HomeMy WebLinkAboutItem 1a - Interpretation of the Seabiscuit Pacifica Specific Plan
DATE: September 5, 2017
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
SUBJECT: RESOLUTION NO. 7181 APPROVING AN INTERPRETATION OF THE
SEABISCUIT PACIFICA SPECIFIC PLAN (SP 13-02) TO ALLOW A FULL
SERVICE DELTA HOTEL BY MARRIOTT TO REPLACE THE TWO
PREVIOUSLY APPROVED HOTELS AT 130 W. HUNTINGTON DRIVE,
AND ADOPT AN ADDENDUM TO THE APPROVED MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”)
Recommendation: Approve
SUMMARY
The applicant, Mr. Robb MacMillan, representing property owner Chateau Group USA,
has submitted a change to the approved Seabiscuit Pacifica Specific Plan (Specific Plan
No. 13-02), to allow a single full-service hotel to replace the two previously approved
hotels. The original project was approved in 2014, and amended in 2016, and allowed
two hotels, a Marriott Residence Inn and Fairfield Inn and Suites, with a total of 210 rooms, and a mixed-use residential tower with 50 units, on the 5.73 acre site addressed
as 130 W. Huntington Drive.
The proposed change can be processed as an Interpretation of the Specific Plan per
Section 2.10 of the Specific Plan. The proposed change would replace the two hotels
with a single, full service Delta Hotel by Marriott with a total of 220 rooms. There are minor changes to the height of portions of the building, as well as minor changes to the
site plan, associated with this request. There are no proposed changes to the zoning of
the site or to the mixed-use residential tower as part of this request. It is recommended
that the City Council adopt Resolution No. 7181 approving the interpretation to the
Specific Plan, subject to the original conditions of approval listed in the Resolution (Attachment 1).
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 2 of 11
BACKGROUND
The Santa Anita Inn, formerly the Flamingo Hotel and the Ramada Inn, is a two-story hotel comprised of six buildings with 110 rooms (34,775 square feet) that was originally constructed in 1955 and remodeled in 1985. The property also includes a rose garden
with a fountain, many mature trees, and a gated pool area. While named, “The Santa
Anita Inn” since 1988, the hotel does not have any particular association with the
racetrack. A cultural resource study was prepared for this project site and there were no significant resources found.
In 2010, as part of the General Plan Update, a Downtown Overlay was added to the
existing C-2 zoning that increased the floor area ratio (“FAR”) from 0.5 to 1.0. There is
also an H-8 Height Overlay on the subject property that allows up to eight (8) stories
and 95’-0” in height. This H-8 overlay has been on the property for many years.
The Seabiscuit Pacifica Specific Plan project, approved by the City Council on March 18, 2014, included the approval of two hotels (Marriott Residence Inn and Fairfield Inn &
Suites) that total 142,320 square feet of hotel space in two connected buildings, with a
total of 210 rooms, and a hotel condominium tower with 50 units. These project
components were to be developed in phases, with Phase 1 consisting of the two Marriott hotels and a remnant of the existing Santa Anita Inn (63 rooms plus a new lobby) remaining on site. Phase 2 of the project was to be the demolition of the remnant
of the Santa Anita Inn, and the development of the hotel condominium tower.
The March 18, 2014, approval included the following applications:
• A General Plan Amendment to revise the Downtown Overlay of 1.0 FAR in the General Plan Commercial Land Use Designation to a Downtown Overlay with a 1.03 FAR
• A Specific Plan to develop the 5.73-acre site with two hotels (a total of 210 rooms)
and a hotel condominium with 50 units
• A Zone Change and Zoning Map Amendment to revise the zoning from C-2 with Downtown and H-8 Height Overlays to SP-SP (Seabiscuit Pacifica Specific Plan) with a 1.03 FAR
• A Mitigated Negative Declaration in compliance with the California Environmental
Quality Act (“CEQA”)
Following a later determination that the hotel condominium would not be pursued, the applicant approached the City Council again, in a Study Session format, on April 5, 2016. The City Council agreed with the applicant that the operational restrictions
expected for the hotel condominium were not needed, and it would be possible to apply
for a change to the project to allow the Phase 2 portion to be developed as a mixed-use
project, or as a residential project.
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 3 of 11
Following review from Development Services staff and the Planning Commission, on
December 6, 2016, the City Council approved an Amendment to the Specific Plan that made the following modifications to the project.
• An Amendment to the existing Seabiscuit Pacifica Specific Plan to allow the
Phase 2 portion of the project to be developed as a mixed-use project, and to
enable the 50 hotel condominium units to be developed as residential units. The
revisions also included a Condition of Approval that the Santa Anita Inn be demolished as of the beginning of new construction, and no remnant portion be left on site.
• A General Plan Amendment to revise the General Plan Land Use Designation
from Commercial, with a Downtown Overlay and 1.03 FAR, to Downtown Mixed
Use, with a 1.0 FAR for this site.
• A Zone Change and Amendment to the Zoning Map to revise the zoning to reflect the reduced FAR of 1.0.
• A Mitigated Negative Declaration in compliance with CEQA.
After the above-described entitlement was issued, the former owner, Andy Chang of
Continental Assets Management, sold the property to Chateau Group USA. The new owners evaluated the approved Specific Plan and determined that the project would be better served with a single Delta Hotel by Marriott rather than the Residence Inn and
Fairfield Inn and Suites. The current interpretation proposal does not modify any of the
approved elements of the Specific Plan, it is only a request to change the design and
operator of the hotel portion of the project.
It should be noted that the owner is also pursuing the purchase of the “100-1 Club” property just to the east of the subject property. This small City-owned parcel could be
beautified and used as a focal point of the site. The negotiations to purchase this parcel
are ongoing, and are not a part of the Specific Plan.
ANALYSIS
Section 2.10 of the approved Specific Plan provides for interpretations of the Specific Plan by the Development Services Director or designee. This authority extends to
determining substantial compliance with the Plan and associated documents, and
includes the following types of changes:
1. Determinations regarding issues, conditions or situations that arise that are not addressed by the Specific Plan 2. Approval of signs in compliance with the standards of the zoning designation
3. Additions, deletions, and changes to the Specific Plan exhibits or text that
substantially comply with the Specific Plan
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 4 of 11
4. Adjustment to the site plan, building elevations, landscaping, parking, and all
other conceptual plans. 5. Building mounted mechanical equipment or cellular installations.
The Director may make a decision on these items or may refer a decision to the City
Council at a noticed public hearing. In this case, although the changes proposed fall
squarely within the Interpretation language, it is most appropriate if the City Council
considers these changes in a public hearing format given the fact the City Council was heavily involved in decisions related to the design of the buildings.
As noted, the proposed modification is to change the previously approved two Marriott
hotels to a single, full service Delta by Marriott hotel. This change results in the following
items that should be evaluated as part of the Interpretation requests, each of which is
described in greater detail below.
• Change in Number of Rooms from 210 to 220, and associated parking and
amenities.
• Change to the Building Elevations (Height)
• Change to the Building Elevations (Design of the Delta Hotel)
• Adjustment to the Site Plan
Change in Number of Rooms and associated parking and amenities
The approved project proposed a total of 210 rooms, 121 rooms for the Residence Inn and 89 rooms for the Fairfield Inn and Suites. This style and class of hotel has minimal
amenities, shared “back-of-house” facilities, a shared swimming pool, and a joint lobby
area. The two hotels also included three small meeting rooms attached to the west side
of the building. The proposed Delta hotel is a significant upgrade from the previously
approved hotels. The Delta concept is a new brand by Marriott that is popular in Canada and is currently experiencing a significant roll out in the United States. It is a more
flexible design concept and operating model than the lower end Marriott products.
The proposed Delta hotel will have a restaurant and lounge area, as well as a bona fide
meeting room and conference area that is integrated into the lobby and promenade.
The design also includes a second level pool area above the entrance porte cochere and additional attractive outdoor seating and lounging area overlooking the entry. To
accommodate these additional amenities and upgrades, an additional level is requested
to a portion of the structure (described below) and an additional 10 rooms are
requested, for a total of 220 rooms. All of these amenities add value to the site and will
enhance the customer experience.
In terms of parking, the existing surface parking lot has 194 parking spaces with access
off of westbound Huntington Drive. The primary access point for the new hotels will be
near the junction of Colorado Place and West Huntington Drive. Primary access to the
Phase 2 mixed use building will also be off of westbound Huntington Drive.
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 5 of 11
The parking requirement for this project is subject to the development standards of the
Specific Plan, which includes a ratio of 1 space for each hotel room. As such, a total of 220 parking spaces will be provided to meet this requirement at the end of construction of both phases. The applicant projects that the hotel occupancy will stabilize at an
average of 72% occupancy after several years. The parking ratio of 1.0 is acceptable
since hotels are rarely at 100% occupancy. This ratio includes the need for meeting
room/conference space. Valet parking can and may be used for large evening events where there may be overlap between use of the meeting facilities and the highest occupancy times for the hotel. It should be noted that there will be at least 293 parking
spaces available at the end of the construction of the hotel, prior to the development of
the second phase of the project, due to the fact the existing Santa Anita Inn buildings
will be removed and additional surface parking area will be available.
For the Phase 2 (mixed use) portion of the project, the applicant is planning to provide 125 spaces for the 50 proposed residential units and 33 parking spaces for the
commercial area. This equates to two parking spaces for each unit and one guest space
for every two units, and a parking ratio of 5 spaces per 1,000 square feet of commercial
area. This parking will be provided through a mix of surface and structured parking. To ensure the use of these spaces is efficient, a condition of approval has been added that requires each set of tandem parking spaces be assigned to a particular unit, unless a
24-hour valet service or similar measure is provided. Table 1 provides an illustration of
the parking needed based on the Specific Plan for each component of the project, along
with how that parking is to be provided.
Table 1 – Parking Need vs. Provision
Parking Needed Spaces
Hotel (1/room x 220 rooms) 220
Condos (2.5/unit x 50 units) 125
Commercial (5/1000 sq. ft.) 33
378 spaces needed
Parking Provided
Surface Parking Phase 1 220*
Underground Parking Phase 2 73
Surface Parking Phase 2 85
378 spaces provided
*Additional surface spaces will be provided with Phase 1 prior to construction of Phase 2.
Change to the Building Elevations (Height)
The Specific Plan approved the Residence Inn at 6 stories in height and the Fairfield Inn
and Suites at 4 stories. While the footprint of the new hotel is similar to what was
approved, to accommodate the ground and second level amenities and meeting rooms,
the Delta Hotel proposes a 5-story module to replace the previous 4 story module occupied by the Fairfield. The total square footage of the hotel will increase from the previously approved 142,320 square feet to 149,177 square feet, an increase of 4.8%.
There is no change proposed to the six-story portion of the building and the overall
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 6 of 11
height remains the same as the previously approved project. The allowed Floor Area
Ratio of the site is 1.0. Since the residential units do not count toward FAR, the FAR for both phases of the project are calculated at .61, well below the allowable 1.0.
The additional level does not lead to any major impacts. It is within the frame of the
building originally approved, and does not significantly change the overall bulk and
mass of the building as viewed from the rights-of-way. The elevations below show the
previously approved buildings and the proposed building.
Current Approved Design
Proposed Design
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 7 of 11
Change in the Building Elevations (Design of the Delta Hotel)
The City Council previously approved a design plan reminiscent of Art Deco for the two Marriott hotels. Art Deco is the style of the Santa Anita Park grandstand and may also
be found in a number of buildings in Arcadia and throughout Los Angeles. The original
design of the two hotels drew inspiration directly from the Santa Anita Park grandstand,
including the proposed color palette. The proposed new design of the Delta hotel will continue to take cues from characteristics of the Art Deco style, as well as subtle cues from Santa Anita. Elements that are noteworthy include rounded streamlined corners,
cantilevered horizontal banding, meaningful and dramatic vertical elements, and
patterning (such as the scalloped linear design along the parapet) that provide relief and
visual interest.
The material board and color palette have been simplified from the original approval in an attempt to make the building more clean and modern. These changes add to a more
stately appearance. Of particular note is the strong and prominent glass feature facing
both major streets. This was an important feature of the previous approval and has
been kept, if modified, in this proposal. The design and signage on this element will be a bold and attractive statement for the project. That being said, the design could no longer be considered Art Deco and would be more appropriately labelled as Contemporary
design.
Extensive improvements at the ground level and second level in terms of landscaping,
entry features, and lighting will also vastly improve the elevations as viewed from Huntington Drive. Exterior spot lighting of the buildings will highlight the hotel by creating a dramatic night scene. The renderings provided below show the differences in
design proposed.
Current Approved Design
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130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 8 of 11
It is important to note that final design of the building elements, landscaping elements
and choices, and internal and external finishes will be subject to evaluation and refinement through the plan check process. The elevations and landscape plan are
conceptual in nature (as they are in all Specific Plans) and will continue to be reviewed
and evaluated through the process.
It is recommended that the City Council approve the changes proposed to the hotel
portion of the Seabiscuit Pacifica Specific Plan as submitted, through the Interpretation process. The project is subject to all of the conditions of approval that were approved
with the Specific Plan Amendment adopted in December 2016. This includes the
Mitigation Measures for the project. The conditions and mitigation measures can be
found as an attachment to Resolution No. 7181 (Attachment 1).
Proposed Design
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 9 of 11
FINDINGS
Section 2.10 of the approved Specific Plan requires that for Interpretations, determinations of substantial conformance shall be made subject to the following three findings.
1. The proposal substantially conforms to all applicable provisions of the Specific
Plan.
Facts to Support the Finding: The proposal simply changes the two approved hotels to a single hotel. Based on the previously approvals, hotels are an approved use within the Specific Plan and within the Downtown Mixed Use Zone.
The Specific Plan contains height limitations consistent with the Zone and the
Delta hotel fits within these requirements. The Specific Plan limit on Floor Area
Ratio is 1.0 and the new hotel, combined with the approved Phase 2 mixed use tower, is only .61 FAR. In addition, the new hotel will be subject to the City’s Transient Occupancy Tax (“TOT”) requirement and the proposed project will help
revitalize the Downtown area of Arcadia, as well as contribute positively to the
existing Downtown setting. Therefore, the proposal is consistent with the
Specific Plan.
2. The proposal will not adversely affect the public health, safety, and welfare.
Facts to Support the Finding: The Addendum to the approved Mitigated
Negative Declaration carefully evaluated the changes proposed to the hotel.
There were no new impacts identified. The changes proposed (design
modifications, an extra story of one portion of the hotel, and 10 additional rooms) are very minor and fall within the scope of analysis of the original Initial Study/Mitigated Negative Declaration for the project. This includes Aesthetics,
Traffic, Air Quality, Noise, and Land Use impacts. All potential project impacts
are less than significant or can be reduced to a less than significant level with the
implementation of the recommended mitigation measures. Therefore, the proposed project would not be detrimental to the public health, safety, and welfare. Instead, the proposed project will be a superior “landmark” development
for the City.
3. The proposal will not adversely affect adjacent properties.
Facts to Support the Finding: The proposed changes to the approved project are all within substantial conformance to the original Specific Plan. One of the major advantages of this site is that it has very few adjacent properties.
Generally, to the north and south of the site is the major arterial Huntington Drive.
Additionally, Arcadia County Park is located to the east of the project, so no
views are being impacted. In addition, there are no substantial changes in noise or construction impacts that may impact the adjacent property to the west. Also, this property has been zoned for taller buildings and a range of land uses for
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 10 of 11
many decades, predating the Specific Plan. The changes in the proposal are de
minimus in terms of impacts, and no adjacent properties will be adversely affected.
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), the
Development Services Department required the preparation of an Addendum to the
Initial Study and Mitigated Negative Declaration (“MND”) for the proposed project (refer to Attachment No. 3). State CEQA Guidelines Section 15162 clarifies that a subsequent EIR or MND is only required when “substantial changes” occur to a project or the
circumstances surrounding a project, or “new information” about a project implicates
new “significant environmental effects or a substantial increase in the severity of a
previously identified significant effects.” When only minor technical changes or additions to a previously approved MND are necessary and none of the conditions described above are met, an Addendum is the appropriate document.
The major focus of the Addendum was to evaluate whether the changes in the project
led to any changes in the previously identified environmental impacts. The Addendum
concludes that the minor changes proposed do not constitute substantial project revisions and there are no substantial changes in the physical environment that require changes to the MND. The MND and accompanying Mitigation Measures still remain in
effect for the project. The City Council is required to consider the Addendum together
with any comments received during the public review process.
PUBLIC NOTICE/COMMENTS
Public hearing notices for this item were mailed on August 22, 2017, to the property owners of those properties that are located within 300 feet of the subject property.
Pursuant to the provisions of CEQA, the public hearing notice was published in the
Arcadia Weekly on August 24, 2017. As of the date of this Staff Report, no public
comments have been received.
FISCAL IMPACT
The project will have a positive fiscal impact on the City. Fees from the project will fund
the development’s fair share of impacts from the project on City utilities and services,
including sewer, transportation, electrical, and storm water. The proposed development would have a limited impact on fire or police services, and would not have any significant impacts on local schools or parks. Instead, the proposed development will
significantly increase the assessed value of the subject property, which will result in
substantial additional property tax. Additionally, the project will have a substantial
increase in receipts from Transient Occupancy Tax (“TOT”) because the site will ultimately include 110 additional hotel rooms than currently exist, and at a higher price point.
Resolution No. 7181 approving an interpretation of Specific Plan
130 W. Huntington Drive (Seabiscuit Pacifica)
September 15, 2017 Page 11 of 11
RECOMMENDATION
It is recommended that the City Council adopt an addendum to the approved Mitigated Negative Declaration pursuant to the California Environmental Quality Act; and adopt Resolution No. 7181 approving an interpretation of the Seabiscuit Pacifica Specific Plan
(SP 13-02) to allow a full service Delta Hotel by Marriott to replace the two previously
approved hotels at 130 W. Huntington Drive.
Attachment No. 1: Resolution No. 7181 with Conditions of Approval
Attachment No. 2: Revisions to Seabiscuit Pacifica Specific Plan
Attachment No. 3: Addendum to Mitigated Negative Declaration, Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program (MMRP)
Attachment No. 2
Revisions to Seabiscuit Pacifica Specific Plan
1
PHASE 1 - MARRIOTT DELTA HOTEL
ARCADIA, CA
08/11/2017REV. 1 - 08/16/2017
2017-171
SEABISCUIT PACIFICA SPECIFIC PLAN
1
PHASE 1 - MARRIOTT DELTA HOTEL
ARCADIA, CA
08/11/2017REV. 1 - 08/16/2017
2017-171
SHEET INDEXPROJECT SUMMARY
THE PROPOSED WORK IS THE PHASE I OF THE REDEVELOPMENT OF THE SANTA ANITA INN IN ARCADIA, CALIFORNIA. THE NORTHERN HALF OF THE PROPERTY WILL BE THE CONSTRUCTION OF A FOUR-STAR DELTA HOTEL BY MARRIOTT.
DELTA HOTEL BY MARRIOTTBUILDING AREA: 149,177 SFROOMS: 220 KEYSPARKING: 220
TOTAL BUILDING AREA HOTEL PHASE I: 149,177TOTAL BUILDING AREA COMMERCIAL PHASE II: 6,762TOTAL SITE AREA: 255,872FAR (Does not include condominium SF) 0.61
LIST OF PROFESSIONALS
CLIENT: CHATEAU GROUP USA 119L LA PORTE STREET ARCADIA, CA 91006ARCHITECT: ARCHITECTS ORANGE 144 N ORANGE STREET,ORANGE, CA 92866SURVEYOR: TRITECH ASSOCIATED, INC SUBDIVISION SURVEY ENGINEERING DESIGN 135 NORTH SAN GABRIEL BOULEVARD, SAN GABRIEL, CA 91775 CIVIL: TRITECH ASSOCIATED, INC SUBDIVISION SURVEY ENGINEERING DESIGN 135 NORTH SAN GABRIEL BOULEVARD, SAN GABRIEL, CA 91775LANDSCAPE: WILSON ASSOCIATES 11262 WARMINGTON STREET, RIVERSIDE, CA 92503ENVIRONMENTAL: LSA ASSOCIATES, INC. 1500 IOWA AVENUE, SUITE 200, RIVERSIDE, CA 92507
CODE AND PLANNING INFORMATION
PARCEL ADDRESS: 130 WEST HUNTINGTON DRIVE, ARCADIA 91007
PARCEL AIN NO.: 5775-024-014
EXISTING USE: R-1 HOTEL
PROPOSED USE: R-1 HOTEL
APPLICABLE BUILDING CODES
BUILDING: 2016 CALIFORNIA BUILDING CODE (CBC)ELECTRICAL: 2016 CALIFORNIA ELECTRICAL CODE (CEC)MECHANICAL: 2016 CALIFORNIA MECHANICAL CODE (CMC)PLUMBING: 2016 CALIFORNIA PLUMBING CODE (CPC)ACCESSIBILITY: MORE STRINGENT OF CALIFORNIA BUILDING CODE OR APPLICABLE FEDERAL LAWENERGY: 2016 CALIFORNIA FIRE CODE (CFC) AND LOCAL ORDINANCE
2 SPECIFIC PLAN
10 SITE PHOTOS
11 VICINITY MAP & SITE MAP
12 SITE SURVEY
13 EXISTING SITE PLAN
14A & B PRELIMINARY GRADING PLAN
15 SITE PLAN
16 FIRE TRUCK ACCESS ROUTE
17A & B HOTEL GROUND FLOOR PLAN
18 HOTEL 2ND FLOOR PLAN
19 HOTEL 3RD, 4TH & 5TH FLOOR PLAN
20 HOTEL 6TH FLOOR PLAN
21 HOTEL ROOF PLAN
22 ROOM TYPES
23 HOTEL ELEVATIONS
25 HOTEL SECTIONS
26 PROJECT SUMMARY
27 RENDERING VIEWS
28 COLOR & MATERIAL BOARD
29 LANDSCAPE PLAN
31 TREE SURVEY
32 RENDERED LANDSCAPE PLAN
2
Seabiscuit Pacifica Specific Plan
130 W. Huntington Dr., Arcadia, CA 91007
SECTION 1.0 INTRODUCTION
1.1 Purpose and Authority
A Specific Plan is a legislative tool that implements the General Plan by combining zoning
requirements and development regulations that are tailored to a specific property A Specific Plan is
commonly used for a large site, a site where many individual properties have been assembled, or a
site that requires special attention in terms of land use or development characteristics. The Seabiscuit
Pacifica site requires special attention due to its limited size but unique location and ability to
economically support Santa Anita Park, the current downtown revitalization community district, and
the City of Arcadia (see Section 2 for site and project details). More specifically, it is the phasing of the
project into two phases that has raised questions, which the Specific Plan looks to address. Phase 1
will consist of a new Marriott full service. Phase 2 will consist of developing the rest of the site into
an 8-story residential mixed-use project.
The purpose of the Seabiscuit Pacifica Specific Plan is to define the range of permitted uses,
development regulations and design guidelines for the development of the project site.
Implementation of the Specific Plan will accomplish the following objectives:
• Provide high quality development consistent with the City's General Plan and in conformance with
municipal standards, codes, and policies;
• Provide uses that will compliment and support the Santa Anita Park race track, other important
regional facilities in the City, and the adjacent Downtown area;
• Design the development to minimize the potential for environmental impacts;
• Augment the City's economic base by increasing tax-generating commercial uses within the City;
and
• Create employment-generating opportunities for the citizens of the City and surrounding
communities.
1.2 Document Approval
The Seabiscuit Pacifica Specific Plan has been prepared pursuant to the provisions of the California
Government Code, Title 7, Division 1, Chapter 3, Article 8, and Sections 65450 through 65457. The
California Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy
documents or by ordinance as regulatory documents. This Specific Plan is being adopted by
Ordinance. . The law allows preparation of Specific Plans as may be required for the implementation
of the General Plan and further allows for their review and adoption.
1.3 Relationship of the Specific Plan to the General Plan, Zoning, and Other Ordinances
Specific Plans must be consistent with the goals and policies of the adopted General Plans of local
jurisdictions (California Code Section 65454). The Seabiscuit Pacifica Specific Plan implements the
goals and policies of the City of Arcadia General Plan within the Specific Plan area. The goals and
objectives found in the Land Use Element support the City's desire to continue to create a future in
which the economy and environment of the City is preserved and enhanced by new development
Section 2.3 provides a specific analysis of the Specific Plan relative to the City General Plan land use
and zoning designations. Appendix B, the General Plan Consistency Analysis, demonstrates how the
Seabiscuit Pacifica Specific Plan implements applicable goals and objectives of the City of Arcadia's
General Plan. Various land use goals that support a viable economic future direction for the City.
This Specific Plan acts as a bridge between the General Plan and individual development proposals. It
combines development standards and guidelines into a single document that is tailored to meet the
development needs of this specific site. The City of Arcadia's General Plan indicates that a Specific
Plan is required for large parcels that may have development characteristics that are not addressed
in the City's General Plan or Zoning. While the Specific Plan site is not very large (5.73 acres), it does
represent a unique property in relation to the Santa Anita Park race track, and so City staff has
supported preparation of a Specific Plan for the hotel project application by Seabiscuit Pacifica, LLC
on this site.
The Seabiscuit Pacifica Specific Plan is developed within the overall framework of the City's Zoning
Ordinance, but provides separate development standards and guidelines that are customized to the
Specific Plan site. The City's zoning standards are utilized for certain aspects of development, such as
parking and landscaping, while the Specific Plan provides other standards that are tailored to the
unique location and opportunities of the Seabiscuit Pacifica Specific Plan site. Future discretionary
approvals for this site will be subject to the review procedures, findings and provisions of the
Seabiscuit Pacifica Specific Plan and the City of Arcadia Zoning Ordinance. Related and/or subsequent
approvals, such as Specific Plan amendments or architectural design review as deemed necessary by
the Development Services Director or designee, must be consistent with both the guidelines of the
Seabiscuit Pacifica Specific Plan and the City's Zoning Ordinance. Where development regulations in
this Specific Plan differ from those established in the City's Code, the provisions of the Seabiscuit
Pacifica Specific Plan shall prevail. Where this Specific Plan is silent on a development regulation, the
City of Arcadia' Code shall prevail.
PHASE 1 - MARRIOTT DELTA HOTEL
ARCADIA, CA
08/11/2017REV. 1 - 08/16/2017
2017-171
SPECIFIC PLAN
3
Section 2.3 and Appendix B provide a more detailed analysis of the Specific Plan's consistency with
the General Plan policies and objectives. Although the proposed Seabiscuit Pacifica project is
consistent with the City's General Plan and zoning (see Section 2.3), a Specific Plan was prepared to
address the following project characteristics: (a) development phasing; (b) the development
agreement; and (c) the overall appearance of all buildings within the project
1.4 Relationship to the 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
Seabiscuit Pacifica Specific Plan. The MND establishes the existing, onsite environmental conditions
and evaluates the potential impacts of this Specific Plan. The MND references project design features
and includes various mitigation measures that will be implemented through either the Mitigation
Monitoring and Reporting Program or Conditions of Approval (refer to Appendix A).
1.5 Required Entitlements
The discretionary actions to be considered by the City as part of the proposed Seabiscuit Pacifica
Specific Plan include approval of the following:
• Development Agreement
• Seabiscuit Pacifica Specific Plan No. SP 13-02 (Ordinance No. 2344 and 2345, and Resolution No.
7158);
• General Plan Amendment No. GPA and Amendment the General Plan Land Use Map (City Council
Resolution No. 7013);
• Zone Change No. ZC 13-02 (SP-SP) and Amendment to the Zoning Map (Ordinance No. 2344 and
2345, and Resolution No. 7158)
x Mitigated Negative Declaration in compliance with CEQA (City Council Resolution No. 7013);
x Conceptual Review of the overall project site plan and visual renderings;
x Design Review of the Site Plan and Building Elevations for Phase 1; and
x Design Review of the Site Plan and Building Elevations for Phase 2.
Other non-discretionary actions anticipated to be taken by the City at the Staff level as part of the
proposed project include:
• Approval of a Storm Water Pollution Prevention Plan (SWPPP) to mitigate site runoff during
construction (i.e., over the short-term) and a Standard Urban Stormwater Management Plan
(SUSMP) to mitigate for post-construction runoff flows (i.e., over the long-term during project
occupancy and operation).
• Review of landscaping/irrigation plans.
•Certificate of Demolition
• Building permit. The comprehensive building permit includes building permit, plumbing,
mechanical, and electrical permits.
• Grading permit
• Sewer connection permit
Development of the proposed Seabiscuit Pacifica project may require the following permits and/or
approvals from other responsible agencies:
• A National Pollutant Discharge Elimination System permit from the Regional Water Quality
Control Board -Los Angeles Region to ensure that construction site drainage velocities are equal
to or less than the pre-construction conditions and downstream water quality is not harmed.
2.0 LAND USE PLAN
2.1 Location
The project site currently consists of one parcel plus the additional city parcel that is intended to be added
to the project for a total site area of approximately 5.87 acres located just east of the Santa Anita Park
race track, just south of Huntington Drive, and just east of West Huntington Drive in the City of Arcadia.
The site is depicted on the United States Geological Survey (USGS) Mt. Wilson, California 7.5-minute
topographic quadrangle in Township 1 North, Range 11 West (no sections indicated), with a latitude of
34' 8' 21. 7" North and a longitude of 118' 2' 77" West The parcel is bounded by Colorado
Place/Huntington Drive to the north, the Arcadia City Hall complex to the south, East Huntington Drive to
the east, and West Huntington Drive to the west The project location is illustrated in Figures A-0.2 and A-
0.3. The legal description is included in Appendix C. The project site consists of Assessor's Parcel Number
577-502-4014. The precise description of the parcel is included as Appendix C.
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2.2 Environmental Setting
The proposed project site gently slopes to the south at a gradient of 2.4 percent with elevations ranging
from 473 feet above mean sea level (amsl) at the north corner sloping down to 466 feet amsl at the south
corner. Onsite elevations are shown in Figure A-0.4. The site is fully developed with the Santa Anita Inn
hotel that has occupied this property since 1955. The site has several improved access roads around its
perimeter, including Colorado Place/Huntington Drive to the north, East Huntington Drive to the east, and
West Huntington Drive to the west.
The project site is in an urbanized area and is surrounded by developed uses. Directly west of the project
site are the Santa Anita Park race track, the Arboretum of Los Angeles County is further west, and a
regional mall, Westfield Mall Santa Anita, is to the west of the racetrack. North of the project site are
offices along Colorado Place and Huntington Drive, and a bank along Huntington Drive North of these
commercial and office uses are existing residential neighborhoods. A 6,273 SF parcel at the northeast
corner of the project site is intended to be incorporated into the project site for landscape. To the east
of the project site is the Arcadia County Park. South of the proposed site are the Civic Center Athletic Field
Recreational Area and the City Hall complex. An individual house used by the Salvation Army as a
rehabilitation facility is immediately south of the southwest corner of the site, and farther southwest are
the Methodist Hospital, Quest Diagnostics Medical Lab, and Medical Library.
There are no surface drainage courses on the project site, but the East Branch Arcadia Wash is located
approximately 227 feet west of the site and the Arcadia Wash is located approximately 2, 000 feet west
of the site. The previous Figure A-0.2 shows the location of the project site and surrounding land uses.
2.3 General Plan Land Use and Zoning Constraints
According to the Arcadia General Plan, the project site is designated for commercial uses. The City's
General Plan Land Use Designation Map shows the land uses of the project site and the surrounding
properties, as shown on Table 2A.
The City's General Plan says the following about the Downtown Mixed Use land use designation...
The Downtown Mixed Use zone is intended to provide opportunities for complimentary service and retail
commercial businesses, professional offices, and residential uses located within the City’s downtown. A
wide range of commercial and residential uses are appropriate, oriented towards pedestrians to
encourage shared use of parking, public open space, and interaction of uses within the zone. Mixed use
requires the inclusion of a ground-floor, street frontage commercial components for all projects. Exclusive
residential structures are not allowed. This zone implements the General Plan Downtown Mixed-Use
designation. Maximum FAR allowed in Downtown Mixed Use is 1.0
The description of allowed uses lists hotels and motels that require the approval of a Conditional Use
Permit subject to requirements of Section 9107.09.09 use of the Development Code
Section 9220.29 of the City's Municipal Code (zoning) defines "Hotel is a building in which there are six or
more guest rooms where lodging with or without meals is provided for compensation as the more or less
temporary abiding place of individuals and where no provision is made for cooking in any individual room
or suite." All of the hotel rooms meet this definition. They will also be subject to TOT tax like a typical
hotel. Therefore, the hotel in the Seabiscuit Pacifica project are consistent with the allowable uses under
the General Plan under the Downtown Mixed-Use land use designation, therefore, the Seabiscuit Pacifica
Specific Plan does not require a General Plan Amendment.
The City's zoning map indicates the site is zoned Downtown Mixed Use which allows hotels and residential
mixed-use with a Conditional Use Permit (CUP). Approval of the Specific Plan by the City Council would
allow the hotel and residential mixed use by right and eliminate the need for a CUP consistent with state
law for charter cities.
The total building area of the Seabiscuit Pacifica Specific Plan indicates the project FAR is 1 0 (see Table
2.B). However, approval of the Specific Plan amendment by the City Council will constitute acceptance by
the City that the proposed Seabiscuit Pacifica Specific Plan is generally consistent with the General Plan,
and that any modification to the building development characteristics shown in this Specific Plan will
require City Council approval of a Specific Plan Amendment.
Finally, the City's zoning map indicates the site has a Height Overlay (H-8) which allows buildings up to 95
feet in height or 8 stories, as shown below from the City's Municipal Code Section 9102.03.030:
9276.2.2. -HEIGHT LIMIT.
Any building or structure in Zone H may, by complying with the provisions of this Title, exceed the
height limitation applicable to the basic zone in which it is located; provided, however, that no building
or structure shall in any event exceed the height limit set forth in the following table:
Zone H4-Four (4) stories or forty-five (45) feet;
Zone H5 -Five (5) stories or fifty-five (55) feet;
Zone H6 -Six (6) stories or sixty-five (65) feet;
Zone H7 -Seven (7) stories or seventy-five (75) feet;
Zone H8 -Eight (8) stories or ninety-five (95) feet.
The tallest building in the proposed Seabiscuit Pacifica project is the hotel condo building at approximately
95 feet with 8 stories of occupied space. With the architectural roof projection, the hotel condo building
will stand 95 feet at its highest point. The Seabiscuit Pacifica Specific Plan will be within requirements of
the H-8 Height Overlay.
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2.4 Specific Plan Contents
The Seabiscuit Pacifica Specific Plan includes the site plan, floor plans, and elevations for the project
buildings, as well as the accompanying renderings and site information, and the Conditions of Approval.
The Specific Plan also includes the planned building heights, setbacks from West Huntington Drive, East
Hungtington Drive, Colorado Place, and existing uses to the south. The site plan and associated Initial
Study provide information on environmental conditions of the site and potential environmental effects of
the project, including traffic, air quality, noise, drainage, utilities, and municipal services. Once approved,
the Seabiscuit Pacifica Specific Plan will be shown on the City's official zoning map as SP-SP.
The following graphical materials are hereby incorporated into the Specific Plan and presented at the end
of this section:
1 Title Sheet
2 Site Photographs
10 Site Photographs
11 Vicinity Map and Site Map
12 Site Survey
13 Existing Site Plan
14 Preliminary Grading Plan
15 Site Plan Phase 1
16 Fire Truck Access Route
17 Ground Floor Plan
18 2nd Level Floor Plan
19 3rd, 4th, and 5th Level Floor Plans
20 6th Level Floor Plan
21 Roof Plan
22 Typical Room Types
23 Elevations
24 Elevations
25 Sections
26 Project Summary
27 Rendering
28 Color and Materials Board
29 Landscape Site Plan
30 Landscape Site Plan 2nd Level
31 Landscape Tree Survey
32 Rendered Landscape Plan
33 Rendered Landscape Plan 2nd Level
Appendix A: Conditions of Approval and Mitigation Measures
Appendix B: General Plan Consistency Analysis
Appendix C: Title Report and Assessor's Parcel Map
In addition, the following documents and studies associated with the Specific Plan are on file at the
Planning Division of the Development Services Department, 240 W. Huntington Drive, Arcadia, CA:
• "City of Arcadia General Plan." City of Arcadia. November 2010
• "Phase I Environmental Site Assessment." Continental Assets Management March 2003
• "Preliminary Geotechnical Assessment."Geotechnologies, Inc. July 2013
• "City of Arcadia Zoning Map.”Hogle-Ireland Inc. 2010
• "Santa Anita Inn Redevelopment Project." Kimley-Horn and Associates, Inc. Original July 2013 and
Updated November 2013
• “Santa Anita Inn Redevelopment Project, Addendum to Traffic Impact Analysis." Kimley-Horn and
Associates, Inc. 2013
"Noise Impact Analysis." LSA Associates, Inc. August 2013
• "Air Quality Analysis." LSA Associates, Inc. August 2013
• The Primary Records forms (full sets-523A and 5238, and Location Map, etc).
• "Initial Study and Mitigated Negative Declaration, For Two Medical Office Buildings, A General
Office Building, and a Four-Level Parking Structure at 161 Colorado Place and 125 IN, Huntington
Drive." Pacific Design Group. December 2012
• "Hydraulic & Hydrology Calculation." Tritech Associates, Inc. July 2013
2.5 Specific Plan Land Use Components
The Seabiscuit Pacifica Specific Plan is proposed in the City of Arcadia at the southwest corner of Colorado
Place and West Huntington Drive. The Specific Plan site occupies approximately 5.73 acres and is located
at 130 Huntington Drive. The Seabiscuit Pacifica project proposes to construct a full service Marriott Hotel,
and a residential mixed-use tower and supporting parking for the entire project The Seabiscuit Pacifica
Specific Plan proposes a total of 257,589 square feet of building, including 149,177 square feet of hotel
space with 220 rooms (10 more additional rooms than what was previously approved) in one building and
115,269 square feet of residential mixed-use with 50 total units. Figure A-1.0 shows the proposed
Seabiscuit Pacifica Specific Plan land use plan and Table 2.8 summarizes the proposed uses of the Specific
Plan.
The project is intended to support patrons, employees, and managers of the Santa Anita Park race track
on a regular basis, in addition to general guests to the City of Arcadia. The full service hotel will allow for
accommodations for race track and city guests. This lodging-related use is consistent with the goals of the
General Plan for general commercial uses located around the Santa Anita Park race track. The hotel and
the residential mixed-use are expected to generate a need for 85 new employees at build out.
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Table 2.B: Seabiscuit Pacifica Specific Plan Land Uses
Hotel-Related Land Use
Room
/
Spaces
Floor Area (square
feet)
Footprint Building
Area (square feet) Percent of Site
Phase I (hotel)
Delta Hotel 220 149,177 38,853 15
Subtotal 220 149,177 38,853 15
Phase II
Residential Mixed-Use 50 108,507 13,524 5
Commercial 6,762
Subtotal 50 115,269 13,524 5
Parking
Hotel Surface Parking Phase I 220 -- -- --
Residential Phase II 125 -- --
Commercial Phase II 33 -- -- --
Subtotal 378 -- -- --
Development Total
Marriott Delta Hotel 220 149,177 38,853 15
Residential Mixed Use 50 115,269 13,524 5
Total 270 264,446 52,377 20
Total Parking Spaces 378 -- --
FAR (Total 1.0:1 Max allowed) -- .61:1 (Does not
include
condominium SF)
-- --
Source: Architects Orange (August 2017)
1 Building footprint
2 At Phase 2 completion, 85 existing surface parking spaces are deleted from Phase 1 surface parking
3 Floor Area Ratio = Building Area (in square feet) : Site Area (255,872 square feet or 5.87 acres) per ALTA survey and County Assessor’s Parcel
data
4 A total of 77 surface parking spaces will be constructed as part of Phase II, but 4 of these spaces will be dedicated for hotel guest parking.
The incorporation of parcel #5774-024-019, an approximate 6,273 square feet parcel, is currently owned
by the City but will be incorporated for enhanced landscaping for the project. Upon approval of the
transfer or some form of an agreement, that allows the maintenance and improvements of the corner
site to become part of the specific plan.
2.5 Project Phasing
The Seabiscuit Pacifica Specific Plan is a self-supporting commercial project with individual
owners/developers responsible for on-site and off-site improvements necessary to support development
of the project The previous Table 2.8 provides a summary of the various project uses by phase.
Development of the plan area will occur in two phases, generally as follows:
Phase I
Phase I will be completed by 2018 and will include a full service Marriott Delta Hotel and surface parking.
Phase II will consist of a mixed use development garage parking, and surface parking. Phase I includes
constructing a total of 149,177 square feet of hotel space. The hotel will contain a total of 220 rooms as
outlined in Table 2.C. The Marriott Delta Hotel is Marriott’s newest upscale, full service brand hotel
offering a lean and flexible operating model with a clean and refreshing design. The hotel will have a six
floor wing and a five floor wing with a maximum height of approximately 80 feet. Phase I surface parking
will have 220 spaces for the hotel to support the additional 10 rooms that was added to the previously
approved project.
Phase II
Phase II includes construction of the residential mixed-use tower, which will comprise of 50 total units,
covered parking and street frontage commercial. The residential tower will have eight floors and include
9 townhouses, 36 condominium units, 5 penthouses, and above grade covered parking. The residential
mixed-use tower will have a maximum height of 95'-0", including the penthouse and architectural roof
projection. The parking, which will be constructed during Phase II for the residences, will contain 34,250
square feet and 73 garage parking spaces and 85 surface parking spaces as shown in Table 2D. The parking
requirements are two parking spaces for every unit and an additional one guest parking space for every
two units. Each unit will have two covered parking space in the garage, and all the guest spaces will be
located in the parking lot areas. Any changes or alteration to the parking space assignment shall be subject
to review and approval by the Development Services Director or designee (refer to condition of approval
no. 3 of Appendix A).
Phase II parking will have 158 parking spaces in all, but 19 of the surfaces spaces will be dedicated to hotel
guest parking. After Phase II completion, a grand total of 378 parking spaces will be available, which will
yield a hotel parking ratio of 1.08.
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Table 2.C: Seabiscuit Pacifica Rooms / Units Summary
Project Rooms / Units Summary
Phase I Building # of Rooms/Units
Full Service Marriott Hotel 220
Total Phase I Rooms 220
Phase II
Residential Mixed Use 50
Total Phase II Rooms 50
Table 2.D: Seabiscuit Pacifica Parking Summary
Project Parking Summary
Phase I Type # of Spaces
New Surface Parking 220
Total Phase I Spaces 220
Phase II New Surface Parking 85
New Garage Parking 73
Total Phase II Spaces 158
2.6 Access/Improvements/Screening
Primary access for the hotel will be at the merger of Colorado Place and West Huntington Drive. Primary
access to the residential mixed-use will be off of West Huntington Drive. The Seabiscuit Pacifica Specific
Plan will improve the fourth "leg" of this intersection to provide controlled access to the main project
driveway. A driveway off of East Huntington Drive will serve as a secondary/emergency access point for
both the hotel and condominium
Main entrance into the parking lot will feature a tree lined entry approach provided plenty of stacking
space for guests.
The project will prepare a sewer capacity study and provide a "fair share" contribution to help fund an
expansion project already included in the City's Capital Improvement Program (CIP) that will provide
adequate sewer capacity for this project.
An additional ten (10) feet is allowed for architectural features, chimneys, vents, equipment, and other
accessory rooftop structures on the hotel building. Such appurtenances not fully incorporated as
architectural features shall be adequately screened by a wall. Any roof-mounted mechanical equipment
shall be appropriately screened from view. The method of screening shall be architecturally integrated
with the adjacent structure in terms of materials, color, shape, and size. Where individual equipment is
provided, a continuous screen is desirable.
2.7 Landscaping Requirements
A conceptual landscaping plan is included with the Specific Plan application and it will be phased as well.
The proposal is consistent with City requirements and the overall landscaping plan for the Santa Anita
Park race track and West Huntington Drive.
2.8 Design Narrative
1. Building Architecture
A. Hotel
Art Deco is the style of the Santa Anita Park grandstand and may also be found throughout Los
Angeles. Early Art Deco was influenced by bold geometric forms – the cylinder, the sphere, the
cone, and the cube. The use of reinforced concrete enabled architects and engineers to design
buildings with clean lines, rectangular forms, and little decoration on the façade. For projects on
a tight budget, the simple box could be embellished with applied motifs that made a conceptually
rudimentary structure appear fashionable and up to date. Visual interest could be further
enhanced by stretching linear forms horizontally and vertically throughout the building
Taking cues from that era, we approached our design with a modern and fresh interpretation of
the characteristics of the Art Deco style. The building portrays a clean and modern, yet subtle
homage to this movement. The design is sophisticated, timeless, tasteful, yet striking.
The deco light vocabulary includes rounded streamlined corners, cantilevered horizontal banding,
meaningful vertical elements, and subtle patterning whose motifs are drawn from the special
equestrian nature of the site and its proximity to the world famous track. Striking architectural
elements, thoughtfully located at each end of the building and adjacent to the street to provide a
memorable and artistic deco-esque icons, signaling the luxury and special hand crafted nature
that awaits the hotel guest.
Exterior architectural lighting will highlight the rich materials, colors and forms of the hotel
creating a landmark project, beautiful during the day and subtly spectacular at night.
The hotel is a Marriott product and must adhere to their design guidelines, which has its own
requirements and restrictions. Designers are able to tailor their designs to many different
specifications and styles, but still must hold true to Marriott's prototype design. In comparison
to their prototypes, this hotel is much different and unique to Arcadia. The interior will feature
the newest generation of Marriott hotel designs, which were only approved for use in the last
year. Franchise also requires all hotels to be updated every five years so guests will have the latest
design and experience. Marriott's designs have always experienced a lot of success as they are
constantly being honed and have always scored well in customer satisfaction. The hotel will also
have fantastic outdoor gardens and a second level pool deck providing flexible space for hotel
guests and a verdant and lush street presence to the community. This will also create a stunning
backdrop for the various lobby, restaurant, gathering and lounge spaces organized around the
garden.
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B. Residential Mixed-Use
The architectural design and character of the residential mixed-use will be visually complimentary
with the Phase I hotel design. The building will have varied forms and profiles with an interesting
skyline profile. A physical connection between Phase I and Phase II is planned for the overall
project.
2. Fences & Walls
A. Hotel
Proposed walls would include decorative fencing feature that would enclose the hotel pool area,
and separate it from the ground level to create privacy. It will have finishes to compliment the
buildings. There will be landscaping adjacent to meeting rooms, which would also be consistent
in appearance with the adjacent architecture. The balance of the project will have extensive
landscaping.
B. Residential Mixed-Use
Proposed walls for the residential mixed-use include a 5-6' perimeter wall around the pool area
to ensure guest privacy and child safety. It will have stucco finish to match the adjacent building.
The balance of the project will have extensive landscaping to accentuate the surrounding
architecture and mesh the two phases into one fluent design. No walls or fencing will divide the
phases as required.
C. Property Line
The western property line will include a new 6'-0" high wall that will have stucco finish to match
the hotel condominium building.
3. Parking
Parking lot will be illuminated in a manner to provide enough safe visibility and not be a
disturbance to off-site traffic. As part of Specific Plan conditional approval, parking lot lighting
study will be performed prior to issuance of building permit. Guest safety is a priority and on-site
security cameras will also be used to ensure this is achieved.
4. Phased Parking Lot
Phase one will be fully parked with 220 parking stalls for the 220 guest rooms. Phase two will
include a mix of surface and structured parking that will fully park the phase two buildings at the
completion of phase 2.
Phase I – Hotel
220 new spaces
Total spaces After Phase 1 completion= 220
*Requirement is 1.0 parking-to-room ratio
Rooms = 220
Parking= 220
Phase 2-Residential Mixed-Use (50 Units)
Remove existing 85 spaces from Santa Anita Inn
73 garage parking
*Requirement is 2 parking spaces per unit plus 1 guest parking for every 2 units, so at least 125
spaces must be provided.
Total spaces after Phase 2 completion= 378 spaces
5. Landscaping
There will be many new trees, shrubs, and ground covers that will be planted to enhance the
aesthetics of the entire site. Unfortunately, many mature trees will need to be removed from our
site as a majority falls within the buildings' footprints. The windrow of redwoods along East
Huntington will be preserved (pending confirmation of the project arborist). Prior to issuance of
a grading permit for each phase, the developer shall provide an assessment of existing trees on
the areas to be developed. This tree assessment shall be prepared by a qualified landscape
architect and identify any existing large bushes or trees that can be relocated or preserved as part
of the new development project. The project landscaping plans shall attempt to preserve existing
mature trees onsite to the extent feasible, based on the tree assessment. This measure shall be
implemented to the satisfaction of the City Planning Division.
6. Signs
Typical directional and room designation signage will be provided per code requirements. Exterior
Marriott signage will also be installed on the exterior of the buildings. There will also be two small
monument signs for the hotel located along West Huntington. The size, height, and style shall be
subject to review by staff through a Sign Design Review Application. Any new signage or
replacement in the future shall be subject to a formal sign design review. No amendment to the
Specific Plan is required.
7. Outdoor Equipment
Outdoor equipment, devices, and trash will be shown on the landscaping plan.
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2.9 Approval and Implementation
The Seabiscuit Pacifica Specific Plan is expected to be built out as outlined in the Specific Plan document
and as shown on the attached plans (A-1.0 through A-5.5 and others outlined above), including building
heights and FAR allowances. Approval of the Seabiscuit Pacifica Specific Plan by the City Council will
constitute acceptance by the City that the proposed Specific Plan is generally consistent with the General
Plan, and that any modification to the building development characteristics shown in this Specific Plan
(with the exception of minor modifications to the landscaping plan) will require City Council approval of a
Specific Plan Amendment
2.10 Interpretation of the Specific Plan
Interpretation of the provisions of the Specific Plan is the responsibility of the Development Services
Director or designee. This authority extends to determining "substantial conformance" with the
standards, regulations, and guidelines of the Specific Plan and all associated documents, and includes:
1. Determinations regarding issues, conditions, or situations that arise that not addressed by the
Specific Plan.
2. Approval of signs in compliance with the standards of the zoning designation.
3. Additions, deletions and changes to the Specific Plan exhibits or text that substantially comply
with the Specific Plan.
4. Adjustments to the site plan, building elevations, landscaping, parking, and all other conceptual
plans.
5. Building-mounted mechanical equipment or cellular installations.
The Director or designee may make a decision on the above issues, with or without conditions, or can
refer a decision to the Planning Commission and/or City Council at a noticed public hearing. Notice shall
be provided by publication in a newspaper of general circulation. If necessary, additional CEQA review
and/or analysis will be conducted to determine the impacts of the request. Determinations of substantial
conformance shall be made based on findings that the request:
1. Substantially conforms to all applicable provision of the Specific Plan.
2. Will not adversely affect public health and safety.
3. Will not adversely affect adjacent properties.
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SITE PHOTOS
1
1
5
5
2
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6
6
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9
9
4
4
8
8
10
10
11
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VICINITY MAP SITE MAPCOLORADO PL
.
HUNTIN
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HUNTINGTON DR.
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SITE SURVEY
SCALE: 1/32” = 1’-0”
13
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EXISTING SITE PLAN
SCALE: 1/32” = 1’-0”
1414A
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PRELIMINARY GRADING PLAN
1514B
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PRELIMINARY GRADING PLAN
15
BBA A
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SITE PLAN
SCALE: 1:50
UNDER SEPARATE PERMITNOT PART OF THIS SCOPE COLORADO PL
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H
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HUNTINGTON DR.
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FIRE TRUCK ACCESS ROUTE
SCALE: 1/32” = 1’-0”
UNDER SEPARATE PERMIT
NOT PART OF THIS SCOPE COLORADO
P
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HUNTINGTON DR.
1717A
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GROUND FLOOR PLAN
SCALE: 1/32” = 1’-0”
1817B
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MEZZANINE FLOOR PLAN
SCALE: 1/32” = 1’-0”
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2ND LEVEL FLOOR PLAN
SCALE: 1/32” = 1’-0”
19
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4TH AND 5TH LEVEL FLOOR PLAN(3RD FLOOR SIMILAR)
SCALE: 1/32” = 1’-0”
20
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6TH LEVEL FLOOR PLAN
SCALE: 1/32” = 1’-0”
21
ROOF
ROOF STAIRS
STAIRS
STAIRS
ELEV.ELEV.
ELEV.
HVAC CONDENSING UNIT, TYP
HVAC CONDENSING UNIT, TYPU
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS70 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS
67" TALL670 LBS670 LB
67" TALL670 LBS
EF
EF
EF EF
EF
EFEFEF
EF
EFEF
EF EF
EFEF EF
EF EFEF
EFEF EFEF
EF
EFEF
EF
EF
EF
EF
RESTROOM EXHAUSTO
DISHWASHER EXHAUSTA
PHASE 1 - MARRIOTT DELTA HOTEL
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ROOF PLAN
SCALE: 1/32” = 1’-0”
22
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TYPICAL ROOM TYPES
QUEEN / QUEEN ROOM
KING ROOM
23
TO PARAPET
TO PARAPET
LEVEL 6
TO PARAPET
LEVEL 5
LEVEL 5
LEVEL 4
LEVEL 4
LEVEL 3
LEVEL 3
LEVEL 2
LEVEL 2
+79’-0”
+71’-0”
+64’-0”
+68’-0”
+53’-0”
+53’-0”
+42’-0”
+42’-0”
+31’-0”
+31’-0”
+20’-0”
+20’-0”
PHASE 1 - MARRIOTT DELTA HOTEL
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ELEVATIONSWEST ELEVATION
EAST ELEVATION
LEGEND
1A Sand Plaster Finish Dunn Edwards “Fossil” 1B Smooth Plaster Finish Dunn Edwards “Play on Gray”1C Sand Plaster Finish
Dunn Edwards “ Pointed Rock”2A Stone Exterior Wall Cladding Grey Limestone 2B Stone Accent Rough Finish Grey Limestone
3A Low E Green Tinted Glass3B Clear Glass Storefront4. Aluminum Siding with Woodgrain Finish 5 Lasercut Metal Panel
6 Glass Fiber Reinforced Concrete7 Translucent Panel with LED Lighting
1A1B 6 1C73A3B 2B2A 5
24
TO PARAPET
TO PARAPET
TO ELEVATOR
LEVEL 6
LEVEL 6
LEVEL 5
LEVEL 5
LEVEL 4
LEVEL 4
LEVEL 3
LEVEL 2
+79’-0”
+79’-0”
+85’-0”
+64’-0”
+64’-0”
+53’-0”
+53’-0”
+42’-0”
+42’-0”
+31’-0”
+20’-0”
+87’-0”
PHASE 1 - MARRIOTT DELTA HOTEL
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ELEVATIONS
SOUTH ELEVATION
NORTH ELEVATION
LEGEND
1A Sand Plaster Finish Dunn Edwards “Fossil” 1B Smooth Plaster Finish Dunn Edwards “Play on Gray”1C Sand Plaster Finish
Dunn Edwards “ Pointed Rock”2A Stone Exterior Wall Cladding Grey Limestone 2B Stone Accent Rough Finish Grey Limestone
3A Low E Green Tinted Glass3B Clear Glass Storefront4. Aluminum Siding with Woodgrain Finish 5 Lasercut Metal Panel
6 Glass Fiber Reinforced Concrete7 Translucent Panel with LED Lighting
1A 1B61C 7 43A 2B2A 5
25
KITCHENHR & EMPLOYEELOUNGE LAUNDRY/HOUSEKEEPING MEETING ROOM MEETING ROOM MEETING ROOM WOMEN'S RESTROOM
QQ-2 SUITE -1 K-4 K-4 K-4
QQ-2 SUITE-1 K-4 K-4 JR SUITE-3
QQ-2 SUITE-1 K-4 K-4 JR SUITE-3
QQ-2 SUITE-1 K-4 K-4 JR SUITE-3
SUITE-5 SUITE-1 K-4 K-4 JR SUITE-3 SUITE-3 QQ-1 QQ-1 SUITE-3 SUITE-2
FITNESS ROOM HOSPITALITY SUITE SUITE-2
QQ-1 QQ-1 QQ-1 QQ-1 QQ-1 QQ-1 SUITE-2
1ST FLOOR
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR5TH FLOOR5TH FLOOR
20'-0"11'-0"11'-0"11'-0"11'-0"11'-0"ELEVATORLOBBY
ELEVATORLOBBY
ELEVATORLOBBY
ELEVATORLOBBY
ELEVATORLOBBY
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
SECTION A-A
SECTION B-B
PHASE 1 - MARRIOTT DELTA HOTEL
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SECTIONS
26
PHASE 1 - MARRIOTT DELTA HOTEL
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PROJECT SUMMARY
PROJECTDATA
SITEAREA: 255,872 SF
MAXALLOWEDFAR: 1.00
FAR:(Includeshoteland
commercialportionofPhaseII)0.61
PROJECTINFORMATION
ADDRESS: 130HUNTINGTONDR.,ARCADIA,CA91007
PROJECTDESCRIPTION: FULLͲSERVICEHOTEL
PHASEI
ROOMCOUNT
TYPES KING DBLQUEEN JRSUITE SUITE TOTALKEYS
LEVELS
FIRST 0 0 0 0 0
SECOND 22 17 2 2 43
THIRD 26 21 3 2 52
FOURTH 26 21 3 2 52
FIFTH 26 21 3 2 52
SIXTH 12 4 1 4 21
TOTAL 112 84 12 12 220
51% 38% 5% 5% 100%
PHASEI
HOTELPUBLICAREAS
LOBBY 3,500 SF
RESTAURANTANDBAR/LOUNGE 5000 SF
CAFÉ 645 SF
MEETINGROOMSANDPREFUNCTION 9000 SF
FITNESSROOM 975 SF
RESTROOMS 1500 SF
TOTALPUBLICAREAS 20,620 SF
PHASEII
RESIDENTIALUNITS 50UNITS
COMMERCIALSPACE 6,762 SF
PARKING 52SPACES
PARKINGPROVIDED(Hotel)220 SPACES
27
PHASE 1 - MARRIOTT DELTA HOTEL
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RENDERING VIEW
28
PHASE 1 - MARRIOTT DELTA HOTEL
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1A
2B
5
1B
3A
6
1C
3B
7
2A
4
COLOR AND MATERIAL BOARD
LEGEND
1A Sand Plaster Finish Dunn Edwards “Fossil”
1B Smooth Plaster Finish Dunn Edwards “Play on Gray”
1C Sand Plaster Finish
Dunn Edwards “ Pointed Rock”
2A Stone Exterior Wall Cladding Grey Limestone
2B Stone Accent Rough Finish Grey Limestone
3A Low E Green Tinted Glass
3B Clear Glass Storefront
4. Aluminum Siding with Woodgrain Finish
5 Lasercut Metal Panel
6 Glass Fiber Reinforced Concrete
7 Translucent Panel with LED
Lighting
292
FUTURE PHASE(NOT A PART)
BUS PASSENGER ARRIVAL PLAZA W/ ART
RESTAURANTDINING PATIO
MULTI-PURPOSE
LAWN GARDEN
LOBBYLOUNGE PATIO
WEDDING PAVILLION
BANQUET
BREAKOUT PATIO AREA
WATER FEATURE WITH FLOATING PROJECT SIGN
PARKING
GATEWAY PORTAL AT ENTRY DRIVE
BUS DROP AND PARKING
SPECIALTY PAVING AT ENTRY DRIVE
HOTEL PEDESTRIAN ENTRY W/
PORTAL
PORTE
COCHERE
STAIRS FROM
ROOF GARDEN
BAR PATIO
LANDSCAPE FEATURE
EXISTING LANDSCAPE SCREEN
TO REMAIN
* SEE PAGE 32 FOR PLANT LEGENDS
* THE NORTHEAST CORNER LOT IS
CURRENTLY OWNED BY THE CITY BUT IS PLANNED TO BE INCORPORATED IN THE
SPECIFIC PLAN. THE DESIGN OF THE
LANDSCAPING WILL BE APPROVED UPON
FUTURE DESIRES OF THE CITY. THE LOT
WILL NOT BE USED FOR COMMERCIAL PURPOSE.
PHASE 1 - MARRIOTT DELTA HOTEL
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LANDSCAPE SITE PLANSCALE 1” = 50’0 50’ 100’25’
303
EVENT LAWN AT ROOF
PAVILLION
GUEST SUITE
PATIO
STANDARD
GUEST ROOM PATIO’S
POOL VERANDA W/
LOUNGE SEATING
SWIMMING POOL
HOSPITALITY
SUITE PATIO
RAISED VIEW TERRACE
FITNESS DECK
TERRACE GARDEN WITH
ARTIFICIAL LAWN
POOL CABANA’S
POOL DECK
* SEE PAGE 33 FOR PLANT LEGENDS
PHASE 1 - MARRIOTT DELTA HOTEL
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LANDSCAPE SITE PLANSCALE 1” = 50’0 50’ 100’25’
31
PHASE 1 - MARRIOTT DELTA HOTEL
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LANDSCAPE TREE SURVEY
32
PHASE 1 - MARRIOTT DELTA HOTEL
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LANDSCAPE SITE PLAN - LEVEL 1SCALE 1” = 50’0 50’ 100’25’
PRELIMINARY TREE LEGEND
SYMBOL DESCRIPTION SIZE
VERTICAL ACCENT TREEARCHONTOPHOENIX CUNNINGHAMIANA / KING PALMPHOENIX DACTYLIFERA / DATE PALM
25’ -30’ BTH
ENTRY DRIVE ACCENT TREEGINKGO BILOBA / MAIDENHAIR TREEPYRUS CALLERYIANA ‘BRADFORD’ / BRADFORD PEAR 36” BOX
FLOWERING ACCENT TREEARBUTUS MARINUS / STRAWBERRY TREECERCIS CANADENSIS ‘FOREST PANSY’ / FOREST PANSY REDBUDLAGERSTROEMIA INDICA / CRAPE MYRTLE
36” BOX
STREET TREECEDRUS DEODORA ‘AUREA’ / DEODOR CEDARCINNAMOMUM CAMPHORA / CAMPHOR TREEMAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA
36” BOX
PARKING LOT TREEGEIJERA PARVIFLORA / AUSTRALIAN WILLOWPROSOPIS CHILENSIS / CHILEAN MESQUITEULMUS PARVIFOLIA / CHINESE ELM
24” BOX
EVERGREEN CANOPY TREEOLEA EUROPAEA / OLIVETRISTANIA CONFERTA / BRISBANE BOXQUERCUS VIRGINIANA / SOUTHERN LIVE OAK
36” BOX
EXISTING EVERGREEN BUFFER PLANTINGSEQUOIA SEMPERVIRENS / COAST REDWOOD -
PRELIMINARY SHRUB LEGEND
BUXUS MICROPHYLLA JAPONICA / JAPANESE BOXWOODCALLISTEMON CITRINUS ‘LITTLE JOHN’ / DWARF BOTTLE BRUSHDIANELLA TASMANICA ‘VARIEGATA’ / FLAX LILYDICHONDRA REPENS / MERCURY BAY WEEDHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASSHEMEROCALLIS X. ‘BETTY WOODS’ / BETTY WOODS DAYLILY HIBISCUS ROSA-SINENSIS ‘RASPBERRY BREEZE’ - CHINESE HIBISCUSLONICERA JAPONICA ‘HALLIANA’ / JAPANESE HONEYSUCKLEMYOPORUM PARVIFOLIUM ‘PINK’ / TRAILING MYOPORUMPELARGONIUM PELTATUM ‘LAVANDER’ / LAVANDER IVY GERANIUMPHOENIX ROEBELENII / PYGMY DATE PALM (MULTI-TRUNK)PITTOSPORUM TOBIRA ‘SHIMA’ / CREME DE MINT DWARF MOCK ORANGEPODOCARPUS MACROPHYLLUS / YEW PINEROSMARINUS OFFICINALLIS ‘PROSTRATUS / DWARF ROSEMARYTRACHELOSPERMUM ASIATICUM ‘VARIEGATA’ / VARIEGATED DWARF JASMINE
LANDSCAPE CALCULATIONS
TOTAL SITE SQUARE FOOTAGE = 210,040 SQ. FT.LANDSCAPE SQUARE FOOTAGE = 42,840 SQ. FT.PARKING SQUARE FOOTAGE = 35,320 X 5% = 1,766 SQ. FT. OF LANDSCAPE REQUIRED (MINIMUM) = 10,057 SQ. FT. OF LANDSCAPE PROVIDED MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = (ETO) X (0.7) X (LANDSCAPE AREA) X (0.62) = (50.2) X (0.7) X (42,840 SQ. FT.) X (0.62) = 933,347 GAL / YEAR
ESTIMATED TOTAL WATER USAGE
ETWU = (ETO) X (0.62) X ([PLANT FACTOR] X [LA] / 0.9) = (50.2) X (0.62) X 23,800 = 740,751 GAL / YEAR
LANDSCAPE NOTES:1. ALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELY MAINTAINED.2. ALL LANDSCAPE AREAS TO BE IRRIGATED WITH A LOW-FLOW DRIP SYSTEM.3. ALL LANDSCAPE AREAS TO RECEIVE A MINIMUM 3” LAYER OF SHREDDED BARK MULCH.4. LANDSCAPE PLANS SHALL COMPLY WITH THE CITY OF ARCADIA MUNICIPAL CODE AND WATER EFFICIENT LANDSCAPE STANDARDS.
33
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LANDSCAPE SITE PLAN - LEVEL 2SCALE 1” = 50’0 50’ 100’25’
PRELIMINARY TREE LEGEND
SYMBOL DESCRIPTION SIZE
VERTICAL ACCENT TREEARCHONTOPHOENIX CUNNINGHAMIANA / KING PALMPHOENIX DACTYLIFERA / DATE PALM
25’ -30’ BTH
ENTRY DRIVE ACCENT TREEGINKGO BILOBA / MAIDENHAIR TREEPYRUS CALLERYIANA ‘BRADFORD’ / BRADFORD PEAR 48” BOX
FLOWERING ACCENT TREEARBUTUS MARINUS / STRAWBERRY TREECERCIS CANADENSIS ‘FOREST PANSY’ / FOREST PANSY REDBUDLAGERSTROEMIA INDICA / CRAPE MYRTLE
36” BOX
STREET TREECEDRUS DEODORA ‘AUREA’ / DEODOR CEDARCINNAMOMUM CAMPHORA / CAMPHOR TREEMAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA
36” BOX
PARKING LOT TREEGEIJERA PARVIFLORA / AUSTRALIAN WILLOWPROSOPIS CHILENSIS / CHILEAN MESQUITEULMUS PARVIFOLIA / CHINESE ELM
24” BOX
EVERGREEN CANOPY TREEOLEA EUROPAEA / OLIVETRISTANIA CONFERTA / BRISBANE BOXQUERCUS VIRGINIANA / SOUTHERN LIVE OAK
36” BOX
EXISTING EVERGREEN BUFFER PLANTINGSEQUOIA SEMPERVIRENS / COAST REDWOOD -
PRELIMINARY SHRUB LEGEND
BUXUS MICROPHYLLA JAPONICA / JAPANESE BOXWOODCALLISTEMON CITRINUS ‘LITTLE JOHN’ / DWARF BOTTLE BRUSHDIANELLA TASMANICA ‘VARIEGATA’ / FLAX LILYDICHONDRA REPENS / MERCURY BAY WEEDHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASSHEMEROCALLIS X. ‘BETTY WOODS’ / BETTY WOODS DAYLILY HIBISCUS ROSA-SINENSIS ‘RASPBERRY BREEZE’ - CHINESE HIBISCUSLONICERA JAPONICA ‘HALLIANA’ / JAPANESE HONEYSUCKLEMYOPORUM PARVIFOLIUM ‘PINK’ / TRAILING MYOPORUMPELARGONIUM PELTATUM ‘LAVANDER’ / LAVANDER IVY GERANIUMPHOENIX ROEBELENII / PYGMY DATE PALM (MULTI-TRUNK)PITTOSPORUM TOBIRA ‘SHIMA’ / CREME DE MINT DWARF MOCK ORANGEPODOCARPUS MACROPHYLLUS / YEW PINEROSMARINUS OFFICINALLIS ‘PROSTRATUS / DWARF ROSEMARYTRACHELOSPERMUM ASIATICUM ‘VARIEGATA’ / VARIEGATED DWARF JASMINE
Attachment No. 3
Addendum to Mitigated Negative Declaration,
Mitigated Negative Declaration, and Mitigation
Monitoring and Reporting Program (MMRP)
BERKELEY
CARLSBAD
FRESNO
IRVINE
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROCKLIN
SAN LUIS OBISPO
1500 Iowa Avenue, Suite 200, Riverside, California 92507 951.781.9310 www.lsa.net
PROJECT MEMORANDUM
________________________________________________________________
Date: August 25, 2017
To: Lisa Flores, Planning Services Manager, City of Arcadia
From: Kent Norton, Senior Environmental Planner, LSA Associates Riverside
Project: Seabiscuit Pacifica Specific Plan Modifications
Subject: Addendum to Mitigated Negative Declaration
EXECUTIVE SUMMARY
In December 2016 the City approved Amendment to Specific Plan No. 13-02 (Ordinance No. 2344
and 2345, and Resolution No. 7158) – “Seabiscuit Pacifica” Specific Plan (SPSP)(SP No. 13-02), General Plan Amendment GPA (City Council Resolution No. 7013), and Zone Change No. ZC 13-02
for minor changes to the SPSP and Amendment to the Zoning Map (Ordinance Nos. 2344 and 2345, and Resolution No. 7158). The approved project proposes 2 hotels with 210 rooms and a
condominium tower with 50 condo units and 6,762 square feet of mixed office/commercial uses. A new property owner is proposing to make minor modifications to the SPSP project (i.e., having one
Marriott Hotel with 220 rooms and a slight increase in hotel and overall project square footage. The City approved a Mitigated Negative Declaration (MND) for the project to comply with the California
Environmental Quality Act (CEQA). The proposed changes are minor and the appropriate CEQA compliance document for these changes in an Addendum to the approved MND, as documented in
the attached memo. The Addendum complies with Section 15162 of the State CEQA Guidelines and
the City’s Guidelines for implementing CEQA.
ORGINAL PROJECT
In 1955, the Santa Anita Inn, a 2-story hotel with 110 rooms, was constructed on 5.73 acres just east of Santa Anita Park to provide lodging for park workers, jockeys, guests, and management. The site
is located at 240 West Huntington Drive just north of City Hall. Continental Assets Management, acting as Seabiscuit Pacifica, LLC, proposed two new hotels with a total of 210 rooms and a 50-unit
hotel condominium project on the existing hotel site. In March of 2014 the applicant received approval of the Seabiscuit Pacifica Specific Plan (SP 13-02). A location map for the project is attached for
reference.
The project was to be completed in two phases - Phase 1 would consist of the two hotels with hotel
surface parking, plus a portion of the existing Santa Anita Inn would remain in service until Phase 2 had begun. Phase 2 would consist of the hotel condominium tower, garage parking, and condo
surface parking. The Residence Inn would have six floors with a maximum height of 80 feet. The Fairfield Inn and Suites would have four floors with a maximum height of 60 feet. During Phase 1, a
portion of the existing hotel would be demolished, but 63 units will remain in operation until the start of Phase 2 construction, at which time the remaining hotel buildings would be demolished.
3
REVISED PROJECT
After the original project was approved, the applicant was unable to acquire financing for the hotel condominium portion of the project, and so requested and received approval for an amendment to the
Specific Plan (SPA No. 13-02) to allow residential condominiums rather than hotel condominiums. The approval also included a General Plan Amendment (GPA) for the site from downtown commercial to downtown mixed use. The condominium tower in Phase 2 would have 6,762 square feet of office/retail uses to fulfill the General Plan requirement of ground floor commercial in mixed
use projects. In December of 2016, the applicant received approval from the City Council for the requested SPA No. 13-02, GPA (City Council Resolution No. 7013, and Zone Change No. ZC 13-02
(SP-SP)/Zoning Map Amendment (Ordinance Nos. 2344 and 2345, Resolution No. 7013) to revise the Downtown Overlay to 1.0 FAR. Table A summarizes the land uses approved under the revised project, and a site plan for that project is attached.
Table A: Approved Seabiscuit Pacifica Specific Plan Land Uses
Specific Plan Land Uses Rooms/ Spaces Floor Area (square feet) Building Area1
(square feet) Percent of Site
Phase I (hotel)
Residence Inn 121 93,895 22,745 9
Fairfield Inn and Suites 89 48,425 12,395 5
Santa Anita Inn (existing) 63 22,050 11,025 4 Subtotal 273 164,370 46,165 18
Phase II
Mixed Use/Condominiums2 50 115,269 13,524 5
Subtotal 50 115,269 13,524 5
Parking Needed -- -- --
Hotel (1/room x 210 rooms) 210 -- -- --
Condos (2.5/unit x 50 units) 125 -- -- --
Office/Retail ((5/1000 SF) 33 -- -- --
73 Subtotal 368 -- -- --
Parking Provided
Surface Parking Phase I 197 — — —
Underground Parking Phase II 73 -- — —
Surface Parking Phase II 98 — — —
Subtotal 368 — — —
Development Total
Dual Hotels 210 142,320 35,140 14
Mixed Use (Office/Retail) 50 6,762 13,524 5
Condominiums 50 108,507 13,524 5
Total Rooms 260
Total Floor Area - 257,589 48,664 19
Total Non-Residential Floor Area - 149,082
Total Parking Spaces 368 -- — —
FAR3 (without condos) -- 0.58:1 — —
Source: Table 2.B, Seabiscuit Pacifica Specific Plan , Gene Fong Associates (September 2016) 1 Building footprint 2 includes 6,762 square feet of offices on first floor, condos on 2nd floor and up. 3 Floor Area Ratio = Building Area (in square feet). Site Area (approx. 257,619 square feet or 5.9 acres with the 100:1 Club property included). Data extrapolated from ALTA survey and County Assessor’s Parcel data NOTE: Per General Plan, FAR is for non-residential uses and does not include any square footage for residential (condo) units. Residential density max. is 50 units/acre.
5
CURRENT PROPOSED PROJECT
A new applicant, Chateau Group, has acquired the Seabiscuit project and is requesting minor modifications to the approved entitlements. The applicant is requesting to develop one Marriott Delta
Hotel with 220 rooms rather than 2 hotels with 210 rooms (+4.8%) with a similar increase in area (149,177 square feet proposed vs. 142,320 square feet approved or +4.8%) compared to the approved hotels. Similarly, the total area of the entire project would incrementally increase (264,446 square feet proposed vs. 257,589 square feet approved or +2.7% as shown in Tables A and B). In
contrast to the approved plan, the proposed plan will not keep a portion of the existing Santa Anita Inn in temporary operation during Phase I. The applicant is proposing a slight increase in parking for
the new hotel rooms but no changes to the condominium tower portion of the project (i.e. condo units or mixed use area). To document these changes, the applicant is proposing minor adjustments to the Specific Plan document. Table B summarizes the land uses proposed under the current revised project, and a site plan for that new proposed project is attached for reference.
Table B: Proposed Seabiscuit Pacifica Specific Plan Land Uses
Specific Plan Land Uses
Rooms/
Spaces
Floor Area
(square feet)
Building Area1
(square feet)
Percent
of Site
Phase I
Marriott Delta Hotel 220 149,177 38,853 15
Phase II
Mixed Use/Condominiums2 50 115,269 13,524 5
Subtotal 50 264,446 52,377 20
Parking
Surface Parking Phase I 220
Surface Parking Phase II 85
Underground Parking Phase II 73
Subtotal 378
Development
Hotel - Marriott Delta 220 149,177 38,853 15
Mixed Use
Condominiums Commercial
50 --
108,507 6,762
13,524 5
Total 270 264,446 52,377 20
FAR3 (without condos) -- 0.6:1 — —
Source: Chateau Group/Architects Orange, based on Table 2.B, Seabiscuit Pacifica Specific Plan, August 1, 2017. 1 Building footprint 2 includes 6,762 square feet of offices on first floor, condos on 2nd floor and up. 3 Floor Area Ratio = Building Area (in square feet)/Total Site Area. Building Area = 155,939 (hotel and commercial) versus Total Site Area = 5.87 acres or 255,872 square feet NOTE: Per General Plan, FAR is for non-residential uses and does not include any square footage for residential (condo) units. Residential density max. is 50 units/acre.
7
CEQA REQUIREMENTS
The City is required to comply with the California Environmental Quality Act (CEQA) before it makes discretionary land use decisions within its boundaries. As a Lead Agency under CEQA, the City must
prepare an Environmental Impact Report (EIR) for a proposed development that may have a significant impact on the environment, or it can prepare a Negative Declaration (ND) or Mitigated Negative Declaration (MND) for a proposed development that has been determined not to have significant impacts on the environment. In December of 2016, the Arcadia City Council approved an
MND for Amendment #1 (SPA 16-05) to the Seabiscuit Pacifica Specific Plan SP 13-02 and an attendant General Plan Amendment GPA and Amendment the General Plan Land Use Map (City
Council Resolution No. 7013), and Zone Change ZC 13-02 (SP-SP) and Amendment to the Zoning Map (Ordinance Nos. 2344 and 2345, and Resolution No. 7158) to comply with CEQA.
When a lead agency has already prepared an EIR or MND, CEQA mandates that no subsequent or supplemental environmental impact report or negative declaration shall be required by the lead agency or
any responsible agency, unless one or more of the following occurs:
(a) substantial changes are proposed in the project which will require major revisions of the
environmental impact report;
(b) substantial changes occur with respect to the circumstances which the project is being
undertaken which will require major revisions to the environmental impact report; or
(c) new information, which was not known or could not have been known at the time the
environmental impact report was certified as complete, becomes available.” (Cal. Pub. Res. Code Section 21166).
State CEQA Guidelines Section 15162 clarifies that a subsequent EIR or supplemental EIR or a new MND is only required when “substantial changes” occur to a project or the circumstances surrounding a
project, or “new information” about a project implicates “new significant environmental effects” or a
“substantial increase in the severity of previously identified significant effects” (State CEQA Guidelines
Section 15162).
When only minor technical changes or additions to a previously approved EIR or MND are necessary and none of the conditions described in Public Resources Code Section 21166 calling for preparation of
a subsequent or supplemental EIR have occurred, CEQA allows the lead agency to prepare and adopt an addendum to the previously approved EIR or MND [State CEQA Guidelines Section 15164].
ENVIRONMENTAL ASSESSMENT
Due to the nature of the proposed action relative to the previously approved EIR, this analysis does
not use the formal Environmental Checklist form (i.e., an Initial Study) to document the potential effects of the action, as suggested in Section 15063 (d)(3) of the State CEQA Guidelines. However, it
will evaluate potential environmental impacts of the proposed revised project in the same order as was used in the approved MND (Sections 4.I through 4.XVIII). Each section summarizes the impacts
of the approved project, then the potential impacts of the revised site plan. The mitigation measures from the MND are also included together at the end of the so the reader does not have to refer back
to the Original MND, Revised MND, or Mitigation Monitoring and Reporting Program (MMRP) documents (see Appendices A and B). The analysis also summarizes the results relative to the
criteria for preparing subsequent CEQA documentation. This assessment complies with the intent and requirements of CEQA relative to the preparation of an MND addendum.
8
I. AESTHETICS
The Original MND indicated the proposed hotel buildings would increase ambient lighting levels and glare from the project site, and would change night time views of the area. However, these changes
were not expected to result in significant adverse impacts to nighttime views in the area mainly due to visual conditions that already existed in the project area and implementation of the recommended
mitigation measure. It concluded the project would not have significant impacts on scenic vistas, scenic resources, scenic highways, or lighting and glare with recommended mitigation. The Original
MND recommended Mitigation Measure AES-1 to reduce light and glare impacts.
The Revised MND for the SPA determined the project would not change the appearance, height, or
overall design of the project buildings, including lighting. With implementation of the proposed SPA will have the same impacts as those identified for the original project (i.e., less than significant with
mitigation AES-1).
The buildings of the Proposed Project will be of similar size and scale to those of the approved
project (e.g., one larger hotel building instead of two smaller ones) with similar overall heights. These minor project changes will not result in any new or substantially different aesthetic impacts compared
to the approved project and its MND (less than significant) with the recommended mitigation measure AES-1.
II. AGRICULTURAL RESOURCES
The Original MND indicated there was no agricultural land or land designated as state-wide
agricultural resources. Therefore, the project would not have any impacts on agricultural resources.
The Revised MND made similar conclusions for the revised project due to the lack of agricultural
resources in the City and no mitigation was recommended.
The Proposed Project would similarly have no impacts on agricultural resources and no mitigation is
needed.
III. AIR QUALITY
The Original MND evaluated the project’s impacts on local and regional air quality and concluded there would be no significant impacts relative to criteria air pollutants, consistency with the Air Quality
Management Plan, short-term and long-term emissions from vehicular and stationary sources, carbon monoxide hot spots, or local significant thresholds issued by the SCAQMD. Even though short- and
long-term impacts were determined to be less than significant, the MND recommended a number of mitigation measures (AIR-1 through AIR-4), which were consistent with SCAQMD requirements, to
further reduce potential construction-related emissions,
The Revised MND made similar conclusions regarding air quality impacts of the revised project.
Since the changes were relatively minor, the air quality impacts were equivalent to those of the Original Project and were less than significant. Similar to the Original MND, the Revised MND
recommended the same four mitigation measures for construction-related emissions even though anticipated short-term impacts were less than significant before mitigation.
The Proposed Project also involves minor changes to the approved project in terms of a slight increase in the number of hotel rooms (220 vs. 210) and a similar increase in hotel and overall square
footage. No changes to the number of condominium units and amount of mixed use square footage are proposed. Construction-related emissions would be similar to those identified in the Revised
MND, although implementation of Measures AIR-1 through AIR-4 is still recommended to control construction emissions. Operational emissions of the proposed project would be slightly higher due to
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the slight increase in the number of hotel rooms and therefore project-related traffic (less than 5%). Since the worst case long-term project emissions were only 61% of the SCAQMD threshold (ROG =
34 vs. 55 pounds/day), the Proposed Project would also have less than significant long-term air quality impacts.
IV. BIOLOGICAL RESOURCES
The Original MND identified extensive landscaping on the project site with hundreds of large shrubs
and many kinds of tall trees, including a row of small redwoods along the eastern boundary of the site. The MND concluded impacts to biological resources such as listed or sensitive species, riparian
vegetation or wetlands, animal migration, or habitat conservation plans would be less than significant with implementation of Mitigation Measures BIO-1 through BIO-3, mainly to protect nesting birds and
the redwood trees.
The Revised MND came to similar conclusions for the revised project and recommended the same
mitigation measures. BIO-1 recommended an arborist report for the onsite trees to see if relocation was possible, and to determine the health of the redwood trees. ValleyCrest prepared the original
arborist study.
The Proposed Project would make minor changes to the development plans but impacts to onsite
trees would be the same as under the revised or original plans. Impacts to biological resources would therefore be less than significant with implementation of Measures BIO-1 through BIO-3. It should be
noted that ValleyCrest is now Brightview Landscaping (BL) The applicant retained BL to send one of their arborists, Christopher Bysshe, to survey and update their assessment of the redwood trees. A
copy of the updated assessment is attached. It concluded the condition of the trees had not changed demonstrably since the original survey of the site was completed in 2015 which concluded the trees
could not be feasibly relocated due to their conditions and ages and amount of grading anticipated.
V. CULTURAL RESOURCES
The Original MND indicated an historical assessment had been prepared for the property that determined the existing Santa Anita Inn property did not meet the requirements of listing for either the
State or National Register of Historic Places. Nevertheless, the Santa Anita Inn represents a
connection to the City’s past, and its character and contributions to the City’s history have been
adequately documented in the California Department of Parks and Recreation (DPR) 523A and 523B forms filled out as part of the LSA historical assessment. The MND concluded the DPR
documentation needed to be filed with the City to assure there would be no significant impacts to local historical resources (included as Mitigation Measure CUL-1). The MND also recommended
CUL-2 to install a monument plaque indicating the location of the former Santa Anita Inn and its importance in the history of the City of Arcadia. The MND recommended CUL-3 which required a
cultural monitor during grading and indicated what should occur if archaeological or historical artifacts were discovered during grading. The measure also indicated how this work should be coordinated
with Native American tribal representatives if needed. Finally, the MND recommended CUL-4 for paleontological monitoring during grading due to the potential for finding fossils in the region and
CUL-5 to address the procedures if human remains were found during grading.
The Revised MND made conclusions identical to those of the Original MND and recommended the
same Mitigation Measures CUL-1 through CUL-5 (i.e., impacts less than significant with mitigation).
The Proposed Project would also have identical impacts compared to the Original and Revised
Projects since the entire site will be developed. Mitigation Measures CUL-1 through CUL-5 are similarly recommended and impacts will be less than significant with mitigation.
10
VI. GEOLOGY AND SOILS
The Original MND indicated the project area was subject to moderate groundshaking from regional
faults but was not generally susceptible to liquefaction or soil constraints. With implementation of standard Calif. Building Code requirements, as well as the City’s grading and development
requirements, potential impacts related to geologic and soil constraints were expected to be less than significant with no mitigation.
The Revised MND made similar conclusions since the entire site would support developed uses and the underlying geological and soil conditions still existed. Potential soil erosion is addressed by
implementing Mitigation Measures HYD-1 through HYD-3 outlined in Section IX, Hydrology and
Water Quality, below.
The Proposed Project would have a similar level of development compared to the Original and Revised Projects, and the underlying geological and soil conditions are the same. Therefore, impacts
are less than significant and no mitigation is needed.
VII. GREENHOUSE GAS EMISSIONS (GHGs)
The Original MND estimated project construction would generate worst case GHG emissions of 633 tons per year during building construction. In addition, the project would generate 3,700 tons per year
of CO2e (total GHGs). This amount of GHG emissions was determined to be less than significant with mitigation (Measure GHG-1) and the project will not conflict with various GHG control implementation
strategies at the state and regional levels.
The Revised MND found the revised project would generate similar levels of GHGs (Tables F and G)
and also found they were less than significant with implementation of GHG-1.
The Proposed Project is only incrementally larger than the approved project but would generate
similar amounts of GHGs both over the short-term during construction and over the long-term during project occupancy. As with the previous documents, Mitigation Measure GHG-1 is still recommended
to help reduce project-related GHG emissions to the extent practical, and impacts will be less than significant.
VIII. HAZARDS AND HAZARDOUS MATERIALS
The Original MND included the results of a Phase I Environmental Site Assessment that determined
the project site had a low probability of being contaminated by hazardous materials. However, due to the age of the onsite buildings, the MND recommended Mitigation Measure HAZ-1 to survey the older
buildings for lead-based paint and asbestos-containing materials prior to demolition. The MND found the site contributed to or was not affected by any other hazardous conditions outlined in the CEQA
Checklist (e.g., airports, emergency access, etc.).
The Revised MND found results similar for the revised project as the overall level of development
was similar and the site contained the same environmental conditions. Measure HAZ-1 was similarly recommended in the Revised MND and impacts were determined to be less than significant.
The Proposed Project would have a similar level of development compared to the original and revised projects, and the same environmental conditions are present. Therefore, impacts related to
hazards and hazardous materials are less than significant with implementation of Measure HAZ-1.
IX. HYDROLOGY AND WATER QUALITY
The Original MND indicated that National Pollutant Discharge Elimination System (NPDES) permits
are required for the discharge of pollutants into “Waters of the U.S.” from any point source. The MND
also indicated the project would generate runoff that could contain sediment and other urban
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pollutants over the short-term during construction and over the long-term during project occupancy. The project is also subject to the City Water Efficient Landscape Ordinance (WELO). Based on
federal, state, and local water quality requirements, the MND recommended Mitigation Measures HYD-1 through HYD-3 to meet applicable permitting requirements (e.g., Storm Water Pollution
Prevention Plan or SWPPP and a Standard Urban Stormwater Management Plan or SUSMP). The MND indicated there was a 16-inch water main on the west side of the site and a 12-inch water main
on the east side of the site, both with 65 pounds per square inch of static pressure (65 psi) and concluded it would be necessary that the booster pumps be designed to provide sufficient pressure
for the heights of the proposed buildings. The MND also concluded that the project would not have significant impacts related to flooding, changing drainage patterns, erosion, and other water-related
issues after implementation of the recommended measures.
The Revised MND made similar conclusions as the water quality permitting requirements of the
original and revised plans would be very similar, along with implementation of Measures HYD-1 through HYD-3.
The Proposed Project would have hydrological and water quality impacts similar to the original and revised projects, and these impacts would also be reduced to less than significant levels with
implementation of the recommended HYD-1 through HYD-3 to meet permitting requirements.
X. LAND USE AND PLANNING
The Original MND determined that the hotel and hotel condo uses would not conflict with the goals or policies of the General Plan, and they were very similar uses to those in the proposed SPA.
Therefore, the project would not conflict with the applicable General Plan goals and policies and its land use impacts would be less than significant and no mitigation was necessary.
The Revised MND evaluated the request to remove the term “hotel” condominium from the SPSP and instead have standard residential condominiums. The General Plan designation for the site was
commercial, and that designation did not allow residential uses, so the applicant requested changing the land use designation to Downtown Mixed Use to allow both commercial (hotel and office) and
residential (condominium) uses. A similar request for a zone change to mixed use was also requested. The building heights in the proposed SPSPA were consistent with the height limits in the
Downtown Height Overlay (H-8 to 95 feet) that were already in place on the property. Therefore, the MND concluded the revised project was consistent with the City General Plan and zoning and would
be essentially the same as that already approved under the SPSP in terms of aesthetics and height.
The Proposed Project is generally consistent with the goals and policies of the General Plan, the
amended Specific Plan, and the General Plan land use map and zoning designations for the site. Therefore, the proposed Revised Project will not have significant land use or planning impacts and no
mitigation is needed.
XI. MINERAL RESOURCES
The Original MND indicated there was no lands with mineral resources land designated as mineral resource areas or zones. Therefore, the project would not have any impacts on mineral resources.
The Revised MND made similar conclusions for the revised project due to the lack of mineral resources in the City and no mitigation was recommended.
The Proposed Project would similarly have no impacts on mineral resources and no mitigation is needed.
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XII. NOISE
The Original MND included a noise assessment that concluded the project would have short-term
noise impacts associated with excavation, grading, and erecting of buildings on site during construction. Construction-related short-term noise levels would be higher than existing ambient
noise levels in the project area today but would no longer occur once construction of the project was completed. The MND also identified potential long-term noise impacts. To reduce construction and
operational noise, the MND recommended Mitigation Measures N-1 (Construction Noise Control Plan). N-2 requiring air conditioning in the hotel, and N-3 to require a solid block wall at southwest
corner when Phase 2 (condo tower) to minimize noise on existing uses at that corner. With implementation of these measures, the MND concluded both short- and long-term noise impacts of
the project would be reduced to less than significant levels.
The Revised MND had similar conclusions on noise relative to the revised project since the overall
scope and scale of that project was so similar to the original project (i.e., hotel condominiums to standard residential condominiums). The Revised MND also recommended Measures N-1 through N-
3 to reduce short- and long-term noise impacts to less than significant levels.
The Proposed Project is also similar in size and scale compared to the original and revised projects,
with slightly more hotel rooms (220 vs. 210) and slightly higher square footages. However, the increased project size will not result in a significant increase in anticipated noise impacts. With
implementation of the proposed Measures N-1 through N-3, the proposed modified project would be expected to have noise impacts equivalent to the revised project (i.e. less than significant) and no
additional mitigation is required.
XIII. POPULATION AND HOUSING
The Original MND indicated the project would result in only minor population growth for the City. The site contained an existing hotel with 26 employees while the project was expected to add 85 full-time
or part-time employees to the local workforce. Also, the “population” of the new hotel and hotel condominiums would be approximately 442 people at buildout based on at 85 percent average
occupancy and assuming 2 people per unit. The population of the existing Santa Anita Inn at 85 percent occupancy would be 187 persons. Assuming similar occupancy for the existing 110 units of
the Santa Anita Inn (i.e., 187 occupants on average), the proposed project would increase the hotel-
related “population” of the City by approximately 255 people. Due to the nature and size of the
project, the MND concluded the project would not result in any significant indirect growth inducement
to the City’s population or housing. The MND concluded the project would have no significant impacts
and no mitigation was required.
The Revised MND addressed that the project would now construct residential condos on the site
rather than the original hotel condos. As a worst case estimate, if all 50 units had 2 full-time residents, the long-term population of the project would be 100 residents which would then incrementally
increase the City’s population. However, some or all of these residents may now be counted as full-time residents under the amended this potential population-related increase is incremental compared
to the City’s 2013 estimate population of 57,639 residents (0.17 percent), so the potential population impacts of the proposed project would be less than significant and no mitigation needed.
The Proposed Project would not change the analysis of the anticipated population of the condominium units, but would slightly increase the number of hotel rooms from 210 to 220 so the
anticipated “population” of the hotel would now be approximately 90 employees (vs. 85 for the approved project). This slightly increase in expected occupancy would not result in any significant
population or housing impacts, and no mitigation is needed.
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XIV. PUBLIC SERVICES
The Original MND indicated the Arcadia Police Department was less than a minute away and the
Arcadia Police Station and Fire Department Station 106 was only three minutes away from the project site. The project site contained the existing Santa Anita Inn, a hotel with 110 rooms. The proposed
project would place similar lodging-oriented commercial uses on this site that would generate more local traffic and introduce more employees and guests to the project area. The proposed project
would introduce more employees to the site than at present (85 vs. 26), and this change of use would incrementally increase the need for fire, police, parks, and other public facilities. However, these
increases would be incremental and not result in any significant new or different service impacts. Since it will not include new homes or generate new residents, the proposed project will not have any
significant impacts on local schools or parks. The proposed project will pay all applicable Development Impact Fees to the City and local school district to alleviate potential impacts related to
public services. Impacts would be less than significant and no mitigation was necessary.
The Revised MND indicated the revised project was very similar to the approved project, and the
only changes were the residential condos and offices which would incrementally increase the need for some public services, but these minor increases would not change the overall assessment of
impacts as there would not be a significant increase in the number of people on the site or in the City, so impacts are the same as with the Original MND (i.e., less than significant and no mitigation
needed).
The Proposed Project would slightly increase the number of hotel rooms (220 vs. 210) and increase
the expected number of employees from 85 to 90 workers. In addition, the Santa Anita Inn would be closed prior to the start of Phase I unlike the approved project. These small changes would not result
in any new or substantially different impacts to public services compared to the approved project. Therefore, impacts are less than significant and do not require mitigation.
XV. RECREATION
The Original MND indicated that the project proposed only commercial uses that will not generate a
significant amount of new permanent residents in the City who would require additional recreational facilities or programs and so would not have any significant impacts on City recreation facilities or
services.
The Revised MND indicated the project was very similar to the approved project but the residential
condos might incrementally increase the need for recreation services (e.g., slightly more use of the County park to the east). If all 50 condos had full time residents, there might be as many as 100
additional residents in the area or in the City (assuming 2 residents per condo). This minor increase was not expected to substantially change the overall assessment of impacts, although it would result
in higher Developer Impact Fees for park services/facilities. Potential impacts to recreation would still be essentially the same as with the approved project (i.e., less than significant and no mitigation
needed).
The Proposed Project would generate essentially the same demand for recreational services or
facilities compared to the approved project, although there will be slightly more hotel units (220 vs. 210) so local park use by hotel users may slightly increase. However, potential impacts to recreation
would still be essentially the same as with the approved project (i.e., less than significant and no mitigation needed).
XVI. TRANSPORTATION / TRAFFIC
The Original MND indicated a traffic impact analysis was prepared for the project which evaluated 12
local roadways and 4 local intersections based on the City’s traffic study requirements and the
County’s Congestion Management Plan (CMP) criteria. It concluded that Phase 1 of the project would
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generate a total of 842 daily trips on weekdays, 24 in the AM peak and 62 in the PM peak, and 844 trips on Saturday, 75 of which are during the PM peak. Phase 2 would generate a total of 412 daily
trips on a weekday, 43 tips in the AM peak and 62 trips in the PM peak, and 395 trips on Saturday, 44 of which would be during the PM peak. The MND concluded the intersection at Huntington Drive and
Colorado Place would be impacted by project traffic. Phase 1 would have significant impacts on the intersection of Huntington Drive and Colorado Place due to increase of greater than 2 percent
demand per the City standard. However, Phase 2 of the proposed project will not have significant impacts on surrounding intersections. The MND recommended the following measures to adequately
mitigate potential traffic impacts (summarized):
TRA-1 The developer will install an additional signal phase at the project entrance off of Huntington
Drive to accommodate expected traffic volumes and turning movements.
TRA-2 The project will install bike racks and showers for employees, and bike racks for hotel and
condo guests.
TRA-3 Project plans will be circulated to Foothill Transit and the Metropolitan Transit Authority to
determine if a bus stop is needed in front of the project site.
TRA-4 The project will install a circular one-way access drive for the hotel with appropriate signage.
The MND also indicated the project included 352 parking spaces and the City required 312 parking spaces. While parking was recently removed from the State CEQA Guidelines Appendix G Checklist
as an environmental issue, the MND concluded it was important to know how much parking was being provided by the project compared to how much is needed and/or required by the City to assure
that project occupants would not have to park on adjacent properties due to a deficiency of onsite parking. The original project has direct access to the site from West Huntington Drive and secondary
emergency access by a driveway on East Huntington Drive. Due to the proximity of emergency services, the urban setting, and availability of access to the site impacts to emergency access will be
less than significant.
The Revised MND stated the original traffic study had used residential condominiums as a worst
case estimate for traffic impacts for the original project, and the additional amount of commercial space (i.e., offices on 50% of the ground floor) would not generate a significant amount of additional
traffic beyond what was examined in the original traffic study (i.e., 640 daily trips max. and approx. 64 peak hour trips). The MND concluded the two hotels would generate 1,734 weekday trips and the
condos would generate an additional 400 trips (2,134 trips total). The MND concluded that, as long as the same mitigation measures are implemented, traffic impacts from the revised project would be
equivalent to those estimated for the original project (i.e., less than significant with mitigation).
The Proposed Project would have similar impacts compared to the approved project as outlined in
the Revised MND, including implementation of the recommended Mitigation Measures TRA-1 through TRA-4. Based on the increased number of hotel rooms, Phase I of the revised project would generate
incrementally more traffic than the approved project (882 daily trips and 65 PM peak trips vs. 842 daily trips and 62 PM peak hour trips), however, this does not represent a new or significantly
different traffic impact based on the City’s criteria. Similar to the approved project, Phase 2 (condo tower) will not have significant impacts on surrounding intersections since its uses are not changing.
XVII. UTILITIES AND SERVICE SYSTEMS
The Original MND indicated the project site has an existing hotel that discharges its wastewater into
the sanitary sewerage collection and treatment systems provided by the City of Arcadia and the County of Los Angeles, respectively. The MND evaluated potential impacts of the proposed hotels
and hotel condominiums on local potable water, wastewater, storm drain, and solid waste services
15
and determined all of the impacts were less than significant with the possible exception of wastewater
due to a deficient sized sewer line. The MND stated…
Water and wastewater services are provided to the project site by the City of Arcadia Public Works
Services Department. The department obtains water from both groundwater and imported water.
The City also provides sewer service collection to the local area. Wastewater from the area is
carried by sewers to the San Jose Creek Water Reclamation Plant which is operated by the
Sanitation Districts of Los Angeles County. The proposed project would need to connect to the
existing sewer line in West Huntington Drive which is currently considered to be deficient
according to the City’s Public Work’s Department, and the proposed project would increase this
deficiency. However, a Capital Improvement Project (CIP) design to upgrade the existing sewer
pipe from 10” to 12” is scheduled for Fiscal Year (FY) 2014-2015 while actual construction is
planned for FY 2015-2016. The proposed project would need to participate in (i.e., help fund) this
CIP project. If the project participates in this CIP improvement, it will not cause a need to construct
any new water or wastewater treatment facilities, or expansion of existing facilities because these
facilities are adequately sized to service the site.
The Original MND recommended Mitigation Measure UTL-1 which required the developer to have a
civil engineer conduct a sewer study to determine before and after conditions of the City’s sewer system as a result of project impacts. The MND also recommended UTL-2 which required a fair share
payment to help upgrade the City’s sewer system based on the sewer study in UTL-1. With implementation of these measures, the proposed project will not have a significant impact on water
and wastewater facilities.
The Original MND concluded the project would comply with the waste discharge prohibitions and
water quality objectives established by the RWCQB and the City by implementing Mitigation Measures HYD-1 through HYD-3 (see Section IX, Hydrology and Water Quality). By implementing
these measures, project impacts related to this issue would be reduced to a less than significant level and no mitigation is required.
The Revised MND determined the revised project was equivalent to the approved project in terms of utility impacts (i.e., potable water consumed, wastewater and solid waste generated, etc.).
Although the Proposed Project will consume slightly more water and generate slightly more wastewater due to the increased number of hotel rooms (220 vs. 210). However, the mixed use and
condominium uses will remain the same, so the Proposed Project is functionally equivalent to the original and approved projects in terms of utility impacts. Therefore, impacts will be less than
significant with implementation of the recommended mitigation measures UTL-1 and UTL-2.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE
The Original MND concluded the project’s potential to degrade the environment or significantly impact biological or historical resources was less than significant with implementation of Mitigation
Measures BIO-1 through BIO-3 and CUL-1 through CUL-5 respectively. It further concluded the project would have less than significant cumulative impacts. The MND concluded the project would
not have direct or indirect impacts on human beings with implementation of Mitigation Measures AIR-1 through AIR-4 to reduce construction-related air pollutant emissions, HAZ-1 for hazardous
materials, HYD-1 through HYD-3 for water quality, N-1 through N-3 for noise, GHG-1 for greenhouse gas emissions, TRA-1 through 4 for traffic, and UTL-1 and UTL-2 for utility systems.
The Revised MND found the determinations for all of the mandatory findings of significance were the same (i.e., less than significant) for the revised project compared to the original project, and
recommended the same mitigation measures as outlined in the Original MND.
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The Proposed Project would have impacts that are incrementally greater than those of the approved project where impacts result from the number of hotel rooms which is slightly greater for the proposed
project vs. the approved project (220 vs. 210 rooms). Therefore, the determinations for all of the mandatory findings of significance would be equivalent (i.e., less than significant) for the proposed
project compared to the approved project, as outlined in the Revised MND, and the same mitigation measures are recommended as outlined in the Revised MND.
CONCLUSION
The preceding analyses have demonstrated that the Proposed Project (i.e., minor changes to the Seabiscuit Pacifica Specific Plan project) do not constitute substantial project revisions that require
major revisions to the MND. There are no substantial changes in the physical environment or regulations requiring major revisions to the MND. There is no new information that indicates the
Proposed Project would have new of substantially more severe significant impacts that outlined in the approved MND. Finally, the analyses indicate no new or substantially different mitigation measures
are required to address project impacts. The Proposed Project will have environmental impacts equivalent to those already identified in the approved MND, and it does not meet any of the criteria
outlined in CEQA that would trigger a subsequent or supplemental CEQA document. Therefore, an Addendum to the previously adopted MND is the appropriate CEQA compliance document for these
proposed changes to the Seabiscuit Pacifica Specific Plan.
SUMMARY OF MITIGATION MEASURES
I. AESTHETICS
AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that all project windows are glazed or otherwise treated to minimize glare on surrounding roads and properties, to the
satisfaction of the Development Services Director or designee.
II. AGRICULTURAL RESOURCES
None
III. AIR QUALITY
AIR-1 Prior to issuance of a grading permit, the general contractor for the project shall prepare and file a Dust Control Plan with the City that complies with SCQAMD Rule 403 and requires the
following during excavation and construction as appropriate:
x Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all
inactive construction areas (previously graded areas inactive for 10 days or more).
x Water active sites at least twice daily (locations where grading is to occur will be thoroughly watered prior to earthmoving.)
x Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2
feet of freeboard (vertical space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code (CVC) Section 23114.
x Pave construction access roads at least 100 feet onto the site from the main road.
x Control traffic speeds within the property to 15 mph or less.
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AIR-2 Prior to the issuance of a grading permit, the project developer shall require by contract specifications that contractors shall utilize California Air Resources Board (CARB) Tier II
Certified equipment or better during the rough/mass grading phase for rubber-tired dozers and scrapers. Contract specifications shall be included in the proposed project construction
documents, which shall be reviewed by the City.
AIR-3 Prior to the issuance of a grading or building permit for each phase, the project developer shall require by contract specifications that contractors shall place construction equipment
staging areas at least 200 feet away from sensitive receptors. Contract specifications shall be included in the project construction documents, which shall be reviewed by the City.
AIR-4 Prior to the issuance of a building permit for each phase, the project developer shall require
by contract specifications that contractors shall utilize power poles or clean-fuel generators for electrical construction equipment. Contract specifications shall be included in the
proposed project construction documents, which shall be reviewed by the City. IV. BIOLOGICAL RESOURCES
BIO-1 Prior to issuance of a grading permit for each phase, the developer shall provide an assessment of existing trees on the areas to be developed. This tree assessment shall be
prepared by a qualified landscape architect and identify any existing large bushes or trees that can be relocated or preserved as part of the new development project. The project
landscaping plans shall attempt to preserve existing mature trees onsite to the extent feasible, based on the tree assessment. This measure shall be implemented to the
satisfaction of the City Planning Division. BIO-2 During project construction in either phase, the existing redwood trees along the east side of the property shall be protected by being taped or roped off with appropriate signage so
construction equipment will not accidentally come in contact with and damage or destroy any trees. The trees shall be sprayed with water at the end of each day when substantial amounts
of dust are generated (e.g., during grading or demolition) to minimize damage from dust deposition. This measure shall be implemented to the satisfaction of the City Planning
Division.
BIO-3 Construction in either phase should not occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird
survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal of any large trees on the existing hotel property. If the biologist determines that
nesting birds are present, an area of 100 feet shall be marked off around the nest and no construction activity can occur in that area during nesting activities. Grading and/or
construction may resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the
satisfaction of the City Planning Division. V. CULTURAL RESOURCES
CUL-1 Prior to demolition of any existing hotel buildings on the site, the completed DPR 523A and 523B forms and a cover memorandum shall be submitted to the City for filing to officially
document the historical assessment for the Santa Anita Inn. This measure shall be implemented to the satisfaction of the City Planning Division.
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CUL-2 Prior to issuance of an occupancy permit for Phase 1, the applicant shall install a monument plaque indicating the location of the former Santa Anita Inn and its importance in the history
of the City of Arcadia. The size, construction, and location of this plaque shall be up to the discretion of the City Manager, in consultation with the Planning Division. CUL-3 If cultural artifacts are discovered during project grading, work shall be halted in that area
until a qualified historian or archaeologist can be retained by the developer to assess the significance of the find. The project cultural monitor shall observe the remaining earthmoving
activities at the project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and salvage cultural resources that may be
unearthed during grading activities. The monitor shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources.
If any resources of a prehistoric or Native American origin are discovered, the appropriate
Native American tribal representative will be contacted and invited to observe the monitoring program for the duration of the grading phase at tribal expense. Any Native American
resources shall be evaluated in accordance with the CEQA Guidelines and either reburied at the project site or curated at an accredited facility approved by the City of Arcadia. Once
grading activities have ceased or the cultural monitor determines that monitoring is no longer necessary, such activities shall be discontinued. This measure shall be implemented to the
satisfaction of the City Planning Division. CUL-4 If paleontological resources (fossils) are discovered during project grading, work will be halted in that area until a qualified paleontologist can be retained to assess the significance of
the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be
unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources.
Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-3 at the discretion
of the City Planning Division.
CUL-5 In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code § 7050.5 dictates that no further disturbance shall occur until the
County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If human remains are found, the LA County
Coroner’s office shall be contacted to determine if the remains are recent or of Native American significance. Prior to issuance of a grading permit, the developer shall include a
note to this effect on the grading plans for the project.
VI. GEOLOGY AND SOILS
None
VII. GREENHOUSE GAS EMISSIONS
GHG-1 To ensure reductions below the expected “Business As Usual” (BAU) scenario, the project will implement a variety of measures that will reduce its greenhouse gas (GHG) emissions.
To the extent feasible, and to the satisfaction of the City of Arcadia (City), the following
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measures will be incorporated into the design and construction of the SPSP project prior to the issuance of building permits:
Construction and Building Materials
x Recycle/reuse at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, vegetation, concrete, lumber, metal, and
cardboard).
x Use “Green Building Materials,” such as those materials that are resource-efficient and
are recycled and manufactured in an environmentally friendly way, for at least 10 percent of the project.
Energy Efficiency Measures
x Design all project buildings to exceed the 2013 California Building Code’s (CBC) Title 24 energy standard by 10 percent, including, but not limited to, any combination of the
following:
x Design buildings to accommodate future solar installations.
x Limit air leakage through the structure or within the heating and cooling distribution system to minimize energy consumption.
x Incorporate ENERGY STAR or better rated windows, space heating and cooling equipment, light fixtures, appliances, or other applicable electrical equipment.
x Install efficient lighting and lighting control systems. Use daylight as an integral part of the
lighting systems in buildings.
x Install light-colored roofs and pavement materials where possible.
x Install energy-efficient heating and cooling systems, appliances and equipment, and
control systems.
x Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or outdoor lighting that meets the 2013 California Building and Energy Code.
Water Conservation and Efficiency Measures
x Devise a comprehensive water conservation strategy appropriate for the project and its location consistent with the City’s Water Efficiency Landscape Ordinance (WELO). The
strategy may include the following, plus other innovative measures that may be appropriate:
x Create water-efficient landscapes within the development.
x Install water-efficient irrigation systems and devices, such as soil moisture-based irrigation controls.
x Design buildings to be water-efficient. Install water-efficient fixtures and appliances,
including low-flow faucets, dual-flush toilets, and waterless urinals.
x Restrict watering methods (e.g., prohibit systems that apply water to nonvegetated surfaces) and control runoff.
Solid Waste Measures
x To facilitate and encourage recycling to reduce landfill-associated emissions, among others, the project will provide trash enclosures that include additional enclosed area(s)
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for collection of recyclable materials. The recycling collection area(s) will be located within, near, or adjacent to each trash and rubbish disposal area. The recycling collection
area will be a minimum of 50 percent of the area provided for the trash/rubbish enclosure(s) or as approved by the waste management department of the City of
Arcadia.
x Provide employee education on waste reduction and available recycling services.
Transportation Measures
x To facilitate and encourage non-motorized transportation, bicycle racks shall be provided
in convenient locations to facilitate bicycle access to the project area. The bicycle racks shall be shown on project landscaping and improvement plans submitted for Planning
Department approval and shall be installed in accordance with those plans.
x Provide pedestrian walkways and connectivity throughout the project.
x Fund or participate in some type of shuttle service for hotel guests to access the City’s
downtown Gold Line Station.
VIII. HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Prior to demolition of any existing hotel buildings or associated structures, a qualified contractor shall be retained to survey structures proposed for demolition to determine if
asbestos-containing materials (ACMs) and/or lead-based paint (LBP) are present. If ACMs and/or LBP are present, prior to commencement of general demolition, these materials shall
be removed and transported to an appropriate landfill by a licensed contractor. This measure shall be implemented to the satisfaction of the City Building Division including written
documentation of the disposal of any ACMs or LBP in conformance with all applicable regulations.
IX. HYDROLOGY AND WATER QUALITY
HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of Intent (NOI) with the
Los Angeles Regional Water Quality Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge
of storm water associated with construction activities. The project developer shall submit to the City the Waste Discharge Identification Number issued by the State Water Quality Control
Board (SWQCB) as proof that the project’s NOI is to be covered by the General Construction Permit has been filed with the SWQCB. This measure shall be implemented to the
satisfaction of the City Engineer.
HYD-2 Prior to issuance of a grading permit, the developer shall submit to the Los Angeles Regional Water Quality Control Board (RWQCB) and receive approval for a project-specific Storm
Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and erosion control plan citing specific measures to control on-site and off-site erosion
during the entire grading and construction period. In addition, the SWPPP shall emphasize structural and nonstructural best management practices (BMPs) to control sediment and non-
visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the following:
x Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed
21
necessary), and other discharge control devices. The construction and condition of the BMPs are to be periodically inspected by the RWQCB during construction, and repairs
would be made as required.
x Area drains within the construction area must be provided with inlet protection. Minimum standards are sand bag barriers, or two layers of sandbags with filter fabric over the
grate, properly designed standpipes, or other measures as appropriate.
x Materials that have the potential to contribute non-visible pollutants to storm water must
not be placed in drainage ways and must be placed in temporary storage containment areas.
x All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to
eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders,
fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpiles shall be surrounded by silt fences and covered with plastic tarps.
x Implement good housekeeping practices such as creating a waste collection area, putting
lids on waste and material containers, and cleaning up spills immediately.
x The SWPPP shall include inspection forms for routine monitoring of the site during the
construction phase.
x Additional required BMPs and erosion control measures shall be documented in the SWPPP.
x The SWPPP would be kept on site for the duration of project construction and shall be available to the local Regional Water Quality Control Board for inspection at any time.
The developer and/or construction contractor shall be responsible for performing and
documenting the application of BMPs identified in the project-specific SWPPP. Regular inspections shall be performed on sediment control measures called for in the SWPPP.
Monthly reports shall be maintained and available for City inspection. An inspection log shall
be maintained for the project and shall be available at the site for review by the City and the Regional Water Quality Control Board as appropriate.
HYD-3 Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater Management Plan (SUSMP) shall be submitted to the City Planning Division for review and
approval. The SUSMP shall specifically identify the long-term site design, source control, and
treatment control BMPs that shall be used on site to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable. At a minimum, the SUSMP shall identify and the site developer shall implement the following site design, source control, and
treatment control BMPs as appropriate:
Site Design BMPs
x Minimize urban runoff by maximizing maximizing permeable areas and minimizing impermeable areas (recommended minimum 25 percent of site to be permeable).
x Incorporate landscaped buffer areas between sidewalks and streets.
x Maximize canopy interception and water conservation by planting native or drought-
tolerant trees and large shrubs wherever possible
x Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration.
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x Construct onsite ponding areas or retention facilities to increase opportunities for
infiltration consistent with vector control objectives.
x Construct streets, sidewalks and parking lot aisles to the minimum widths necessary,
provided that public safety and a walkable environment for pedestrians are not compromised.
x Direct runoff from impervious areas to treatment control BMPs such as landscaping/
bioretention areas.
Source Control BMPs
Source control BMPs are implemented to eliminate the presence of pollutants through
prevention. Such measures can be both non-structural and structural:
Non-Structural Source Control BMPs
x Education for property owners, tenants, occupants, and employees.
x Activity restrictions.
x Irrigation system and landscape maintenance to minimize water runoff.
x Common area litter control.
x Regular mechanical sweeping of private streets and parking lots.
x Regular drainage facility inspection and maintenance.
Structural Source Control BMPs
x MS4 stenciling and signage at storm down drains.
x Properly design trash storage areas and any outdoor material storage areas.
Treatment Control BMPs
Treatment control BMPs supplement the pollution prevention and source control measures by
treating the water to remove pollutants before it is released from the project site. The treatment control BMP strategy for the project is to select Low Impact Development (LID)
BMPs that promote infiltration and evapotranspiration, including the construction of infiltration basins, bioretention facilities, and extended detention basins. Where infiltration BMPs are not
appropriate, bioretention and/or biotreatment BMPs (including extended detention basins, bioswales, and constructed wetlands) that provide opportunity for evapotranspiration and
incidental infiltration may be utilized. Harvest and use BMPs (i.e., storage pods) may be used as a treatment control BMP to store runoff for later non-potable uses.
X. LAND USE AND PLANNING
None
XI. MINERAL RESOURCES
None
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XII. NOISE
N-1 Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan the City for review
and approval. The plan shall include but will not be limited to the following:
x During all project site excavation and grading, contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent
with manufacturers’ standards.
x The project contractor shall place all stationary construction equipment so that emitted
noise is directed away from the closest sensitive receptor to the project site (i.e., the Salvation Army facility at the southwest corner of the site).
x The construction contractor shall locate equipment staging in areas that will create the
greatest distance between construction-related noise sources and the closest noise-sensitive receptor to the project site (i.e., the Salvation Army facility at the southwest
corner of the site) during all project construction.
x During all project site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturday. No construction shall be permitted on Sundays or any of the holidays listed in AMC Section 4261.
x Prior to the start of Phase 2 grading, the developer shall install a wooden noise barrier along the common boundary of the project and the Salvation Army rehab facility at the
southwest corner of the project site. This barrier shall be removed upon completion of Phase 2 construction.
N-2 Prior to the issuance of building permit for each phase, the developer shall demonstrate that all buildings shall have air-conditioning to minimize noise impacts on hotel rooms along West
and East Huntington Drives.
N-3 Prior to the issuance of occupancy permits for the Phase 2 condominium building, the
developer shall install a filled-cell concrete block wall along the common boundary with the Salvation Army rehab facility at the southwest corner of the project site. In lieu of the
temporary construction wall outlined in Measure N-1, the developer may install this
permanent wall “early” (i.e., prior to issuance of occupancy permits for Phase 1) which would
eliminate the need for that portion of Measure N-1. XIII. POPULATION AND HOUSING
None XIV. PUBLIC SERVICES
None XV. RECREATION
None
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XVI. TRANSPORTATION/TRAFFIC
TRA-1 Prior to issuance of an occupancy permit for either hotel in Phase 1, the developer shall be
responsible for installing an additional signal phase to accommodate northbound movements exiting the shared hotel driveway and southbound movements entering the hotel driveway.
The developer will also change the number one lane to a shared through and left turn lane to access the driveway for the hotels and modify the signal to account for the added phases and
lanes. These changes shall be made to the satisfaction of and in coordination with the City traffic engineer. TRA-2 Prior to issuance of occupancy permits for either of the hotels or the hotel condominiums, the
developer shall install bike racks and provide showers and locker rooms for employees who wish to ride bicycles to work. Bike racks shall also be installed for project guests in
appropriate locations. An appropriate number of bike racks shall be located near each building to serve the anticipated number of employees and guests. This measure shall be
implemented to the satisfaction of the City Engineer.
TRA-3 Prior to issuance of building permits for either Phase 1 or Phase 2, the project plans shall be circulated to Foothill Transit (FT) and the Metropolitan Transit Authority (MTA) to determine if
there is a need for a bus stop on the south side of Colorado Place in front of the project site (i.e., for either FT Route 187 or MTA routes 78, 79, or 378). If either agency determines a
need for such a stop, the developer shall install a bus stop to agency specifications prior to issuance of occupancy permits for the affected phase of development. This measure shall be
implemented for each phase to the satisfaction of the City Engineer. TRA-4 Prior to issuance of occupancy permits for either hotel in Phase 1, the developer shall demonstrate that the main hotel entrance for Phase 1 has a circular drive with signage to
allow only one way circulation (counter-clockwise) to provide adequate vehicle queuing lanes for exiting at the traffic signal. This measure shall be implemented to the satisfaction of the
City Engineer. XVII. UTILITIES AND SERVICE SYSTEMS
UTL-1 Prior to issuance of a building permit for either hotel, the developer shall retain a qualified licensed civil engineer to conduct a sewer study to evaluate before and after conditions of the
project on the City’s existing sewer system (both lateral and main lines). This measure shall be implemented to the satisfaction of the City Public Works Services Department.
UTL-2 Prior to issuance of an occupancy permit for either hotel, the developer’s fair share payment
to the City will be determined to help fund upgrading of the existing sewer in West Huntington
Drive included in the City’s 2014-15 Capital Improvement Project Plan budget, based on the
results of the sewer study outlined in Mitigation Measure UTL-1. This measure shall be implemented to the satisfaction of the City Engineer and/or the City Public Works Services
Department as appropriate.
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Attachments: Original (Valley Crest) and Updated Arborist Reports (Brightview Landscaping) MND and Mitigation Monitoring and Reporting Plan (on CD)
Seabiscuit Pacifica Specific Plan Sept. 2016 (on CD)
Copies: Eric Chen and Chenglu Tan, Chateau Group USA
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ORIGINAL AND UPDATED ARBORIST REPORTS
27
SEABISCUIT PACIFICA SPECIFIC PLAN
MITIGATED NEGATIVE DECLARATION (ON CD)
AND
MITIGATION MONITORING AND REPORTING PLAN (ON CD)
28
SEABISCUIT PACIFICA SPECIFIC PLAN (ON CD)
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014
1. INTRODUCTION
This Mitigation Monitoring and Reporting Program has been prepared for use in implementing
mitigation for the Seabiscuit Pacifica Specific Plan. The California Environmental Quality Act (CEQA) requires adoption of a reporting or monitoring program for those measures placed on a project to
mitigate or avoid adverse effects on the environment (Public Resource Code Section 21081.6). The law states that the reporting or monitoring program shall be designed to ensure compliance during
project implementation.
The monitoring program contains the following elements:
1) The mitigation measures are recorded with the action and procedure necessary to ensure compliance. In some instances, one action may be used to verify implementation of several
mitigation measures.
2) A procedure for compliance and verification has been outlined for each action necessary. This
procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported.
3) The program has been designed to be flexible. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the
program. As changes are made, new monitoring compliance procedures and records will be developed and incorporated into the program.
This Mitigation Monitoring and Reporting Program includes mitigation identified in the Initial Study/Mitigated Negative Declaration for the Seabiscuit Pacific Specific Plan.
4.2 MITIGATION MONITORING AND RESPONSIBILITIES
As the Lead Agency, the City of Arcadia is responsible for ensuring full compliance with the mitigation
measures adopted for the proposed project. The City will monitor and report on all mitigation activities. Mitigation measures will be implemented at different stages of development throughout the
project area. In this regard, the responsibilities for implementation have been assigned to the Applicant, Contractor, or a combination thereof. If during the course of project implementation, any of
the mitigation measures identified herein cannot be successfully implemented, the City shall be immediately informed, and the City will then inform any affected responsible agencies. The City, in
conjunction with any affected responsible agencies, will then determine if modification to the project is required and/or whether alternative mitigation is appropriate.
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 2
Mitigation Measure No. / Implementing Action
Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification
Verified Date/ Initials
Sanctions for Non-Compliance
I. AESTHETICS
AES-1 Prior to issuance of a building permit, the
applicant shall demonstrate that all project
windows are glazed or otherwise treated to minimize glare on surrounding roads and
properties, to the satisfaction of the Development Services Director or designee.
City Development Services Director or designee
Once for each phase Prior to issuance of building permitfor each phase
Development Services Director confirmation of glazed or otherwise treated windows.
Withhold Building Permit
III. AIR QUALITY
AIR-1 Prior to issuance of a grading permit, the general contractor for the project shall prepare and file a Dust Control Plan with the City that complies with SCQAMD Rule 403 and requires the following during excavation and construction as appropriate:• Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more).• Water active sites at least twice daily (locations where grading is to occur will be thoroughly watered prior to earthmoving.)• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet of freeboard (vertical space between the top of theload and top of the trailer) in accordance with the requirements of California Vehicle Code (CVC) Section 23114.• Pave construction access roads at least 100 feet onto the site from the main road.• Control traffic speeds within the property to 15 mph or less.
City Planning and Building Divisions
Once for each phase Prior to issuance of grading permitfor each phase
City confirms Dust Control Plan complies with SCQAMD Rule 403
Withhold Grading Permit
AIR-2 Prior to the issuance of a grading permit,the project developer shall require by contract specifications that contractors shall utilize California Air Resources Board (CARB) Tier II Certified equipment or better during the
City Planningand BuildingDivisions
Once for each phase Prior to issuance of grading permit for each phase
City verifies thatconstructiondocuments include required language.
Withhold Grading Permit
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 3
Mitigation Measure No. / Implementing Action
Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification
Verified Date/ Initials
Sanctions for Non-Compliance
rough/mass grading phase for rubber-tired dozers and scrapers. Contract specifications shall be included in the proposed project construction documents, which shall be reviewed by the City.
AIR-3 Prior to the issuance of a grading or building
permit for each phase, the project developer shall require by contract specifications that contractors shall place construction equipment staging areas at least 200 feet away from sensitive receptors. Contract specifications shall be included in the project construction documents, which shall be reviewed by the City.
City Planning Division Once for each phase Prior to issuance of grading or building permit
City verifies that construction documents include required language
Withhold Grading or Building Permit
AIR-4 Prior to the issuance of a building permit
for each phase, the project developer shall
require by contract specifications that contractors shall utilize power poles or clean-fuel generators for electrical construction equipment. Contract specifications shall be included in the proposed
project construction documents, which shall be reviewed by the City.
City Planning Division Once for each phase Prior to issuance of
building permit for each phase
City verifies that construction
documents include required language.
Withhold Building Permit
IV. BIOLOGICAL RESOURCES
BIO-1 Prior to issuance of a grading permit for
each phase, the developer shall provide an assessment of existing trees on the areas to be developed. This tree assessment shall be prepared by a qualified landscape architect and
identify any existing large bushes or trees that can be relocated or preserved as part of the new development project. The project landscaping plans shall attempt to preserve existing mature
trees onsite to the extent feasible, based on the tree assessment. This measure shall be implemented to the satisfaction of the City Planning Division.
City Planning Division Once during each phase Prior to issuance of a grading permit for each phase
City Planning Division verifies receipt of tree assessment from developer, and a relocation/preservation tree plan.
Withhold Grading Permit
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 4
Mitigation Measure No. / Implementing Action
Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification
Verified Date/ Initials
Sanctions for Non-Compliance
BIO-2 During project construction in either phase,
the existing redwood trees along the east side of the property shall be protected by being taped or roped off with appropriate signage so construction equipment will not accidentally come in contact with and damage or destroy any trees. The trees shall be sprayed with water at the end of each day when substantial amounts of dust are generated (e.g., during grading or demolition) to minimize damage from dust deposition. This
measure shall be implemented to the satisfactionof the City Planning Division.
City Planning and Building Divisions
Regularlyduring construction
During project construction in either phase
City inspectors note compliance Issue “Stop Work” Order until compliance verified
BIO-3 Construction in either phase should not
occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird survey
shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal of any large trees on the existing hotel property. If the biologist determines that nesting birds are
present, an area of 100 feet shall be marked off around the nest and no construction activity can occur in that area during nesting activities.Grading and/or construction may resume in this
area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City
Planning Division.
City PlanningDivision Once during each phase Prior to issuance of grading permit or removal of
large trees during each phase
City verifies that construction documents include required language
Withhold Grading Permit
V. CULTRUAL RESOURCES
CUL-1 Prior to demolition of any existing hotel buildings on the site, the completed DPR 523A and
523 B forms and a cover memorandum shall be submitted to the City for filing to officially document the historical assessment for the Santa Anita Inn. This measure shall be implemented to the
satisfaction of the City Planning Division.
City Planning Division Once for each phase Prior to demolition of
any existing hotel buildings on the site
City verifies DPR 523Aand 523B forms and
cover memorandum filed to officially document the historical assessment for the
Santa Anita Inn
Withholdoccupancy permit
for either phase
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 5
Mitigation Measure No. / Implementing Action
Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification
Verified Date/ Initials
Sanctions for Non-Compliance
CUL-2 Prior to issuance of an occupancy permit for
Phase 1, the applicant shall install a monument plaque indicating the location of the former Santa Anita Inn and its importance in the history of the City of Arcadia. The size, construction, and location of this plaque shall be up to the discretion of the City Manager, in consultation with the Planning Division.
City Planning Division Once Prior to issuance of an occupancy permit for Phase 1
City verifies installation of monument plaque Withholdoccupancy permit for Phase 1
CUL-3 If cultural artifacts are discovered during
project grading, work shall be halted in that area until a qualified historian or archaeologist can be retained by the developer to assess the significance of the find. The project cultural
monitor shall observe the remaining earthmoving activities at the project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and
salvage cultural resources that may be unearthed during grading activities. The monitor shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the
unearthed resources.
If any resources of a prehistoric or Native American origin are discovered, the appropriate
Native American tribal representative will be contacted and invited to observe the monitoring program for the duration of the grading phase at tribal expense. Any Native American resources
shall be evaluated in accordance with the CEQA Guidelines and either reburied at the project site or curated at an accredited facility approved by the City of Arcadia. Once grading activities have
ceased or the cultural monitor determines that monitoring is no longer necessary, such activities shall be discontinued. This measure shall be implemented to the satisfaction of the City
Planning Division.
City Planning Division Anytime during grading Discovery of cultural artifacts
City verifies grading plans require City to be notified if any cultural materials are found during grading.
City shall verify developer has retained a cultural monitor if
needed
Issue a “Stop Work” Order for non-compliance
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 6
Mitigation Measure No. / Implementing Action
Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification
Verified Date/ Initials
Sanctions for Non-Compliance
CUL-4 If paleontological resources (fossils) are
discovered during project grading, work will be halted in that area until a qualified paleontologist can be retained to assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading
equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an
accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall
be discontinued. This measure may be combined with CUL-3 at the discretion of the City Planning Division.
City of ArcadiaPlanning Division
Anytime during grading Discovery of paleontological resources
City verifies grading plans require City to be notified if any fossils are found during grading.
City shall verify developer has retained a paleo monitor if needed
Issue a “Stop Work” Order for non-compliance
CUL-5 In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code § 7050.5 dictates
that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If human
remains are found, the LA County Coroner’s office shall be contacted to determine if the remains are recent or of Native American significance. Prior to issuance of a grading
permit, the developer shall include a note to this effect on the grading plans for the project.
City Planning Division Anytime during grading Discover or recognition of any human
remains
City verifies grading plans state County Coroner and City if
human remains are accidentally discovered during grading
Issue a “Stop Work” Order during grading if
notification does not occur
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 7
Mitigation Measure No. / Implementing Action
Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification
Verified Date/ Initials
Sanctions for Non-Compliance
VII. GREENHOUSE GAS EMISSIONS
GHG-1 To ensure reductions below the expected
“Business As Usual” (BAU) scenario, the project will implement a variety of measures that will reduce its greenhouse gas (GHG) emissions. To the extent feasible, and to the satisfaction of the City of Arcadia (City), the following measures will be incorporated into the design and construction of the SPSP project prior to the issuance of building permits:
Construction and Building Materials
Recycle/reuse at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard).
Use “Green Building Materials,” such as those materials that are resource-efficient and are recycled and manufactured in an environmentally friendly way, for at least 10 percent of the project.
Energy Efficiency Measures
Design all project buildings to exceed the 2013 California Building Code’s (CBC) Title 24 energy standard by 10 percent, including, but not limited to, any combination of the following:
Design buildings to accommodate future solar installations.
Limit air leakage through the structure or within the heating and cooling distribution system to minimize energy consumption.
Incorporate ENERGY STAR or better rated windows, space heating and cooling equipment, light fixtures, appliances, or other applicable electrical equipment.
Install efficient lighting and lighting control
City Planningand BuildingDivisions
Once for each phase Prior to issuance of building permits for each phase
City verifies project plans show required compliance
Withhold Building Permits
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 8
Mitigation Measure No. / Implementing Action
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Verified Date/ Initials
Sanctions for Non-Compliance
systems. Use daylight as an integral part of the lighting systems in buildings.
Install light-colored roofs and pavement materials where possible.
Install energy-efficient heating and cooling systems, appliances and equipment, and control systems.
Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or outdoor lighting that meets the 2013 California Building and Energy Code .
Water Conservation and Efficiency Measures
Devise a comprehensive water conservation strategy appropriate for the project and its location consistent with the City’s Water Efficiency Landscape Ordinance (WELO). The strategy may include the following, plus other innovative measures that may be appropriate:
Create water-efficient landscapes within the development.
Install water-efficient irrigation systems and devices, such as soil moisture-based irrigation controls.
Design buildings to be water-efficient. Install water-efficient fixtures and appliances, including low-flow faucets, dual-flush toilets, and waterless urinals.
Restrict watering methods (e.g., prohibit systems that apply water to nonvegetated surfaces) and control runoff.
Solid Waste Measures
To facilitate and encourage recycling to reduce landfill-associated emissions, among others, the project will provide trash enclosures that include
SEABISCUIT PACIFICA SPECIFIC PLAN – CITY OF ARCADIA
MITIGATION MONITORING AND REPORTING PROGRAM
February 18, 2014 9
Mitigation Measure No. / Implementing Action
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Verified Date/ Initials
Sanctions for Non-Compliance
additional enclosed area(s) for collection of recyclable materials. The recycling collection area(s) will be located within, near, or adjacent to each trash and rubbish disposal area. The recycling collection area will be a minimum of 50percent of the area provided for the trash/rubbish enclosure(s) or as approved by the waste management department of the City of Arcadia.
Provide employee education on waste reduction and available recycling services.
Transportation Measures
To facilitate and encourage non-motorized transportation, bicycle racks shall be provided in convenient locations to facilitate bicycle access to the project area. The bicycle racks shall be shown on project landscaping and improvement plans submitted for Planning Department approval and shall be installed in accordance with those plans.
Provide pedestrian walkways and connectivity throughout the project.
Fund or participate in some type of shuttle service for hotel guests to access the City’s downtown Gold Line Station.
VIII. HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Prior to demolition of any existing hotel buildings or associated structures, a qualified contractor shall be retained to survey structures proposed for demolition to determine if asbestos-containing materials (ACMs) and/or lead-based paint (LBP) are present. If ACMs and/or LBP are present, prior to commencement of general demolition, these materials shall be removed and transported to an appropriate landfill by a licensed contractor. This measure shall be implemented to the satisfaction of the City
City Building Division Once during each phase Prior to demolition of existing hotel buildings or associated structures
City review of written documentation of the disposal of any ACMs or LBP in conformance with all applicable regulations
Withhold Building Permit or Occupancy Permit as applicable
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Building Division including written documentation of the disposal of any ACMs or LBP in conformance with all applicable regulations.
IX. HYDROLOGY AND WATER QUALITY
HYD-1 Prior to issuance of a grading permit, the
developer shall file a Notice of Intent (NOI) with the Los Angeles Regional Water Quality Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge of storm water associated with construction activities. The project developer shall submit to the City the Waste Discharge Identification Number issued by the State Water Quality Control Board (SWQCB) as proof that the project’s NOI is to be covered by the General Construction Permit has been filed with the SWQCB. This measure shall be implemented to the satisfaction of the City
Engineer.
City Engineer or designee Once during each phase Prior to issuance of grading permit
City verifies developer has filed a NOI with the LA RWQCB per state requirements
Withhold Grading Permit
HYD-2 Prior to issuance of a grading permit, the
developer shall submit to the Los Angeles Regional Water Quality Control Board (RWQCB) and receive approval for a project-specific Storm Water Pollution Prevention Plan (SWPPP). The
SWPPP shall include a surface water control plan and erosion control plan citing specific measures to control on-site and off-site erosion during the entire grading and construction period. In
addition, the SWPPP shall emphasize structural and nonstructural best management practices (BMPs) to control sediment and non-visible discharges from the site. BMPs to be
implemented may include (but shall not be limited to) the following:
• Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary
City Engineer or
designee
Once during
each phase
Prior to
issuance of grading permit
City verifies developer
has a SWPPPapproved by the LA RWQCB per state requirements
Withhold Grading
Permit
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debris basin (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs are to be periodically inspected by the RWQCB during construction, and repairs would be made as required.
• Area drains within the construction area must be provided with inlet protection. Minimum standards are sand bag barriers, or two layers of sandbags with filter fabric over the grate, properly designed standpipes, or other measures as appropriate.
• Materials that have the potential to contribute non-visible pollutants to storm water must not be placed in drainage ways and must be placed in temporary storage containment areas.
• All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpiles shall be surrounded by silt fences and covered with plastic tarps.
• Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleaning up spills immediately.
• The SWPPP shall include inspection forms for routine monitoring of the site during the construction phase.
• Additional required BMPs and erosion control measures shall be documented in the SWPPP.
• The SWPPP would be kept on site for the duration of project construction and shall be available to the local Regional Water Quality
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Control Board for inspection at any time.
The developer and/or construction contractor shall be responsible for performing and documenting the application of BMPs identified in the project-specific SWPPP. Regular inspections shall be performed on sediment control measures called for in the SWPPP. Monthly reports shall be maintained and available for City inspection. An inspection log shall be maintained for the project and shall be available at the site for review by the City and the Regional Water Quality Control Board as appropriate.
HYD-3 Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater Management Plan (SUSMP) shall be submitted to the City Planning Division for review and approval. The SUSMP shall specifically identify the long-term site design, source control, and treatment control BMPs that shall be used on site to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable. At a minimum, the SUSMP shall identify and the site developer shall implement the following site design, source control, and treatment control BMPs as appropriate:
Site Design BMPs
• Minimize urban runoff by maximizing permeable areas and minimizing impermeable areas (recommended minimum 25 percent of site to be permeable).
• Incorporate landscaped buffer areas between sidewalks and streets.
• Maximize canopy interception and water conservation by planting native or drought-tolerant trees and large shrubs wherever possible
City Planning,Engineering, and Public Works Department
Once during each phase Prior to issuance of grading permit
City verifies developer has received approval of a SUSMP from the LA RWQCB per state requirements
Withhold the Grading Permit
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• Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration.
• Construct onsite ponding areas or retention facilities to increase opportunities for infiltration consistent with vector control objectives.
• Construct streets, sidewalks and parking lot aisles to the minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised.
• Direct runoff from impervious areas to treatment control BMPs such as landscaping/bioretention areas.
Source Control BMPs
Source control BMPs are implemented to eliminate the presence of pollutants through prevention. Such measures can be both non-structural and structural:
Non-Structural Source Control BMPs
• Education for property owners, tenants, occupants, and employees.
• Activity restrictions.
• Irrigation system and landscape maintenance to minimize water runoff.
• Common area litter control.
• Regular mechanical sweeping of private streets and parking lots.
• Regular drainage facility inspection and maintenance.
Structural Source Control BMPs
• MS4 stenciling and signage at storm down drains.
• Properly design trash storage areas and any
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outdoor material storage areas.
Treatment Control BMPs
Treatment control BMPs supplement the pollution prevention and source control measures by treating the water to remove pollutants before it is released from the project site. The treatment control BMP strategy for the project is to select Low Impact Development (LID) BMPs that promote infiltration and evapotranspiration, including the construction of infiltration basins, bioretention facilities, and extended detention basins. Where infiltration BMPs are not appropriate, bioretention and/or biotreatment BMPs (including extended detention basins, bioswales, and constructed wetlands) that provide opportunity for evapotranspiration and incidental infiltration may be utilized. Harvest and use BMPs (i.e., storage pods) may be used as a treatment control BMP to store runoff for later non-potable uses.
XII. LAND USE AND PLANNING
N-1 Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan the City for review and approval. The plan shall include but will not be limited to the following:
• During all project site excavation and grading, contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.
• The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest sensitive receptor to the project site (i.e., the Salvation Army facility
City Planning Division Twice during each phase Prior to issuance of grading and building permits for each phase
City approves CNCP during plan review for grading and building
Withhold Grading Permit or Building Permit
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at the southwest corner of the site).
• The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and the closest noise-sensitive receptor to the project site (i.e., the Salvation Army facility at the southwest corner of the site) during all project construction.
• During all project site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturday. No construction shall be permitted on Sundays or any of the holidays listed in AMC Section 4261.
• Prior to the start of Phase 2 grading, the developer shall install a wooden noise barrier along the common boundary of the project and the Salvation Army rehab facility at the southwest corner of the project site. This barrier shall be removed upon completion of Phase 2 construction.
N-2 Prior to the issuance of building permit for each phase, the developer shall demonstrate that all buildings shall have air-conditioning to minimize noise impacts on hotel rooms along West and East Huntington Drives.
City Planningand BuildingDivisions.
Once during each phase Prior to issuance of building permit
City verifies project plans show air conditioning for indicated spaces
Withhold Building Permit
N-3 Prior to the issuance of occupancy permits for the Phase 2 condominium building, the developer shall install a filled-cell concrete block wall along the common boundary with the Salvation Army rehab facility at the southwest corner of the project site. In lieu of the temporary construction wall outlined in Measure N-1, the developer may install this permanent wall “early” (i.e., prior to issuance of occupancy permits for Phase 1) which would eliminate the need for that
City Planning and Building Divisions.
Once during Phase 2 Prior to issuance of an occupancy permit
City inspector shall verify wall has been installed as indicated.
Withhold Occupancy Permit
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portion of Measure N-1.
XVI. TRANSPORTATION/TRAFFIC
TRA-1 Prior to issuance of an occupancy permit
for either hotel in Phase 1, the developer shall be responsible for installing an additional signal phase to accommodate northbound movements exiting the shared hotel driveway and southbound movements entering the hotel driveway. The developer will also change the number one lane to a shared through and left turn lane to access the driveway for the hotels and modify the signal to account for the added phases and lanes. These changes shall be made to the satisfaction of and in coordination with the City traffic
engineer.
City Engineer or designee Twice in Phase 1 Prior to issuance of an occupancy permit for either hotel building in Phase 1
City inspector shall verify indicated signal and circulation improvements have been installed
Withhold Occupancy Permit for either hotel building in Phase 1
TRA-2 Prior to issuance of occupancy permits
for either of the hotels or the hotel condominiums, the developer shall install bike racks and provide showers and locker rooms for employees who wish to ride bicycles to work. Bike racks shall also
be installed for project guests in appropriate locations. An appropriate number of bike racks City of Arcadia shall be located near each building to serve the anticipated number of
employees and guests. This measure shall be implemented to the satisfaction of the City Engineer.
City Planning and Building Divisions
Three times prior to occupancy of each new building
Prior to issuance of occupancy permit
City inspector verifies indicated equipment has been installed for each building
Withhold Occupancy Permit
TRA-3 Prior to issuance of building permits for
either Phase 1 or Phase 2, the project plans shall be circulated to Foothill Transit (FT) and the
Metropolitan Transit Authority (MTA) to determine if there is a need for a bus stop on the south side of Colorado Place in front of the project site (i.e., for either FT Route 187 or MTA routes 78, 79, or
378). If either agency determines a need for such a stop, the developer shall install a bus stop to agency specifications prior to issuance of
City Engineer or designee Once for each phase Prior to issuance of building
permits for Phase 1 and Phase 2
City shall verify FT and MTA have reviewed and approved building
plans for each phase
If necessary, City inspector shall verify
installation of required bus stop improvements
Withhold Building Permits
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occupancy permits for the affected phase of development. This measure shall be implemented for each phase to the satisfaction of the City Engineer.
TRA-4 Prior to issuance of occupancy permits
for either hotel in Phase 1, the developer shall demonstrate that the main hotel entrance for Phase 1 has a circular drive with signage to allow only one way circulation (counter-clockwise) to provide adequate vehicle queuing lanes for exiting at the traffic signal. This measure shall be implemented to the satisfaction of the City
Engineer.
City Engineer and City Inspector(s)
Once in Phase 1 Prior to issuance of any occupancy permit for Phase 1
City Inspector or other staff shall verify correct design and signage for circular driveway entrance/exit for two hotels in Phase 1
Withhold Occupancy Permit
UTILITIES AND SERVICE SYSTEMS
UTL-1 Prior to issuance of a building permit for
either hotel, the developer shall retain a qualified licensed civil engineer to conduct a sewer study to evaluate before and after conditions of the project on the City’s existing sewer system (both lateral and main lines). This measure shall be
implemented to the satisfaction of the City PublicWorks Services Department and the County Sanitation Districts of Los Angeles County as appropriate.
City Public Works Service Department
Twice during Phase 1 Prior to issuance of a building permit for either hotel
City shall approve indicated sewer study Withhold Building Permit
UTL-2 Prior to issuance of an occupancy permit
for either hotel, the developer shall make a fair
share contribution to the City to help fund upgrading of the existing sewer in West Huntington Drive included in the City’s 2014-15 Capital Improvement Project Plan budget, based
on the results of the sewer study outlined in Mitigation Measure UTL-1. This measure shall be implemented to the satisfaction of the City Engineer and/or the City Public Works Services
Department as appropriate.
City Planning, Building, and,
Public Works Services Department
Twice during Phase 1 Prior to issuance of an
occupancy permit for either hotel
City shall verify developer has made
the indicated fair share contribution
Withhold Occupancy
Permit
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UTL-3 Prior to issuance of an occupancy permit
for either hotel, the developer shall also make a fair share contribution to the County Sanitation Districts of Los Angeles County for any trunk line improvements required to serve the project based on the results of the sewer study outlined in UTL-1. This measure shall be implemented to the satisfaction of the City Public Works Services Department in consultation with the County Sanitation Districts of Los Angeles County as
appropriate.
City Public Works Services Department
Twice during Phase 1 Prior to issuance of an occupancy permit for either hotel
City shall verify developer has made the indicated fair share contribution
Withhold Occupancy Permit
UTL-4 Prior to issuance of an occupancy permit
for either hotel, the developer shall make a fair share contribution to fund project-related portions of any improvements needed to provide adequate electrical service to the project. This measure
shall be implemented to the satisfaction of the City Public Works Services Department in consultation with Southern California Edison.
City Public
Works Services Department
Twice during
Phase 1
Prior to
issuance of an occupancy permit for either hotel
City shall verify
developer has made the indicated fair share contribution
Withhold
Occupancy Permit