HomeMy WebLinkAbout1613
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RESOLUTION 1613
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, FORWARDING THE
PLANNING COMMISSION'S COMMENTS TO THE CITY
COUNCIL ON THE FINAL ENVIRONMENTAL IMPACT REPORT
FOR A GENERAL PLAN AMENDMENT (G.P. 99-001), ZONE
CHANGE (Z-99-003) AND TEXT AMENDMENT (TA 99-006)
FOR THE WESTFIELD SHOPPINGTOWN - SANTA ANITA
EXPANSION
WHEREAS, in June, 1999, Westfield Corporation, Inc. filed the following
applications to allow the construction of up to 600,000 square foot expansion of the
existing Westfield Shoppingtown - Santa Anita, Community Development Division
Cases No. G.P. 99-001, Z-99-003 and TA 99-006, located at 400 South Baldwin
Avenue, the northeast corner of Baldwin Avenue and Huntington Drive, more particularly
described in the attached Exhibit.
WHEREAS, in response to the application, the following environmental process
has been undertaken:
1. A Notice of Preparation was circulated on December 9, 1999 describing
the City's intent to require an Environmental Impact Report (EIR) for the project and
requesting comments regarding its content, to interested and responsible agencies,
organizations and individuals.
2. The Templeton Planning Group under contract to the City and under the
City's direction prepared a Draft Environmental Impact Report. Based upon the issues
identified in the initial study and responses to the Notice of Preparation ttie consultants
commenced work.
3. Prior to releasing the document for public review, the City conducted its
own independent evaluation and analysis of the Draft EIR.
4. The Draft EIR was prepared in accordance with the California
Environmental Quality Act (CEQA) Guidelines (Section 15150) and City Council
Resolution 6168.
5. The City of Arcadia is the lead agency for this EIR and has supervised
preparation and has independently reviewed the consultants' work. The EIR must be
certified as complying with CEQA by the City prior to approval of any subsequent
permitting by the City and other public agencies.
6. On May 19, 2000, the City of Arcadia, as Lead Agency circulated the
Notice of Completion and the Draft Environmental Impact Report for the Westfield
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Shoppingtown project to all interested agencies for a 45 day review period which ended
July 3, 2000.
7. During the 45 day review period, a public hearing was held on June 13,
2000, to allow the Planning Commission and the public an opportunity to comment on
the Draft EIR at which time all interested persons were give full opportunity to be heard
and to present evidence. This is in accordance with Section 15025(c) of the CEQA
guidelines which states: 'Where an advisory body such as a planning commission is
required to make a recommendation on a project to the decision-making body, the
advisory body shall also review and consider the EIR or Negative Declaration in draft or
final form."
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
Section 1. Based upon an initial study, the Draft EIR analyzed the following
potentially significant adverse impacts:
a) Aesthetics
b) Geology and Soils
c) Land Use and Planning
d) Noise
e) Public Services
f) TransportationfTraffic
g) Utilities/Service Systems
Section 2. The Planning Commission noted that during the public hearing on
the Draft EIR that with the exception of the impacts set forth below, the significant
environmental effects of the project were clearly identified and described giving due
consideration to both the short-term and long-term effects. The Commission
recommended that further study and analysis of the following be included in the Final
EIR:
a) Discussion of the traffic pattern differences along the 210 freeway, north of
Baldwin Avenue and east and west of Foothill Boulevard.
b) Discussion of traffic along Colorado Boulevard.
c) Discussion regarding at what point does the "unavoidable adverse impact on
air quality" become sufficient to deny a project.
d) Discussion of the traffic affects of any special events at the race track on this
development from a cumulative standpoint.
e) More discussion regarding the nexus formula for traffic mitigation.
f) More details on the mitigation measures as they deal with police services.
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g) More clarification of shared-use parking.
Section 3. In regards to the Final EIR, the Planning Commission noted that
most comments had been clarified, however, they felt the following issues needed to be
addressed in more detail:
a) The shared parking issue needs to be further reviewed in the Final EIR.
b) The traffic study should specifically discuss the race track impacts.
c) In regards to Air Quality, the Final EIR should take specific notice that it is an
unmitigated environmental impact.
Section 4. The Final EIR lists the following alternatives to the project:
a) Alternative 1: No project (mandatory CEQA alternative). Under the "no
project" alternative an additional 300,000 sq. ft. could be constructed within
the current building envelope in accordance with the existing City Council
Resolution 4185. The current building envelope would exclude the two
restaurant pads located near Baldwin Avenue. This alternative is consistent
with the adopted General Plan and Zoning Ordinance. The "No Project"
alternative would reduce potential aesthetic, air quality, land use/planning,
noise, public services, transportation/traffic and utilities/service systems
impacts when compared to the proposed 600,000 sq. ft. project. Air quality
impacts would still occur. Since this alternative would involve fewer
environmental impacts, this alternative is considered environmentally superior
to the proposed project.
b) Alternative 2: Reduced Intensity Alternative (450,000 sq. ft. expansion).
This would still require a General Plan Amendment; however, this alternative
would slightly reduce the bulk and mass of the expansion. This alternative
would reduce potential air quality, noise, public services, transportation/traffic,
and utilities/service systems impacts when compared to the proposed project.
Significant air quality impacts would still occur. Since this alternative would
involve fewer environmental impacts, this alternative is considered
environmentally superior to the proposed project.
c) Alternative 3: Alternative Design. In response to concerns expressed
regarding potential view blockage of the historic Santa Anita Racetrack
grandstands from West Huntington Drive, this alternative would move the
expansion area from the eastern portion of the property to the west. All other
components would remain the same. This alternative would increase
potential aesthetic, land use/planning and noise impacts when compared to
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the proposed project and is considered environmentally inferior to the
proposed project.
Section 5. The Planning Commission's comments and recommendations set
forth in this Resolution are based on information presented to date and that the final
decision by the City Council should take into consideration all comments including
those set forth in the minutes of the Planning Commission meeting dated July 25, 2000
and those received subsequent to the Planning Commission hearing and is contingent
on a Final Environmental Impact Report being certified by the Council.
Section 6. The recommendations contained in this Resolution reflect the
Commission's action on July 25, 2000 and the following vote:
AYES: Commissioners Bruckner, Huang, Kalemkiarian, Murphy, Sleeter
NOES: None
Section 7. The Secretary shall certify to the adoption of this Resolution and
shall cause a copy to be forwarded to the City Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 8th day of August, 2000 by the
following vote:
AYES:
NOES:
ABSENT:
Commissioners Huang, Kalemkiarian, Murphy, Sleeter
None
Commissioner Bruckner
ATTEST:
ommlssion
Approved by:
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~E~c~neY
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Order No: 8133333 -;:52
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DESCRIPTION
~
~ARCEL A:
PARCELS, 1, 2, 3 AND 4 OF PARCEL Ml\.P NO. 23862, IN THE CITY OF ARCADIA. COUNTY OF
LOS ANGELES, STATE OF CALH'ORNIA, AS PER Ml\.P FILED IN BOOK 261 PAGES 91 TO 95 OF
PARCEL Ml\.PS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID ,COUNTY,
EXCEPTING THEREFROM ALL IMPROVEMENTS CONSTRUCTED ON PARCELS 1 AND 4 OF SAID
PARCEL Ml\.P NO. 23862.
PARCEL B:
PARCELS 2 AND 3 OF PARCEL Ml\.P NO. 6374, IN THE CITY OF ARCADIA, COUNTY OF LOS
ANGELES,. STATE OF CALIFORNIA. AS PER Ml\.P FILED IN BOOK 89 PAGES 76 AND 77 OF
PARCEL Ml\.PS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THEREFROM THAT PORTION OF. SAID PARCEL 2 DESCRIBED IN DEEDS TO THE CITY OF
ARCADIA. RECORDED APRIL 26, 1993 AS INSTRUMENT NOS. 93-768461 THROUGH 93-768465.
PARCEL C:
PARCEL 4 OF PARCEL Ml\.P NO. 4626, IN THE CITY OF ARCADIA. COUNTY OF LOS ANGELES.
STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 51 PAGE 50 OF PARCEL MAPS, IN THE
OFFICE OF THE COffilTY RECORDER OF SAID COUNTY.
.....!l.CEL D:
NON-EXCLUSIVE EASEMENTS FOR AUTOMOBILE AND PEDESTRIAN INGRESS AND EGRESS.
AUTOMOBILE ~ARKING AND INCIDENTAL USE, FOR tHE INSTALLATION. O~ERATION AND
Ml\.INTEN~~CE OF SEPAP~TE .~ COMMON UTILITY LINES, AND FOR DEVELOPMENT AND
CONSTRUCTION PURPOSES, AS AN APPURTENJl,NCE TO PARCEL "A" ABOVE AND pARCEL C. AS
DEFINED IN AND SHOWN ON EXHIBIT "8''' O.F THAT CERTAIN INSTRUMENT 'CAPTIONED
"CONS:rRUCTION. OPER.o.nON AND RECIPROCljU. EASEMENT AGREEMENT" DATED JANUARY 25,
1974, EXECUTED BY ANITA ASSOCIATES. A CALIFORNIA LIMITED PARTNERSHIP.
BROl\.DWAY-HALE STORES INC., A CALIFORNIA CORPORATION AND J. . C. PENNY PROPERTIES,
INC., A DELAWARE CORPORATION. RECORDED JANUARY 25, 1974 IN BOOK M.4581 PAGE 4.89.
OFFICIAL RECORDS, AS INSTRUMENT NO. 4'82, AS AMENDED BY AMENDMENT NO.1 THERETO.
DATED JANUARY 19, 1978 EXECUTED BY ANITA ASSOCIATES, A LIMITED PARTNERSHIP,
CARTER HAWLEY HALE STORES, INC., (FORMERLY BROADWAY-HALE STORES, INC.), A
CALIFORNIA CORPORATION. J. 'C. PENNY PROPERTIES, INC., A DELAWARE CORPORATION. AND
!\DCOR REALTY CORPORATION. A NEW YORK CORPORATION, RECORDED JANUARY 19, 1978 AS
INSTRUMENT NO. 78-71491, AS AMENDED BY AMENDMENT NO.2 THERETO, DATED AUGUST 16.
1989, RECORDED OCTOBER 26, 1989 AS INSTRUMENT NO. 89-~725066. AND AS AMENDED BY
AMENDMENT NO. 3 THERETO, DATED DECEMBER 29, 1993 RECORDED DECEMBER 30; 1993 AS
INSTRUMENT NO. 93-2542583.
EXHIBIT "
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98 2329402
-DESCRSO.. 11/00l/91 ^^
July 25, 2000
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
TO:
FROM:
'SUBJECT:
Arcadia City Planning Commission
Donna Butler, Community Development Administrato~
WESTFIELD SHOPPINGTOWN - SANTA ANITA EXPANSION-
FINAL ENVIRONMENTAL IMPACT REPORT (FEIR), GENERAL
PLAN AMENDMENT G.P. 99-001, ZONE CHANGE Z-99-003 AND
TEXT AMENDMENT T.A. 99-006
SUMMARY
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Westfield Corporation, Inc. has submitted applications for a General Plan
Amendment (G.P. 99-001), Zone Change (Z-99-003) and Text Amendment (T.A.
99-006) to allow the construction of up to a 600,000 square foot expansion to the
existing Westfield Shoppingtown - Santa Anita. An Environmental Impact Report
has been prepared for this project. '
The purpose of this hearing is to allow the Planning Commission an opportunity:
(1) to review the Final EIR (FEIR) which includes comments on responses to the
Draft EIR (DEIR), and
(2) to make recommendations to the City Council on the applications for a
General Plan Amendment, zone change and text amendment.
The Planning Commission's recommendations will be transmitted to the City
Council in resolution form. The City Council will be the final decision making bOdy
for purposes of certifying the final, environmental impact report (FEIR) and
approving the applications.
The staff report has been divided int~ the following sections:
Section 1
Section 2
Section 3
Project Description (including Land Use Map and Site Plan)
Environmental Impact Analysis and Final EIR
Applications G.P, 99-001, Z.C. 99-003 and T.A. 99-006
including Staffs Recommendations, Appropriate Findings
and Action
Planning Commission Motions
Section 4
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Wesffield\7-25PCProjeclrpl
Westfield Project
July 25, 2000
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SECTION 1
PROJECT DESCRIPTION
BACKGROUND
Westfield Shoppingtown - Santa Anita (previously known as Santa Anita Fashion
Park) was opened in 1974. The site consists of 80.63 acres and is developed
with an enclosed shopping center and related parking (see the attached map).
The City has a parking easement on 2.8 acres of the 80.63 acres. Westfield
purchased the mall in September 1998.
There are four major anchors; Robinsons-May, Macy's, J. C. Penney's and
Nordstrom. The addition of the Nordstrom's department store and the expansion
of the Robinsons-May store were approved by the City Council in 1992 and
completed in 1994. There are approximately 140 mall shops. In addition to the
mall there are two TBA (tire, battery and accessories) buildings located on the
east side of the mall.
The following table provides information regarding the mall square footage.
Area Gross Square Footage Gross Leasable Area.
Mall stores 492,519 sq. ft. 394,105 sq. ft.
Department Stores 704,580 sq. ft. 528,436 sa. ft.
Total 1,197,100 sq. ft. 922,451 sq. ft.
*Gross leasable area excludes service areas.
There are 5,768 parking spaces on site.
Existing Zoning
The property is zoned C-2 & 0 and C-2 0 & H8 and the General Plan designation
is commercial. The "0" is a design overlay specifically addressing design,
setback and architectural issues. The H8 is a "High Rise" overlay that allows up
to eight stores 85' in height. The high-rise overlay is restricted to the mall
building envelope including the department stores.
City Council Resolution 4185 (attached) adopted on February 16, 1971
establishes the specific design regulations ("0" overlay) for this property as well
as sets forth the permitted uses on the site. This resolution further requires that
"Preliminary Plans shall be submitted to and shall be subject to approval by the
Arcadia City Council."
Westfield\7-25PCProjectrpt
Westfield Project
July 25, 2000
Page 2
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The General Plan designation for this site is "Commercial" with a floor area ratio
(FAR) of .40. The existing .40 FAR would allow up to an additional 300,000+
square feet of floor area to the existing mall.
Surrounding Land Use and Zoning
Properties to the north and east are developed with the Santa Anita Race Track
and zoned S-1 and R-1.
Properties to the west across Baldwin Avenue are zoned R-1 and developed with
single-story multiple-family units and the L. A. County Building offices. The
northwest corner of Baldwin and Huntington Drive is zoned CoO & D and
developed with a service station.
Properties to the south across Huntington Drive are zoned R-3, CoO & D and C-2
and developed with condominium/apartments and office buildings respectively.
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Developer's Proposal
The proposed project consists of a General Plan Amendment (G.P. 99-001),
Zone Change (Z-99-003) and Text Amendment (T.A. 99-006) to allow for up to a
600,000 sq. ft. gross leasable area expansion of the existing mall. Architectural
drawings and a site plan were not submitted with the applications. The total
gross leasable area after expansion would be approximately 1,522,450 sq. feet.
The proposal would allow for the following:
1) Two (2) 10,000 sq. fl. restaurant pads up to 10,000 sq. fl. each, located at the
northwest corner of the site along Baldwin Avenue;
2) Major "open air" expansion of the mall buildings to the east. The expansion
will include the addition of new tenants and use categories not currently
located in the mall. Use categories may include a mulli-plex theater, various
restaurants, lifestyle tenants (e.g., home furnishings), department stores, food
market and entertainment and specialty retailers.
3) Potential future expansion to the west..
4) Possible multi-level parking structure(s) on the east side of the existing mall.
Additional parking spaces will be added as necessary by a combination of
restriping existing parking areas and/or the addition of parking structures.
Access to and from the site will continue to be from the existing points of ingress
and egress along Baldwin Avenue and West Huntington Drive.
. Specific information regarding the applications is set forth in Section 3.
Westfieldl7-25PCProjeclljlt Westfield Project
July 25, 2000
Page 3
Westfield Shoppingtown
Expansion EIR
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.pansion EIR
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SECTION 2
ENVIRONMENTAL IMPACT ANALYSIS AND FINAL EIR
Prior to taking action on a project, the lead Agency must certify the adequacy of
the Final EIR and certify that the decision-making body reviewed and considered
the information contained in the final EIR prior to approving a project. In regards
to this project, the City of Arcadia is the lead Agency and the City Council is the
decision making body.
The environmental review process began with the filing of applications for a
General Plan Amendment, zone change and text amendment to allow the
construction of up to a 600,000 square foot expansion to the existing Westfield
Shoppingtown - Santa Anita.
Based on an initial study, it was determined that an Environmental Impact Report
was necessary. The EIR has been prepared to examine potentially significant
environmental impacts that could result from the development of the proposed
project and further to identify mitigation measures that would either avoid or
substantially reduce those impacts. Attached is Table 1-1 from the EIR that is a
Summary of Environmental Impacts and Mitigation Measures.
. A Notice of Preparation was circulated on December 9, 1999. The Draft EIR was
available for review between May 19 to July 3. Both the Notice of Completion and
the Notice of Public Hearing listed locations where copies of the EIR were
available for public review.
Notice of tonight's Planning Commission hearing was published in the paper on
June 29, 2000 and notices were mailed to all property owners within a 1,000 foot
radius as well as interested persons on June 28, 2000.
Templeton Planning Group under contract with the City and under the City's
direction prepared the EIR. The City conducted its own independent evaluation
and analysis of the Draft EIR prior to releasing the document for public review.
The EIR identifies the following "potentially significant impacts" that can be
mitigated to a less than significant level (see Table 1-1 for details):
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. Aesthetics
. Geology and Soils
. land Use and Planning
. Noise
. Public Services
. TransportationfTraffic
. Utilities/Service Systems
Westfieldl7-25PCProjectrpl
Westfield Project
July 25, 2000
Page 4
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The EIR identifies one "unavoidable adverse impact", air quality, that would result
if the project is approved.
If the City, as the Lead Agency, determines that an unavoidable significant
adverse impact will result from the project, the City must prepare a "Statement of
Overriding Considerations" before it can approve the project. The Statement of
Overriding Considerations states that the decision making body has balanced the
benefits of the proposed project against its unavoidable significant environmental
effects and has considered the adverse effects to be acceptable.
Alternatives
The CEQA guidelines state that an Environmental Impact Report must address
"a range of reasonable alternatives to the project, or to the location of the project,
which could feasibly attain the basic objectives of the project, and evaluate the
comparative merits of the alternatives." Not every conceivable alternative needs
to be addressed nor do infeasible alternatives need to be considered.
.
The Guidelines further state that the discussion of alternatives must focus on
alternatives capable of either eliminating any significant environmental effects of
the project or reducing them to a less than significant level while achieving major
project objectives. The following three Alternatives have been discussed in the
EIR:
. Alternative 1: No project (mandatory CEQA alternative). Under the "no
project" alternative an additional 300,000 sq. ft. could be constructed within
.the current building envelope in accordance with the existing City Council
Resolution 4185. The current building envelope would exclude the two
restaurant pads located near Baldwin Avenue. This alternative is consistent
with the adopted General Plan and Zoning Ordinance. The "No Project"
alternative would reduce potential aesthetic, air quality, land use/planning,
noise, public services, transportation/traffic and utilities/service systems
impacts when compared to the proposed 600,000 sq. ft. project. Air quality
impacts would still occur. Since this alternative would involve fewer
environmental impacts, this alternative is considered environmentally superior
to the proposed project.
.
. Alternative 2: Reduced Intensity Alternative (450,000 sq. ft. expansion). This
would still require a General Plan Amendment; however, this alternative
would slightly reduce the bulk and mass of the expansion. This alternative
would reduce potential air quality, noise, public services, transportation/traffic,
and utilities/service systems impacts when compared to the proposed project.
Significant air quality impacts would still occur. Since this alternative would
involve fewer environmental impacts, this alternative is considered
environmentally superior to the proposed project.
Weslfleld\7-25PCProjectrpl
Westfield Project
July 25, 2000
Page 5
. . Alternative 3: Alternative Design. In response to concerns expressed
regarding potential view blockage of the historic Santa Anita Racetrack
grandstands from West Huntington Drive, this alternative would move the
expansion area from the eastern portion of the property to the west. All other
components would remain the same. This alternative would increase potential
aesthetic, land use/planning and noise impacts when compared to the
proposed project and is considered environmentally inferior to the proposed
project.
CEQA requires that a Lead Agency identify the "environmentally superior
alternative". Based on the analysis the environmentally superior alternatives are
the "No Project" alternative and the "Reduced Intensity" alternative.
The "No Project" alternative does not achieve all of the project objectives; the
"Reduced Intensity" alternative may achieve most of the project objectives
although the related environmental impacts are similar to the p~oposed project.
Significant air quality impacts would still occur with the "No Project" and the
"Reduced Intensity" alternatives and as a result a "Statement of Overriding
Considerations" would still be required for either alternative project.
.
Mitigation Measures
Mitigation measures have been identified in Table 1-1 attached.
Final EIR (FEIR)
Prior to taking any action on the project, the City Council must certify that the
Final EIR:
. has been completed in compliance with the California Environmental Quality
Act (CEQA);
. has been reviewed and considered by the City Council; and
. represents the City's independent judgment and analysis.
Planning Commission Action
The Planning Commission should direct staff to prepare the appropriate
resolution for adoption at the Commission's next meeting setting forth the
Commission's comments and recommendations on the Final EIR.
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Westfleld\7.25PCProjectrpt
Westfield Project
July 25, 2000
Page 6
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TABLE 1-1
PROJECT IMPACTS AND
MITIGATION MEASURES
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Potential Impacts
Mltlgallon MeaJlures
Lev.1 of
Sfgnlf1cnnee After
Mhigatlon
,! ).,tsmETI'cs I " I I I I . I' I, I ' II ", I I '1: I '
I I ! I ,I . ' I" I
The projeClt site has been preYion:;Jy
developed and is loclltCd:within un wUCln
area. The most visually sensitive land
uses'in the project vicinity BI'e.the
existingmulti.fumiIy residences located
along Bu.ldwin Avenue and West
HLU\tington Drive. However, the bulk
and height of the existing mall is partially
buffered from adjacent uses'by existing
landscaping. grade differentinls. and llie
distance from the residences to the mall
stmctwes.
J. TIle Development Services Department shall review aIm approve the project's landscape plans, prior
to issuance ofbuilding,pelmits.
Mitigated to 1l1evel
ofinsignific8nce
2. All site plans and architectural building elevations s~ be submitted to the City of Arcadia for review
and approval ~y the Planning Commission"and City CoWlcil in accordant.'e wlth the City's
Arc:hite<:turaI Design Review Process.
3. Thc parking structure(s) shan be .robiteclUnilly compa.ole with dlc mall "",hiteclure.
4. '!he proposed restaurant pads located along Baldwin Avenue shall be limited to a maximum hcightof
two (2) stories or 30 feel
21 l.uk IQUAL~rl, It: I I' I : J ; i . - , I! 'I I . I r '
I ! I t I I I I I 1 I I , I I ,
Air quality impacts durin~ construction
wcres~own to be wlOll below significant
threshold levels. Any increase in air
pollution in a non..attainment area.
however. should be'considered as an
adverse impact IUld reduced JO -the extent
reasonable and feasible. EnusSlons from
construction activities should therefore
be minimized where possible.
1. The proposed project shall include suppression measures for f\lgltive dust and those associated with
construction equipment in accordance with SCAQMD Rule 40land other AQMD requirements.
Prior to the issuance of grading permits the project applicant shall submit a fugihve dust contio] plan
to the Development Services Departnient for revieW and approval. The fugitive dust control'plan
shall require the construction contractor to implement mcasW"es :which may include, but not be
limited to, rhe following:
Mitigated,to a level
ofmsignificance
a. Using adequate water for dust control (preferably using reclaimed water).
b. Operating street 5WCCpCIS or roadway'washing trucks on adjacent roadways to remove dirt
dropped by coastruction vehicles or dried mud carried offby tru<ks movutg din or bnnging
construction materials. .
Westfield Shoppingtown Expansion E1R
City of Arcadia
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!:::::!~!:::;:l:;:::::::::;!:::::::l::::I::!:::::~lI::::::l::I::::::::::;j~I[II.i'II~.\llil~I.ljl~i.I\lIli.~::~l:l:*:\::~:~:f!::::.:::\\::)::~:~::j':.:\:\::\\:,~:i[~:\:\\:\!,:l~l:
Polmtt.1 Impacts Mitigation Measures Lev.1 of
Signirleancf After
Mitigation
c. Covering trucks or wetting down loads of any dirt h&uled to -or from the project site.
d. PerfoIDlmg low.NO. emissions tune-ups on Oil-site equipment opcmting on-site for more than
60 days.
e. Requiring on-site,contractors To operate n congestion relief program including:
. Rideshare incentive... fot consttuclion persoJmel
. Lane closures limited to non-peak trnffic hours
. Receipt'ofconstruction material5 scheduled for non-peak traffic periods where pos~ible.
The proposed project will generate 2. The project applicunt shall encourage future Visitors of the 'project to utlfu.e altemutivc forms of Significant.
approxima.tely 16,0'79 vehicle trips.pet tll1nsportatiqn through incOI]>oration of the fallowing measures: unavoidable adverse
day at buildout. In addition. project impact.
implemt.'l\tu:tion will require consumption o. Provide preferential parking spaces for employee carpools and vanpools.
of electricity and natural gns producing
non.point source,emissions. Th. b. Provide onwstte b~o;;,shelters as determined net..-essary by the Develop~ent SeIVices Dircttor and
resulting emissions are in exceedanet; of p",vide 8 well-lighted, safe p~th 10 the mall entrances, The design oCthe new shelters shaD be
tile SCAQMD signficance tlnesholds fur compatible with the design of,the mall and shall be subject ~o the review and approval of the
CO. ROG. and NOx. Developrnent'Services Director.
c. Work with tbeCity of Arcadia to implement a public outr~h progrom which promotes
alternative mcthod."i oftrBn.'\portation through infonnstion kiosks located in the mall.
Westfield Shopplngtown Expansion ElR
1-14
City of Arcadia
.
.
.
:;:::::;:::::::::~l~;:::::::!il::i:::!:::i:!:!ii!:l:i:!ii::i::::!~~:l:;:;:I;.li.ii.I~II\IIII:ll:~lwll:.~11~~:::::::::il!::l::!::::::l~::::::l::::l::l:i:::::l::j:::::::;:::::::::::il;;:1:
Pote-ntfallmpUcl5
Mhig;rtlon MeaSUfl'S
I..e\'elor
Slgnl/1cance Alter
Mitigation
,
3 ., GEOLOCiiY/SOILS
Project relaled grading will be linriled to
excavation of paving and soils to create
fmished bui1ding pads, The proposed
expansion will requir~ minor excovation
and recompaction of on-site sqAS in order
tQ,constroct new buildings and the
parking structures. The proposed project
would .xpose people and property to
ground shaking ha2Jirds from local and
regional fuults.lf a large earthquake
occUlTed on any of the faults identlfied as
haz.ardous lothe City of Arcadia.
1. All grading operations will be conducted in confonnancc with lbe applicable City of Arcadia Grading
Ordinance and the'most recent version of the Unifonn Building Code (for seismic criteria)
2. The gr.dingand foundation plans, including foundation loads, shaD be reviewcd by a registered Soils
Engineer
Mitigated to a level
ofinsignificancc.
Westfield Shoppingtown Expansion EIR
1-15
City of Arcadia
.
.
.
::::i:::::!~:;:~:!;::(:l:::::::::::i~j~::'::i:::::::::i::!::::::::!:::::;I:::I~.11[1.~lljlll;.'I~II:li!~ill111.~[::::;[:::::::::[I:::[:!;\:1:::::!:[[l![!:[:i[~::il:::::!;!:::!:!l::l:i::::::l
Pot.nll.llmp.cls
Mhtgatlon Measures
Lev.lor
Significance Aft...
MItigation
4. LAND USE/PLANNING I ; I . . ,
, ,
Future site plans and building
elevations must conform to relevant
planning programs ",1deh control
development of the site.
1. The proposed project shall be designed in accordance with aU relevant development standards and
regulations set forth in 1he Zoning Ordinance, City COWlciI Ordinance \425 and Resolutton 4185, 'as
amended.
Mltiptodto .1.....'
of Insignificance.
5. NOISE. .
1 ' I I I t
Construcnon actiVIties. cspC;CUilly. heavy
equipment. will create short-term noise
mcreases near various individual project
sites. Upon complenon. velucular traffic
on area\-vide streets will incrementally
mcrease noISe levels. although lhese
mcrea.se. are not considered sigruficant.
I. Consrruction activities are prohibited between the hours of7 pm, and 7 a.m. Monday through
Saturday. Consb1lClion is prohibited on SWldays and holidays, unless authorized by 1he Building
Official
Mitigated to a level
ofinsignificance
Wesffleld Shopping/own Expansion EIR
1.16
City of Arcadia
.
.
.
'T1
'"
~
Mlllgalloo M..._
...
m
~
~
!f
Potlnllallmpac1ll
Lowl or
Slgnlfi""n<O Aller
Mltlgallon
'U
r
D
Z
z
ei
~
" I I I I, I I I I I I I I I " : I I I ' ,
6" ~UBLlp ~ERVlC#fS j I \ I ! I ,
FIRE SERVICES
lmplemc:rultion of I~S project will
result in increased fire department edls
ror ser'Yice. Thi. win include int1'eued
~13tion and equipment mainLCn81KlC.
a-aining. rue prevention inspection. as
welt as emergent)' tcsporue.
POLICE SER\1CES
ImplemCOLelion oflhis projec1 may
require. [be additim of some sworn and
n~'swom pcnonncl.
1. ~ projccl applicant shall campI)' with aU applicable City of Arcadia codes, ardinan=. and
standard CClPd'iljons regarding lire IRvenUon atld lUp~ion measures, relating toWalet
impro'loUllent plans. lire h)'drMls, automatic fiR Qti~gu.ishing systems. ~ flow. fire ICCUS,
accc:S$ gatCS, oombusliblc consb'UCtion. W81~r availabililY. fire sprinkler S)'SIem. etc.
Mitiguod (0 It I(.\'c,)
of insignifieance
.~
ili
i5
I. The puking structure $hall be designed to create 8tl cpen envif'Clmlent maximizing vertic:al apace.
lighting and ;ngress/cgress to Lhe StrUClwe.
2. A SecurilY plan shaJlbe iubmiucd 10 and apPrtwed by the"Arcadia PoIite-OCpIl'UTlt:I1t priur to the
issuance olw Certificate. of OCcupancy ~ar an} structure.,llIdudlng &he puking SltUdurc(s),
Mitiptod 10 . level
of imignificanee.
'f
\D
-.J
~
lSl
....
c
-
\D
IV
~
1-17
lSl
..
..
W
'tl
:;:
~
Westfield Shopping/own Expansion EIR
City 01 Arcadia
.
.
.
::::::::[::::!!::l:::!:::::~:::,::l:!::':!:::':::::l::~~!:::!:::!!!::~::::I.i.:~.~.:;j~IIIMI:il~~.II~IIi~:::::l!!::!.;::::::.::l::::!::l~~l':::::::::::l::::l:!::::::::l:![::::::::!:
PotcntIallmp.<ls
MtCigaUon Measures
Level of
Signifk:ance After
Mlllgnllon
I I I " , I
7. TRANSPORTATION I 1 I, I . ii, I'
I I I, I'. I., I
The proposed prOject will generate
approxima,cly 16.080 additional vehicle
trips,upon completion.
1.
The project applicant shaU pamcipate in area-wide traffic unpro\'emcnts by participating in the ellY of
Arcadia Traffic Impact Fee .Program, if adoptcd by thc City of Arcadia. The project apphcanl shall he
entitled to credit agamst this Fee Program for the cOsts of project-funded circulation improvements.
both on-site and off-site, to the extent that such improvements provide circulation capacity in excess
of the, capacity required ,to serve traffic generated'by the project
2.
If the City of Arcadia has not adopted a T~ffic lmp~ Fee Program by the time building penuits are
is~ued for the project. th~ proposed'projec~ sh~ participate in the area-wiele.traffic improvements
identified in the City's Tmnsportution Master Plan. as adop1ed,. on 8 pro-rota "fair-shlire'~bas.is (i.e..
~'ncxus" fonnula). A nexus based formula will ~nsure that the project fully compensates for its shartl
ofthC'cosl ofinlprovement5 to roadways within or near the ~tlldy area which may be impacted by the
proJect, A ntxlL'. study to detern.lrne "raiNi~are" responsibility Shall be completed by the_project
applicant at the tim!: engineering plan.'i are initiated for.the roadway improvement. A ne.XllS based
fannula will ensure lhat the project fully compensates for. iL<; share of the cost of "ne~'" capacity that
must be provided a1 various locations.
Project impacts have
been mitigated to a
level of irisignif-
icance. 1hc
Intersection of
HWltington Drive
and ROSemead
Boulevard will
continue to operate
at an unacceptable
level ofservicc (LOS
F). However, the
Lead Agency has
determined that the
project's
'contnbution to the
significant
cumulative traflic
unpacts are "de
minimis" and thus
not significant.
Westfield ShoppingtoW/1 Expansion EIR
1-18
City of Arcadia
.
.
.
~j:::j;i:::::::'::i::lll:!:;:::i~j::::~::::::'j:::;:j::::;ji::::::,::r!:i~::I.~~li:~_:I~ill~II:I~l.lllIiI.'i:;::l::'j::::::i::j::,:::~:l::::~::::::!::il::!::'~1::::111i::~::::.:::i:::
Potential Imp:u:ts Mitigation Measures Level of
Slgniflcm<:e AfCn
Mttlgation
3. The project applicant shall be required to complete or bond for the costs of engineering and
construction for the following intpfO\"ernents prior to issuance of Ctrtificate ofOccupan-cy "ithln
Pha.. I (up 10400,000 .quar. reetGl.A). If flh improvement included in the following list conflicts
with IU1 improv~ent identified in lhe,City's adopted Transpmtatiun Master PiID~ 'he City may
require that the applicant provide the City with the cos1 o[ the conflicting improvement roilier than
constmct the improvemenL TIle Hmding provided shall be used to constIUct the improvenumt
id~nti6ed in the Tnmsportntion Mln.tlrr Plan. The project.specific improwments are as follows:
a. Foothill Boulevurd Iiil Baldwin Avenue
. Add a separate left-tum lane on the northbound approach,
b. 1-210 EB Ramus (i:iJ. Bflldwin Avenue
. Restripe eastbound approach for a separate Jeft-tum.lanc, a through-right lane and an
c:xclu."l\'e right-turn Jane..
c. Huntine-ton Drive (jp Rosemcad Boulevard
. Prov:ide a sepamterighHum lane'on northbolmd and eastbOlmd approach.by I\."'Stripingand
modif)' the traffic signals to accommodato the new right-.turn lanes, if nea!'ssary.
Detail striping and signal plans Ihall be prepared li!Ind li'utiniltted to the County of Los
Angeles Deparbnent ofPublk Works for review, and approvlll.
Westfield Shopping/own Expansion EIR
1-19
City of Arcadia
.
.
.
:::il::i:li!:j:::::i!llii~j::j:!i::f!::::!:!:!:il!~ji:::i::I::::I:::~~.iir~.i.I~II:.li~lli.j~i.!I'II~:i::l::::'iji~jj::!;:j::i::!:ii:~ll:ji::!;'l::::::::::;:::::::!~:!::::::!
Potential Impacts l\UlIgatlon Measures Level of
Silllllflcunc. All<r
Mitigation
4. The project appliarnt shull be required to complete or bond for the costs of engineering. and
construction for the following impmvements IJrior to issuance of Certificate of Occupancy'\\ithln
Pha,. Z (up to 600,000 .'quare f...t GLA). [f l.U1 improvement included in the following list
conflicts \\;th an.improvement identified in the City's adopted Tmnsportation Master Plan.. the City
may require that the'applicant provide the City with the Cbst of tIte conflicting improvetnent rather
thait construct the ittiprovement. TIle funding provided shall 'be used to construct the improvement
iddltified in the TrenspOllnnon MasterPlan. The projccr-specifkimprovenu..'11l'i ure M follows;
d. r 68!hiH J3ettl',ftld l1il B..M..r,. /...efl_... r:.1
}.~~.....p.a.A.._l~M (tin. 1M], 01, ~., ll.a.t:hb~~.d ~r.-y..,lld..
<. ) 219 EB fu...1U~ fiB, Bft:la,.hlA._I.tl~
Rwtftl" ~tb~tt1.d ,r.~.I..o...~I, fMull':k,ft. {"m iMl'. ':'l!~ ,,l...1,,,d, Hl>.t,<lg.':.:,)d lm~. Mld ~Il'
.........l~\...~l.t U:tn.l.ill':'.
..f Drivewav A (ijJ Baldwin Avenue
. Add a. separate right~tWT1lane on the weJtbound n6rtl~......d. approac.h.
b. It- Driveway C (iil Baldwin Avenue
. Add 8 separate right-turn lane on the westbound approach.
<- IT, Ihmtiturton Drive (ilL Baldwin Avenue
. Add a second northbOlmd left.turn lane and also add a separate right turn Jane on the
eastbOlUld approach.
.
d. ;, Duarte Road an Bl'lldwinAvenuc
. Add 8 right-hun and 8 20A left.hunlanc on th~ northbolmd approach and a right-turn Jane
on till: westbound approach.
Westfield Shoppingtown Expansion EIR
1-20
City of Arcadia
.
.
.
::::::i.:::::;~'lli::l::::l:~:::l~:I:l':::::lj':::::I::::::::1.1!:~I::::::I:::*-~.:;f~I:I.:I~~I'I~I~~(i~~:i~.lill.~l:ilil:j:ll:i.::::i::l:l~::l::::::::'::ll:::::::lm]l!i:::::::ll:ll~ll
Polentl.. Impacts MltlgnUon !\IeasureJ Level of
Significance After
Mitigation
e.j: Huntineton Drive (ill SWL<;etBoulcvard
. Add . sepnrate left-turn la'ne on the southbound approach.
k. IhulbUi!t....,. D,i.. rat R.D...;.~UChd. B..lk...<1
P...o.iclc. . "'J,.:.rat, riblrt 1.:b...l.41_ l,IUll..tltOOlbld IIl.4 CA.dbouud bfr.l..~.l..;.h.;,] h) re.ltri~:",t..
,. " Htffilmeton Drive (ill Colorado Plllce
. Reslripe westbound a.pproach for an exclusive right.lun1, onc sharedthrough/right and two
through lane.o;.
g. "" If WI tine ton Drive (ill Santa Clam Street
. Res1ripe northbound approach to provide for two right.ttu1l1anes, one through lane and a
left-turn lane.
h. ft Santa CIIlT1l Street (ill Santa Anita Avenue
. Add. separate riglU.tum lane on thc northbound approach.
I. RuntinE!ton DriveWl. lloJlv A vt:nul'
. Add . .......d southbound rlght-furn lane.
Westfield Shoppingtown Expansion EIR
1-21
City of Aroadia
.
.
.
::::!:i::::~:::::::::!::::~:::::::::;:::::;::i.::!:::::::!::!::::::i.;::::~::i.1.~11~.~1~~1:1~11:11~:1~11:1:1.~:::::~1::::::::::!::i.:l:::::::::::!:::~~::::::!::,:::::~i::l::::::;::;i.:
Pol.ntiallmpacts
Th~ project applicant has: not yet
finalized the,de$ign for tile intt.'nutl
circulation-system which could result in
vehicular and pedestrian conflicts.
Westfield Shoppingtown Expansion EIR
Mitig::atlon Measures
L The projt:ct-applicant has not yet fina.lized the detign for thdntental circuliltion system. Howewr.
5. the final design for any new Intenull dreulaHon alterotionsJdlOlnges shall comply with the
following design guidelines tt) the sutlsfaclion onhe CityTmflic Engineer.
8. The intemnl circulation system shan consist of a ring road.. a system of pcrimete~ roads.
appropriately laid out parking,aisles,landscaping and, intersections and Incorporate
appropriate pedestrian IInd bll.")'de 3ccess/conneettons.
b. Primary circulation shull be proviclcd by the ring road. The,site circulation system shall be
designed to encourage use of the ring road and discourage WJe afthe perimeter-roadways for
movement from one pan of the site to another, Horizont8J clin/ature Imd sight distances shall be
designed for at least 30 miles per hour (mph). Cmve mdii and sight distance requirements for
the ring road'shan be the same I:l."i for major collector roads.
C. On-site vehicular volwnes und speeds shall be controned by the physical design cfUte p'arking
lots and the perimeter roadway in or<k"f'to reduce the potential and number of serious
.pedestrian.vehicularconfliets. The maximum width of the perimeter mads sluill not.exceed 29
fce~'and the minimurn,iruride radii shall btl between 30 and SO feet. An perimeter roads shnll be
designated as ,fire lanes so tlUlt no..stoppingfno.parking rules can 'be enforced.
d. Landscaping shall be t!Sed for delineation of on.site circulation features and to di.;.CotUllge
drivers from traver.;ing designated areas.
e. Tee (three-way) intersections shall be used for all oJt.sitc inteJsections in ardeno minimize
conflicts and simplify maneuver areas. The intersections shall be designed to the same
geometric sumdards as the intersections of comparable classes of pubhc_streets
[ Adequate site distances shall be provided at all on-site intersections and on horizontal ClU'VCS.
Minimum.speeds for sight distance determination shall bc 20 mph on parlcing aisles and
perimeter roads, and 30 mph on the nng road,
1-22
Le..lor
Slgnmcanc. Miff
Mitigation
Mitigated lo Ii level
ofinsignificance.
City of Arcadia
.
.
.
:::li:::::::::::;:1;':i1:::::::::!:1::;ji::::::::m:::~:::::::::!~:l:::::I.I~~lill:~~_IIII:I~:I~lljlll.:::::::;:l::!:::::::i~:::!~::::::::::~:;::::::l:::::::!:::::::j;1:1~::,:
Potontlallmpac:ts
Mhlgatlon M e35UreS'
I.e\'elof
Slgnlllcan.< An...
Mlttgatlon
s' UTILITIES AND SERVICE SYSTEMS
, .
, ,
ELECTRICAL SERVICE
seF. estimatcs that an additional four 1. The project applicant shall coordinate with SeE prior to Ute issuance of grading pcnnits to address Mitigated to a level
megavoll amps (MV A) oflOlld \\;11 be potential Conllicts: between.c::xisting.~lectrical fodJit.les and new construction On the projectsite. ofipsignificance.
required to serve the proposed project.
SeE has indieated UIBt they are able to
accommodate the proposed expansipn
although some rCammgement onhcir
fuCilities will be ~qllired.
NATURAL GAS SERVICE
Gas.service would be in .accordance with No mitigation measures are required. Not a significant.
the SCG's polici~s and extension rules on impact.
file with the Cabfomia Public Utilities
Commission at the time contraCtual
arr"d1lgements are made.
TELEPHONE SERVICE
To provide service to the proposed 1. The project applicant shall coordinate with Pacific Bell prior to the isslUUlce of grading permits Mitigated fo n level
project. enhancement all,dlor extensions regarding the need for addition81 facilities an/or easements. . ofinsignificance.
of existing facilities will be required.
Westfield Shopping/own Expansion EIR
1.23
City of Arcadia
.
.
.
l[::::::~:!::::lli!::::::::::::::':[!::.:::::::::w.:::i:::::[::l.:!::::::::::i,~:!I~llwl~~II:lili~~:III:;~:1~iiilllllli]!j:::::::~*::!:I::::i::::i:[::;:~!::l.:::::::l.i:::::::l:::::l::li:f,~l.:
Potmtlal ImpaC1s Mhlgatlon Measures l..ne1 of
Slgnlflamce A fler
Mhlgntlon
WATER SERVICE
The expansion will bring,the increased. I. The project applicant shall comply with water coriseIVation measures,in accordance with All 325. ~titigated to a level
dema:n.d on the existing ZOfle storage_ At ofipsignificanoe,
this time, two day emergency storage for
the zone is .26 MG deficient City policy
15 to rely on groundwater as a source of
drinking water and to avoid more costly
MWD Water The Wa~r Division
estimates that tlti~ project will not place a
significant demanc;1 on the water
production system and should be able to 2. The prQject applicant shall' comply with the Tide 17- Backflow Regulations,
accommodate the proposed expansion.
although the existing water zone will
require additional water storage in the 3. The project applicant shaD replace or. repair detector check valves if leaking is found.
near future to assW'e an adequate supply
of water. A'new replacementreseJVoir is.
planned within the next two to three
years,
SEWER SERVICE
Based on the CSDLA's wastewater I. The project applicant sh8ll {Jay all required:JeWel" connection fees to the County Sanitation Districts Mitigated to a level
genoration fuctor of 325 gallons per <4Y of Los Allgel~ (CSDLA) prior to issuance ofll sewer connecliOlI peqnit. ofinsijpUficance.
(gpd) pcr 1,000 sqUllre fect.of
comIl1crcia1 development. the expected
increase in average wastewater flow from
the project site is 195,000 gpd.
Westfield Shoppingtown Expansion EIR
1-24
City of Arcadia
,
.
.
.
:ii::;~:::;:!:i,:::lill:iili;::::'i::j;1!::;::::;;:!i!::!!;:l::,!I::;!!'::;i,I.:I:II.II~II.I~II!~I~f~;il..~i:!~!::!:f!;::~:;::i::,!:~ii:.:l::::!::!'ll:l;r~:;::::i::;:l!i!:i!ii:
Potential Impacts Mitigation MealuR's Level or
SlgnlfJamce After
Mitigation
SOLID WASTE SERVICE
Development of the proposed project 1. AU subsequent site_plans and building plans on the project Slte shall incorporate storage and Mitigated to a level
would increase the service demand on c:oUcction of recyclabJes into the project design. All occupanl$ shall ,be required to recycle. n; a ofi!1slgnilicancc.
solid wastedisposol beyond c""ling mlnimwn. newspaper. glass bottles, alwninwn and bi.metal cans, and P _E.T bottles, in on effort to
conditions and fttrthcr impact 'the Puente div~rt lnninimwn of 50 percent of the wast~tream (based on ) 990 levels) away from land disposal.
Hill. Landfill and lbe City's sQlid waste Recycling shall be incOIporated into the project design by rcse;rVing space appropriate for the support
rcduction.(Uld divemion pro~s. of recycling, including the provision ofadequate.storagp areas and ac;:ccss,ror recycling vehicles.
Without an effective"solid waste
reduction program. development of the All futnte refuse coll~ction,controcts serving the proj~ct site'shall 'include the conection ofrecyclables.
proposed project would result in a 2.
significant impact on tho 'City of
Arcadia's sahd waste management
program, plUsuant to AB 939.
Westfield Shopping/own EXpansion EfR
1-25
City of Arr;adia
.
.
.
SECTION 3
APPLICATIONS G.P. 99-001, Z-99-003 AND T.A. 99-006
Staff's Recommendations and Planning Commission Action
The following is a complete summary of the applicant's requests along with
staff's recommendations and the appropriate action and findings required for
each application.
Specific development plans have not been submitted for the proposed expansion
at this time. Future plans for the specific development will require public
hearings before both the Planning Commission and the City Council.
GENERAL PLAN AMENDMENT IG.P. 99-001~
Request
The applicant is requesting that the "Community Development" section of the
General Plan be amended to modify the maximum intensity floor area ratio (FAR)
from .40 to .50 (FAR) allowing up to an additional 300,000 sq. ft. of gross
leasable area over and above the additional 300,000+ sq. ft. allowed with the
current general plan designation. With the exception of the southerly Race Track,
parking lot, the maximum FAR for commercial areas within the City is .50, which
is consistent with Westfield's request.
Staff's Recommendation
Amend "Table 2-A - City General Plan Land Use Designations" in the
Community Development Section of the General Plan to change the maximum
intensity floor area ratio (FAR) from .40 to .50 (FAR) "for the Westfield
Shoppingtown - Santa Anita (the northeast corner of Baldwin Avenue and
Huntington Drive)".
Planning Commission Findings and Action
Section 65358 of the Government Code states that "If it deems it to be in the
public interest, the legislative body [City Council] may amend all or part of an
adopted general plan."
The Planning Commission shall make a written recommendation in Resolution
form on the amendment to the general plan to the City Council. The Planning
Commission should direct staff to prepare the appropriate resolution for adoption
at its next meeting reflecting the Commission's recommendations on the General
Plan Amendment.
Westlield\7.25PCProjectrpt
Westfield Project
July 25, 2000
Page 7
.
.
.
ZONE CHANGE Z-99-003
Request
The applicant is requesting that the zoning designation C-2 & D H8 (design and
high rise and overlay) be reconfigured to incorporate the new building envelope
which includes the enclosed and open-air mall area as shown on the attached
site plan. The H-8 overlay would not include the two proposed building envelopes
adjacent to Baldwin Avenue. These sites would have a two-story, 30'-0" height
limitation. City Council Ordinance 1425 would be amended to revise the legal
description for the new C-2 & D H8 boundaries.
The "D" designation is a design overlay specifically addressing design, setback,
uses and architectural issues which is set forth in Resolution 4185. The H8
designation is a "High Rise" overlay that allows up to eight (8) stories with a
maximum height of 85 feet.
Staff's Recommendation
Reconfigure the C.2 & D H8 (design and high rise and overlay) zoning
designation of Building Area C as set forth in Exhibit 2-4 in the Environmental
Impact Report and attached hereto and establishing a maximum height limit for
the two building pads adjacent to Baldwin Avenue of two stories with a maximum
30'-0" in height.
Planning Commission Findings and Action
The City Council may change the zoning established in the Arcadia Municipal
Code whenever the public necessity, convenience, general welfare or good
zoning practice justifies such action.
The Planning Commission shall make a written recommendation in Resolution
form on the zone change to the City Council. The Planning Commission should
direct staff to prepare the appropriate resolution for adoption at its next meeting
reflecting the Commission's recommendations on the Zone Change.
TEXT AMENDMENT (T.A. 99-006)
Request 1
Amend the Regional Shopping Center parking space requirements (Section
9269.5) from 4.75 spaces per 1,000 sq. ft. of modified floor area to 4.5 spaces
per 1,000 sq. ft. of gross leasable area (GLA).
We.tfield\7.25PCProjeclrpl
Westfield Project
July 25, 2000
Page 8
. Staff's Recommendation
In 1997, the International Council of Shopping Centers (ICSC) and the Urban
Land Institute (ULI) commenced a study to review the parking standards for
shopping centers. The 1982 study (based on data collected in 1980) set the
industry standard for shopping centers at 5.0 parking spaces per 1,000 sq. ft. of
gross leasable area (GLA). Both ICSC and ULI acknowledged that in the past 20
years there have been numerous changes in shopping centers and suggested
that an updated study needed to be made. Some of the changes they noted in
shopping centers were that:
. Shopping centers have become larger
. New center formats have emerged - e.g., power centers, fashion/specialty
centers and centers with a significant entertainment component including
multi-screen cinemas.
. Demographic and labor force changes, including the rise in labor force
participation of women.
. Growing traffic congestion that has made it even more difficult to
accomplish daily errands.
.
Data for this study was collected by a consultant throughout 1998 and presented
to a steering committee between January and October 1999. The final report
was published in October 1999. The principal difference between the results
obtained in 1999 and 1982 studies is that parking requirements for larger centers
are now lower than they Were in 1982. With an appropriate adjustment for
centers containing more than a 10% non-retail component in the tenant mix
(restaurants. theaters, etc.) the new study recommends 4.5 spaces per 1,000 sq.
ft. of GLA.
Staff is recommending that Section 9269.5 relating to the parking requirements
for Regional Shopping Centers be amended to read:
Regional Shopping Centers
4.5 parking spaces per 1,000 sq. ft. of
gross leasable area (GLA).
Planning Commission Findings and Action
The City Council may change the zoning regulations established in the Arcadia
Municipal Code whenever the public necessity, convenience, general welfare or
good zoning practice justifies such action.
.
The Planning Commission shall make a written recommendation in Resolution
form on the text amendment to the City Council. The Planning Commission
Westfield\7-25PCProjectrpt
Westfield Project
July 25, 2000
Page 9
.
.
.
should direct staff to prepare the appropriate resolution for adoption at its next
meeting reflecting the Commission's recommendations on the text amendment.
Request 2
In conjunction with reducing the parking requirement the applicant is also
requesting that the following definition be added to the Arcadia Municipal Code
for "gross leasable area".
"Gross Leasable Area" shall mean the floor area of a building minus all public
lobbies, common mall areas, atriums, balconies and courtyards provided
solely for pedestrian access to the building from the exterior and/or for
aesthetic enhancement or natural lighting purposes; all elevator shafts,
escalator wells, air shafts and stairways; public restrooms; mechanical,
electrical, plumbing and storage rooms and all permanently designated
corridors. '
The standard industry definition for Gross Leasable Area (as set forth by the
Urban Land Institute - ULI) is "the total floor area designed for the tenant's
occupancy and exclusive use - including basements, mezzanines, or upper
floors - expressed in square feet and measured from the centerline of joint
partitions and from outside wall faces. It is the space for which tenants pay rent,
including sales areas and integral stock areas."
Staffs Recommendation
The Development Services Department is recommending a combination of the
two definitions and that this definition be added to the Definitions section of the
Arcadia Municipal Code to read as follows:
"9220.25.3. GROSS LEASABLE AREA. Gross leasable area shall be the
total floor area designed for the tenant's occupancy and exclusive use,
including basements, mezzanines, or upper floors - expressed in square feet
and measured from the centerline of joint partitions and from outside wall
faces. GLA shall also include kiosks within the common areas. It is the space
for which tenants pay rent, including sales areas.
Exception: Gross Leasable Area shall not include (a) service areas
within mall tenant stores and (b) service areas that occupy less than
25% of the gross square footage of stores in excess of 50,000 square
feet. Service areas in excess of this percentage shall be counted toward
the Gross Leasable Area. "
Westfield\7 -25PCProjectrpt
Westfield Project
July 25, 2000
Page 10
.
.
.
Planning Commission Findings and Action
The City Council may change the zoning regulations established in the Arcadia
Municipal Code whenever the public necessity, convenience, general welfare or
good zoning practice justifies such action.
The Planning Commission shall make a written recommendation in Resolution
form on the text amendment to the City Council. The Planning Commission
should direct staff to prepare the appropriate resolution for adoption at its next
meeting reflecting the Commission's recommendations on the text amendment.
Request 3
The third request is that the floor area for kiosks or carts within the mall common
area not be subject to the parking requirements.
Staff's Recommendation
The Development Services Department does not concur with this request.
Rather than an incidental use in the mall common area, kiosks have become
permanent fixtures. Landscape planter areas as well as seating have been
removed to accommodate additional kiosks. Currently there are 35 kiosks and
carts in the mall common areas including the center court. The kiosks are leased
typically on a yearly basis. Several of the kiosks have more than one sales
person (examples include Auntie Anne's pretzels, the watch/jewelry repair and
the two Air Touch kiosks which on site inspection had 4 sales persons in one
kiosks and 5 sales persons in another). Because the kiosks are leased non-
portable space, it is staff's recommendation that the kiosks be counted towards
the parking requirements.
The portable carts are licensed and the license can be revoked at any time, It is
staff's opinion that the carts should not be subject to the parking requirements.
Planning Commission Findings and Action
The City Council may change the zoning regulations established in the Arcadia
Municipal Code whenever the public necessity, convenience, general welfare or
good zoning practice justifies such action.
The Planning Commission shall make a written recommendation in Resolution
form on the text amendment to the City Council. The Planning Commission
should direct staff to prepare the appropriate resolution for adoption at its next
meeting reflecting the Commission's recommendations on the text amendment.
Weslfieldl7-25PCProJeclTpt
Westfield Project
July 25, 2000
Page 11
.
.
.
Changes to Resolution 4185
The applicant is requesting the following modifications to City Council Resolution
4185 that establishes specific regulations for design criteria, uses and landscape
standards for the shopping mall.
Staff's Recommendation
The Development Services Department is recommending that this resolution be
rescinded rather than modified and a new resolution be adopted setting forth new
design guidelines (see the attached "Draft" Resolution). The new resolution will
delete obsolete wording no longer required for the shopping mall, amend certain
sections and add additional wording suggested by staff.
The table below notes the major changes (in bold) requested by the applicant
and the Development Services Department's recommendations (bold italics):
APPLICANT'S REQUEST DEVELOPMENT SERVICES
DEPARTMENT RECOMMENDATION
Res. 4125 - Condition 7: Any use of the The Development Services Department
property which is subject to the concurs with this change.
Conditional use Permit provisions of the
Zoning ordinance shall require a
conditional use permit, provided,
however, a conditional use permit
shall not be reqUired for uses within
BUilding Area C [mall area] as shown
on the Proposed Zoning/Design
Overlay site plan.
Res. 4125 - Condition 12: Parking shall The Development Services Department
be provided in accordance with the concurs with this request subject to the
requirements of the Zoning Ordinance following change:
and on-site parking spaces shall be
provided at all times for all employees of Parking shall be provided in accordance
the shopping center. If necessary to meet with the requirements of the Zoning
parking requirements, multi--*wG level Ordinance and on-site parking spaces
parking structures may be constructed shall be provided at all times for all
adjacent to and east of the mall in employees of the shopping center. If
accordance with plans approved by the necessary to meet parking requirements,
City Council. Any floor area within the multi-level parking structures may be
enclosed and open air mall common constructed adjacent to and east of the
areas devoted to kiosks or carts shall mall in accordance with plans approved by
not be subject to the zoning ordinance the City Council. Any floor area within the
for providing off-street parking spaces. enclosed and open air mall common areas
devoted to kiQsks 9i" carts shall not be
subject to the zoning ordinance for
providing off-street parking spaces.
Weslfleld\7 -25PCProjectrpl
Westfield Project
July 25, 2000
Page 12
.
.
.
Condition 19. Add the following uses Condition 19. Add the following uses
(bold) to the list of permitted uses: (bold) to the list of permitted uses:
Apparel and Accessories Apparel and Accessories stores
Beauty and Barber Shops and Figure Beauty and Barber Shops and Figure
Salons Salons
Books Bookstores
Camera and Photographic Supplies and Camera and Photographic Supplies and
Services Services
Department Stores Department Stores
Drugs Drugstores
~Iectronic equipment stores, including Electronic equipment stores, including
video, OVD, computer equipment, video, DVD, computer equipment,
communication equipment, cell communication equipment, cell phones,
phones, pagers and other types of pagers and other types of electronic
electronic appliances appliances
Fabrics and Sewing stores Fabrics and Sewing stores
Financial Institutions, including free- Financial Institutions, including free-
standing ATM machines standing ATM machines
Food stores Food stores (no greater than 38,000 sq.
Health ClubslSpas ft. in gross floor area)
Home Furnishings, Furniture, Appliances Health Clubs/Fitness Centers
and Interior Design Home Furnishings, Furniture, Appliances
Housewares and Interior Design
Imports, Card and Gifts Housewares
Luggage Imports, Card and Gifts
Music, records, radio, and television Luggage
stores Music, records, radio, video, DVD and
Optometrist television sales stores
Pet Shops OptometrisVOpticians
Restaurants and other establishments Pet Shops
offering food and beverage service Restaurants/eating establishments offering
including the sale of on-site liquor and food and beverage service including
entertainment (entertainment shall be outdoor dining, the sale of on-site liquor
defined as such activities as high-tech and entertainment (entertainment shall be
interactive simulation games, live defined as such activities as high-tech
music, dancing, billiards, bowling, interactive simulation games, live music,
ping pong, shuffleboard, banquet dancing, billiards, bowling, ping pong,
facilities and other family-orlented shuffleboard, banquet facilities and other
group activities) family-oriented group actiVities.
Specialty Food, Liquor and Tobacco Entertainment shall only be allowed in
Sporting Goods, Hobbies and Craft conjunction with a restaurant/eating
Theaterslcinemas establishment use.)
Toys Specialty Food, Liquor and Tobacco stores
Variety Sporting Goods, Hobbies and Craft stores
Other retail specialty shops except those Theaters/cinemas
expressly excluded. Toys
Other uses thal'the City Council Variety stores
Westf/eld\7.25PCProjectrpt
Westfield Project
July 25, 2000
Page 13
.
determines are appropriate and
compatible with a regional shopping
center.
The use of kiosks andlor carts within
the enclosed and open air mall
common area shall be permitted
provided that the use thereof shall be
in accordance with the above list of
permitted uses.
The following uses shall not be permitted:
Employment Agencies
Feed Stores
F'S1"''' $wperlAarkvtl:
Gasoline Service Stations
Messenger Service
Newspaper Publishing
Plumbing Shops
Printing or Lithographing Shops
Self-service Laundries and Cleaners
Taxidermist
Telephone Exchange Service
.
Other retail specialty shops except those
expressly excluded.
Other uses that the City Council
determines are appropriate and compatible
with a regional shopping center.
The use of kiosks or carts within the
enclosed and open air mall common area
shall be permitted provided that the use
thereof shall be i'n accordance with the
above list of permitted uses.
The following uses shall not be permitted:
Body Art studios, but not limited to
tattoos, body piercing (except for ears)
and body painting
Check cashing, cash advance or instant
cash businesses (exclusive of ATM
machines)
Employment Agencies
Feed Stores
Gasoline Service Stations
Messenger Service
Newspaper Publishing
Plumbing Shops
Printing or Lithographing Shops
Self-service Laundries and Cleaners
Taxidermist
Telephone Exchange Service
Vending Machines on the exterior of the
enclosed and open-air mall area as well
as all other buildings
The following are some additional recommended changes. by the Development
Services Department to be incorporated into the revised resolution.
1) The preliminary site plan, floor plan, exterior elevations, exterior lighting,
conceptual landscape plans and signing program shall be submitted to the
Development Services Department. Said plans shall be presented to the
Planning Commission at a public hearing for design review and
recommendation to the City Council and shall be subject to approval by the
Arcadia City Council at a public hearing.
2) The parking structure(s) shall be designed to create an open environment
maximizing vertical space, lighting and ingress/egress to the structure(s).
The parking structure(s) shall be architecturally compatible with the mall
architecture and shall be subject to the review and approval of the City
Council.
.
WeslfJeldl7-25PCP,cijeclrpt
Westfield Project
July 25, 2000
Page 14
. 3) All signs shall be subject to the Zoning Ordinance except the following:
a) Two (2) freestanding mall identification signs shall be allowed on the
perimeter of the site (one [1J on Baldwin Avenue and one [1J on
Huntington Drive). The total area of said signs shall not exceed 350 sq. ft.
per sign (including both faces).
b) No more than four (4) tenant monument identification signs not exceeding
a total sign area for all signs of 500 sq. ft. (including all faces) shall be
allowed on the perimeter of the site. The design(s) shall be compatible
with the mall Identification signs.
c) Wall signs on the exterior of the shopping mall structure shall be restricted
to anchor stores containing 20,000 square feet or more, major
restaurants/eating establishments containing 5,000 sq. ft. or more,
theaters/cinemas and food market. Said signs shall comply with the City's
zoning ordinance in regards to allowable square footage. Tenant signs
facing on an open-air mall area and not exposed to the public right-of-way
shall be excluded from this provision.
.
d) Single-sided monument signs shall be allowed for a food market,
theater/cinemas and restaurants/eating establishments containing 5,000
sq. ft. or more and that have public entrances from the exterior of the
shopping mall. Said signs shall be allowed on the perimeter of the
shopping mall structure or open air mall area and located within planter
areas. The total square footage of each sign shall not exceed 36 square
feet.
All signs shall be compatible with the sign program submitted to the City
Council for approval and shall be subject to approval of the Assistant City
ManagerlDevelopment Services Director.
3) There shall be a minimum unobstructed distance between kiosks and carts of
15'-0'. Kiosks and carts shall be harmonious in design.
.
4) The applicant agrees to indemnify, hold harmless and defend the City, its
officials, officers, employees and agents, from any and all liability and/or
claims which may be brought against the City and/or its officials, officers,
employees or agents, arising out of the city's approval of the tentative tract
map and/or the conditional use permit pertaining to the Westfield project or
the subject property, or arising out of the certification of the Environmental
Impact Report relating thereto. or arising out of the construction and operation
ofthe development on the subject property, save and except that caused by
the City's active negligence.
Westfield\7'25PCProjectrpt
Westfield Project
July 25, 2000
Page 15
.
.
.
The conditions of approval shall include all mitigation measures as approved by
the City Council.
The attached Draft City Council Resolution rescinding Resolution 4185 sets forth
the specific text change language described above. '
Planning Commission Findings and Action
The City Council may change the zoning regulations established in the Arcadia
Municipal Code whenever the public necessity, convenience, general welfare or
good zoning practice justifies such action.
The Planning Commission shall make a written recommendation in Resolution
form on the text amendment to the City Council. The Planning Commission
should direct staff to prepare the appropriate resolution for adoption at its next
meeting reflecting the Commission's recommendations on the text amendment.
Westfleld\7-2SPCProjeclrpt
Westfield Project
July 25, 2000
Page 16
.
.
.
SECTION 4
PLANNING COMMISSION MOTIONS
PUBLIC HEARING PROCESS
Although the California Environmental Quality Act does not require a public
hearing on the Final EIR, public participation is an essential part of the CEQA
process. Tonight's public hearing affords the public an opportunity to comment
on the General Plan Amendment, zone change and text amendment as well as
the Final EIR.
Staff recommends that the Planning Commission proceed as follows:
1. Hear the report from City staff and the consultant
2. Open the public hearing
3. Take public testimony from all interested parties, including the
applicant.
4. Close the public hearing
5. Planning Commission discussion; and
6. Planning Commission recommendations to the City Council
The Planning Commission should direct staff to prepare the appropriate
resolutions for adoption at its next meeting reflecting the Commission's action
and recommendations on the ErR, General Plan Amendment, Zone Change and
Text Amendment in relation to the requests by the applicant and
recommendations of the Development Services Department. These resolutions
will be forwarded to the City Council for their consideration at a public hearing on
the proposed applications.
It is recognized that the Commission's actions are based on information to date
and that the final decision by the City Council is contingent on a Final Certified
EIR by the Council.
ATTACHMENTS
6. Vicinity Map
7. Aerial Photograph
Westfleldl7-25PCProjeclrpl
Westfield Project
July 25, 2000
Page 17
.
.
.
8. Potential Expansion Areas
9. Table 2-2 Project Summary
10. City Council Resolution 4185
11. Draft City Council Design Overlay Resolution
Westfleldl7-25PCProjectrpt
Westfield Project
July 25, 2000
Page 18
.
.
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POTENTIAL EXPANSION AREAS
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.
.
Use
Gross Building Area
(Square Feet)
Gross Leasable Area
(Square Feet)
EXISTING (.4 FAR)'
Mall Stores
492,519
704,581
1.197,100
394.015'
528,436
922,451
Deparunent Stores
Subtollll (Exisdng)
PROPOSED (.5 FAR)
Retail Shops and Anchor Stores
Multi-P1ex Theaters
Freestanding Restaurants/Retail (combined sq. ft.)
Mall Food Coon
465.000
110.000
20,000
5.000
600,000
1,522,451
SublOlal (Proposed)
TOTAL:
PARKING SPACES
Existing
Proposed Additional Spaces (4.5 per 1,000 s.f. ofGLA)
TOTAL (4.5 per 1,000 s.f. of GLA):
5,768 spaces'
1,083 spaces
6.851 spaces
,
3
FAR refers to floor area ratio. The FAR requirements limit the amount site building coverage within a
project site. For example, a.5 FAR-would allow a one-story building to cover 50% of the site, while a
twO-story building could only cover 25% of the site.
Per Westfield's Rent Roll
Per AI.:TA Survey dated 9-1()"98
Gross Building Area includes service areas, whereas Gross Leasable Area excludes service areas. The
amount of service ranges from 10% to 25% depending on the type of tenant Typically the majority of
small shops include 10% to .15%. Deparunent stores generally include more service area.
a roximate1 25%.
Note:
EXHIBIT 9