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PLANNING COMMISSION RESOLUTION NO. 1251
A RESOLUTION RECOMMENDING APPROVAL OF AMENDING
THE GENERAL PLAN LAND USE DESIGNATION FOR A
PORTION OF THE PROPERTY LOCATED AT 285 WEST
HUNTINGTON DRIVE (SANTA ANITA RACE TRACK) FROM
"HORSE RACING" TO "COMMERCIAL".
WHEREAS, on July 21, 1983 an application was filed by the Los
Angeles Turf Club, Inc. to consider changing the General Plan Land Use
Designation from "Horse Racing" to "Commercial" for a portion of the
property commonly known as 285 West Huntington Drive (Santa Anita Race
Track - see attached map), more particularly described as follows:
That portion of Lot 5, Tract No. 949, in the City of Arcadia,
County of Los Angeles, State of California as per Map
recorded in 800k 17, Page 13 of Maps, Records of said County
described as follows:
Beginning at a pOint in the northwesterly line of
Huntington Drive, 80 feet wide" as described in'Deed to
the City of Arcadia recorded in Book 9396, Page 145
Ofbicial Records of said County, distant thereon North
38 33' DO" East 482.40 feet from the southwesterly
terminus of that certain course in said northwesterly
line having a distance of 2843.37 feet; thence
continuing along said northwesterly line of, Huntington
Drive, North 38 33' 00" East 695.00 feet; thense at
right angles to said northwesterly line,North 51 27'
DO" West 347.00 feet; Shence parallel to said north-
westerly 1 ine 80uth 38 33' 00" West 432.00 feet;
thence South 5 13' 35" East 364 .24 feet to a 1 ine
which is at right angles to said northwesterly line anS
passes through the point of beginning; thence South 51
27' 00" East along said last mentioned line to the
point of beginning.
WHEREAS, on December 13, 1983, a public hearing was held on said
matter at which time all interested Persons were given full opportunity
to be heard and to present evidence;
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION MAKES
THE FOLLOWING RECOMMENDATIONS AND FINDS AS FOLLOWS:
Section 1. That the factual data submitted by the Planning
Department in the attached staff report is true and correct;
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Section 2. That the Planning Commission finds that said change in
the General Plan Land Use Designation would not be incompatible with
existing uses in the area and that the General Plan change would allow
for a desirable development of the area. That the Planning Commission
has reviewed and considered the Environmental Impact Report and the
"Alternatives to the Proposed Project" and has concluded that the
proposed project is an appropriate development on this site. The
Planning Commission also finds that in order to encourage the development
of the seven-story, 84,000 square foot medical office building, the
General Plan change, if approved by the City Council, should require
development of the property in substantial compliance with the plan
submitted for evaluation in the Environmental Impact Report.
Section 3. That the Planning Commission recommends to the City
Council approval of a General Plan change from "Horse Racing" to
"Commercial" for a portion of the property at 285 West Huntington Drive,
subject to the condition that if the Zone Change (Z-83-4) and Tentative
Parcel Map (T.P.M. 83-6) are not approved for this site or if the
commencement of construction of the seven-story, 84,000 square feet
medical office building project is not started by June 30, 1985, subject
to possible extensions of the time approved by the City, the General Plan
Designation shall revert to its current status.
Section 4. The decision, findings and conditions contained in this
resolution reflect the Commission's action of December 13, 1983 and the
fq 11 owi ng vote:
AYES: Commissioners Dixon, Fee, Sargis
NOES: Commissioner Jahnke
ABSTAIN: Commissioner Hedlund
ABSENT: Commissioners Harbicht, Wells
! Section 5. The Secretary shall certify to the
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Resolution and shall cause a copy to be forwarded to
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the City of Arcadia.
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adoption
the City
of this
Counci 1 of
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I HEREBY CERTIFY that the foregoing Resolution was adopted at a
regular meeting of the Planning Commission held on the 10th day of
January, 1984 by the following vote:
AYES; Commissioners Dixon, Fee, Sargis,
NOES. Commissioner Jahnke
ABSENT: Commissioner Wells
ABSTAIN: Commissioner Hedlund
(!).-L ~
ATTEST:
Planning Commission
Ii Jf;Jb/J11lu~Ad
Secretary, Arcadia Planning Commission
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1251
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EXHIBIT "A"
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December 13, 1983
TO:
FROM:
ARCADIA CITY PLANNING COMMISSION
PLANNING DEPARTMENT
CASE NO. :
G.P. 83-1
DONNP, L. BUTLER
ASSOCIATE PLANNER
GENERAL INFORMATION
PREPARED BY:
,
APPLICANT:
The Los Angeles Turf Club, Inc.
A portion of 285 West Huntington Drive
To amend the General Plan Land Use Map by
changing the above property from a "Horse
Racing" designation to a "Commercial"
designation on the general plan.
ADDRESS:
REQUEST:
LOT AREA:
FRONTAGE:
EXISTING LAND USE
AND ZONING:
208,027 square feet (4.78 acres)
695' On Huntington Drive
The subject site is developed with parking for
the Santa Anita Race Track; zoned R-l and S-l
(Special Use Zone)
SURROUNDING LAND
USE AND ZONING:
Properties to the north, south and west are
developed with race track parking; zoned
5-1 and R-1.
Property ,to the east is developed with the
Arcadia Methodist Hospital and is unzoned.
GENERAL PLAN
DESIGNATION:
PROPOSAL AND ANALYSIS
Horse Racing
The applicant is proposing to change the General Plan Land Use Map
for the area located on Exhibit A. This site contains approxi-
mately 4.78 acres and is located across the street from the
Arcadia Methodist Hospital.
'The present General Plan designation for the site is "Horse
Racing". The text of the General Plan indicates that "if, however
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the horse racing use were to terminate at some future time, the
following alternate general plan designation would apply....
approximately 1/3 of the northerly portion of the area shall be
designated as Single Family Residential 0-4 du/ac and approxi-
mately 2/3 of the southerly portion of the area shall be desig-
nated as single family residential 0-6 du/ac."
The zoning of the subject site is S-l (Special Use) and R-l
(single family residential). The area is developed with parking
for the race track. The Santa Anita Wash transverses the southerly
portion of the site.
The applicants are proposing a general plan change, zone change
and tentative parcel map in order to construct an 84,000 square
feet, seven-story medical office building on this site.
A general plan change to "Commercial" and subsequent zone change
would allow the construction of the medical office building.
The race track has indicated that there is a demand for a medical
office building in close proximity to the hospital, as per a
feasibility study prepared for the race track (See the attached
letter from the Los Angeles Turf Club, Exhibit B).
An initial study was prepared for this project. This initial study
disclosed some substantial or potentially substantial adverse
effects on the environment and an environmental impact report has
been prepared.
The EIR assessments were based on the preliminary plan submitted
by the Los Angeles Turf Club for the seven story, 84,000 square
feet medical office building. The following are summaries of the
project impacts:
LAND USE/RELEVANT PLANNING
Land Use.
The EIR notes that based upon the existing surrounding land uses,
no significant visual or land use incompatibilities will occur
as a result of this project development.
The following recommendations have been suggested to reduce the
impacts on the area: (1) that the architecture and character
of the building should be compatible with the surrounding pro-
jects and (2) that wherever possible the existing parkway/
street trees along Huntington Drive should be preserved.
General Plan
The ErR notes that the medical office building is not consistent
with the existing "Horse Racing" designation as presented in
G.P. 83-1
12/13/83
Page 2
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the General Plan and that it is not consistent with the 10ng
'range residential land use proposed by the General Plan upon
cessation of race track operations.
The following mitigation measures are outlined in the EIR:
(1) approval of the proposed general plan change to "commercial"
to allow the development as proposed and (2) the City review
the residential alternatives planned for the area in view of
the higher intensity land uses which presently exist in the
area.
Zoning
The EIR indicates that the proposed commercial use is not con-
sistent with the S-l (Special Use) zone for the race track.
The EIR states, however, that "no significant impacts associated
with the zone change are anticipated".
The mitigation measures outlined in the EIR stipulate that all
development standards and regulations in the Arcadia Municipal
'Code shall be met, including setbacks, signs, building height,
parking, etc.
TRAFFIC AND CIRCULATION
.
The EIR indicates that the peak hour for a medical office
building is between 3 p.m. and 4 p.m.. None of the key inter-
sections will be seriously impacted by traffic generated by
the proposed medical office building. The EIR further
states that traffic for the proposed project should not sig-
nificantly affect access to the hospital for emergency vehicles
because such vehicles will be using the extreme left lanes
while the medical office building as well as the race track
have access from the furthest right hand lane.
The mitigation measures note that attendants employed by the
race track direct traffic within the property on race days and
traffic control on surface streets is regulated at key inter-
,sections by the Police Department. '
:NO other traffic/circulation related mitigation measures are
necessitated as a result of project implementation. However,
in order to enhance public transportation it is recommended
that the applicant work closely with the RTD to provide a con-
venient bus passenger 10ading area along Huntington Drive. In
sddition the majority of the 465 parking spaces provided on-
site shall be made available to Santa Anita Race Track on
Saturdays, Sundays and Holidays.
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SEWER FACILITIES AND SERVICE
IAn existing City sewer is located in the
:Huntington Drive adjacent to the project
westbound lanes of
site, however this
G.P. 83-1
12/13/83
Page 3
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~ewer is currently handling volumes greater than its normal
capacity according to the Sewage System Capacity Analysis pre-
pared by Boyle Engineering for the City. In addition to this
facility an eight-inch sewer is located on the project site.
This sewer connects to a 24 inch line. These sewers were con-
structed in approximately 1942 and are now owned by the Los
Angeles Turf Club. These sewers provide service to the race
track facility and Santa ,Anita Fashion Park. The flow quanti-
ties and condition of the sewer line are currently unknown.
The applicant proposes to connect the 84,000 square feet
building to the existing private sewer located on the site.
The EIR recommends that a detailed analysis of the capacity
and condition of the private sewer proposed to serve the pro-
ject must be made before construction of the project is approved.
If it is determined that no capacity exists or it is not feasible
to tie into that facility then the applicant will be required
to improve the deficient segment of sewer in Huntington Drive
prior to connecting to the City's system.
Water service and sewage reduction measures are outlined in
the EIR.
OTHER IMPACTS
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The EIR notes that there will be short term impacts of con-
struction noise which will present a minor amount of distur-
bance to persons at the hospital. However, construction will
occur during normal working hours as per the standards on file
in the Building Division.
As indicated earlier in the report, the race track has indicated
that there is a need for a medical office building in close proxi-
mity to the Methodist Hospital. There are only a few areas in
the City that contain the square footage necessary to accommodate
an 84,000 square feet building. The majority of these areas are
east of Santa Anita located in the City's "downtown area".
These properties, however, do not meet the demand for a location
adjacent to the hospital and which provides direct access to the
hospital.
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The Planning Department does not believe that approval of this
General Plan Change and subsequent zone change will set a pre-
cedent for further changes in the future. Representatives of the
Los Angeles Turf Club have indicated that no future development
plans are anticipated at the race track. This is supported by
the fact that race track owners have committed to having enough
surface parking available on the property to accommodate 55,000
race-goers at Santa Anita Park. Additional development would
remove necessary parking. '
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G.P. 83-1
12/13/83
Page 4
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Any subsequent building development would be subject to :o:-eview
arid approval by the City at the time of proposal.
RECOMMENDATION
The Planning Department recommends approval of G.P. 83-1 from
a "Horse Racing" designation to a "Commercial" designation on
the General Plan.
If the Commission intends to take action to recommend to the
City Council approval of this General Plan change, the Commission
should direct staff to prepare the appropriate resolution.
G.P. 83-1
12/13/83
Page 5
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HUNTINGTON
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EXHIBIT'IlA"
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US ARGILES TURF CLUB, IIIC.
SAIITA ANITA PARK
ARCADIA.CALIPDRNIA 9IDDS-DBoe
October 24, 1983
(2131 514-7223
Mr. Will i am Woo 1 a rd
Planning Director
City of Arcadia
240 West Huntington Drive
Arcadia, CA 91006
nBCllYRe
OCT 24 1983
CrJ!J.N~,~Rg~
Dear Mr. Woolard:
1 have prepared the following information in response to questions concerning the
evolution of our interest in developing a medical office building on Los Angeles Turf
Club property proximate to Methodist Hospital of Southern California (the Hospital).
The chronology of events and information presented below reflect a strong interest
from a substantial segment of the medical community in the facility we are proposing.
We have carefully researched the depth of demand and have planned a facility which,
we believe, will best meet that demand and serve the community's needs.
Initial Expressions of Interest
We were first contacted several years ago by representatives of the Methodist Hospital
concerning this project. At that time, they indicated to us that there was substantial
physician interest in having a medical office building adjacent to the Hospital. The
Hospiital's interest in such a faci 1 Ity was based in part on an informal survey of
Hospital staff conducted in February, 1980. In the survey, over 50 physicians indicated
that they were interested in relocating their offices to a facility on the Hospital
site. I n add it I on, a number of phys iei ans on the Hosp Ita 1 staff had approached the
Hospital administration and Hospital board members directly to request development of
such a facility.
The Hospital informed us of the trend toward locating medIcal office space nearer to
the hospitals to which the doctors admitted their patients. This trend is exemplified
by recent medical office projects developed proximate to Huntington Hospital, St. Luke
Hospital and Community Hospital of San Gabriel. The advantages of greater physician
efficiency and better service to the patient have supported these developments. Since
development of such a facility proximate to the Hospital on any site other than
Santa Anita's was unlikely, the Interest naturally focused on our site.
Market Demand and Feasibility Study
In response to continuing inquiries, Santa Anita retained Questor Associates in the
fall of 1981 to prepare a medical office market demand and feasibility study. This
study included a review of the Hospital survey and evaluation of probable demand for
additional medical office space in Arcadia through the mid-1980s. The study also
focused on existing and probable additions to supply of medical office space In Arcadia
and surrounding communities. Based on this supply and demand analysis, the Questor firm
projected potential demand from physicians for a medical office building on the Santa
Anita site of at least between 50,000 and 80,000 gross square feet of office space
EXHIBIT "B"
LOS ANGELES TURf CLUB,lh...
Mr. William Woolard
page two
October 24, 1983
. (assuming an 80% efficiency ratio). The study stressed the Innate desirability of
a medical office buildir'g proximate to a major full service hospital and the unique
opportunity to develop such a facility on the Santa Anita site to serve Methodist
Hospi,tal.
The study also included a financial analysis which indicated that such a project was
feasible. However, the study further recommended that a detailed survey of physician
demand for a medical office facility on the Santa Anita site be conducted to: 1) refine
the estimates of demand for such facility, and 2) to solicit the opinions on key
project features of physicians interested in such facility.
Market Demand Analysis and Survey of Physician Demand
Based on this information, Questor Associates made a survey of local physicians' and
other professionals' interest in a medical office fad! ity on the Santa Anita site.
The physician demand survey included: 1) physicians currently on staff at Methodist
Hospital; 2) applicants for staff positions at the Hospital; 3) non-Hospital staff
physicians in Arcadia and the immediate vicinity; and, 4) dentists in Arcadia. The
survey was conducted in January of this year as a mail-out questionnaire. Telephone
surveys of non-respondents to the questionnaire were also conducted. The proposed
medical office project on Santa Anita's property directly across from Methodist
Hospital was described, and physicians and dentists were asked to express their
interest in relocating to the facility.
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The interest in relocating to the proposed medical office facility, based on question-
naire and telephone responses, was 125 physicians and dentists. This combined level
of interest in locating offices in the proposed Santa Anita facility is'twice the
level of demand required for' full occupancy of the project we are proposing.
Surrrna ry
As you know, Santa Anita has extensive real estate development experience. We have
studied the project which the Hospital and others in the local medical community have
approached us about developing in a very careful and deliberate manner. As a result
of our meetings with interested parties, many direct inquiries from physicians, and
the Questor studies, we are convinced that there is substantial demand for the facility
we are proposing. Further, it is evident from many of the inquiries we have received
from medical professionals that this facility would improve the delivery of medical
services to the citizens of Arcadia and vicinity.
We at ,Santa Anita look forward to the opportunity to fully present the proposed
'project to your staff and members of the Commission and Council. If you have any
questions or comments on the information outlined above, please feel free to call on
me or my staff.
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Since re 1 y ,
'~LzJ-t9~ {~ /
Robert P. Strub
President
RPS :sr/jg
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Kem._~h Leventhal & Company
Certified Public Accountmts
One Merket Pie za
Steuart Street Tower
San Frencisco. California 94105
(415) 777-3640
lDs Angeles' San Fmncmco 'N(JWporl iJeech. C4JHornla
New York. New York' W..hington. D, C" Columbus, Ohio
OIJJ11J8' Houston, TexlJs' Phoenix. AriZOM
MilllT1l: florids'San Diego,CIIIHorria '
November 4, 1983
RRCEIVED
NOV 1 0 1983
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Mr. Robert P. Strub
President
Santa Anita Operating Company
285 W. Huntington Drive
Arcadia, CA 91006
Dear Bob:
,
You have asked us to summarize our reasons for recommending a mid-rise building
for Santa Anita's proposed medical office project, rather than a three-story
structure. Our reasons are four fold and include the following:
* Preservation of racetrack' parking area;
* Overall project economics in terms of land value;
* User convenience; and,
* Quality and aesthetics.
.
The project scale of approximately 84,000 square feet is based on market demand
studies and a detailed physician survey conducted by Questor Associates prior
to the merger of the Questor business with KLCO. While a building of this size
could be developed in either a lowrise (two- or three-story) building or a
midrise (seven- or eight-story) building, we believe there are compelling
reasons as detailed below to select the midrise configuration.
Preservation of Racetrack Parking
When we performed our initial market demand studies on behalf of Santa Anita
Operating Company, you indicated that a key consideration relative to
developing a medical office building on the racetrack property would be
preservation of parking. Specifically, it is essential to maintain your
capability to handle peak period parking demand. Since the extent of the
racetrack property is limited by surrounding development, this condition
suggests that a medical office building developed on the racetrack property
must logically take up a minimum amount of area. A midrise configuration of
seven or eight stories will require less than half the building pad area of a
three-story building having the same square footage.
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EXHIBIT "e"
A Member of Clerk Kenneth Leventhal & Company, An International Asaociation
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Mr. Robert P. Strub
November 4, 1983
Page No.2
Project Economics
One consideration in deve oping commercial projects is to select a building
density which is approprL,te given the value' of the land. There are a number
of other factors includin~ public policy, market demand, and construction costs
which are of course important in selecting the appropriate density for a
commercial development; iowever, there is generally a high degree of
correlation between the height of proposed structures and the cost of the land
on which they are developed.
While we have not appraised the value of the land on which you proposed to
develop the medical office building, it is our understanding that given
transactions and listings of which we are aware along Huntington Drive that the
value of this frontage may be approximately $1 million per acre. We have
recommended a midrise development for the site to take into account the
probable market value of your property. As in the case of parking, with the
midrise configuration the cost of your building pad will be reduced at least
two-fold.
U.er Convenience
n,e principalre1son that there is so much interest in developing the medical
office facility .,n the Santa Anita site is the convenience afforded by your
proximity to Methodist Hospital of Southern California. The survey of
physicians indicated a strong desire to have offices in close proximity to the
H,'spital. Given a location directly across Huntington Drive, there was an
e>:tremely strong interest on the part of these physicians to have a pedestrian
bridge connecting the Ho~pital to any medical office building developed on the
Santa Anit1 site.
In recommelding the midrise configuration to you, it was our judgement that a
higher lev~l of convenience for physicians and patient service could be
achieved in such a facility. This is because of the close proximity of
physician suites to the central core of a mid rise facility directly linked to
the hospital by a pedestriar bridge. A three story configuration would spread
the suites along corridors :n one or two directions from the bridge adding to
the distance between most suites and the Hospital.
Quality and Aesthetics
You indicated to us a strong prefer. Ice for a building which would be of a high
level of quality and would be aesth. :ically pleasing. We also believe that
these needs are better met in a midrise as opposed to a lowrise building
configuration. In terms of quality, a structural steel, elevator serviced
building is generally consi::tent with a higher standard of quality than a
lowrise, wood-frame buildin';. A midrise property would also create better
opportunities for views frOB tenant suites which would be pleasing to both
physicians and their patien :s.
in terms of overall project aesthetics. while not intending to give an
architectural opinion, we would observe that a midrise configuration may also
be superior to the lowrise one from the standpoint of overall exterior
appearance. While the medical office building will be located across the
street from the four story Hospital, it will have as a backdrop the Santa Anita
Gr.ndstand which is equivalent of perhaps seve, or eight stories in height.
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Mri Kobert P. Strub
November 4, 1983
Page No. 3
In terms of views,
vistas of both the
and the Hospital.
view, would leave
undisturbed.
the greater width of a lowrise building tends to block
Racetrack and San Gabriel Mountains from Huntington Drive
A midrise structure, which occupies a more limited field of
the panoramic views of these features comparatively
Although a lowrise facility could arguably meet the physician demand we have
identified in 'our prior studies, we have recommended a midrise configuration
for the reasons articulated above. Taken in combination these reaSons strongly
support the midrise configuration. We believe a mid rise building would result
ina high quality facility consistent with both Santa Anita'Operating Company's
commitment to the community and the quality and scope of patient care being
offered by Methodist Hospital of Southern California.
,
Sincerely,
4;a:/A-
Gordon Schanck
for Kenneth Leventhal & Company
.
.
.
----------------------------------
PUBLIC HEARING G.P. 83-1
Portion of 285 W. Huntington Dr.
Consideration of a request for a General
Pl an change from "Horse Raci ng" to
"Commercial".
Commissioner Hedlund requested permission to abstain from discussion or voting
on this item, but to remain present for the proceedings. Attorney Michael
Miller said there was no legal problem with this.
The staff report was p"esented. There was some general discussion concerning
the designation of th' entire Race Track in the General Plan: it was
recommended study be iven to redesignation at some future date.
The public hearing was opened.
Francis Bergweiger, attorney with O'Melveny & Meyers, ~OO South ,Oak Street, Los
Angeles, represented the applicant. Also present were members of , the Los
Angeles Turf Club, the project architect and the traffic engineer.
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Page 2
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Mr. Bergweiger stated the Turf Club developed this project after being
approached by the Methodist Hospital. A feasibility study was done by Kenneth
Leventhal and Company which indicated there was a demand for office space in
this area which would exceed by a factor of 2 the amount of space proposed for
thi s buil di ng.
He stated there were currently 486 marked parking spaces on this portion of the
R~ce Track property; after construction the project will have 465 spaces; 456
are required by the zoning requirements. On weekends those spaces will be made
available to the Race Track. They did a study (on the weekend days) of a
similar medical parking lot with 468 marked spaces and found there were six
cars on Saturday and eight cars on Sunday. On this basis they feel parking
as proposed would be adequate.
He also replied to a question raised when the EIR was being considered, the
issue of a three story versus a seven story,building. It was felt that a three
story building would occupy too much of the available parking space, leading
either to building a parking structure or a reduction in parking available for
the Race Track during the week. The applicants felt that a seven story
building would not look out of place because surrounding structures, although
not immediately beside the proposed building, are similar in height, such as
the Hospital itself with its tower, the buildings at Fashion Park, etc.
There were no other persons who wished to speak to this request.
. MOTION
.
It was moved by Commissioner Dixon, seconded by Commissioner Sargis, to
close the public hearing. The motion passed by voice vote with none
dissenting.
Commissioner Sargis reported that at this time he has no conflict of interest
in voting on this measure although at the time of consideration of the EIR he
was unable to participate because of such a conflict.
Carwissioner Sargis thought it would be advisable to make the requested General
Pl i n change specifi c for thi s use only, and if the proposed project does not
ma1erialize the property would then revert to its existing zoning.
COlmi ssioner Fee felt the proposed use to be a desirabl e use for the property
and he was prepared to accept the Planning Department's recommendation.
Commissioner Jahnke felt it was not a good policy to take one small parcel out
of a large piece of property such as the Race Track and change the zoning on it
without considering the zoning on the balance of the property. He felt more
time should be taken in order to, review the property as a whole. He considered
the present course might result in piece by piece consideration, and that such
a situation did not refl ect good pl anni ng. that it was reacti ng rather than
acting.
Commissioner Dixon asked Mr. Woolard to respond to Commissioner Jahnke's
statement.
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'Mr. Woolard said he felt there was a little bit of a problem here in that he
thinks the Commission finds itself in the role of both being charged with the
responsibility for helping to plan the City but also charged with the
responsibility with having to act upon someone's specific proposal, which is
the 'situation we find ourselves in tonight. The laws, both of the City and the
State really provide for both; they provide for people to make proposals for
amending General Plans such as we have before us, they also provide for the
City to initiate its own changes to the general plans. I think in our looking
at this particular application in light of the balance of the property we feel
that what we have on the books is not adequate - that saying that this dual
designation or alternative designation that we have on the property for some
sort of residential - we do not feel that really makes sense in light of
changes in economic and political climates of the city and state in general. We
feel that dual designation should be changed, it should be spelled out to be
what the city feels it should be, either horse racing or something else, if
that be the determination of the City Council after going through the public
hearing process, but not horse racing and residential. With respect to this
particular application again we have some of the same problems with it that
Commissioner Jahnke has, we are looking at a potential piecemeal development of
a fairly substantial piece of property within the city, which we would rather
not do, we wOuld rather have the whole to deal with rather than dealing with
just parts of the property. But that was not the case, we had to deal with the
property as it was pr~sented to us, and applied for by the applicants. We feel
that in this case, be:ause of its location and relationship to surrounding
uses, we do not have I problem in recommending this particular application.
Commissioner Sargis r~arked that it seemed ,to him the Turf Club was making
substantial investmen:s in the Race Track which would indicate they had no
plans for piecemealing the property out or were looking for any broad zoning
changes for the property. He felt this application should be considered on its
own.
Commissioner Dixon asked Mr. Woolard how much time would be involved in making
such changes as were being discussed in the zoning.
Mr. Woolard stated that originally the General Plan Map for this property
showed, not the horse racing, but the two densities of residential usage
separated'by some nice criss-crossing of greenbelts, all of which looked good
on the General Plan that was originally adopted ,in 1972, but made no sense.
Subsequently the State said that ci ti,e' s general pl ans shoul d be consi stent
with their zoning and the division we had with these open spaces was virtually
impossible to make consistent with the general plans so at that time our
general plan was revised to basically give this property the designation of
horse racing and in the text address these residential alternatives rather than
having it shown on the map. To change those residential designations in the
text of the plan as it is now really involves the process that we are going
through this evening, it would require a notice in the paper that that
particular general plan section would be under consideration to delete the
alternative designations that apply to the race track. To delete the existing
residential references would require little staff time; to make substantial
changes in tile whole property from somethi ng other than horseraci ng woul d
involve a lot of time in looking at alternatives
12/13/83
Page 4
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.
tt
Commissioner Sargis remarked the existing residential zoning was intended more
as a measure of control than of actually anticipating the building of houses on
the property.
Mr. Woolard said that at the time the General Plan was being discussed there
were a number of people who were concerned about the future of the race track
going out of business, which it hasn't yet, 'and he thought that was why those
alternative designations were p,ut on the property. By being conservative in
the designations it was felt the City would have more control.
Commissioner Sargis felt a change at this point would not be a real change, and
until the Turf Club decides to sell the property or develop it, no-one could
anticipate what point in time this would occur and what the proposed usage
would be. He felt trying to anticipate what might happen in future years with
regard to this property would be looking too far in the future. He suggested
the possibility of a study of the situation, but was not in favor of holding up
the proposal presently before the Commission until its completion.
Commissioner Jahnke would like to, see the City indicate to the Turf Club what
the City might consider acceptable for possible future development of the
property. He noted that when the shopping mall was developed it was to be the
only change in the race track property until they gave up racing. He felt that
the proposed medical building would set a general tenor for what would happen
all along Huntington Drive. He felt possibilities for better usage of the land
now being used for parking would continue to come up as the City develops, and
there should be a better indication of where the City would like to go with the
property as a whole; He did not see a necessity for making a general plan
change for a small section of the property rather than treating the property as
whole on the grounds of the time involved.
MOTlDN
It was moved by Commissioner Sargis, seconded by Commissioner Fee, to
approve GP 83-1 with the condition that this general plan change is for
this specific project only and if'this project is not approved that the
property will revert to the present general plan designation.
Mr. Miller stated he advised Commissioner Sargis that in going through the
process, whether it's directly done in the zoning or the general plan that type
of condi ti on can be appl i ed. For the record, although the heari ng was closed,
Attorney Miller felt it might be, if there was no objection, beneficial to
hear if the applicant understood that condition and had any problems with it.
The applicant acknowledged their agreement, so stands the record. With that,
Attorney Miller felt there should be no problem applying that type of
condition.
ROLL CALL
AYES:
NOES:
ABSTAIN:
ABSENT:
Commissioner Dixon, Fee, Sargis,
Commissioner Jahnke
Commissioner Hedlund
Commissioners Harbicht, Wells
The abstention was for the appearance of a conflict of interest, therefore
legal quorum for this issue did not count Mr. Hedlund and a majority of the
q!lorum will suffice.
12/13/83
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