No preview available
HomeMy WebLinkAboutResolution No. 2017RESOLUTION NO. 2017 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 18-01, ZONE CHANGE NO. ZC 18-01, TEXT AMENDMENT NO. TA 18-01 AND ADDENDUM TO THE 2010 GENERAL PLAN UPDATE ENVIRONMENTAL IMPACT REPORT AND 2016 DEVELOPMENT CODE UPDATE MITIGATED NEGATIVE DECLARATION TO INCREASE THE MAXIMUM RESIDENTIAL DENSITY AND HEIGHT IN THE DOWNTOWN MIXED USE ZONE ("DMU") AND IN THE CENTRAL BUSINESS DISTRICT ("CBD") ZONE, REMOVE THE DOWNTOWN OVERLAY FROM THE CENTRAL BUSINESS DISTRICT ZONE, AMEND THE GENERAL PLAN ("GP") LAND USE DESIGNATION TO CLEARLY DEFINE THE CENTRAL BUSINESS DISTRICT, AND A TEXT AMENDMENT TO THE CITY'S DEVELOPMENT CODE TO ALLOW AN IN -LIEU PARKING FEE AND A IMPLEMENT A NEW CITY CENTER DESIGN PLAN WHEREAS, the City of Arcadia Development Services Department initiated a General Plan Amendment, Zone Change and a Text Amendment (Amendments), to increase the residential density and building height limit in the Downtown Mixed Use ("DMU") and Central Business District ("CBD") Zones, remove the Downtown Overlay from parcels with a CBD zoning classification, allow an In -lieu Parking Fee as a parking option for new development in the DMU and CBD Zones and within the Downtown area, and approve a new City Center Design Plan, which will provide additional design guidelines for development in the DMU and CBD Zones described in the staff report dated June 26, 2018, and as reflected in Exhibits "A", "B" and "C" attached to this Resolution; and WHEREAS, the proposed General Plan Amendment would increase the residential density from 50 units per acre to 80 units per acre and increase the maximum building height from 50 feet to 55 feet in the DMU Zone, would amend the Commercial Land Use designation on the General Plan ("GP") Land Use map to better define the CBD Zone, and would update the section in the Land Use Element to achieve consistency with the Development Code; and WHEREAS, the Zone Change includes changes to the Zoning Map to remove the Downtown Overlay Zone ("Overlay") from parcels zoned CBD. The purpose of the Overlay was to provide an exception to the maximum building height by allowing a building height of 48 feet. The proposed Text Amendment and General Plan Amendment will allow a maximum building height limit of 55 feet; therefore, the incentive provided by the Overlay is no longer needed and removal is warranted. No other changes to development rights will be affected by the proposed Zone Change; and WHEREAS, the proposed Text Amendment increases the residential density from 30-50 units per acre to 80 units per acre and increases the maximum building height limit from 50 feet to 55 feet in the DMU Zone, and increases the residential density from 13 units per acre to 80 units per acre and increases the maximum building height limit from 45 feet to 55 feet in the CBD Zone, and WHEREAS, the proposed Text Amendment also would add an In -lieu Parking Fee option to the Development Code which will provide developments in the DMU and CBD Zones with an alternative method of complying with parking requirements, and create a new City Center Design Plan which will provide urban design principles to further guide the development of the Downtown; and WHEREAS, on June 6, 2018, an Addendum was completed to the 2010 General Plan Update Environmental Impact Report and 2016 Development Code Update 2 Mitigated Negative Declaration ("Addendum"). Pursuant to Sections 15162 and 15164 of the CEQA Guidelines, based on analysis presented in the Addendum, no new significant impacts would result from the Amendments. In addition, the Amendments would not result in any substantial increase in the severity of any previously identified significant impacts and no new mitigation measures would be required. Specifically, transportation impacts would be reduced when compared to what was anticipated in the impact assessments of the Certified 2010 PEIR and the Certified 2016 MND, due to a decrease of approximately 209,764 square feet of area available for commercial development as a result of the proposed Amendments. Therefore, the proposed Amendments to the General Plan and Development Code would not be detrimental to the public health, safety or welfare; and WHEREAS, on June 26, 2018, a duly noticed public hearing was held before the Planning Commission on said applications, including the Addendum, at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have been fulfilled. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. The factual data submitted by the Development Services Department in the attached report and Addendum are true and correct. SECTION 2. The Planning Commission finds, based upon the entire record: General Plan Amendment Findings: 3 1. That amendment is internally consistent with all other provisions of the General Plan. FACT: The proposed Amendments will be consistent with the goals, policies and actions of the General Plan by furthering the Land Use and Community Design Element's goals of activating the downtown area. The proposed Amendments will increase the residential density to 80 units per acre and the maximum building height to 55 feet in the DMU Land Use designation, and will provide further clarification by defining the CBD in the Land Use and Community Design Element and its intent in the General Plan Land Use Element, which will allow a residential density of 80 units per acre and a maximum building height of 55 feet. The Amendments are in compliance with Land Use Goal No. 10 which strives to create a thriving downtown with active commercial areas supported by high-quality transit -oriented development supportive of the Metro Gold Line transit station and will also make the General Plan consistent with the Development Code's residential allowance in the CBD zone. In addition, the proposed Amendment to provide a Parking In -lieu Fee option for new developments in the CBD and DMU Zones will provide the City with a financial means to subsequently fund the future construction, maintenance and operation of public off-street parking. This Amendment is in compliance with Policy LU -6.3 of the Land Use Element, which encourages the establishment of parking districts in key commercial areas. By creating the In -lieu Parking Fee program, the City will have the opportunity to build upon the existing City parking inventory and provide additional parking in the Downtown. 0 Lastly, the Amendments propose to create a new City Center Design Plan that will provide additional design guidelines for developments located within the DMU and CBD Zones. Design guidelines will include, but not limited to, addressing how parking structures are designed and incorporated into proposed developments. This will comply with the Land Use and Community Design Element, which states that structures should be fronted by active uses, such as storefronts along pedestrian walkways so as not to disrupt the pedestrian experience, and should not prohibit the desired street -oriented development pattern nor inhibit the provision of comfortable and functional outdoor spaces. The City Center Design Plan will encourage developments compatible with these standards. 2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. FACT: The proposed Amendments are in the public interest by furthering the General Plan's goals of creating an active downtown by increasing the residential density and maximum building height to allow residential developments that will support commercial uses in the downtown and the Metro Gold Line transit station. Included in the proposed Amendments is a proposed Parking In -lieu Fee program. This will provide the City with a tool to directly address the new developments that cannot comply with the minimum parking requirements and cannot find an alternative to complying with the Development Code. By providing new developments with an alternative method to comply with parking requirements by paying the in -lieu fee, the City will establish a fund for the future construction, maintenance and operation of public off-street parking for the Downtown area. By providing a method by which to 5 provide additional public parking, the Amendment will directly benefit the commercial uses and visitors of the Downtown. In addition, the proposed City Center Design Plan will act as a design tool to help guide the development of the Downtown, in particular as new developments are proposed with the intent of incorporating the proposed increases in density and building height. The guidelines in the City Center Design Plan will ensure that as the Downtown is further developed, it will do so by embracing the scale and architecture of the existing downtown buildings that give the area its identity and character, and will provide space for public interaction and to encourage foot traffic; all of which will be in the public interest. Text Amendment and Zoning Map Amendments Findings: 3. The proposed amendment is consistent with the General Plan and any applicable specific plan(s). FACT: The proposed Amendments, which consist of increasing the residential density and maximum building height in the DMU and CBD zones, adding an In -lieu Parking Fee option to the parking code and establishing a new regulatory document that will provide design guidelines for developments in the Downtown, will be consistent with the General Plan. The proposed Zoning Map Amendment will consist of removing the Overlay from CBD zoned parcels. No specific plans will be affected by the proposed Amendments. The Amendments to increase the residential density and maximum building height will provide consistency with the proposed amendments to the GP Land Use Element, which will be in consistent with Policy LU -1.6 of the Land Use and Community L:1 Development Element which requires consistency between the Land Use Plan and the Zoning Code. The Amendment to add a Parking In -lieu Fee program as an alternative method to comply with required parking is consistent with Policy LU -6.3 of the Land Use Element, which encourages the establishment of parking districts in key commercial areas. By introducing this parking option to the Development Code, the City will have a means by which to fund the future construction, maintenance and operation of public off-street parking. In addition, the Amendment to create a new City Center Design Plan is consistent with the Land Use and Community Design Element, specifically Policy LU - 10.13, which encourages building scale that relates to intimate nature of Downtown. The City Center Design Plan design will provide design principles that will assist in creating quality development in the Downtown. Lastly, the Zoning Map Amendment to remove the Overlay from CBD zoned parcels will provide further consistency with the GP, as the revision to the Zoning Map will simply act as clean-up as the current Overlay allows an increased building height of 48 feet for CBD zoned parcels. The proposed Amendments will increase the maximum building height to 55 feet; therefore, the Overlay is no longer needed for CBD zoned parcels. 4. For Development Code amendments only, the proposed amendment is internally consistent with other applicable provisions of this Development Code. FACT: The proposed Amendments to the Development Code include increasing the residential density and maximum building height in the DMU and CBD zones, adding an In -lieu Parking Fee option to the parking code and establishing a new regulatory document that will provide design guidelines for developments in the Downtown. The Amendments will not be in conflict with and will be consistent with other 7 applicable provisions of the Development Code. The Amendments will revise current development standards for the DMU and CBD zones and provide new developments in the DMU and CBD Zones an alternative method to comply with parking requirements by paying the in -lieu fee. In addition, the introduction of a new City Center Design Plan will further the design development goals of the Development Code by providing additional design principles to assist in the development of the Downtown. 5. Pursuant to the provisions of the CEQA, the Development Services Department prepared an Addendum. Pursuant to Sections 15162 and 15164 of the CEQA Guidelines, based on analysis presented in the Addendum, the proposed Project would not result in new significant impacts. In addition, it would not result in any substantial increase in the severity of any previously identified significant impacts and no new mitigation measures would be required; therefore, a Subsequent or Supplemental EIR is not required and the Addendum will satisfy the CEQA requirements for the proposed Amendments. SECTION 3. That for the foregoing reasons the Planning Commission recommends to the City Council approval of General Plan Text Amendment No. TA 18- 01, Zone Change No. ZC 18-01, Text Amendment No. TA 18-01 and the Addendum to the 2010 General Plan Update Environmental Impact Report and 2016 Development Code Update Mitigated Negative Declaration for the proposed Amendments. SECTION 4. The Secretary shall certify to the adoption of this Resolution. [SIGNATURES ON THE NEXT PAGE] 0 Passed, approved and adopted this / day of J LA,�"� , 2018. ATTEST: r�A� Lisa L. flores,j Secretary APPROVED AS TO FORM: Stephen P. Deitsch City Attorney 0 Ken Chan Chair, Planning Commission STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) §: CITY OF ARCADIA ) I, Lisa Flores, Secretary of the Planning Commission of the City of Arcadia, hereby certify that the foregoing Resolution No. 2017 was passed and adopted by the Planning Commission of the City of Arcadia, signed by the Chair and attested to by the Secretary at a regular meeting of said Planning Commission held on the 26th day of June, 2018, and that said Resolution was adopted by the following vote, to wit: AYES: Chair Chan, Vice Chair Thompson, Commissioners Lewis, Lin, and Fandry NOES: None ABSENT: None Lisa L. Flores Secretary of the Planning Commission 10 ARCADIA PLANNING COMMISSION RESOLUTION NO. 2017 EXHIBIT "A" Draft General Plan Amendments 2017 EXHIBIT "A" Chapter 2: Land Use and Community Design Element A r c a d i a G e n e r a I P l a n Intror!>ortior Arcadia's motto, A Community of Homes, clearly identifies the defining characteristic of our community. From large estates to post -World War II subdivisions to attractive condominiums and apartments, Arcadia offers diverse places to live and enjoy the qualities of this City. The City also has attractive parks, successful business districts, abundant shopping and entertainment venues, and a distinguished community aesthetic. This element focuses on identifying, preserving, and enhancing those physical aspects of Arcadia that are highly valued by residents and the business community. The goals and policies set forth the City's vision and fundamental land use philosophy regarding appropriate types, intensity, and location of development, and the means for maintaining the community's environmental, social, physical, and economic health and vitality. While the Land Use Policy Map defines the two-dimensional distribution of uses citywide, equally important is the third dimension of character Arcadia General Plan — November 2010 Land Use AND Community Design 1 2-1 Arcadia's single-family and multifamily residential neighborhoods have given the City its identity as a Community of Homes. The City protects and preserves the character and quality of its neighborhoods by requiring harmonious design, careful planning, and the integration of sustainable principles. • Changing Housing Needs The City encourages the retention, rehabilitation, and development of diverse housing that meets people's needs in all stages of their lives. Scope of this Element State planning law requires that the Land Use Element designate "the proposed general distribution and general location and extent of the uses of the land" for a variety of purposes (Government Code Section 65302[a]). Through maps and text, this element defines the distribution and intensity of development of residential neighborhoods, commercial and industrial districts, parks and other open spaces, and public or semi-public uses of property in Arcadia. In particular, the Land Use Plan section contains the Land Use Policy Map, which presents a pictorial representation of land use policy. The Land Use and Community Design Element also identifies study areas throughout the community where specific policies will be implemented to guide the City toward its land use (and related) goals. Development and Environmental Sustainability The Land Use and Community Design Element serves as a tool to plan for the future development of the City of Arcadia, and sets priorities and goals for development types, locations, and character. Inherent in the City's long-range view of development is the concept of sustainability. Planning for tomorrow's Arcadia includes understanding that natural resources are limited and that these natural resources must not be consumed faster than they can be replenished. But sustainability does not preclude development, growth, and advancement. Sustainability can promote positive economic growth and can stimulate technological innovation, advance competitiveness, and improve our quality of life. A sustainable future for Arcadia, under this General Plan, includes strategies to conserve and enhance local resources and safeguard the environment. The concept of sustainability is used throughout this General Plan and is expressed in greater detail in the Resource Sustainability Element. The Land Use and Community Design Element addresses sustainability and environmental conservation through policies and programs that promote site and building design elements in new developments that reduce or better distribute travel demand, development design and amenities that support transit and other alternative forms of transportation, including bicycling and walking, and Arcadia General Plan —November 2010 Land Use and Community Design 1 2-3 Vand t)se Historic Growth Patterns The land use patterns in Arcadia today reflect the City's heritage as a community of homes. The planning and development approaches that date to the City's founding established the arrangement and densities of the single-family residential neighborhoods we see today, as well as the concentration of commercial businesses along key corridors and as part of a large mall. The presence of Santa Anita Park (a world- renowned horse racing facility) and the Los Angeles County Arboretum (formerly the Lucky Baldwin estate)—and later Los Angeles County's Arcadia County Park and Santa Anita Golf Course—identify Arcadia as a place where open spaces and public gathering places are integral to all types of development. This is evidenced in the higher -density housing along Huntington Drive west of Santa Anita Avenue, where generous setbacks create a grand boulevard. As Huntington Drive crosses Santa Anita Avenue to the east, the street and lotting patterns identify the community as one that was also built up along the railroad, with a very traditional dense street grid and small, walkable blocks. Downtown Residential Neighborhood Arcadia's identity as a community of homes can be traced back to the 1930s, when the first residential subdivisions began to appear, replacing what had previously been agricultural lands. The neighborhoods in Arcadia today have developed over time to fill the majority of the available land in the City. The northernmost portion of the Baldwin Ranch, which was owned by Arcadia's first mayor, Elias Jackson "Lucky" Baldwin, made way for the first residential subdivisions. The areas nearest the Baldwin Ranch, comprising today's Downtown core, were the first to be settled by those outside the Baldwin family. Figure lu-1: Block and Street Patterns Downtown blocks and streets form a grid pattern that includes alleyways. Downtown was established in the 1920s. Some of the early residential neighborhoods include meandering blocks and streets. This neighborhood was built in the early 1940s. Arcadia General Plan — November 2010 Land Use and Community Design 1 2-5 use transitions in targeted areas of the City, but accommodates only modest population growth. The anticipated growth will result from natural birth and death rates, new people moving into Arcadia to enjoy the benefits it offers, and multigenerational households. The City has taken a strategic approach to doing its part to ease regional housing demand. This includes recognizing the desires of a sizeable older population to remain in Arcadia, but to do so in smaller homes with very limited maintenance responsibilities. It also includes responding to a younger population's growing interest in more dense, urban -type development located near transit, restaurants, and entertainment. With regard to commercial and business uses, Arcadia has long been a regional hub, with a large mall attracting visitors from throughout the San Gabriel Valley. Santa Anita Park has for many years been the premier horse racing track in California, although changes in the horse racing industry in the last 20 years have caused attendance to decline at venues throughout the State, and portions of the property now offer opportunities to further enhance Arcadia's place as a destination shopping and entertainment location. This General Plan establishes policy direction to build upon the commercial base that has allowed Arcadia to thrive, and to balance that with office, medical, and industrial uses that provide additional professional and skilled labor jobs. The subsequent land use discussion in this element provides an overview of the planned land use patterns and distribution to achieve the vision stated above, followed by detailed discussion of modest changes planned for the focus areas identified in Figure LU -7. Land Use Plan In response to the community's desire to maintain Arcadia's long- established land use patterns and identity as a community of homes, preserve the attractiveness of the City's neighborhoods and districts, maintain a sound economic base, and enhance the pedestrian environment, this Land Use Plan has been crafted to guide the development, maintenance, and improvement of land and properties. The Land Use Policy Map, illustrated in Figure LU -4, with the designations described in Table LU -1, will allow the community to preserve those qualities that define Arcadia. Understanding Density and Intensity When describing areas of Arcadia, we differentiate one area from another by the principal use, such as homes (residential), shops and restaurants (commercial), manufacturing businesses (business park), a park, or a school. To describe the level of use, that is, how much development is allowed on a property (and presumably, what the associated activity level is), land use planners have developed measures called density and intensity. The term density, illustrated in Figure LU -3, typically applies to residential uses and refers to the population and development capacity of residential land. Figure lu-3: examples of Residential Densities Residential Estate 0-2 dwelling units/acre I ligh Density 12-30 dwelling units/acre Arcadia General Plan — November 2010 Land Use and Community Design 1 2-7 Density is described in terms of the dwelling units that can be accommodated on one acre of land (dwelling units per acre or du/ac) and the population associated with that density (population per acre or pop/ac). Development intensity refers to the extent to which a property is or can be developed. While intensity generally describes nonresidential development levels, in a broader sense, intensity also can be used to express overall levels of both residential and nonresidential development types. For land uses in Arcadia, the measure of intensity used is the floor -area ratio. The floor -area ratio, or FAR, describes the relationship between the total square feet of development on a lot and the area of that lot. The FAR is determined by dividing the gross floor area of all buildings on a lot by the land area of that lot. Figure LU -5 illustrates different FAR calculations; FAR and factors such as building square footage, building height, and the percent of lot coverage are all interrelated. For example, a 20,000 -square -foot building on a 40,000 - square -foot lot yields a FAR of 0.50:1. A 0.50:1 FAR allows, for example, a single -story building, which covers half the lot, or a two- story building with reduced lot coverage. Land Use Designations The Land Use Policy Map (Figure LU -4) graphically represents the planned distribution and intensity of land use citywide. The colors shown on the map correspond to land use designations that describe the types of uses established and planned in Arcadia. The descriptions on the following pages establish the General Plan designations and indicate the permitted nature and intensity of development. Five residential land use designations allow for a range of housing types and densities, largely reflective of long-established development approaches. In addition to the primary permitted residential uses, the City also permits accessory units and non-residential uses such as schools, parks, child day care, and religious and charitable organizations, consistent with State law and as set forth in the Arcadia Municipal Code. The two commercial land use designations, single industrial designation, and hybrid Commercial/Light Industrial designation are designed to support business activity and provide tools to help businesses and districts maximize their economic potential. Two designations accommodate commercial and residential mixed-use development. The mixed-use designations allow combined commercial and residential developments and stand-alone commercial uses; however, exclusively residential uses are not permitted in those areas. The Downtown Mixed Use designation provides for more intense, mixed -used development surrounding the planned Gold Line Station to create a complete, compact, walkable neighborhood that encourages transit use. Figure lu-5: Floor -Area Ratio •• x _ 1661646 0.5 FAR Li 1.0 FAR 1.5 FAR Floor Area Ratio (FAR): Gross Building Area Lot Area Arcadia General Plan — November 2010 Land Use and Community Design 1 2-9 MDR — Medium Density Residential The Medium Density Residential designation accommodates varied housing types and sizes within a suburban neighborhood context. Permitted residential uses include detached and attached residences with private and/or shared yards and open space areas. Other uses that may be appropriate, consistent with zoning regulations, include public and private schools, public parks, and other open space uses. Unit Density. 6 to 12 du/ac Typical Population Density: 17-35 persons per acre HDR — High Density Residential The High Density Residential designation accommodates higher -density attached housing types for both renter and owner households within a neighborhood context. Such housing types generally are located near transit stops, along arterials and transit corridors, and within easy walking distance of shops and services. Appropriate transition to adjacent lower - density neighborhoods is required through the use of yards, other open areas, and building heights. Other uses that may be appropriate, consistent with zoning regulations, include public and private schools, public parks, and other open space uses. Unit Density: 12 to 30 du/ac Typical Population Density: 34-86 persons per acre C — Commercial (0.5 FAR) The Commercial designation with a 0.5 Floor Area Ratio (FAR) is intended to permit a wide range of commercial uses which serve both neighborhood and citywide markets. The designation allows a broad array of commercial enterprises, including restaurants, durable goods sales, food stores, lodging, professional offices, specialty shops, indoor and outdoor recreational facilities, and entertainment uses. Adjacent to Downtown, the Commercial designation is intended to encourage small-scale office and neighborhood -serving commercial uses that complement development in the Downtown Mixed Use areas. While the land use designation provides the general parameters within which development must take place, the Zoning Code or other land use regulatory document specifies the type and intensity of uses that will be permitted in a given area. In the Downtown area, for example, where properties are Arcadia General Plan — November 2010 Land Use and Community Design 1 2-11 Maximum FAR — 0.50 (Based on gross leasable floor area for regional shopping center) HR — Horse Racing The Horse Racing designation provides for the continued operation of the Santa Anita Park race track for horse racing and related activities and special events. Permitted uses include stabling and training of race and show horses, horse racing, pari-mutuel wagering on horse racing, horse shows and equestrian events, and special events. Permitted ancillary uses include seasonal housing for employees, per Municipal Code standards. Maximum FAR — N/A MU - Mixed Use The Mixed Use designation provides opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to employment centers, and that provide complementary mixes of uses that support and encourage pedestrian activity. Mixed-use districts support commercial uses that integrate well with residential activity without creating conflicts. Development approaches encourage shared use of parking areas and public open spaces, pedestrian movement, and interaction of uses within a mixed-use district. Design approaches should minimize or limit curb cuts/driveways at the front of the development when rear or side egress options are available. Mixed IIse Residential uses in a mixed-use development are permitted above ground floor commercial or adjacent to a commercial use. Mixed commercial/office and residential tenancies and stand- alone commercial or office uses are allowed. However, exclusively residential buildings are not. Maximum FAR — 1.0 (only commercial square footage is counted in calculation of FAR) Unit Density: 22 -30 du/ac Maximum Height: up to 40 feet Arcadia General Plan — November 2010 Land Use and Community Design 1 2-13 I - Industrial The Industrial designation provides for an array of warehouse, distribution, manufacturing, and assembly uses in appropriate locations. Maximum FAR: 0.50 Pll — Public/institutional The Publicllnstitutional designation accommodates public, semi-public, and institutional uses, including but not limited to offices and facilities used by federal, state, and local government; special districts; public schools; hospitals; colleges and universities; and other public agencies and public utilities. Maximum FAR: as set forth in zoning regulations OS -OR — Open Space—Outdoor Recreation The Open Space—Outdoor Recreation designation encompasses all City, county, state, and federal parks and associated facilities, including private facilities on leased public lands. The designation identifies public lands intended to be used for active and passive recreational activities, such as parks, golf courses, trails, and the Arboretum. Public lands used as detention basins may also be designated Open Space - Outdoor Recreation when co -located with active recreational uses or when open spaces serve two uses, such as a sports field and a detention basin. Maximum FAR: N/A OS -RP — Open Space -Resource Protection The Open Space—Resource Protection designation applies to areas which require special management or regulation because of unusual environmental conditions such as earthquake fault zones, steep slopes, flood zones, high-risk fire areas, and areas required for the protection of water quality. While alternative uses of such constrained areas may be allowed, the unique character or constraints of the area must be adequately addressed. This land use designation may also include sensitive habitat areas, groundwater recharge basins, hillside areas, and viewshed management areas. Maximum FAR: N/A Arcadia General Plan — November 2010 Land Use and Community Design 1 2-15 I J , I •y if t. .. , 4. i 1p Mapped by Hogle-mans. IMC Source Arcadia GIS 2008 _ _ Major Corridors Focal Intersections Primary Gateways Secondary Gateways City Entry Signs —•-- City Boundary Sphere of Influence Major Road Freeway Railroad - Water Feature FIGURE LU -6: OVERALL URBAN DESIGN FRAMEWORK Arcadia General Plan — November 2010 Land Use and Community Design 1 2-17 Activity Nodes Activity Areas ,,7 Parks C' , Civic Uses Focal Intersections Primary Gateways Secondary Gateways City Entry Signs —•-- City Boundary Sphere of Influence Major Road Freeway Railroad - Water Feature FIGURE LU -6: OVERALL URBAN DESIGN FRAMEWORK Arcadia General Plan — November 2010 Land Use and Community Design 1 2-17 Major Corridors Major Corridors are boulevards and streets that provide important multi- modal transportation routes. They are scenic and picturesque, with large, mature street trees on both sides of the street, with accent plantings and landscaping. Continuous sidewalks provide pedestrian connections along the corridor to link activity nodes, neighborhoods, and transit stops. Some streets include medians, where landscaping and street trees create a grand thoroughfare, such as Huntington Drive. Many of the City's primary and secondary gateways are located on Major Corridors. Focal Intersections Focal Intersections occur at junctions of Major Corridors. They are important focal points of the community; they provide visual anchors, points of interest, and enhanced pedestrian connections. The following standards should be applied at all focal intersections: • Buildings at Focal Intersections should be of the highest architectural quality to make them memorable and recognizable. • Buildings should be oriented toward public streets and spaces to make the public space vibrant and pedestrian friendly. • Activities that attract or generate pedestrian traffic such as cafes, retail functions, and public art are highly desirable at Focal Intersections. • Define prominent intersections by locating new buildings or other structures closer to the street and defining the intersection space. • Main building entrances of corner buildings should be close to the corner. • Intersections should include raised crosswalks with textured materials to help improve pedestrian visibility and reduce pedestrian/vehicle conflicts. Huntington Drive is a Major Corridor with large, mature trees in landscaped medians. Photo credit: google. com Arcadia General Plan - November 2010 Land Use and Community Design 1 2-19 Secondary Gateways. The gateway treatments for each of these entries will differ in response to their context, but will generally be smaller in scale and lower in profile than the primary gateways. A particularly strong statement of arrival includes vertical design elements. Where the City owns right-of-way to provide such components, it can. However, private development can also contribute to community gateway statements with strong corner massing, tower elements, or other architectural features that create a distinct profile. Additional approaches include using a combination of special paving, lighting, and/or landscape treatment to augment the appearance and visual impact at gateways. Street Trees Arcadia's trees are a significant aesthetic and ecological resource. They are one of the City's real treasures and a key part of what The Parks, distinguishes Arcadia. There remain, however, many areas of the City Recreation, and with minimal or nonexistent street tree coverage. The City has Community recognized the importance of a major species of tree with the adoption Resources Element discusses street of the Oak Tree Preservation Ordinance, as well as tree maintenance trees and tree with the Comprehensive Tree Management Program. The preservation in implementation of the Urban Forest Master Plan will complement the positive effects of this ordinance by starting to fill in the areas of the City that could still benefit from street trees. Street trees should be shade Trees can make commercial areas much more inviting to pedestrians. Contrast the two photos. trees wherever possible. Public Signage A coordinated program of public signage helps identify and make a place distinct. Public signage should emphasize local history and identity, and be placed with regard to its surroundings. Distinctive signage should be used to identify unique districts, neighborhoods, and locations in the City. Public signs should also be organized, have a uniform appearance, and enhance the visual environment. Public Art Public art can range from the unobtrusive to the monumental. When well executed and appropriately sited, public art distinguishes a Arcadia General Plan - November 2010 Land Use and Community Design 1 2-21 incompatibilities exist today, the City can take action to encourage the transition over time to a more cohesive urban form. Arcadia General Plan —November 2010 Land Use and Community Design 1 2-23 Citywide Policies Goals and Goal LU -1: A balance of land uses that preserves Arcadia's status as a Community of Homes and a community of opportunity Policy LU -1.1: Promote new infill and redevelopment projects that are consistent with the City's land use and compatible with surrounding existing uses. Policy LU -1.2: Promote new uses of land that provide diverse economic, social, and cultural opportunities, and that reinforce the characteristics that make Arcadia a desirable place to live. Policy LU -1.3: Encourage community involvement in the development review process. Policy LU -1.4: Encourage the gradual redevelopment of incompatible, ineffective, and/or undesirable land uses. Policy LU -1.5: Require that effective buffer areas be created between land uses that are of significantly different character or that have operating characteristics which could create nuisances along a common boundary. Policy LU -1.6: Establish consistency between the Land Use Plan and the Zoning Code. Policy LU -1.7: Encourage developments to be placed in areas that reduce or better distribute travel demand. Policy LU -1.8: Encourage development types that support transit and other alternative forms of transportation, including bicycling and walking. Policy LU -1.9: Establish incentives and development standards to encourage development of land uses that provide public amenities and/or desirable facilities or features, as well as private open space and recreation areas. Arcadia General Plan - November 2010 Land Use and Community Design 1 2-25 public art to be paid for as a part of large private and public development projects. Policy LU -2.5: Develop a hierarchy of gateways to mark entrances into the City, as illustrated by Figure LU -6. Policy LU -2.6: Ensure the aesthetic quality and pedestrian orientation of the City's commercial corridors by implementing the recommendations of this Community Design section, as well as the Architectural Design Guidelines for commercial and industrial properties. Policy LU -2.7: Through a combination of incentives to business owners and enforcement measures, attain compliance with signage standards and guidelines throughout the City, with a priority placed on high -traffic commercial corridors and gateway areas. Single -Family Residential Development Arcadia's long-established, single-family residential neighborhoods are at the core of the City's identity. These stable neighborhoods, many of which boast block after block of mature trees planted in the public right- of-way, are what the City means when it refers to itself as a "Community of Homes." Protection of these most prized assets of the City is a primary objective of this General Plan. In 2006, largely as a response to community concerns over "mansionization" and tree destruction on single-family properties, the City adopted Single -Family Residential Design Guidelines. The core issues that these guidelines address are: Mass and scale: Building mass and scale are required to relate to established homes in the neighborhood and natural site features. Design approaches, particularly for two- and three- story structures, should consist of articulated building planes, roof and fagade offsets, and other techniques that break up building masses. Front entry: Building entries and entry features should not dominate the front facade. Architectural enhancements must blend with the overall home style and not use monumental or large vertical components. Garages: As street -facing garages tend to be uninviting and have the potential to dominate the front elevation of a house, the guidelines encourage garages to be set back from the front facade or tucked in the back yard. Arcadia General Plan —November 2010 Land Use and Community Design 1 2-27 Policy LU -3.2: Implement design guidelines to keep new homes and home additions consistent in scale, massing, and architectural quality with prevailing conditions in a neighborhood. Policy LU -3.3: Encourage a variety of architectural styles for new and renovated structures that reflect local architectural characteristics. Policy LU -3.4: Strengthen neighborhood identity with new development that is compatible with surrounding structures through scale, massing, and preferred architectural style. Policy LU -3.5: Require that new construction, additions, renovations, and infill developments be sensitive to neighborhood context, building forms, scale, and colors. Policy LU -3.6: Encourage preservation of the natural topography of a site and existing mature trees. Policy LU -3.7: Ensure that the design and scale of new and remodeled single-family residential buildings are appropriate to their context. Multifamily Residential Development The City has a goal of improving the quality of the community's multifamily developments. Multifamily residential developments should exhibit quality in architectural design, the use of quality building and landscape materials, and balance the relationship of buildings to their environmental setting and their neighborhood. Multifamily residential developments need to respect the scale and character of adjacent residential neighborhoods through attention to views, building scale and orientation, proximity to adjacent uses, location of driveways, noise and lighting mitigation, and landscape buffering. Goal LU -4: High-quality and attractive multifamily residential neighborhoods that provide ownership and rental opportunities for people in all stages of life Policies specific to housing issues can be found in the Housing Element. Policy LU -4.1: Require that new multifamily residential development be visually and functionally integrated and consistent in scale, mass, and Arcadia General Plan — November 2010 Land Use and Community Design 1 2-29 Hillside areas in Arcadia offer reduced densities, a more rural character, significant views of valleys and hills, proximity to large natural open space areas, and privacy. However, if hillside development is improperly planned, the very amenities that people seek as precious attributes of foothill living can be destroyed. In addition, the cumulative effect of improper hillside development can result in significant destruction of sensitive biological habitats and habitat linkages, erosion and degradation of water quality, increased downstream runoff and flooding problems, slope failure, fire hazards, high utility costs, and inadequate access for emergency vehicles. Arcadia's approach to hillside management is to require preservation of the natural character of hillside areas, and to require full mitigation against hazards from wildland fires, landslides, earthquake faults, and other environmental conditions. Goal LU -5: Hillside management approaches that balance desires for unique neighborhoods and home sites with the need to protect residents from environmental hazards and to respect wildlife habitat and viewsheds Policy LU -5.1: Maintain the visual character of hillsides, recognizing both the importance of the exposure of hillside development from off-site public views and the importance of providing panoramic public views from and of hillsides. Policy LU -5.2: Minimize the alteration of existing landforms and maintain the natural topographic characteristics of hillside areas, allowing only minimal disruption. Policy LU -5.3: Protect the natural character of hillside areas by means of contour grading to blend graded slopes and terraces with the natural topography. Policy LU -5.4: Avoid mass graded pads within hillside areas. Smaller steps or grade changes should be used over single, large, slope banks to the greatest extent feasible. Policy LU -5.5: Ensure that any change in hillside land use is accompanied by appropriate safety measures and that the environmental constraints are adequately addressed especially with respect to runoff and erosion Policy LU -5.6: Require hillside development to incorporate architecture, scale, massing, building form, building color, roof materials, and Arcadia General Plan — November 2010 Land Use and Community Design 1 2-31 Policy LU -6.4: Encourage design approaches that create a cohesive, vibrant look and that minimize the appearance of expansive parking lots on major commercial corridors for new or redeveloped uses. Policy LU -6.5: Where mixed use is permitted, promote commercial uses that are complementary to adjacent residential uses. Policy LU -6.6: Develop landscaping that is compatible with the City's water efficient landscape ordinance and fagade standards for commercial properties, and require all new development to adhere to them. Encourage the improvement of rundown buildings by offering entitlement incentives. Policy LU -6.7: Encourage a balanced distribution of commercial development throughout the City, ensuring that neighborhoods and districts have adequate access to local -serving commercial uses. Policy LU -6.8: Encourage the intensification of commercial uses on underutilized commercial properties and the transitioning of non-commercial uses on commercial properties in accordance with the Land Use Policy Map and all applicable regulations. Policy LU -6.9: Pursue public/private partnerships aimed at creating an investment strategy for the City's commercial corridors. Policy LU -6.10: Identify and provide appropriate monumentation and signage for major City gateways where commercial corridors enter Arcadia from neighboring cities. Policy LU -6.11: Provide mature street trees, continuous landscaping (that includes drought -tolerant plants), and pedestrian amenities along corridors and within districts to create a more visually pleasing and cohesive streetscape. Policy LU -6.12: Create pedestrian connections along corridors and districts that link surrounding neighborhoods and provide a more pedestrian -friendly atmosphere. Arcadia General Plan — November 2010 Land Use and Community Design 1 2-33 Policy LU -7.4: Require aggregate mining facilities to adequately buffer operations and facilities with appropriate landscaping and grading techniques. Public/Institutional Uses Public and institutional uses include those dedicated to government purposes, such as the Civic Center and public schools. Quasi -public and private uses that provide an essential community function similar to government, such as private utilities and hospitals, are also included in this category. In response to changing demographics over time, the City will re- evaluate the public services and facilities it provides to best serve the community. For example, an increase in senior -aged residents will necessitate community facilities that can serve the health, education, and cultural enrichment needs of older residents. The City's foremost Public/Institutional area is the Civic Center campus on Huntington Drive, which includes City Hall, the Council Chambers, and Arcadia's police department headquarters building. The current site is the fourth location of City Hall in Arcadia's history. When the City incorporated in 1903, Arcadia's population was approximately 400 people. City Hall moved from the Hotel Oakwood on the southeast corner of First Avenue and Santa Clara Street to the McCoy Building at First Avenue and La Porte Street, which housed a general store at the street level and offices on a second floor, the first new City Hall building was constructed on the corner of First Avenue and Huntington Drive in 1918. City Hall moved to its current location in 1949. The City plans to rebuild City Hall at its existing location. In addition to the Police Department building, which was completed in 2003, the City constructed a Fire Department headquarters station in 2008 and extensively remodeled the main library in 1996. Founded in 1903 in Los Angeles and moved to Arcadia in 1957, the Methodist Hospital, located on Huntington Drive just south of City Hall, is a long-time Arcadia institution that serves as a not-for-profit hospital. This important regional facility provides a full complement of medical services, and is a major provider of quality jobs in the community. With the growth of the healthcare industry, the City looks to accommodate medical office spaces and facilities that supplement the services that Methodist Hospital provides. The Downtown Overlay applied to properties designated Commercial offers an FAR of 1.0 as an incentive to development of such complementary uses near the hospital. Goal LU -8: Public and institutional uses that provide community -wide benefits and meet the needs of Arcadia residents and businesses Arcadia General Plan - November 2010 Land Use and Community Design 1 2-35 Goal LU -9: Policy LU -9.1 Policy LU -9.2: Preservation of the City's existing natural and recreation -oriented open space areas Ensure that new development does not infringe upon open space areas. Maintain open spaces Parks, Recreation, Resources Element Sustainability Element. consistent with the and Community and the Resource Policy LU -9.3: Consider creative open space uses such as native landscaping, community gardens, or creation of wildlife habitat along right-of-ways or other public spaces. Arcadia General Plan —November 2010 Land Use and Community Design 1 2-37 Focus Areas Downtown Arcadia City Boundary First Avenue and Duarte Road Sphere of Influence Live Oak Avenue Freeway Lower Azusa Road Reclamation Area Major Road Baldwin Avenue and Duarte Road Railroad Santa Anita Park Water Feature Figure LU -7: Land Use Focus Areas t�irr Monrovia low, It—Iis A Focus Areas Downtown Arcadia City Boundary First Avenue and Duarte Road Sphere of Influence Live Oak Avenue Freeway Lower Azusa Road Reclamation Area Major Road Baldwin Avenue and Duarte Road Railroad Santa Anita Park Water Feature Figure LU -7: Land Use Focus Areas Arcadia General Plan — November 2010 Land Use and Community Design 1 2-39 them to shops and attractions in Downtown, as well as to Santa Anita Park and the regional mall. To revitalize Downtown and move 1 forward with this vision, broad-based land use changes are required, together with a comprehensive parking strategy and coordinated public signage improvements, as well as possibly economic development incentives (see the �.. Economic Development section of this Element). The Downtown Mixed lI"� Use land use designation allows _ retail and service commercial, office, entertainment, and residential uses at development intensities and densities—up to a 1.0 FAR and 68 80 units per acre—that are higher than previously permitted. Along the Huntington Drive frontage, which is designated Commercial, olic allows a higher FAR than in other commercial areas. land use Php i nd use plan for Downtown revolves around the Gold Line station , o .U.UN PMIUN08TPIICNIiE 4 O ( \ / Figure LU -9: Gold Line station Planned Gontlguratlon and the tremendous opportunity it presents for Downtown enhancement. Supported by appropriate land uses, the station will attract both commuters to shop or dine and residents who want to live within walking distance of commercial amenities and be able to ride the train to work. The first step to realizing the full potential of transit -oriented development in Downtown is to create capacity for more people in the area on a 24-hour basis. The Downtown Mixed Use land use Arcadia General Plan — November 2010 Land Use and Community Design 1 2-41 cars to travel into Los Angeles. Good community design will make it more likely that the new residents of Downtown will spend their leisure hours walking around (and spending money in) their neighborhood, rather than going somewhere else with more appeal. The following are the key elements of a successful community design for Downtown. Public Spaces Public spaces include publicly accessible plazas, courtyards, and similar outdoor spaces that form a vital component of a community's public life. Such spaces attract people. As well-defined outdoor rooms, they may accommodate public gatherings and celebrations, or serve as retreats from urban activity. Shade trees and other means of escaping the sun should be integral to all public spaces. Fountains and water follies, especially ones which children can play in, can be a major draw for families on hot days. Quality public spaces attract people. Signage In addition to the primary use of providing direction, a program of public signage helps to mark and make a location distinct. Key locations in Downtown, in particular the Gold Line Station and the Huntington Drive and First Avenue shopping districts, should be well marked. Signs used should be attractive and coordinated with the overall aesthetic of the area. Pedestrian Connectivity Successful places include safe and convenient connections from parking areas to shops and restaurants, and among the shops and restaurants themselves. Generally, people's walking tolerance to their destination is about one-quarter mile, but they can be encouraged to continue walking if the paths are clear and they can find excitement along the way. Public plazas, courtyards, and pocket parks in Downtown need to be connected via sidewalks and paseos to create a network of pedestrian spaces. Particular attention will be paid to the Arcadia General Plan -November 2010 Building Orientation Buildings should be oriented to the pedestrian and the street. Buildings act to define the boundaries of the public "room" of the street. They should therefore be designed to function as a part of that room, enhancing the public space. They should not turn their backs to the street, but should offer the pedestrian something to interact with. Rather than having an uninterrupted blank wall, the windows or landscaping of projects should face the street. Architecture Rather than have rigid architectural guidelines or standards for Downtown that would create almost a theme park appearance, the City will allow for individual expression. Constants will be: • The use of quality, lasting building materials • Building scale that relates to the almost intimate nature of Downtown and the generally narrower street widths • Avoidance of "kitsch" or other design elements that will not easily stand the test of time • Unified themes within a development, including ensuring that window treatments and detailing comport with the overall building style Downtown Conceptual Community Design Study Figures LU -10, LU -11, and LU -12 present a conceptual plan for Downtown Arcadia. This is not a prescriptive plan for the area; it is meant to illustrate the types of design elements desired. The plan emphasizes pedestrian access and open space and integrating the Gold Line Station with high-density residential, mixed-use, and commercial areas via a system of pedestrian alleyways and plazas. These diagrams identify models to guide development decisions for the area; the City may adopt a more definitive specific plan document, or associated zoning standards, for Downtown. Figure LU -10 is an overall conceptual plan depicting the central Downtown area between East Colorado Boulevard and Huntington Drive and Santa Anita Avenue and Second Avenue. The focal point is the Gold Line station, which the study envisions as being surrounded by large plazas on both sides of the tracks. The central features are pedestrian alleys and breezeways that radiate from the station plazas to the south, connecting the plazas to mixed-use and commercial areas south of the station and along Huntington Drive. Figure LU -11 illustrates the types and scale of land uses envisioned for each area of Downtown. A well-designed Gold Line station surrounded by areas of public open space is a crucial component of the plan. Photographs of potential examples for this kind of station are presented in the lower right hand corner of the figure. Just above this on the right- hand side are examples of features that could enhance the pedestrian alleys, including fountains, benches, trees, and other landscaping. Figure LU -12 is a study of edge conditions—or the interfaces between land uses—between the street and the buildings facing it, for example. Arcadia General Plan — November 2010 Land Use and Community Design 1 2-45 This page intentionally left blank. Arcadia General Plan — November 2010 Land Use and Community Design 1 2-47 �_NI:moi' 01190 Goal LU -10: A thriving Downtown, with healthy commercial areas supported by high- quality, residential uses and supportive of the Metro Gold Line transit station Policy LU -10.1: Provide diverse housing, employment, and cultural opportunities in Downtown, with an emphasis on compact, mixed-use, transit - and pedestrian -oriented development patterns that are appropriate to the core of the City. Policy LU -10.2: Promote the Metro Gold Line Extension and establishment of a transit station in Downtown Arcadia, and take full advantage of the opportunities the Gold Line station will bring to Downtown and the City as a whole. Policy LU -10.3: Work toward the establishment of public gathering areas in Downtown to bring public activities and civic events into Downtown. Policy LU -10.4: Establish commercial uses that complement the vision of the Downtown core with opportunities for more intense, quality development at key intersections that are unique from the regional offerings at the regional mall. Policy LU -10.5: Encourage the transformation of Santa Anita Avenue into a premier office corridor by offering incentives for development while at the same time requiring the high-quality amenities that will attract the kinds of businesses the City would like to see. Policy LU -10.6: Encourage high standards for property maintenance, renovation and redevelopment. Policy LU -10.7: Provide accessible plazas and public spaces throughout Downtown that provide both intimate, outdoor rooms and larger spaces that could accommodate public gatherings and celebrations. Policy LU -10.8: Establish an attractive and coordinated wayfinding sign program in Downtown with an overall consistent design theme. 2-54 1 Land Use AND Community Design Arcadia General Plan — November 2010 Figure lu-13: First Avenue And Duarte Road Goal LU -11: An economically vibrant neighborhood with a mix of residential and commercial uses along First Avenue Policy LU -11.1: Work to improve the pedestrian experience along First Avenue between California Street and Duarte Road by looking for funding to extend the streetscape improvements already in place north of California Street. Policy LU -11.2: Examine alternative parking options such as public/shared parking lots along First Avenue to help improve safety and traffic flow. 2-56 1 Land Use AND Community Design Arcadia General Plan — November 2010 The Mixed Use designation applies only to those properties that have sufficient depth to accommodate a combination of uses; stand-alone residential is not permitted but can be integrated either vertically or horizontally into a comprehensive development scheme, with relationships to the adjoining lower -scale development clearly recognized and respected for any new development. The Land Use Plan acknowledges and retains compatible business park uses between Santa Anita and EI Monte Avenues, as well as established multifamily housing and low -scale office buildings along the north side of Live Oak Avenue. Where the Commercial designation applies, the City supports and encourages the private redevelopment of commercial centers. Complementary policy direction is included in the Commercial Corridors section. Applicable policies and programs include: • Use code enforcement activities to address maintenance issues. • Pursue public/private partnerships aimed at creating an investment strategy for the corridor. • Transition non-commercial uses on commercial properties. • Encourage the improvement or replacement of older buildings by offering entitlement incentives. • Encourage landscaping and facade improvements. • Require appropriate and coordinated landscape and design standards. Live Oak Avenue is the boundary between the Arcadia Unified School District and EI Monte K-8 and high school districts. Arcadia residents have expressed their desire to have City boundaries and school district boundaries coincide. While the City of Arcadia has no jurisdiction to effectuate such an adjustment, the City recognizes the value that the Arcadia Unified School District brings. Live Oak Avenue is major cross-town thoroughfare, yet the mix of uses that has evolved along the corridor suggests that sections can be more pedestrian focused and neighborhood serving, as discussed above. Also, a unifying streetscape the length of Live Oak Avenue, and along Las Tunas Drive from EI Monte Avenue east to Santa Anita Avenue, would enhance the driving and pedestrian experiences, and would create a better visual image of this section of Arcadia. This will include coordinated landscaping within parkways and medians, quality street lighting and street furniture, and well -marked pedestrian crossings. Pedestrian District Between Santa Anita Avenue and Fifth Avenue, the plans for mixed- use development will emphasize more of a pedestrian environment, with buildings fronting the street. As with Downtown and Baldwin Avenue, pedestrian connectivity, especially between established and new residential uses and commercial uses along the corridor, should be the main focus of community design efforts. The provision of awnings should be encouraged, which in combination with a street tree plan for the avenue, will provide areas where pedestrians can shelter from the 2-58 1 Land Use AND Community Design Arcadia General Plan — November 2010 Lower Azusa Road Reclamation Area The southern portion of this former quarry, the 10 acres south of Lower Azusa Road has already been developed with light industrial uses. The approximate 80 -acre northern portion will continue to be filled in with inert materials (concrete, asphalt and dirt) as part of a reclamation plan that will create a sizable development site. W, With immediate visibility and access from 1-605, the site offers the opportunity for several uses. Any new uses in this location, however, will have to ensure adequate buffering for the surrounding residential neighborhoods of the City of EI Monte. Though this site was historically designated for industrial and extractive uses, the CommerciallLight Industrial designation expands the potential for light industrial business activity while allowing supportive and regional -serving commercial uses. The designation recognizes the importance that small-scale industrial and quasi -industrial businesses have in the community in terms of jobs provision, access to needed goods and services, and revenue from point -of -sales operations. Industrial uses are expected to be in high demand due to the increasing conversion of industrial lands throughout the San Gabriel Valley. The designation also allows for large-scale, regional -serving retail at this location, providing options for reuse that will further the City's economic development objectives. Complementary policy direction is established in the goals and policies for Industrial Districts below. Key considerations for reuse of the site include: • Buffering and providing appropriate transition from any new industrial use to minimize impacts on surrounding residential neighborhoods • Encouraging uses that provide employment and revenue benefits to the City • Improvement of roadway access to the site, in particular upgrading the connection to the freeway • Requiring high-quality site and architectural design, combined with substantial landscaping, to create showpiece development Figure lu-15: Lower Azusa Road Reclamation Area 2-60 1 Land Use AND Community Design Arcadia General Plan — November 2010 with many buildings oriented away from the street. Adjacent buildings do not relate to each other. Several developments have occurred as mini -malls that are internally focused, turning their backs on neighbors and sometimes presenting long, blank street walls. Few pedestrian or auto connections exist between developments. Once a customer has arrived, he or she is actively discouraged by the built environment to walk to adjacent stores. It is easier to drive back onto Baldwin Avenue and drive to the next destination, even if it is a short distance away. Figure lu-16: Baldwin Avenue/ Duarte road HgM1 De"ty Rea nWl(f2J EWec) Commerdel (0.5 FAR) Along the commercial corridors, the Commercial designation supports continued economic vitality of the diverse businesses. Increased focus is needed, however, on orienting new developments toward Baldwin Avenue and Duarte Road, enhancing the streetscape for pedestrians, and creating better physical relationships and ties among developments, including reciprocal access between adjacent parking lots and even establishing shared or public parking lots. Reciprocal and shared parking approaches will help reduce circulating auto traffic as people look for parking spaces. The improvement of pedestrian connections between the residential neighborhoods and the commercial businesses along Baldwin Avenue 2-62 1 Land Use AND Community Design Arcadia General Plan — November 2010 Santa Anita Park The Santa Anita race track is a key community feature and an important component of Arcadia's character. The retention of live horse racing at this facility and the ongoing economic vitality of the race track are part of Arcadia's plan for a strong economic base. Since the advent of off-track wagering facilities and a long-term downturn in the racing industry, attendance at the Santa Anita race track has declined. As a result, it is no longer necessary to reserve both of the race track's large open parking areas exclusively for race track event parking. The combination of lower attendance and the potential availability of a portion of the race track's parking areas for other uses have given rise to much community discussion regarding the positives and negatives of permitting new uses within the race track's parking areas. Figure lu-17: Santa Anita Park Arcadia's long-term vision is to retain live horse racing at the Santa Anita race track, and to preserve the existing grandstand structure. The opportunity also exists to create a development of urban intensity on the race track's southerly parking lot which responds to the unique attributes of the race track to the north and the shopping mall to the west, and to cultivate this unique combination of regional attractions into a cohesive center. The City's goal is to ensure that new commercial development within the southerly race track parking area is respectful of Arcadia's existing community character, one of well - 2 -64 1 Land Use AND Community Design Arcadia General Plan - November 2010 minimize adverse impacts to existing and established neighborhoods and commercial areas within Arcadia. Located immediately southwest of the race track, the regional shopping mall is Arcadia's primary retail sales tax generator; it consists of approximately 1.4 million square feet with three major anchors. It serves Arcadia residents, as well as residents from surrounding communities. Although the race track and mall are contiguous to each other, each has a large common boundary, and shares a common set of access roadways, there are no common activities or functional linkages between these two uses. A chain link fence topped with barbed wire currently separates the southerly parking lot of the race track from the easterly mall parking area. Large arterial roadways separate the race track/mall complex from adjacent uses. These roadways, Baldwin Avenue and Huntington Drive, are wide with landscaped medians, and represent the public/private edge for the race track and mall. Both the race track and mall are set far back from Huntington Drive and Baldwin Avenue, minimizing visual impacts. The location of the race track parking areas to the north and south of the race track and grandstands has increased the visibility of these features. The unique architecture of the southerly grandstand facade has become an important community landmark. Views of this facade are an important attribute of the site that needs to be protected in planning for development of the southerly parking area, such that the grandstands remain a recognizable community feature. The architectural design of commercial buildings that are introduced to the southerly race track parking area needs to be compatible with existing race track architectural design, and functionally build upon the race track's attributes. The mall has a significant setback with a fairly dense landscaped buffer at the roadways' edge, limiting visibility of the mall, particularly from Baldwin Avenue. Of utmost concern to the City is the continued success of the mall and race track. Proposed Commercial Uses The approximate 85 -acre development area within the southerly portion of the Santa Anita race track is strategically located between an established commercial use (race track) and commercial retail use (mall). The mix of uses within this development area should add to and enhance the range of existing retail in the City, and provide uses which can draw from and contribute to existing patronage at the mall and race track. The mix of uses and the design of new commercial development should work together to create a place where people can and will want to come for shopping and enjoyment. A wide range of compatible land uses is desired that will increase the area's retail sales potential by bringing more activity and buyers to the area. Thus, the retail component of new development within the southerly portion of the race track should provide a unique shopping experience, emphasizing a mix of general retailing and specialty goods. Attracting a wide variety of sit-down restaurants and other types of eating establishments is important to the success of establishing a 2-66 1 Land Use AND Community Design Arcadia General Plan — November 2010 building levels, recessed windows, projecting balconies, arcades, etc. The design of the rear of buildings and loading or service areas should be cognizant and respectful of adjacent uses, and the need for establishing viable linkages with the mall and race track. The size and design of exterior building and project signage exposed to public roadways for new development within the southerly portion of the race track needs to be compatible with the immediately adjacent architecture. Thus, while signage is important to assist visitors to the site, signs should not be the dominant visual feature of the built environment. Landscaping for new commercial development should establish a project identity along the public edge and at the entries, and identify the vehicular roadways, pedestrian walkways, building entries, and plazas. Development of this site should also provide the opportunity to construct an integrated and consistent landscape treatment along Huntington Drive. The General Plan acknowledges that new commercial development south of the race track grandstands will introduce a new and potentially substantial source of nighttime lighting. Lighting needs to be integrated into project design, and not appear to be tacked on as an "afterthought." Lighting structures need to be in scale with the surrounding buildings. Also, while on-site lighting needs to be bright enough to promote the general safety of new uses, great care must be taken to prevent "spillage" of lighting and glare into nearby residential neighborhoods. Circulation and Parking Given the potential intensity of new development south of the race track grandstands, new commercial uses could generate a substantial amount of traffic. Because of the key location of the commercial development area, and its proximity to two major traffic generators (race track and mall), if not properly managed, traffic from new commercial development could result in traffic congestion. 2-68 1 Land Use AND Community Design Arcadia General Plan — November 2010 external public roadway system as the only means of access between them. The General Plan recognizes that, by encouraging development within an 85 -acre area south of the race track grandstands, a substantial amount of race track parking will be diverted from the track's southerly parking area to its northerly parking area on a daily basis. Because of the proximity of residential neighborhoods north of the race track, race track -related traffic increases onto Colorado Place need to be limited. Thus, access to the race track parking area needs to continue to be provided from Huntington Drive and Baldwin Avenue. At the same time, it is important that the internal circulation system south of the race track efficiently move traffic from parking entries along Baldwin Avenue and Huntington Drive through or around new commercial development into race track parking areas, and that traffic queuing up to enter race track parking areas not block entries into the commercial area parking or uses. It is also important that an efficient system of pedestrian access routes connecting mall and commercial parking and uses be provided, and that safe crossings of vehicular access routes are provided. All requisite parking for new commercial uses must be accommodated on site. The net effect of the physical arrangement of commercial, race track, and mall parking must not exacerbate the problem of race track patrons parking off site. A number of race track patrons use public transit. This mode of transportation needs to be preserved and enhanced through the provision of safe and adequate staging areas for buses as determined by the Foothill Transit District and the Metropolitan Transportation Authority, and through the provision of safe and convenient pedestrian access from these staging areas to the race track and commercial uses. Public Safety An important objective and benefit of new commercial development is municipal revenue generation. However, there are often significant public safety demands and costs associated with these types of projects. Large commercial venues have the potential to generate large numbers of people within a relatively small area. While this may be an objective of the new commercial development, the maintenance of a high level of public safety within the commercial area and surrounding lands is imperative. New commercial development south of the race track grandstands will be required to maintain an adequate level of security and fire protection as determined by the City of Arcadia Police and Fire departments. Phasing and Intensity The commercially designated portion of the race track's southerly parking lot is large (85 acres) and potentially able to accommodate significant new development. It is thus likely that new development will occur in a number of increments. Individual development increments need to yield a cohesive, viable mix of uses, and should not be predicated upon the construction of a subsequent increment. Thus, with 2-70 1 Land Use AND Community Design Arcadia General Plan — November 2010 Development will preserve views of the mountains and views of the grandstand from surrounding streets and from within the site. Site design and uses will accommodate alternative modes of transportation, and will be linked with transit and the Gold Line station. Goal LU -15: Maintenance of the many benefits— cultural, fiscal—that live horse racing at Santa Anita Park brings to Arcadia Policy LU -15.1: Promote continued economic viability of the Santa Anita Park race track by providing opportunities for compatible commercial uses. Policy LU -15.2: Recognize that Santa Anita Park and live horse racing are historically and commercially important to the community, and that the race track facility—and the grandstand in particular—is a significant community feature worthy of preservation. Policy LU -15.3: In the event that horse racing is no longer a viable option at Santa Anita Park, any future alternative use of the site will meet the performance criteria set forth above in this Element for reuse of the site. Regional Coordination and Cooperation The City's policies regarding land use, mobility, and resource use and preservation recognize that Arcadia is part of a large metropolitan region, and that by working with its neighbors and regional agencies, the City can effectively address issues that affect all. Of particular significance to the City is the increasing role of State mandates (or potential mandates) to address housing availability and global warming. The most important of these State -legislature directed efforts are the following: Regional Housing Needs Allocation The Regional Housing Needs Allocation, or RHNA, developed through a process directed by the Southern California Association of Governments (SCAG), represents the number of housing units— divided into various household income categories—that have been calculated to represent every jurisdiction's "fair share" of the regional housing need during a Housing Element planning period. By law, the City is required to show in the Housing Element that adequate sites are 2-72 1 Land Use AND Community Design Arcadia GE Refer to the Housing Element for discussion of Arcadia's Regional Housing Needs Allocation. SB 375 Senate Bill 375 (2008) takes aim at reducing the single largest source of greenhouse gases in California—emissions from passenger vehicles—by working to reduce vehicle miles traveled. The law prompts California regions to work together to lower these emissions, and requires the integration of planning processes for transportation, land use, and housing. SB 375 requires CARIB to develop regional reduction targets for automobiles and light trucks GHG emissions. The regions, in turn, are tasked with creating "sustainable communities strategies," which combine transportation and land use elements to achieve the emissions reduction target, if feasible. Arcadia is cooperating with these efforts. Goal LU -16: Regional coordination and cooperation that represent Arcadia's interests at regional and statewide levels Policy LU -16.1: Work with lawmakers to provide the City the opportunity to contribute to legislation affecting the City. Policy LU -16.2: Work with Los Angeles County, Caltrans, Metro, the South Coast Air Quality Management District, and other public agencies to ensure that actions taken by these agencies do not adversely affect Arcadia's quality of life or are inconsistent with policies contained in the General Plan. Policy LU -16.3: Identify opportunities for joint programs to further common interests in a cost-efficient manner. Policy LU -16.4: Assist agencies providing services within the City of Arcadia, as well as agencies involved in land use, transportation, and the provision of public services and facilities within the City, to understand the importance of the physical components of Arcadia's character, as well as the potential impacts of their actions on Arcadia. Policy LU -16.5: Foster systems of inter -jurisdictional communications and development review, and provide that such review respects the values of adjacent municipalities and equitably distributes both the benefits and impacts associated with a given project. 2-74 1 Land Use AND Community Design Arcadia General Plan — November 2010 assumptions described above. Projected dwelling units have been calculated by multiplying the acres of residential land by the expected density for each designation. For the mixed-use designations, the assumed ratio of residential to non-residential development was 40 to 60 percent. This assumption reflects the requirement for a commercial component for all mixed-use developments and the fact that stand- alone residential development is not permitted. For non-residential uses (commercial, industrial, and institutional uses), the projection represents a factor of the land use, in acres, for each designation and the expected FAR. The projected population figure takes into account the average number of persons per household (2.872 in 2008) and the occupancy rate (95.9% in 2008). The number of persons per household and the occupancy rate will change year to year, but for projection purposes, the City has used estimates available from the California Department of Finance, Demographic Unit at the time of General Plan adoption. Table LU -2 compares buildout for the 2010 General Plan with that of the 1996 General Plan. 2-76 1 Land Use AND Community Design Arcadia General Plan — November 2010 _c m L L 30 a M � n M I- n N co N 0 h It C w 0 V r O W M 00f ch 0 N � N i0' t0 R � O CL O d a .a m �+ a d -q 0 LO °° n g 0 y 0 W m LL F- 0 WW n n d LO my d cr N W O O N N cm O 2 O O U O c U) U U !n h Q) 0 .-. a Cl) W C 4 M M n M O N a �•i N N L U 0 O rri d O v L00 co n O O m N n 0 N N (O Oa! 01 t0 Ont S 6 7 c n `- NL6 TZ 16 cno E E c m C 0 $E a V O 0) M 7 Co LO M n M O o f V! m N m O 0 M n N oo N rn .-- N to O o �- n O o N n m v m C m wm W V CD , r O D1 of (D N 'a O (� C O PLL W O M th O 0 .n- a LO 0 M J �9 O Z to LO r C) m p C N C m O M t0 r m t0 0 tp m w C LN W co 7 00 O h O Lnn L m 3 N 0 N N N v N N D W N N O O co Cl) LL'J N O t0 C O O *2] 0 M t0 N m N W O 0 0 m m C 47 N N 0 � N C o a� IL V N N M M N Cl) 0 - C Y! N tp Cl) 7 t0 W M O O O O O m m m n to rn � n O o 0 0 o m m C 0 N O 0 O) Lo 0j N T t0 0 m '2 d C t m 00 CON M M 'Q 0 N Ln V Q LL V t0 N N C4 00 c- Lm-. Z y ` '- N E p' tp CD .r- Jo= c W C O N M a00 M 7 000 qT O N 0 N tUj N r 0 r (n > m N N W t`1 C4 0 j z C W.;. m @ o - o � C t m O a m U N n N Cca Q c Y'0 V U C m 0 ~ m Q Urn O j 0 co n m Q LL m > N m C C 7 d Q O c m m c r 3 0 y ° y E Ea m o m> m m > L � L U)oomM 0 -j v to d~ fn . 2 a _c m L L 30 a M � Table LU -3: General Plan and Zoning Ordinance Consistency General Plan Land Use Designations Corresponding Zone Districts R -M Residential Mountainous Single Family RE Residential Estates R -O. 30,000 First One Family 30,000 R -O. 22,000 First One Family 22,000 R -O. 22,000 First One Family 22,000 R -O. 15,000 First One Family 15,000 R -O. 12,500 First One Family 12,500 VLDR Very Low Density Residential R-1. 15,000 Second One Family 15,000 R-1. 12,500 Second One Family 12,500 R-1. 10,000 Second One Family 10,000 R-1. 7,500 Second One Family 7,500 R -O. 12,500 First One Family 12,500 R -O. 15,000 Second One Family 15,000 LDR Low Density Residential R-1. 12,500 Second One Family 12,500 R-1. 10,000 Second One Family 10,000 R-1. 7,500 Second One Family 7,500 MDR Medium Density Residential R-2 Medium Density Multiple Family HDR High Density Residential R-3 Multiple Family CPD -1 Commercial Planned Development —1 C Commercial C -O Professional Office C-1 Limited Commercial C-2 General Commercial Commercial (Santa Anita Av, C -M Commercial Manufacturing C Huntington Dr. Colorado PI. 1.0 C-2 General Commercial FAR) CBD Central Business District New Overlay Zone Required RC Regional Commercial C-2 General Commercial Special Height S-1 Special Use Zone HR Horse Racing H Special Height Zone SP Specific Plan MU Mixed Use MU DMU C -M Mixed Use Downtown Mixed Use Commercial Manufacturing DMU Downtown Mixed Use CIL if Commercial/Light Industrial I Industrial M-1 Planned Industrial District P// Public/]nstitutional S-2 Public Purpose Zone OS -OR Open Space - Outdoor Recreation OS Open Space OS -RP Open Space - Resources Protection OS Open Space 2-80 1 Land Use AND Community Design Arcadia General Plan - November 2010 ARCADIA PLANNING COMMISSION RESOLUTION NO. 2017 EXHIBIT "B" Draft Development Code Amendments 2017 Section 9102.05— Downtown Zones Subsections: 9102.05.010 Purpose and Intent 9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones 9102.05.030 Development Standards in Downtown Zones 9102.05.040 Additional Development Standards in Downtown Zones 9102.05.050 Mixed -Use Lot Consolidation Incentive Program 9102.05.060 Site Plan and Design Review 9102.05.070 Other Applicable Regulations 9102.05.010 Purpose and Intent The purposes of the Downtown zones are to: 1. Promote mixed use residential, retail, and office development at locations that will support transit use; and 2. Promote commercial and mixed-use development that will foster and enhance surrounding residential neighborhoods by improving access to a greater range of facilities and services. A. CBD Commercial Business District Zone. The Commercial Business District zone is intended to promote a strong pedestrian - oriented environment and to serve community and regional needs for retail and service uses, professional offices, restaurants, public uses, and other similar and compatible uses. Residential uses are permitted 94 upper floors on! above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site. This zone implements the General Plan Commercial designation. B. MU Mixed Use Zone. The Mixed Use zone is intended to provide opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to employment centers, and encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. The M xed Use zone requres -the Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site, and exclusive residential structures are not allowed. This zone implements the General Plan Mixed Use designation. C. DMU Downtown Mixed Use Zone. The Downtown Mixed Use zone is intended to provide opportunities for complementary 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. M xed use requ res theridus an of a ground floor, Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site, and exclusive residential structures are not allowed. This zone implements the General Plan Downtown Mixed Use designation. D. C -M Commercial Manufacturing Zone. The C -M zone is intended to provide areas for a complementary mix of light manufacturing businesses, minor vehicle service and repairs, and support office and retail uses. A wide range of small-scale industrial and quasi -industrial uses with minimal impact to surrounding uses are appropriate. Retail uses are limited to business services, food service, and convenience goods for those who work in the area. Residential uses are not permitted in this zone. This zone implements the General Plan Commercial/Light Industrial designation. 9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones Amended by Ord. No. 2348 A. Allowed Uses. Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) indicates the land use regulations for the Downtown zones and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures). The regulations for each zone are established by letter designations as follows: "P" represents permitted (allowed) uses. November 2016 2-35 Division 2 — Zones/Allowable Uses/Development Standards "A" represents accessory uses. "M" designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code. "C" designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 09 (Conditional Use Permits and Minor Use Permits) of this Development Code. "UF" designates uses that are permitted on upper Floors only, and are not allowed on the ground Floor of a structure. "—" designates uses that are not permitted. B. Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited. C. Specific Use Regulations. Where the last column in Table 2.10 (Allowed Uses and Permit Requirements for Downtown Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use. 9102.07 — Special Use Zones 2-36 November 2u16 P Permitted by Right Table 2.10 A Permitted as an Accessory Use Allowed Uses and Permit C Conditional Use Permit M Minor Use Permit Requirements for Downtown Zones Re q •- Not Allowed (UF) Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Business, Financial, and Professional Automated Teller Machines (ATMs) P P P P Check Cashing and/or Payday Loans Financial Institutions and Related Services M M M Government Facilities C C C C Offices, Business and Professional P (UF) P (UF) P P Eating and Drinking Establishments Accessory Food Service A A A A Alcohol Sales (On -Sale, Accessory Only) M M M M Bars, Lounges, Nightclubs, and Taverns C C C C See Subsections 9104.02.230 Outdoor Dining (Incidental and on Public Property) — P P P p (Outdoor Dining Uses on Public 12 seats or fewer Property) and 9104.02.240 (Outdoor Dining — Incidental) See Subsections 9104.02.230 Outdoor Dining (Incidental and on Public Property) — M M M M (Outdoor Dining Uses on Public more than 12 seats Property) and 9104.02.240 (Outdoor Dining — Incidental) Restaurant—Small (with no Alcohol Sales) P P P P Restaurant— Large (with no Alcohol Sales) P P P P 9102.07 — Special Use Zones 2-36 November 2u16 November 2016 2-37 Division 2 — Zones/Allowable Uses/Development Standards P Permitted by Right C Table 2.10 A Permitted as an Accessory Use C Conditional Use Permit Allowed Uses and Permit A M Minor Use Permit Requirements for Downtown Zones Not Allowed (UF) Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU I DMU CM Specific Use Regulations Restaurant—Small or Large C P Storage—Accessory C See Subsection 9104.02.150 With late hours — open between midnight and 6:00 M C M M (Extended Hours Uses) A.M.) " C Medical -Related and Care Uses Restaurant— Small or Large Serving Alcohol, within 300 ft of residential zone M M M C See Subsection 9104.02.040 (Alcoholic Sales) Restaurant— Small or LargeBeverage P M P C Serving Alcohol, not within 300 It of residential zone Arcade (Electronic Game Center) M I M I M I C Education Schools, Public and Private Trade and Vocational Schools C (UF) C (UF) C Tutoring and Education Centers C (UF) C (UF) Industry, Manufacturing and Processing, and Warehousing Uses Brewery and Alcohol Production, with or without M M C onsite tasting and associated retail commercial use Data Centers C Food Processing " C Fulfillment Centers C Light Industrial M Heavy Industrial (under 40,000 square feet) -- P Heavy Industrial (40,000 square feet and over) C Recycling facilities November 2016 2-37 Division 2 — Zones/Allowable Uses/Development Standards C Large collection Light processing Reverse Vending Machine(s) P Small collection C P Research and Development C P Storage—Accessory A A A A Storage—Personal " M Wholesaling -- " C Medical -Related and Care Uses Day Care, General P (UF) P (UF) P ( C PUF) (UF) Hospitals and Medical Clinics Medical and Dental Offices Recreation and Entertainment Arcade (Electronic Game Center) M I M I M I C November 2016 2-37 Division 2 — Zones/Allowable Uses/Development Standards Retail Uses Alcohol Beverage Sales Alcohol Sales (off -sale) PPermitted by Right Table 2.10 A Permitted as an Accessory Use Allowed Uses and Permit C M Conditional Use Permit Minor Use Permit Requirements for Downtown Zones Pet Stores, without grooming Not Allowed Recreational Equipment Rentals (UF) Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Commercial Recreation C C M C M C C See Subsection 9104.02.190 (Karaoke sing-along uses Karaoke and/or sin 9 9 M M M (UF) C M I I M (UF) I C M CUP C M C M andlor Sing-Along Uses) HealthlFitness Facilities, Small Health/Fitness Facilities, Large Indoor Entertainment Studios -Art and Music M M M P Residential Uses See Subsection 9104.02.210 Livelwork Unit M (UF) M (UF) - (LiveMork Units) Multifamily Dwelling M (UR M (JJR M (WR Permitted only in conjunction with a- greund-OeeFcommerdal use-See- S,hsegl on 9102 95 040 A- Supportive Housing - Housing Type M (UF) M (UF) M (UF) Transitional Housing - Housing Type M (UF) M (UF) M (UF) Frontages)-Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site. See Section 9102.05.10 No Person shall post, publish, circulate, broadcast, or maintain any Short-Term Rental advertisement of a Short-Term Rental in any zone allowing residential uses. See Section 9104.02.300 No Person shall post, publish, circulate, broadcast, or maintain any Home Sharing advertisement for Home Sharing in any zone allowing residential uses. See Section 9104.02.300 Retail Uses Alcohol Beverage Sales Alcohol Sales (off -sale) M M I - P M P P M M I P M I P I P M M I P I M I P I P C I M I -- I P P I P See Subsection 9104.02.040 (Alcoholic Beverage Sales) Alcohol Sales (off -sale, accessory only) Building Material Sales and Services Pawn Shop Plant Nursery Pet Stores, without grooming Pet Stores, inclusive of grooming services Recreational Equipment Rentals Retail Sales Ret ' 10 ";c.cTbcr2915 Retail Carts and Kiosks — Outdoor Secondhand Stores See Subsection 9104.02.110 (Displays M M M M and Retail Activities — Outdoor) M 9102.07— Special Use Zones 2-38 November 2016 Vehicle Repair and Services P Permitted by Right Table 2.10 A Permitted as an Accessory Use Allowed Uses and Permit C Conditional Use Permit — M Minor Use Permit Requirements for Downtown Zones Re q •- Not Allowed — (UF) Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Swap Meets M P At least 50% of the vehicles sold or Vehicle Rentals A C C leased from the applicable site during Vehicle Sales —New and/or Used Transportation, Communication, and Infrastructure each calendar year shall be new automobiles. Service Uses Antennas and Wireless Communication Facilities - P Animal Boarding/Kennels P C Animal Grooming M M M P Bail Bond Services Funeral Homes and Mortuaries Antennas and Wireless Communication Facilities — P Hotels and Motels C C C C Maintenance and Repair Services, Large Appliance Panel P Maintenance and Repair Services, Small Appliance P P P P Personal Services, General P P P P Personal Services, Restricted C Postal Services P P P P Printing and Duplicating Services P P P P Veterinary Services Standalone Facility C Vehicle Repair and Services Service/Fueling Station C — Vehicle Washing/Detailing A — C Vehicle Repair, Major — M Vehicle Repair, Minor A P Transportation, Communication, and Infrastructure Uses Antennas and Wireless Communication Facilities - P P P P Exception: All facilities are permitted on Co -location City -owned properties and public Antennas and Wireless Communication Facilities — P P P P rights-of-way. New standalone facilities Panel are not permitted in Architectural Design (D) overlay zones. Antennas and Wireless Communication Facilities - C See Subsection 9104.02.050 (Antennas and Wireless Standalone Facility Communication Facilities) Car sharing parking spaces may not Car Sharing P P P P occupy any space required for another use. Off -Street Parking Facilities (not associated with a C C C C primary use) Recharging Stations I P P P P November 2016 2-39 Division 2 — Zones/Allowable Uses/Development Standards 9102.05.030 Development Standards in Downtown Zones New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) and Table 2-11 (Development Standards for Downtown Zones) and the development standards in Division 3 (Regulations Applicable to All Zones — Site Planning and General Development Standards). Additional regulations are denoted in the right- hand column of Table 2-11 (Development Standards for Downtown Zones); section and subsection numbers in this column refer to other sectiens and subsections of this Code. 1—Specific Plans 2-60 November 2016 P Permitted by Right A Permitted as an Accessory Use Table 2.10 C Conditional Use Permit Allowed Uses and Permit M Minor Use Permit Requirements for Downtown Zones Not Allowed (UF) Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Subject to Site Plan and Design P P P P Review pursuant to Section 9107.19 Utility Structures and Service Facilities (Site Plan and Design Review). Other Uses M Assembly/Meeting Facilities, Public or Private Donation Box —Outdoor M See Subsection 9104.02.150 Extended Hours Use M C M C (Extended Hours Uses) Places of Religious Assembly " M See Subsection 9104.02.130 (Drive- Drive-Through or Drive-Up Facilities — C through and Drive-up Facilities) Reverse Vending Machines— Consumer Goods P P P P Allowed indoors only P P P P Allowed indoors only Vending Machines Urban Agriculture A A A A 9102.05.030 Development Standards in Downtown Zones New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) and Table 2-11 (Development Standards for Downtown Zones) and the development standards in Division 3 (Regulations Applicable to All Zones — Site Planning and General Development Standards). Additional regulations are denoted in the right- hand column of Table 2-11 (Development Standards for Downtown Zones); section and subsection numbers in this column refer to other sectiens and subsections of this Code. 1—Specific Plans 2-60 November 2016 Development Feature CBD Lot Standards Minimum Lot Area 5,000 sf Structure Form and Location Standards Maximum Residential 13-80 Density units/acre Maximum FARM Minimum Storefront Width Minimum Setback Table 2.11 Development Standards for Downtown Zones MU DMU 5,000 sf I 10,000 sf 30 units/acre 50-80 du unitslacre 1.0 NIA 1.0 NIA Table 2.11 Development Standards for Downtown Zones CM 5,000 sf Residential not allowed 0.5 NIA Additional Requirements City Center Design r for additional ign guidelines in CBD and DMU Development Feature CBD MU DMU CM Additional Requirements Downtown zone Oft(10ft Oft(10ft Oft(10ft Abutting residential zone loft loft Front or adjacent to a street maximum) maximum) maximum) loft 0ft(10ft Side (Interior) Abutting nonresidential or O ft O ft 0 it O ft O ft mixed-use zone Downtown zone Abutting residential zone loft loft loft loft 15 ft 15 ft 0ft(10ft 0ft(10ft 0ft(10ft Maximum Height 45-55 Side (Street side) maximum) maximum) maximum) 5 ft ft. Rear Abutting Nonresidential or O ft O ft O ft O ft Downtown zone Abutting residential zone 20 ft 15 ft 15 ft loft 40 It Maximum Height 45-55 40 ft 50-55 ft. V See Subsection 9102.05.040.D (Open Minimum Open Space for 100 sf per 100 sf per unit 100 sf per unit NIA Space Requirements Residential Uses unit for Residential Uses in CBD, MU, and DMU Zones) Notes. (1) FAR maximum is applicable only to nonresidential component of a development. 9102.11— Specific Plans 2-60 November 2016 9102.05.040 Additional Development Standards in Downtown Zones X Commercial Uses along Street Frontages. In order to maintain an active pedestrian environment within all Downtown Zones, commercial uses shall be encouraged, but not required along street frontages. Residential may be permitted above ground floor commercial or adjacent to a commercial development, where allowed per Table 2-10 and in compliance with development standards set forth in Table 2-11. B. Setbacks When Abutting a Residential Zone 1. When abutting a residential zone, no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the residentially zoned abutting property line. 2. Where a property line abuts a dedicated alley which separates the property from abutting residential zoned property, the setback shall be measured from the centerline of the alley, and no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the centerline of the alley. C. No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area. D. Minimum Ground Floor Height. The minimum ground -floor height for structures with commercial uses on the ground floor shall be not less than 12 feet, six inches. E. Open Space Requirements for Residential Uses in CBD, MU and DMU Zones 1. Type. Open space shall be in the form of private or common open space via balconies, courtyards, at -grade patios (rear and side of the units), rooftop gardens, or terraces. 2. Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space. 3. Encroachment. Balconies that project over a public right-of-way shall be subject to approval by the City Engineer. F. Roof Decks. Roof decks are permitted, subject to Site Plan and Design Review, in the MU and DMU zones provided that roof decks meet the following development standards: 1. Location. Roof decks shall be set back five feet from all building lines of the structure. The building line shall be measured from the roof edge of the story directly below the deck. 2. Height Limits. The guardrail and other objects, whether permanent or temporary, which rest upon the roof deck such as patio furniture, landscaping, swimming pool features, and storage, shall be allowed to exceed the maximum height limit specified in Subsection 9102.05.030 (Development Standards in Downtown Zones) by up to five feet. Exterior stairways and other access features such as stairwells or elevators for access to roof decks shall not exceed the residential zoning district's height limit by more than 10 feet and shall be architecturally integrated into the design of the structure. 3. Screening. The roof deck area shall be appropriately designed so as not to be visible from all sides of the structure or from the grade below. Appropriate screening shall be architecturally compatible with and integrated into the existing structure as determined by the Director. The solid screening may include roofing, solid parapet walls, or other methods architecturally compatible with the design of the structure. 4. Architecturally Compatible. The roof deck shall be architecturally compatible with the existing exterior materials and colors of the existing structure, and appear as an integral part of the roof system. 5. Furniture. All furniture and accessories located on a roof deck shall be secured as necessary to prevent wind damage or dislocation. 9102.11— Specific Plans 2-60 November 2016 9102.05.050 Mixed -Use Lot Consolidation Incentive Program To encourage the assemblage of smaller lots into larger lots that can be developed more efficiently into a mixed-use project, the following incentives may be provided to a qualifying development at the Director's discretion: A. Waiver of planning permit application fees. B. Priority in permit processing. 9102.05.060 Site Plan and Design Review Structures erected or modified to accommodate the land use activities listed in Division 2 (Zones, Allowable Uses, and Development Standards) shall require the approval of a Site Plan and Design Review subject to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code. 9102.05.070 Other Applicable Regulations In addition to the requirements contained in this Section 9102.05 (Downtown Zones), regulations contained in the following Divisions may apply to development in mixed use zones. Division 2 — Zones, Allowable Uses, and Development Standards (Section 9102.11 Overlay Zones) Division 3 — Regulations Applicable to All Zones - Site Panning and General Development Standards Division 4 — Regulations for Specific Land Uses and Activities 9102.11— Specific Plans 2-60 November 2016 ARCADIA PLANNING COMMISSION RESOLUTION NO. 2017 EXHIBIT "C" Draft City Center Design Plan 2017 F m i Z Z K Z V ZWWmQr W LW GO O rO VO t-6nZ a S ONI imN 6 WDWW WN QZOa Z JD SO W LLZ J N a�J2Z NO O ,9Z ,$ O W N 0U 2 12rO ZZZZZ wo NN WOOOOWNyp Z=O yOa NNYNN ONUNOON 0W oOU ILL mai aNOFQZC� .- Na N LC m 0 LL J U a 0 a U a 0 U ©0 Z o� Q J a wZ r C7 a rz�+ _ww no UUo on M; y 0SC 3N°4�dC L3Y �On LL Ya 94yd ° mr m Y R W C S 2' y5 C tZ yy z q p Y° C ~O�Y Yn Yy�mA °E? d^�=ocaEd�mE° a 8$mmO=�' g ;drmn9 �v tq oE -a5E oy" 3m^'Eo>nvE� ns�o §� D �o2n3 'm 3d `o Hord _ gDOYa cc°acm cm ?w °r o'nT c.mc Q T£=d C aN Om Tm�Vui�m cm�? mmE-yYb;�ca ccnb �c i'Snoc 96 Z �Y v'a Q OSYwdP n°U m p�64d^ ld N OCSC Q q W Wy ._q d9 ✓di 0= °Y O m V Ef $ n L> Y_ yL L O £ q VV n 9 - V .s L z =d ° ^' dCy°=3z_°T- Zem>cm cy N iatbn u dEmY `°n roan £mBm co =�yu ^S W �nffi E u. w c v R Sc Uc �aEEESS, Ec a E3ou °E'°QmmoR z LnYNn c lay L$ �£ ca �y$ 3°= =,am3 °' veno c.3 mrm�`m W aEgs� o Q°z v c c? m mcd E K ��`mw n Ymodwcco U ngEEn'u ^n wo°'v _nd `a UUWp� EE£mTa3cm amu°u°nn �m = roEvS U a E C M.. - OE m. qO ^ pp Tm remO QgemmEmc ._'E cu nE c Z m@ES mm�a §Y Tia agmen Yd Q v m m E w u .,ea 5 c m `�' ° o u r U SE c'c Ebb ;o3y -y= g Om`mE macEEgi.ca cm`m K 5 b.w21 c�viY ° a 3 .c oE;m%>o d'momd>E£ EoII 3 wc�U°bC°c S.t S'w'm �c O d�a�Eo.Lo £EEa��con°9 qrm EE c v m m 5 O a€c�.8 `og x35nm vn W 9�E.0 no�� YNESaWmo EEve Yu._ r om u a U'._ cm�E E rnnnv N ° mam iiN .Q1 ;c°m::$°o°OS e Ex>9 cv» i b O m £3<<u. Y-° m E£ua?mb «'-' 'aZEW3w�b v'n n5 `g ncd_O m k£? 1°Wa Q YSSp ;N£ NYq 3 4 n E°C .bmn 3 u 'a `c'oncm�a n $c'n O�ff ~mm� ayC m Q O C„->md£~9 y^°d Annd O E p U 162 z ` € uc°S Qig.°e J ssY� g'£'C- u `�'E 3£E E w E U93 E.. -c'^-`Biu £E y `o�oyP'dsz m �°.F d_ cmoo ocY mqq;;2 °gym O cEdo-�,mn iy'°�y cx Q c. any mE$cc O c�sY �OumS�B o�i'm O rc5mwau' wdb c£ zd 0553,>. m9n= r.c oaEmd£aaund m'n£ 3 w z u0 md@ wcm vc_ E23 rc ew0 mm C'O jCL ? CN°w C Cr C, d o m.°.IC m EQ oi 0 00 a2 Lz ad ^% O LL d�ogm m ae < < c- 9qb �_� am'om �LU D a n° v a w tzJ d o w N n fA d c m c 3 0 o m aLU w 0 820. E_O o O O� 9mNa j0 O "m c`m voo ac�i n0 mauE U 2 z 2m,n'n ^Od W Q X uud au -m 'nu X J �o=wa Tx- < UG'+ z Z o Q a J U d J ¢ Of ¢ w Z ¢ tt r U a o rZw F — w w w o v UUO or yb v n A V W d� 40 €L V gy�YpS j O 76 ni o 9Qg''6 c? �gd£nSs mU Y O n a V? LSbU d.0 n n E > v w$ a s E v°£ w-6.2 0.. Y 1O_ JT U a a 2- O N 4°�O : Esc $v nEts w spa 9c°2 8°x `d €uuc�'a' m? W4'o_& rmd `°n� �o Lu rnbW3 Em£ N°nEm�°d vq c0 m� .S $a w£ `.E3o £ EJ 4 N zE 4 N-A4Vm C n9 4=xp by -O 5.EuE �tgY t`-c�arc mrn� 'o n15 O n£n`E n m Y SJ° L 4 4 3 o,5 - Yw w m£ a° n n d 4 am € m a E' wEma m w W $n�a w3� m= U3an on £ nim nn o °1 h m r m w f 3 3 3 c; 3 3 J J J J J e b z u v 9 C Y E Q€ E � U £ m o� ,sa c � o q q 4- m€ c Ep L ' �.5$ Eo m e �gV eyS u�S�s°n mYE66°o m?+qN€mc �� Qwm vic o (7 mm�d, wpa 'm_ J to r°� YL 00w' Op rawav a mmaa °m m E a av_`m`d�eUa9�n5 U pp ZZ Ivo o bamc n£ r o m- o f. Sn m m E J c L Y �� $��a y u o ZQ pmn(� a A En `w o v` o m bon a 3 s Q yy Ew mqyy°� Sw �g dQ o�b2Ec -E �a€m� n wv) CoC go u7 Jwp :S E'g 53 `m WZ°i Z J �Y.� �..'. `:gt L-`FWb 'c5 QoSbmn S-OwcV u0 3£ Vm'S 3 w CSO 4 ��` ��.E u 3 u m E m. a= w ¢ nmF�vm a` r n n a Q U vvcE°n'v ti -2 0 _ 0 0 o Q pZ J J 3 J a (.� U Eb 'c E u_ �a U'^-jrte y p m Q `>' u OW c U moo o s a .o a a ap ,eY'v�mapppar">'y�p -t a! 0,la%ao 0 a a a PRO a Z o Q J v LL a � _ °a w Z c o rzU) M —Ww �o v UU0 ory Q z z J a z 0 Q U 00 Q J K Z Q LL 0 oz �0 00 < 2 K Z O Q J U a W Z tm o F-Zca i � —WW Nc V U UUa ory a fn LU a — g N2ND AVE .F 3/IbQNtg— 3 Z Z ' 3AV1S1 N S E 0 a f REY —,U 3Atl1SlS a Z F — z - AVVIINVV1NVS S I Q� Q O U LU LL W ¢Z LL W , 0 FFZ U U 0 N a a z Q J a wZ ¢ F C7 a � Z N — W W o U U 0 o 3AV ONE 1 3AV 1S1 1 i YI W z 0 0 w H 1 u = Q W = Z 3 z N x �v V 3AV V11NV V1NVS N x 6 01 FI N � ................��' 1 1 1 1 1 1 j z a QR Q 0 Z a3 O /ozQ / Low ZIX O 1i % a �e pJ O HW Z JZ • • H O O Wx Z w°? I : j yW W LL O?W a X WOO ZNC_ H Ouj wpOU3 Q • LLurcw a Oz ' J • Q W aaopg2Vz WOm ajaQ Ny�WLL u a . X9k a E Qi�wO'�rcz o OwOxZ zZ23 wY pbi • o• Z UW FFOOZ a � Za Z. < m z 9;w rm u Q~U e ZF W 7.0 o w Oo(2N227� Q EOio 6 O wU?HeH?Qo Fz U=Uo O —WW OO QOOQZO uzho O O 01WEQ oK 7M6a U2Q wiz iJNpJJ Sm UNUN xF O ® ® O dI / 6 1 3AV ONL L--- -, O i I ►-1 L A I I••••,.••••• ••.•.•••.•• 3AV V11NV VIWS �e u op • • H O O • Z w°? I : j yW �V Z: J O_Zm � : a X W r� QNU � Ouj wpOU3 0. �G two v • LLurcw a Oz ►-1 L A I I••••,.••••• ••.•.•••.•• 3AV V11NV VIWS ........• •..•.....• • • • H O • • a • : j yW • • : a X Ouj wpOU3 • LLurcw a Oz • 0 ®. • ajaQ Ny�WLL . WWW• O : . OwOxZ zZ23 • • o• ........• •..•.....• . a. o O• Z. o• . Z. • F• Z. x. o ........• •..•.....• y o W a ti Zo < m z� z Z m wx F O Z 1¢. N<1.�� 0 0 O a YO OJ ONLLp WFd QONOU i2 (D Xw y�0 N v a J wwao w m oZ-�[2o NyS W '3 a _ WJQ H ow an 0< (($� Wf ON u1 a LLIZ K ��"¢'N `ZJN NOOZZ�00 61�� 00 U O1Z- W mZ6 dWQFUF 0JW a } FC7 d Z LLFJNf LL QGI UgWWFO mO>Z, m�0 � 00 LL Z WO Q0 W YOGI uyy11O y> (4a� On�nj Ohio UG'yOW �y0jJ0Ud Qp d �/QZ O ~WW i QI-mW0 00m N dOhio WOmaf Kp�p>u W yWy¢ Co N O U m 0 6 0 l0 2 0 6 3 W a Q d f N d `� N O Z Q Q O Q LL v UUO oN ® © ® ® ❑m 3AV ONL a `" `r 0P' �� .0 ®•. 3".LSI 11 I W N Z0 IL 5� w 0 Z 0.0 N v Z W ILO O F _J m 0 I' ....0 • • W O Z z • a o V a z : w I . n z z z • 3AV V11NV V1NV5 O p1 7 I. / I W N Z0 IL 5� w 0 Z 0.0 N v Z W ILO O F _J m 0 Z Q J a K W Z FZN - W W U 0 0 Fa 9AV ONE W O 0 0 G 0 ow m X00 ga OWOOr w IOW, a>W> 2i02mWnWy� �'Q�yY U>NQ t�t F Y W mw. wo3 t; WZ ti go¢w¢��3¢o¢Ja�J� n220�aam UdwFLL; a< J I I li VBG � 3Atl 151 I I { fQl W J 2I 1 0 AV V IINV VJ NVS 0 �� SS E Z Z S Z W S(� O W Y W z M a Z z,Q Q §WZU�K�11 H O U m 'EW NQR' 2 NOJZ zwm o< (JSS WO 5 fL -Nd ORD zo Z� 5=2 WrM,gm d N W W H~ N O❑= J LLO LL W a S O am s Wu �x a�Ox�x �= www Sx�yQwQy��w No U O N 2S ��WNNZ muI &� 6UN • 00 W O 0 0 G 0 ow m X00 ga OWOOr w IOW, a>W> 2i02mWnWy� �'Q�yY U>NQ t�t F Y W mw. wo3 t; WZ ti go¢w¢��3¢o¢Ja�J� n220�aam UdwFLL; a< J I I li VBG � 3Atl 151 I I { fQl W J 2I 1 0 AV V IINV VJ NVS 0 b z w E � m x w 2 a w f o o w w z 0 0 o 0 0 o o 0 0 j y ry y a u N Z p Q ~ W Fp QY m Ua WU wwxOa w �zm Jwrcw3�y a -•O �o ONjLLLLUa O Z� z ?: z�W.W ��iW2 3Atl QR 3".LSI `�. t I m 3Atl V11NV V1NV5 l Q� F z z rr I z O IL Z 20 W� J N ILL Z Oo w v W N G d � n U Z u v ? i- Z < W C w N LL W C � u Nis No r r a 2 W W Z y W W Z Z > m z OF W z Z LL Q so¢3WO(D H. z 2�a3Wj oxo ZZZZ OZWOa ?OF Oa5 WWZ WZU'WO, NZOWO, 3 w YNSQWOmb XZM0owsM ,Q!ji d zmgm¢J¢ wi-wo sU aNmwi a o �2 zN� p a' EOaww 6O =�LLKmp UUQ LL W ruwwLL��'W�i p��y('1FW� N aZpZw� i Imul �Ofs O- Q W Z U (7 C LL'y Ny> W O m wm w N> a W 05 K Z Z m Z p Z N Q U 0'LL O Q N i w 6 N O w a T LL -j F 6 m Z a W Q Q a J N i> T LL O a W i? K W > O Y Z LL O W W Z J F W J W W Z> m m 0 K wZJ 666g Z> U 9 C O Q F p K a p Z O I -WW �g N C O FH �2�000 6 O Z Z LL'ZFF OF y no pp<< N a O Z Z O S yy!! w Y �W�6pW,M yy W S J J Q FOOE Z Z W- W N O N DM O i WF w WO W> N F UC)a O J ONQ<M<M J J n20am 6 O > N t;03 LLNmO JF Ug J> Z r mU-7N U pNU O © ®ON ® N --------------------------- c ------------------------------ K N {. W O � � a � w z -----------------------------J O J O W ®- ---------------------------- �j- LLNZZOO� O- W Q h Z U Z XH>�� Ota C�.O....11N N U��WGW 0 F O N S W F O OOF� y FOF§Za2J WZ,8 WO O -U j0,MU 8WiONOO 5<i<a-�« 09 Z':N, jZ'M. pK-LLOWU 50�o Q Oa0 a M, RMO. LL LLN an Q O3:� VMO WWW N _Z0. W J W OUl J z Uu W ZQ 'md N oia� iO0U-�dW i00L -o mp:4, '92 dox NmWZOWOW W W,5 OsQM SOj ZQK5 Qn¢WmOOQ N �WtOW LU Z mgU3 OZHododV Zd:3 W pQ WY5 ¢ 0 owWxaNZwO (/1 -2 oimMKW TLL MZidU JW c /W W Od2Z WomwwNOI-~VUR mUU O, UU?7/ 0 0 0 00 it ------------ - - - - -- --- -�--- --- ---------------------- ------------------------'i'------- -®----------------------------- 0 -----------------------0 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ------------------------------ ----------------------------- J_ LL O a' a a a r -------------------------- ----------------------------- 0 -- ------------------- _. e ----------------------------- Y r t Y MZ z>W Q4J Q W ~ 2 cnQa L u9W Wzm Cf) NN r: ry_ W (�OWSU'yj N Z O LL� Z W ,OW?ym O5OCW= d W W w z W xwwFow Of m0K O �Oo mo u.O d�- z i'0� 012, H Moro -32 Z Q Z Q <m" 0 000 w i0 r O 0r MZ z>W Q4J Q W ~ 2 cnQa L u9W Wzm Cf) NN Qwo IW2NZ Z i= Qw 0 1 Z �z w TOo O 00 90 w 409E Nn LL U w�w 2LL aoQaa5;z-mwFPME o,50 pr'W' WOwU2fOWWO Ww Z Q S�aw=W~=ZK0p n iwmamO WJwmUm a� wni�pMU�N�wm M Q W Z =Ox -,6>`W IpOO'y ~ n QQW> p 2 w 6 >w ol ZRLL Q Ztli FW ZFW J O 2 W OLLQO i OwUFw Z W w ZJpOp FNO0o UW OOg0 WOiWw, ,OO n O O Z J s O W2J W<O fV)Q 6 u2 O LL u mO . OH fFI ��❑V��y� F I•!O_Jw 0 0 0000 0 0® JAt ------------------------- ------------------------------ 0 --- ------------------- - w , 0 0 a � . rc J------------------------------- w ___W - ------------ - - - - -- --f-gym-_- o-- -- - ai s++ U Z W O ; LL Q circa wWw w w rc=rc V1 N �5� �W w'o LLOFCWLLH o =J �WFOw oz= W W O C¢ Q w w Kw N T w N Z N W 0 2 w T LL N mom W ONO FCFOO2UW W LL OZyZ KOU �I JAt ------------------------- ------------------------------ 0 --- ------------------- - w , 0 0 a � . rc J------------------------------- w ___W - ------------ - - - - -- --f-gym-_- o-- -- - ai s++ U Z W O ; LL Q circa wWw w w rc=rc V1 N 16 .16 Q Z w W Z N W W Z Z ~ m Z U� Z O>�0� >20a O 00 W •� LL Q oFa o�o OZ A� '0920 O3ooim�F oQWQ�� 5wgx Q J S W Q W U 2 N O O W V 2 3 W Y 2� W O W J 0 2¢ -' m2k:~ EL J �iy�wi �a0��a x 0 rcW"a$� s0 owoO O fZnQ om iwa rca Qo vQ w ��ow�"rW aJ aoZw� wo�5 a W Z K 2 yy� N> W f0 W K Z N ZO H Z N 3W O 0 N 3 6 O - Q Y~� a FFy Wa>�W2�QJ ��)O WOJ W �- W aWULLUJ.Z> �LLZ0 N OUWQ O F Z amW mil-'YW K2FfLLW Za F�WZ>UFiK USC H OKQOF �2 OW6'O06' OW d'OYLL' J U J Nf-fNW..M1 0..n N ZWWZ a �A U Z 0 W J O J O W O i O O z J g K Q W Y W w i ~ZJOpn I-NJppOO 2 W OW�6 CW- 2¢omw F NOO 600ZJaZ ^ OT 2S O W Y wSJJ ANO W<Z NO K worLL U (�(�Q ONU JNUQO 6 UQQQQQm (1 > 0 6Nm0nwA UJJH f ou-- I r O ® ®O®® ® N '� Sf�Z�1$��$111hWW2��yZi O U, _F-C�'ULL c'aJ3 rc m W N dZ O W<�- J QWMQO Z O oid z¢�Z rcpzvngQF 0 J F N O 0 F_ C F oo W 1' C JyWj��W LL' Wyo nWOOW OLL 2QKF _ >ww2 U-'FJUpKw� H F,r wFI'J CW-WiC N40mO W oww zo>n W v c>�LL ug0 O O U m � N � .Q Zo ------- -------------------- § Oa X rc� Ord O 6 0 - ID z J a w w No o>=< ;_ o Fw oa O Z =�'QOKw W '0942 0, owm Jw1 SZrmw a J XWIWOM ri0<WQX on Owym o z w =00=w��w--� 0 w- aH�o Ka J fWW Z asa rcwm waOMM, ¢� �cg`� in zo�y��j i zz owzp z �wo, 6 }~ a y 000 6aWa5 g�<wa5 w F w <a awZ 2 0 w Z QUO W MmiTx'w )OkM 7 W . F-w2)UF iC U4C F- pC0 O F- N �f F Y 6'_h y yF_FVl lil ._a tq ..6 N zwa _ w f J o U p z 0 55 J p U z U W J p O W p 33 W Y/ v Qvo o«v °c�i�dmaa .N, cpiam¢n m aW.0 oo 05O, a WOuk�y !" 0 0 0000 0 00 W. E s , w J_ 0 _ K a___________________0 C z z ______ _ 0 rF z i i ----------------- :��..-.,--.. ._. --7-- E 1 wj Q w T.. y WOZ O>FOI WOZ T€02 y O >Wy JQOO} Was No IC�JIrII� O zajjmp U a Z< O Z N o g wp�I OZ I O W 0- a O M mQ¢q-� 0 Z w ppQ JQ t y Z O Q J _ xSx 62aQW TO p fi' gQCwm Y z�z �j1KWa2jZJ IN�Y IWO. V WZ w KKci 0 � ua. N>Z0 Ny F_wQ a2O u1� Wo 5; }H� OyO�wa' Q`C �S 1*0 QZO�wK F W �pJIyY�Ew w3 2j O 0 o�fV a V Q w Z O Vi a N W N a 4 O �FYW U� >�> S LL O aZFHYW Z mJ W J a'M Q LL Z O1 FWZ))UFF�a' W� a 2 QUgK N V F OHO Z Z OHO T W W 2 o O W O U K 2 ao'o ip°z5 O N K O S U Z ya o'z�z5 O 0 U I=Iuu x N F N W a WJO OWO� wi»ted �vwio N ..a kOO2 wo y Z M2 <1 zo FWFLLm U UU0 onU 7NO<M<, e§.<.¢a O > m aNNOS.7ti u�2 05Or n� f OU? iN f 0 0 0000 0 00 31 W W J W Q F- ~ V% W H U WCl) Z IC LL U U Q 1 O O N >WN ZNWWZ wwwZ Z Hm Z 2 0>2 iUQb 2ZO� O :goo JQW u Q t=9<r Oji oyru09.0 �aZpQo�� OzU pS gwS J WZUNOW NZ(9NOW W Y ZQ �- IQX- p F a d X00 Zgwm =Mmyzi w °e$j zZN o po f U� 6 41 ONO,Www �OON QK SW LL Nm6COEN3 W 3 O OQ U .ZNQO��w O 0FW F�WZwi6C Q�QiaC -i OUCZVIouW UUr W W pwtirWdSN. owwHZw-¢FK pZKWwFQWwpZZ ,OZZ< g O l GuQmG afZH KOU V 0 0 DOU ZZ6OJh 00-7w ® ® ®O®® ® N 0 V Q Z FZQO NO F OF: 6 0 lJr/ p Z i v �w � Qy u�o 33w oo a a W, LL a N 6 J W =22p �Za~UK wow ZZIo¢M pu yW a<zFw Qa FK d Oad.—O`�OO JUJZ <NO 2<UZu f:J W. OyQON ZO {yN�1WZ O Z W O N< W w Y O G O LL d LL W O Q ZQ w w ~,6 S Q 6 W Z �Z U W Z K W 6 -BN2 xQMR V�O OU.' 0 �' Na OW 0, Z Q }~L7 LLmO W WyZO OQLLp W�WZNC mom` O=JJ •(•�7OwZaNZ 9zow =OFZWFU O HZf/� (UJ LU 0QW� QOCN Q�j>40J FOWL i y2Z jWmO7myQU'NU U 0 O N Z6 Q X U V'OttQ' Z F W S W X 2 M Z LL<SJ MOLL S =WN 4_ UU11Q Q C 2 6 F H U Q Z LL I- O W W d W O 6 SS LL W U' m-U F O® ® O® 000 11