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RESOLUTION NO. 1157
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA RECOMMENDING CERTAIN AMENDMENTS
. ,.~"'TO THE GENERAL PLAN OF THE CITY OF ARCADIA
ESTABLISHING A PLANNED DEVELOPMENT AREA-l LAND
USE DESIGNATION AND CHANGING THE GENERAL PLAN MAP
DESIGNATIONS FROM COMMERCIAL AND INDUSTRIAL TO
PLANNED DEVELOPMENT AREA-l FOR THE PROPERTIES
BOUNDED ON THE NORTH BY THE 210 FREEWAY, ON THE
SOUTH BY THE AT&SF RAILROAD, ON THE EAST BY FIFTH
AVENUE, AND ON THE WEST BY SECOND AVENUE
WHEREAS, Public hearings were held before the Planning Com-
mission on January 13, 1981, February 10, 1981 and February 19,
1981, to consider amending the Land Use Element of the General
Plan by adding a Planned Development Area-l Designation and
changing the General Plan Map designations from Commercial and
Industri~l to Planned Development Area-l for the properties
bounded on the North by the 210 Freeway, on the South by the
AT&SF Railroad, on the East by Fifth Avenue and on the West by
Second Avenue; and
WHEREAS, all interested persons were given full opportunity
to be heard and to present evidence;
'NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA RECOMMENDS TO THE CITY COUNCIL:
Section 1. That a Planned Development Area-l Land Use Designa-
tion be added to the Land Use Element of the General Plan as
shown on the attached Exhibit "A".
Section 2. That the General Plan Map designations be
changed from Commercial and Industrial to Planned Development
Area-l for the properties bounded by the 210 Freeway on the
North, the AT&SF Railroad on the South, Fifth Avenue on the
East and Second Avenue on the West as shown on attached Exhibit "B".
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Section 3. The Planning Commission finds that the public
necessity, convenience, general welfare and good zoning practice
justify the atove recollunendations.
Section 4. The Secretary shall certify to the adoption of this
Resolution.
I HEREBY CERTIFY that the foregoing Resolution was adopted
at a regular meeting of the Planning Commission of the City of Arcadia
held on the 24th day of February, 1981 by the following votes:
]'-YES:
Commissioners Fee, Kuyper, Sargis, Soldate, Hedlund
NOES:
None
l'.BSENT:
Commissioners Brink, Hegg
ABSTAIN: None
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Chairman
ATTEST:
ILrfJ/;/M;U/JI;~m#
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Secretary
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EXHIBIT "An
DRAFT OF PROPOSED
AMENDMENT TO THE LAND USE
ELEMENT OF THE GENERAL PLAN
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PLANNED DEVELOPMENT AREA-I
In order to achieve the community gools related to commercial and industrial
oreas the following objective and policies are established:
Objective
Establish large areas that provide for office, retail, hotel/motel, recreational,
and limited research and industrial uses which are developed in such 0 manner
as to encourage architectural ond spatial compatibility of structures ond uses.
Policies
The planned development concept shall be implemented through the adoption
of regulations which will limit the allowable uses, set forth minimum development
standards and/or performance standards, and architectural criteria.
Intensity and development standards/incentives moy be authorized and
approved so os to encourage unique, innovative, and imaginative architectural
design, site planning, development schemes, and developments consistent
with community goals and the objective set forth for the area.
Architecturol and landscape treatment shall be designed to provide an ottractive
environment while providing environmental buffering between development
areas and adjacent freeways, streets and railroads. Architecture, signs,
I ighting, walks and landscaping shall be coordinated to achieve a harmony
of 011 elements. Particular attention shall be given to providing buffering
between planned development areas and residentially zoned properties.
The design and control of pedestrian and vehicular circulation shall be coordinated
in order to provide sofe and convenient access to facilities.
The consolidation of parcels for large-scale development shall be encouraged.
Particularly high standards of development shall be applied to realize the
unique potential of the area and to attract desirable land uses.
Industrial uses shall be limited to those areas where the activities are
compatible with the allowable uses.
Energy conservation measures shall be incorporoted in the design and construction
of new structures.
Encourage the incorporation of existing and compatible activities, and encourage
existing owners to be included in the development of the area.
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Implementation
In order to provide for the estoblishment, regulation, and implementation
of planned development areas, the following shall be used:.
That the City's Zoning Ordinance be amended, or Specific Plan adopted
ta provide for 0 Planned Development which will set forth allowable land
uses, specific development standards, architectural criterio, ond plan review
process.
That the City use other appropriate implementation measures such as the
Capitol Program, Redevelopment, Special Assessment District, etc.
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EXHIBIT B
PROPOSED CHANGE TO THE GENERAL PLAN MAP
PLANNED DEVELOPMENT AREA (PD-l)
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JANUARY 13, 1980
TO:
PLANNING COHHISSION
FROM:
PLANNING DEPARTMENT
CASE NO.
G.P. 80-1
PREPARED BY:
DONNA L. BUTLER
ASSOCIATE PLANNER
GENERAL INFORMATION
APPLICANT:
City of Arcadia
REQUEST:
This application consists of two requests. The
second request is dependent upon the first being
approved.
(1.) To amend the General Plan Land Use Element
Text by adding a Planned Development designa-
tion, and
(2.) To amend the General Plan Land Use Map by
designating the area bounded on the North by
the 210 Freeway, on the South by the A.T.S.F.
Railroad, on the East by Fifth Avenue and on
the West by Second Avenue, as a Planned De-
velopment area.
HISTORY
In March, 1980, the City Council directed staff to initiate proceedings
for the consideration of amending the City's General Plan, Zoning
Ordinance, etc., in order to allow for development consistent with
the concept plans which had been submitted by Republic Development
Corp. for the area bounded by the 210 Freeway on the North, the AT&SF
Railroad on the South, Fifth Avenue on the East and Second Avenue
on the West.
In order to provide specific development standards, encourage arch-
itectural and spatial compatibility of structures and use~ the City
determined that the most viable solution was to propose a new Gen-
eral Plan designation, "Planned Development Area".
After preparation of an environmental information form and initial
study staff determined that the proposed changes might have an
January 13, 1980
Page One
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G.P. 80-1
environmental impact and Fursuant to the provisions of the Envir-
onmental Quality Act, an environmental impact report was prepared.
On December 16, 1980, Resolution 4924 was adopted by the City
Council which determined that the EIR was completed in compliance
with CEQA, the State guidelines implementino CEOA and the City of
Arcadia regulations implementing CEQA.
ADDITION TO THE GENERAL PLAN LAND USE ELEMENT:
PLANNED DEVELOPMENT A!<Ej\:-DESIGNATIONrREQ~UEST 1)
As indicated in the attached draft (Exhibit A), the objective of
the planned development area designation is to establish areas that
provide for office, retail, hotel/motel, recreational, limited
research and industrial uses, and limited residential uses, which
are developed in such a manner as to encourage architectural and
spatial compatibility of structures and uses.
Although the City is looking at implementing this designation in
the area designated on attached Exhibit B, it could be applied to
other areas of the City where it is desirable to have such devel-
opment.
The proposed policies for the "Planned Development Area" are set
forth in Exhibit A.
Implementation of the Planned Development Area designation would
be achieved by subsequently amending the City's Zoning Ordinance
to provide for a Planned Development zoning classification.
An environmental impact report has been prepared for this project
pursuant to provisions of the California Environmental Quality Act
and certified by the City Council on October 21, 1980.
CHANGE TO GENERAL PLAN LAND USE MAP (REQUEST 2.)
The City is proposing to change the General Plan Land Use Map for
the area bounded by the 210 Freeway on the North, the AT&SF
Railroad on the South, Fifth Avenue on the East and Second Avenue
on the West.
The site contains approximately 40 acres and is located within the
City's Redevelopment area.
The present General Plan designations are Commercial along Huntington
Drive and Industrial in the remainder of the area. The zoning is
C-2 and M-l.
The area is developed with a variety of uses which has resulted in
excessive parcelization and under utilization of the area.
January 13, 1980
Page Two
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G.P. 80-1
In February of 1974, the Central Area Study Committee, an ad hoc
Committee of the Planning Commission, reviewed "the area south of
Colorado, south of the Foothill Freeway, west of Fifth and north
of the Railroad". The Committee's findings were:
"(1) Zoning and General Plan are inconsistent.
(2) Lot pattern is not conducive to industrial uses."
The alternatives outlined by the Committee were:
"(1) Change zoning to ma,tch the General Plan designations.
(2) Clarify General Plan guidelines to more clearly define
the area's purpose.
(3) Use of redevelopment to consolidate small lots into more
developable parcels.
(4) Use of specific plan review processes to control types
of development allowed."
A change to a "Planned Development" designation in this area
would provide the greatest flexibility for development, encourage
consolidation of land for large-scale projects, and set forth review
and development standards.
The EIR assessments were based on a hypothetical maximum potential
development of this area based upon a commercial planned develop-
ment zone proposed by the City. The following are summaries of
project impacts:
Clj~ate/Air Quality
The EIR notes at full development under the proposed zoning,
increases in vehicular traffic on adjacent streets and increased
energy consumption for heatinq and cooling will result in the
release of additional air poliutants into the atmosphere. The
report does note that despite the maximum ultimate extent of devel-
opment possible within the project area, the overall effect will be
negligible. Mitigation measures which will reduce vehicle miles
travelled include incentives to increase bus utilization and a var-
iety of private ride-sharing/car pooling plans.
Seismic/Geology/Soil s
The EIR notes there are three principal faults along which seismic
activity is most likely to affect the project area. As presented
in the City's Public Safety Element, the primary hazard from an
January 13, 1981
Page Three
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G.P.80-l
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earthquakealonq anyone of these faults would be in the form of
strong to severe ground shaking. Secondary hazards such as liqui-
faction and landslides do not appear to be a significant factor.
The Santa Anita Dam is located north of the site and is used for
flood control purposes. According to the report, the chance of
the dam being full and breaking at the time of a major earthquake
is remote, however, if such an event were to occur, the area would
be subject to flooding.
Mitigation measures would include strict adherence to seismic
safety requirements and preparation of soil/geology reports.
Water Resources/Damage
The EIR states that there are no problems with development north
of Huntington Drive. There is the possibility that development
south of Huntington Drive may result in runoff increases onto
Fifth Avenue. This could cause drainage problems through the
mobile home park located on the east side of Fifth Avenue.
Mitigation measures include during site plan review assessment
should be made by the City Engineer concerning any increases in
runoff which might occur on Fifth Avenue. It might be possible
that runoff from builcingsfronting on Huntington Drive be diverted
into the Huntington Drive storm drain.
~ Biological/Botanical
The EIR notes that potential development in conformance with the
proposea changes will result in a change in the diversity of species.
It will also cause new species to be introduced into the area.
Mitigation measures include retention of existing specimen trees
where possible and review of landscape plans to ensure uniform
development concepts.
Archeology/Paleontologic/Historic
Existing conditions indicate that archeologic, paleontologic and
historic resources are not expected to be impacted by future devel-
opment of the area. However, should any archeologic/paleontologic/
historic material be uncovered all work in the subject area should
immediately be stopped. Assessment of the find's importance should
then be evaluated by a qualified person so that appropriate preserv-
ation measures can be undertaken.
Land Use
.
The EIR notes that development within the project area in confor-
mance with the proposed General Plan amendment and subsequent zone
change will result in extensive alteration of existing land use
patterns. Future development within the area may be looked upon
negatively by persons who may be displaced from their homes and
businesses, if condemnation proceedings are used by the Redevelop-
ment Agency.
January 13, 1980
Page Four
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G.P. 80-1
Mitigation measures include implementation of the procedures
presented in the proposed zone change which are designed to
ensure that new development will result in viable, aesthetically
pleasing uses.
Specific developments in the project area should be carefully
evaluated to determine if they will have a negative or positive
effect on adjacent commercial uses. This can be accomplished
during subsequent environmental documentation.
Aesthetic Quality
The ErR notes that several of the General Plan and Redevelopment
policies deal specifically with improving the aesthetic quality
of the project area. The construction of structures as high as
eight stories will have a marked visual effect.
Mitigation measures include strict adherence to the policies of
the proposed General Plan/Redevelopment Plan amendment and proposed
zoning regulations. This should ensure aesthetically pleasing
future development within the project area.
Shade and Shadow
The ErR identifies areas which could be potentially affected by
shade and shadows, assuming maximum potential development of
eight stories. Potential shadows from highrise structures will
not impact land uses outside the project area, If development on
the south side of Huntington Drive occurs before development ad-
jacent to Third Avenue, four single-family and one six-unit apart-
ment could be affected.
Demography
The ErR notes two primary demographic effects: the principal
demographic effect will be the substitution of a larger transient
popUlation (to be housed in a proposed hotel) for a smaller pop-
ulation composed primarily of permanent residents. A secondary
effect will be the addition of a sizeable working population
consisting of hotel and office workers.
No mitigation measures are identified as being necessary.
Tr~~~r~~~~tion and Circulation
The ErR notes that the project could generate a total of over
20,000 vehicle trips per day with peak hour traffic of approximately
2,500 trips per day. The EIR found that in all cases, excepting
Huntington Drive during racing season, that potential traffic
generation is not anticipated to significantly impact the street
system within or adjacent to the project area. According to the
ErR it appears to be that potential traffic generation from within
the project area will represent a relatively minor contribution
to an already difficult situation.
January 13, 1981
Page Five
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G.P. 80-1
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The report estimates that project generated traffic on Second Avenue
south of Huntington is estimated at approximately 130 vehicles during
morning and evening peak hour periods. This is a relatively minor
increase. Project generated traffic north of the 210 Freeway should
be very minor since most vehicles will probably use Colorado Boule-
vard.
Vehicle circulation problems not related to traffic volumes could
occur, depending on the placement at ingress/egress routes for
specific parking areas. The only potential turning movement problem
which can be readily identified is for southbound vehicles on Third
Avenue attempting to make a left hand turn onto Huntington Drive.
Mitigation measures include preferential parking for car pools,
development of park and ride facilities, and if there is a large
employment generator varied work shifts and/or car pooling should
be required.
Analysis of vehicular circulation should be made at the time an
application for a precise plan approval is considered.
Parking
.
The ErR notes that until parking layouts are developed and infDrm-
ation on ingress/egress points are available it is not possible
to accurately identify specific areas where adverse impacts may
occur.
Assuming that all on-site parking requirements are met and that
the recommendations of any subsequent traffic studies are followed,
no significant adverse impacts relative to parking are anticipated.
Housing
There are 46 dwelling units within the project area. Assuming
the existing units are demolished, the proposed project will result
in a net loss of the 46 housing units and the displacement of
approximately 109 residents.
The Redevelopment Agency requirements dealing with relocation
impacts are anticipated to be adequate to ameliorate potential
impacts to acceptable levels. These requirements include, but are
not limited to, preparation of a relocation plan, financial assist-
ance and acquisition of existing housing at its fair market value.
Noise
.
The ErR notes that additional traffic volumes will result in some
increases in ambient noise levels, however, the actual increases
cannot be accurately estimated until a more detailed traffic analysis
is available. A comparison of existing land uses with the street
expected to receive the bulk of project traffic indicates that resi-
dential neighbors should not be adversely impacted by traffic noise.
January 13, 1981
Page Six
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Construction noise represents a short-term impact generated by
development on specific sites. The fact that the project area is
surrounded primarily by commercial and industrial uses lessens
the impact on local residences. Construction noise will be ade-
quately mitigated through strict enforcement of current regulations.
Public Services
1. Police
Potential Development within the project area is not
expected to create,a need for additional police pro-
tection.
The following measures are suggested as ways of increasing
crime protection:
I. Use of dead bolts, alarm systems, etc.
2. rdentification and recordation of valuable property.
3. Lighting along walkways and in parking lots
.
4. As recommended by the Police Department, a security
guard should be on building sites at all hours when
construction is not in progress.
2. Fire
The ErR notes because of the proximity of fire stations as
well as potential water supplies, no significant adverse
impact is expected.
Conformance of new construction with City and State require-
ments is expected to adequately reduce fire safety concerns.
3. j."ater
No significant adverse impacts are expected to occur as
a result of anticipated development within the project
area. Normal City review procedures should be adequate
to insure that sufficient water is provided.
~Sewag~ Disposal
rnitial review by the City's Public Works Department of
the data presented did not reveal any potential problem
area. rt appears that the existing system will, in all
likelihood, be adequate to serve future development. While
no adverse effects relative to sewage disposal have been
.
January 13, 1981
Page Seven
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G.p.80-1
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identified, recommendations presented in the Boyle En-
gineering study relative to the project area should be
reviewed and implemented, if necessary.
5. Solid Waste
The ErR notes representative:of several waste disposal
companies have stated that facilities, equipment and man-
power are available to accomodate solid waste generated
by potential future uses within the project area. No mi-
gation measures are necessary at this time.
6. Energy Supply
The EIR comments that adequate power and gas are available
to serve the proposed project, it is possible that because
of certain factors the ability of the affected utility
companies to meet projected load requirements in future
years could be reduced.
Mitigation measures include select energy conservation
measures, such as use of fluorescent lighting, use of
natural gas, thermal insulation, solar energy for heating
and cooling, etc. 0
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7.
Communications
Adequate communication facilities are available within
the project area and no mitigation measures are
required.
8. Educati'on
The ErR notes that potential development in the project
area which would result in the eventual elimination of
all residential uses could mean the loss of approximately
$2,000 per student in revenues to the school district.
Development may also cause relocation of the Continuation
High School to another site.
It is estimated that 30 students live in the project area.
If potential development did result in the relocation of
current residents, it is likely the majority of these
persons would be relocated in Arcadia. The overall effect
on the district should be minimal.
If relocation of the
City would work with
site.
Continuation School is necessary, the
the School District in finding another
.
January 13, 1981
Page Eight
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G.P.80-1
9. Recreation
Development within the project area is expected to have
a negligible effect on local and regional recreational
facilities.
Development standards for the projects constructed within
the study area will address open space requirements including
pedestrian resting places and ancillary recreation facilities.
As specific development proposals for projects within this area
are submitted, subsequent environmental documents may be required.
Each proposal will be evaluated separately.
Pursuant to the provisions of the California Environmental Quality
Act, an Environmental Impact Report has been prepared for this project.
Said Environmental Impact Report was certified by the City Council
after public hearing on October 21, 1980.
ANALYSIS
In order to encourage development which is consistent with the con-
cept plans submitted by Republic Development, staff determined that
the present General Plan and Zoning Designations were not adequate.
It is staff's opinion that the proposed "Planned Development"
designation will accomplish these goals as well as provide for more
development alternatives.
RECOMMENDATrON
The Planning Department recommends approval of G.P. 80-1. rf the
Commission wishes they may act on each request separately or they
may act on them together.
January 13, 1981
Page Nine
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EXHIBIT A
DRAFT OF PROPOSED
A:\IEND~IENT TO THE LAND USE
ELEMENT OF THE GENERAL PLAN
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PLANNED DEVELOPMENT AREAS
In order to achieve the community goals related to commercial and industrial
areas the following objective and policies are established:
Objective
Establish areas tha t provide for office, retail, hot ell motel, recrea tional,
limited research and industrial uses, and limited residential uses, which are developed
in such a manner as to encourage architectural and spatial compatibility of structures
and uses.
Policies
The planned development concept shall be implemented through the adoption
of regulations which will limit the allowable uses, set forth minimum development
standards and/or performance standards, and architectural criteria.
Intensity and development standards/incentives may be authorized and
approved so as to encourage unique, innovative, and imaginative architectural
design, site planning, development schemes, and developments consistent
with community goals and the objective set forth for the area.
Architectural and landscape treatment shall be designed to provide an attractive
environ merit while providing environmental buffering between development
areas and adjacent freeways, streets and railroads. Architecture, signs,
lighting, walks and landscaping shall be coordinated to achieve a harmony
of all elements. Particular attention shall be given to providing buffering
between planned development areas and residentially zoned properties.
The design and control of pedestrian and vehicular circulation shall be coordinated
in order to provide safe and convenient access to facilities.
The consolida tion of parcels for large-scale development shall be encouraged.
Particularly high standards of development shall be applied to realize the
unique potential of the area and to attract desirable land uses.
Industrial uses shall be limited to those areas which are principally engaged
in research and development whose activities are compatible with allowable
com mercial and residential uses.
Residential uses shall be limited to multiple family housing which is an
integral part of a commercial and/or industrial development.
Energy conservation measures shall be incorporated in the design and construction
of new structures.
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Implementation
In order to provide for the establishment, regulation, and implementation
of planned development areas, the following shall be used:
That the City's Zoning Ordinance be amended, or Specific Plan adopted
'to provide for a Planned Development which will set forth allowable land
uses, specific development standards, architectural criteria, and plan review
process.
Tho t the City use other appropriate implementation measures such as the
Capital Program, Redevelopment, Special Assessment District, etc.
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