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HomeMy WebLinkAbout7181 RESOLUTION NO. 7181 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, 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 PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") WHEREAS, local governments are authorized by Government Code Section 65350, et seq, to prepare, adopt and amend general plans; and WHEREAS, the Arcadia Municipal Code provides that the adoption or amendment of any General Plan within the City shall be accomplished by resolution; and WHEREAS, the approved Seabiscuit Pacifica Specific Plan allows for an interpretation process to review certain modifications of the Specific Plan; and WHEREAS, in August 2013, Mr. Andy Chang submitted applications for General Plan Amendment No. GPA 14-01, Specific Plan No. SP 13-02, and Zone Change No. 13-02 and draft Initial Study/Mitigated Negative Declaration for the Seabiscuit Pacifica Specific Plan development that consists of two new hotels (i.e. Marriott Residence and Fairfield Inn & Suites) that total 142,320 square feet of hotel space in two connected buildings, with a total of 210 rooms, and a hotel condominium with 50 units at 130 W. Huntington Drive ("Project"); and WHEREAS, on December 3, 2013, the Draft Initial Study/Mitigated Negative Declaration for the Seabiscuit Pacifica Specific Plan (SCH #2013121018) was circulated for public review and comments for 30-days from December 5, 2013 to January 13, 2014; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the Project will have less-than-significant impacts with mitigation measures for the following areas: Aesthetics, Air Quality, Biological Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation/Traffic, and Utilities and Service Systems; and WHEREAS, a lead agency approves a project requiring the implementation of measures to mitigate or avoid significant effects on the environment; CEQA also requires a lead agency to adopt a mitigation monitoring and reporting program to ensure compliance with the mitigation measures during project implementation, and such a mitigation monitoring and reporting program has been prepared for the Project (the "Mitigation Monitoring and Reporting Program") for consideration by the decision-maker of the City of Arcadia as lead agency for the Project; and WHEREAS, after a duly noticed public hearing on March 18, 2014 the City Council approved General Plan Amendment No. GPA 14-01, Specific Plan NO. SP 13- 02, and Zone Change No. 13-02, and a Mitigated Negative Declaration with a Mitigation Monitoring Reporting Program; and WHEREAS, on August 2, 2016, an application was received from Continental Assets Management LLC, requesting an amendment to Specific Plan No. 13-02, along with a General Plan Amendment (GPA No. 16-04) and a Zone Change (ZC No. 16-02) to change the land use designation for the property at 130 West Huntington Drive from Commercial to Downtown Mixed Use, and to replace the hotel condominium portion of the project with a mixed-use building, and 2 WHEREAS, a Draft Initial Study/Mitigated Negative Declaration has been prepared in compliance with the California Environmental Quality Act to review the project, and the document was circulated for public review and comments for the period from October 6, 2016 to November 7, 2016; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the revised Project would have no new impacts on the environment, and that all mitigation measures approved with the original project were still applicable; and WHEREAS, after a duly noticed public hearing on November 8, 2016, the Arcadia Planning Commission recommended approval of the amendment by a vote of 5-0; and WHEREAS, on December 6, 2016, a duly noticed public hearing was held before the City Council on said applications, including the IS/MND, at which time all interested persons were given full opportunity to be heard and to present evidence, and the City Council approved the submitted applications and Resolution No. 7158 by a vote of 5-0; and WHEREAS, on December 20, 2016, following a second reading, the City Council approved Ordinance Nos. 2344 and 2345 related to the project by a vote of 5-0; and, WHEREAS, in July, 2017, an application was received from Chateau Group USA, requesting an interpretation of the approved Specific Plan to replace the two previously approved hotels with a single Delta Hotel by Marriott; and, WHEREAS, after a duly noticed public hearing was held on September 5, 2017, considering the interpretation request; and 3 WHEREAS, all other legal prerequisites to the adoption of this Resolution have been fulfilled. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the associated Staff Report and Addendum to the Mitigated Negative Declaration are true and correct. SECTION 2. That the City Council, based upon the entire record, including all written and oral evidence presented, finds as follows with respect to the proposed Interpretation: (i) The proposal substantially conforms to all applicable provisions of the Specific Plan because the 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. (II) The proposal will not adversely affect the public health, safety and welfare because the Addendum to the approved Mitigated Negative Declaration carefully 4 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) were very minor and all fell 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 that will provide an entry statement for the City. (iii) The proposal will not adversely affect adjacent properties because 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 south 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 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. SECTION 3. Based on the previously approved Initial Environmental Study and Mitigated Negative Declaration, the City Council finds that an Addendum to the 5 Mitigated Negative Declaration is appropriate for the Project and there will be no new impacts on the environment as a result of the Project as further described in the Addendum to the Mitigated Negative Declaration. SECTION 4. The City Council hereby approves the Interpretation to the Specific Plan subject to the conditions of approval and mitigation measures included in "Exhibit A". SECTION 5. The City Clerk shall certify as to the adoption of this Resolution. Passed, approved and adopted this 5th day of September , 2017. i ayor of City of Arcadia ATTEST: APPROVED AS TO FORM: n, (44 Stephen P. Deitsch City Attorney 6 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS: CITY OF ARCADIA I, GENE GLASCO, City Clerk of the City of Arcadia, hereby certifies that the foregoing Resolution No. 7181 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a special meeting of said Council held on the 5th day of September, 2017 and that said Resolution was adopted by the following vote, to wit: AYES: Beck, Chandler, Tay, Verlato, and Amundson NOES: None ABSENT: None r erk of th- City of Arcadia 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. When the applicant/property owner proceeds with the construction of Phase 1, all existing units and structures comprising the Santa Anita Inn shall be demolished. 2. Each set of tandem parking spaces shall be assigned to a single unit unless a 24hour valet service or equivalent measure is implemented. Any changes or alteration to the parking space assignment shall be subject to review and approval by the Development Services Director or designee. 3. No architectural features, chimneys, vents, equipment, and other accessory rooftop structures may be placed on top of the mansard roofs of the hotel condominium tower. The maximum height of all elements is 95 feet. 4. In accordance with the City's Transportation Impact Fee Program, the applicant/property owner shall pay its development impact fees, which will mitigate the project's contribution to any cumulative impacts to the westbound 1-210 intersection at Santa Anita Avenue. 5. The design and construction of any and all traffic signals, signing, and striping modifications or additions to accommodate the new entrance near the intersection of Huntington Drive and Colorado Place shall be at the applicant's/property owner's expense. 6. Damaged sections of the existing curb and gutter on Huntington Drive shall be removed and replaced per City of Arcadia Standards. 7. The applicant/property owner shall provide signage to clearly mark the monument roundabout as "One Way," and also provide signage to clearly mark the exits from the condominium hotel site onto westbound and eastbound Huntington Drive(s) as "Left Turn Only." 8. New sidewalk along eastbound Huntington Drive per City Standard shall be constructed at the applicant's/property owner's expense. The property owner and site superintendent shall coordinate with City Engineer and Public Works Services Director for the protection and/or replacement of existing trees within the City's rights-of-way. 9. The applicant/property owner shall prepare a Standard Urban Stormwater Mitigation Plan (SUSMP) for the proposed development, as prescribed by Los Angeles Department of Public Works SUSMP Manual. 10. Prior to issuance of a building permit for each phase of the project, a detailed landscaping and irrigation plan shall be prepared by the applicant/property owner for the project site. The proposed project shall comply with the requirements of the City's Water Efficient Landscaping Ordinance. 11. All City requirements regarding disabled access and facilities; occupancy limits; building safety; fire prevention, detection and suppression; health code compliance; emergency access, egress, and equipment; water supply and facilities; sewer facilities; trash reduction and recycling requirements; environmental regulation compliance, including National Pollution Discharge Elimination System (NPDES) measures; and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. Compliance with these requirements shall be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 12. The uses approved by these applications shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved; and shall be subject to periodic inspections, after which the provisions of this approval may be adjusted after due notice to address any adverse impacts to the adjacent streets, rights-of-way, and/or the neighboring businesses, residents, or properties. 13. Noncompliance with the plans, provisions and conditions of approval shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the hotels and hotel condominium. 14. The applicant/property owner shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 15. Approval of SP 13-02, GP 16-04, and ZC 16-02 shall not be of effect unless on or before 30 calendar days after City Council adopts the Resolution and Ordinance, the property owner/applicant has executed and filed with the Community Development Administrator an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. Mitigation Measures as Conditions of Approval The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. More information on the timing and responsible parties for these mitigation measures is detailed in the MMRP. 16. 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. 17. Prior to issuance of a grading permit, the general contractor for the project shall prepare and file a Dust Control Plan with the City that complies with SCQAMD Rule 403 and requires the following during excavation and construction as appropriate: • Apply nontoxic chemical soil stabilizers according to manufacturers' specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). • Water active sites at least twice daily (locations where grading is to occur will be thoroughly watered prior to earthmoving). • Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet of freeboard (vertical space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code (CVC) Section 23114. • Pave construction access roads at least 100 feet onto the site from the main road. • Control traffic speeds within the property to 15 mph or less. 18. 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 subject to review and approval by the City. 19. 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 subject to review and approval by the City. 20. 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 subject to review and approval by the City. 21. Prior to issuance of a grading permit for each phase, the developer shall provide an updated arborist report on the health of the existing trees on the areas to be developed, including the redwood trees along the southern property line. 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. 22. During project construction in either phase, the existing redwood trees along the east side of the property shall be protected per arborist direction, 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. 23. Construction in either phase should not occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal of any large trees on the existing hotel property. If the biologist determines that nesting birds are present, an area of 100 feet shall be marked off around the nest and no construction activity can occur in that area during nesting activities. Grading and/or construction may resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Services. 24. 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 Services. 25. 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. 26. If any resources of a prehistoric or Native American origin are discovered, the appropriate Native American tribal representative will be contacted and invited to observe the monitoring program for the duration of the grading phase at tribal expense. Any Native American resources shall be evaluated in accordance with the CEQA Guidelines and either reburied at the project site or curated at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the cultural monitor determines that monitoring is no longer necessary, such activities shall be discontinued. This measure shall be implemented to the satisfaction of the City Planning Services. 27. If paleontological resources (fossils) are discovered during project grading, work will be halted in that area until a qualified paleontologist can be retained to assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-3 at the discretion of the City Planning Services. 28. 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. 29. To ensure reductions below the expected "Business As Usual" (BAU) scenario, the project will implement a variety of measures that will reduce its greenhouse gas (GHG) emissions. To the extent feasible, and to the satisfaction of the City of Arcadia (City), the following measures will be incorporated into the design and construction of the SP-SP project prior to the issuance of building permits: Construction and Building Materials • Recycle/reuse at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). • Use "Green Building Materials," such as those materials that are resource- efficient and are recycled and manufactured in an environmentally friendly way, for at least 10 percent of the project. Energy Efficiency Measures • Design all project buildings to exceed the 2013 California Building Code's (CBC) Title 24 energy standard by 10 percent, including, but not limited to, any combination of the following: • Design buildings to accommodate future solar installations as appropriate. • Limit air leakage through the structure or within the heating and cooling distribution system to minimize energy consumption. • Incorporate ENERGY STAR or better rated windows, space heating and cooling equipment, light fixtures, appliances, or other applicable electrical equipment. • Install efficient lighting and lighting control systems. Use daylight as an integral part of the lighting systems in buildings. • Install light-colored roofs and pavement materials where possible. • Install energy-efficient heating and cooling systems, appliances and equipment, and control systems. • Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or outdoor lighting that meets the 2013 California Building and Energy Code Water Conservation and Efficiency Measures Devise a comprehensive water conservation strategy appropriate for the project and its location consistent with the City's Water Efficiency Landscape Ordinance (WELO). The strategy may include the following, plus other innovative measures that may be appropriate: • Create water-efficient landscapes within the development. • Install water-efficient irrigation systems and devices, such as soil moisture- based irrigation controls. • Design buildings to be water-efficient. Install water-efficient fixtures and appliances, including low-flow faucets, dual-flush toilets, and waterless urinals. • Restrict watering methods (e.g., prohibit systems that apply water to nonvegetated surfaces) and control runoff. Solid Waste Measures To facilitate and encourage recycling to reduce landfill-associated emissions, among others, the project will provide trash enclosures that include additional enclosed area(s) for collection of recyclable materials. The recycling collection area(s) will be located within, near, or adjacent to each trash and rubbish disposal area. The recycling collection area will be a minimum of 50 percent of the area provided for the trash/rubbish enclosure(s) or as approved by the 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 Services approval and shall be installed in accordance with those plans. Provide pedestrian walkways and connectivity throughout the project. Fund or participate in some type of shuttle service for hotel guests to access the City's downtown Gold Line Station. 30. Prior to demolition of any existing hotel buildings or associated structures, a qualified contractor shall be retained to survey structures proposed for demolition to determine if asbestos-containing materials (ACMs) and/or lead-based paint (LBP) are present. If ACMs and/or LBP are present, prior to commencement of general demolition, these materials shall be removed and transported to an appropriate landfill by a licensed contractor. This measure shall be implemented to the satisfaction of the City Building Services including written documentation of the disposal of any ACMs or LBP in conformance with all applicable regulations. 31. 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 which has been filed with the SWQCB. This measure shall be implemented to the satisfaction of the City Engineer. 32. Prior to issuance of a grading permit, the developer shall submit to the Los Angeles Regional Water Quality Control Board (RWQCB) and receive approval for a project- specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and erosion control plan citing specific measures to control on-site and off-site erosion during the entire grading and construction period. In addition, the SWPPP shall emphasize structural and nonstructural best management practices (BMPs) to control sediment and non- visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the following: Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs are to be periodically inspected by the RWQCB during construction, and repairs will 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 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 remain 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. 33. Prior to issuance of a grading permit, a site-specific Standard Urban Stormwater Management Plan (SUSMP) shall be submitted to the City Planning Division for review and approval. The SUSMP shall specifically identify the long-term site design, source control, and treatment control BMPs that shall be used on site to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable. At a minimum, the SUSMP shall identify and the site developer shall implement the following site design, source control, and treatment control BMPs as appropriate: Site Design BMPs Minimize urban runoff by maximizing permeable areas and minimizing impermeable areas (recommended minimum 25 percent of site to be permeable). • Incorporate landscaped buffer areas between sidewalks and streets. • Maximize canopy interception and water conservation by planting native or drought-tolerant trees and large shrubs wherever possible • Where soil conditions are suitable, use perforated pipe or gravel filtration pits for low flow infiltration. • Construct onsite ponding areas or retention facilities to increase opportunities for infiltration consistent with vector control objectives. • Construct streets, sidewalks and parking lot aisles to the minimum widths necessary, provided that public safety and a walkable environment for pedestrians are not compromised. • Direct runoff from impervious areas to treatment control BMPs such as landscaping/bioretention areas. Source Control BMPs Source control BMPs are implemented to eliminate the presence of pollutants through prevention. Such measures can be both non-structural and structural: Non-Structural Source Control BMPs • Education for property owners, tenants, occupants, and employees. • Activity restrictions. • Irrigation system and landscape maintenance to minimize water runoff. • Common area litter control. • Regular mechanical sweeping of private streets and parking lots. • Regular drainage facility inspection and maintenance. Structural Source Control BMPs • MS4 stenciling and signage at stormdown drains. • Properly design trash storage areas and any outdoor material storage areas. Treatment Control BMPs Treatment control BMPs supplement the pollution prevention and source control measures by treating the water to remove pollutants before it is released from the project site. The treatment control BMP strategy for the project is to select Low Impact Development (LID) BMPs that promote infiltration and evapotranspiration, including the construction of infiltration basins, bioretention facilities, and extended detention basins. Where infiltration BMPs are not appropriate, bioretention and/or biotreatment BMPs (including extended detention basins, bioswales, and constructed wetlands) that provide opportunity for evapotranspiration and incidental infiltration may be utilized. Harvest and use BMPs (e.g., storage pods) may be used as a treatment control BMP to store runoff for later non-potable uses. 34. Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and shall submit the plan to the City for review and approval. The plan shall include but will not be limited to the following: • During all project site excavation and grading, contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards. • The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest sensitive receptor to the project site (i.e., the Salvation Army facility at the southwest corner of the site). • The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and the closest noise-sensitive receptor to the project site (i.e., the Salvation Army facility at the southwest corner of the site) during all project construction. • During all project site construction, the construction contractor shall limit all construction-related activities that would result in high noise levels to between the hours of 7:00 a.m. to 7:00 p.m. on weekdays and Saturdays. No construction shall be permitted on Sundays or any of the holidays listed in AMC Section 4261. Prior to the start of Phase 2 grading, the developer shall install a wooden noise barrier along the common boundary of the project and the Salvation Army rehab facility at the southwest corner of the project site. This barrier shall be removed upon completion of Phase 2 construction. 35. Prior to the issuance of building permits for each phase, the developer shall demonstrate that all buildings shall have air-conditioning to minimize noise impacts on hotel rooms along West and East Huntington Drives. 36. Prior to the issuance of occupancy permits for the Phase 2 building, the developer shall install a filled-cell concrete block wall along the common boundary with the Salvation Army rehab facility at the southwest corner of the project site. In lieu of the temporary construction wall outlined in condition no. 34, the developer may install this permanent wall "early" (i.e., prior to issuance of occupancy permits for Phase 1) which would eliminate the need for that portion of condition no. 34. 37. 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 shall 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. 38. Prior to issuance of a Certificate of Occupancy for either of the hotels or the mixed use project; the developer shall install bike racks and provide showers and locker rooms for employees who wish to ride bicycles to work. Bike racks shall also be installed for project guests in appropriate locations. An appropriate number of bike racks as determined by the City of Arcadia shall be located near each building to serve the anticipated number of employees and guests. This measure shall be implemented to the satisfaction of the City Engineer. 39. Prior to issuance of building permits for either Phase 1 or Phase 2, the project plans shall be circulated to Foothill Transit (FT) and the Metropolitan Transit Authority (MTA) to determine if there is a need for a bus stop on the south side of Colorado Place in front of the project site (e.g., for either FT Route 187 or MTA routes 78, 79, or 378). If either agency determines a need for such a stop, the developer shall install a bus stop to agency specifications prior to issuance of occupancy permits for the affected phase of development. This measure shall be implemented for each phase to the satisfaction of the City Engineer. 40. 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. 41. Prior to issuance of a building permit for either hotel, the developer shall retain a qualified licensed civil engineer to conduct a sewer study to evaluate before and after conditions of the project on the City's existing sewer system (both lateral and main lines). This measure shall be implemented to the satisfaction of the City Public Works Services Department and the County Sanitation Districts of Los Angeles County as appropriate. 42. 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. 43. Prior to the issuance of an occupancy permit for either hotel, the developer shall also make a fair share contribution to the County Sanitation Districts of Los Angeles County for any trunk line improvements required to serve the project based on the results of the sewer study. This measure shall be implemented to the satisfaction of the City Public Works Services Department in consultation with the County Sanitation Districts of Los Angeles County as appropriate. 44. In accordance with the City's Transportation Fee Program, the applicant shall pay its development impact fees which will mitigate any cumulative impacts in the future at the westbound 1-210 intersection at Santa Anita Avenue. 45. 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. 46. These conditions shall be deemed to be part of the Specific Plan and are fully incorporated therein by this reference. Notwithstanding any provisions or interpretations to the contrary, this Specific Plan shall remain subject to such amendment or termination as may be adopted by the City pursuant to its zoning authority.