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ORDINANCE NO. 2356 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING ZONE CHANGE NO. ZC 18-01 AND TEXT AMENDMENT NO. TA 18-01 TO REMOVE THE DOWNTOWN OVERLAY FROM THE CENTRAL BUSINESS DISTRICT ZONE, AND INCREASE THE MAXIMUM RESIDENTIAL DENSITY AND HEIGHT IN THE DOWNTOWN MIXED USE ZONE ("DMU") AND IN THE CENTRAL BUSINESS DISTRICT ("CBD") ZONE, AND ALLOW AN IN-LIEU PARKING FEE AND APPROVE 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, 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 July 17, 2018. The Zone Change and Text Amendment ("Amendments") are reflected in Exhibits "A" and "B" attached to this Ordinance; 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. No other changes to development rights will be affected by the proposed Zone Change; therefore, the incentive provided by the Overlay is no longer needed and removal is warranted; 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 1 height limit from 50 feet to 60 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 48 feet to 60 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 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 2 WHEREAS, on July 17, 2018, a duly noticed public hearing was held before the City Council on said Amendments, 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 Ordinance have been fulfilled. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DOES ORDAIN 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 City Council finds based upon the entire record, including all written and oral evidence presented, finds as follows with respect to the Amendments as show in Exhibits "A" and "B": Text Amendment and Zoning Map Amendments Findings: 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 60 feet in the DMU zone, and increase the residential density to 80 units per acre and a maximum building height of 60 feet in the CBD zone. 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 3 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. 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. 4 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 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. 3. The proposed amendment is consistent with the General Plan and any applicable specific plan(s). 5 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 GP Land Use Element, which will be in consistent with Policy LU-1.6 of the Land Use and Community 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 6 allows an increased building height of 48 feet for CBD zoned parcels. The proposed Amendments will increase the maximum building height to 60 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 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. SECTION 3. 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 7 Supplemental EIR is not required and the Addendum will satisfy the environment aspect of the proposed amendments, as set forth in Resolution No. 7227. SECTION 4. That for the foregoing reasons the City Council approves Zone Change No. ZC 18-01 and Text Amendment No. TA 18-01. This approval is a part of the entitlements that were approved under City Council Resolution No. 7227, approving General Plan Amendment No. GPA 18-01. SECTION 5. The City Clerk shall certify to the adoption of this Ordinance and shall cause a copy of same to be published at least once in the official newspaper of said City within fifteen (15) days after its adoption. This Ordinance shall take effect on the thirty-first (31) day after its adoption. Passed, approved and adopted this 7th day of August , 2018. Mayor of City of 'Icadia ATTEST: it C - APPROVED AS TO FORM: 7/1 - Stephen P. Deitsch City Attorney 8 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS: CITY OF ARCADIA ) I, GENE GLASCO, City Clerk of the City of Arcadia, hereby certifies that the foregoing Ordinance No. 2356 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said Council held on the 7th day of August, 2018 and that said Ordinance was adopted by the following vote, to wit: AYES: Amundson, Chandler, Verlato, and Tay NOES: None ABSENT: Beck of the City of Arcadia 9 EXHIBIT "A" Draft Development Code Amendments Ordinance No. 2356 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 on- er foors-enly 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. :. .: . ._.. /.. .. .: ......: . . .. ._ . .. . . . __ , _. :• _. •• 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. ase :-. :. . .. .• . . . ..•: °:: •• :• .:- .:••••: . • • e.:. . 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. "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. 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 .. 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)— (Outdoor Dining Uses on Public 12 seats or fewer P P P P 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 PP 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 -. Not Allowed (UF) Upper Floor Permitted,Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Restaurant—Small or Large See Subsection 9104.02.150 With late hours—open between midnight and 6:00 M C M C (Extended Hours Uses) A.M.) Restaurant—Small or Large Serving Alcohol,within 300 ft of residential zone M M M C See Subsection 9104.02.040(Alcoholic Restaurant—Small or LargeP M P C Beverage Sales) Serving Alcohol,not within 300 ft of residential zone 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 Heavy processing -- -- -- -- Large collection -- -- -- C 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 -- I -- -- C Hospitals and Medical Clinics -- I -- I -- I C Medical and Dental Offices P(UF) P(UF) P(UF) P (UF) Recreation and Entertainment Arcade(Electronic Game Center) M I M I M I C 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 -- Not Allowed (UF) Upper Floor Permitted,Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Commercial Recreation C C C C Karaoke and/or sing-along uses M M M C See Subsection 9104.02.190(Karaoke and/or Sing-Along Uses) Health/Fitness Facilities,Small M I M I M I M Health/Fitness Facilities,Large M(UF) I M(UF) I CUP I C Indoor Entertainment C C C M Studios—Art and Music M M M P Residential Uses Live/Work Unit -- M(UF) M(UF) See Subsection 9104.02.210 (Live/Work Units) Multifamily Dwelling M(UF) M( M(UF) -- Permitted only in conjunction with a- Supportive Housing—Housing Type M(UF) M(UF) M(UF) — gd-floor-commercial use. See Transitional Housing—Housing Type M(UF) M(UF) M(UF) -- -'""= - - - = - " - == Frentages)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 9102.05.010 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 M C See Subsection 9104.02.040(Alcoholic Alcohol Sales(off-sale,accessory only) M M M M Beverage Sales) Building Material Sales and Services -- -- -- -- Pawn Shop -- -- -- -- Plant Nursery -- -- -- -- Pet Stores,without grooming P P P -- Pet Stores,inclusive of grooming services M M M P Recreational Equipment Rentals P P P P Retail Sales P P P P Retail Carts and Kiosks—Indoor P P P P Retail Carts and Kiosks—Outdoor M M M M See Subsection 9104.02.110(Displays and Retail Activities—Outdoor) Secondhand Stores -- I -- I -- I M 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 -- Not Allowed (UF) Upper Floor Permitted,Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Swap Meets -- -- -- -- Vehicle Rentals -- I -- I -- I P At least 50%of the vehicles sold or Vehicle Sales—New and/or Used C -- -- C leased from the applicable site during each calendar year shall be new automobiles. Service Uses Animal Boarding/Kennels -- -- -- C Animal Grooming M M M P Bail Bond Services -- -- -- -- Funeral Homes and Mortuaries — -- -- -- Hotels and Motels C C C C Maintenance and Repair Services,Large Appliance -- -- -- 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 -- -- -- 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— rights-of-way.New standalone facilities Panel P P P P are not permitted in Architectural Design(D)overlay zones. Antennas and Wireless Communication Facilities See Subsection 9104.02.050 Standalone Facility -- -- -- C (Antennas and Wireless 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 P P P P 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 -. 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 Utility Structures and Service Facilities P P P P Review pursuant to Section 9107.19 (Site Plan and Design Review). Other Uses Assembly/Meeting Facilities,Public or Private -- -- -- M Donation Box—Outdoor -- -- -- M Extended Hours Use M C M C See Subsection 9104.02.150 (Extended Hours Uses) Places of Religious Assembly -- -- -- M Drive-Through or Drive-Up Facilities __ C See Subsection 9104.02.130(Drive through and Drive-up Facilities) Reverse Vending Machines—Consumer Goods P P P P Allowed indoors only Vending Machines P P P P Allowed indoors only 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 sectio and subsections of this Code. Table 2-11 Development Standards for Downtown Zones Development Feature CBDh� MU DMU(1) CM Additional Requirements Lot Standards Minimum Lot Area I 5,000 sf I 5,000 sf 10,000 sf I 5,000 sf Structure Form and Location Standards Maximum Residential 4-3-80 30 units/acre 60-80 do- Density not Density units/acre units/acre allowed Maximum FAR w)(2) 1.0 1.0 1.0 0.5 Minimum Storefront Width 25 ft N/A N/A N/A Minimum Setback Table 2-11 Development Standards for Downtown Zones Development Feature CBD(I) MU DMU(1) CM Additional Requirements Oft(10ft Oft(10ft Oft(10ft Front or adjacent to a street maximum) maximum) maximum) 10 ft Side(Interior) Abutting nonresidential or Oft Oft Oft 0 ft mixed-use zone Abutting residential zone 10 ft 10 ft 10 ft 10 ft Oft(10ft Oft(10ft Oft(10ft Side(Street side) maximum) maximum) maximum) 5 ft Rear Abutting Nonresidential or Oft Oft Oft 0 ft Downtown zone Abutting residential zone 20 ft 15 ft 15 ft 10 ft Maximum Height 45- 60 ft 40 ft 5a 60 ft 40 ft See Subsection 9102.05.040.D(Open Minimum Open Space for 100 sf per 100 sf per unit 100 sf per unit N/A Space Requirements Residential Uses unit for Residential Uses in CBD,MU,and DMU Zones) Notes: (1) See City Center Design Plan for additional design guidelines. (142) FAR maximum is applicable only to nonresidential component of a development. 9102.05.040 Additional Development Standards in Downtown Zones A: 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. e: _ -. _ •- _ ..•: ;et •••• _. . .. .. . !. . . ./, . 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. 9102.05.050 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 9103.07.070 Mixed-Use(Nonresidential and Residential Combined)Parking Standards 3-34 9103.07.080 Parking Area Design Standards Applicable to All Zones 3-34 9103.07.090 Shared/Joint Use,arad Off-site Parking,and In-Lieu Parking 3-36 9103.07.100 Valet Parking 3-37 9103.07.110 Parking Structures 3-37 9103.07.120 Prohibition on Commercial Vehicle Parking in Residential Zones 3-37 9103.07.130 Landscape Standards for Parking Lots 3-37 9103.07.140 Parking for Electric and Alternative Fuel Vehicles 3-38 9103.07.150 Bicycle Parking Requirements 3-39 9103.07.160 Off-Street Loading 3-40 Section 9103.09—Landscaping 3-43 9103.09.010 Purpose and Intent 3-43 9103.09.020 Applicability 3-43 9103.09.030 Landscape Plan Required:What Constitutes Landscape Materials 3-43 9103.09.040 Landscape Requirements 3-43 9103.09.050 Landscape Irrigation and Maintenance 3-46 Section 9103.11—Signs 3.47 9103.11.010 Purpose 3-47 9103.11.020 Applicability 3-48 9103.11.030 General Provisions 3-48 9103.11.040 Exempt Signs 3-49 9103.11.050 Prohibited Signs 3-50 9103.11.060 Allowable Area for Identification 3-51 9103.11.070 Permanent Signs by Zone—Locations and Allowed Sign Area 3-51 9103.11.080 Regulations Specific to Types of Permanent Signs 3-66 9103.11.090 Signs for Specific Uses 3-67 9103.11.100 Temporary Signs 3-68 9103.11.110 Iconic Signs 3-71 9103.11.120 Procedures for Sign Permits,Exemptions,and Revocations 3-72 9103.11.130 Comprehensive Sign Program 3-75 9103.11.140 Sign Maintenance 3-76 9103.11.150 Enforcement 3-77 9103.11.160 Nonconforming Signs 3-77 9103.11.170 Abandoned Signs 3-78 9103.11.180 Illegal Signs 3-78 9103.11.190 Definitions 3-79 Section 9103.12—Outdoor Displays 3-89 9103.12.010 Regulations for the C-G,C-R, C-M,CBD,DMU,and MU Zones 3-89 Section 9103.13—Performance Standards 3.91 9103.13.010 Purpose and Intent 3-91 Section 9103.07— Off-Street Parking and Loading Subsections: 9103.07.010 Purpose and Intent 9103.07.020 Applicability 9103.07.030 Permit Requirements 9103.07.040 Exemptions 9103.07.050 Off-Street Parking for Residential Uses 9103.07.060 Off-Street Parking for Non-Residential Uses 9103.07.070 Mixed-Use(Nonresidential and Residential Combined)Parking Standards 9103.07.080 Parking Area Design Standards Applicable to All Zones 9103.07.090 Shared/Joint Use,and Off-site Parking,and In-Lieu Parking 9103.07.100 Valet Parking 9103.07.110 Parking Structures 9103.07.120 Prohibition on Commercial Vehicle Parking in Residential Zones 9103.07.130 Landscape Standards for Parking Lots 9103.07.140 Parking for Electric and Alternative Fuel Vehicles 9103.07.150 Bicycle Parking Requirements 9103.07.160 Off-Street Loading 9103.07.010 Purpose and Intent This Section establishes regulations to: A. Regulate off-street parking and loading to minimize traffic congestion and hazards to motorists, bicyclists,and pedestrians; B. Provide off-street parking in proportion to the needs generated by different land uses; C. Ensure access to projects by emergency response vehicles;and D. Ensure that parking areas are designed to operate efficiently and effectively and in a manner compatible with on-site and surrounding land uses. 9103.07.020 Applicability A. All terms defined in Division 9 (Definitions), except as provided, shall apply to this Section. The minimum off-street parking spaces established in this Section shall be provided for new construction or intensification of use, and for the enlargement or increased capacity and use of land. B. All required parking spaces shall be maintained in connection with the building or structure and use of land. The regulations within this Section apply: 1. At the time of the erection of any building and/or structure;or 2. Before the time any building or structure is enlarged or increased in capacity by adding dwelling units, guest rooms, floor area or seats;or 3. At a time that a usage requiring a higher number of parking spaces than the existing or previous use is applied. C. Nothing in this Section shall be deemed to limit the power of the Director, Commission, or Council, acting either on its own or on appeal, to require parking of increased numbers or alternative types and arrangements as part of the conditions of approval to a discretionary permit or to mitigate environmental impacts. 9103.07.090 Shared/Joint Use, and Off-site Parking, and In-Lieu Parking A. Authority.The Director shall be the designated Review Authority for the review and approval of any proposal shared,joint use, on or or off-site parking arrangements, or In-lieu parking fee, unless parking is included in an application requiring approval of another Review Authority. In these cases, the ultimate Review Authority per Division 7 (Permit Processing Procedures)shall be the Review Authority for the shared,joint use,or off-site parking agreement, or In-lieu payment. B. Eligibility for Shared/Joint Use and Off-site Parking. Where it can be demonstrated that two or more land uses can effectively share common parking facilities due to the nature of the uses and distinctly different demand for parking, or where off-site parking is proposed to meet parking requirements, then an application may be filed for such parking arrangement. Such application shall include a parking study that identifies the parking demand of all subject land uses and that clearly demonstrates how and why parking facilities can be shared. 1. The following categories of development shall be eligible to use shared use and/or off-site parking arrangements to meet parking requirements: a. Nonresidential new construction. b. Additions to existing structures, rehabilitation of existing structures, or changes in use or occupancy in existing structures. 2. New and existing residential uses are not eligible to use shared use or off-site parking arrangements. C. Eligibility for In-Lieu Parking. For any new developments that are within the Central Business District or Downtown Mixed Use zones, the property owners may make an in-lieu payment for future construction, maintenance and operation of public off-street parking instead of providing off-street parking spaces. D.G-Circumstances and Requirements for Allowing Shared Parking Arrangements 1. Off-site parking spaces may be relied upon to serve commercial uses,provided a shared parking study is completed by the applicant/developer and approved by the Director. The parking study shall be prepared by a registered traffic engineer and shall specifically analyze the parking demand for each use proposing to share the parking, each use's hours of operation,and other related issues of all involved uses. 2. No joint use or shared facility shall be located more than 1,500 feet from the use it is intended to serve unless located within the Downtown Parking Overlay. 3. Shared use parking standards are based on the assumption that patrons will use a single parking space for more than one destination and that one parking space will be open and available for short-term parking to serve many different uses which may have different peak hours. E. Findings for Granting Shared/Joint Use and Off-site Parking Arrangements. In granting a request for shared/joint use or off-site parking,the Review Authority shall make all of the following findings: 1. There is clear and convincing evidence that peak hour parking demand from all uses does not coincide and/or the uses are established in a way that the hours of operation are different for the various businesses or uses. 2. There is adequate parking provided for all participating users. 3. The shared/joint use or off-site parking arrangement will be an incentive to, and a benefit for, the nonresidential development. 4. Adjacent or nearby properties will not be adversely affected by the shared/joint use or off-site parking. 5. The parking arrangement is consistent with the General Plan and all requirements of this Code. F. In-Lieu Parking Fee. In-lieu fees, at the owner's option, may be paid in a lump sum or in annual installments, and may be adjusted annually for inflation. If paid annually, the first annual payment of an in-lieu fee shall be due as a condition of occupancy, and subsequent payment shall be made per the agreement the City enters into with the owner.In-lieu payment under the In-Lieu Parking program shall be used for establishing such public parking funds, as established by the City Council. G.& Legal Agreement Required. 1. All joint, shared, and off-site parking arrangements shall be required to enter into an agreement with the City and recorded with the Office of the County Recorder, requiring the parking to be operated on a nonexclusive basis, to be open and available to the public for shared use,short-term parking during normal business hours. 2. All In-Lieu parking arrangements shall be required to enter into an agreement with the City. H.g Change in Use. In the event of a change in use, a new application shall be filed or the existing agreement amended to the satisfaction of the Director. EXHIBIT "B" Draft City Center Design Plan Ordinance No. 2356 CENTER DESIGN PLAN „, , -,- 4. 4 v , • , 8 _ I inri, . ". r- ' ) 1 -.----- •-• -. . •- ; __ • 4 ' G "," .2.. . r . i 4''1'4' • .* °." 4"--S--1---- i 4- ..-- _,„•, K,...: ....„,„1, —......... _- - ',1;'t• '0 ig through some rethinking due to The City of Arcadia has undertaken this plan to determine references to this mode of transportation, additional study Mics, and the introduction of the Gold how to improve its downtown, in part to take advantage of and implementation should be undertaken. the economic, aesthetic, and quality of life advantages afforded by the newly opened Gold Line light-rail transit Car travel is part of the planning and the culture of Southern o address these issues, utilizing a few system stop. The introduction of this major amenity to the California. Yet we are now in an era where this form of and ideas, so as to inform future downtown calls into question a number of urban design transportation must be augmented by other forms of of town is developed. The categories issues, yet it also points out a number of potential transportation, and we need to get smarter about how we opportunities. use cars. Parking and deliveries of goods and services can make or break how one perceives and uses a place where ILITY+ MOBILITY Even without the advantage of the new transit stop, the more density is to occur. This study will recommend that area is in need of some new thinking to meet the demands the principles of centralized parking and delivery (use of of our time (specifically in terms of development), and is larger and fewer facilities, shared by the varying facilities QUALITY FOR ALL FUTURE needed to keep the local businesses well supported so that within the local district). These principles will greatly they can continue to thrive and serve the community. decrease the number of vehicle trips, and improve the walking experience by decreasing the number of driveways wide context, basic urban design Note that the actual City General Plan Design Goals are and other unattractive utilitarian elements. )plicable to specific needs, along with excerpted on page 2 of this plan. oposed scale and design concepts INCREASING DENSITY (dress these opportunities and MAKING A WALKABLE DOWNTOWN A basic increase in density is needed to provide sufficient One of the opportunities and responsibilities afforded with residential occupants, along with the activity and support for the introduction of the connection to the rail transit within commerce that this gives. It provides growth for the the downtown district is the need to make things more community while taking the pressure off the surrounding walkable-so more people will conduct more of their daily suburban neighborhoods, thereby helping preserve these lives without the use of a passenger car. Increased density, places that the community is so rightly proud. a more thoughtful approach to parking, and paying attention to the experience of walking can help with that. Walking This area can support up to 80 dwelling units per acre in the should be safe, easy, and fun to do. The study has been appropriate locations with the appropriate design standards. undertaken with this in mind. MOBILITY IMPROVING DESIGN STANDARDS The trade-off for increasing density and affording The Gold Line stop now makes the downtown a real transit development projects with increased economic upsides hub. This important first step must be followed through with must be offset with the requirement of providing better other elements put in place to improve mobility through the design; the success of re-envisioning this district relies on district, and indeed through the whole community. thoughtful design responses in every new project. Improving walkability has been discussed, and is a key element to a new mobility plan. The existing street grid is Goals for the new design standards are: already in place, and there are opportunities to improve on the work with sidewalks and landscaping that has already • Embrace the scale and architecture of the existing been done. This study will recommend that part of the downtown buildings, especially the ones that give the design standards include mid-block passages, alcoves, and district its identity and character! courtyards be part of new development to create interesting • Support the block-face and general scale and character places for people and 'shortcuts' for those on foot to get to of each of the streets, avenues, and even alleys of the and from the transit stop. district. Southern California has an ideal climate for the use of • Provide spaces for public interaction, and to encourage bicycles as part of the transportation system, and as part of foot traffic through blocks. VIARY the 'last mile' portion of a trip that includes the use of the • Interact with the City's street design and citywide landscane design standards vu �u yuig, piw‘..ivui6 roncy LU-10. 14. t,.reate a rllgn-quality peuestriarl cus areas in the City by quality development at key intersections experience in Downtown through the use that are unique from the regional offerings of street trees, public art, street furniture, gn priorities that create at the regional mall. and public gathering spaces. Using nhance and improve the . One area of focus is the Policy LU-10.S: Encourage the transformation of Santa signage, eart, and unique uses, enticexpand Anita Avenue into a premier office encourage people to walk and explore the ..ment's goals and policies commercial core of Downtown. the City's land use vision. corridor by offering incentives for development while at the same time ioal #10 identifies key requiring the high-quality amenities that sold Line Station to will attract the kinds of businesses the Area. The City Center City would like to see. these elements by providing rmine how to improve the Policy LU-I0.6: Encourage high standards for property maintenance, renovation and redevelopment. Policy LU-10.7: Provide accessible plazas and public V (NOVEMBER 2010) spaces throughout Downtown that AND COMMUNITY DESIGN provide both intimate, outdoor rooms and larger spaces that could accommodate public gatherings and celebrations. Downtown, with healthy Policy LU-I0.8: Establish an attractive and coordinated d areas supported by high- wayfinding sign program in Downtown ,idential uses and supportive of with an overall consistent design theme. Sold Line transit station. Policy LU-10.9: Connect various activity areas and plazas terse housing, employment, via sidewalks, paseos, and pedestrian ll opportunities in Downtown, alleys to create a comprehensive iphasis on compact, mixed- pedestrian network. t-and pedestrian-oriented !nt patterns that are Policy LU-10.10: Establish a "park once" system in to the core of the City. Downtown with a collection of shared surface and parking structures. ie Metro Gold Line and ent of a transit station in Policy LU-10.11: Buildings should be oriented to Arcadia, and take full the pedestrian and the street. of the opportunities the Gold will bring to Downtown and Policy LU-I0.12: Encourage architecture that uses a whole. quality, lasting building materials; provides building scale that relates to rd the establishment of public intimate nature of Downtown; and applies areas in Downtown to bring a unified theme. titles and civic events into • Policy LU-10.13: Recognize that well-designed public open spaces are vital to the :ommercial uses that success of Downtown. Work with private AL PLAN ,I° ' I nc.i , J C - G I 1 1 .. .. .. .. FDOTMLL BLVD li ..I . 1 i I o 1 1 • �'rA• 1 1 I .. ~ — 210 FREEWAY 1 1 ili .0..........4. DOWNTOWN ARCADIA Q f> f+ ` II 1 _-�r NJM ' lIWDTON DA 1 _� I.- I 1 . I ; GOLD LINE I1 DW111TF OD ----- ::o c 1 a .:: 1 -.'114.'...'"'"'".".....""11.111.11. r ' .'.' I U V 1 c l o a Q. 1 11 1 / I I • � / . 1 OW II IV • • Vika. • ' 1 iI 1 III I I I I I 1 1 III ---, . .. . _L___., hit 9 _ H, r---) LA PORTE ST i --,„ _.. ess Disfrct(CBD) . xed Use (OMU) I -,-..,.. ..,\•,., , r_AH irce OW of Arcadia, 2018 .. .,,........ -,,,, -`.;rAt`,-... I I IgilE11. fi ) Ii — :y of Los Argeles,2018 E SAINT JOSEPH ST miiimmemommoinmi es. fir . D(IR D.16 ; w Pr -:: -. ,, < 9171.1714S , _L.. __.,i 1F-- __; • _. . 44.... .. , . „- _ _.. E SANTA CLARA ST - -- Ct - -, -I. 7Apr ...., Q - ._.,, --,..•• _ • SI < I— W d7" z , -'%-,_ ,..:' e „ z r ..4 ' .--zi,, .., N.) p . 's,s s ':- c>, ....--' . 5 I , , •...- . Za .. .-... ...c,"'- -.. 1" • „ Z AO s •.- • Z ‘• ••,%-, < opz c WHEELER rn .,...- .... . , 440011; . • i ) J , : ,.....,w › W HUNTINGTON DR -: < .N, . --•...: L._ Z I ALTAST , .-. ITIII I I _I 1— • 1 CO I 0,) I I 1 1 I ____ — I I I I I i k 1 1 SEPH ST 1 =I U M- I -I 1 1 ST JOSEPH ST I — - - - - NIBNMMI IN OM-_ -; OMI - MENM - - - - - - -- -- 460 SANTA CLARA ST w 2 LI) Cy �4 2 Q U, WHEELER AVE GOl HUNTINGTON DR Nof am i - - - I ME N ARCADIA STATION ' - • ARCADIA STAT . It ' ' 4: :-;4111b*4. :,.. ,, ' GAP`r. 44 WHEELER AVE. - fidP� '�'�� ' 1114511. w .• iotO ill 111114a u)T- at- A -Ns.. . ;14 . 1 , .7,01, . .40 S HUNTINGTON DRIVE 44/7- -- q qN/,,, Tq 4,,. ( c`� jr II II is• vN��NG N BUILDING HEIGHT LEGEND: VG DIAGRAM 1 STORY (4401 a R o �� o I N I I 1 'GRANDFATHERED' I I iT EXISTING 8—STORY OFICE BUILDING ___ ___ _ ST JOSEPH ST - 4 ■ ■ ■ • ■ ■ • ■ • RO • ■ sr 111. ■• • 00 \Na 0 ■ ■ ■ ■ url SANTA CLARA ST > ■E Q — Q ■ ■ 1\\\\' ; (0 > II ._... 'WI I 2 1 -) . I 1 ST JOSEPH ST ___ ... 4t16 '0 0 w SANTA ct CLAR \li 0 4 t . w z • 4C 4 a „ 1. • • • • • • • • • • • • • . • • IA 4/, „ t i :WHEELER AVE , 0 a • , s , • 2 , a N • • 9 • • • • • . 2 0 HUNTINGTON DR 71 SPACE PLAN /7 1 D Aid SANTA ANITA AVE Z 0A ss 40Y A. _ © I z * 0 zI IP n © I; n © -a>, i 0 , O Z li I y �73 o CI m 0 1 _1(11 , 6,2 i 1 1 1 1ST AVE 1 O I / 1� 4) 1 1 iii. d iiiI- 1 / . / 1 1 1 1 2ND AV III Ak Mk w ARCADIA STATION ARCADIA STATION 4„14 "44 f. ' il ...,_ SANTA CLARA ST. • _ \`,- 1 • NIIIIIII5114414to ajt A'''. Ilik. . .• . , . fp. WH ER AVE. I J, 1ENI(ir • . i p I ri , :, . ... . ..,.. 1111 ft '1�� N HUNTINGTON DRIVE - per, �1 >s } Gp1pF SING DIAGRAM NOTE: SOME FLEXIBILITY IS BUILDING HEIGHT LEGEND: NECESSARY FOR INDIVIDUAL PROJECTS, AND 1 STORY ‘AiuCDC DDC IC(`TC ADC c/S►). Q„ I H T- 1 ST JOSEPH ST As iPo lei, \l' '.. w SANTA CLARA ST Q Q ; I GOLD LINE PROFILE: 1.5w x 1.0h I 100.401.1kiv ill.;1;"It I I I I I I I I I I I I I I I I I I 1 I . ,' I I I I I 1 I I I I 1 1 I O I I I I I 1 I I I I I 1 I I I I I I 1 I I I I I I I - I I 1 I I I I I I I I I I - I 1 I I 1 I I I I " .c .i {;i''.'tI ' I I I I I I I • °'0°''^ I I I I I -I. I ' I 1 I I I I I I I I I I I iI • i �I I 1� 1 1 I I I I , I I 1 1 la 1 © 1 , $ 1 © I © 1 i O.. {. I , • I II i . . r III - i; ., :., .. 1111111111141•F'L? It � ��j 1. !.,' ' • 1 • i I * il ,• . tiiiuinir I 1 ' .l' 41$10110t1 :x 1 ± ' t Itil S _ I a'.,..,i '6 f. I ii THE GOLD LINE 'OUTDOOR ROOM' IS ONE OF '- z; I THE MAJOR 'ENTRANCES' INTO THE CITY. IT IS ' " 't ... y�c 7. .met IN A MUCH WIDER WAY THEN - - - y»;*`.:k i I A MANY OF THE SURROUNDING STREETS. AN IMPORTANT OBJECTIVE IS TO PROVIDE EASY TO --",77' ' - ;, 1 SANTA ANITA AVE. PROFILE: 2.5w x 1.0h I I I I I I I II I I I I I I I I I I I I I I I I I I I I I .... . _..,._ -_. I I I I I I I I I I I - II I I I I I I I I ILI ,......._ ........ -,,�,,,, ,�,{ .......,.,.,,moi I I I I I I I I I II 0 i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I T I I I I I I I I I I I I . I I I I I I I i I ` i I I I I I I I M...1. 0 4 I ' i 6 I I I I I I I I I . , I I I I I I . I I I I I + I . I 1I I I I I I r l I I I I I I I I .` I I I I 1f 7, 1 ' I i© I 4 I I I 0 i ©I I 6 9 4 _ It I. 1 0 I j. f Prii ? x 1 t i ' I I{ I I ir 1 � I I I II I I - 1 I I i I I I I - I THE SANTA ANITA'OUTDOOR ROOM' TIES THE 1- DOWNTOWN DISTRICT INTO THE SURROUNDING t COMMUNITY, AND SHOULD BE PROPORTIONED law.: I B AS A TRANSITION INTO THE REST OF THE _ ._ -- "sem_ - J^ _.,. ,_ COMMUNITY. IT IS PROPORTIONED IN A MUCH s 11., PI1110001111 o ' ..I r I OeI, dl I ...„ , I I I ` — i rffrtirry ..4 ti II I I • I I I I I 1 i , I I I I I I I I r ,111IJ i ', 1 THE FIRST STREET `OUTDOOR I I I ROOM' HAS THE FEEL OF BEING I I I I IN THE CENTER OF THE DISTRICT. I I I I I AS SUCH, IT IS PROPORTIONED I I I I HIGHER AND NARROWER. I I I I I COURTYARDS AND RECESSES toll I I I I I ' ; i .t ' Yw! +r' "* r ARE REQUIREMENTS OF FUTURE I I I I I PROJECTS TO RELIEVE THESE I I I I I I I : PROPORTIONS i ...........,— I! = I Ic 1 I I r. 4q a{.. �1, It ' I I I I I I MASSING OF 5 STORY HEIGHT IS ! I I RELIEVED BY THE REQUIREMENT , b I I I R I ��I I I I f.,,, 0 OF STREET FACING COURTYARDS AND PASEOS I I co I I � 6 1-..1 - I 1 : 1 I I k I i I I y if ; atittiti4 ``�� J I c.-." -t. t'..`A ' ; \---j 1 _ ! Y _ I 1 IIem••• I I 1 I I I I I I 1 I I I I I I II I I ALLEY PROFILE: 1.0w x 2.01 I I I I �l I I I I t " I I I I - • • • • _ . I I I3 I timI II I Iit,I ...... mr a., I ~� I I ax - . I I i I I Ii THE ALLEY 'OUTDOOR ROOM' HAS r,, _ ,- I THE FEEL OF BEING IN THE CENTER OF THE DISTRICT. AS 'mobI SUCH, IT IS PROPORTIONED I Ii 1I a e HIGHER AND NARROWER. 6 r I I0 I I a 9 4 COURTYARDS AND RECESSES 1 9 I 0. I I - " t ? , „•-,;rtt; ► ARE REQUIREMENTS OF FUTURE sf ' PROJECTS TO RELIEVE THESE - - ---- PROPORTIONS AIR-RIGHTS CONSTRUCTION OVER ALLEYS (i MAY BE APPROVED IF ALL FIRE DEPARTMENT, PUBLIC WORKS, i DESIGN AND OTHER * CONSIDERATIONS ARE MET Ii I I 1D — HUNTINGTON DRIVE PROFILE : 1.5w x 1.0h I I I I I I II I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I •I I I I I I I I I I I I I I I I I I I I I i - I I I I I I I I I I I I I 1 .,. 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