HomeMy WebLinkAboutItem 09b - Seabiscuit Pacifica Specific Plan - 130 W. Huntington Drive
DATE: May 21, 2019
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Planning & Community Development Administrator
SUBJECT: RESOLUTION NO. 7259 APPROVING INTERPRETATION OF THE
SEABISCUIT PACIFICA SPECIFIC PLAN (“SP-SP”) RELATED TO FINAL
DESIGN AND PARKING FOR THE MIXED-USE PROJECT AT 130 W.
HUNTINGTON DRIVE, AND AMENDING RESOLUTION NO. 7223
Recommendation: Adopt
SUMMARY
On July 3, 2018, the City Council approved revisions to the 2014 Seabiscuit Pacifica
Specific Plan to merge the two properties at 100 and 180 W. Huntington Drive into the
Seabiscuit Pacifica Specific Plan area. The Specific Plan included two phases: The first
phase was for a new Le Meridien hotel with 227 guest rooms, and the second phase was
for a mixed-use project made up of eight floors of residential units (96 residential
condominiums) over 38,196 square feet of commercial uses. The amendments were
approved with a condition that prior to the issuance of a building permit for Phase 2 of the
mixed-use project, the design of the mixed-use building would be modified and reviewed
for final approval by the City Council.
The applicant, Chateau Group USA, has made changes to the final design of the mixed -
use project and the related parking for the site. The design of the mixed-use portion of
the project has been simplified and additional art deco -inspired elements have been
added to better fit the original vision of the project. In addition, the design matches more
seamlessly the approved design of the Le Meridien Hotel, enabling the project to read
more as a “campus”. With regard to parking, changes in the proposed square footage of
the commercial component of the project have led to less parking need. Additionally, the
valet parking portion of the project has been changed to an open, surface lot format in
tandem arrangement, rather than within the previously proposed parking stru cture. As a
result, the size of the parking structure has been reduced significantly.
A review of the final design is required to ensure the project is in “substantial
conformance” with the approved Seabiscuit Pacifica Specific Plan (“SP-SP”). It is
recommended that the City Council find the changes to be in substantial conformance
with the Specific Plan and approve the final design, and adopt Resolution No. 7259,
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 2 of 12
thereby amending Resolution No. 7223 to modify the conditions of approval for the
Seabiscuit Pacifica Specific Plan at 130 W. Huntington Drive.
BACKGROUND
The Seabiscuit Pacifica Specific Plan was originally approved in 2014, and includ ed two
Marriott hotels and a 50-unit hotel condominium building. In 2017, the City Council
approved modifications to change the previously approved two Marriott hotels into a
single, full service Delta by Marriott hotel with 220 rooms (previously approved for 210
rooms) along with changes to the building elevations and height, and the site plan.
Subsequently, additional modifications were approved that included a change to the
brand from Delta to Le Meridien, an increase in the overall room count from 220 rooms
to 227 rooms, changes to the floor plan, driveway area, and layout of the hotel, and
elimination of a traffic signal. The Le Meridien brand was a welcome change, as this is a
higher end, elegant hotel brand that will elevate the entire site, and be an excellent
addition to the City. Additionally, the site plan and floor plan changes were also far
superior in that they improved traffic flow and circulation throughout the site. The image
below shows the hotel.
On July 3, 2018, the City Council approved changes related to the second phase of the
project, which included adding two additional parcels to the approved Specific Plan area:
The northeast corner of the project site at 100 W. Huntington Drive (the former 100 -1 Club
site), and an 11,887 square foot parcel to the west of the site at 180 W. Huntington Drive
(the Salvation Army site). The revised project changed the mixed-use project from an
115,269 square foot mixed-use project that comprised of 50 residential units over 6,732
square feet of ground floor commercial uses, to 180,441 square feet, with 96 residential
units over 38,196 square feet of commercial uses on the bottom two floors, and a podium
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 3 of 12
parking structure, as shown in the image below. The new building would also extend over
the Salvation Army property at 180 W. Huntington Drive. The Floor Area Ratio (“FAR”)
for both phases of the project is at 0.72, below the maximum allowable 1.0 FAR.
The addition of these two properties cleans up the entire area under a single development
plan, which is a more desirable land use pattern. At the time of approval, however, the
City Council had concerns with the architectural style of the mixed-use buildings. As a
result, the project was approved with a condition that, prior to the issuance of a building
permit for Phase 2 of the project, the design of the mixed -use building shall be approved
by the City Council – refer to Attachment No. 2.
For financing reasons, the property owner had to keep Phase 1 separate from Phase 2.
As a result, a Lot Line Adjustment was approved earlier this year to adjust the property
line from the Salvation Army toward the hotel. Also, minor modifications were made to the
hotel. Section 2-10 of the Specific Plan allows the Development Services Director or
designee to determine substantial conformance with the standards, regulations, and
guidelines of the Specific Plan. In this case, two different matters needed interpretation.
They were:
Not to consolidate the lots between 180 and 130 W. Huntington Drive, a s approved
under the Specific Plan. Instead, the request was to adjust the property line at 180
W. Huntington Drive (Salvation Army property) over to the hotel property. As a
result, there will be two legal lots rather than one lot. Specifically, the question was
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 4 of 12
whether the resulting Floor Area Ratio following the Lot Line Adjustment may
exceed the allow Floor Area Ratio for one of the lots if the overall Floor Area Ratio
still meets the requirements of the Specific Plan.
Minor modifications to the floor plans and building components of the Le Meridien
Hotel (Phase 1 of the Specific Plan).
The review of these issues was to ensure that the overall buildings within the Specific
Plan area do not exceed the FAR of 1.0. Although one of the lots will exceed the FAR
independent of the entire site, the project is still required to meet the FAR for all buildings
on site per the Specific Plan. However, since the parking lots will be shared between both
properties, a reciprocal easement and parking covenant was required as part of the
Certificate of Compliance for the Lot Line Adjustment, and as part of this approval, since
it has not been finalized.
In the case of the minor adjustments to the Le Meridien hotel, those cha nges were to
eliminate the porte-cochere, rooftop bar and pool deck, reduce the lobby area by 10%,
expand the mezzanine level by 4’-0 due to structural reasons, eliminate the guest room
balconies that were located on top of the large meeting rooms, and reconfigure some of
the meeting rooms. The changes were minor in nature since the elevations and building
plans that were submitted with the Specific Plan were conceptual, and are not meant to
be construction-level documents. This is typical of most construction projects and
certainly with Specific Plan documents and phased projects. The changes did not impact
the intensity of the project in any way.
Building permits have been issued for grading and foundation work for the hotel portion
of the project. A Building permit for the structural portion of the hotel is also ready for
issuance.
DISCUSSION
As with most Specific Plans, the Seabiscuit Pacifica Specific Plan (“SP-SP”) includes an
administrative process for reviewing modifications and interpreting the Specific Plan. The
practical purpose of this process is that Specific Plans typically occur in phases, and cities
recognize that modifications to the text and exhibits of the Plan may be necessary over
time. Elevations and site plan modifications are common as plans are refined and
submitted through the construction process. At the discretion of the Development
Services Director or designee, minor modifications to the text, exhibits, and/or
development standards and design guidelines shall not require a formal Specific Plan
Amendment (i.e. through public hearing).
As such, Section 2-10 of the SP-SP allows the Development Services Director or their
designee to determine substantial conformance with the standards, regulations, and
guidelines of the Specific Plan, and all associated documents. This authority extends to:
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
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1. Determination regarding issues, conditions, or situations that arise that are not
addressed by the Specific Plan.
2. Approval of signs in compliance with the standards of the zoning designation.
3. Additions, deletions, and changes to the Specific Plan exhibits or texts that
substantially comply with the Specific Plan.
4. Adjustments to the site plan, building elevations, landscaping, parking, and all
other conceptual plans.
5. Building-mounted mechanical equipment or cellular installations.
The Director or their designee may make a decision on these issues with or without
conditions, or may refer a decision to the Planning Commission and/or City Council at a
noticed public hearing. Since the final design for Phase 2 is subject to the City Council’s
review per condition, the modifications to the parking for the entire site and the request
for six (6) additional guest rooms to the hotel has been included as part of this review.
The approved Specific Plan allows 329,286 square feet of total building area on this site,
which includes 155,143 square feet of hotel space accommodating 227 guest rooms;
174,143 square feet of residential/mixed-use space with 96 residential units and 31,898
square feet of commercial space. As for the parking, the site was approved for 82 parking
spaces at grade level and 534 spaces within a 222,642 square foot parking structure,
totaling 616 parking spaces.
In refining the building’s architecture and reviewing the feasibility of the commercial floor
area, the Applicant made several changes along the way and is proposing to reduce the
commercial area from 31,898 square feet to 10,600 square feet (6,640 square feet of
commercial space and 3,960 square feet of spa space) -- a reduction of nearly 23,000
square feet. The current plan also includes 233 guest rooms instead of 227 guest rooms.
The site will now provide 233 parking spaces at grade level and 224 parking spaces within
the 145,963 square foot two-level (ground and basement level) parking structure, for a
total of 491 spaces – a reduction of 125 spaces. The total building area will be 347,584
square feet – an increase of nearly 18,300 square feet.
Although the current plans show an increase of approxima tely 18,300 square feet for both
projects, 14,000 square feet of that area was from incorporating the mezzanine level that
was always a part of the hotel, but not counted toward the FAR . The residential portion
of the mixed-use project increased by 4,000 square feet to accommodate a new
clubhouse, fitness area, and lounge, which are onsite amenities rather than parking-
generating uses. The major change, however, is that a level has been removed from the
parking structure, thereby reducing the overall square footage by 77,500 square feet –
refer to the updated Specific Plan as shown under Attachment No. 3. As a result, the net
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 6 of 12
decrease to the building area is less than what was previously approved under this
Specific Plan.
To ensure that the changes proposed to the project are in substantial conformance with
the approved Specific Plan, the applicant has submitted a letter from LSA providing
analysis of the changes as they relate to the CEQA determination for the project (see
Attachment No. 4). The letter reviews the revised square footages of the various elements
of the project, and also reviews the change in valet configuration. Given the major
reduction in construction floor area and the reduction in proposed commercial floor area,
the analysis concludes that the revisions do not create any new environmental impacts.
To the contrary, the project is reduced in impacts from what was previously evaluated.
Additionally, the change to a more conventional surface lot for valet parking, while not
necessarily a CEQA issue, also does not have any impacts above and beyond what was
previously evaluated.
Changes to the Mixed Use Building’s Architecture
The original architectural design and concept of the mixed-use portion of the project was
to compliment the hotel design, while to providing a modern and contemporary style. The
design employed varied materials and a unique color palette as well as a number of
vertical elements to enhance visual interest and break up the building into modules.
Additionally, the large podium parking structure was hidden behind the retail façade, and
the residential towers sat among second-level gardens, pools, and seating areas, with
views of the mountains and the City, as shown in the image below.
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 7 of 12
However, concerns were raised by the City Council at the July 3, 2018, hearing related
to the design. In general, the City Council concluded that the second phase of the project
departed from the original design direction, which was to incorporate more Art Deco
elements and references to the Santa Anita Racetrack. It was also reasoned by the City
Council that the design departed too much from the elements proposed with the Le
Meridien design. As a result, the style has been revised to include more of the elements
and direction utilized in the original approval back in 2014.
The revised design presents more of a true “campus” feel, blending with the Le Meridien
hotel design more seamlessly. The revised design was approached with a modern
interpretation of some of the characteristics of the Art Deco style. Some of the new
elements added throughout the building include streamlined corners, cantilevered
horizontal banding, more consistent vertical elements, less variation in colors and
materials, and more consistent articulation. In addition, balconies have been expanded
and made more prominent, and a simplified roofline has replaced the previous design,
which frames the structure much more successfully and provides a reference to the Race
Track grandstand.
Similar to the original design, the reduced commercial area still provides a screen to the
parking podium and presents an attractive streetscape along Huntington and as viewed
from the hotel and internal driveway. Importantly, the reduced parking structure
significantly reduces the large podium structure onsite and greatly reduces the bulk and
mass of construction, especially as viewed from eastbound Huntington Drive. The
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 8 of 12
previous design brought the large parking podium within a short distance of the right -of-
way. With the revised parking structure, the podium has been pulled back significantly
from the street, adding opportunities for landscaping buffer and surface (valet) parking
area, which will be less imposing from this vantage point along Huntington Drive. The
revised design is shown in the images below.
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 9 of 12
It is important to note that final design of the building elements, landscaping elements and
choices, and internal and external finishes will be subject to evaluation and refinement
through the plan check process. The elevations and landscape plan are conceptual in
nature (as they are in all Specific Plans) and will continue to be reviewed and evaluated
throughout the process.
Valet Parking vs. Self-Parking
A total of 491 parking spaces (previously 616 spaces) are proposed for the revised
project: 233 parking spaces for the hotel; and 258 parking spaces for the reduced mixed-
use project. The approved parking rates remain the same for the various elements of the
project, but have been applied as shown in the table below.
Parking Project Summary
Phase 1 Type – Hotel (233 Guest Rooms) # of Spaces
New Surface Parking (at completion of Phase 2) 233
Total Phase 1 Spaces 233
Phase 2 Type – Mixed Use
New Residential Structure Parking (96 units) 2
spaces per unit; and 1 guest space for every 3
units
224
New Retail Parking (6,640 sf @ 1:200 sf) 34
Total Phase 2 Spaces 258
Total for Phase 1
and 2
491
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 10 of 12
Under this revised layout, valet service will be required for all hotel guests, and will also
be extended to retail/commercial and spa patrons. The hotel has always been designed
to provide valet-only parking for guests. The major difference between the original project
and the revision is that, previously, the majority of valet spaces were housed within the
parking structure in a standard parking format. The revised plan includes valet spaces in
a more conventional surface lot with a stacked parking format. This configuration
eliminates one of the parking levels from the three-level parking structure, and
significantly reduces the overall size of the parking structure, which results in greater
setbacks from E. Huntington Drive as was mentioned previously.
The new valet parking configuration will provide 233 surface parking spaces, with 152 of
those spaces dedicated to valet parking in a tandem style of four spaces in a row. The
remaining 81 parking spaces will be located around the perimeter of the property. As for
the remaining 258 parking spaces, 224 spaces will be allocated to the residences and
guests as per the approved parking ratio from the original project. All of these spaces will
be located within the parking structure. Of those spaces, 106 spaces will be in tandem
style (53 of the units will have tandem parking). The final 33 parking spaces will be
provided for retail parking and will all be surface spaces. Again, retail users can also utilize
the valet service as needed, and the spa is designed to be completely covered by the
valet service as it is intended primarily for hotel guests. The revised parking plan is shown
in graphic form in the image below:
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 11 of 12
The Applicant has retained a valet service company to
ensure that the change in valet parking operations can
handle the demand, and to provide the City Council with
an operations plan to illustrate how parking will work. This
plan is included as Attachment No. 5 and it includes
detailed operational information, access and egress
descriptions, queuing procedures, peak time analysis, and
directional information. The Plan concludes that valet
parking in this format is suitable and will be successful for
the project. The estimated parking time and retrieval of
each vehicle is between three (3) to five (5) minutes.
Estimated vehicles that can be parked during peak hours
is between 180 to 260 vehicles, and 144 to 160 vehicles
during non-peak hours. The valet company has estimated
that there will be between 13-15 valet staff during peak times. It was determined that the
change to a tandem valet parking arrangement would not result in an increase in a
previously identified environmental impact or a new environmental impact over and above
than what was previously analyzed in the approved Specific Plan. This is detailed in the
Consistency Analysis that was prepared by LSA, refer to Attachment No. 4.
The Specific Plan Interpretation process outlined in Section 2.10 of the SP -SP requires
that three findings be made in order to determine substantial conformance with the
Specific Plan. Each of these findings is described in greater detail below:
1. The proposed design revisions substantially conform to the applicable provisions
of the Specific Plan.
FACTS TO SUPPORT THE FINDING: The architectural design is appropriate and
compatible with the surrounding styles, yet sophisticated and timeless. Since it is a
reduced development in terms of commercial square foota ge and overall building
area, the design revisions conform to the provisions of the Specific Plan. In terms of
the additional guestrooms, the project still complies with the Specific Plan in that it
does not exceed what was originally allowed in terms of parking rate, nor does the
revised project exceed the maximum allowable FAR of 1.0 for this site.
2. The proposed design revisions will not adversely affect public health and safety.
FACTS TO SUPPORT THE FINDING: The project will not adversely affect public
health and safety. The changes to the design have no impact on public health and
safety, and the changes to the parking structure and commercial floor area within the
project will lead to less trips and traffic than the originally approved project. The valet
plan will ensure that the moving and placemen t of vehicles occurs within the site and
will not need to utilize the adjacent rights-of-way.
Seabiscuit Pacifica Specific Plan
130 W. Huntington Drive
May 21, 2019
Page 12 of 12
3. The proposed design revisions will not adversely affect adjacent properties.
FACTS TO SUPPORT THE FINDING: The valet parking plan submitted to the City
Council will ensure that no impacts occur to adjacent properties. In fact, given the fact
that the project now includes the two adjacent properties as part of the subject
property, the nearest property that could be impacted from a parking standpoint is the
City Hall campus, where controls are in place. Additionally, the proposed reduced
commercial area will reduce traffic to and from the site, so no additional impacts are
anticipated.
With the change in valet parking configuration, it is recommended that a condition of
approval be added to the original project that a reciprocal parking and driveway easement
be approved between both properties within the Specific Plan, and that this easement
shall be approved and recorded prior to issuance of a building permit for the second phase
of the project – refer to Resolution No. 7259 under Attachment No. 1. Given the above
analysis, the modifications can be found to be in substantial conformance with the
Specific Plan.
PUBLIC NOTICE/COMMENTS
As required by the Interpretation process under the Specific Plan, public hearing notices
for this item was published in the Arcadia Weekly on May 9, 2019. As of the date of this
Staff Report, no comments on this project have been received.
RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 7259 approving
interpretation of the Seabiscuit Pacifica Plan (“SP-SP”) related to final design and parking
for the mixed-use project at 130 W. Huntington Drive, and amending Resolution No. 7223.
Attachment No. 1: Resolution No. 7259
Attachment No. 2: Resolution No. 7223 (adopted July 3, 2018)
Attachment No. 3: Updated Seabiscuit Pacifica Specific Plan, dated May 8, 2019
Attachment No. 4: Consistency Analysis to the MND, dated May 8, 2019
Attachment No. 5: Parking Management and Valet Operations Plan
Attachment No. 1
Resolution No. 7259
Attachment No. 2
Resolution No. 7223
Attachment No. 3
Updated Seabiscuit Pacifica Specific Plan,
dated May 8, 2019
1
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
05/21/2019
1
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
SHEET INDEX
PROJECT SUMMARY
THE PROPOSED WORK ARE PHASES I AND II OF THE FORMER SANTA ANITA INN SITE
LOCATED IN ARCADIA, CALIFORNIA. THE NORTHEAST HALF OF THE PROPERTY WILL
BE THE CONSTRUCTION OF A FOUR-STAR LE MERIDIEN
HOTEL BY MARRIOTT. PHASE II WILL BE A MIXED USE DEVELOPMENT
CONSISTING OF GROUND FLOOR RETAIL, LUXURY RESIDENTIAL AND PODIUM
PARKING.
PHASE 1 AND PHASE 2 TOTAL SITE AREA
AND FLOOR AREA RATIO:
SITE AREA: 6.117 ACRES
FAR: MAX FAR 1.0
PHASE 1
LE MERIDIEN HOTEL BY MARRIOTT
BUILDING AREA 171,524 SF
PUBLIC AREAS 25,011 SF
233 GUESTROOMS 121,293 SF
BACK OF HOUSE 25,220 SF
PARKING PROVIDED 233 PARKING
PHASE 2
MIXED USE RESIDENTIAL
BUILDING AREA 176,581 SF
RETAIL/COMMERCIAL 6,640 SF
SPA 3,960 SF
RESIDENTIAL (96 UNITS) 145,963 SF
RESIDENTIAL LOBBY AND AMENITIES 20,018 SF
PHASE 1 AND PHASE 2 REQUIRED PARKING
RETAIL/COMMERCIAL (5/1000SF) 34
HOTEL (1/GUESTROOM) 233
96 RESIDENTIAL UNITS (2/UNIT +1/3UNITS) 224
TOTAL REQUIRED PARKING 491
PARKING PROVIDED
HOTEL STANDARD PARKING 81
HOTEL VALET PARKING 152
ON GRADE RESIDENTIAL STRUCTURE PARKING 122
BASEMENT RESIDENTIAL STRUCTURE PARKING 102
RETAIL PARKING 34
TOTAL PROVIDED PARKING 491
CLEAN AIR VEHICLE & ELECTRICAL VEHICLE PROVIDED
CAV EVSE
RESIDENTIAL 18 14
HOTEL 19 14
RETAIL 3 2
LIST OF PROFESSIONALS
CLIENT:
SAICP LLC
41 WHEELER AVE. STE #661329,
ARCADIA, CA 91066
ARCHITECT:
ARCHITECTS ORANGE
144 N ORANGE STREET,ORANGE, CA 92866
SURVEYOR:
TRITECH ASSOCIATED, INC
SUBDIVISION SURVEY ENGINEERING DESIGN
135 NORTH SAN GABRIEL BOULEVARD,
SAN GABRIEL, CA 91775
CIVIL:
STANTEC
38 TECHNOLOGY DRIVE
IRVINE, CA 92618
LANDSCAPE:
ARCHITECTS ORANGE
144 N ORANGE STREET,ORANGE, CA 92866
ENVIRONMENTAL:
LSA ASSOCIATES, INC.
1500 IOWA AVENUE, SUITE 200,
RIVERSIDE, CA 92507
CODE AND PLANNING INFORMATION
PARCEL ADDRESS: 130 WEST HUNTINGTON DRIVE,
ARCADIA 91007
PARCEL AIN NO.: 5775-024-015 (Salvation Army Parcel)
5775-024-018 (Main Parcel)
EXISTING USE: DOWNTOWN MIXED USE
PROPOSED USE: DOWNTOWN MIXED USE
HOTEL / RESIDENTIAL / RETAIL
APPLICABLE BUILDING CODES
BUILDING:
2016 CALIFORNIA BUILDING CODE (CBC)
ELECTRICAL:
2016 CALIFORNIA ELECTRICAL CODE (CEC)
MECHANICAL:
2016 CALIFORNIA MECHANICAL CODE (CMC)
PLUMBING:
2016 CALIFORNIA PLUMBING CODE (CPC)
ACCESSIBILITY:
MORE STRINGENT OF CALIFORNIA BUILDING CODE OR
APPLICABLE FEDERAL LAW
ENERGY:
2016 CALIFORNIA FIRE CODE (CFC) AND LOCAL
ORDINANCE
2 SPECIFIC PLAN
10 SITE PHOTOS
11 VICINITY MAP & SITE MAP
12 SITE SURVEY
13 EXISTING SITE PLAN
14 PRELIMINARY GRADING PLAN
19 OVERALL SITE PLAN
PHASE 1 - HOTEL
20 SITE PLAN & PROJECT SUMMARY
21 FIRE TRUCK ACCESS ROUTE
22 GROUND FLOOR PLAN
23 MEZZANINE FLOOR PLAN
24 FLOOR PLANS
27 ROOF PLAN
28 ELEVATIONS
30 SECTIONS
32 RENDERING
33 COLOR & MATERIAL BOARD
PHASE 2 - MIXED USE RESIDENTIAL
34 SITE PLAN & PROJECT SUMMARY
35 FIRE TRUCK ACCESS ROUTE
36 FLOOR PLANS
39 ELEVATIONS
41 SECTIONS
42 RENDERING
43 COLOR & MATERIAL BOARD
LANDSCAPE
44 LANDSCAPE TREE SURVEY
45 PHASE 1 LANDSCAPE PLAN
47 PHASE 2 LANDSCAPE PLAN
51 VEHICULAR VISIBILITY EXHIBIT
2
Seabiscuit Pacifica Specific Plan
130 W. Huntington Dr., Arcadia, CA 91007
SECTION 1.0 INTRODUCTION
1.1 Purpose and Authority
A Specific Plan is a legislative tool that implements the General Plan by combining zoning
requirements and development regulations that are tailored to a specific property. A Specific Plan is
commonly used for a large site, a site where many individual properties have been assembled, or a
site that requires special attention in terms of land use or development characteristics. The Seabiscuit
Pacifica site requires special attention due to its limited size but unique location and ability to
economically support Santa Anita Park, the current downtown revitalization community district, and
the City of Arcadia (see Section 2 for site and project details). More specifically, it is the phasing of the
project into two phases that has raised questions, which the Specific Plan looks to address. Phase 1
will consist of a new Marriott full service Hotel. Phase 2 will consist of developing the rest of the site
into an 8-story residential mixed-use project.
The purpose of the Seabiscuit Pacifica Specific Plan is to define the range of permitted uses,
development regulations and design guidelines for the development of the project site.
Implementation of the Specific Plan will accomplish the following objectives:
• Provide high quality development consistent with the City's General Plan and in conformance with
municipal standards, codes, and policies;
• Provide uses that will compliment and support the Santa Anita Park race track, other important
regional facilities in the City, and the adjacent Downtown area;
• Design the development to minimize the potential for environmental impacts;
• Augment the City's economic base by increasing tax-generating commercial uses within the City;
and
• Create employment-generating opportunities for the citizens of the City and surrounding
communities.
1.2 Document Approval
The Seabiscuit Pacifica Specific Plan has been prepared pursuant to the provisions of the California
Government Code, Title 7, Division 1, Chapter 3, Article 8, and Sections 65450 through 65457. The
California Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy
documents or by ordinance as regulatory documents. This Specific Plan is being adopted by
Ordinance. The law allows preparation of Specific Plans as may be required for the implementation
of the General Plan and further allows for their review and adoption.
1.3 Relationship of the Specific Plan to the General Plan, Zoning, and Other Ordinances
Specific Plans must be consistent with the goals and policies of the adopted General Plans of local
jurisdictions (California Code Section 65454). The Seabiscuit Pacifica Specific Plan implements the
goals and policies of the City of Arcadia General Plan within the Specific Plan area. The goals and
objectives found in the Land Use Element support the City's desire to continue to create a future in
which the economy and environment of the City is preserved and enhanced by new development
Section 2.3 provides a specific analysis of the Specific Plan relative to the City General Plan land use
and zoning designations. Appendix B, the General Plan Consistency Analysis, demonstrates how the
Seabiscuit Pacifica Specific Plan implements applicable goals and objectives of the City of Arcadia's
General Plan. Various land use goals that support a viable economic future direction for the City.
This Specific Plan acts as a bridge between the General Plan and individual development proposals. It
combines development standards and guidelines into a single document that is tailored to meet the
development needs of this specific site. The City of Arcadia's General Plan indicates that a Specific
Plan is required for large parcels that may have development characteristics that are not addressed
in the City's General Plan or Zoning. While the Specific Plan site is not very large (6.117 acres), it does
represent a unique property in relation to the Santa Anita Park race track, and so City staff has
supported preparation of a Specific Plan for the hotel project application by Seabiscuit Pacifica, LLC
on this site.
The Seabiscuit Pacifica Specific Plan is developed within the overall framework of the City's Zoning
Ordinance, but provides separate development standards and guidelines that are customized to the
Specific Plan site. The City's zoning standards are utilized for certain aspects of development, such as
parking and landscaping, while the Specific Plan provides other standards that are tailored to the
unique location and opportunities of the Seabiscuit Pacifica Specific Plan site. Future discretionary
approvals for this site will be subject to the review procedures, findings and provisions of the
Seabiscuit Pacifica Specific Plan and the City of Arcadia Zoning Ordinance. Related and/or subsequent
approvals, such as Specific Plan amendments or architectural design review as deemed necessary by
the Development Services Director or designee, must be consistent with both the guidelines of the
Seabiscuit Pacifica Specific Plan and the City's Zoning Ordinance. Where development regulations in
this Specific Plan differ from those established in the City's Code, the provisions of the Seabiscuit
Pacifica Specific Plan shall prevail. Where this Specific Plan is silent on a development regulation, the
City of Arcadia' Code shall prevail.
Section 2.3 and Appendix B provide a more detailed analysis of the Specific Plan's consistency with
the General Plan policies and objectives. Although the proposed Seabiscuit Pacifica project is
consistent with the City's General Plan and zoning (see Section 2.3), a Specific Plan was prepared to
address the following project characteristics: (a) development phasing; (b) the development
agreement; and (c) the overall appearance of all buildings within the project
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2.0 LAND USE PLAN
2.1 Location
The project site currently consists of two parcels and a total site area of approximately 6.117 acres located
just east of the Santa Anita Park race track, just south of Huntington Drive, and just east of West
Huntington Drive in the City of Arcadia. The site is depicted on the United States Geological Survey (USGS)
Mt. Wilson, California 7.5-minute topographic quadrangle in Township 1 North, Range 11 West (no
sections indicated), with a latitude of 34' 8' 21. 7" North and a longitude of 118' 2' 77" West The parcel is
bounded by Colorado Place/Huntington Drive to the north, the Arcadia City Hall complex to the south,
East Huntington Drive to the east, and West Huntington Drive to the west The project location is illustrated
in Figures A-0.2 and A-0.3. The legal description is included in Appendix C. The project site consists of
Assessor's Parcel Number’s 5775-024-015 and 5775-024-018. The precise description of the parcels is
included as Appendix C.
2.2 Environmental Setting
The proposed project site gently slopes to the south at a gradient of 2.4 percent with elevations ranging
from 473 feet above mean sea level (amsl) at the north corner sloping down to 466 feet amsl at the south
corner. Onsite elevations are shown in Figure A-0.4. The site is fully developed with the Santa Anita Inn
hotel that has occupied this property since 1955. The site has several improved access roads around its
perimeter, including Colorado Place/Huntington Drive to the north, East Huntington Drive to the east, and
West Huntington Drive to the west.
The project site is in an urbanized area and is surrounded by developed uses. Directly west of the project
site are the Santa Anita Park race track, the Arboretum of Los Angeles County is further west, and a
regional mall, Westfield Mall Santa Anita, is to the west of the racetrack. North of the project site are
offices along Colorado Place and Huntington Drive, and a bank along Huntington Drive North of these
commercial and office uses are existing residential neighborhoods. An individual house used by the
Salvation Army as a rehabilitation facility is located adjacent to the west of the site, containing 11,887 sf,
has been incorporated into the site. To the east of the project site is the Arcadia County Park. South of
the proposed site are the Civic Center Athletic Field Recreational Area and the City Hall complex. Farther
southwest are the Methodist Hospital, Quest Diagnostics Medical Lab, and Medical Library.
There are no surface drainage courses on the project site, but the East Branch Arcadia Wash is located
approximately 227 feet west of the site and the Arcadia Wash is located approximately 2, 000 feet west
of the site. The previous Figure A-0.2 shows the location of the project site and surrounding land uses.
2.3 General Plan Land Use and Zoning Constraints
According to the Arcadia General Plan, the project site is designated for commercial uses. The City's
General Plan Land Use Designation Map shows the land uses of the project site and the surrounding
properties, as shown on Table 2A.
The City's General Plan says the following about the Downtown Mixed Use land use designation...
1.4 Relationship to the California Environmental Quality Act
Adoption or amendment of a Specific Plan constitutes a project under the California Environmental
Quality Act (CEQA). A Mitigated Negative Declaration (MND) has been prepared in accordance with
the CEQA Guidelines (CCR, Title 14, Division 6, Chapter 3 Section 15000-15387), and State CEQA
Guidelines Sections 15070 through 15075 in particular, to analyze the environmental impacts of the
Seabiscuit Pacifica Specific Plan. The MND establishes the existing, onsite environmental conditions
and evaluates the potential impacts of this Specific Plan. The MND references project design features
and includes various mitigation measures that will be implemented through either the Mitigation
Monitoring and Reporting Program or Conditions of Approval (refer to Appendix A).
1.5 Required Entitlements
The discretionary actions to be considered by the City as part of the proposed Seabiscuit Pacifica
Specific Plan include approval of the following:
• Lot Line Adjustment
• Tract Map
• Seabiscuit Pacifica Specific Plan No. SP –SP with a height overlay of H-8
• The general land use designation is Downtown Mixed Use
• Zone Change No. ZC 13-02 (SP-SP) and Amendment to the Zoning Map (Ordinance No. 2355 and
Resolution No. 7223)
x Mitigated Negative Declaration in compliance with CEQA (City Council Resolution No. 7013);
x Conceptual Review of the overall project site plan and visual renderings;
x Design Review of the Site Plan and Building Elevations for Phase 1; and
x Design Review of the Site Plan and Building Elevations for Phase 2.
Other non-discretionary actions anticipated to be taken by the City at the Staff level as part of the
proposed project include:
• Approval of a Storm Water Pollution Prevention Plan (SWPPP) to mitigate site runoff during
construction (i.e., over the short-term) and a Standard Urban Stormwater Management Plan
(SUSMP) to mitigate for post-construction runoff flows (i.e., over the long-term during project
occupancy and operation).
• Review of landscaping/irrigation plans.
• Certificate of Demolition
• Building permit. The comprehensive building permit includes building permit, plumbing,
mechanical, and electrical permits.
• Grading permit
• Sewer connection permit
Development of the proposed Seabiscuit Pacifica project may require the following permits and/or
approvals from other responsible agencies:
• A National Pollutant Discharge Elimination System permit from the Regional Water Quality
Control Board -Los Angeles Region to ensure that construction site drainage velocities are equal
to or less than the pre-construction conditions and downstream water quality is not harmed.
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9102.11.040 - HEIGHT OVERLAY
Any structure in Zone H may, by complying with the provisions of this section, exceed the height
limitation applicable to the underlying zone in which it is located; provided, however, that no structure
shall in any event exceed the following height limits:
a. Zone H4 – 45 feet
b. Zone H5 – 55 feet
c. Zone H6 – 65 feet
d. Zone H7 – 75 feet
e. Zone H8 – 95 feet.
The tallest building in the proposed Seabiscuit Pacifica project is the condominium building at
approximately 95 feet with 8 stories of occupied space. With the architectural roof projection, the hotel
condo building will stand 95 feet to the top of the primary roof deck. The Seabiscuit Pacifica Specific Plan
will be within requirements of the H-8 Height Overlay.
2.4 Specific Plan Contents
The Seabiscuit Pacifica Specific Plan includes the site plan, floor plans, and elevations for the project
buildings, as well as the accompanying renderings and site information, and the Conditions of Approval.
The Specific Plan also includes the planned building heights, setbacks from West Huntington Drive, East
Huntington Drive, Colorado Place, and existing uses to the south. The site plan and associated Initial Study
provide information on environmental conditions of the site and potential environmental effects of the
project, including traffic, air quality, noise, drainage, utilities, and municipal services. Once approved, the
Seabiscuit Pacifica Specific Plan will be shown on the City's official zoning map as SP-SP.
The following graphical materials are hereby incorporated into the Specific Plan and presented at the end
of this section:
2 SPECIFIC PLAN
10 SITE PHOTOS
11 VICINITY MAP & SITE MAP
12 SITE SURVEY
13 EXISTING SITE PLAN
14 PRELIMINARY GRADING PLAN
19 OVERALL SITE PLAN
PHASE 1 - HOTEL
20 SITE PLAN & PROJECT SUMMARY
21 FIRE TRUCK ACCESS ROUTE
22 GROUND FLOOR PLAN
The Downtown Mixed Use zone is intended to provide opportunities for complimentary service and retail
commercial businesses, professional offices, and residential uses located within the City’s downtown. A
wide range of commercial and residential uses are appropriate, oriented towards pedestrians to
encourage shared use of parking, public open space, and interaction of uses within the zone. Mixed use
requires the inclusion of a ground-floor, street frontage commercial components for all projects. Exclusive
residential structures are not allowed. This zone implements the General Plan Downtown Mixed-Use
designation. Maximum FAR allowed in Downtown Mixed Use is 1.0
The description of allowed uses lists hotels and motels that require the approval of a Conditional Use
Permit subject to requirements of Section 9107.09.09 use of the Development Code Section 9220.29 of
the City's Municipal Code (zoning) defines "Hotel is a building in which there are six or more guest rooms
where lodging with or without meals is provided for compensation as the more or less temporary abiding
place of individuals and where no provision is made for cooking in any individual room or suite." All of the
hotel rooms meet this definition. They will also be subject to TOT tax like a typical hotel. Therefore, the
hotel in the Seabiscuit Pacifica project are consistent with the allowable uses under the General Plan
under the Downtown Mixed-Use land use designation, therefore, the Seabiscuit Pacifica Specific Plan does
not require a General Plan Amendment.
The City's zoning map indicates the site is zoned Downtown Mixed Use which allows hotels and residential
mixed-use with a Conditional Use Permit (CUP). Approval of the Specific Plan by the City Council would
allow the hotel and residential mixed use by right and eliminate the need for a CUP consistent with state
law for charter cities.
The total building area of the Seabiscuit Pacifica Specific Plan indicates the project FAR is 1 0 (see Table
2.B). However, approval of the Specific Plan amendment by the City Council will constitute acceptance by
the City that the proposed Seabiscuit Pacifica Specific Plan is generally consistent with the General Plan,
and that any modification to the building development characteristics shown in this Specific Plan will
require City Council approval of a Specific Plan Amendment.
Finally, the City's zoning map indicates the site has a Height Overlay (H-8) which allows buildings up to 95
feet, as shown below from the City's Municipal Code Section 9102.11.040:
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• “Santa Anita Inn Redevelopment Project, Addendum to Traffic Impact Analysis." Kimley-Horn and
Associates, Inc. 2013
• "Noise Impact Analysis." LSA Associates, Inc. August 2013
• "Air Quality Analysis." LSA Associates, Inc. August 2013
• The Primary Records forms (full sets-523A and 5238, and Location Map, etc).
• "Initial Study and Mitigated Negative Declaration, For Two Medical Office Buildings, A General
Office Building, and a Four-Level Parking Structure at 161 Colorado Place and 125 IN, Huntington
Drive." Pacific Design Group. December 2012
• "Hydraulic & Hydrology Calculation." Tritech Associates, Inc. July 2013
2.5 Specific Plan Land Use Components
The Seabiscuit Pacifica Specific Plan is proposed in the City of Arcadia at the southwest corner of Colorado
Place and West Huntington Drive. The Specific Plan site occupies approximately 6.117 acres and is located
at 130 - 180 Huntington Drive. The Seabiscuit Pacifica project proposes to construct a full service Marriott
Hotel, and a residential mixed-use tower and supporting parking for the entire project. The Seabiscuit
Pacifica Specific Plan proposes a total of SF square feet of building, including 171,524 square feet of hotel
space with 233 rooms (6 more additional rooms than what was previously approved) in one building and
SF) square feet of residential mixed-use with 96 total units. Figure A-1.0 shows the proposed Seabiscuit
Pacifica Specific Plan land use plan and Table 2.8 summarizes the proposed uses of the Specific Plan.
The project is intended to support patrons, employees, and managers of the Santa Anita Park race track
on a regular basis, in addition to general guests to the City of Arcadia. The full service hotel will allow for
accommodations for race track and city guests. This lodging-related use is consistent with the goals of the
General Plan for general commercial uses located around the Santa Anita Park race track. The hotel and
the residential mixed-use are expected to generate a need for 185 new employees at build out.
23 MEZZANINE FLOOR PLAN
24 FLOOR PLANS
27 ROOF PLAN
28 ELEVATIONS
30 SECTIONS
32 RENDERING
33 COLOR & MATERIAL BOARD
PHASE 2 - MIXED USE RESIDENTIAL
34 SITE PLAN & PROJECT SUMMARY
35 FIRE TRUCK ACCESS ROUTE
36 FLOOR PLANS
39 ELEVATIONS
41 SECTIONS
42 RENDERING
43 COLOR & MATERIAL BOARD
LANDSCAPE
44 LANDSCAPE TREE SURVEY
45
47
51
PHASE 1 LANDSCAPE PLAN
PHASE 2 LANDSCAPE PLAN
VEHICULAR VISIBILITY EXHIBIT
Appendix A: Conditions of Approval and Mitigation Measures
Appendix B: General Plan Consistency Analysis
Appendix C: Title Report and Assessor's Parcel Map
In addition, the following documents and studies associated with the Specific Plan are on file at the
Planning Division of the Development Services Department, 240 W. Huntington Drive, Arcadia, CA:
• "City of Arcadia General Plan." City of Arcadia. November 2010
• "Phase I Environmental Site Assessment." Continental Assets Management March 2003
• "Preliminary Geotechnical Assessment."Geotechnologies, Inc. July 2013
• "City of Arcadia Zoning Map.”Hogle-Ireland Inc. 2010
• "Santa Anita Inn Redevelopment Project." Kimley-Horn and Associates, Inc. Original July 2013,
updated November 2013 and updated March 2018.
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2.5 Project Phasing
The Seabiscuit Pacifica Specific Plan is a self-supporting commercial project with individual
owners/developers responsible for on-site and off-site improvements necessary to support development
of the project. The previous Table 2.8 provides a summary of the various project uses by phase.
Development of the plan area will occur in two phases, generally as follows:
Phase I
Phase I will be completed by 2020 and will include a full service Marriott Le Meridian hotel and surface
parking. Phase II will consist of a mixed use development with garage parking, and surface parking. Phase
I includes constructing a total of 171,524 square feet of hotel space. The hotel will contain a total of 233
rooms as outlined in Table 2.C. The Marriott Le Meridian Hotel is Marriott’s upscale, artistic, full service
brand hotel offering an upscale guest experience in a mid-century modern environment with a full service
food and beverage component and a modern and refreshing design. The hotel will have a six floor wing
and a five floor wing with a maximum height of approximately 80 feet. Phase I surface parking will have
233 spaces for the hotel to support the additional 6 rooms that were added to the previously approved
project.
Phase II
Phase II includes construction of the residential mixed-use tower, which will comprise of 96 total units,
covered structured parking and street frontage commercial. The residential tower will have eight floors
and include 96 condominium units, and a structured parking podium. The residential mixed-use tower will
have a maximum height of 95'-0" to the primary roof deck. The parking, which will be constructed during
Phase II for the residences, will contain 145,963 square feet and 224 garage parking spaces as shown in
Table 2D. The parking requirements are two parking spaces for every unit and an additional one guest
parking space for every three units. Each unit will have two covered parking spaces in the parking
structure, where all the guest spaces will be located. Any changes or alteration to the parking space
assignment shall be subject to review and approval by the Development Services Director or designee
(refer to condition of approval no. 3 of Appendix A).
Phase II parking will have 258 parking spaces in all at the completion of the phase two parking structure.
After Phase II completion, a grand total of 491 parking spaces will be available, which will yield a hotel
parking ratio of 1.00.
Table 2.C: Seabiscuit Pacifica Rooms / Units Summary
Project Rooms / Units Summary
Phase I Building # of Rooms/Units
Full Service Marriott Hotel 233
Total Phase I Rooms 233
Phase II
Residential Mixed Use 96
Total Phase II Rooms 96
Table 2.B: Seabiscuit Pacifica Specific Plan Land Uses
Hotel-Related Land Use Room /
Spaces
Floor Area (square
feet)
Footprint Building
Area (square feet) Percent of Site
Phase I (hotel)
LE Meridian Hotel 233 171,524 36,496 13.7
Subtotal 233 171,524 36,496 13.7
Phase II
Residential Mixed-Use (sits on
parking podium) 96 145,963 23,228 8.7
Residential Lobby and
Amenities - 20,018 1,851 0.7
Commercial 6,640 6,640 2.4
SPA 3,960 2,046 0.8
Subtotal 96 176,581 33,765 12.7
Parking
Hotel Surface Standard Parking 81 -- -- -
Hotel Surface Valet Parking 152
Hotel Surface Tandem Parking 0
Structured Covered Standard
Parking Phase II
118 -- --
Structured Covered Tandem
Parking Phase II
106
Retail Surface Parking 34 -- -- --
Subtotal 491 -- -- --
Development Total
Marriott Le Meridian Hotel 233 171,524 36,496 13.5
Residential Mixed Use 96 176,581 23,228 19.6
Total (w /o parking structure) 329 348,105 59,724 22.4
Total Parking Spaces 491 -- --
FAR (Total 1.0:1 Max allowed) -- .68:1 (Does not
include
condominium SF)
-- --
Source: Architects Orange (April 2019)
1 Building footprint
2 Floor Area Ratio = Building Area (in square feet) : Site Area (266,456 square feet or 6.117 acres) per ALTA survey and County Assessor’s
Parcel data
3 Phase I hotel parking is 100% standard surface parking without tandems
4 Full valet service will be offered to the hotel patrons
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2.8 Design Narrative
1. Building Architecture
A. Hotel
Art Deco is the style of the Santa Anita Park grandstand and may also be found throughout Los
Angeles. Early Art Deco was influenced by bold geometric forms – the cylinder, the sphere, the
cone, and the cube. The use of reinforced concrete enabled architects and engineers to design
buildings with clean lines, rectangular forms, and little decoration on the façade. For projects on
a tight budget, the simple box could be embellished with applied motifs that made a conceptually
rudimentary structure appear fashionable and up to date. Visual interest could be further
enhanced by stretching linear forms horizontally and vertically throughout the building
Taking cues from that era, we approached our design with a modern and fresh interpretation of
the characteristics of the Art Deco style. The building portrays a clean and modern, yet subtle
homage to this movement. The design is sophisticated, timeless, tasteful, yet striking.
The deco light vocabulary includes rounded streamlined corners, cantilevered horizontal banding,
meaningful vertical elements, and subtle patterning whose motifs are drawn from the special
equestrian nature of the site and its proximity to the world famous track. Striking architectural
elements, thoughtfully located at each end of the building and adjacent to the street to provide a
memorable and artistic deco-esque icons, signaling the luxury and special hand crafted nature
that awaits the hotel guest.
Exterior architectural lighting will highlight the rich materials, colors and forms of the hotel
creating a landmark project, beautiful during the day and subtly spectacular at night.
The hotel is a Marriott product and must adhere to their design guidelines, which has its own
requirements and restrictions. Designers are able to tailor their designs to many different
specifications and styles, but still must hold true to Marriott's required design elements. In
comparison to their prototypes, this hotel is much different and unique to Arcadia. The interior
will feature the newest generation of Marriott hotel designs, which were only approved for use
in the last year. Franchise also requires all hotels to be updated every five years so guests will
have the latest design and experience. Marriott's designs have always experienced a lot of success
as they are constantly being honed and have always scored well in customer satisfaction. The
hotel will also have fantastic outdoor gardens and meeting / gathering space and an intimate pool
amenity deck. The ground level gardens will provide a verdant and lush street presence to the
community and a stunning backdrop for the various lobby, restaurant, gathering and lounge
spaces organized around the garden.
Table 2.D: Seabiscuit Pacifica Parking Summary
Project Parking Summary
Phase I Type # of Spaces
New Surface Parking (at completion of Phase 2) 233
Total Phase I Spaces 233
Phase II Type
New Residential Structure Parking 224
New Surface Retail Parking 34
Total Phase II Spaces 258
Total Phase I and
Phase II
491
2.6 Access/Improvements/Screening
Primary access for the hotel will from West Huntington Drive. Primary access to the residential mixed-use
will be off of West Huntington Drive. A driveway off of East Huntington Drive will serve as a
secondary/emergency access point for both the hotel and condominium
Main entrance into the parking lot will feature a tree lined entry approach providing plenty of stacking
space for guests.
The project will prepare a sewer capacity study and provide a "fair share" contribution to help fund an
expansion project already included in the City's Capital Improvement Program (CIP) that will provide
adequate sewer capacity for this project.
An additional ten (10) feet is allowed for architectural features, chimneys, vents, equipment, and other
accessory rooftop structures on the hotel and condominium building. Such appurtenances not fully
incorporated as architectural features shall be adequately screened by a wall. Any roof-mounted
mechanical equipment shall be appropriately screened from view. The method of screening shall be
architecturally integrated with the adjacent structure in terms of materials, color, shape, and size. Where
individual equipment is provided, a continuous screen is desirable.
2.7 Landscaping Requirements
A conceptual landscaping plan is included with the Specific Plan application and it will be phased as well.
The proposal is consistent with City requirements and the overall landscaping plan for the Santa Anita
Park race track and West Huntington Drive.
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Phase I – Hotel
233 new spaces, 100% standard surface parking
Total spaces After Phase 1 completion= 233
*Requirement is 1.0 parking-to-room ratio
Rooms = 233
Parking= 233
Phase 2-Residential Mixed-Use (96 Units)
224 garage parking
*Requirement is 2 parking spaces per unit plus 1 guest parking for every 3 units, so at least 224
spaces must be provided.
Total spaces after Phase 2 completion= 491 spaces
- 233 Standard Parking
- 106 Tandem Parking
- 152 Valet Parking
**Only 224 spaces will be dedicated to residents and guests, while remaining balance of 267
spaces will be dedicated to the hotel parking and commercial parking.
5. Landscaping
There will be many new trees, shrubs, and ground covers that will be planted to enhance the
aesthetics of the entire site. Prior to issuance of a grading permit for each phase, the developer
shall provide an assessment of existing trees on the areas to be developed. This tree assessment
shall be prepared by a qualified landscape architect and identify any existing large bushes or trees
that can be relocated or preserved as part of the new development project. The project
landscaping plans shall attempt to preserve existing mature trees onsite to the extent feasible,
based on the tree assessment. This measure shall be implemented to the satisfaction of the City
Planning Division.
6. Signs
Typical directional and room designation signage will be provided per code requirements. Exterior
Marriott and retail signage will also be installed on the exterior of the buildings. There will also
be two small monument signs for the hotel located along West Huntington. The size, height, and
style shall be subject to review by staff through a Sign Design Review Application. Any new
signage or replacement in the future shall be subject to a formal sign design review. No
amendment to the Specific Plan is required.
7. Outdoor Equipment
Outdoor equipment, devices, and trash will be shown on the landscaping plan.
B. Residential Mixed-Use
The architectural design and character of the residential mixed-use is visually complimentary with
the Phase I hotel design while providing a slightly more modern and urban texture. The structured
parking is hidden behind a luxurious retail façade, fronting West Huntington Drive and lining the
grand arrival boulevard providing an activated retail façade across from the hotel lobby. With a
lush landscaped podium at its base, the residential towers will sit among gardens, pools and
lifestyle seating areas, with spectacular views of the mountains and the city. The building
architecture plays off the art deco and mid-century modern elements of the hotel and playfully
varies the facades, colors and materials to create striking luxury residences. A subtle ground level
connection between Phase I and Phase II is planned for the overall project.
2. Fences & Walls
A. Hotel
Proposed walls would include decorative fencing feature that would enclose the hotel garden and
patios, and separate it from the ground level to create privacy. It will have finishes to compliment
the buildings. There will be landscaping adjacent to meeting rooms, which would also be
consistent in appearance with the adjacent architecture. The balance of the project will have
extensive landscaping.
B. Residential Mixed-Use
Proposed walls for the residential mixed-use include a 5-6' perimeter wall around the pool area
to ensure guest privacy and child safety. It will have either a stucco finish, metal rail, or glass
design to tie into the building architecture. The balance of the project will have extensive
landscaping to accentuate the surrounding architecture and mesh the two phases into one fluent
design. No walls or fencing will divide the phases as required.
3. Parking
Surface parking and structured parking will be illuminated in a manner to provide enough safe
visibility and not be a disturbance to off-site traffic. As part of Specific Plan conditional approval,
parking lot lighting study will be performed prior to issuance of building permit. Guest safety is a
priority and on-site security cameras will also be used to ensure this is achieved.
4. Phased Parking Lot
Phase one will be fully parked with 233 surface parking stalls for the 233 guest rooms. Phase two
will provide structured parking that will fully park the phase two buildings by providing 491
parking stalls, which includes replacement parking for all hotel parking removed to construct
phase 2.
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2.9 Approval and Implementation
The Seabiscuit Pacifica Specific Plan is expected to be built out as outlined in the Specific Plan document
and as shown on the attached plans (A-1.0 through A-5.5 and others outlined above), including building
heights and FAR allowances. Approval of the Seabiscuit Pacifica Specific Plan by the City Council will
constitute acceptance by the City that the proposed Specific Plan is generally consistent with the General
Plan, and that any modification to the building development characteristics shown in this Specific Plan
(with the exception of minor modifications to the landscaping plan) will require City Council approval of a
Specific Plan Amendment
2.10 Interpretation of the Specific Plan
Interpretation of the provisions of the Specific Plan is the responsibility of the Development Services
Director or designee. This authority extends to determining "substantial conformance" with the
standards, regulations, and guidelines of the Specific Plan and all associated documents, and includes:
1. Determinations regarding issues, conditions, or situations that arise that not addressed by the
Specific Plan.
2. Approval of signs in compliance with the standards of the zoning designation.
3. Additions, deletions and changes to the Specific Plan exhibits or text that substantially comply
with the Specific Plan.
4. Adjustments to the site plan, building elevations, landscaping, parking, and all other conceptual
plans.
5. Building-mounted mechanical equipment or cellular installations.
The Director or designee may make a decision on the above issues, with or without conditions, or can
refer a decision to the Planning Commission and/or City Council at a noticed public hearing. Notice shall
be provided by publication in a newspaper of general circulation. If necessary, additional CEQA review
and/or analysis will be conducted to determine the impacts of the request. Determinations of substantial
conformance shall be made based on findings that the request:
1. Substantially conforms to all applicable provision of the Specific Plan.
2. Will not adversely affect public health and safety.
3. Will not adversely affect adjacent properties.
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SITE PHOTOS
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VICINITY MAP SITE MAPCOLORADO PL
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SITE SURVEY
SCALE: 0 6’ 12’ 32’
13
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EXISTING SITE PLAN
SCALE: 0 6’ 12’ 32’
14
GRAPHIC SCALE
CITY OF ARCADIA
ENGINEERING DEPARTMENT
DWG NO. SHEET SHEETSOF 11 DRN BY: FA
DESIGNED BY: KJM DELTA 1 - 2ND SUBMITTAL - JANUARY 16, 2019REVISION DESCRIPTION DATE
CIVIL
No. 54372
SAICP LLC
ERIC CHEN
119 LA PORTE ST#A
ARCADIA, CA 91006
TEL: 626-358-9888
STORM DRAIN CONSTRUCTION NOTES
DRAINAGE PLAN
6 G - 6
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05/03/2018
PRELIMINARY GRADING PLAN
15
GRAPHIC SCALE
CITY OF ARCADIA
ENGINEERING DEPARTMENT
DWG NO. SHEET SHEETSOF 11 DRN BY: FA
DESIGNED BY: KJM DELTA 1 - 2ND SUBMITTAL - JANUARY 16, 2019REVISION DESCRIPTION DATE
CIVIL
No. 54372
SAICP LLC
ERIC CHEN
119 LA PORTE ST#A
ARCADIA, CA 91006
TEL: 626-358-9888
GRADING PLAN
2 G-2
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
16
GRAPHIC SCALE
CITY OF ARCADIA
ENGINEERING DEPARTMENT
DWG NO. SHEET SHEETSOF 11 DRN BY: FA
DESIGNED BY: KJM DELTA 1 - 2ND SUBMITTAL - JANUARY 16, 2019REVISION DESCRIPTION DATE
CIVIL
No. 54372
SAICP LLC
ERIC CHEN
119 LA PORTE ST#A
ARCADIA, CA 91006
TEL: 626-358-9888
GRADING PLANMATCHLINE - SEE SHEET 4CONSTRUCTION NOTES
DEMOLITION NOTES
3 G-3
LEGEND
FULL DEPTH AC
GRADE BREAK
CONCRETE PAVERS
AC PAVING (PARKING STALL)
AC PAVING (DRIVE AISLE)
LANDSCAPE / TURF
CONCRETE PAVING (SIDEWALK)
CONCRETE PAVING (DRIVE AISLE)
JOIN
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
17
GRAPHIC SCALE
CITY OF ARCADIA
ENGINEERING DEPARTMENT
DWG NO. SHEET SHEETSOF 11 DRN BY: FA
DESIGNED BY: KJM DELTA 1 - 2ND SUBMITTAL - JANUARY 16, 2019REVISION DESCRIPTION DATE
CIVIL
No. 54372
SAICP LLC
ERIC CHEN
119 LA PORTE ST#A
ARCADIA, CA 91006
TEL: 626-358-9888
GRADING PLAN
CONSTRUCTION NOTES
DEMOLITION NOTES
MATCHLINE - SEE SHEET 5MATCHLINE - SEE SHEET 34 G - 4
LEGEND
FULL DEPTH AC
GRADE BREAK
CONCRETE PAVERS
AC PAVING (PARKING STALL)
AC PAVING (DRIVE AISLE)
LANDSCAPE / TURF
CONCRETE PAVING (SIDEWALK)
CONCRETE PAVING (DRIVE AISLE)
JOIN
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
18
GRAPHIC SCALE
CITY OF ARCADIA
ENGINEERING DEPARTMENT
DWG NO. SHEET SHEETSOF 11 DRN BY: FA
DESIGNED BY: KJM DELTA 1 - 2ND SUBMITTAL - JANUARY 16, 2019REVISION DESCRIPTION DATE
CIVIL
No. 54372
SAICP LLC
ERIC CHEN
119 LA PORTE ST#A
ARCADIA, CA 91006
TEL: 626-358-9888
GRADING PLAN
CONSTRUCTION NOTES
DEMOLITION NOTES
5 G - 5
LEGEND
FULL DEPTH AC
GRADE BREAK
CONCRETE PAVERS
AC PAVING (PARKING STALL)
AC PAVING (DRIVE AISLE)
LANDSCAPE / TURF
CONCRETE PAVING (SIDEWALK)
CONCRETE PAVING (DRIVE AISLE)
JOIN
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
19
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
OVERALL SITE PLAN
SCALE: 0 60’ 120’
05/21/2019
20
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
PHASE 1 - SITE PLAN & PROJECT SUMMARY
SCALE: 0 60’ 120’
PHASE 2, FUTURE MIXED USE
PHASE 2
LE MERIDIEN HOTEL BY MARRIOTT
BUILDING AREA
PUBLIC AREAS 25,011 SF
233 GUESTROOMS 121,293 SF
BACK OF HOUSE 25,220 SF
TOTAL BUILDING AREA 171,524 SF
ROOM TYPES
KING 137 (59%)
DOULBE QUEEN 80 (34%)
JR. SUITE 4 (2%)
SUITE 12 (5%)
TOTAL GUESTROOMS 233
PARKING PROVIDED
HOTEL PARKING 233
21
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
FIRE TRUCK ACCESS ROUTE
SCALE: 0 60’ 120’
22
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
GROUND FLOOR PLAN
SCALE: 0 6’ 12’ 32’
23
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
MEZZANINE FLOOR PLAN
SCALE: 0 6’ 12’ 32’
24
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
LEVEL 2 FLOOR PLAN
SCALE: 0 6’ 12’ 32’
25
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
LEVELS 3, 4 & 5 FLOOR PLAN
SCALE: 0 6’ 12’ 32’
26
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
LEVEL 6 FLOOR PLAN
SCALE: 0 6’ 12’ 32’
27
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
ROOF PLAN
SCALE: 0 6’ 12’ 32’
28LEGEND
1A Painted Finish
Dunn Edwards “Fossil”
1B Painted Finish
Dunn Edwards
“Play on Gray”
1C Painted Finish
Dunn Edwards
“ Pointed Rock”
2 Stone Accent Rough Finish
Grey Limestone
3A Low E Green Tinted Glass
3B Clear Glass Storefront
4. Aluminum Siding with
Woodgrain Finish
5 Laser-cut Metal Panel
6 Glass Fiber Reinforced
Concrete
7 Painted Finish
Dunn Edwards
“Desert Suede”
LEVEL 2
TO PARAPET
TO PARAPETTO PARAPET
LEVEL 6
TO PARAPET
LEVEL 5
LEVEL 5
LEVEL 4
LEVEL 4
LEVEL 3
LEVEL 3
LEVEL 2
+79’-0”
+79’-0”+78’-3”
+64’-7”
+69’-0”
+53’-0”
+53’-0”
+42’-0”
+42’-0”
+31’-0”
+31’-0”
+20’-0”
+20’-0”
TO ELEVATOR+85’-0”
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
ELEVATIONS
SOUTH WEST ELEVATION
NORTH EAST ELEVATION
SCALE: 0 6’ 12’ 32’
1B1A 6
2
61C 1A3A 3B 745
29
TO PARAPET
TO PARAPET
TO ELEVATOR
TO ELEVATOR
LEVEL 6
LEVEL 6
LEVEL 5
LEVEL 5
LEVEL 4
LEVEL 4
LEVEL 3
LEVEL 2
LEVEL 3
LEVEL 2
+79’-0”
+79’-0”
+85’-0”
+85’-0”
+64’-7”
+64’-7”
+53’-0”
+53’-0”
+42’-0”
+42’-0”
+31’-0”
+20’-0”
+31’-0”
+20’-0”
TO PARAPET
+78’- 3”
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
ELEVATIONS
SOUTH EAST ELEVATION
NORTH WEST ELEVATION
SCALE: 0 6’ 12’ 32’
LEGEND
1A Painted Finish
Dunn Edwards “Fossil”
1B Painted Finish
Dunn Edwards
“Play on Gray”
1C Painted Finish
Dunn Edwards
“ Pointed Rock”
2 Stone Accent Rough Finish
Grey Limestone
3A Low E Green Tinted Glass
3B Clear Glass Storefront
4. Aluminum Siding with
Woodgrain Finish
5 Laser-cut Metal Panel
6 Glass Fiber Reinforced
Concrete
7 Painted Finish
Dunn Edwards
“Desert Suede”
1A 1B61C 1C43A3B7
7
5
30
SECTION A
SECTION C
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
SECTIONS
SCALE: 0 6’ 12’ 32’
31
SECTION B
SECTION D
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
SECTIONS
SCALE: 0 6’ 12’ 32’
32
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
PHASE 1 - HOTEL
RENDERING
33
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
1A 2
5
1B
3A
67
1C
3B 4
COLOR AND MATERIAL BOARD
LEGEND
1A Sand Plaster Finish
Dunn Edwards “Fossil”
1B Smooth Plaster Finish
Dunn Edwards “Play on Gray”
1C Sand Plaster Finish
Dunn Edwards “ Pointed Rock”
2 Stone Accent Rough & Smooth
Finish - Grey Limestone
3A Low E Green Tinted Glass
3B Clear Glass Storefront
4. Aluminum Siding with Woodgrain
Finish
5 Laser-cut Metal Panel
6 Glass Fiber Reinforced Concrete
7 Sand Plaster Finish
Dunn Edwards “Desert Suede”
34
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
PHASE 2 - MIXED USE RESIDENTIAL
34
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
PHASE 2 - SITE PLAN & PROJECT SUMMARY
SCALE: 0 60’ 120’
PHASE 2
MIXED USE RESIDENTIAL
BUILDING AREA
RETAIL/COMMERCIAL 6,640 SF
SPA 3,960 SF
RESIDENTIAL (96 UNITS) 145,963 SF
RESIDENTIAL LOBBY AND AMENITIES 20,018 SF
TOTAL BUILDING AREA 176,581 SF
PHASE 1 AND PHASE 2 REQUIRED PARKING
RETAIL/COMMERCIAL (5/1000SF) 34
HOTEL (1/GUESTROOM) 233
96 RESIDENTIAL UNITS (2/UNIT +1/3UNITS) 224
TOTAL REQUIRED PARKING 491
PARKING PROVIDED
HOTEL STANDARD PARKING 81
HOTEL VALET PARKING 152
ON GRADE RESIDENTIAL STRUCTURE PARKING 122
BASEMENT RESIDENTIAL STRUCTURE PARKING 102
RETAIL PARKING 34
TOTAL PROVIDED PARKING 491
35
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
FIRE TRUCK ACCESS ROUTE
36
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
FLOOR PLANSPARKING LEVEL B1
-10’-0”RETAIL LEVEL L1
+0’-0”
RAMP DOWN
SCALE: 0 50’ 100’
37
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
SCALE: 0 50’ 100’
FLOOR PLANSLEVEL 2
B
1,326 SF
B
1,326 SF
B
1,218
SF
B
1,293
SF
B
1,271
SF
B
1,301
SF
A
830 SF
B
1,256 SF
B
1,329 SF
B
1,234 SF
B
1,326 SF
C
1,800 SF
12’x33’
12’x33’
12’x52’
12’x33’
20’x40’14’x19’6’x12’6’x16’14’x24’
12’x42’
12’x30’ 12’x30’ 12’x30’
14’x28’
12’x45’14’x36’B
1,316 SF
LOBBY/CLUB
HOUSE
1,757 SF
FITNESS
1,315 SF
STAIRS STAIRS
38
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
FLOOR PLANS
SCALE: 0 50’ 100’
LEVEL 3-7LEVEL 8ROOF TOP
B
1,326 SF
P1
1,737 SF
P2
1,472 SF
P3
2,052 SF
P4
1,647 SF
P5
1,785 SF
P6
2,282 SF
P7
1,827 SF
P8
2,485 SF
B
1,326 SF
B
1,218
SF
B
1,293
SF
B
1,271
SF
B
1,301
SF
C
1,757 SF
B
1,256 SF
B
1,329 SF
B
1,234 SF
B
1,326 SF
C
1,800 SF
26’x23’6’x46’9’x17’7’x17’7’x17’6’x18’6’x12’6’x55’B
1,316 SF
A
894 SF
6’x18’
6’x18’
6’x18’6’x43’
10’x20’10’x60’12’x26’12’x52’
12’x73’ 9’x36’
6’x24’
38’x26’
10’x80’
38’x26’10’x43’10’x42’STAIRS STAIRSSTAIRS STAIRS6’x18’ 6’x18’
6’x41’
6’x43’
MEP
401 SF
MEP
334 SF
A
830 SF
39
T.O.P
T.O.P
LEVEL 8
LEVEL 8
LEVEL 7
LEVEL 7
LEVEL 6
LEVEL 6
LEVEL 5
LEVEL 5
LEVEL 4
LEVEL 4
LEVEL 3
PODIUM HEIGHT OF
PREVIOUS DESIGN
PODIUM HEIGHT OF
PREVIOUS DESIGN
LEVEL 3
LEVEL 2
LEVEL 2
LEVEL 1
LEVEL 1
+81’-6”
+81’-6”
+71’-0”
+71’-0”
+60’-6”
+60’-6”
+50’-0”
+50’-0”
+39’-6”
+39’-6”
+29’-0”+32’-0”
+32’-0”+29’-0”
+15’-0”
+15’-0”
± 0’-0”
± 0’-0”
+95’-0”
+95’-0”
EXISTING CIVIC CENTER
ATHLETIC FIELD WALL+19’-0”
NORTH WEST ELEVATION 1/16”=1-0”
NORTH EAST ELEVATION 1/16”=1-0”
SCALE: 0 6’ 12’ 32’
3A21A
FABRIC AWNINGS
FABRIC AWNINGS
METAL AWNINGSMETAL AWNINGS
METAL AWNINGS
FABRIC AWNINGS
1B 61B 5 5 41B3A1B3B4
21A 1A 1B51B 3A663B1C43A
651C
1B
1CLEGEND
1A Sand Plaster Finish
Dunn Edwards “Fossil”
1B Smooth Plaster Finish
Dunn Edwards
“Play on Gray”
1C Smooth Plaster Finish
Dunn Edwards
“Pointed Rock”
2 Glass Fiber Reinforced
Concrete
3A Low E Clear Glass
3B Clear Glass Storefront
4. Composite Metal Panel
5 Laser-cut Art Deco Style
Metal Panel
6 Smooth Limestone Wall
Tile
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
ELEVATIONS
40
T.O.P
T.O.P
LEVEL 8
LEVEL 8
LEVEL 7
LEVEL 7
LEVEL 6
LEVEL 6
LEVEL 5
LEVEL 5
LEVEL 4
LEVEL 4
LEVEL 3
LEVEL 3
LEVEL 2
LEVEL 2
LEVEL 1
LEVEL 1
+81’-6”
+81’-6”
+71’-0”
+71’-0”
+60’-6”
+60’-6”
+50’-0”
+50’-0”
+39’-6”
+39’-6”
+29’-0”
+29’-0”
+15’-0”
-5’-0”
-5’-0”
+15’-0”
± 0’-0”
± 0’-0”
+95’-0”
+95’-0”
EXISTING CIVIC CENTER
ATHLETIC FIELD WALL+19’-0”
SOUTH WEST ELEVATION 1/16”=1-0”
SOUTH EAST ELEVATION 1/16”=1-0”
LEGEND
1A Sand Plaster Finish
Dunn Edwards “Fossil”
1B Smooth Plaster Finish
Dunn Edwards
“Play on Gray”
1C Smooth Plaster Finish
Dunn Edwards
“Pointed Rock”
2 Glass Fiber Reinforced
Concrete
3A Low E Clear Glass
3B Clear Glass Storefront
4. Composite Metal Panel
5 Laser-cut Art Deco Style
Metal Panel
6 Smooth Limestone Wall
Tile
SCALE: 0 6’ 12’ 32’
21A 1B 3A 3B 621B3A1B
FABRIC AWNINGS
21A 41B 3B1B 3A 3A
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
ELEVATIONS
41
PODIUM HEIGHT OF
PREVIOUS DESIGN
+32’-0”
+32’-0”
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
SECTIONS
SCALE: 0 6’ 12’ 32’
EXISTING CIVIC CENTER ATHLETIC FIELD WALL
E. HUNTINGTON DR.W. HUNTINGTON DR.
SECTION A
SECTION B
PODIUM HEIGHT OF
PREVIOUS DESIGN
42
VIEW SOUTH TOWARD SANTA ANITA GOLF COURSE
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
43
1A 21B
3A
6
1C
3B 4
LEGEND
1A Sand Plaster Finish
Dunn Edwards “Fossil”
1B Smooth Plaster Finish
Dunn Edwards “Play on Gray”
1C Smooth Plaster Finish
Dunn Edwards “ Pointed Rock”
2 Glass Fiber Reinforced Concrete
3A Low E Green Tinted Glass
3B Clear Glass Storefront
4. Composite Metal Panel
5 Laser-cut Art Deco Style
Metal Panel
6 Smooth Limestone Wall Tile
7
5
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
44
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
LANDSCAPE
44
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
LANDSCAPE TREE SURVEY
45
PHASE 1 - LEVEL 1
LANDSCAPE SITE PLANSCALE 1” = 60’0 60’ 120’30’
PHASE 1 - LEVEL 1
LANDSCAPE SITE PLAN
FUTURE PHASE 2
DEVELOPMENT
E. HUNTINGTON DR W.
H
U
N
T
I
NG
TO
N
D
R
LANDSCAPE KEYNOTES
PROPERTY LINE
PEDESTRIAN CONCRETE SIDEWALK PER CITY STANDARDS
ENHANCED PEDESTRIAN WALKWAY
CONCRETE PEDESTRIAN WALKWAY
SPECIALTY PAVING AT ENTRY DRIVE
ENTRY SIGNAGE
PORTE COCHERE
SEATING AREA
COVERED DINING PATIO
OPEN SEATING AREA
ENHANCED CROSSWALK
FREESTANDING SCREENING WALL WITH SIGNAGE
BIKE LOCKERS
ELEVATED DECK
DECORATIVE BACKDROP
MULTI-PURPOSE SYNTHETIC LAWN GARDEN
PROPOSED PLANTING - TYP.
BIKE RACKS
MOUNDED LANDSCAPE
ART INSTALLATION
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
7
3
5
6
12
19
17
3
8
14
16
10
1318
2
2
4
7
9
15
20
8
3
11 1
17
11
4
11
4
LANDSCAPE CALCULATIONS - PHASE ONE
TOTAL SITE SQUARE FOOTAGE = 190,565 SQ. FT.
LANDSCAPE SQUARE FOOTAGE = 23,018 SQ. FT.
PARKING SQUARE FOOTAGE = 39,846 X 5% = 1,992 SQ. FT. OF LANDSCAPE REQUIRED (MINIMUM)
= 14,262 SQ. FT. OF LANDSCAPE PROVIDED
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = (ETO) X (0.7) X (LANDSCAPE AREA) X (0.62)
= (50.2) X (0.7) X (23,018 SQ. FT.) X (0.62)
= 501,488 GAL / YEAR
ESTIMATED TOTAL WATER USAGE
ETWU = (ETO) X (0.62) X ([PLANT FACTOR] X [LA] / 0.9)
= (50.2) X (0.62) X ([.4] X [23,018] / 0.9)
= 318,405 GAL / YEAR
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
46
SCALE 1” = 60’0 60’ 120’30’
PHASE 1 - LEVEL 1
LANDSCAPE PLANTING PLAN
FUTURE PHASE 2
DEVELOPMENT
E. HUNTINGTON DR W.
H
U
N
T
I
NG
TO
N
D
R
PRELIMINARY SHRUB LEGEND
SYMBOL BOTANICAL NAME (COMMON NAME) BOTANICAL NAME (COMMON NAME)
BUXUS MICROPHYLLA
(JAPANESE BOXWOOD)
MYOPORUM PARVIFOLIUM ‘PINK’
(TRAILING MYOPORUM)
CALLISTEMON CITRINUS ‘LITTLE JOHN’
(DWARF BOTTLE BRUSH)
PELARGONIUM PELTATUM ‘LAVANDER’
(LAVANDER IVY GERANIUM)
DIANELLA TASMANICA ‘VARIEGATA’
(FLAX LILY)
PHOENIX ROEBELENII
(PYGMY DATE PALM) - MULTI-TRUNK
DICHONDRA REPENS
(MERCURY BAY WEED)
PITTOSPORUM TOBIRA ‘SHIMA’
(CREME DE MINT DWARF MOCK ORANGE)
HELICTOTRICHON SEMPERVIRENS
(BLUE OAT GRASS)
PODOCARPUS MACROPHYLLUS
(YEW PINE)
HEMEROCALLIS X. ‘BETTY WOODS’
(BETTY WOODS DAYLILY)
ROSMARINUS OFFICINALIS ‘PROSTRATUS’
(DWARF ROSEMARY)
LONICERA JAPONICA ‘HALLIANA’
(JAPANESE HONEYSUCKLE)
TRACHELOSPERMUM ASIATICUM ‘VARIEGATA’
(VARIEGATED DWARF JASMINE)
LIGUSTRUM JAPONICUM ‘TEXANUM’
(TEXAS PRIVET)
PRELIMINARY TREE LEGEND
SYMBOL TYPE BOTANICAL NAME (COMMON NAME) SIZE
PALM TREE
ARCHONTOPHOENIX CUNNINGHAMIANA
(KING PALM)25’-30’ BTH
PHOENIX DACTYLIFERA ‘MEDJOOL’
(MEDJOOL DATE PALM)20’ - 25’
ACCENT PALM
TREE
ALOE BAINSEII
(TREE ALOE)36” BOX
DRACENA DRACO
(DRAGON TREE)36” BOX
LARGE
ACCENT TREE
CERCIDIUM FLORIDUM
(BLUE PALO VERDE)36” BOX
ERYTHRINA CAFFRA
(NAKED CORAL TREE)36” BOX
GINKGO BILOBA
(MAIDENHAIR TREE)36” BOX
MAGNOLIA GRANDIFLORA
(SOUTHERN MAGNOLIA)36” BOX
OLEA EUROPAEA
(OLIVE TREE)36” BOX
QUERCUS VIRGINIANA
(SOUTHERN LIVE OAK)36” BOX
FLOWERING
ACCENT TREE
ARBUTUS MARINUS
(STRAWBERRY TREE)36” BOX
CERCIS CANADENSIS ‘FOREST PANSY’
(FOREST PANSY REDBUD)36” BOX
LAGERSTROEMIA INDICA
(CRAPE MYRTLE)36” BOX
RHAPHIOLEPIS ‘MAJESTIC BEAUTY’
(MAJESTIC BEAUTY)36” BOX
STREET TREE
MAGNOLIA GRANDIFLORA
(SOUTHERN MAGNOLIA)24” BOX
PLATANUS ACERIFOLIA
(LONDON PLANE TREE)36” BOX
PYRUS CALLERYANA ‘BRADFORD’
(BRADFORD FLOWERING PEAR)36” BOX
TRISTANIA CONFERTA
(BRISBANE BOX)36” BOX
PARKING LOT
TREE
GEIJERA PARVIFLORA
(AUSTRAILIAN WILLOW)24” BOX
PARKING LOT
TREE
MAGNOLIA GRANDIFLORA ‘LITTLE GEM’
(LITTLE GEM DWARF SOUTHERN MAGNOLIA)24” BOX
TRISTANIA CONFERTA
(BRISBANE BOX)36” BOX
EVERGREEN
CANOPY TREE
CASSIA LEPTOPHYLLA
(GOLD MEDALLION TREE)36” BOX
CINNAMOMUM CAMPHORA
(CAMPHOR TREE)36” BOX
QUERCUS VIRGINIANA
(SOUTHERN LIVE OAK)36” BOX
ULMUS CHINENSIS
(CHINESE ELM)36” BOX
NOTES:
1. ALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELY MAINTAINED.
2. ALL LANDSCAPE AREAS TO BE AUTOMATICALLY IRRIGATED WITH A LOW-FLOW DRIP SYSTEM.
3. ALL LANDSCAPE AREAS TO RECEIVE A MINIMUM 3” LAYER OF SHREDDED BARK MULCH.
4. LANDSCAPE PLANS SHALL COMPLY WITH THE CITY OF ARCADIA MUNICIPAL CODE AND WATER
EFFICIENT LANDSCAPE STANDARDS.
ANNUAL COLOR
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
47
SCALE 1” = 60’0 60’ 120’30’
PHASE 2 - LEVEL 1
LANDSCAPE SITE PLAN
E. HUNTINGTON DR W.
H
U
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T
I
NG
T
O
N
D
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LANDSCAPE KEYNOTES
PROPERTY LINE
PEDESTRIAN CONCRETE SIDEWALK PER CITY STANDARDS
SPECIALTY PAVING AT VERANDA
COVERED OUTDOOR AREA
PALM TREE PLANTER WITH BENCH SEATING
FIRE PIT WITH BANQUETTE SEATING AT VERANDA
PROPOSED ART INSTALLATION WITH SEATING
SIGNAGE WITH DECORATIVE POTTERY
ADA RAMP WITH HANDRAIL
BENCH SEATING AT PORTE COCHERE
ENTRY FOO DOG
ANGLED PARKING
DECORATIVE POTTERY
CONCRETE STEPS WITH HANDRAILS
TRUNCATED DOMES AT PORTE COCHERE
BENCH SEATING
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1
2
35
8
7
4
6
10
11
12
15
16
1718
13
14
9
13 LANDSCAPE CALCULATIONS - PHASE TWO
TOTAL SITE SQUARE FOOTAGE = 130,973 SQ. FT.
LANDSCAPE SQUARE FOOTAGE = 24,403 SQ. FT.
PARKING SQUARE FOOTAGE = 25,124 X 5% = 1,256 SQ. FT. OF LANDSCAPE REQUIRED (MINIMUM)
= 9,632 SQ. FT. OF LANDSCAPE PROVIDED
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
MAWA = (ETO) X (0.7) X (LANDSCAPE AREA) X (0.62)
= (50.2) X (0.7) X (24,403 SQ. FT.) X (0.62)
= 531,663 GAL / YEAR
ESTIMATED TOTAL WATER USAGE
ETWU = (ETO) X (0.62) X ([PLANT FACTOR] X [LA] / 0.9)
= (50.2) X (0.62) X ([.4] X [24,403] / 0.9)
= 337,563 GAL / YEAR
* LANDSCAPE SQUARE FOOTAGE INCLUDES PLANTING AREAS ON RESIDENTIAL ROOF DECK
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
48
SCALE 1” = 60’0 60’ 120’30’
PHASE 2 - LEVEL 1
LANDSCAPE PLANTING PLAN
E. HUNTINGTON DR
W
.
H
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PRELIMINARY SHRUB LEGEND
SYMBOL BOTANICAL NAME (COMMON NAME) BOTANICAL NAME (COMMON NAME)
BUXUS MICROPHYLLA
(JAPANESE BOXWOOD)
MYOPORUM PARVIFOLIUM ‘PINK’
(TRAILING MYOPORUM)
CALLISTEMON CITRINUS ‘LITTLE JOHN’
(DWARF BOTTLE BRUSH)
PELARGONIUM PELTATUM ‘LAVANDER’
(LAVANDER IVY GERANIUM)
DIANELLA TASMANICA ‘VARIEGATA’
(FLAX LILY)
PHOENIX ROEBELENII
(PYGMY DATE PALM) - MULTI-TRUNK
DICHONDRA REPENS
(MERCURY BAY WEED)
PITTOSPORUM TOBIRA ‘SHIMA’
(CREME DE MINT DWARF MOCK ORANGE)
HELICTOTRICHON SEMPERVIRENS
(BLUE OAT GRASS)
PODOCARPUS MACROPHYLLUS
(YEW PINE)
HEMEROCALLIS X. ‘BETTY WOODS’
(BETTY WOODS DAYLILY)
ROSMARINUS OFFICINALIS ‘PROSTRATUS’
(DWARF ROSEMARY)
LONICERA JAPONICA ‘HALLIANA’
(JAPANESE HONEYSUCKLE)
TRACHELOSPERMUM ASIATICUM ‘VARIEGATA’
(VARIEGATED DWARF JASMINE)
LIGUSTRUM JAPONICUM ‘TEXANUM’
(TEXAS PRIVET)
PRELIMINARY TREE LEGEND
SYMBOL TYPE BOTANICAL NAME (COMMON NAME) SIZE
PALM TREE
ARCHONTOPHOENIX CUNNINGHAMIANA
(KING PALM)25’-30’ BTH
PHOENIX DACTYLIFERA ‘MEDJOOL’
(MEDJOOL DATE PALM)20’ - 25’
ACCENT PALM
TREE
ALOE BAINSEII
(TREE ALOE)36” BOX
DRACENA DRACO
(DRAGON TREE)36” BOX
LARGE
ACCENT TREE
CERCIDIUM FLORIDUM
(BLUE PALO VERDE)36” BOX
ERYTHRINA CAFFRA
(NAKED CORAL TREE)36” BOX
GINKGO BILOBA
(MAIDENHAIR TREE)36” BOX
MAGNOLIA GRANDIFLORA
(SOUTHERN MAGNOLIA)36” BOX
OLEA EUROPAEA
(OLIVE TREE)36” BOX
QUERCUS VIRGINIANA
(SOUTHERN LIVE OAK)36” BOX
STREET TREE
ARBUTUS MARINUS
(STRAWBERRY TREE)36” BOX
CERCIS CANADENSIS ‘FOREST PANSY’
(FOREST PANSY REDBUD)36” BOX
LAGERSTROEMIA INDICA
(CRAPE MYRTLE)36” BOX
RHAPHIOLEPIS ‘MAJESTIC BEAUTY’
(MAJESTIC BEAUTY)36” BOX
STREET TREE
MAGNOLIA GRANDIFLORA
(SOUTHERN MAGNOLIA)24” BOX
PLATANUS ACERIFOLIA
(LONDON PLANE TREE)36” BOX
PYRUS CALLERYANA ‘BRADFORD’
(BRADFORD FLOWERING PEAR)36” BOX
TABEBUIA IMPETIGINOSA
(PINK TRUMPET TREE)36” BOX
PARKING LOT
TREE
GEIJERA PARVIFLORA
(AUSTRAILIAN WILLOW)24” BOX
ULMUS PARVIFOLIA
(CHINESE ELM)24” BOX
PARKING LOT
TREE
MAGNOLIA GRANDIFLORA ‘LITTLE GEM’
(LITTLE GEM DWARF SOUTHERN MAGNOLIA)24” BOX
TRISTANIA CONFERTA
(BRISBANE BOX)36” BOX
EVERGREEN
CANOPY TREE
CASSIA LEPTOPHYLLA
(GOLD MEDALLION TREE)36” BOX
CINNAMOMUM CAMPHORA
(CAMPHOR TREE)36” BOX
QUERCUS VIRGINIANA
(SOUTHERN LIVE OAK)36” BOX
ULMUS CHINENSIS
(CHINESE ELM)36” BOX
NOTES:
1. ALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELY MAINTAINED.
2. ALL LANDSCAPE AREAS TO BE AUTOMATICALLY IRRIGATED WITH A LOW-FLOW DRIP SYSTEM.
3. ALL LANDSCAPE AREAS TO RECEIVE A MINIMUM 3” LAYER OF SHREDDED BARK MULCH.
4. LANDSCAPE PLANS SHALL COMPLY WITH THE CITY OF ARCADIA MUNICIPAL CODE AND WATER
EFFICIENT LANDSCAPE STANDARDS.
ANNUAL COLOR
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
49
SCALE 1” = 40’0 40’ 80’20’
PHASE 2 - LEVEL 2
LANDSCAPE SITE PLAN
LANDSCAPE KEYNOTES
STANDARD PAVING
ENHANCED PAVING AT POOL DECK
KIDS PLAY AREA
ARTIFICIAL TURF
DOG RELIEF AREA WITH BENCH SEATING
RESIDENT PATIOS
PLANTING AREA WITH COBBLE AREA
COVERED BBQ AREA WITH SEATING
FIRE PIT WITH BANQUETTE SEATING
COVERED SEATING AREA
LOUNGE FURNITURE AT POOL DECK
POOL ENCLOSURE WITH ENTRY GATE
SWIMMING POOL
DOUBLE FIRE PLACE WITH LOUNGE SEATING
COVERED CLUBHOUSE PATIO
LAWN AREA WITH FESTOON LIGHTING
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
CIRCULATION LEGEND
RESIDENT WALKING PATH
5
1
2
3
4
6
6
7
8
9
9
10
11
12
13
14
15
16
N.A.P.
8
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
50
SCALE 1” = 40’0 40’ 80’20’
PHASE 2 - LEVEL 2
LANDSCAPE PLANTING PLAN
PRELIMINARY SHRUB LEGEND - ROOF DECK
SYMBOL BOTANICAL NAME (COMMON NAME) BOTANICAL NAME (COMMON NAME)
AGAVE X, ATTEBYATA ‘BLUE FLAME’
(BLUE FLAME AGAVE)
MYOPORUM PARVIFOLIUM ‘PINK’
(TRAILING MYOPORUM)
BOUGAINVILLEA SPECIES ‘OO-LA-LA’
(OO LA LA BOUGAINVILLEA)
PELARGONIUM PELTATUM ‘LAVANDER’
(LAVANDER IVY GERANIUM)
BUXUS MICROPHYLLA
(JAPANESE BOXWOOD)
PHOENIX ROEBELENII
(PYGMY DATE PALM) - MULTI-TRUNK
CALLISTEMON CITRINUS ‘LITTLE JOHN’
(DWARF BOTTLE BRUSH)
PHORMIUM TENAX
(NEW ZEALAND FLAX)
DIANELLA TASMANICA ‘VARIEGATA’
(FLAX LILY)
PITTOSPORUM TOBIRA ‘SHIMA’
(CREME DE MINT DWARF MOCK ORANGE)
DICHONDRA REPENS
(MERCURY BAY WEED)
RHAPHIOLEPIS INDICA
(INDIAN HAWTHORNE)
HELICTOTRICHON SEMPERVIRENS
(BLUE OAT GRASS)
ROSMARINUS OFFICINALIS ‘PROSTRATUS’
(DWARF ROSEMARY)
HEMEROCALLIS X. ‘BETTY WOODS’
(BETTY WOODS DAYLILY)
TRACHELOSPERMUM JASMINOIDES
(STAR JASMINE)
LIGUSTRUM JAPONICUM ‘TEXANUM’
(TEXAS PRIVET)
WESTRINGIA FRUTICOSA
(COAST ROSEMARY)
LIRIOPE MUSCARI ‘SILVERY SUNPROOF’
(DWARF VARIEGATED LIRIOPE)
PRELIMINARY TREE LEGEND - ROOF DECK
SYMBOL TYPE BOTANICAL NAME (COMMON NAME) SIZE
PALM TREE
ARCHONTOPHOENIX CUNNINGHAMIANA
(KING PALM) - MULTI-TRUNK 25’-30’ BTH
PHOENIX DACTYLIFERA ‘MEDJOOL’
(MEDJOOL DATE PALM)20’ - 25’ BTH
SPECIMEN TREE
CINAMMOMUM CAMPHORA
(CAMPHOR TREE)48” BOX
MAGNOLIA GRANDIFLORA
(SOUTHERN MAGNOLIA)48” BOX
MAGNOLIA GRANDIFLORA ‘LITTLE GEM’
(LITTLE GEM DWARF SOUTHERN MAGNOLIA)36” BOX
OLEA EUROPAEA
(OLIVE TREE)36” BOX
QUERCUS AGRIFOLIA
(COAST LIVE OAK)36” BOX
MEDIUM
EVERGREEN
CANOPY TREE
CINAMMOMUM CAMPHORA
(CAMPHOR TREE)24” BOX
TRISTANIA CONFERTA
(BRISBANE BOX)36” BOX
ULMUS PARVIFOLIA
(CHINESE ELM)36” BOX
SMALL
EVERGREEN
CANOPY TREE
MAGNOLIA GRANDIFLORA ‘LITTLE GEM’
(LITTLE GEM DWARF SOUTHERN MAGNOLIA)24” BOX
PRUNUS CARNOLINIANA ‘BRIGHT N TIGHT’
(BRIGHT N TIGHT CAROLINA LAUREL)24” BOX
TRISTANIA CONFERTA
(BRISBANE BOX)24” BOX
FLOWERING
ACCENT TREE
ARBUTUS MARINUS
(STRAWBERRY TREE)36” BOX
CERCIS CANADENSIS ‘FOREST PANSY’
(FOREST PANSY REDBUD)36” BOX
LAGERSTROEMIA INDICA
(CRAPE MYRTLE)36” BOX
ACCENT PALM
TREES IN POTS
ALOE BAINSEII
(TREE ALOE)24” BOX
DRACENA DRACO
(DRAGON TREE)24” BOX
HOWEA FORSTERIANA
(KENTIA PALM)24” BOX
NOTES:
1. ALL LANDSCAPE AREAS SHOWN SHALL BE PRIVATELY MAINTAINED.
2. ALL LANDSCAPE AREAS TO BE AUTOMATICALLY IRRIGATED WITH A LOW-FLOW DRIP SYSTEM.
3. ALL LANDSCAPE AREAS ON PODIUM TO RECEIVE LIGHT WEIGHT SOIL.
4. LANDSCAPE PLANS SHALL COMPLY WITH THE CITY OF ARCADIA MUNICIPAL CODE AND WATER EFFICIENT LAND-
SCAPE STANDARDS.
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
51
Xref P:\2017-171 Chateau Group USA - Delta Hotel\Landscape\AutoCad\X-Ref\x-7171-ls-01-plan-tree-ph2.dwg 15'-0"60'-0"
PREFERRED
30'-0"
CITY STD.
30'-0"
RETAIL
RETAIL
30'-0"
30'-0"
CITY
S
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EXHIBITSCALE 1” = 40’0 40’ 80’20’
VEHICULAR VIEW TRIANGLE @ W HUNTINGTON DR
VEHICULAR VIEW TRIANGLE @ E HUNTINGTON DR
SEABISCUIT PACIFICA SPECIFIC PLAN
ARCADIA, CA 04/19/2019
06/13/2018
05/03/2018
Attachment No. 4
Consistency Analysis to the MND, dated
May 8, 2019
5/9/19 (U:\Specific Plan_Revised MU Project_2019\Seabiscuit Consistency Analysis 05-09-19.docx)
CARLSBAD
FRESNO
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
1500 Iowa Avenue, Suite 200, Riverside, California 92507 951.781.9310 www.lsa.net
LSA is a business name of LSA Associates, Inc.
May 9, 2019
Mr. Eric Y. Chen
Chateau Group USA
119A La Porte Street
Arcadia, California 91006
Subject: Seabiscuit Consistency Analysis (LSA Project No. CHT1901)
Dear Mr. Chen:
The Seabiscuit Specific Plan (SP) in the City of Arcadia approved in 2018 would result in the
construction of a full-service luxury hotel, a luxury residential mixed-use tower, and on-site ground
and structured parking. The approved SP allows development of up to 227 hotel rooms, 96
residential units, and 38,196 square feet of mixed-use/commercial space
(retail/commercial/office/spa). On-site parking for the approved SP would be provided in the form
of 81 surface spaces for the hotel and a 491-space parking structure accommodating parking for
mixed-use/commercial patrons, hotel guests, and residents.
LSA understands Chateau Group USA (Chateau) has submitted development plans that differ from
the Approved SP. The differences are a reduction in size of the approved multi-level parking
structure, a reduction in the approved mixed-use/commercial space from the 31,898 square feet to
10,600 square feet, replacement of the approved hotel valet parking using standard spaces within a
multi-level parking structure with hotel valet parking using tandem spaces within a surface parking
lot, and an increase in the number of hotel rooms from 227 to 233.
LSA further understands that Section 2.10 of the Approved SP (“Interpretation of the Specific Plan”)
contains a provision in which “(a)djustments to the site plan, building elevations, landscaping,
parking, and all other conceptual plans” can be approved by the City at staff level (i.e., the
Development Services Director or designee).
In support of this interpretation provision within the Approved SP enabling the City to make a
substantial conformance determination, this letter provides a brief analysis confirming the reduction
in mixed-use commercial space, reduction in overall building area, and change in valet parking
operations would not result in an increase in environmental impacts.
1. Reduction in Mixed-Use/Commercial and Parking Structure Space
The approved SP allows 329,286 square feet of total building area including: 155,143 square feet of
hotel space accommodating 227 guest rooms; 174,143 square feet of residential/mixed-use space
accommodating 96 residential units and 31,898 square feet of mixed-use/commercial space. Parking
would be accommodated by 82 at grade spaces and a 534-space, 222,642 square foot, parking
structure for a total of 616 spaces.
The current plans call for the construction of 347,584 square feet of total building area including:
171,524 square feet of hotel space accommodating 233 guest rooms; and 176,581 square feet of
residential/mixed-use space accommodating 96 residential units, 6,640 square feet of
retail/commercial space, and 3,960 square feet of spa space. Parking would be accommodated by
5/9/19 (U:\Specific Plan_Revised MU Project_2019\Seabiscuit Consistency Analysis 05-09-19.docx) 2
233 at grade surface spaces and a 224-space, 145,963 square foot parking structure for a total of
491 spaces.
Although the current plans would result in an approximate 18,000 square foot increase in hotel,
residential, and commercial building area, the current plans also would result in an approximate
77,500 square foot decrease in parking structure building area. The approximate 60,000 net
decrease in building area from the 2018 SP to the current plans will result in a corresponding
decrease in estimated construction air pollution and greenhouse gas emissions due to the decrease
in building area.
Similarly, the decrease in mixed-use/commercial building area from the 2018 SP to the current plans
will result in a corresponding decrease in estimated operational air pollution and greenhouse gas
emissions due to the decrease in number of employee trips, customer trips, and building emissions.
The decrease in employee trips would be substantially greater than the small increase in trips
attributable to the increase in 6 hotel rooms plus the increase in trips from the change to valet
employees introduced by the current development plans. For these reasons, construction and
operational air pollution and greenhouse gas emissions would be less than the 2018 SP and
therefore be substantially in conformance with the prior approval.
2. Valet Parking vs. Self-Parking
The 2018 SP provides a combination of standard (surface) and structured parking to accommodate
hotel guests. Guest parking would be accommodated by a combination of both self-parking within
the surface lot and parking structure as well as valet parking within the parking structure using the
standard parking spaces. The current plans provide a combination of standard and valet parking to
accommodate hotel guests. Hotel guest parking at the standard spaces in both the 2018 SP and
current development plans would result in the same driving distance and hence the same air
pollution and greenhouse gas emissions.
However, hotel guest self-parking in the 2018 SP parking structure would result in longer driving
distances in comparison to the current development plans. In the 2018 SP, the plans show a
distance of 240 feet measured from the end of the parking structure to the lobby. It is estimated
that the average person would drive around the parking lot one or two times to find a parking space
resulting in a total distance of 480 feet from the parking space driving around one time. If a person
drives around the parking lot twice, this results in 960 feet from the parking lot to the lobby.
The current development plans will add valet parking and a two-level structure (ground and
basement) instead of a three-level parking structure (ground, second floor, and basement). Hotel
valet parking would be conducted by use of tandem parking by the valet parking staff. Tandem
parking is the use of a long parking space in which vehicles are parked one in front of the other.
Tandem parking requires that the back vehicle will have to be moved out of the way for the valet
staff to access and move the front vehicle.
The change to a tandem valet parking arrangement would not result in an increase in a previously
identified environmental impact or a new environmental impact over and above that defined as part
of the Approved SP. Although tandem valet parking within an at-grade surface parking lot will look
different than valet parking within a parking lot, this difference would not result in an impact
regarding the aesthetic issues addressed in CEQA (i.e., impact to scenic vistas and resources,
degrade visual character of the site, and create substantial light and glare. The change to tandem
5/9/19 (U:\Specific Plan_Revised MU Project_2019\Seabiscuit Consistency Analysis 05-09-19.docx) 3
valet parking on a surface lot would have no effect on agriculture resources, biological resources,
cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality,
land use and planning, mineral resources, population and housing, public services, recreation, and
utilities and service systems.
The change to tandem valet parking on a surface lot would have the potential to change impacts
associated with noise and transportation/traffic. The change would result in a minor change to the
distances vehicles travel while on-site. As discussed below, change would be a small reduction in on-
site vehicle travel distances and therefore impacts associated with vehicular noise would be
reduced. Transportation/traffic impacts are calculated based on a project’s impacts to City roadways
and intersections, therefore the reduction in onsite vehicle travel distances would not affect traffic
impacts.
The change to tandem valet parking would have the potential to affect air quality and greenhouse
gas related impacts. Adding tandem valet parking will result in valet employees parking guest
vehicles. It is estimated that the valet employee would drive a distance of 420 feet measured from
the hotel lobby to the middle of the valet parking lot. This distance is less than the estimated
480/960 feet traveled by the self-parking of vehicles in the approved 2018 SP.
The decrease in vehicle hotel parking travel distance from the 2018 SP to the current plans will
result in a corresponding decrease in estimated operational air pollution and greenhouse gas
emissions. For this reason, operational air pollution and greenhouse gas emissions would be less
than the 2018 SP and therefore substantially in conformance with the prior approval.
Conclusion
To conclude, the reduction in parking structure building area, decrease in retail/office and spa
space, and the addition of tandem valet parking, as shown in the current development plans, would
result in less construction and operational greenhouse gas emissions when compared to the 2018
SP. The reduction in overall building area square footage attributable to the reduced size of the
parking structure would result in a significant reduction in construction air pollution and greenhouse
gas emissions. The reduction in mixed-use/commercial square footage would result in a significant
reduction in trip generation and VMT. Therefore, this reduction would cause a decrease in air
pollution and greenhouse gas emissions. Taking into consideration that there would be a slight
increase in VMT, air pollution, and greenhouse emissions caused by the addition of valet employees
driving to/from work, this increase is substantively offset by the reduction in VMT, air pollution, and
greenhouse emissions attributable to the reduced mixed-use/commercial building area. The change
in valet parking to tandem valet parking, reduction in the size of the parking structure, and
reduction in the quantity of mixed-use/commercial building space would be substantially in
conformance with the 2018 SP.
Sincerely,
LSA ASSOCIATES, INC.
Ray Hussey, AICP
Associate
Attachment No. 5
Parking Management and Valet
Operations Plan
P a g e | 1
Parking Management Plan, Valet Operations Procedures and Staffing for
Seabiscuit Hotel
Objective
To clearly communicate Seabiscuit’s and Brand Enhance’s Parking Management Plan, Valet
Operations Procedures and Staffing for Seabiscuit Hotel in Arcadia, CA, located at 130 W.
Huntington Drive, Arcadia, CA.
Current Highway and Roadway Descriptions
Foothill Freeway (I-210)
The Foothill Freeway (I-210) is located north of the project site. The I-210 Freeway provides regional
access to the San Fernando Valley to the west and San Bernardino to the east. The freeway provides
for four travel lanes plus one high occupancy vehicle lane (minimum 2 occupants) in each direction
in the vicinity of City of Arcadia. The I-210 Freeway carries heavy volumes of traffic, especially
during peak periods of the day. Access to the project site from the freeway is provided by ramps at
Santa Anita Avenue and at Huntington Drive. The posted speed limit on I-210 is 65 mph.
Baldwin Avenue
Baldwin Avenue is located west of the project site. Baldwin Avenue is a north-south primary arterial
roadway with two lanes in each direction except for a segment with three northbound lanes adjacent
to the Santa Anita Mall and the Los Angeles County Arboretum. The roadway provides for regional
travel in the western San Gabriel Valley. The posted speed limit on Baldwin Ave is 30 mph between
Huntington Drive and Camino Real Ave and 40 mph everywhere else.
Santa Anita Avenue
Santa Anita Avenue is located east of the project site. Santa Anita Avenue is a north-south primary
arterial roadway with two to three travel lanes in each direction. The street provides for regional
travel in the San Gabriel Valley and carries moderate to heavy volumes of traffic. Access to the
project site is provided from the Foothill (I-210) Freeway via Santa Anita Avenue. The posted
speed limit on Santa Anita Avenue is 40 mph.
Second Avenue
Second Avenue is located east of the project site. Second Avenue is a north-south secondary
arterial roadway that provides for local travel within the City of Arcadia. The street has one to two
lanes in each direction and provides access to the downtown area of the City. The posted
speed limit on Second Avenue is 35 mph.
P a g e | 2
Foothill Boulevard
Foothill Boulevard is located north of the project site. Foothill Boulevard is an east-west primary
arterial that provides for travel between Pasadena, Arcadia, and Monrovia. The street has two
lanes in each direction. The posted speed limit on Foothill Boulevard is 45 mph west of Santa Anita
Avenue and 40 mph east of Santa Anita Avenue.
Colorado Boulevard
Colorado Boulevard is located north of the project site. Colorado Boulevard is an east-west
collector roadway with two lanes in each direction. The posted speed limit on Colorado
Boulevard is 35 mph.
Colorado Place
Colorado Place is located directly north of the project site. Colorado Place is a primary arterial
roadway that provides a regional connection between Colorado Street and Huntington Drive. The
street has two lanes in each direction. The posted speed limit on Colorado Place is 40 mph.
Santa Clara Street
Santa Clara Street is located east of the project site. Santa Clara Street is an east-west secondary
arterial with two lanes in each direction west of Santa Anita Avenue and a collector roadway with one
lane in each direction east of Santa Anita Avenue in the downtown area. The posted speed limit on
Santa Clara Street is 35 mph.
Huntington Drive
Huntington Drive is located adjacent to the project site. Huntington Drive is an east-west major
arterial west of Colorado Place and a primary arterial east of Colorado Place that provides for
regional east-west travel in the San Gabriel Valley. The street has four lanes in each direction
west of Colorado Place and two lanes in each direction east of Colorado Place. The posted
speed limit on Huntington is 30 mph between Fifth Street and Colorado Place and 45 mph
west of Colorado Place.
Duarte Road
Duarte Road is located south of the project site. Duarte Road is an east-west secondary arterial
that provides for travel between the cities of Temple City, Arcadia, Monrovia, and Duarte. The
street has two lanes in each direction. The posted speed limit on Duarte Road is 35 mph west
of Santa Anita Avenue and 40 mph east of Santa Anita Avenue.
Live Oak Avenue
Live Oak Avenue is located south of the project site. Live Oak Avenue is an east-west primary
arterial that provides for regional travel in the north San Gabriel Valley. The street has two
lanes in each direction. The posted speed limit on Live Oak Avenue is 40 mph west of Santa
Anita Avenue and 35 mph east of Santa Anita Avenue.
P a g e | 3
Seabiscuit Area Map
P a g e | 4
Overall Site Plan
P a g e | 5
Hotel Parking Stats
Seabiscuit will have a total of 227 guest rooms with one specialty restaurant and 5,000 square feet
of ballroom/meeting space. 234 parking stalls will be provided for all-valet hotel parking, seven (7)
of those spots being ADA. 18 parking stalls located along the back of the hotel are designated for
“Clean air/vanpool/EV” vehicles. 156 stalls are located in the secured valet parking lot and
designed for tandem/stacked parking up to four (4) rows deep. The site will be an all-valet location.
The valet staff can safely accommodate a total of 234 vehicles during peak times. This is by
parking one vehicle in every parking stall. See the diagram below showing the valet parking stalls
in blue.
11 bike spaces are located within 200 feet of the visitor entrance. Four (4) long term bike lockers
are provided for employees riding their bike to work.
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Valet Parking Direction
Guests entering the main entrance to the Seabiscuit off Hunting Drive will drive straight ahead and
arrive at the valet area.
Vehicles entering the Seabiscuit off E. Huntington Drive will turn right, driving in the lot parallel to E.
Huntington Drive, headed to the back of the hotel. They will turn left, continuing along the drive
behind the hotel, and making a left at the end of the back drive, turning onto the main drive along the
front of the hotel. To park guest vehicles, valets will continue along the front drive of the hotel and
turn right to reach the secured valet parking area. Estimated parking time is between three (3) and
five (5) minutes.
For departures, vehicles will be retrieved from the secured valet parking area and brought to the
valet stand on the front drive, driving in the parking facility parallel to E. Huntington Drive, along the
back of the hotel, and onto the front drive. Vehicles will be delivered to guests at the front valet
station. Estimated time for retrieval is between three (3) and five (5) minutes. To depart the parking
facility, guests will continue to drive along the front drive and depart from the exit located at E.
Huntington Drive.
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Valet Parking Queuing Procedure
15 vehicles can safely be accommodated on the front drive without blocking the main road. All
vehicles will be safely queued at all times. Please note the red vehicles on the diagram, Queued
Vehicles, on page 8. The queue will accommodate Uber/Lyft pick-ups and drop-offs as well as valet
vehicles waiting to be parked.
Estimated service rate for peak (worst case scenario) and non-peak hours remain at three (3) – five
(5) minutes per vehicle for arrival and departure. Estimated vehicles parked per hour during peak
hours is between 180 and 260 vehicles. Estimated valet staff for peak times is between 13 and 15
valets. Valets will be staged at the valet station at the front of the hotel as well as a dedicated lot
crew in the parking lot behind the hotel to ensure parking and retrieval times do not exceed the three
(3) – five (5) minute estimate.
Estimated vehicles parked per hour during non-peak/moderate hours is between 144 and 160
vehicles per hour with an estimated 8 – 12 valets on duty.
Estimated vehicles parked per hour during non-peak/low hours is between 84 and 100 vehicles per
hour with an estimated five (5) – seven (7) valets on duty.
Valets will travel at 5 mph to park and retrieve vehicles.
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Queued Vehicles
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Valet Parking Comparison
Overview Parking Plan
Brand Enhance Parking & Hospitality will be the professional hospitality and parking provider for
Seabiscuit Hotel with an all-valet location to best facilitate the service and space.
Valet Plan Details
Arrival
All valet arrivals will take place on the front driveway of Seabiscuit.
The Valet experience is the first and last impression for our guests. The Brand Enhance 10/5 rule is
utilized when each guest is within 10 feet of the valet area. Valets will make eye contact, smile and
acknowledge the guest when guests are within 10 feet. The valet will acknowledge each guest by making
eye contact and smiling. When guests are within 5 feet of the valet, the guest will be greeted in a
professional manner with a smile utilizing the phrase “Good morning/Good afternoon/Good evening” and
a friendly welcome to the property.
Upon arrival at the valet station, the staff will welcome each guest in a professional manner within 25
to 30 seconds and provide professional, fast and friendly service. Valets will assist guests and
passengers with opening vehicle doors and assisting with any luggage.
Valets will politely request the first and last name on the reservation and use their last name at least twice
during the arrival process. This will allow the valet to apply the parking charges to the guest’s account.
The valet will look for guest cues, asking what brings them to Seabiscuit Hotel/city of Arcadia.
Valet Parking Procedures
During the guest interaction, the valet will explain the parking arrival and retrieval procedures. The valet
will hand guest their valet claim ticket, explaining the various retrieval options, including the call ahead
extension and POS Valet Text Number.
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Safety Procedures
Valets will obtain the keys from the guest or remove them from the vehicle and turn the vehicle off. The
valet will ask each guest to remove any valuables from inside the vehicle and secure the keys to the key
tag portion of the valet ticket. Valet will mark the tag with the guest’s first and last name and vehicle
information and secure the keys on their carabiner.
Luggage Procedures
The valet will secure a Seabiscuit custom luggage tag to the guest’s luggage using the first and last name
on the reservation. The valet will then escort the guests to front/registration desk and deliver their luggage
to Bellman/Bell desk.
Parking the Vehicle
The valet will complete the valet ticket with guest’s first and last name, vehicle make, model, color and
license plate information (state and plate number), inspect any previous damage to vehicle upon arrival,
and mark it on the claim check.
The valet will follow the designated route along the front drive and park the guest’s vehicle in the secured
valet lot. All vehicles will be backed in and parked safely within each parking stall. The valet will ensure
all windows are closed and doors are locked. All convertible tops will be closed and well secured. The
valet will write the location number on the vehicle key tag and place the vehicle’s keys into the secured
key box for the cashier to check-in and cross-reference.
The cashier will scan the ticket into the POS Valet System, recording each guest’s arrival date and time,
and entering the information that was written on the valet ticket – Guest’s first and last name, vehicle
make, model, color, license plate information and damage check.
The cashier will upload pictures of any prior damage on vehicle as well as any valuables left in vehicle to
the POS system.
Departure
All valet departures will take place on the front driveway of Seabiscuit Hotel. Guests may utilize the call
down extension or the POS Valet Text Number to alert valet of their departure prior to arriving at the valet
station to expedite the departure process.
The valet will warmly greet the guests upon arrival at the valet station and ask how their stay or visit was.
If guest did not utilize the call down or text options, the valet will politely ask the guest for their claim ticket
to retrieve their vehicle.
If the guest does not present claim ticket, the valet will ask the guest to provide ID to verify vehicle
registration/rental agreement prior to their vehicle being released.
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Valet will scan the guest’s ticket from POS Valet and confirm payment type.
Valet will run to retrieve guest’s vehicle, completing the retrieval in three (3) – five (5) minutes.
Upon returning to the valet station on the front drive, the valet will park the vehicle, turn it off, and take the
keys out the vehicle. The valet will offer to assist the guest loading their luggage into their vehicle.
Prior to handing the keys to the guest, the valet will confirm the guest’s first and last name along with the
claim check number to ensure the vehicle retrieved belongs to that guest. Once confirmed, the valet will
hold the door open for the guests, passenger side first, and close the door once the guest is safely in the
vehicle.
The valet will ask the guests if they need directions to local areas of interest or activities and provide
directions as needed. Before sending the guest off, the valet will thank the guests for staying with us,
offer complimentary water, and offer the guest a fond farewell, ensuring guest’s valet experience was
memorable and unique.
Peak Time Arrival and Departure Procedures
Peak Times are defined as heavy arrival or departure times; ie weddings, special events, heavy meeting
space times.
During Peak Times, the staffing levels will be adjusted to accommodate business demands. All valets
will be on radios with proper ear pieces to communicate about vehicles needing to be parked and
retrieved.
In addition to the front drive valet staff, a dedicated lot team will be stationed in the secured valet parking
lot to accommodate all arriving and departing guests in a timely fashion. Valets will be positioned in the
staged parking area with portable key lock boxes.
When a guest requests their vehicle, a member of the front valet team will communicate via radio to
the dedicated valet lot team with the guest’s retrieval information.
Upon receiving the guest’s retrieval information, the designated lot team will deliver the guest’s vehicle to
the front drive within three (3) – five (5) minutes.
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Tandem/Stacked Parking
The valet team will fill all front spaces around the hotel first, then tandem/stacked parking will be utilized
last. Our goal as an expert operator is to have the least amount of blocked cars at any given time. The
travel lanes for valet attendants, associates, retail and residents will be kept clear for safe and easy
navigation.
Vehicles will be parked from the back spaces first. We will layer the stacked parking so the lot is
always evenly stacked.
When vehicles are stacked, ie parked two rows deep, a tandem key tag will be utilized identifying
which vehicle is blocking the previously parked vehicle.
Tandem key tags will be secured in the lot key box where the vehicles are parked. The claim tickets
for tandem cars will be secured in the cashier’s booth on the front drive.
When a tandem/stacked vehicle is requested, the valet will acquire the claim ticket from the cashier
booth on the front drive and radio or text the requested vehicles to the dedicated valet lot team. The
valet lot team will identify where the requested vehicle is located and will move the blocking vehicles
to allow the vehicle to be retrieved.
The valet will deliver the requested vehicle to guest on the front drive and additional lot valets will
reposition the vehicles in the parking stalls and properly update the tandem key tags. Updated
information will be relayed to the cashier booth on the front drive.
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Valet Only Parking Area
Each entry/exit to the valet parking area will be blocked off by stations and signs stating, “VALET
ONLY” and “STOP DO NOT ENTER”. (See photo of a current location with the same parking
configuration and signs). In addition to the signs, valet staff will be stationed in the secured valet lots
to enforce the valet only entry and direct self parkers and residential staff to the appropriate
routes/parking.
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Equipment
TIBA or Amano parking equipment will be installed to secure the lot/entry and exits. This security
measure will track how many vehicles enter and exit the parking lots and at what times.
Gates will be installed separating the tandem/stacked parking facility from the front parking facility, and
the tandem/stacked parking facility from the residential parking facility.
Valet associates and employees will be granted access to the lots with a key FOB.
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Key Findings and Conclusions
The 227 guests room Seabiscuit Hotel will have one specialty restaurant and 5,000 square feet of
ballroom/meeting space. The hotel will be an all-valet property with 234 parking stalls, seven (7)
stalls being ADA. The 18 parking stalls located behind the hotel are specifically designated for
“Clean air/vanpool/EV” vehicles. Stacked/tandem parking will take place in the 156 stalls located in
the secured valet parking area. Utilizing tandem/stacked parking, 234 vehicles can be safely
parked during peak times, one in each of the 234 valet stalls.
During both peak and non-peak hours, parking and retrieval times are between three (3) – five (5)
minutes. Staffing is adjusted based on the business needs to ensure these times remain between
three (3) – five (5) minutes.
It is estimated that 180 – 260 vehicles can be parked per hour during peak times. Approximately 13
– 15 valets will be staffed during peak times. Valets will be staged at the valet station at the front of
the hotel as well as a dedicated lot crew in the secured valet parking area.
Estimated vehicles parked per hour during non-peak/moderate hours is between 144 and 160
vehicles per hour with an estimated 8 – 12 valets on duty.
Estimated vehicles parked per hour during non-peak/low hours is between 84 and 100 vehicles per
hour with an estimated five (5) – seven (7) valets on duty.
Valets will travel at 5 mph to park and retrieve vehicles.
During our 25 years’ experience in the parking industry, we have operated at large convention
hotels, properties with over 100,000 square feet of banquet/meeting/convention space, and major
hotels with 1,000 & 2,000 hotel rooms. We are confident we will be able to accommodate the
parking needs of Seabiscuit Hotel.
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Lot Layout
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