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HomeMy WebLinkAboutDecision LetterCity of Arcadia Development Services Department Jason Kruckeberg Assistant City Manager/ Development Services Director 240 West Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 (626) 574-5415 (626) 447-3309 Fax www.ArcadiaCA.gov October 16, 2019 Northeast Development Enterprises II, LLC Attn: Peter Lee 830 Bilton Way San Gabriel, CA 91776 Subject: DA 19-01; MUP 18-06; PC AM 18-02; ADR 18-19 Project Address: 33-35 W. Huntington Drive Dear Mr. Lee: At its October 1 and October 15, 2019 regular meetings, the Arcadia City Council voted 4-0 to adopt Resolution No. 7276 and Ordinance No. 2364 approving Development Agreement No. 19-01, Minor Use Permit No. 18-06, Administrative Modification No. PC AM 18-02, and Architectural Design Review No. ADR 18-19, subject to the conditions listed in Resolution No. 7276. At your earliest convenience, please sign and return the Acceptance Form enclosed with this letter indicating awareness and agreement with the project conditions. Also, please note that approval of the Minor Use Permit, Administrative Modification, and Architectural Design Review expire one (1) year from the approval date (October 15, 2020) if plans have not first been submitted to Building Services for plan-check prior to the expiration date, or an extension is filed with and granted by the Development Services Director prior to expiration. A building permit and inspection are required for project construction. Please contact Building Services at (626) 574-5416 to determine the type of documentation and permits needed. The final construction plans shall be consistent with the approved entitlements and conditions of approval. If you have any questions regarding this approval, please contact me at (626) 574- 5409 or by email at TSchwehr@ArcadiaCA.gov. Thank you. Sincerely, DEVELOPMENT SERVICES DEPARTMENT Tim Schwehr Senior Management Analyst Attachments: Acceptance Form Ordinance No. 2364 Resolution No. 7276 CITY OF ARCADIA ACCEPTANCE FORM Development Services Department Community Development Division-Planning Services 240 West Huntington Drive Arcadia, CA 91007 Issued 10/16/19 APPLICATION NO.: DA 19-01; MUP 18-06; PC AM 18-02; ADR 18-19 SUBJECT PROPERTY: 33-35 W. Huntington Drive I am/We are the applicant(s), and the owner(s), or the duly authorized representative(s) of the owner(s), respectively, of the project and real property that is the subject of the above application(s). I am/We are aware of, understand, and accept, all the provisions and conditions imposed upon the project and real property that is the subject of the above application(s), and also understand that noncompliance with said provisions and conditions shall constitute grounds for the immediate suspension or revocation of any approvals granted through said application(s). I/We certify and declare under penalty of perjury that the foregoing is true and correct. APPLICANT/PROPERTY OWNER SIGNATURE DATE PRINT NAME Approval of your applications shall not be of effect unless the property owner/applicant have executed and filed this Acceptance Form to indicate awareness and acceptance of these conditions of approval. ADOPTED /a/ April A. Verlato /s/ Gene Glasco /s/ Gene Glasco EXHIBIT A TO DEVELOPMENT AGREEMENT 19-01 Property Legal Description PARCEL 1: THAT PORTION OF LOT 3 OF TRACT NO. 949, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17 PAGE 13 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE SOUTHERLY LINE OF SAID LOT 3, DISTANT 402.20 FEET WEST, FROM THE SOUTHEAST CORNER OF SAID LOT 3; THENCE NORTH PARALLEL WITH THE EASTERLY LINE OF SAID LOT 3, A DISTANCE OF 305 FEET TO THE MOST SOUTHERLY LINE OF LOT 9 OF TRACT NO. L 3768, AS PER MAP RECORDED IN BOOK 273 PAGE 37 OF MAPS, IN SAID RECORDERS OFFICE; THENCE WEST ALONG SAID MOST SOUTHERLY LINE TO THE SOUTHEASTERLY LINE OF MORLAN PLACE (60.00 FEET) AS SHOWN AND DEDICATED ON SAID TRACT NO. 13768; THENCE SOUTHWESTERLY ALONG SAID MORLAN PLACE TO THE NORTHEAST CORNER OF THE LAND AS DESCRIBED IN THE DEED TO F.W. JONAS AND ADELE S. JONAS, RECORDED SEPTEMBER 21,1956 AS INSTRUMENT NO. 1442, OF OFFICIAL RECORDS OF SAID COUNTY; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID DEED TO F.W. JONAS AND ADELE S. JONAS AND ITS PRO LONGATION THEREOF TO THE SOUTHERLY LINE OF SAID LOT 3; THENCE EAST ALONG SAID SOUTHERLY LINE TO THE POINT OF BEGINNING. EXCEPT THEREFROM THE INTEREST OF THE CITY OF ARCADIA, IN THE SOUTHERLY 20.00 FEET OF SAID LAND WHICH WAS CONVEYED TO SAID CITY OF ROAD PURPOSES BY DEED RECORDED IN BOOK 24642 PAGE 220 OF OFFICIAL RECORDS OF SAID COUNTY. PARCEL 2: THAT PORTION OF LOT 9 OF TRACT NO. 13768, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 273 PAGES 37 AND 38 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AS BOUNDED BY THE FOLLOWING DESCRIBED LINES: BEGINNING AT THE MOST WESTERLY CORNER OF LOT 9 OF SAID TRACT NO. 13768; THENCE EAST ALONG THE SOUTH LINE OF SAID LOT 9, A DISTANCE OF 48.38 FEET MORE OR LESS, TO THE WEST LINE OF THE EAST 402.2 FEET OF LOT 3 OF TRACT NO. 949, IN THE CITY OF ARCADIA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17 PAGE 13 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER; THENCE NORTH ALONG THE NORTH PROLONGATION OF SAID WEST LINE A DISTANCE 20.21 FEET TO THE SOUTHERLY LINE OF MORLAN PLACE, 60 FEET WIDE, AS SHOWN ON SAID TRACT NO. 13768; THENCE SOUTHERLY AND WESTERLY ALONG THE SOUTHERLY LINE OF SAID MORLAN PLACE A DISTANCE OF 52.47 FEET TO THE POINT OF BEGINNING. EXHIBIT “B” TO DEVELOPMENT AGREEMENT 19-01 (Project Description) [To be attached following this cover page] What is ‘ARCADIA COMMONS’? Arcadia Commons will become one of the most active food halls in San Gabriel Valley. It will be an energetic, dynamic space packed with close to 7-10 different boutique food vendors on the ground and potentially roof floors. The gastronomic choices will be entirely focused on local, creative options and range in variety from around the world. It will draw inspiration from successful food halls/ social spaces around the US, from Los Angeles’ own Grand Central Market, Anaheim’s Meat Packing District, San Diego’s Quarteryard, Philadelphia’s Reading Terminal Market, and Brooklyn’s Berg’n and DeKalb Market Hall. There is also the possibility of adding a rooftop gastropub/ small plates establishment (pending structural investigation) whose views of the San Gabriel mountains and Arcadia Park would make it an instant destination spot in Arcadia. The second, third, and fourth floors currently occupied by storage will be remain and the basement will be converted into additional self-storage. The ultimate goal of the project is not only to make a great eating destination but also a place for community to socialize and bond amongst friends and family. Arcadia Commons will be a festive locale for food, drink, and good cheer. The possibility of Arcadia Commons becoming a social landmark is what will allow the project to truly contribute to the City’s culture and revitalize the historic, pedestrian-friendly district that is Downtown Arcadia. Project examples, top to bottom: Grand Central Market, Meat Packing District, Grand Central Market exterior Project examples, top to bottom: Beer garden – Astoria, NY, Reading Terminal Market – Philadelphia, PA, DeKalb Market Hall, Brooklyn EXHIBIT “C” TO DEVELOPMENT AGREEMENT 19-01 (Existing Development Approvals) [To be attached following this cover page] $'237(' V$SULO$9HUODWR V*HQH*ODVFR V*HQH*ODVFR EXHIBIT “D” TO DEVELOPMENT AGREEMENT 19-01 (Existing Land Use Regulations) [To be attached following this cover page] Downtown and Mixed Use Zones 1 December 2016 Downtown Zones Downtown Mixed Use, Mixed Use, Central Business District, and Commercial-Manufacturing Zones Subsections: 9102.05.010 Purpose and Intent 9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones 9102.05.030 Development Standards in Downtown Zones 9102.05.040 Additional Development Standards in Downtown Zones 9102.05.050 Mixed-Use Lot Consolidation Incentive Program 9102.05.060 Site Plan and Design Review 9102.05.070 Other Applicable Regulations 9102.05.010 Purposeand Intent The purposes of the Downtown zones are to: 1. Promote mixed use residential, retail, and office development at locations that will support transit use; and 2. Promote commercial and mixed-use development that will foster and enhance surrounding residential neighborhoods by improving access to a greater range of facilities and services. A. CBD Commercial Business District Zone. The Commercial Business District zone is intended to promote a strong pedestrian- oriented environment and to serve community and regional needs for retail and service uses, professional offices, restaurants, public uses, and other similar and compatible uses. Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site. This zone implements the General Plan Commercialdesignation. B. MU Mixed Use Zone.The Mixed Use zone is intended to provide opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to employment centers, and encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site, and exclusive residential structures are not allowed. This zone implements the General Plan Mixed Use designation. C. DMU Downtown Mixed Use Zone.The Downtown Mixed Use zone is intended to provide opportunities for complementary service and retail commercial businesses, professional offices, and residential uses located within the City’s downtown. A wide range of commercial and residential uses are appropriate, oriented towards pedestrians to encourage shared use of parking, public open space, and interaction of uses within the zone. Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site, and exclusive residential structures are not allowed. This zone implementsthe GeneralPlan DowntownMixed Use designation. D. C-M Commercial Manufacturing Zone.The C-M zone is intended to provide areas for a complementary mix of light manufacturing businesses, minor vehicle service and repairs, and support office and retail uses. A wide range of small-scale industrial and quasi- industrial uses with minimal impact to surrounding uses are appropriate. Retail uses are limited to business services, food service, and convenience goods for those who work in the area. Residential uses are not permitted in this zone. This zone implements the General Plan Commercial/Light Industrial designation. 9102.05.020 Land Use Regulationsand AllowableUses in DowntownZones A. Allowed Uses. Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) indicates the land use regulations for the Downtown zones and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures). The Downtown and Mixed Use Zones 2 December 2016 regulations for each zone are established by letter designations as follows: “P” represents permitted (allowed) uses. “A” represents accessory uses. “M” designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code. “C” designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 09 (Conditional Use Permits and Minor Use Permits) of this Development Code. “UF” designates uses that are permitted on upper floors only, and are not allowed on the ground floor of a structure. “--” designates uses that are not permitted. B. Director Determination.Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited. C. Specific Use Regulations. Where the last column in Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use. Table 2-10 AllowedUses and Permit Requirementsfor Downtown Zones P A C M -- (UF) Permitted by Right Permitted as an Accessory Use Conditional Use Permit Minor Use Permit Not Allowed Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Business, Financial, and Professional Automated Teller Machines (ATMs) P P P P Check Cashing and/or Payday Loans -- -- -- - Financial Institutions and Related Services M M M - Government Facilities C C C C Offices, Business and Professional P (UF) P (UF) P P Eating and Drinking Establishments Accessory Food Service A A A A Alcohol Sales (On-Sale, Accessory Only) M M M M Bars, Lounges, Nightclubs, and Taverns C C C C Outdoor Dining (Incidental and on Public Property) – 12 seats or fewer PPPP See Subsections 9104.02.230 (Outdoor Dining Uses on Public Property) and 9104.02.240 (Outdoor Dining – Incidental) Outdoor Dining (Incidental and on Public Property) – more than 12 seats MMMM See Subsections 9104.02.230 (Outdoor Dining Uses on Public Property) and 9104.02.240 (Outdoor Dining – Incidental) Restaurant – Small (with no Alcohol Sales) P P P P Restaurant – Large (with no Alcohol Sales) P P P P Restaurant – Small or Large With late hours – open between midnight and 6:00 A.M.) MCMCSee Subsection 9104.02.150 (Extended Hours Uses) Restaurant – Small or Large Serving Alcohol, within 300 ft of residential zone M M M C See Subsection 9104.02.040 Downtown and Mixed Use Zones 3 December 2016 Restaurant – Small or Large Serving Alcohol, not within 300 ft of residential zone PMPC(Alcoholic Beverage Sales) Table 2-10 Allowed Uses and Permit Requirements for Downtown Zones P A C M -- (UF) Permitted by Right Permitted as an Accessory Use Conditional Use Permit Minor Use Permit Not Allowed Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Education Schools, Public and Private -- -- -- -- Trade and Vocational Schools C (UF) -- C (UF) C Tutoring and Education Centers C (UF) -- -- C (UF) Industry, Manufacturing and Processing, and Warehousing Uses Brewery and Alcohol Production, with or without onsite tasting and associated retail commercial use M--MC Data Centers -- -- -- C Food Processing -- -- -- C Fulfillment Centers -- -- -- C Light Industrial -- -- -- M Heavy Industrial (under 40,000 square feet) -- -- -- P Heavy Industrial (40,000 square feet and over) -- -- -- C Recycling facilities Heavy processing Large collection -- -- -- C Light processing -- -- -- -- Reverse Vending Machine(s) -- -- -- P Small collection -- -- C P Research and Development -- -- C P Storage – Accessory A A A A Storage – Personal -- -- -- M Wholesaling -- -- -- C Medical-Related and Care Uses Day Care, General -- -- -- C Hospitals and Medical Clinics -- -- -- C Medical and Dental Offices P (UF) P (UF) P (UF) P (UF) Recreation and Entertainment Arcade (Electronic Game Center) M M M C Commercial Recreation C C C C Karaoke and/or sing-along uses M M M C See Subsection 9104.02.190 (Karaoke and/or Sing-Along Uses) Downtown and Mixed Use Zones 4 December 2016 Table 2-10 Allowed Uses and Permit Requirements for Downtown Zones P A C M -- (UF) Permitted by Right Permitted as an Accessory Use Conditional Use Permit Minor Use Permit Not Allowed Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Health/Fitness Facilities, Small M M M M Health/Fitness Facilities, Large M (UF) M (UF) CUP C Indoor Entertainment C C C M Studios – Art and Music M M M P Residential Uses Live/Work Unit -- M (UF) M (UF) -- See Subsection 9104.02.210 (Live/Work Units) Multifamily Dwelling M M M --Permittedonly in conjunctionwith a commercialuse. Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site. See Section 9102.05.010 Supportive Housing – Housing Type M (UF) M (UF) M (UF) -- Transitional Housing – Housing Type M (UF) M (UF) M (UF) -- Retail Uses Alcohol Beverage Sales Alcohol Sales (off-sale) M M M C See Subsection 9104.02.040 (Alcoholic Beverage Sales)Alcohol Sales (off-sale, accessory only) M M M M Building Material Sales and Services -- -- -- -- Pawn Shop -- -- -- -- Plant Nursery -- -- -- -- Pet Stores, without grooming P P P -- Pet Stores, inclusive of grooming services M M M P Recreational Equipment Rentals P P P P Retail Sales P P P P Retail Carts and Kiosks – Indoor P P P P Retail Carts and Kiosks – Outdoor M M M M See Subsection 9104.02.110 (Displays and Retail Activities – Outdoor) Secondhand Stores -- -- -- M Swap Meets -- -- -- -- Vehicle Rentals -- -- -- P Vehicle Sales – New and/or Used C -- -- C At least 50%of the vehicles sold or leased from the applicable site during each calendar year shall be new automobiles. Service Uses Animal Boarding/Kennels -- -- -- C Animal Grooming M M M P Downtown and Mixed Use Zones 5 December 2016 Bail Bond Services -- -- -- -- Funeral Homes and Mortuaries -- -- -- -- Downtown and Mixed Use Zones 6 December 2016 Table 2-10 Allowed Uses and Permit Requirements for Downtown Zones P A C M -- (UF) Permitted by Right Permitted as an Accessory Use Conditional Use Permit Minor Use Permit Not Allowed Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Hotels and Motels C C C C Maintenance and Repair Services, Large Appliance -- -- -- P Maintenance and Repair Services, Small Appliance P P P P Personal Services, General P P P P Personal Services, Restricted -- -- -- C Postal Services P P P P Printing and Duplicating Services P P P P Veterinary Services -- -- -- C Vehicle Repair and Services Service/Fueling Station C -- -- -- Vehicle Washing/Detailing A -- -- C Vehicle Repair, Major -- -- -- M Vehicle Repair, Minor A -- -- P Transportation, Communication, and Infrastructure Uses Antennas and Wireless Communication Facilities - Co-location PPPPException: All facilities are permitted on City-owned properties and public rights-of-way. New standalone facilities are not permitted in Architectural Design (D) overlay zones. See Subsection 9104.02.050 (Antennas and Wireless Communication Facilities) Antennas and Wireless Communication Facilities – Panel PPPP Antennas and Wireless Communication Facilities - Standalone Facility -- -- -- C Car Sharing P P P P Car sharing parking spaces may not occupy any space required for another use. Off-Street Parking Facilities (not associated with a primary use)CCCC Recharging Stations P P P P Utility Structures and Service Facilities P P P P Subject to Site Plan and Design Review pursuant to Section 9107.19 (Site Plan and Design Review). Other Uses Assembly/Meeting Facilities, Public or Private -- -- -- M Donation Box – Outdoor -- -- -- M Extended Hours Use M C M C See Subsection 9104.02.150 (Extended Hours Uses) Places of Religious Assembly -- -- -- M Drive-Through or Drive-Up Facilities -- -- -- C See Subsection 9104.02.130 (Drive- through and Drive-up Facilities) Downtown and Mixed Use Zones 7 December 2016 Table 2-10 Allowed Uses and Permit Requirements for Downtown Zones P A C M -- (UF) Permitted by Right Permitted as an Accessory Use Conditional Use Permit Minor Use Permit Not Allowed Upper Floor Permitted, Not Allowed on Ground Floor Land Use CBD MU DMU CM Specific Use Regulations Reverse Vending Machines – Consumer Goods P P P P Allowed indoors only Vending Machines P P P P Allowed indoors only Urban Agriculture A A A A Downtown and Mixed Use Zones 8 December 2016 9102.05.030 DevelopmentStandardsin DowntownZones New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) and Table 2-11 (Development Standards for Downtown Zones) and the development standards in Division 3 (Regulations Applicable to All Zones – Site Planning and General Development Standards). Additional regulations are denoted in the right- hand column of Table 2-11 (Development Standards for Downtown Zones); section and subsection numbers in this column refer to other sections and subsections of this Code. Table 2-11 Development Standards for Downtown Zones Development Feature CBD MU DMU CM Additional Requirements Lot Standards Minimum Lot Area 5,000 sf 5,000 sf 10,000 sf 5,000 sf Structure Form and Location Standards Maximum Residential Density 80 units/acre 30 units/acre 80 units/acre Residential not allowed Maximum FAR (1)1.0 1.0 1.0 0.5 Minimum Storefront Width 25 ft N/A N/A N/A Minimum Setback Front or adjacent to a street 0 ft (10 ft maximum) 0 ft (10 ft maximum) 0 ft (10 ft maximum)10 ft Side (Interior) Abutting nonresidential or mixed-use zone 0 ft 0 ft 0 ft 0 ft Abutting residential zone 10 ft 10 ft 10 ft 10 ft Side (Street side)0 ft (10 ft maximum) 0 ft (10 ft maximum) 0 ft (10 ft maximum)5 ft Rear Abutting Nonresidential or Downtown zone 0 ft 0 ft 0 ft 0 ft Abutting residential zone 20 ft 15 ft 15 ft 10 ft Downtown and Mixed Use Zones 9 December 2016 Table 2-11 Development Standards for Downtown Zones Development Feature CBD MU DMU CM Additional Requirements Maximum Height 60 ft 40 ft 60 40 ft Minimum Open Space for Residential Uses 100 sf per unit 100 sf per unit 100 sf per unit N/A See Subsection 9102.05.040.D (Open Space Requirements for Residential Uses in CBD, MU, and DMU Zones) Notes: (1) FAR maximum is applicable only to nonresidential component of a development. 9102.05.040 AdditionalDevelopmentStandardsin DowntownZones A. Commercial Uses along Street Frontages.In order to maintain an active pedestrian environment within all Downtown Zones, commercial uses shall be encouraged, but not required along street frontages. Residential may be permitted above ground floor commercial or adjacent to a commercial development, where allowed per Table 2-10 and in compliance with development standards set forth in Table 2-11. B. Setbacks When Abutting a Residential Zone 1. When abutting a residential zone, no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the residentially zoned abutting property line. 2. Where a property line abuts a dedicated alley which separates the property from abutting residential zoned property, the setback shall be measured from the centerline of the alley, and no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the centerline of the alley. C. No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area. D. Minimum Ground Floor Height.The minimum ground-floor height for structures with commercial uses on the ground floor shall be not less than 12 feet, six inches. E. Open Space Requirements for Residential Uses in CBD, MU and DMU Zones 1. Type.Open space shall be in the form of private or common open space via balconies, courtyards, at-grade patios (rear and side of the units), rooftop gardens, or terraces. 2. Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space. 3. Encroachment.Balconies that project over a public right-of-way shall be subject to approval by the City Engineer. F. Roof Decks.Roof decks are permitted, subject to Site Plan and Design Review, in the MU and DMU zones provided that roof decks meet the following development standards: 1. Location. Roof decks shall be set back five feet from all building lines of the structure. The building line shall be measured from the roof edge of the story directly below the deck. 2. Height Limits. The guardrail and other objects, whether permanent or temporary, which rest upon the roof deck such as patio furniture, landscaping, swimming pool features, and storage, shall be allowed to exceed the maximum height limit specified in Subsection 9102.05.030 (Development Standards in Downtown Zones) by up to five feet. Exterior stairways and other access features such as stairwells or elevators for access to roof decks shall not exceed the residential zoning district’s height limit by more than 10 feet and shall be architecturally integrated into the design of the structure. Downtown and Mixed Use Zones 11 December 2016 Table 3-3 Off-Street Parking Requirements: Residential Uses Land Use Minimum Parking Spaces Required Single-Family Dwellings (Attached and Detached) and Two-Family Dwellings x 2 spaces per dwelling unit in a garage for units less than 5,000 square feet in size with up to 4 bedrooms x 3 spaces per dwelling unit in a garage for units 5,001 square feet or more in size and/or with 5 or more bedrooms (1) Accessory Dwelling Unit 1 space, covered or uncovered, per accessory dwelling unit or number of bedrooms in the accessory dwelling unit, whichever is greater (2) Multifamily Dwellings For the R-2, R-3 and R-3-R Zones: x 2 covered spaces per unit, plus guest parking as follows: x 1 guest parking space per each 2 units Mixed Use Units 1.5 spaces per unit and 1 guest space for every 3 units Live/Work Units 1 space per unit and 1 space per 1,000 square feet of nonresidential floor area Senior Housing (when restricted to age 62 and older) For senior affordable apartment housing: 1 space per unit, and 1 guest space for every 4 units for assisted living facilities: 1.5 spaces per unit For senior market rate housing: 2 spaces per unit Notes: (1) A tandem parking space may be allowed to satisfy the third required, or any non-required, parking space, subject to Design Review approval. (2) Parking standards shall not be imposed on an accessory dwelling unit in any of the following circumstances: a. The accessory dwelling unit is located within one-half mile of public transit b. The accessory dwelling unit is located within an architecturally and historically significant historic district c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit e. When there is a car sharing vehicle located within one block of the accessory dwelling unit 2. Residential Use: When Required Covered or Garage Parking Cannot Be Provided. Apart from the requirements for parking in a garage contained in Table 3-3 (Off-Street Parking Requirements: Residential Uses) for residential uses, wherever required covered or garage parking cannot be provided due to physical limitations on a property, an alternative parking arrangement for the remaining required parking can be arranged by the approval of an Administrative Modification subject to the requirements of Section 9107.05 (Administrative Modifications). D. Parking Location 1. Parking spaces shall be designed, constructed, and maintained in a manner that does not preclude direct and free access to stairways, walkways, elevators, any pedestrian way, and fire safety equipment. 2. Vehicle parking (and access thereto) shall be provided on a permanently paved surface. 3. When required off-street parking spaces are provided on a separate lot from the building or land use, Subsection 9103.07.090 (Shared/Joint Use and Off-site Parking) shall apply. 4. If parking spaces are required for an accessory dwelling unit, the spaces may be located on an existing driveway on the same site if it is within the setback areas, including tandem on an existing driveway subject to the approval of a Zoning Clearance for ADUs. The Director may determine that these parking arrangements are prohibited if specific findings are made under Subsection (a) below. a) The property is an R-M zoned property, a hillside property, located within a designated fire zones, or a non-conforming lot, or if the Director determines that such parking arrangements are not feasible based upon specific safety conditions, or that such arrangements are not permitted anywhere in the City. Downtown and Mixed Use Zones 15 December 2016 Table 3-5 Off-Street Parking Requirements: Hospitality and Retail Uses Land Use Minimum Parking Spaces Required Hotels/Motels 1.2 space per guest room Allowed uses within this parking ratio include banquet hall, or assembly places such as conference center are included, spas, and breakfast lounges serving only hotel guests. For restaurants, see Restaurant, within Hotel or Motel Structure Retail Sales - General 1 space per 200 sf Retail Sales - Multi-tenant Shopping Center 1 space per 200 sf or as established by a parking study, see Subsection 9103.07.060.E (Parking Requirement Determined By Parking Study). Regional Shopping Centers 4.75 spaces per 1,000 sf of gross leasable area Swap Meet - Indoor 1 space per 200 sf plus 1 space per vendor Table 3-6 Off-Street Parking Requirements: Office, Entertainment Services, Care Services, Eating and Drinking Establishment, and Vehicle Service Uses Land Use Parking Spaces Required Business, Financial, and Professional Financial Institutions and Related Services 1 space per 250 sf Offices - Professional 1 space per 250 sf Care Uses Emergency Shelters 1 space per 1,000 sf Day Care and/or preschool facilities 1 space per employee plus 1 space per 5 children or 1 space per 10 children if adequate drop-off area provided Residential Care Facility 1 space per 3 licensed beds Eating and Drinking Establishments Bars, Lounges, Nightclubs, and Taverns 1 space per 100 sf Restaurant, Small 1 space per 200 sf Restaurant, Large 1 space per 100 sf Restaurant, within Hotel or Motel Structure 1 space per 200 sf Outdoor Dining – Incidental and Outdoor Dining on Public Property with 12 seats or less or a number of outdoor seats equivalent to twenty-five (25%) percent of the number of indoor seats, whichever is greater No additional parking required Outdoor Dining– Incidental and Outdoor Dining on Public Property with more than 12 seats or a number of outdoor seats equivalent to twenty-five (25%) percent of the number of indoor seats, whichever is greater 1 space per 6 seats Downtown and Mixed Use Zones 16 December 2016 Table 3-6 Off-Street Parking Requirements: Office, Entertainment Services, Care Services, Eating and Drinking Establishment, and Vehicle Service Uses Land Use Parking Spaces Required Entertainment Arcade 1 space per every 2 machines Karaoke 1 space per 100 sf Medical-Related Services Hospitals As determined by Conditional Use Permit, Specific Plan, or other special discretionary process Medical and Dental Offices 6 spaces per 1,000 sf Medical and Dental Offices larger than 10,000 sf 1 space per 200 sf Service and Studio Uses – General Salons – Nail, Hair, etc. 1 space per 200 sf Studio – Art, Music, etc. 1 space per 100 sf of instructional area Vehicle Service Uses Car Sharing 1 space per car available Service/Fueling Station 1 space per 200 sf of office or service area plus 1 space per service bay, plus any required for ancillary use Vehicle Repair 2 spaces per service bay Vehicle Washing/Detailing 1 space per employee on largest shift, plus adequate stacking area as determined by Conditional Use Permit Table 3-7 Off-Street Parking Requirements: Recreation, Education, and Public Assembly Uses Land Use Parking Spaces Required Health Clubs, Fitness Centers, and Indoor Athletic Facilities up to 3,000 sf 1 space per 100 sf in all workout and instructional areas Health Clubs, Fitness Centers, and Indoor Athletic Facilities greater than 3,000 sf of gross floor area Required parking spaces to be determined through an approved Conditional Use Permit Live entertainment theaters - movie or live performance 1 space per 3 fixed seats Public/Private Assembly: places of worship, recreation community structures, private clubs 1 space per 5 fixed seats; 1 space per 35 sf of floor area where no fixed seating; 1 space per 28 linear feet of bench/pew area Trade Schools, Tutorial Schools, Learning Centers, Private Schools Facilities for students under high school age: 1 space per employee, plus 1 space for every 5 students Trade schools/private schools, learning centers for students of high school age or older: 1 space per employee plus 1 space for every 3 students See Subsection 9103.07.060.G (Pick-up and Drop-off Area for Educational Uses) Downtown and Mixed Use Zones 17 December 2016 Table 3-8 Off-Street Parking Requirements: Industry, Manufacturing, and Warehouse Uses Land Use Parking Spaces Required Manufacturing and General Industrial Uses 1 space per 333 sf for projects up to 10,000 sf 1 space per 1,000 sf for projects over 10,000 sf For office area within a manufacturing and industrial building: x 1 space per 500 sf for the first 25% of the office area x 1 space per 250 sf for the office area in excess of the first 25% Warehousing and Fulfillment Centers 1 space per 1,000 sf of warehouse space, plus 1 space per 350 sf of office space D. Parking Reduction Near Light-Rail Station. A 25 percent reduction will be applied to the off-street parking requirement for any commercial use that is located within 1,320 feet (1/4 mile) of a light rail station. E. Parking Requirement Determined by Parking Study. Off-site parking spaces may be relied upon to serve commercial uses, provided a shared-parking study is completed by the applicant/developer and approved by the Director. In the event the proposed land use is for a multi-tenant and/or mixed use development or involves a Specific Plan or Planned Development Permit, the Director may also authorize the preparation of a parking study to determine the required number of parking spaces as an alternative to the number of off-street parking as outlined in Tables 3-5 through 3-8 (Off-Street Parking Requirement) and other applicable provisions of this Section, subject to the following conditions: 1. Off-street parking standards determined by a parking study shall be approved, modified, and/or denied in accordance to the use classification and/or required planning permit for the proposed use. If there are no planning permits required for the proposed use but the Director has determined a parking study is required, then the review and approval of parking study shall be processed pursuant to the requirements of Section 9107.05 (Administrative Modification). 2. The City shall maintain the right to select a consultant, which will be paid for by the applicant. 3. The study shall have been undertaken and completed by a traffic engineer registered by the State of California and shall bear the stamp of that engineer. 4. If the required parking is determined by such a parking study, future modification or improvement to the parking area which impacts the parking space layout, configuration, and/or number of stalls or if any such building or structure in the project is enlarged or increased in capacity by floor area or seats, or at such time that a usage requiring a higher number of parking spaces than an existing or previous use is applied, a new parking study pursuant to this Section shall be provided showing that the existing and/or proposed parking is adequate for such expansion and/or increased usage. Alternative to a revised parking study, at the time of such expansion or increased usage, the applicant may comply with all provisions of this Section in effect at the time of the application. F. Multiple Tenants. Except as otherwise provided in this Section, for each separate use, a site with multi-tenants, or a combination of principal uses in any one facility, the development shall provide the aggregate number of parking spaces required for each separate use unless a parking study has been prepared and approved in compliance with this Chapter or except as provided for in Subsection 9103.07.090 (Shared/Joint Use and Off-site Parking). G. Pick-up and Drop-off Area for Educational Uses. Educational uses that serve children shall be required to submit a parking plan that indicates the location of pick-up and drop-off area (separate from the driveway aisle) subject to the review and approval of the Review Authority pursuant to the requirements of Section 9107.19 (Site Plan and Design Review). H. Parking Location: All Non-Residential Uses EXHIBIT “E” TO DEVELOPMENT AGREEMENT 19-01 (Development Impact Fees) [To be attached following this cover page] ARCADIA DEVELOPMENT IMPACT FEES Park and Recreation Fee: x $2.85 per sq. ft. single family residential x $3.73 per sq. ft. multi-family residential Transportation Impact Fee: x Fee based on unit cost of $1,983 per PM peak hour trip. The number of PM peak hour trips may be determined by the City using the Trip Generation Manual prepared by the Institute of Transportation Engineers, or equivalent, to determine appropriate fee. Some developments may be eligible for trip credits for existing uses on subject development site, subject to Engineering Division’s review. ADOPTED /s/ April A. Verlato /s/ Gene Glasco /s/ Gene Glasco