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HomeMy WebLinkAbout1157 , ( . . .' .\ 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". 1157 . . . 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 .~~( Chairman ATTEST: ILrfJ/;/M;U/JI;~m# ~ Secretary 1157 , f of . EXHIBIT "An DRAFT OF PROPOSED AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN . . . . . 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. . . . . . q 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. , '. "L" i lei J c .: . c I. Ii ISF. c II SF _ r I I I I . / '0 c c . MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF MF II ., ,j == -"-=; I . _-.-J '--- I s~.~. I F.r SF-6 I SF-6 I F_ SF-6 I SF-6 ~ SF- SF- 6 ",41' . ~ M;r~tt~:.". ,..,./: i MF ill ill i MF ~~ 6~ IE] 2 E I MF MF <r 0 : 2 . EXHIBIT B PROPOSED CHANGE TO THE GENERAL PLAN MAP PLANNED DEVELOPMENT AREA (PD-l) 'i____. " ( , ( , .' . . 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 . . . (: ( 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 . . . ( c' 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 '. ( ( G.P.80-l . 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 .' . '. . " : ~ '. " (' . . . ( 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 ('0 , C" :.,>i! G.P. 80-1 . 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 ( ( . 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 ( ( G.p.80-1 . 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 . 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 . '. . ( ( 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 ( . EXHIBIT A DRAFT OF PROPOSED A:\IEND~IENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN "\ ~' . ". . ( -. Ie . ( ( 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. . . e. (, ,;," c 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. 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S~:'~:: Commercial - Office Commercial - Retail 1'11111 Light lndustri~1 ,'"-',, City (ReserVOir & Yard) Vacant G.P. 80-1 EXISTING LA~D USE SUBJECT ARSA I'XHIBIT B c ;,r:- - 6 ~- . c" c [, l [ ( l '. &;]jl SF. 6 J SF_~ C SF-6 J l SF-6 J [SF-6 J ~ SF-6 ":J L5H~E-J~ ;F-6 c SF-6 SF-6 c o .:J MF / ~ ! EXISTING GENERAL PLAN DESIGNATIONS ~sr~7?;;p.,;.-;;:+s~"",,..- --.,_, --- [ { [ [ .[ [ - ,".,: ,:;".';" '~:-""." ",::: ~;X~;;,':.::~ (~:~{.:, ;:, ~ .-'-', .,-:..,:,::>:~. : :' .,. - -' -. "-.-., . " " ,', , "-'-". ,,:~;;~,~;:~~ . "', .i:;~~~~~~~~~~~t:~~~~~k~~4f; '------....~.~""'-'-_.. . .- . .';,...--~~".;~-" , .. "-. \ - -,' --~~~-:-\;:.~~'~ ;,.. ::,':.: "",::,,-:,~:;o"~_"'-::'":"::':"":":C;"'.'~;';":'''l_''~ <'" . ',.. .....;,;c"c:.. >.c ,,-:-,"S;>"':"'?;;i+-. e""::i:: '~~"9--'0_~:-: ~'_:"_"_"'.' ,:.--;-, ":~,~;;.~ '. ~"';.;\:;;. ;;):~ "-. J. .:. ,~.;~~'.~~'~ ;~/~::.~ ~:.;.; .i.:: :..:'~ ~_',,::: .~j:.::j._~<. "--"-""'.. . . . .. . . -'. , , Li~~i~~~~~~~~~~~'~~~~ 1,-,-,-._"'..;..__.~---~ . < -~---~... ~- -'-'-~-~~-"- ~--.. ~.. .- 3 H AVE . , R-I ( ... J~ R-I >- a:: Cl: o Z ::l o al . -I I , I M-I ~ S T, Ii --- UNZONED T >2 .':.,...0 t..'.......'....."'..O . 5.' .. M-I M-I M-I (I) o lOO . H 1 /} D~ 110 ~ 100 o 0 C-28D - G ,------...- H C-2 . 'H .. ~ BON i lAti. PARK ",.,.," '. ' ~-3 H )~ 5-2 1-3 H R-3 w > < - c OJ ._ E c"Ca. ,,: QJ Q) 0 "Cc- .- c: QJ Ul > : OJ ro QJ c::ii:o 1-3 H R-3 . G.P. 80-1 EXISTING ZONING OF SUBJECT AREA