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HomeMy WebLinkAbout1251 " . . . " .\ I'. ; \' 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; 1 1251 " '. . . ~, 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 I , Resolution and shall cause a copy to be forwarded to 1 the City of Arcadia. 1 adoption the City of this Counci 1 of 2 1251 . . . 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 3 1251 '/' ' . ." .' " CC&Uo' "" GO' ~(T I at I CMUT IP'~(cIEIL MAJP> N~ nS~5)2 IN nn CITY Of ~ COUNTY OJ LOC ANGILK. ""An 0. CAu.ornu.A NINO A WKll'\'1t:10t<.: Of" "ClIII'T1C'W(IIIlDl' ~. nr..cr NO M' IoC "" IUI Qt;CCIl'OlO IN k'O& " _ Q (lI "'''''. lllC'CQOf(lf I.OI.&NGlU$ COUNTY Ott:fft..... IoIOT..., " .... ~ l..c7f I.. _.0'17 M." ,.....oclntlJ t. '~NO u.-' _0 _"'_ _.. '(Ie 4oWl1ll"'1T.1IIICt~ a. 1"1I':>""""0 ltC" -.n-C'OllY _~ ,,"on MIn...... ...... _~ ......0:. 'IoCr~l"ll. .,. "",,,CICl::A"'I>:O "'~,",,_'_'JOII.~cn'OOl_.~'_ .. CDto"TOUlK 'IIOWW .un f1IOII M_ _''''- nrY .. nap .-." . ..-nit q,0WI.1I1l' cny QIO MCaIIlA 'I "'WAOI' ~fT""M_ ..............CIIolAn , /I,U_I'&"I>JI,IL"'''.~ _.._IC......' 1DC ~UIS Tl.JItF CWb 'I" Ill. _'T'Jlo:5TOW ClOt'A .I.IICMOUl.c:.....'_ _,., 1101'''': 1400000. DUll' Y, IrIC Jl:t)O.,;_C'fIftIT ,r.ul'....._,c...".1&II t'lQ,IU'........ .. / , '~.~I ..,tt' M ';;;'f~" /, .",j., ,/ .. --" ~'" ./ ""........v'.:'.. ~--~~- - / ,~'/:~/ ~'I i ,/ '..'~/;~J':'" ~ ;~C::." /..- ,'./"'_:N~ ~ : " / // '~"" ~I '~',7:-' 1 . . ,t /..... _. __ ._....u.. .. 4-!.. . . - "w....._. , ., , .. . , j , '.. HUNTINGTON Cif,vr-- ~_. .., ~o ..' c'- .>~ ..~'t. --=:-. ~;.'.p 1.~~ N":>T ... 'UIlY 01111" U,OIY'IIOW ~--.-....10T"l........Q!'.Humue.. 1eA1I ,..1QCI' EXHIBIT "A" .~ . - + . . . 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 . . . 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 . 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. . 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 . ~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 . 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. I 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. ' . G.P. 83-1 12/13/83 Page 4 . . . 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 " . cc.u......Gtj . SUllT I 0. I GlUT IF.AJR.CIEIL ~ W~ n5i~B)~ I N 'flU CrTY OF ADCADIA. CDUN1V Of lOC ANGILK, nUl Of CAU'ODWlA NINO'" CUeor.'lCIC'to.: ~" frOIIn(W (III un, TUCT NO "" AC "Q 1UI' 1Zl(o)lZOlll '.IiOC'K'" MOl 0 OIMI"C, Q~"'lC4Mo1OlU. C.:vwn' OIN."..... WOTH" L_"'1.DTI."C>>,0I7_.1'T l.....actn.' t. IJt1CTr_ U." _p N.II'Il'INO -... r4l'II ..-rTA .....IT... a.c. ~ . JlVOPOSIO IICI. .-um-cfCOlno' _Ofa&. ~,on "'''''''''0 ""'__ _,0:. '..e"rr1'. IflP I.UfClCl:A~JUJ "JIa'OP'I,"",lOOCJQ'UoI,JC)t..,toII/MftI.l~~.~~ .. ctWTDlPK CIIOWW"'IICJIII MIItUl&.~. .110. ..,.......-'" & """_'111' C1TYo.AIICUltA '! A....,.' M/./1T...".aWU' MW......u"'... . UI "IIU.ftP JUI,.'f ~.... -.--, IDC.--uSl'UCPCLUllo t...._~~ MIUIII'Uo,CIIUf-_ --. ....w, IGDI.I.JNO. QIa&y'DIe. 1030... ..,..., endlT ~.ea&.."'" (1DIU'.....,. - /' . ',..l..g'/ ':.;f.- , /,." .~; i \ / . /~?\.' ......_/ / ../" \...-__El!l!!r~_ ,/ ......4 ,/' /:~~/ ~i I i /j /0~"~'" " .~ ''::::"'. /~~ .,./...... : ". 1_, '/. / , ~I '~I-;/ i .. - /' ,i -1 .... ..' :::_:" _:: ;:-.:;'_~~--."-_ .. '-- , , ~, , - ----. HUNTINGTON " , . '. , ~\ 1 , " '. '" \ C5Rl~""'" -" . ~ "\'cP ?ol-~ ..~'l." ..,p- ". <" .,~ '0' UIT 01 Till' U"'~lI'OIl ...., Of TOT,6.1 OWNlnC;UIP SCA.LI ,..!oOCJ' EXHIBIT'IlA" -:,! I - + . . . 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. . 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. . Since re 1 y , '~LzJ-t9~ {~ / Robert P. Strub President RPS :sr/jg i . 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 ~~~ 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. . EXHIBIT "e" A Member of Clerk Kenneth Leventhal & Company, An International Asaociation . . . 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. i . . 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. 12/13/83 Page 2 ~ 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. 12/13/83 Page 3 , - ~~ '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 . . 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 Page S