ARROYO PACIFIC ACADEMY SPECIFIC PLAN AT 325 NORTH SANTA ANITA AVENUE AND 400 ROLYN PLACE WHEREAS, applications were filed by Phillip Clarke, of Arroyo Pacific Academy, for a Specific Plan (SP No. 15-01) and Zone Change (ZC No. 16-01) to facilitate the consolidation of buildings and parcels to create a high school campus (Arroyo Pacific Academy) at 325 North Santa Anita Avenue and 400 Rolyn Place, hereafter individually and collectively referred to as the “Project”; and WHEREAS, on July 6, 2016, the Draft Initial Study/Mitigated Negative Declaration for the Arroyo Pacific Academy Specific Plan was circulated for public review and comments for 20 days from July 6, 2016 to July 26, 2016; 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, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation/Traffic, and Utilities and Service Systems; and WHEREAS, when 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 2 1967 “Mitigation Monitoring and Reporting Program”) for consideration by the decision-maker of the City of Arcadia as lead agency for the Project; and WHEREAS, the Ordinance shall take effect no sooner than on the 31st day after adoption, but thereafter on the date that the applicant acquires fee title to all property subject to the Specific Plan, as evidenced by recordation of a deed or deeds in the Office of the Los Angeles County Recorder, to the satisfaction of the City. By accomplishing the result in this way, the City will not be granting any entitlements to the applicant immediately. Instead, the entitlements will begin only when the applicant satisfies the “condition” for effectiveness of the Ordinance. If the applicant does not acquire title within 90 days, then the Ordinance does not become effective. And any time before the Applicant acquires title, the City always has the right to rescind the Ordinance if circumstances change. WHEREAS, on July 26, 2016, a duly-noticed public hearing was held before the Planning Commission on said applications, including the Initial Study/Mitigated Negative Declaration (“IS/MND”) at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, after the public hearing the Planning Commission voted to recommend to the City Council approval of Specific Plan No. SP 15-01 and Zone Change No. ZC 16-01, and the Mitigated Negative Declaration for the Arroyo Pacific Academy Specific Plan. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: 3 1967 SECTION 1. That the factual data submitted by the Development Services Department in the July 26, 2016, staff report and Mitigated Negative Declaration are true and correct. SECTION 2. This Commission finds, based upon the entire record: a. That the proposed Specific Plan and Zone Change are consistent with the General Plan and the goals, objectives, polices and action programs of the City’s General Plan, and that public necessity, convenience, general welfare and good zoning practice justify the proposed Specific Plan. FACT: The subject site is identified in the General Plan as an expansion of the Downtown area for future urban development. The Specific Plan provides a General Plan consistency analysis in Section 1 that describes the project’s consistency with General Plan goals related to Land Use, Economic Development, Circulation and Infrastructure, Parks, Recreation and Community Resources, and Resource Sustainability. The most important discussion related to General Plan consistency is land use. Given its location on the active Santa Anita corridor, it is important that the building be memorable and be at scale with the street. This portion of Santa Anita Avenue has a disparate group of uses that can be tied together through architecture and relationship to the street. The recently constructed Mercedes Benz dealership has been completed a few blocks south, and a new office building and residential project have been approved on nearby parcels along this stretch of Santa Anita Avenue. All of these projects are modern and contemporary in their architecture and all will make bold statements on this stretch of Santa Anita. The new building proposed for the Arroyo 4 1967 Pacific Academy will provide a presence along the street that will add to the vitality of the area. This area is an excellent example of General Plan Land Use Goal LU-1: “A balance of land uses that preserves Arcadia’s status as a Community of Homes and a community of opportunity,” and Land Use Goal LU-6, “Attractive and vibrant commercial corridors that provide for the retail, commercial, and office needs of Arcadia with expanded opportunities for mixed use development.” The private school offers an active and complementary land use in this area that will promote business activity in neighboring uses and heighten the visibility of the area. The Project is consistent with the General Plan. b. 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. FACT: The Initial Study/Mitigated Negative Declaration for the Specific Plan analyzed all the potential impacts, and all the project impacts are less than significant or can be reduced to less than significant levels with the implementation of the recommended mitigation measures. Therefore, the proposed project would not be detrimental to the public health, safety, and welfare. In addition, the current layout of Arroyo Pacific’s buildings is disconnected and results in students going back and forth on a commercially zoned street. The consolidation of this use into a campus provides a more logical land use pattern that will minimize conflicts with surrounding uses and buildings. Further, the proposed building to be placed along Santa Anita Avenue will provide a memorable entry statement for the site and add to the vitality of the area. c. The Specific Plan or proposed Specific Plan amendment is a desirable planning tool to implement the provisions of the City’s General Plan. 5 1967 FACT: The Specific Plan is the appropriate process to implement the provisions of the General Plan for this land use. While the use is not a commercial use, it is imperative that the City be flexible and nimble in the treatment of its commercial corridors. Retail is retracting in many ways since the Great Recession and as a result of online shopping and consumer preference. As a result, commercial corridors need to evolve and allow uses in areas where heretofore they may not have been desirable. In this case, Arroyo Pacific Academy has been operating in this area for a number of years. The Specific Plan provides a method of consolidating the existing uses with a new building in a cohesive way. As such, the Specific Plan is a desirable planning tool to further the redevelopment of this area. d. That the findings in this Resolution are based upon the information and evidence set forth in the IS/MND and upon other substantial evidence that has been presented at the hearing and in the Project record. The documents, staff report, technical studies, appendices, plans, and other materials that constitute the Project record on which this Resolution is based are on file for public examination, and each of those documents is incorporated herein by reference. SECTION 3. That for the foregoing reasons the Planning Commission recommends to the City Council approval of Specific Plan No. SP 15-01, Zone Change No. ZC 16-01, and the Mitigated Negative Declaration under the California Environmental Quality Act, subject to the recommended conditions of approval, and the Mitigation Measures, Conditions, and Regulatory Requirements contained in the Mitigation Monitoring and Reporting Program. SECTION 4. The Secretary shall certify to the adoption of this Resolution. 6 1967 Passed, approved and adopted this _____ day of _____________, 2016. Chairman ATTEST: Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney Attachment No. 2 Attachment No. 2 Arroyo Pacific Academy Specific Plan 1.1 ARROYO pacific academy specific plan PUBLIC draft - July 2016 1.3 1.1 SPECIFIC PLAN PURPOSE A Specific Plan is a regulatory tool used by local governments to implement their General Plans and to guide development in localized areas. While General Plans are the primary guides for growth and development, Specific Plans focus on the unique characteristics of a particular area by customizing land use regulations and planning processes to that area. The purpose of the Arroyo Pacific Academy Specific Plan is to create an educational campus that is pedestrian-oriented and integrated with the surrounding area. More specifically, the Specific Plan creates a zone for a high school use on N. Santa Anita Avenue at the edge of Downtown Arcadia. 1 INTRODUCTION 1.4 Arroyo pAcific AcAdemy SPECIFIC PLAN This Specific Plan is an ideal tool for the City to implement the provisions of the City’s General Plan in a neighborhood where educational and neighborhood-serving uses have successfully emerged. The Specific Plan offers the City a set of standards specifically created for the Arroyo Pacific Academy to integrate the school into its surroundings and to ensure that the educational use positively influences changing land use patterns. This document creates a new zone, lists a discrete set of allowed uses, and establishes development standards that enable school consolidation and expansion in a manner that allows surrounding uses to evolve unimpeded. The Specific Plan is to be used by property owners, governing bodies, and City staff as a set of regulations containing district-specific land use policy, development standards, and guidelines for development. The Specific Plan contains seven chapters. >Chapter 1 explains the plan purpose and its relationship to other planning documents. >Chapter 2 provides an overview of the planning area, including a description of existing uses and conditions. >Chapter 3 states the vision and goals, and illustrates the future site plan. >Chapter 4 establishes a land use plan that replaces prior zoning for the subject property, describes the new land use zone, lists allowed land uses, and defines standards, including those for parking, setbacks, fences and walls, architecture, and more. >Chapter 5 describes and illustrates pedestrian circulation, transit access, and vehicular circulation. >Chapter 6 identifies existing and planned infrastructure and services. >Chapter 7 explains how the plan will be implemented through the City’s plan review process. Figure 1.1 The main campus is located at 41 W. Santa Clara Street. Figure 1.2 The Clarke Center at 400 Rolyn Place is a 5-minute walk from the main campus. Figure 1.3 City of Arcadia General Plan 1.5 CHAPTER 1 INTRODUCTION 1.2 BACkgROUNd Historically, the Specific Plan area and its surroundings have been used for manufacturing and offices. However, the neighborhood has transitioned over time as entrepreneurs have introduced educational, health, and recreational uses. Such neighborhood-serving uses have generated an increase in foot traffic along Rolyn Place and on adjacent streets. An existing private high school, Arroyo Pacific Academy, is one of those uses. Since 2012, the school has operated from two facilities with frontages on Rolyn Place approximately five hundred (500) feet apart, on opposite sides of the street and separated by other businesses. The intent of the Specific Plan is to consolidate the school onto a single campus and to guide expansion for the future. The Specific Plan is located on two properties totaling approximately 1.694 acres and the future campus is intended to include three buildings. Property 1: Parcels 5775-022-036, -037, -038, -039, and -044 (PM 193-64-65) Property 1 is approximately 44,020 square feet and developed with an existing 16,440-square-foot office with an address of 325 N. Santa Anita Avenue. The property includes multiple assessor parcels and legal lots, which were created for the purpose of commercial leasing. This Specific Plan envisions the renovations to the existing building as well as the addition of a new 5,678-square-foot structure. The new structure forms a consistent, pedestrian-scale façade along N. Santa Anita Avenue and screens parking from public view. Property 2: Parcel 5775-022-027 Property 2 is approximately 19,520 square feet and developed with an existing 15,050-square-foot structure with an address of 400 Rolyn Place. The building is known as The Clarke Center. Figure 1.4 City of Arcadia’s Urban Design Framework 1.6 ARROYO PACIFIC ACADEMY SPECIFIC PLAN Arroyo Pacific Academy is a four-year college preparatory high school for local and international students. Local and international students live throughout the region with about forty-one percent (41%) from Arcadia, thirty-eight percent (38%) in communities served by the Metro Gold Line, and twenty percent (20%) who live in other parts of the San Gabriel Valley and beyond. The academy was established in 1998 at 100 East Live Oak Avenue in Arcadia. After outgrowing its original grounds in 2002, the academy received a conditional use permit to operate a “prep school and learning center” for up to one hundred fifty (150) students. The approved site was an office building at 41 W. Santa Clara Street, about five hundred (500) feet south of the Specific Plan area. A decade later, in 2012, Arroyo Pacific Academy applied for and received a conditional use permit for a second building at 400 Rolyn Place, within walking distance of the main school building. The Clarke Center was approved to be a “trade school/education center” with state- of-the-art technology, arts, and fitness facilities for a maximum of eighty (80) students and five (5) employees. Since 2012, Arroyo Pacific Academy has operated school and school-related activities at 41 W. Santa Clara Street and 400 Rolyn Place. Together the facilities offer space for up to two hundred thirty (230) students and twenty-five (25) employees. Recognizing a steady pattern of growth from 1998 to 2016 and an opportunity to offer students and staff campus experience, the academy has developed this Specific Plan, which seeks to accommodate two hundred fifty-eight (258) students. This Specific Plan creates a three-building campus with improved pedestrian access, internal walking paths, modern educational facilities, bicycle parking, improved vehicular ingress and egress, and room to accommodate continued growth. The project involves vacating the main campus building at 41 W. Santa Clara Avenue and relocating the main campus building to a renovated office building located at 325 Rolyn Place, and constructing a new building between 325 Rolyn Place and N. Santa Anita Avenue. The renovation and construction will result in twenty (20) new classrooms, kitchen and dining facilities, a library, a conference room, offices, and storage. The daily school schedule begins at 8:30 a.m. and lasts until 3:45 p.m. Monday through Friday with occasional classes on Saturdays from 8:30 a.m. to 2:00 p.m. Student life is enriched by a wide variety of on- and off-campus co-curricular activities that take place after 3:45 p.m. Those activities include musical arts, theater arts, visual arts, student government, team sports and fitness, student clubs, and community service. To showcase their accomplishments, student groups present events integral to the school such as performances and art shows. A few times each year, the school hosts events for students and alumni. These events often last later into the evening than typical school programs. 1.7 CHAPTER 1 INTRODUCTION The facilities are also used by community groups. For example, the teaching theater is used twice each year by the Arcadia Jewish Federation. On occasion, visiting groups use the facilities for technical and arts programs. Summer school is offered in June and July. 1.3 RELAtIONShIP tO OthER PLANS, POLICIES, ANd CEQA The City of Arcadia adopted its General Plan in November 2010. The plan represents the community’s view of its future and guides development within Arcadia’s city limits for the next twenty-five (25) years and beyond. The Arroyo Pacific Academy Specific Plan is consistent with the General Plan and provides standards to guide development within the planning area, recognizing the unique characteristics of the educational center in the context of the Santa Anita Avenue corridor and Downtown Arcadia. Future development proposals within the planning area must be consistent with this Specific Plan. gENERAL PLAN CONSIStENCY The Arroyo Pacific Academy Specific Plan is consistent with the City’s General Plan and supports goals located therein. The table on the following pages (Table 1.1 General Plan Consistency) includes General Plan goals, policies, and a summary of how the Specific Plan is consistent with each. 1.8 ARROYO PACIFIC ACADEMY SPECIFIC PLAN table 1.1 general Plan Consistency GoalPolicySpecific Plan Consistency LANd USE ANd COmmUNItY dESIgN Goal LU-1: “A balance of land uses that preserves Arcadia’s status as a Community of Homes and a community of opportunity” Policy LU-1.2: “Promote new uses of land that provide diverse economic, social, and cultural opportunities, and that reinforce the characteristics that make Arcadia a desirable place to live.” >The private school offers diversity to the local mixture of office, retail, and small-scale manufacturing in the area. >Teaching and administrative positions offer high-quality jobs. >Students, staff, and visitors spend money in local businesses. >Social and cultural programming is open to the public. Policy LU-1.7: “Encourage developments to be placed in areas that reduce or better distribute travel demand.” >School expansion within walking distance of Downtown and transit facilities generates less traffic than school expansion in peripheral areas of the city. Policy LU-1.8: “Encourage development types that support transit and other alternative forms of transportation, including bicycling and walking.” >The site incorporates end-of-trip facilities, such as existing showers and lockers and new secure bicycle parking, which support bicycling and walking. Goal LU-6: “Attractive and vibrant commercial corridors that provide for the retail, commercial, and office needs of Arcadia with expanded opportunities for mixed- use development” Policy LU-6.4: “Encourage design approaches that create a cohesive, vibrant look and that minimize the appearance of expansive parking lots on major commercial corridors for new or redeveloped uses.” >Features of the site include modern architectural materials and elements that complement other projects on the Santa Anita Avenue corridor. >The parking lot facing Santa Anita Avenue is screened from public view. Policy LU-6.6: “Develop landscaping that is compatible with the City’s water efficient landscape ordinance and façade standards for commercial properties, and require all new development to adhere to them.” >Landscaping improvements include a water-efficient plant palette and irrigation system. Policy LU-6.11: “Provide mature street trees, continuous landscaping (that includes drought-tolerant plants), and pedestrian amenities along corridors and within districts to create a more visually pleasing and cohesive streetscape.” >Street trees line the building along Santa Anita Avenue and enhance pedestrian experience and aesthetics of the corridor. >The plant palette includes drought- tolerant plants. 1.9 CHAPTER 1 INTRODUCTION GoalPolicySpecific Plan Consistency Goal LU-10: “A thriving Downtown, with healthy commercial areas supported by high-quality, residential uses and supportive of the Metro Gold Line transit station” Policy LU-10.1: “Provide diverse housing, employment and cultural opportunities in Downtown, with an emphasis on compact, mixed- use, transit- and pedestrian-oriented development patterns that are appropriate to the core of the City.” >Site design is compact and incorporates elements that support pedestrians and transit riders. >The facilities include employment and cultural programming within walking distance of Downtown and proximate transit services include both bus and rail. Policy LU-10.3: “Work toward establishment of public gathering areas in Downtown to bring public activities and civic events into Downtown.” >School facilities include an assembly area where Downtown residents and visitors may attend cultural and civic events. Policy LU-10.5: “Encourage the transformation of Santa Anita Avenue into a premier office corridor by offering incentives for development while at the same time requiring the high-quality amenities that will attract the kinds of businesses the City would like to see.” >Architectural elements of the school are designed to complement recent entitlement and development activity on N. Santa Anita Avenue, including the expansion of the Rusnak auto dealership and a new medical office and retail building at the intersection of Santa Clara Avenue. >The campus buildings are designed to accommodate both school and office uses. >Conversion from classrooms to office space is possible with limited tenant improvements. Policy LU-10.11: “Buildings should be oriented to the pedestrian and the street.” >The new structure facing N. Santa Anita Avenue is designed to create a comfortable pedestrian environment with a two-story building edge softened by street trees. Policy LU-10.12: “Encourage architecture that uses quality, lasting building materials; provides building scale that relates to intimate nature of Downtown; and applies a unified theme.” >Building materials include anodized aluminum, colored stucco, and a curtain wall on aluminum frame, which are all quality lasting materials. >The scale of the structures are consistent with the scale of other buildings in the Downtown. >The design of the new structure and renovations of existing structures represent a unified modern theme. 1.10 ARROYO PACIFIC ACADEMY SPECIFIC PLAN GoalPolicySpecific Plan Consistency ECONOmIC dEvELOPmENt Goal ED-1: “A mix of land uses and development incentives that work to retain existing business and attract new enterprises that generate tax revenues and high- quality jobs ” Policy ED-1.10: “Develop and implement effective business retention and business attraction programs designed to preserve and enhance Arcadia’s economic base. Include as part of the overall strategy collaboration with local businesses and other representatives and development and implementation of an Economic Development Strategic Marketing Plan.” >By adopting this Specific Plan, the city retains and enhances a business that has been in the city since 1998. >Students, staff, and visitors represent spending consumers who support surrounding office, retail, and entertainment uses. Goal ED-2: “Re-creation of Downtown as the social and symbolic ‘Heart of the City’” Policy ED-2.1: “Work proactively to eliminate physical and business deterioration within the Downtown area.” >School expansion includes renovation of office and manufacturing buildings that were vacant as a result of office and manufacturing businesses having left Arcadia for other areas where rents and surrounding infrastructure are more supportive of their investment. Policy ED-2.3: “Adjust parking standards for Downtown to allow for shared parking arrangements, use of public parking lots and structures, and reduced parking requirements.” >Through adoption of this Specific Plan, the City of Arcadia adjusted standards to allow for a reduced parking requirement that balances calculated parking demand and efficient use of land. Goal ED-4: “Continued revitalization of public infrastructure and private properties within the redevelopment project area” Policy ED-4-6: “Support and encourage redevelopment opportunities such as community revitalization programs and redevelopment plans focused on policies for high-quality development in the project area, and use Redevelopment Agency funds as a means of achieving transit-supportive development surrounding the Metro Gold Line station.” >This Specific Plan revitalizes an underutilized property. If the proposed school closes in the future, the closure would return a desirable building to the pool of office space for lease in an area appropriate for transit-supportive development. Policy ED-4.7: “Adjust development standards as needed to ensure that parking and zoning regulations enhance redevelopment opportunities and do not preclude project feasibility.” >Through adoption of this Specific Plan, the City of Arcadia ensures that parking and zoning regulations allow for redevelopment of previously underperforming commercial properties. 1.11 CHAPTER 1 INTRODUCTION GoalPolicySpecific Plan Consistency Goal ED-5: “A public image of Arcadia that promotes and reinforces the City’s special qualities and resources as a means of attracting businesses and economic opportunities” Policy ED-5.2: “Promote and encourage civic services, community activities, and cultural amenities that enhance the City’s image and the local quality of life.” >The school hosts civic, community, and cultural amenities that contribute to the high quality of life to residents and visitors to the Downtown area. CIRCULAtION ANd INFRAStRUCtURE ELEmENt Goal CI-1: “An efficient roadway system that serves all of Arcadia, supports all transportation modes and balances the roadway system with planned land uses” Policy CI-1.3: “Maintain a maximum Level of Service (LOS) D throughout the City.” >School expansion will not negatively impact the level of service accommodated on N. Santa Anita Avenue, Santa Clara Street, or Huntington Avenue. Goal CI-3: “Enhanced local and regional transit service” Policy CI-3.8: “Encourage private efforts to connect Gold Line riders to local places of employment.” >The school embraces the Gold Line and offers incentives to students and staff throughout the transit corridor to commute to the campus by rail. Goal CI-4: “Connected, balanced, and integrated bicycle and pedestrian networks that provide viable alternatives to use of the car” Policy CI-4.3: “Encourage the establishment of secure bike parking facilities throughout the City.” >The site plan includes twenty-five (25) secure bicycle parking spaces in a convenient location for students, staff, and visitors. Policy CI-4.8: “Require that development projects within commercial districts provide pedestrian-focused access independent from vehicle entrances, as feasible.” >The N. Santa Anita Avenue frontage includes an access for pedestrians separate from the vehicle entrance. Goal CI-7: “Parking facilities that support diverse parking needs” Policy CI-7.1: “Ensure that parking requirements in the City’s zoning regulations appropriately reflect the needs of businesses, residents, and institutions, and the evolving nature of personal transportation (for example, electric or other alternative fuel vehicles, car sizes, increased bicycle use.” >The parking requirement in this Specific Plan reflects the unique parking patterns of the school and includes bicycle and vehicular parking. 1.12 ARROYO PACIFIC ACADEMY SPECIFIC PLAN GoalPolicySpecific Plan Consistency PARkS, RECREAtION, ANd COmmUNItY RESOURCES Goal PR-1: “Providing superior parks, public spaces, and recreation facilities to meet the community’s evolving needs” Policy PR-1.8: “Explore opportunities to create joint-use community space at facilities owned by private organizations such as faith-based groups, service clubs, banks, and hospitals.” >The Clarke Center offers spaces to community members to use for a wide variety of activities including special events, community meetings, athletic activities, and more through the City’s temporary use permit process. Policy PR-1.18: “Develop additional indoor facilities for senior citizens, youth, and overall community use.” >Indoor facilities at the Clarke Center may be used for senior citizens, youth, and community members for health and wellness, civic, and cultural activities through the City’s temporary use permit process. Goal PR-3: “Ensuring that trees and the urban forest make a continuing and significant contribution to community character” Policy PR-3.6: “Ensure that existing mature trees on private property are considered in the planning and development process and are retained to the greatest extent feasible.” >All efforts were made to retain existing mature trees on the site; when existing trees cannot be saved, the landscaping plan includes replacement trees to maintain the benefits of the city’s urban forest. Goal PR-5: “Recreation, education, enrichment, and social service programs that respond to a broad range of community interests, promote healthy lifestyles, and meet the needs, desires, and interests of the Arcadia community” Policy PR-5.7: “Support the needs of Arcadia’s youth to engage in recreation and education, and expand opportunities for youth to be involved as volunteers in a multitude of programs.” >Arcadia’s youth, regardless of whether or not they are full-time students, are invited to participate in recreational, educational, and community service activities at the school and throughout the region. Goal PR-8: “Continued recognition and support of the diverse historical and cultural organizations that celebrate and enrich the community” Policy PR-8.1: “Support programs that promote a full range of cultural activities and their appreciation among all age groups, all levels of education, and all cultural backgrounds.” >School programs include student travel, musical arts, theater arts, visual arts, team sports and fitness, student clubs, student performances, and special events that are open to all members of the Arcadia community and region. Policy PR-8.2: “Nurture and support local arts organizations, and promote the appreciation of and involvement in the creative and performing arts.” >Campus facilities include performance spaces and studios that may be used by students. 1.13 CHAPTER 1 INTRODUCTION GoalPolicySpecific Plan Consistency Goal PR-10: “A healthy Arcadia” Policy PR-10.1: “Encourage physical activity in residents of all ages and income levels through various efforts such as developing and providing health-oriented classes; encouraging walking to school; maintaining programs that stress physical activity; continually supporting City-sponsored and private sports and recreation leagues; and providing convenient access to parks and other outdoor spaces.” >The school offers health-oriented classes and encourages staff and students to walk or ride bicycles to school. >A campus fitness center is available for students and others to use in pursuit of lifelong fitness. Policy PR-10.2: “Assist in the reduction of childhood obesity by increasing opportunities for outdoor recreation and promoting physical activity within and outside of school and child care settings.” >Physical activity is an important part of the school’s curriculum as well as its co-curricular programming, which promotes healthy lifestyles that combat obesity and chronic disease. RESOURCE SUStAINABILItY Goal RS-1: “Continued improvement in local and regional air quality” Policy RS-1.4: “Lower the emissions caused by motor vehicles through Transportation Demand Management strategies and land use patterns that reduce vehicle miles traveled.” >The school Transportation Demand Management strategy includes incentives for students and staff to use alternative forms of transportation to commute to campus. Goal RS-6: “A higher level of waste reduction and recycling city-wide relative to 2009 achievements” Policy RS-6.5: “Continue and expand public education and outreach programs regarding reduction and recycling of materials.” >The school seeks to educate students, staff, and visitors about the importance of recycling and implements recycling of materials on campus including paper, glass, plastic, electronic waste, and more. PUBLIC hEALth, SAFEtY, WELFARE, ANd LANd USE Through this Specific Plan, Arroyo Pacific Academy consolidates two separate educational facilities previously approved by conditional use permits. In addition, the Specific Plan accommodates expansion of the facilities. This Specific Plan ameliorates safety concerns that resulted from the educational facilities being located in two different locations fronting Rolyn Place. The new campus does not pose adverse public health, safety, or welfare concerns. In addition, by consolidating the land use and integrating it into the N. Santa Anita Avenue corridor, the land use pattern is improved. Rather than two separate educational facilities intermixed with manufacturing uses, the Specific Plan creates a center of education located between the N. Santa Anita Avenue commercial corridor and the mix of manufacturing, office, and transportation uses on Rolyn Place. The Specific Plan area is also adjacent to health and retail businesses frequented by students, staff, and school visitors. 1.14 ARROYO PACIFIC ACADEMY SPECIFIC PLAN CALIFORNIA ENvIRONmENtAL QUALItY ACt Adoption or amendment of a Specific Plan constitutes a project under the California Environmental Quality Act (CEQA). A Mitigated Negative Declaration (MND) has been prepared in accordance with the CEQA 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 Arroyo Pacific Academy Specific Plan. The MND establishes the existing, on-site 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. 1.15 CHAPTER 1 INTRODUCTION 2.1 This chapter provides the reader with a summary about the project area, including location, description, and existing conditions. 2 PLAN AREA context 2.2 ARROYO PACIFIC ACADEMY SPECIFIC PLAN 2.1 PLAN AREA dESCRIPtION ANd LOCAtION As shown on Figure 2.3 Vicinity Map, the Specific Plan area is located on N. Santa Anita Avenue within walking distance of Downtown Arcadia, the bus depot, and the Metro Gold Line station. N. Santa Anita Avenue is envisioned as a premier corridor with hospitality uses and office spaces, particularly medical office spaces, and high-quality amenities to attract business investment. The Specific Plan is also a part of Downtown Arcadia where the newly opened Metro Gold Line extension is anticipated to promote Downtown as a destination for visitors and a catalyst for transit-oriented development. Figure 2.1 (Top) New yoga studio located on Rolyn Place. Figure 2.2 (Bottom) The ARC is a rock climbing gym located near the Specific Plan area. 2.3 CHAPTER 2 PLAN AREA CONTExT WEST COLORADO BLVD NORTH SANTA ANITA AVE ROLYN PL WEST ST JOSEPH ST METRO GOLD LINELA PORTE ST EAST SANTA CLARA ST EAST NEWMAN AVE %&g( SAN MIGUEL DR!M ! Property 2 ! Building C ! Property 1 ! Building B ! Proposed Location of Building A Parcel Boundary °0100200 FEET Metro Gold Line Light Rail Station !M Specific Plan Boundary Figure 2.3 Vicinity Map 2.4 Arroyo pAcific AcAdemy SPECIFIC PLAN The Specific Plan area is surrounded predominantly by small-scale commercial buildings constructed on relatively small lots. As shown on Figure 2.5 General Plan Land Use Map, the General Plan land use for the project and adjacent sites are designated Commercial with a Downtown Overlay and zoned Commercial-Manufacturing. The Commercial designation is intended to encourage small-scale office and neighborhood-serving commercial uses that complement the Downtown mixed-use area. The Downtown Overlay allows increased intensity to encourage owners of older buildings to pursue private redevelopment efforts which will provide additional hospitality, office, and medical-office space along N. Santa Anita Avenue. Newer businesses in the area have shifted to neighborhood- and resident-supporting uses such as recreation, retail, and medical. Businesses such as a rock climbing gym, a yoga studio, a health food restaurant, and REI represent an emerging health and wellness economy. Other businesses in the area include manufacturing, a construction office, a driving school, an animal hospital, and a school bus yard. 2.2 ExIStINg CONdItIONS/ ENvIRONmENtAL SEttINg Prior to its identification as the Arroyo Pacific Academy Specific Plan, the site had been developed with two commercial office buildings and supporting infrastructure. One of the two existing buildings (400 Rolyn Place) was previously occupied by a medical, stem cell research and storage facility that vacated in early 2008. The 15,050-square- foot commercial building, known as the Clarke Center, was remodeled into a trade school and education facility for use by Arroyo Pacific Academy. Prior to campus consolidation, students traveled by foot between the original Arroyo Pacific Academy building located at 41 W. Santa Clara Street and the Clarke Center at 400 Rolyn Place. The path of travel included some sections with shaded sidewalks comfortable for walking. Other sections, however, were interrupted by large driveways used for truck and large vehicle traffic. Figure 2.4 Portions of the walk have sidewalks. 2.5 CHAPTER 2 PLAN AREA CONTExT WEST COLORADO BLVD NORTH SANTA ANITA AVE ROLYN PL WEST ST JOSEPH ST METRO GOLD LINE °050100 FEET Specific Plan Boundary Parcel Boundary Metro Gold Line General Plan Land Use Low Density Residential High Density Residential Commercial Open Space Outdoor Recreation Rail Right-of-Way Downtown Overlay Figure 2.5 General Plan Land Use Map 2.6 Arroyo pAcific AcAdemy SPECIFIC PLAN By relocating the main campus at 41 W. Santa Clara Street to the Specific Plan area, pedestrian conditions will be significantly improved. The main campus will be moved to an existing 16,440-square-foot building (325 N. Santa Anita Avenue), which was previously occupied by a computer hardware company that vacated the building in 2014. The site plan accommodates continuation of five (5) utility easements that run along the boundaries of the Specific Plan area. The easements include: >A six (6) foot Southern California Edison easement along the northern and southern boundaries of Property 1. >A three (3) foot Pacific Bell Telephone and Telegraph Company easement along the northern boundary of Property 1. >A three (3) foot easement for surface water drainage purposes along the northern boundary of Property 1. >A six (6) foot Southern California Edison easement along the eastern boundary of Property 2. >A three (3) foot Pacific Bell Telephone and Telegraph Company easement along the eastern boundary of Property 2. 2.7 CHAPTER 2 PLAN AREA CONTExT 3.1 This chapter presents the vision for the project area and describes what the future of the area could and should look like when the Specific Plan is implemented. 3 VISION 3.2 Arroyo pAcific AcAdemy SPECIFIC PLAN 3.1 vISION StAtEmENt The Arroyo Pacific Academy Specific Plan area is located at the edge of Downtown Arcadia, between the dynamic corridors of N. Santa Anita Avenue and Rolyn Place. Santa Anita Avenue is a premier office and hospitality corridor where medical and wellness uses thrive; Rolyn Place is a local street lined with commercial activity that supports Santa Anita Avenue and Downtown Arcadia. As a vibrant center for learning and personal enrichment, the academy attracts students from the local Arcadia community, the San Gabriel Valley, and abroad. Each day, students and staff travel to campus by way of the Metro Gold Line, bicycle, or car. Once on campus, students enjoy a consolidated set of facilities including classrooms, labs, studios, dining areas, and meeting places, traveling from one location to the next by way of interior and landscaped sidewalks. During the day and after school, students and staff support local hospitality businesses for exercise, socializing, and nutrition, or walk or bike to the heart of Downtown to shop, dine, go to after-school jobs, or gather for entertainment. The academy also attracts Figure 3.1 Current art facilities. 3.3 CHAPTER 3 VISION Figure 3.2 Current educational programs and those planned for expansion include classes that prepare students for twenty- first century careers. Some of the facilities used for educational programs may also be available to businesses and organizations in the surrounding community to promote and enhance their business activities. 3.4 Arroyo pAcific AcAdemy SPECIFIC PLAN community organizations and local residents to participate in adult education opportunities, attend community events, and work with students on real-world projects that support local businesses. 3.2 OvERALL gOALS Goal 1: Consolidate facilities on a single campus >Discontinue use of 41 W. Santa Clara Street for educational and related programming >Construct Gateway Structure (Building A – New Construction) Building A, fronting N. Santa Anita Avenue, is designed as a modern, open air, one-story elevated structure built over an existing surface parking lot. The new building will accommodate eight (8) classrooms ranging in size from 380 square feet to 400 square feet, two (2) offices, restrooms, and exterior walkways. Pedestrians will gain access to the second story by use of two (2) stairwells or an elevator. The new structure will be approximately 5,678 square feet and about twenty-four (24) feet tall from grade to the roofline. The wing parallel to N. Santa Anita Avenue toward the front of the parcel will be about one hundred forty-five (145) feet by thirty-one (31) feet. The wing perpendicular to N. Santa Anita Avenue will follow the southern property line and will be approximately seventy-five (75) feet by thirty-one (31) feet. Goal 2: Continue and expand educational programs that emphasize science, math, art, and communication technologies used for twenty- first century careers in the surrounding commercial area and in the contemporary world >Create Science, Math, and Technology Center (Building B – Remodel) Building B, fronting Rolyn Place, is an existing commercial office structure. Tenant improvements include remodeling restrooms, removing walls, and creating classrooms and other spaces for educational and business use. Once remodeled, Building B will include: >Eleven (11) classrooms, teaching labs, and a project room >Two (2) women’s restrooms and two (2) men’s restrooms >A kitchen and dining hall >A library >A conference room >Offices >College and career center >Storage areas 3.5 CHAPTER 3 VISION Goal 3: Promote and encourage use of Metro Gold Line, walking, and biking for daily commutes to the school >Improve pedestrian access to the site >Provide bicycle parking >Offer incentives for students and staff who choose alternative forms of transportation over motorized vehicles for their commute to school Figure 3.3 (Top) Eastern (Santa Anita Avenue-facing) facade of proposed structure. Figure 3.4 (Bottom) Aerial view looking southeast at the internal facades of the proposed building. 3.6 Arroyo pAcific AcAdemy SPECIFIC PLAN Goal 4: Develop the campus in a manner compatible with surrounding commercial uses >Coordinate with surrounding businesses to offer programs or incentives that encourage students and staff to frequent those businesses The Clarke Center includes a fitness studio and a dance studio for physical education. Physical education programming may be enhanced through partnerships with local recreational facilities like the yoga studio and rock climbing gym. >Enhance the commercial corridor and district with building facades, landscaping, and other physical improvements Downtown Arcadia is intended to be a pedestrian-friendly environment with attractive business frontages and a mixture of uses including retail, service commercial, office, entertainment, and residential. Along Santa Anita Avenue, land is designated Commercial with a floor area ratio (FAR) overlay to allow a modest increase in development intensity that may encourage owners of older buildings to pursue private redevelopment efforts that could provide additional hospitality uses and office space. Although immediate development of the Specific Plan area does not include higher-intensity development, student populations activate public space and support retail, restaurant, and entertainment uses. In addition, the buildings and other site improvements are to be designed in a manner that complements pedestrian-oriented retail and office developments. While the Specific Plan does not propose commercial tenant spaces along Santa Anita Avenue, Building A’s two-story massing, architectural treatments, and primary entrance, along with the proposed fencing and gates that will enclose the eastern end of the parking area underneath the building, will provide an aesthetically appealing and engaging presence along Santa Anita Avenue that approximates the massing and articulation of an urban commercial or mixed-use building. The proposed trees and groundcover that will be planted in the front yard area along the street will soften the appearance of the building, fencing, and gates, extend and enhance the corridor’s urban tree canopy and landscaping, and provide shade for pedestrians, further activating the streetscape. Despite the lack of habitable ground floor spaces along the Santa Anita Avenue corridor, the project design provides improved pedestrian connectivity through Building A’s primary entrance, located at the project area’s southeastern corner, and the two gateways into the parking area underneath the building. 3.7 CHAPTER 3 VISION 3.3 CONCEPtUAL SItE PLAN The conceptual site plan on the following page (Figure 3.5 Site Plan) shows existing and proposed buildings and other site improvements such as landscaping and parking. Prior to construction, a more detailed site plan will be reviewed and approved by the City of Arcadia, as discussed in Chapter 7 regarding implementation. 3.8 Arroyo pAcific AcAdemy SPECIFIC PLAN WEST COLORADO BLVD NORTH SANTA ANITA AVE ROLYN PL WEST ST JOSEPH ST METRO GOLD LINE Building C Building B ProposedLocation ofBuildingA °050100 FEET Parcel Boundary Metro Gold Line Specic Plan Boundary Specic Plan - Arroyo Pacic Proposed Land Use Figure 3.5 Site Plan 3.9 CHAPTER 3 VISION 4.1 4 land use & development plan The Land Use and Development Plan is the guide for developing and using land within the Arroyo Pacific Academy Specific Plan area. This chapter provides the framework necessary to develop the planning area as a private high school site in a place dominated by commercial and manufacturing uses. The chapter describes the project’s land use designation, allowed uses, development standards, and design guidelines. The land use plan comprises the text in this chapter and the land use diagram, a map that illustrates the land use designations within the planning area. This chapter is organized into the following sections: 4.1 Land Use Plan 4.2 Land Use Designation 4.3 Allowed Uses 4.4 Temporary Uses 4.5 Development Standards 4.6 Design Guidelines 4.2 Arroyo pAcific AcAdemy SPECIFIC PLAN 4.1 LANd USE PLAN The land use plan implements the Arroyo Pacific Academy Specific Plan’s vision and goals through the application of the project’s land use designation, Specific Plan – Arroyo Pacific (SP-AP), to the planning area. The land use plan and designation provide allowed uses and development standards that replace the planning area’s zoning requirements. Figure 4.1 Land Use Diagram illustrates the location of the SP-AP designation within the planning area. The land use plan will facilitate the consolidation and expansion of Arroyo Pacific Academy. Consolidating the school’s programming onto a single site will minimize the potential for conflicts between heavy truck traffic-serving businesses along Rolyn Place and students and faculty who currently walk between the school’s existing facilities at 41 W. Santa Clara Street (main campus) and 400 Rolyn Place (The Clarke Center) will be minimized. The consolidated campus will also facilitate the school’s long-term expansion strategy. The land use plan’s development standards require, and the design guidelines encourage, campus-related development and improvements to complement and enhance the character of surrounding commercial and manufacturing uses. This is of particular importance along the planning area’s N. Santa Anita Avenue frontage, the site of the proposed new construction. The land use plan will ensure that the new building, remodel of an existing building, and any other improvements create an urban interface along the street, perpetuating the corridor’s identity in the Downtown area. To emphasize the project area’s development as a high school campus, the design guidelines also support the unified design of buildings and exterior improvements to the site. All improvements will perpetuate the characteristics of the contemporary architectural styles that predominate along Santa Anita Avenue in proximity to the project area. The land use plan also requires the integration of universal design into all aspects of building and site designs in the project area. All designs will achieve compliance with the Americans with Disabilities Act (ADA) requirements. This includes accessible parking facilities, including van parking, accessible routes connecting the main entrances of each building, elevators and accessible corridors to ensure access to all internal portions of building, including upper stories, and accessible restrooms in all buildings. 4.2 LANd USE dESIgNAtION The Arroyo Pacific Academy Specific Plan includes one land use designation, Specific Plan – Arroyo Pacific (SP-AP). The designation is described below. 4.3 CHAPTER 4 LAND USE & DEVELOPMENT PLAN WEST COLORADO BLVD NORTH SANTA ANITA AVE ROLYN PL WEST ST JOSEPH ST METRO GOLD LINE °050100 FEET Parcel Boundary Metro Gold Line Specific Plan Boundary Specific Plan - Arroyo Pacific Proposed Land Use Figure 4.1 Land Use Diagram 4.4 ARROYO PACIFIC ACADEMY SPECIFIC PLAN Specific Plan – Arroyo Pacific (SP-AP) This Specific Plan – Arroyo Pacific (SP-AP) designation is intended to accommodate a private high school campus. The designation also allows related educational uses. Maximum FAR – 1.0. 4.3 ALLOWEd USES The purpose of this section is to establish land use and corresponding permit requirements for the SP-AP designation. Allowed use provisions herein are consistent with and implement corresponding land use designations in the City’s General Plan. Within the geographic boundaries of the Arroyo Pacific Academy Specific Plan, all land area and structures/facilities may only be developed, divided, and/or used for a high school and related educational uses. Anticipating that new uses may evolve over time, the City of Arcadia Development Services Director may make a similar use determination based on the proposed use’s impacts and its compatibility with uses allowed in the designation. 4.4 tEmPORARY USES The purpose of this section is to establish procedures for issuing a temporary use permit to allow short-term activities that may not meet the development or use standards of the SP-AP designation, but may be acceptable because of their temporary nature. The allowed short-term activities, the frequency that a permit may be issued for the activity, and the duration that an activity may last are subject to the City’s temporary use permit process and requirements as described in Section 9107.23 of the City of Arcadia Municipal Code (AMC), Temporary Use Permits. APPLICABILItY Temporary uses and special events shall not be established, operated, or conducted in any manner without the issuance and maintenance of a valid temporary use permit in compliance with this section. Uses that do not fall within the categories defined in Section 9107.23 of the AMC, Temporary Use Permits, shall comply with Section 4.3, Allowed Uses, and Section 4.5, Development Standards, of the Arroyo Pacific Academy Specific Plan. CRItERIA FOR A tEmPORARY USE The Development Services Director or designee shall approve the temporary use permit based on the following criteria: A. The site for the intended use is adequate in size and shape to accommodate said use or event. 4.5 CHAPTER 4 LAND USE & DEVELOPMENT PLAN B. The location for the proposed use or event would not adversely interfere with existing uses on the subject property, nor impede or adversely impact pedestrian access ways and/or vehicular circulation patterns. C. The proposed use would not result in a significant adverse impact on adjacent property. D. That by requiring certain safeguards as conditions of approval, the proposed use would not be detrimental to the public health, safety, and welfare. SiGnS A. Temporary window signs. Any additional window signs shall be permitted only during the event and shall be approved as to size and placement at the time of application approval. B. Driveway visibility. The location of all signs shall comply with the driveway visibility standards. C. Directional signs. Small directional signs may be permitted. D. Temporary use permit issuance. No temporary signs shall be installed prior to issuance of a temporary use permit. E. Approval. All signs are subject to the approval of the Development Services Director or designee. APPLICAtION Application for a temporary use permit should be submitted at least four (4) weeks prior to the date(s) proposed for such use or event on forms provided by the City and shall include such plans as may reasonably be required by the Development Services Director or designee for a complete understanding of the proposal, and a filing fee shall be paid as established by resolution of the City Council. ACtION A. Within twenty-one (21) days after the Development Services Director deems completion of the application for a temporary use permit, the Development Services Director or designee shall grant, deny, or conditionally grant the temporary use permit, based on the criteria in Section 9298.4. B. In granting a temporary use permit, the Development Services Director or designee may impose conditions on the permit which are reasonable to ensure that the proposed temporary use will comply with the applicable review criteria of this title and any other applicable provisions of this chapter. Noncompliance with any condition of a temporary use permit shall constitute a violation of the Municipal Code. Such conditions may include, but are not limited to: 4.6 Arroyo pAcific AcAdemy SPECIFIC PLAN 1. Setbacks and buffers 2. Regulation of outdoor lighting 3. Regulation of points of vehicular ingress and egress 4. Regulation of noise, vibration, odors, etc. 5. Regulation of the number, height, and size of temporary structures, equipment, and/ or signs 6. Limitation on the hours and/or days of the proposed use 7. If special sales are proposed, limitations on the location where sales may occur, the number of vendors, and the scope of goods to be sold 8. If food sales are involved, obtainment of all appropriate health department permits. C. Upon approval by the Development Service Director or designee of a temporary use permit, notice of the decision shall be given to the applicant and any interested person. APPEALS The applicant may appeal the Director’s decision on an application for a temporary use permit to the Planning Commission. Refer to Section 9107.23 of the AMC, Temporary Use Permits, for the City’s appeal process. 4.5 dEvELOPmENt StANdARdS The following development standards govern development in the planning area in the High School designation. Unless explicitly discussed below, the development standards listed in the Arcadia Municipal Code (Article IX, Division and Use of Land, Chapter 2, Zoning Regulations) apply within the planning area. This includes the development standards that apply to the entire city and specifically in the Commercial-Manufacturing (C-M) Zone and Downtown Overlay (DO) Zone. FLOOR AREA RAtIO The maximum FAR is 1.0. BUILdINg hEIghtS The maximum building height is forty-eight (48) feet or four (4) stories. 4.7 CHAPTER 4 LAND USE & DEVELOPMENT PLAN SEtBACkS A. The minimum front yard setback along N. Santa Anita Avenue is thirty-five (35) feet from the street centerline. B. Minimum front yard setback along Rolyn Place. The minimum front yard setback along Rolyn Place is zero (0) feet. C. Minimum side yard setback. The minimum side yard setback is zero (0) feet. D. Minimum rear yard setback. The minimum rear yard setback is zero (0) feet. hEIght ExCEPtIONS ANd SCREENINg OF mEChANICAL EQUIPmENt Refer to Section 9103.01.050.C of the AMC for Height Exceptions and Screening of Mechanical Equipment requirements. FENCES, WALLS, ANd gAtES A. Architectural Design Review required. All fences, wall, or gates, including height, design, and location, shall be subject to Architectural Design Review. B. Spear prohibition. No spears (e.g., apache, aristocrat with crushed spears, or any spear-like features) shall be permitted on a fence, wall, or gate. C. Fence materials prohibition. Razor, chain link, corrugated fiberglass, bamboo fencing, or wire type are not permitted. D. Temporary construction fencing requirement. Temporary construction fencing that is of chain link or wire type may be permitted, provided that it would not exceed six (6) feet in height. PARkINg ANd LOAdINg A. Automobile parking. 1. Parking requirement. The parking requirement is based on an empirical parking demand rate calculated based on observed parking occupancy during regular school hours. Parking shall be provided at a rate of 0.31 spaces per student for employees, students, and guests. A portion (1.8%) of the required parking spaces shall be designated as guest parking. Parking conditions are anticipated to change over time due to increased transit options and usage. The parking standard may be changed through the minor modification process described in Chapter 7.1. 2. Dimensions. Refer to Section 9103.07.080 of the AMC, Parking Area Design Standards Applicable to All Zones, for parking space dimension requirements. 4.8 Arroyo pAcific AcAdemy SPECIFIC PLAN 3. Striping. Each parking space shall be identified by four (4) inch wide stripes of paint, or other durable striping material approved by the Development Services Director or designee. All parking stalls shall be clearly outlined with double stripes so as to provide a parking area of seven (7) feet in width in between two marked islands two (2) feet in width. 4. Ingress and egress. Safe ingress and egress shall be provided for each parking space by a twenty-five (25) foot turning radius and/or a minimum of twenty-five (25) feet of back-out space directly adjacent to said parking space. 5. Clear driveway requirement. No portion of any required driveway may be used to fulfill any such parking space requirements other than providing for ingress or egress or temporary loading and unloading. 6. Guest parking signs. “Guest Parking Only” signs with letters not less than two (2) inches in height shall be properly located to designate guest parking spaces. B. Accessible parking. 1. Parking requirement. The Specific Plan’s parking areas shall include four (4) accessible parking spaces, including one (1) van-accessible space, specifically reserved for vehicles licensed or authorized by the State of California for use by physically challenged/ disabled drivers. 2. Location. Accessible parking spaces shall be located within a reasonable proximity of any conveniently accessible entrance to the building served by the parking area. 3. Dimensions. Each accessible parking space shall have a clear dimension of at least nine (9) feet in width with a five (5) foot wide loading/unloading area. Van-accessible parking spaces shall have a clear dimension of at least (9) feet in width with an eight (8) foot wide loading/unloading area. Any combination of or two accessible parking stalls may share a single loading/unloading area of five (5) feet in width, unless one of the parking stalls is van accessible, in which case the shared loading/unloading area shall be eight (8) feet in width. The minimum length of each parking space shall be seventeen (17) feet. Parking spaces required by this section shall be identified per state law requirements. 4. Design. A bumper is required when no curb or barrier is provided, to prevent encroachment of cars over walkways. A curb ramp is required within the loading/ unloading area when the adjacent walkway is at a different level than parking elevation. Wheelchair uses must not be forced to go behind parked cars, other than their own, to access the adjacent walkway. 5. Americans with Disabilities Act Requirements. Accessible parking spaces must comply with the ADA requirements for on-site parking. Where differences exist between the Specific Plan’s accessible parking requirements and the ADA, the more restrictive standard shall apply. 4.9 CHAPTER 4 LAND USE & DEVELOPMENT PLAN C. Bicycle parking. 1. Parking requirement. Bicycle parking shall be provided for at minimum ten percent (10%) of enrolled students. 2. Design requirements. For each bicycle parking space required, a stationary object shall be provided to which a user can secure both wheels and the frame of a bicycle with a user-provided six (6) foot cable and lock. The stationary object may be either a freestanding rack or a wall-mounted bracket. 3. Location. Bicycle parking shall be located within one hundred (100) feet of a primary building entrance. To enhance security and visibility, the bicycle racks shall be readily visible to passersby. D. Loading. All loading spaces shall have adequate ingress and egress, and shall be designed and maintained so that the maneuvering, loading, or unloading of vehicles does not interfere with vehicular and pedestrian traffic. LANdSCAPINg A. Trees in front and street setback areas. A minimum of one (1) tree for every twenty (20) linear feet of street frontage shall be planted in the setback adjacent to the street. All required trees shall be a minimum size of a twenty-four (24) inch box. Notwithstanding the choice of tree species that is durable and climatically suitable to the project site, the applicant shall install a tree type that is the same variety as trees on adjacent properties, if such tree(s) are healthy and would contribute to the continuity of the streetscape. Trees should generally be aligned with trees on adjacent properties. B. Shrubbery and groundcover. 1. Shrubbery. Fifty percent (50%) of all required shrubs and similar plants shall be a minimum size of five (5) gallons at time of planting. 2. Groundcover. Live groundcover shall be planted and maintained where shrubbery is not sufficient to cover exposed soil. Mulch may be used in place of groundcover where groundcover will not grow or where groundcover will cause harm to other plants. 3. Groundcover spacing. Groundcover plants should be planted at a density and spacing necessary for them to become well established within eighteen (18) months. 4. Drought-tolerant requirement. A minimum of fifty percent (50%) of required shrubbery, vines, and groundcover shall be drought tolerant. This requirement can be met through the use of xeriscaping that is installed and maintained in compliance with the State of California’s Water Efficient Landscaping Resources requirements. C. Approval required. Landscape plans shall be submitted in conjunction with building plans for construction. No landscaping or irrigation system shall be installed until the plans are approved. The project shall comply with the requirements of Arcadia Municipal Code Section 7554 (Water Efficient Landscaping), with respect to monitoring water usage. 4.10 Arroyo pAcific AcAdemy SPECIFIC PLAN D. Parking area landscaping. 1. Landscaping requirement. A minimum of ten percent (10%) of a parking area shall be landscaped and maintained in accordance with the landscape regulations set forth in this section. A minimum of one (1) tree shall be provided and maintained in a parking area for every five (5) parking spaces or any fraction thereof, with some appropriate clustering of trees permitted. Said trees shall be a minimum of a twenty- four (24) inch box with a minimum of five percent (5%) of the trees as specimen trees of thirty-six (36) inch box or greater, subject to the review and approval of the Development Services Director or his/her designee. 2. Unused space. All unused space of reasonable size that results from the design of the parking area shall be landscaped. 3. Landscape area edge. Where the front end of a parking stall abuts a landscaped area, the landscaped area shall be extended into the parking stall such that the curb bordering the landscaped area will also serve as the wheel stop for the parking stall. 4. Landscape buffer. A landscape buffer not less than five (5) feet in width and three (3) feet in total height (measured at the top of the landscape materials) shall be provided between parking areas and property lines which are located between said parking areas and public streets (including alleys). E. Irrigation. All landscaped areas shall be provided with a permanent irrigation system installed below grade except for sprinkler heads and valves. LIghtINg A. Height. Lights shall be a maximum of fifteen (15) feet above the adjacent grade. B. Shielding. Lighting shall be hooded and arranged to reflect away from adjoining properties and streets. BACkFLOW PREvENtION dEvICES Backflow prevention devices, if located within a front yard, shall be screened as follows: A. Screening requirement. On backflow devices with piping sizes of three (3) inches or larger, screening is required by either a masonry wall or planter box, as per the current standards on file in the Planning Division. Backflow devices with piping sizes of two and one-half (2 1/2) inches and smaller must be screened by either planting or a masonry wall, as per the current standards on file in the Planning Division. B. Planning Division review. The required screening material shall be architecturally compatible with the on-site development, and subject to the review and approval of the Planning Division. C. Fire Department connection. The Fire Department connection, if applicable, shall be visible from the street and not be screened. 4.11 CHAPTER 4 LAND USE & DEVELOPMENT PLAN SIgNS A. Definitions. When used in this section, the following words shall have the meaning indicated. 1. Area, Sign. The area of a sign shall be considered to be the area encompassed by a maximum of four (4) connected straight line segments drawn around the extremities of the sign frame or can (if a frame or can is used to support or define the copy background area), or the sign copy background area (if no sign, frame or can is used), or the sign copy (if no copy background area or frame or can has been used). (Amended by Ord. 1507 adopted 6-4-74) 2. Clearance. Clearance is the vertical distance between a sign and the finished grade below the sign. 3. Height. Height is the vertical distance above the average finished grade of the lot on which a sign is located. 4. Sign. A sign shall include any figure, character, outline, delineation, announcement, declaration, demonstration, illustration, emblem, words, numerals, or letters or attention-attracting display or device painted, posted, or affixed on any surface used to attract attention to the premises or to advertise or promote the interest of any person, activity, business, or enterprise when the same is placed so that it is clearly visible to the general public from an out-of-doors position, provided that noncommercial natural floral and plant displays shall not be considered a sign in computing the number or area of signs permitted. 5. A sign shall not include the official flags of the United States of America, the State of California, or the County of Los Angeles, or official notices authorized by a court, public body or public officer; directional, warning, or information signs authorized by federal, state, county, or municipal authority for public safety; or the official emblem or insignia of a government or public school. 6. Sign structure. A sign structure is any structure which supports or is designed to support a sign, including any support attached to a building but not including any part of the building. B. Permitted and prohibited signs. 1. Permitted signs. ▪Wall sign ▪Freestanding sign ▪Window sign ▪Directional signs ▪Temporary banners 4.12 Arroyo pAcific AcAdemy SPECIFIC PLAN ▪Flags 2. Prohibited signs. ▪No sign shall have blinking or flashing lights or lighting which changes periodically or gives the appearance or impression of movement. ▪No sign shall create undue glare. ▪Moving signs or signs with any moving parts or which gives the appearance or impression of movement are prohibited. ▪Paper or fabric signs and other signs of similar construction, which include but are not limited to what is commonly referred to as banners, paper signs, or posters, shall not be located on the exterior of any building and shall not be located outside of any building. C. General requirements. 1. Repair and condition of sign. No sign shall be maintained which is not in repair or good condition. A sign which is not in repair or good condition is a nuisance and shall be removed in accordance with Section 9262.4.2 of the Arcadia Municipal Code. 2. Vacant premises. After premises have been vacant for ninety (90) days, any sign on the premises relating to a business which does not occupy the premises shall be removed after notice given in accordance with Section 9262.4.2 of the Arcadia Municipal Code. D. Wall signs. 1. Definition. A wall sign is a sign mounted on and parallel to the wall on which it is affixed, and which sign has been so constructed, erected, or affixed to the building that a building permit is required for the installation of said sign; or a sign which is painted directly onto the surface of the wall. 2. Requirements. Refer to Section 9103.11.070 of the AMC, Permanent Signs by Zone – Locations and Allowed Sign Area, for wall sign requirements. E. Freestanding signs. 1. Definition. A freestanding sign is one which stands by itself and is not dependent on a building for its support. 2. Location. Not limited, provided: ▪No part of a freestanding sign nor any part of the sign projected vertically shall be less than three (3) feet from any building. ▪No freestanding sign shall be permitted for a business which has a projecting sign. 4.13 CHAPTER 4 LAND USE & DEVELOPMENT PLAN ▪No freestanding sign shall be located within one hundred (100) feet of a residentially zoned property. 3. Number of freestanding signs. One (1) freestanding sign per street frontage. 4. Size area. The maximum area of a freestanding sign, including all faces, is one hundred fifty (150) square feet, and no one face shall exceed one-half (½) of said maximum. 5. Height. Refer to Section 9103.11.070 of the AMC, Permanent Signs by Zone – Locations and Allowed Sign Area, for freestanding sign height requirements. 6. Projection. A freestanding sign may extend a maximum of one (1) foot into a public way. F. Window signs. 1. Definition. Window signs shall include signs which are painted on either the outside or inside surface of the glazed area (including glazed doors), and other signs which are posted or affixed to the inside surface of the glazed area, or are located in such a manner as to be visible through the glazed area and which are located within twenty-four (24) inches of said glazed area. 2. Size area. The total area of window signs in any one (1) wall shall not exceed twenty-five percent (25%) of the window area of that wall, provided that the total area of directly lighted window signs shall not exceed ten percent (10%) of said window area. 3. Size area exception for special event. Temporary window signs which are in excess of the maximum size area requirement shall be permitted to advertise special events, provided a sign is not used for more than sixty (60) cumulative days in any one (1) calendar year. A sign permit shall be obtained from Building Services prior to the painting, posting, or affixing. Before issuing a sign permit for a temporary window sign which is in excess of the limits outlined in subsection 2 above, the City shall charge and collect a fee in accordance with the applicable fee schedule adopted by resolution of the City Council. G. Directional signs. 1. Definition. A directional sign is one which gives direction to pedestrians and vehicles. 2. City Traffic Engineer approval. Directional signs shall be located and be of a size and design as approved by the City Traffic Engineer in accordance with standard traffic engineering principles. 3. Exemption from sign regulations. Directional signs shall not be subject to the regulations hereof relating to particular types of signs. H. Flags. Flags, which do not contain commercial messages in text form such as product brand names, business, or professional service names, shall be allowed subject to the following restrictions: 4.14 Arroyo pAcific AcAdemy SPECIFIC PLAN 1. Location. Flags shall be mounted on the building to allow for a minimum clearance of seven (7) feet zero (0) inches over a pedestrian right-of-way and fifteen (15) feet zero (0) inches over a vehicular way and shall not extend above the top of the building’s roof. 2. Flag area. Maximum area of flags shall not exceed fifteen (15) square feet per flag. 3. Number of flags. Maximum of two (2) flags shall be permitted. StORAgE A. Interior storage requirement. All permanent and temporary storage of wares, merchandise, equipment, storage containers, and similar items shall be within a building. B. Temporary storage prohibition. The use of temporary storage bins, sheds, shipping containers, semitrailers and trailers, and/or temporary buildings is not permitted. C. Outdoor storage of trash, refuse, and recyclables. 1. Trash, garbage, refuse, and recyclables that are to be temporarily stored outside a building shall be in covered containers that enable convenient collection and loading. 2. The containers shall be kept in a paved area that is completely screened from view by an enclosure that complies with Section 9103.01.130 of the AMC, Trash Enclosures. 3. The interior dimensions of said enclosure shall provide for convenient access to the containers. The interior of the enclosure shall be equipped with minimum three (3) inch thick bumpers to prevent the containers from damaging the enclosure. 4. The enclosures shall have full roofs to reduce stormwater pollution and to screen unsightly views. The designs of the roof and the materials used shall be compatible with the enclosure and the site’s architecture, and adequate height clearance be provided for access to any containers. UtILItIES All utilities on the site for direct service to the area thereon shall be installed underground except as otherwise approved by the Council by precise plan of design. The owner or developer is responsible for complying with the requirements of this section and shall make the necessary arrangements as required by the serving utilities for the installation of such facilities. For the purpose of this section, appurtenances and associated equipment such as but not limited to surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system may be terminated aboveground. 4.15 CHAPTER 4 LAND USE & DEVELOPMENT PLAN 4.6 dESIgN gUIdELINES The following design guidelines are intended to perpetuate quality development in the planning area, while enhancing the character of the N. Santa Anita Avenue and Rolyn Place corridors. The guidelines address the design of both new buildings and site improvements and renovations to existing structures and improvements. Conformance with the guidelines is encouraged, but not necessarily required. Alternative design solutions are permitted, provided that they meet the overall objectives of this section. BUILdINg dESIgN >Compatibility ◦New development or the redevelopment of existing sites shall be compatible with neighboring projects, particularly where those projects are in keeping with the City’s vision. Compatibility is based on massing and scale of structures, building siting and orientation, architectural character, landscaping, and other features that help define the site. New development and redevelopment shall complement existing development patterns in keeping with the City’s vision outlined in the current General Plan. >Massing, scale, and form ◦Design all sides of the building with consistent architectural and façade elements. ◦Architectural scaling elements should be used to break down the appearance of large building façades into architectural patterns and component building forms. ◦The use of color, materials, and texture should be used to accentuate articulation in the building façade. ◦Proportional relationship between adjacent buildings and between the building and the street should be maintained. Elements should be incorporated into the design of structures to soften the edge of the building and provide a transition to human scale, such as covered walkways, building arcades, trellises, trees, and landscaping. >Multi-building complex ◦All buildings within a multi-building complex should achieve a unity of design through the use of similar architectural elements, such as roof form, exterior building materials, colors, and window pattern. Individual buildings should incorporate similar design elements on all sides of the building to achieve a unity of design. >Fenestration ◦Windows should be provided along all building façades fronting public areas or streets to provide views in/out of the building. 4.16 Arroyo pAcific AcAdemy SPECIFIC PLAN >Materials and colors ◦All building materials should be selected with the objectives of quality and durability as well as to produce a positive effect on the pedestrian environment through scale, color, and texture. ◦Architectural metals, cast-in-place concrete, brick, concrete masonry units, ceramic tile, glass and glass block systems, aluminum louvers, fiber cement siding, and stucco, among others, are acceptable materials when properly finished and detailed. ◦Colors should be used in a meaningful way to illustrate and accent depth and detail in the architectural elements. >Building signage ◦Signs should be designed to be in harmony with the style and character of the development and an integral component of the building architecture. Signs should be compatible in scale, proportion, colors, and materials with the building design façade. ◦Sign letters and materials should be made of high- quality materials and professionally designed and fabricated. SiTE PlAnninG And ACCESS >Building placement ◦Buildings should be built to the minimum setback assigned for the designation. ◦Buildings should be arranged to define, connect, and activate sidewalks and public spaces. >Building orientation and entries ◦Wherever possible, main building entries should open onto public streets and be clearly defined with signs, windows, lighting, and/or special architectural treatment. ◦Building entries should be highly visible. A number of the following features should be incorporated to accentuate primary building entries and to attract Figure 4.2 DO use a variety of materials and textures to articulate building façades. Figure 4.3 DO use colors to accentuate architectural elements and create visual interest. 4.17 CHAPTER 4 LAND USE & DEVELOPMENT PLAN and protect pedestrians: canopies, overhangs, recesses/ projections, arcades, raised cornice parapets over the door, peaked roof forms, arches, and architectural details such as tile work and moldings. >Landscaping ◦Landscaping should be composed of native and drought-tolerant species to the greatest extent possible. ◦Landscaping should be provided along and against building façades facing the parking lot or street as a way of anchoring the building to the surrounding environment, softening the structure’s appearance, and reducing its overall scale and massing. This can be done through the use of intermittent planter areas, potted plants, climbing vines along planters and building with shrubs at the base, and/or in- ground plantings. ◦Landscaping treatments should help anchor the corner of buildings, enhance the pedestrian environment, and establish continuity along landscaping corridors. Done well, attention to landscape design and detail will establish project identity. ◦The use of landscaping and accent paving can help define and beautify a project entrance as viewed from the street. The vehicular entrance to the project should be clearly defined and provide adequate sight distance for vehicles and pedestrians. >Parking lot design/auto circulation ◦Landscaping, trees, and attractive fencing should be provided along the perimeter of and in parking areas to minimize visibility of vehicles from the public right-of-way and to minimize the expansive appearance of parking lot fields. Landscaping in and around parking areas should also be designed in a manner to reduce urban runoff. ◦Shade trees should be provided and arranged to provide maximum shade coverage, to approximate nearly fifty percent (50%) shade coverage with typical summer foliage. Figure 4.4 DO use drought- tolerant and native plant species. Figure 4.5 DO use landscaping treatments along building façades and pedestrian paths. 4.18 Arroyo pAcific AcAdemy SPECIFIC PLAN ◦Landscaping in and adjacent to parking areas should be designed with a variety of plants, heights, and textures. ◦Landscaping in and around parking areas should be designed in a manner to reduce urban runoff. ◦All parking areas should be well lit and signposted to clearly identify entrances and exits. ◦Directional signage and painted pavement markings should demarcate all entrances and exits and direct vehicles safely through the site. ◦Surface parking areas should not dominate the frontage of the development or visual character of the site. ◦Projects should provide safe pedestrian passage by creating a continuous designated walking path that directly connects the primary entrances of the structure(s) on the site to the adjacent sidewalk system and the associated parking area(s). >Pedestrian circulation ◦A clear and continuous path should be provided that connects the primary entrance of all buildings to the public sidewalk system. ◦Pedestrian pathways crossing a driveway, on-site vehicle drive aisle, loading area, or parking area should be made identifiable by the use of alternative hardscape materials such as pavers or patterned stamped, colored concrete, or patterned thermoplastic paving to alert drivers to potential conflicts with pedestrians. ◦Internal pedestrian walkways should be a minimum of four (4) feet in width and designed with special paving, landscaping, pedestrian-scale lighting, and trees. >Bike parking ◦Bicycle parking areas should be connected with bike paths and pedestrian paths that lead to building entrances. Figure 4.6 DO install landscaping in and around parking areas. Figure 4.7 DO provide safe pedestrian walkways through parking areas. Figure 4.8 DO install patterned or colored paving to alert drivers to pedestrian paths that cross driveways or parking areas. 4.19 CHAPTER 4 LAND USE & DEVELOPMENT PLAN ◦On-site bicycle parking should be provided in well- lit areas visible from the street and/or parking lot, and in close proximity to building entries. ◦Bicycle parking should be clearly marked with signage. ▪Bicycle parking facilities must be located no more than one hundred (100) feet from one of the primary building entrance(s), in a visibly secure and well-lit location. ▪Bike racks should be securely anchored to the ground and designed to enable the bicycle frame and one (1) wheel to be locked to the rack with a standard U-shaped lock or cable. ▪The location and configuration of bike racks should not impede pedestrian or vehicular circulation. >Passenger loading and drop-off areas ◦A designated off-street passenger drop-off and pickup zone should be provided and clearly signposted. Figure 4.10 (Bottom) DO provide safe, secure, and well-lit long- term bicycle parking facilities. Figure 4.9 (Top) DO provide bicycle parking within close proximity to building entries. 4.20 Arroyo pAcific AcAdemy SPECIFIC PLAN ◦Amenities should be provided for passenger waiting areas, such as shade trees, shelters, benches, and lighting. ◦Loading areas should be designed with special paving, striping, and/or bollards to distinguish them from the street or sidewalk. ◦Drop-off areas should not interfere with the circulation of other users in the parking area or at building entrances. >Sustainable stormwater ◦Roof rainwater should be directed to a storage device or a permeable surface such as a lawn, garden, or infiltration system. ◦Stormwater should not be directed onto an impermeable surface such as a driveway, sidewalk, or paved path. ◦Permeable pavement is encouraged in low-speed, low-volume traffic areas, such as pedestrian pathways, plazas, driveways, and parking stalls. Permeable pavements may be constructed from durable pervious concrete, porous asphalt, permeable interlocking pavers, grass pavers, and several other materials. >Trash and recycling enclosures ◦Outdoor trash and recycling bins should be stored in enclosures. Trash and recycling bins should be located in the same enclosure. ◦Enclosures should not be located along any frontage streets or roadways. ◦Enclosures should be constructed of durable materials, with color, texture, and architectural detailing that is consistent with the overall site and building design. Enclosures should be built of noncombustible materials (wood is not permitted). ◦Roofs or trellises are required for all enclosures to screen the interior of enclosures from upper-floor view. Figure 4.11 DO install special paving and/or bollards to distinguish loading areas. Figure 4.12 DO direct stormwater runoff into permeable areas such as rain gardens. Figure 4.13 DO install permeable paving whenever possible. 4.21 CHAPTER 4 LAND USE & DEVELOPMENT PLAN ◦Enclosures are encouraged to incorporate architectural elements of the building to blend in with the surroundings. >Lighting and pedestrian furnishings ◦Exterior lighting shall be designed as an integral part of the building and landscape design. Lighting fixtures shall be architecturally consistent with the overall site design and character. Creativity in fixture design is encouraged. ◦Building lighting should be directed onto the façade, entrance areas of buildings, and pedestrian pathways to increase site safety and accentuate the architecture of the building without creating or otherwise contributing to light pollution. ◦Lighting in parking areas should be designed and located at a pedestrian scale, not to exceed fifteen (15) feet in height above the ground. ◦Lighting should be of a design that is consistent with the overall site architecture and style. Figure 4.15 (Bottom) DO construct trash enclosures of durable and secure materials. Figure 4.14 (Top) DO design enclosures so that they are compatible with surrounding architecture. 4.22 Arroyo pAcific AcAdemy SPECIFIC PLAN >Fences, gates, and walls ◦Fences, gates, and walls should be made of durable materials. Preferred materials for walls are brick, concrete, masonry units, pour-in-place concrete, or stucco. Preferred materials for gates and fencing are high-quality metal or treated wood. ◦Walls and fences that face onto a street or public area should be designed to have a four (4) foot wide landscape planting area between the wall/fence and public area. Figure 4.17 (Bottom) DO design lighting so that it is consistent with the overall site design and character. Figure 4.16 (Top) DO install landscaping along walls and fences that face onto a street or public area. 4.23 CHAPTER 4 LAND USE & DEVELOPMENT PLAN 5.1 5 Transit & circulation Through this Specific Plan, Arroyo Pacific Academy will improve pedestrian, bicycle, and vehicular ingress, egress, and circulation. Site improvements seek to balance the provision of adequate parking while promoting walking, bicycling, and transit use. 5.2 Arroyo pAcific AcAdemy SPECIFIC PLAN 5.1 PEdEStRIAN ANd BICYCLE CIRCULAtION PEdEStRIAN CIRCULAtION From 2012 when the Clarke Center was opened, students walked from the main campus (41 Santa Clara Avenue) to the Clarke Center (400 Rolyn Place). Between the two buildings, the sidewalk skipped from one side of Rolyn Place to the other. As a result, students shared right-of-way with buses, trucks, and other vehicles on the two-lane road. With the Specific Plan, the campus becomes a single consolidated area with designated pedestrian pathways that connect all buildings and allow safe pedestrian flow throughout the campus. The site is also organized to create a designated entrance from N. Santa Anita Avenue to the new campus. A conceptual drawing of the entryway appears in the rendering on page 5.4. Figure 5.1 (Top) Students and staff who arrive by light rail or bus can walk or bike a quarter mile or less to campus. Figure 5.2 (Bottom) Pedestrians will benefit from pedestrian improvements around the Gold Line station such as lighting, an awning, and new sidewalks. 5.3 CHAPTER 5 TRANSIT & CIRCULATION WEST COLORADO BLVD NOR TH SANTA ANITA A VE RO LYN P L WEST ST JOSEPH ST METRO GOLD LINELA PORTE ST EAST SANTA CLARA ST EAST NEWMAN AVE %&g( SA N MIGUEL DR!M ! Property 2 ! Building C ! Property 1 ! Building B ! Proposed Location of Building A Parcel Boundary °0100200 FEET Metro Gold Line Light Rail Station !M Specific Plan Boundary Bike Route Pedestrian Route Figure 5.3 Bicycle & Pedestrian Map 5.4 Arroyo pAcific AcAdemy SPECIFIC PLAN BICYCLE CIRCULAtION The primary access for bicyclists to the site will be from Rolyn Place to take advantage of existing bicycle improvements, signalized crossings, and traffic patterns and to minimize conflicts with motorized vehicles and pedestrians. Bicycle parking will be provided on-site, adjacent to one of the primary building entrances along Rolyn Place (see Figure 5.3). Bicycle parking will connect directly to sidewalks, and travel throughout the campus will be primarily accommodated on foot. 5.2 ACCESS tO tRANSIt As with other private schools across the region, use of transit has not historically been a major focus for Arroyo Pacific Academy. However, construction of the Metro Gold Line and shifting public dialogue about sustainable communities have elevated awareness among students and staff about the benefits of using transit. The student population includes many international students who are accustomed to using transit in their home countries. Furthermore, about forty percent (40%) of students live in communities located along the Metro Gold Figure 5.5 (Middle) At W. Santa Clara Street and N. Santa Anita Boulevard, pedestrians and bicyclists cross at a signalized intersection. Figure 5.6 (Bottom) On N. Santa Anita Boulevard, continuous sidewalks lead to the campus. Figure 5.4 (Top) The new campus gateway includes a dedicated entrance for pedestrians. 5.5 CHAPTER 5 TRANSIT & CIRCULATION Line corridor. Those cities include Los Angeles, Highland Park, South Pasadena, Pasadena, Altadena, Alhambra, Sierra Madre, Baldwin Park, Monrovia, Duarte, Azusa, and Glendora. The Specific Plan area is ideally located for transit use about a quarter mile from the Metro Gold Line station. In addition, four local and regional bus routes have a stop less than a quarter mile from the school on Santa Anita Avenue. Sidewalks, bicycle paths on major streets, and signalized crossings offer designated pathways for students and employees to walk or bike between transit and the school. While circulation improvements are viable without the use of transit and parking standards are not based on the assumed future use of transit, it is important to note that transit use is viable in the future and will be encouraged by the academy. 5.3 vEhICULAR CIRCULAtION At the time of Specific Plan adoption, vehicular access to the main campus (41 W. Santa Clara Street) was from Santa Clara Street. For the Clarke Center (400 Rolyn Place), Figure 5.7 For bicycling commuters the Gold Line station offers both short-term bicycle racks and long-term, secure bicycle lockers. 5.6 Arroyo pAcific AcAdemy SPECIFIC PLAN vehicular access was from Rolyn Place. With consolidation of the Specific Plan, vehicles have one main point of ingress and one main point of egress at 325 N. Santa Anita Avenue under the gateway structure facing Santa Anita Avenue. The most intense use of vehicular pathways occurs during drop-off for school in the morning before 8:30 a.m. At the end of the school day, pickup varies between 2:45 p.m. and evening hours, depending on the class and extracurricular activities of individual students. The primary vehicular access to the campus is under the gateway structure from Santa Anita Avenue. Vehicles driving southbound on Santa Anita Avenue make a right turn onto campus. From there, motorists can drive straight through the parking lot to drop off and/or pick up students in an aisle that accommodates the stacking of approximately 15-16 vehicles. After drop-off, vehicles exit the site by turning left onto Rolyn Place. Secondary vehicle access is possible from Rolyn Place by entering the parking area closest to the Clarke Center. Secondary egress is possible by way of a second driveway under the gateway structure where vehicles may exit by making a right-only turn onto N. Santa Anita Avenue. 5.7 CHAPTER 5 TRANSIT & CIRCULATION 6.1 6 Infrastructure & services The Infrastructure and Services chapter is required by state law to identify existing and planned infrastructure and services in the project area. The focus is a brief description of existing conditions and the identification of needed improvements to implement the Specific Plan vision. 6.2 ARROYO PACIFIC ACADEMY SPECIFIC PLAN 6.1 ExIStINg ANd PLANNEd INFRAStRUCtURE The Specific Plan area is currently connected to public and private utilities. The City of Arcadia Public Works Services Department maintains water, sewer, and storm drain services. Private services include electricity (Southern California Edison), gas (Southern California Gas Company), and cable and communications (Champion Broadband, Time Warner Cable, and AT&T). Service providers have reviewed the development potential and determined that sufficient capacity exists to provide services to the Specific Plan area. 6.2 ExIStINg ANd PLANNEd SERvICES The City of Arcadia Public Works Services Department provides trash and recycling, water conservation, stormwater, and industrial waste services to the Specific Plan area. The City has reviewed the development potential and determined that sufficient capacity exists to provide services to the Specific Plan area. 6.3 CHAPTER 6 INfRASTRUCTURE & SERVICES 7.1 7 Implementation The Implementation chapter serves as a tool to describe how the plan will be implemented in terms of project review and plan improvements, including required and subsequent entitlements. 7.2 ARROYO PACIFIC ACADEMY SPECIFIC PLAN 7.1 SPECIFIC PLAN AdmINIStRAtION ANd AmENdmENtS The Arcadia City Council adopts specific plans by ordinance. This Specific Plan is an uncodified ordinance replacing and amending the underlying zoning. The City recognizes that modifications to the text and exhibits of this document may be needed over time. At the discretion of the City of Arcadia Development Services Director, minor modifications will not require a formal Specific Plan amendment (i.e., through a public hearing). 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 includes: >Determination regarding issues, conditions, or situations that arise that are not addressed by the Specific Plan. >Approval of signs in compliance with the standards of the zoning designation. >Additions, deletions, and changes to the Specific Plan exhibits or text that substantially comply with the Specific Plan. >Adjustments to the site plan, building elevations, landscaping, parking, and all other conceptual plans. >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 refer a decision to the Planning Commission and/or City Council at a noticed public hearing. Notice will be provided by publication in a newspaper of general circulation. If necessary, additional CEQA review and/or analysis will be conducted to determine the impacts of the request. Determinations of substantial conformance will be made based on findings that the request: 1. Substantially conforms to all applicable provisions of the Specific Plan. 2. Will not adversely affect public health and safety. 3. Will not adversely affect adjacent properties. Applicants seeking to modify the Specific Plan will be required to complete and submit an application for an amendment to a Specific Plan to the City of Arcadia Development Services Department Planning Division. Prior to approving an amendment, the Development Services Director or designee must find that the modification is consistent with the intent of the Arroyo Pacific Academy Specific Plan, that the modification preserves the quality of the Specific Plan’s built environment, and that the modification does not adversely impact neighboring property owners or residents. 7.3 CHAPTER 7 IMPLEMENTATION The following list provides an example of minor modifications that may be made to the Specific Plan administratively, at the discretion of the Development Services Director or designee. The Development Services Director has the discretion to refer any such request for modifications to the Planning Commission or City Council. >Modification of design criteria such as landscape treatments, fencing, and entry treatments. >Modifications of a similar nature to those listed above which are deemed minor by the Development Services Director, which are in keeping with the intent of this Specific Plan, and which are in conformance with the City of Arcadia General Plan. 7.2 REQUIREd ANd SUBSEQUENt ENtItLEmENtS Consistent with Municipal Code Division 5, design approval is required prior to issuance of a building permit or sign permit for all projects located in the Arroyo Pacific Academy Specific Plan area. The design review process consists of three steps: 1. Preliminary consultation between the project sponsor and Development Services Department staff to discuss design guidelines and design criteria applicable to the site and use. 2. Design concept review by the Development Services Department. 3. Final design review during the plan check process by the Development Services Department for substantial compliance with this Specific Plan (partcularly Chapter 4) and the Municipal Code. Chapter 4 includes a list of allowed uses. For any use not listed in Chapter 4, the Development Services Director or designee has the authority to make a determination of similar use and may require the approval of a conditional use permit. 7.3 CONStRUCtION SChEdULE ANd PhASINg Construction of Building A, the Building B remodel, and façade improvements to Buildings B and C are intended to take place in a single phase. Attachment No. 3 Attachment No. 3 Draft Initial Study/MND CITY OF ARCADIA ARROYO PACIFIC ACADEMY SPECIFIC PLAN DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Prepared for: CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91066 Prepared by: 3900 KILROY AIRPORT WAY, SUITE 120 LONG BEACH, CA 90806 JULY 2016 CITY OF ARCADIA ARROYO PACIFIC ACADEMY SPECIFIC PLAN DRAFT INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Prepared for: CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91066 Prepared by: MICHAEL BAKER INTERNATIONAL 3900 KILROY AIRPORT WAY, SUITE 120 LONG BEACH, CA 90806 JULY 2016 TABLE OF CONTENTS TABLE OF CONTENTS Environmental Checklist Form ......................................................................................................................... 1 Environmental Factors Potentially Affected .............................................................................................. 10 Determination (to be completed by the lead agency) ......................................................................... 11 Evaluation of Environmental Impacts ......................................................................................................... 12 1. Aesthetics ........................................................................................................................................ 14 2. Agriculture and Forestry Resources ............................................................................................ 15 3. Air Quality ........................................................................................................................................ 16 4. Biological Resources ...................................................................................................................... 25 5. Cultural Resources ......................................................................................................................... 27 6. Geology and Soils .......................................................................................................................... 30 7. Greenhouse Gas Emissions ........................................................................................................... 33 8. Hazards and Hazardous Materials .............................................................................................. 38 9. Hydrology and Water Quality ...................................................................................................... 41 10. Land Use and Planning ................................................................................................................. 44 11. Mineral Resources .......................................................................................................................... 45 12. Noise .................................................................................................................................................. 46 13. Population and Housing ................................................................................................................ 55 14. Public Services ................................................................................................................................. 56 15. Recreation ....................................................................................................................................... 58 16. Transportation/Traffic ..................................................................................................................... 59 17. Utilities and Service Systems ......................................................................................................... 67 18. Mandatory Findings of Significance ........................................................................................... 70 References........................................................................................................................................................ 72 FIGURES Figure 1 Project Location ............................................................................................................................... 3 Figure 2 Proposed Site Layout ....................................................................................................................... 5 TABLES Table 1 Proposed Parking Facilities ............................................................................................................. 7 Table 2 Construction-Related Criteria Pollutant and Precursor Emissions (Maximum Pounds per Day) ........................................................................................................ 19 Table 3 Construction Local Significance Threshold Impacts (Maximum Pounds per Day) ........... 20 Table 4 Proposed Project Operations-Related Criteria Pollutant and Precursor Emissions (Maximum Pounds per Day) ........................................................................................................ 21 City of Arcadia Arroyo Pacific Academy Specific Plan July 2016 Initial Study/Mitigated Negative Declaration i ENVIRONMENTAL CHECKLIST Table 5 Construction-Related and Operational Greenhouse Gas Emissions (Metric Tons per Year) ................................................................................................................................................. 34 Table 6 Consistency with SCAG’s Regional Transportation Plan/Sustainable Communities Strategy Goals ................................................................................................................................ 36 Table 7 Noise Measurements ..................................................................................................................... 47 Table 8 City of Arcadia General Plan Noise Element Noise Standards ............................................. 48 Table 9 Typical Construction Equipment Noise Levels .......................................................................... 49 Table 10 Project Conditions Noise Levels along Project Vicinity Roadways ....................................... 50 Table 11 Damage to Buildings for Continuous or Frequent Intermittent Vibration Levels ................ 52 Table 12 Representative Vibration Source Levels for Construction Equipment ................................. 52 Table 13 Predicted Increases in Traffic Noise Levels – Existing plus Project Conditions .................... 54 Table 14 Existing with Project Conditions (Year 2015) Intersection Peak-Hour Levels of Service .... 60 Table 15 Future with Project Conditions (Year 2016) Intersection Peak-Hour Levels of Service ...... 61 Table 16 Caltrans Locations – HCM Analysis ............................................................................................. 62 Table 17 On-Ramp Evaluation ..................................................................................................................... 63 Table 18 Off-Ramp Evaluation ..................................................................................................................... 63 Table 19 City of Arcadia Water Supply and Demand Comparison ..................................................... 68 APPENDICES A. Air Quality B. Greenhouse Gas Model Outputs C. Phase I Environmental Site Assessment D. Noise E. Transportation Study Arroyo Pacific Academy Specific Plan City of Arcadia Initial Study/Mitigated Negative Declaration July 2016 ii ENVIRONMENTAL CHECKLIST ENVIRONMENTAL CHECKLIST FORM 1. Project title: Arroyo Pacific Academy Specific Plan 2. Lead agency name and address: City of Arcadia 240 W. Huntington Drive Arcadia, CA 91066 3. Contact person and phone number: Jordan Chamberlin, (626) 821-4334 4. Project location: The proposed Specific Plan Area (project site) is located along the east side of Rolyn Place, north of West St. Joseph Street and east of N. Santa Anita Avenue in Arcadia, Los Angeles County, California. The project site is described as two adjacent properties. Property 1 (parcels 5775-022- 036, -037, -038, -039, and -044 [PM 193-64- 65]) is approximately 44,020 square feet and developed with an existing 16,440-square- foot office building with an address of 325 N. Santa Anita Avenue. Property 2 (Parcel 5775-022-027) is approximately 19,520 square feet and developed with an existing 15,050-square-foot structure with an address of 400 Rolyn Place. The building is known as the Clarke Center. The total project site encompasses 1.68 acres. The project location is shown on Figure 1. 5. Project sponsor’s name and address: Philip Clarke 41 W. Santa Clara Street Arcadia, CA 91007 6. General Plan designation: Commercial; Downtown Overlay 7. Zoning: C-M (Commercial-Manufacturing) 8. Project background: Arroyo Pacific Academy was established in 1998 at 100 East Live Oak Avenue in Arcadia. The school outgrew its original grounds and in 2002, received a Conditional Use Permit (CUP) to operate an “academic prep school and learning center” for up to 150 students. The approved site was an office building at 41 W. Santa Clara Street, about 500 feet south of the project site. In 2012, Arroyo Pacific Academy applied for and received a CUP for a second building at 400 Rolyn Place (the Clarke Center), within walking distance of the main school building. The Clarke Center was approved to be a “trade school/education center” with state-of-the-art technology, arts, and fitness facilities for a maximum of 80 students and 5 employees. Together, the current buildings offer space for 230 students and 25 employees. Currently, the school is permitted to enroll up to 350 students and has an existing enrollment of 178. City of Arcadia Arroyo Pacific Academy Specific Plan July 2016 Initial Study/Mitigated Negative Declaration 1 ENVIRONMENTAL CHECKLIST 9. Description of project: The Arroyo Pacific Academy Specific Plan is intended to refine General Plan policies applicable to a defined area in downtown Arcadia and to modify zoning regulations to allow for and guide expansion of an existing private high school. The project involves consolidating educational programs and administration onto a single school campus. The building at 41 W. Santa Clara Street would no longer be used by the Academy. The contiguous campus will include three buildings (referred to as Buildings A, B, and C), circulation for pedestrians and vehicles, and three parking areas. Each improvement is described in the following paragraphs. Figure 2 shows the proposed site layout. Gateway Structure (Building A – New Construction) Building A, fronting N. Santa Anita Avenue, is proposed as a modern, open air, one-story elevated structure to be built over an existing surface parking lot, which would remain for parking and vehicle access. The new building would accommodate seven 20-foot by 20-foot classrooms, one 20-foot by 15-foot classroom, an office, restrooms, and exterior walkways. Pedestrians would gain access to the second story by use of three stairwells and an elevator. The new structure would be approximately 6,810 square feet and about 24 feet tall from grade to the roofline. The wing parallel to N. Santa Anita Avenue toward the front of the parcel would be about 145 feet by 31 feet. Science, Math, and Technology Center (Building B – Remodel Existing Office Building) Building B, fronting Rolyn Place, is an existing commercial office structure. Proposed tenant improvements include remodeling restrooms, removing walls, and creating classrooms and other spaces for educational and business use. Once remodeled, Building B would include: • Twelve classrooms about 20 feet by 20 feet • Two women’s restrooms and two men’s restrooms • Kitchen and dining hall • Library • Conference room • Offices • Storage areas Clarke Center (Building C) The Clarke Center was previously improved and is home to a teaching theater, a music room, a recording and editing studio, a dance studio, a fitness room, a green screen/media room, a computer lab, an art studio, and administrative offices. The Clarke Center would be upgraded with minor exterior cosmetic improvements. Parking and Vehicle Circulation Three surface parking areas would serve the campus. Parking Area 1 would be located under Building A at 325 N. Santa Anita Avenue. Parking Area 2 would be located north of Building B. Parking Area 3 would be adjacent to Building C. The proposed parking facilities are summarized in Table 1. Arroyo Pacific Academy Specific Plan City of Arcadia Initial Study/Mitigated Negative Declaration July 2016 2 FIGURE 1 Project Location WEST COLORADO BLVD NORTH SANTA ANITA AVE ROLYN PL WEST ST JOSEPH ST LA PORTE ST EAST SANTA CLARA ST EAST NEWMAN AVE %&g( SAN MIGUEL DR ! Property 2 ! Building C ! Property 1 ! Building B ! Proposed Location of Building A T:\_GIS\Los_Angeles_County\Mxds\Arcadia\Arroyo_Pacific_SP\CEQA\Location Map.mxd (2/29/2016) 0150300 FEET Source: Los Angeles County, 2015; Google Earth Imagery, 2015 Legend Specific Plan Boundary Parcel Boundary 3/ 9(+,&8/$5(175(1&(9(+,&8/$5(;,73('(675,$1$&&(66 9(+,&8/$5(175(1&( 9(+,&8/$5(;,7 3/ 3/ 3/ 3/ 3/3/3/3/3/3/3/3/3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/3/3/3/3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/ 3/3/3/ 3/ 3/ 3/ (;,67,1*%8,/',1*% (;,67,1*%8,/',1*& 352326('%8,/',1*$ 6$17$$1,7$$9( &/&/&/&/ &/ &/ &/ &/ &/ &/ &/ &/ &/ /$723$6$'(1$0(75 2*2/'/,1( 52/<13/$&( 3 $ 5. : $ < '( ', &$ 7 , 2 1 3('(675,$1$&&(663('(675,$1$&&(66 3('(675,$1$&&(663('(675,$1$&&(66 3('(675,$1$&&(66 9(+,&8/$5$&&(66 $ $ 3('(675$,1&,5&8/$7,213529,'('5(9,6('/2$',1*=21( 5(9,6('75$6+(1&/2685(%,&<&/(3$5.,1*3529,'('352326('3$5.,1*63$&(6 3('(675$,1&,5&8/$7,213529,'(' 33//333 3//3 6 33333/3333333 FIGURE 2Proposed Site Layout T:\_CS\Work\Arcadia, city of\Arroyo Pacific Academy_CEQA\Figures Source: Nardi Associates, LLP Not To Scale ENVIRONMENTAL CHECKLIST TABLE 1 PROPOSED PARKING FACILITIES Parking Area General Location Parking Spaces (9 x 20) Parking Spaces (accessible) Total Number of Parking Spaces Area 1 Under Building A 35 3 39 Area 2 Adjacent to Building B 16 0 16 Area 3 Adjacent to Building C 24 1 25 Total Parking Spaces 80 Vehicular circulation patterns are proposed to be the same as existing conditions. The primary vehicular access to the campus would be under the Gateway Structure from N. Santa Anita Avenue. From there, drivers may choose to pass straight through Parking Areas 1 and 2 and exit on Rolyn Place or turn left in Parking Area 1 and exit on N. Santa Anita Avenue. Secondary vehicular campus access would be from Rolyn Place to Parking Area 3 next to the Clarke Center. Pedestrian Circulation To provide for student movement throughout the campus, pedestrian walkways would be improved on-site. • Pathway between Buildings A and B: Two new sidewalks would be constructed under Building A to connect the new structure to Building B. • Pathway between Buildings B and C: The wall between Building B and Building C would be removed and a walkway would be constructed between the northwest entrance of Building B and the southeast entrance of Building C. • Pathway between Buildings A and C: To pass from Building A to Building C, students could use internal hallways in Building B and follow a proposed walkway between the northwest entrance of Building B and the southeast entrance of Building C. The dominant flow of student and employee traffic from off-site would be expected to be from the Metro Gold Line Station at N. 1st Avenue and E. Santa Clara Street. Students may use the existing sidewalk along E. Santa Clara Street, the signalized crossing at N. Santa Anita Avenue, and the existing sidewalk on N. Santa Anita Avenue. Once pedestrians reach Building A, a pedestrian entrance would be used to connect them with on-site facilities. Bicycle Circulation Bicyclists would be expected to follow a slightly different path from the Metro Gold Line Station. A Class II bicycle route accommodates bicycle traffic on E. Santa Clara Street. At the signalized crossing at N. Santa Anita Avenue, bicyclists would continue westerly to Rolyn Place where they would turn north and follow the local road to the campus entrance on Rolyn Place. Parking for bicycles would be located in front of Building B. City of Arcadia Arroyo Pacific Academy Specific Plan July 2016 Initial Study/Mitigated Negative Declaration 7 ENVIRONMENTAL CHECKLIST Enrollment and Employment The proposed Specific Plan is intended to accommodate continued growth of the school to a maximum of 280 students and 30 employees. Hours of Operation The proposed facilities would operate within the same hours as the existing facilities. The school is in operation Monday through Saturday from 8:00 a.m. to 9:00 p.m. Activities vary throughout the day: 8:30 a.m. to 2:45 p.m. Classes are in session 2:45 p.m. to 3:45 p.m. Tutoring for Young Scholar Program 3:45 p.m. to 9:00 p.m. Occasional student activities and special programs (i.e., school plays) A few times each year, the school would host events such as alumni gatherings during winter and summer holidays and the Annual Fundraising Gala. These events last later into the evening than typical school programs. The facilities are also available for rent for non-school uses. The teaching theater is used twice each year by the Arcadia Jewish Federation. On occasion, visiting groups use the facilities for technical and arts programs. Under the proposed Specific Plan, these uses would no longer be allowed without an amendment to the CUP. The current facility at 41 W. Santa Clara Street has room for passive gatherings in outdoor spaces, but these would discontinue when the school vacates the Santa Clara Street building. No outdoor uses are planned for the campus except for parking and circulation. Construction, Phasing, and Entitlements Project construction would occur in a single phase. Grading would include overexcavation and recompaction for Building A. With the exception of the Specific Plan, no additional discretionary entitlements or approvals would be required. 9. Surrounding land uses and setting (briefly describe the project’s surroundings): The project site is located in downtown Arcadia and is surrounded by an urbanized area consisting primarily of office, retail, and light industrial uses. Immediately west of the site is Rolyn Place, which is lined with small office/light industrial buildings and ends in a cul-de-sac just north of the site. Farther west is a large single-family residential neighborhood. Immediately northeast of the project site are an office/retail building and the elevated Metro Gold Line Foothill Extension railroad line. Interstate 210 (I-210) is located farther north of the site. Immediately east of the project site is N. Santa Anita Avenue, which is a major north–south corridor through Arcadia. The area east of N. Santa Anita Avenue consists of a mix of uses including retail, commercial, light industrial, and multi-family residential. Immediately south of the project site are three office/industrial buildings including a small animal hospital. Farther south are W. St. Joseph Street and additional commercial uses. Arroyo Pacific Academy Specific Plan City of Arcadia Initial Study/Mitigated Negative Declaration July 2016 8 ENVIRONMENTAL CHECKLIST 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement) This Initial Study/Mitigated Negative Declaration covers all approvals by government agencies that may be needed to construct, implement, or operate the proposed project. The proposed project would require adoption of a Specific Plan by the City of Arcadia. At this time, no discretionary public agency approvals are known to be required for the project other than those required by the City of Arcadia. City of Arcadia Arroyo Pacific Academy Specific Plan July 2016 Initial Study/Mitigated Negative Declaration 9 ENVIRONMENTAL CHECKLIST 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 and Forestry Resources Air Quality Biological Resources Cultural Resources Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials Hydrology and Water Quality Land Use and Planning Mineral Resources Noise Population and Housing Public Services Recreation Transportation/Traffic Utilities and Service Systems Mandatory Findings of Significance Arroyo Pacific Academy Specific Plan City of Arcadia Initial Study/Mitigated Negative Declaration July 2016 10