HomeMy WebLinkAbout11-28-23 Agenda PacketCITY OF ARCADIA
Arcadia Planning Commission
Regular Meeting Agenda
Tuesday, November 28, 2023, 7:00 p.m.
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CALL TO ORDER
ROLL CALL
Vincent Tsoi, Chair
Marilynne Wilander, Vice Chair
David Arvizu, Commissioner
Angela Hui, Commissioner
Domenico Tallerico, Commissioner
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
PUBLIC COMMENTS (5 minute time limit per person)
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concerning any of the proposed items set forth below for consideration. Separate and apart from
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1. Resolution No. 2134 – General Plan Amendment No. GPA 22-01, Zone Change No. ZC 22-
01, Minor User Permit No. MUP 22-02, Architectural Design Review ADR 22-06, a Density
Bonus and a Lot Line Adjustment along with an Environmental Impact Report under the
California Environmental Quality Act (CEQA) for “The Derby Mixed-Use Project,” with 214
residential units, including 9 affordable units, located at 233 & 301 E. Huntington Drive
Recommendation: Adopt Resolution No. 2134 Recommending Approval to the City Council
Applicant: auWorkshop
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine and can be acted on by
one roll call vote. There will be no separate discussion of these items unless members of the
Commission, staff, or the public request that specific items be removed from the Consent Calendar
for separate discussion and action.
1. No Consent Items
MATTERS FROM CITY COUNCIL LIAISON
MATTERS FROM PLANNING COMMISSIONERS
MATTERS FROM ASSISTANT CITY ATTORNEY
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
ADJOURNMENT
The Planning Commission will adjourn this meeting to Tuesday, December 12, 2023, at 7:00 p.m.
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Welcome to the Arcadia Planning Commission Meeting!
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(Arcadia Public Library) (www.ArcadiaCA.gov)
(Planning@ArcadiaCA.gov)
(City Hall, 240 W. Huntington Drive, Arcadia,
California)
“” (5)
(5)
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“”
403
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DATE: November 28, 2023
TO: Honorable Chair and Planning Commission
FROM:Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa L. Flores, Deputy Development Services Director
SUBJECT: GENERAL PLAN AMENDMENT NO GPA 22-01, ZONE CHANGE 22-01
MINOR USE PERMIT NO. MUP 22-02, ARCHITECTURAL DESIGN
REVIEW NO. ADR 22-06, A DENSITY BONUS AND A LOT LINE
ADJUSTMENT ALONG WITH AN ENVIRONMENTAL IMPACT REPORT
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR “THE DERBY MIXED-USE PROJECT”, WITH 214 RESIDENTIAL
UNITS, INCLUDING 9 AFFORDABLE UNITS, LOCATED AT 233 & 301 E.
HUNTINGTON DRIVE
Recommendation: Adopt Resolution No. 2134 Recommending
Approval to the City Council
SUMMARY
The Applicant, the auWorkshop, on behalf of the property owner, Dustin Nicholarsen, is
requesting approval of General Plan Amendment No. GPA 22-01, Zone Change No. ZC
22-01, Minor Use Permit No. MUP 22-02, and Architectural Design Review No. ADR 22-
06, to construct a new mixed-use development at 233 & 301 E. Huntington Drive. The
project includes a density bonus and a lot line adjustment and will result in a six-story
mixed-use building containing 214 residential units, including 9 affordable units, and a
rebuilt Derby Restaurant. The existing Derby Restaurant and former Souplantation
Restaurant will be demolished and along with a rebuilt Derby the site will include a
second, smaller restaurant and a café on the ground floor. A parking structure and valet
parking lot will be constructed as part of the mixed-use project that will include 412 parking
spaces for all uses on site.
The proposed development is consistent with the City’s General Plan, Development
Code, and Subdivision Code. The Statement of Findings addresses the environmental
effects associated with the proposed project, as described in the Draft Environmental
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Figure 1 - Aerial of Subject Site
Impact Report (EIR). It is recommended that the Planning Commission adopt Resolution
No. 2134 (Attachment No. 1) recommending approval of the project to the City Council,
subject to the conditions listed in this staff report. Ultimately, the City Council will review
one Ordinance and three Resolutions relative to the project, including Ordinance No.
2398 related to the Zone Change, Resolution No. 7530 related to CEQA findings for the
EIR, Resolution No. 7531 related to the General Plan Amendment, and 7532 related to
the project itself and the conditions of approval.
BACKGROUND
The project site consists of two parcels totaling 2.23 acres in size, located on the north
side of E. Huntington Drive, east of 2nd Avenue and on the west side of Gateway Drive
(see Figure 1 below). The site is currently zoned General Commercial (CG) and has a
land use designation of Commercial in the General Plan – refer to Attachment No. 2 for
an Aerial Photo with Zoning Information and Photos of the Subject Property. The property
is surrounded by commercial uses consisting of the Hampton Hotel and Embassy Suites
Hotel to the north and west, the Arcadia Landmark retail center to the east, and the
Arcadia Gateway retail center across Huntington Drive to the south. All of the surrounding
properties are also zoned General Commercial with a Commercial land use designation.
However, all of these properties are earmarked to be re-zoned and re-classified through
the City’s major re-zoning efforts associated with the recently adopted Housing Element.
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PROPOSAL
The existing Derby restaurant and the former Souplantation restaurant will be demolished
as part of the project. The Derby will be rebuilt on site to maintain many of the exterior
and interior features of the existing restaurant space, and it will also be expanded in size
substantially as part of the project. A detailed historical report was completed as part of
the project which concluded that the building does not rise to a level of historic significance
at the State or local level. Nevertheless, the Derby is clearly a much-beloved part of the
Arcadia community, and the expanded restaurant space will include many of the
characteristic features of the existing space as shown in Figure 2, including:
The red booths, fireplaces and unique chimneys
Roof pitch, overhanging eaves and rafter tails
Brick and clinker brick details
Stained glass windows of the same character and/or reused components
Iconic Derby and Guest Parking signage
Nearly exact replica of the original main dining room
Weathervanes, jockey statues, and various landscape details
Substantial horse racing memorabilia, including an expanded area for memorabilia
to house what will be called “The Derby Centennial Collection”
Figure 2 – Interior and Exterior Images of the New Derby Restaurant
The proposed mixed-use development consists of the construction of a six-story building
with five stories of residential units (214 units) over one basement level of parking and a
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ground level containing additional parking and the three proposed restaurants. Of the 214
residential units, nine will be reserved for affordable housing at the very low-income level,
and these will be restricted to senior residents. The ground floor of the building along
Huntington Drive will consist of the rebuilt Derby building to the west of the site, a café
and residential amenities in the center of the project, and a new, smaller restaurant space
to the east of the site turning the corner onto Gateway Drive. This commercial space will
continue active, vibrant uses along Huntington Drive, while also allowing for access to
parking and valet services from both Huntington Drive and Gateway Drive.
In order to achieve this project description, the applicant is proposing to consolidate the
two existing parcels into a single parcel of 97,084 square feet (2.23 acres). This can be
accomplished through a lot line adjustment process, which is included as an entitlement
along with the rest of the application package – refer to Attachment No. 3 for the Lot Line
Adjustment and Attachment No. 4 for the Architectural Plans. The proposed building will
have an overall maximum height of 71’ including a 3’ parapet. As such, along with the
Zone Change to Downtown Mixed Use is a request to apply a height overlay of H7, which
allows an overall height of 75’. In addition to the commercial appearance of the street
frontages, the project will include significant articulation and step backs from Huntington
Drive. See Figure 3 below for the overall site plan of the project area and Figure 4 for
renderings of the project.
Figure 3 – Site Plan
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Figure 4 – Renderings
The proposed residential unit mix will be comprised of 55 studios, 110 one-bedroom units,
and 49 two-bedroom units. These units will occupy the second through the sixth floors of
the building and will range in size from studios beginning at 400 square feet to 1,200
square feet for the largest of the two-bedroom units. The nine affordable units are
contained within the mix described above and will be reserved for senior residents at the
very low-income level per Los Angeles County’s affordability standards. By providing 5%
affordable units (based on the original allowed density), the project qualifies for a density
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bonus per the Government Code of the State of California. This density bonus permits an
additional 20% of units on site, which is why the overall project proposal of 214 units is
permissible.
In terms of open space, the Derby Project provides a substantial open space program for
residents. In addition to private balcony open space, the new building would step back
approximately 30 feet at the fifth and sixth levels to provide a landscaped residential pool
and amenity space, including an approximately 4,800 square-foot roof deck and 1,100
square-foot indoor amenity kitchen for residents. Additional residential amenities would
include a 6,500 square-foot landscaped courtyard, herb garden, and shared outdoor
cooking space on level two fronting Gateway Drive as well as other interior residential
amenities such as a fitness center, co-working space, and yoga room.
The Project would provide a total of 412 parking spaces consisting of 239 residential
spaces on the basement level and 173 commercial/valet spaces on the ground level. The
parking areas will include all required accessible parking, EV parking, bicycle parking,
and motorcycle parking. A detailed valet parking plan has been provided to accommodate
the commercial portion of the project. Valet/commercial parking will primarily enter the
site from Huntington Drive while residential users will primarily access parking through
Gateway Drive. Due the provision of affordable housing units, as well as the proximity to
the light rail station, the project qualifies for reduction in parking requirements as a matter
of right.
ANALYSIS
As with most large projects, the Derby Project requires a suite of entitlements and land
use approvals. Each of the major entitlements are described below in addition to key
components of the project.
General Plan Amendment and Zone Change
The project site is currently zoned General Commercial with a land use designation of
Commercial. This is the same General Plan designation and zoning shared by all of the
surrounding commercial properties. However, in the City’s latest Housing Element
Update, one of the key strategies is to expand the City’s “Downtown Mixed Use” zone
and General Plan designation to the east, including all commercially zoned properties
east of Second Avenue and west of Fifth Avenue. The primary purpose for this change is
to incentivize redevelopment over time of properties in this area to include a residential
component. Figure 5 below shows the changes proposed for the subject property.
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Figure 5 – General Plan and Zone Change Maps
The Applicant team was made aware of the City-sponsored rezoning project but elected
to apply for their own General Plan Amendment and Zone Change. This was done
primarily so that they could control their own timing and complete their own specific
environmental review, which evaluates the anticipated impacts of this project. The
General Plan Amendment will change the land use designation for the property to
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Downtown Mixed Use, and the Zone Change will change the underlying zoning to
Downtown Mixed Use as well. These are both consistent with the overall City strategy
and master plan for this area. In addition, the Zone Change includes the application of a
Height Overlay zone of H7, which allows up to 75 feet of building height. This is consistent
with the existing height overlay that applies to the Embassy project directly to the west
that has a H-7 Overlay, in addition to the Hampton Inn to the north that has a H-5 Overlay.
The H-7 overlay will be consistent with the nearby height allowances and is appropriate
for this location.
It is anticipated that the City’s rezoning process will be reviewed by the Planning
Commission and City Council in the next few months. The Derby Project is ahead of this
process substantially however, because they have also pursued the required
environmental review for their project. A similar level of environmental effort will be
needed with other specific projects as they are proposed following the City rezoning.
Density Bonus and Affordable Housing
Senate Bill 1818 amended the State’s Density Bonus program, and it offers incentives for
the development of affordable housing for very lot income, low income, moderate income,
and senior citizen households. The Arcadia Development Code refers to the applicable
Government Code when referencing density bonus law and the program allows
developments to receive a density bonus above the allowable base density if the
appropriate number of affordable units are provided. In this case, the developer is
proposing 5% of the units be set aside as affordable housing for very low-income senior
households. With 5% of the units affordable, the project qualifies for a 20% density bonus
per State law. The table below shows the unit summary, including the allowable density
bonus.
Residential Component Calculation Number of Units
Base Density 80 du/acre 178
SB 1818 Unit Count 20%214
Housing Type Provided
Market Rate Units 205
Affordable Units 9
This is a density that is allowed by-right if the affordable units are provided. In order to
ensure that the affordable units are included, the Development Code requires that the
method proposed by the developer to maintain the continued affordability of the units be
provided. To this end, the developer will be recording a Density Bonus Housing
Agreement which will be reviewed by the City Attorney to ensure that the nine senior
affordable units will be rented to individuals who qualify at very low-income levels. The
Agreement will also ensure that these units are maintained as affordable over time. These
units will be spread throughout the project and the agreement/covenant will be recorded
prior to the issuance of a Certificate of Occupancy.
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In addition, the Government Code and the Arcadia Development Code allow developers
to seek concessions or waivers to certain zoning requirements along with density
bonuses. This can include relaxation of development standards such as parking or height,
setbacks, lot coverage, etc. In this case, the development standard being altered by the
developer is the dimension of some of the parking spaces and drive aisles. In addition,
the fact that the project qualifies for a density bonus allows the project to provide fewer
parking spaces than would be necessary through a strict application of the Development
Code. These issues are described in more detail below in the parking section.
Parking
The Project would include one level of subterranean (i.e., basement level) parking for
residents, as well as ground-level commercial and valet parking, including a podium
parking structure and surface parking. The surface and podium parking areas would be
predominately valet serviced and reserved for restaurant/café uses and residential
visitors. The vehicle courtyard would include several surface parking spaces for
transitional (i.e., short-term) valet use. A larger surface parking lot for valet use only would
be on the northwest corner of the Project site accessible from the ground-level podium
parking lot.
The table below provides the parking required and provided for the project when applying
the density bonus allowances.
Parking Required w/ Density Bonus Spaces
Commercial Parking for:
Derby (12,850 sf @ 1 space per 100 sf)
Secondary Restaurant (3,300 sf @ 1 space per 100 sf)
Café (1,400 sf @ 1 space per 200 sf)
Outdoor Seating (24 seats @ 1 space per 6 seats)
173
Residential Parking for:
51 studios @ 1 space per unit
105 one-bedroom @ 1 space per unit
49 two-bedroom @ 1.5 spaces per unit
9 senior affordable units @ 1 space per unit
239
TOTAL REQUIRED 412
Parking Provided Spaces
Commercial Parking (Valet Format) 173
Residential Parking 239
TOTAL PROVIDED 412
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For comparison purposes it should be noted that an application of the Development Code
without the density bonus mandates would require more residential parking, but less
commercial parking. The Development Code requires 1 parking space per studio or
senior unit, and 1.5 spaces per one or two-bedroom unit. It also requires 1 guest parking
space for every three units. Taken together, this would require a total of 362 parking
spaces. However, given the proximity to the light rail station, a 25% reduction would apply
to the commercial aspect of the project, resulting in a total number of commercial spaces
needed of 130, rather than the 173 spaces provided. Therefore, in total, the Development
Code would require a total of 492 spaces rather than the 412 provided under density
bonus law.
The major advantage for the site in terms of parking, however, is the fact that valet parking
will be available. The Derby Parking Management/Valet Parking Operations Analysis
memo prepared for the Project discusses the City’s parking requirements for the existing
and proposed land uses on the Project site (refer to Attachment No. 5) per Section
9103.07 (Off-Street Parking and Loading) of the Development Code.
Of the 173 commercial parking spaces, 33 spaces are available for self-parking and the
remaining 140 will be valet accessible. Valet parking will be available for all restaurant
uses on site as needed. The Parking Management/Valet Parking Operations Memo
provides a series of recommendations in order to facilitate both the self-parking and valet
functions on site. Regarding self-parking, it is recommended that space counters be
provided as well as parking displays to indicate the number of spaces occupied and/or
available. In addition, directional signage and clear markings on the location of various
parking options will be required. These details have been added as conditions of approval
and/or Mitigation Measures.
With regard to valet parking, the Derby has been operating with an all-valet system for
years, and this is the standard that will be maintained. The plan shows 89 valet spaces in
the surface lot and another 51 spaces within the structure. Additionally, the courtyard can
accommodate approximately 20 active and parked vehicles, in addition to queuing space.
Clearly, valet spaces are professionally controlled, and thus do not require the same
dimensions as self-parking spaces. A detailed valet operations plan will be required to be
submitted. This has also been added as a condition of approval.
The provision of affordable units provides the Applicant the ability to request concessions
to the Development Code. In this case, the requested concessions are to the parking
space dimensions and aisle dimensions. It should be noted that all ground level
commercial self-parking spaces meet Code requirements. But, valet spaces will not (as
described above) and tandem spaces will not. Tandem parking spaces are provided for
some of the residential parking spaces. The Code-listed dimensions for tandem spaces
are 10’ x 19’. The Applicant has provided tandem spaces with dimensions of 9’ x 19’ for
the interior space and 9’ x 18’ for the exterior tandem space. These dimensions are similar
to those that have been approved in several different projects in the City and are
consistent with requirements in other jurisdictions. In addition, the Applicant provided
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vehicle turning templates and maneuvering diagrams as part of the Parking
Management/Valet Parking Operations Memo. Turning motions from different sized
vehicles show that the parking area is functional and accessible. Similarly, an aisle width
of 24’ is requested for the ramp down to the residential parking area from Gateway Drive.
This has minimal impact on the function of the basement level parking as a whole. While
these concessions may be granted without such analysis, the review provides evidence
that these modifications are suitable.
The Code also requires bicycle parking for mixed-use developments at a rate of 0.2
spaces per residential unit and 10% of non-residential parking requirements. Based on
214 residential units and 173 commercial parking spaces, 61 bicycle parking spaces are
required. The project will provide 63 bicycle parking spaces located on level 1 of the
development. This complies with the Code and exceeds the minimum requirement.
Additionally, the project will meet all ADA and Energy Efficient vehicle requirements as
well as providing motorcycle spaces.
Another issue that is of importance is where the construction trucks will be staged during
construction. Given the size of the site, the construction vehicles will be staged on-site
and within the project boundaries, and it should not disrupt the surrounding commercial
uses. A detailed construction parking and staging plan will be required prior to the
issuance of a building permit for the project to ensure this is the case.
Vehicular Circulation and Traffic
Primary vehicle access for the commercial and valet parking areas would be from two
points: (1) via an ingress/egress driveway on E. Huntington Drive approximately 50 feet
east of driveway for the existing The Derby restaurant; and (2) via an ingress/egress
driveway on Gateway Drive that would also accommodate service uses. Primary vehicle
access to the residential tenant and guest parking at the basement level would be
provided via a separate, secure ingress/egress driveway from Gateway Drive. Queuing
analyses were conducted on the entryways and access and egress from the site was
found to be adequate with the exception of the eastbound left turn pocket at Gateway and
Huntington Drive and within the Derby Courtyard. To address these issues, mitigations
have been added to extend the left turn pocket for that turning motion, and install internal
signage to direct vehicles within the project.
In terms of traffic, trips generated by the proposed project were evaluated to determine
any expected impacts on the traffic flow through the area. A total of seven intersections
were analyzed as part of this project, including the following:
1. 2nd Avenue/Santa Clara Street
2. Santa Anita/E. Huntington Drive
3. 1st Avenue/E. Huntington Drive
4. 2nd Avenue/E. Huntington Drive
5. Gateway Drive/E. Huntington Drive
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6. 5th Avenue/E. Huntington Drive
7. I-210 SB ramps/E. Huntington Drive
Each of these intersections are shown in Figure 6 below. Following analysis, and with
the inclusion of other expected projects in the area, none of the studied intersections
were significantly impacted by the expected project traffic.
Figure 6 – Intersections that were Analyzed
A Traffic Impact Analysis (Appendix J to the EIR) was prepared for the project that
includes Level of Service (LOS) analysis, site access review, parking analyses, and VMT
screening analysis. The bullet list below summarizes the key findings:
The proposed project would generate 2,163 net daily trips, 219 net AM peak hour
and 175 net PM peak hour trips.
The study area intersections currently and are forecast to operate at LOS D (or
E where applicable) or better under all analysis scenarios, which meets the City’s
traffic impact thresholds.
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The proposed project would not result in unacceptable queueing conditions into
or out of the project site with exception of the eastbound left-turn pocket at
Gateway Drive/E. Huntington Drive and within The Derby courtyard. The
following recommendations are made:
• Remove and reconfigure the raised median to extend the eastbound left-
turn pocket at Gateway Drive/E. Huntington Drive to at least 75 feet. (Added
as Mitigation Measure)
• Place signage within the commercial section of the parking structure
directing personal vehicles to use the Gateway Drive egress to exit the
project site during valet operations. (Added as Mitigation Measure)
The project is in a Transit Priority Area (TPA) and a Low Vehicles Miles Travel
(VMT) generating area and would be screened from a project-level VMT analysis.
Therefore, the project’s impacts to VMT can be presumed to be less than
significant.
Architectural Design and Land Use
As shown below in Figure 7, the Project provides an interesting, varied façade along
Huntington Drive that emphasizes the commercial portions of the project. The color
palette would predominantly include neutral earthtones of grey, brown, and off-white.
Building materials and siding along the ground-level E. Huntington Drive and courtyard
frontages would include brick veneer and would feature glazed floor-to-ceiling windows
and a covered corridor along the east side of the courtyard and café, residential, and
restaurant frontage. The finish on levels two through six would include a combination of
machine applied sand-finished stucco and dark grey finished steel board and batten, as
well as stained tongue and groove wood soffits and window surrounds. The Project would
also feature painted steel balconies and railings. As proposed, the proposed overall
design is consistent with the City’s Design Guidelines and is compatible with the
surrounding area.
The Derby restaurant would be designed to maintain the low-slung craftsman-influenced
character and scale of the existing building as well as other distinctive interior and exterior
elements such as the gable roof, stained-glass windows, and classic red booths. The
gable roof would feature “The Derby” signage in large-format lettering on its south-facing
slope. The “new” Derby restaurant would preserve the existing horseracing memorabilia
collection (i.e., The Derby Collection) in a new, expanded display area, and would
relocate the existing “World Famous, The Derby” and “Guest Parking” neon signs to either
side of the proposed ingress/egress driveway on E. Huntington Drive leading to the
restaurant’s new covered porte-cochere and east-facing main entrance.
The Derby restaurant’s rooftop bar and dining area would also include a media-art
installation featuring a 35’ by 25’ projection surface set against the adjacent southern
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building face. During The Derby restaurant’s evening operating hours, the proposed
installation would display black-and-white, horse-racing themed photographs and video-
stream projections, which would be visible from The Derby’s rooftop bar and dining area,
as well as from certain vantage points on the surrounding E. Huntington Drive
streetscape. Horseracing images would only be projected from approximately dusk until
midnight while The Derby restaurant is open.
Figure 7 – Renderings
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In addition to the thoughtful treatments on the ground levels along both Huntington Drive
and Gateway Drive, the project provides differentiation between the residential levels of
the building and the ground floor commercial space. The valet drop-off area provides a
deep, articulated area that reduces massing along Huntington and emphasizes the Derby.
Also, upper-level step-backs along Huntington provide an area for open space and
amenity that further reduce massing. Along Gateway Drive, a substantial courtyard area
at the second level provides a second deep and articulated space and provides light and
air for the units that front the courtyard.
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the Property
Owner/Applicant to the satisfaction of the Building Official, City Engineer, Planning &
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.
Open Space
Residential uses in the City’s DMU zones are required to provide a minimum of 100
square feet of open space per dwelling unit (21,400 square feet), which may incorporate
balconies. The open space is proposed on site both as community open space and as
private open space. Approximately 65 percent of the Project’s proposed dwelling units
would include private balconies. Therefore, the Project would provide 7,020 square feet
of residential open space in the form of private balconies and 14,525 square feet of
common area open space (i.e., the courtyards/amenity areas on levels two, five, and six)
for a total of 21,545 square feet of residential open space, which is in accordance with
the Development Code. The courtyards provide landscaped sitting areas, an herb garden,
and an outdoor deck and pool area.
Minor Use Permits
With approval of the proposed Zone Change to DMU, the Project site would be in a mixed-
use zone and a “downtown zone” (Development Code Section 9102.05[C]). As such, the
Project would require approval of Minor Use Permits for the following project
features/characteristics: Valet parking in a mixed-use zone, outdoor dining in a downtown
zone, and multifamily housing in a downtown zone. Whereas these types of project elements
would be handled at the administrative level in some cases, when part of a major project with
additional entitlements, they are included with the discretionary review process. The required
Findings of Fact for each of these items are provided below in the Findings section.
Valet Parking in a Mixed-Use Zone.As described in detail in the Parking section above,
the Project’s surface parking area and ground-level podium parking structure would be
predominately valet serviced and reserved for restaurant/café uses and residential
visitors. Valet parking is subject to a MUP per the Development Code. Valet parking is a
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critical component of this project and is the basis by which the large restaurant square
footage proposed can be supported. The Derby has utilized valet parking for decades
and this would be maintained by the proposed project. Valet parking provides relief from
parking concerns in that it will be available during all hours of the restaurant’s operation
and will alleviate any conflicts with residential parking or peak times.
Outdoor Dining in Excess of 12 tables in the Downtown Zones.The Development
Code requires a MUP to allow outdoor dining in excess of 12 tables. This entitlement is
typically required to allow for streetscape activity and vitality while ensuring that parking
is adequate and a safe public/private interface can be maintained. In this case, the
outdoor dining as part of the Derby and the 3,300 square foot additional restaurant space
would include the option for outdoor seating with 12 or more tables. This is a welcome
project feature as it will add visual interest to the project and provide an active
streetscape. Parking for the outdoor dining areas is accounted for as part of the parking
provided for the Project.
Multi-Family Housing in a Downtown Zone. Multifamily housing in conjunction with a
commercial use is permitted in the City’s downtown zones, subject to an approved MUP.
The Project would include 214 for-rent dwelling units, which would qualify as multifamily
housing. This requirement was added to the Code to ensure that mixed-use projects were
thoughtfully planned and the residential portion of mixed-use projects provided
appropriate setbacks, design features, and amenities to successfully be placed in a
commercial-focused environmental. The Derby Project provides an appropriate mix of
residential unit types, including affordable units, and the project is laid out in a manner
that continues to treat Huntington Drive as a commercial corridor yet provides a new
population of residents to complement the area as an extension of Downtown Arcadia.
FINDINGS
General Plan Amendment
Section 9108.03.060(A) of the Development Code requires that for a General Plan
Amendment to be granted, it must be found that all of the following prerequisite
conditions can be satisfied:
1. The Amendment is internally consistent with all other provisions of the
General Plan.
Facts to Support This Finding:The proposed Amendment is internally
consistent with the other provisions of the General Plan. The Project proposed to
change the General Plan Land Use Designation from Commercial to Downtown
Mixed Use. The expansion of the Downtown Mixed-Use designation onto the
Project site allows for development of a mixed-use project in furtherance of the
goals and polices found in the Land Use & Community Design Element that
promotes new infill and redevelopment of projects and developments that support
transit and other alternative forms of transportation, and, most importantly, the
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Housing Element that provide suitable sites for housing development to
accommodate a range of housing for residential use that meet the City’s State-
mandated Regional Housing and Needs Assessment (RHNA) growth needs for
all income levels. The City’s Housing Element requires that the City meet the
State-mandated Regional Housing Needs Allocation. To do so, mixed use
development in what was formerly commercial areas is an effective and
beneficial way to do so. The City is currently planning a major General Plan
update that would change the Commercial designation of this very property, in
addition to all surrounding properties, to Downtown Mixed Use. This proposal is
simply arriving before such larger effort of the City. The proposed change will
allow the property owner to merge two properties into one parcel to accommodate
a larger mixed-use project that is more appropriate for this site. The revised
Project continues to implement the General Plan’s policies and goals for an
orderly development that is supported by public infrastructure and services. The
proposed development meets all applicable development standards, including
not exceeding the height that is allowed through the Height Overlay of H7 (75
feet in height).
2. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
Facts to Support This Finding: The proposed Amendment is consistent with a
City-sponsored amendment that is currently in process that will modify this area
to Downtown Mixed Use. To review the specific impacts of this proposed Project,
however, an Environmental Impact Report was submitted that analyzed all the
potential impacts, and the anticipated impacts from the amended project are less
than significant or can be reduced to less than significant levels with the
implementation of mitigation measures. Therefore, the General Plan Amendment
would not be detrimental to the public interest, health, safety, convenience, or
general welfare. Further, the mixed-use project will provide a superior
development to this site and add to the vitality of the area.
Zone Change
Section 9108.03.060(C) of the Development Code requires that for a Zone Change to
be granted, it must be found that all of the following prerequisite conditions can be
satisfied:
1. The proposed amendment is in conformance with the goals, policies, and
objectives of the General Plan.
Facts to Support This Finding:The proposed Zone Change for the Project is
in conformance with the goals, policies and objectives of the General Plan. The
Zone Change proposed to change the current General Commercial zoning to
Downtown Mixed Use, which allows residential development on the site in an
urban, mixed-use format. The change in zoning to Downtown Mixed-Use allows
for development of a mixed-use project in furtherance of the goals and polices
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found in the Land Use & Community Design Element, the Economic
Development Element, the Circulation and Infrastructure Element and, most
importantly, the Housing Element of the General Plan. The City’s Housing
Element requires that the City meet the State-mandated Regional Housing
Needs Allocation. To do so, mixed-use development in what was formerly
commercial areas is an effective and beneficial way to do so. The City is planning
a major Zoning Map update that would change the zoning of this very property,
in addition to all surrounding properties, to Downtown Mixed Use. This proposal
is simply arriving before the City’s larger effort. The proposed change will allow
the property owner to merge two properties into one parcel to accommodate a
larger mixed-use project that is more appropriate for this site. The revised Project
continues to implement the General Plan’s policies and goals for an orderly
development that is supported by public infrastructure and services. The
proposed development meets all applicable development standards, including
not exceeding the height that is allowed through the Height Overlay of H7 (75
feet in height).
2. The site is physically suitable (including absence of physical constraints,
access, compatibility with adjoining land uses, and provision of utilities)
for the requested/anticipated land uses/developments.
Facts to Support This Finding: When joined together through the associated
lot line adjustment, the resulting property is 2.23 acres in size. As such, the site
is physically suitable for the proposed project in terms of land use, height, access
and egress, parking, and the provision of utilities. The Environmental Impact
Report submitted along with the project reviewed all of the site logistics and utility
provision challenges inherent in the area. Through mitigations and conditions
approval, there are no deficiencies, and the site is suitable for the change in
zoning.
3. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
Facts to Support This Finding:The proposed Zone Change is consistent with
a City-sponsored zoning change that is currently in development that will modify
this area to Downtown Mixed Use. To review the specific impacts of this proposed
Project, however, an Environmental Impact Report was submitted that analyzed
all the potential impacts, and the anticipated impacts from the Project are less
than significant or can be reduced to less than significant levels with the
implementation of mitigation measures to traffic, noise, air quality, geology,
hazards, and utilities and service systems. Therefore, the Zone Change would
not be detrimental to the public interest, health, safety, convenience, or general
welfare of adjacent uses in the vicinity and of this property. Further, the mixed-
use project will provide a superior development to this site and add to the vitality
of the area.
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Minor Use Permits
Section 9107.09.050(B) of the Development Code requires that for a Minor Use Permit to
be granted, it must be found that all of the following prerequisite conditions can be
satisfied. In this case the Minor Use Permits being requested include multi-family housing
in a downtown zone, valet parking, and outdoor dining.
1. The proposed use is consistent with the General Plan and any applicable
specific plan.
Facts to Support This Finding: Approval of the proposed mixed-use Project
would be consistent with the new General Plan Land Use Designation of
Downtown Mixed Use, which allows a residential density of 80 units per acre and
a commercial floor area ratio of 1.0. This land use designation allows mixed-use
developments and strongly encourages a pedestrian-oriented environment with a
complementary mix of commercial and residential uses. The residential units will
provide vitality and an urban effect to the area, and the proposed restaurants will
help generate increased activity along Huntington Drive and will continue to convey
a commercial appearance along the street. Valet parking and outdoor dining are
expected and encouraged in such a setting. Therefore, the proposed mixed-use
development will not adversely affect the comprehensive General Plan and is
consistent with the following General Plan goals and policies:
Land Use and Community Design Element
Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing
uses.
Policy LU-1.8: Encourage development of types that support transit and
other alternative forms of transportation, including bicycling and walking.
Policy LU-4.2: Encourage residential development that enhances the visual
character, quality, and uniqueness of the City’s neighborhoods and districts.
Policy LU-4.3: Require the provision of adequate private and common open
space for residential units. Require sufficient on-site recreational facilities to
meet the daily needs of residents, if possible, commensurate with the size
of the development.
Policy LU-6.4: Encourage design approaches that create a cohesive,
vibrant look and that minimize the appearance of expansive parking lots on
major commercial corridors for new or redeveloped uses.
Policy LU-6.5: Where mixed use is permitted, promote commercial uses that
are complementary to adjacent residential uses.
2. The proposed use is allowed within the applicable zone, subject to the
granting of a Minor Use Permit, and complies with all other applicable
provisions of this Development Code and the Municipal Code.
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Facts to Support This Finding:The subject site will be zoned Downtown Mixed
Use (DMU), which allows for mixed-use developments subject to the approval of a
Minor Use Permit (MUP). The proposed Project complies with all the development
standards of the DMU zone, including but not limited to setbacks, height, open
space, density, parking, The Project provides the requisite number of low or very
low-income units to qualify for a density bonus AND relaxation of parking
requirements per density bonus law under SB 1818. As such, the Project meets
the Municipal Code requirements as well as State law.
3. The design, location, size, and operating characteristics of the proposed
activity will be compatible with the existing and future land uses in the
vicinity.
Facts to Support This Finding: The subject site is 2.33 acres in size and is
located in the Downtown Mixed Use (DMU) zone. The site is surrounded by
commercial uses consisting of the Hampton Inn and Embassy Suites hotels, as
well as commercial centers to the east and south of the property. All of these
properties are currently zoned Commercial. However, as has been stated, the City
is currently working on a major rezoning and General Plan land use designation
effort which will change this property and all surrounding properties to the very
zoning and land use being proposed. As such, this Project embodies what the
goals of the DMU zone are, with a mix of residential and commercial uses.
Therefore, the development and operation of the mixed-use development will be
compatible with the existing and future land uses in the vicinity.
4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, and all fences,
landscaping, loading, parking, spaces, walls, yards, and other
features required to adjust the use with the land and uses in the
neighborhood.
Facts to Support This Finding:The Project site is 2.33 acres in size and
can physically accommodate the proposed mixed-use development. The
residential component of the Project will provide a density of approximately
96 units per acre, which is in compliance with the maximum density for the
area due to the density bonus permitted as a result of the affordable housing
units being provided. The commercial component of the Project will have a
floor area ratio (FAR) below the maximum allowable FAR of 1.0.
Additionally, the amount of on-site parking that will be provided for this
Project meets and exceeds the minimum required by State law for projects
providing affordable housing units that are in close proximity to the Gold
Line Station.
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b. Streets and highways adequate in width and pavement type to
accommodate public and emergency vehicle (e.g., fire and medical)
access.
Facts to Support This Finding: The Project site is located on the north
side of Huntington Drive and the west side of Gateway Drive. These streets
are adequate in width and pavement type to carry emergency vehicles and
traffic generated by the proposed use on the site.
c. Public protection services (e.g., fire protection, police protection,
etc.).
Facts to Support This Finding: The Fire and Police Departments have
reviewed the application and determined that there will be no impacts to
public protection services. The need for new or altered Fire or Police
services is usually associated with substantial population growth. The
proposed mixed-use development is not anticipated to cause substantial
population growth since the City’s current housing and residential
population is below Southern California Association of Governments
(SCAG’s) predicted housing, and the Project’s addition of 608 residents will
not exceed the SCAG’s population estimate of 58,821 residents in 2025.
Therefore, no impacts to public protection services are anticipated.
Development of Downtown Arcadia has been anticipated and planned for
since the General Plan was updated in 2010. Mixed use developments and
residential units have been expected since that time on the part of public
protection services and, as mentioned, the City is working on a major zone
change for a large portion of this area to a similar land use type.
d. The provision of utilities (e.g., potable water, schools, solid waste
collection and disposal, storm drainage, wastewater collection,
treatment, and disposal, etc.).
Facts to Support This Finding: As part of the development, new utility
connections, including connections for potable water and storm drainage,
will be required. Implementation of best management practices by the
Applicant during construction and operation would ensure impacts to water
quality do not occur. The site can be adequately served by all required
utilities through interconnection with existing utilities within City right-of-way
abutting the site. The Project will require a fair-share payment for upsizing
of a sewer line, which is anticipated to be built by the City.
5. The measure of site suitability shall be required to ensure that the type,
density, and intensity of use being proposed will not adversely affect the
public convenience, health, interest, safety, or general welfare, constitute a
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nuisance, or be materially injurious to the improvements, persons, property,
or uses in the vicinity and zone in which the property is located.
Facts to Support This Finding:The proposed mixed-use development is not
anticipated to have adverse effects on the public health or welfare, or the
surrounding neighborhood. The Project will be compatible with the surrounding
uses in the general area. Additionally, the Environmental Impact Report prepared
for the Project assessed all the potential impacts from the Project and it was
determined that there would be no significant impacts to traffic, noise, air quality,
or water quality. Therefore, the proposed use will not adversely affect the public
convenience, health, interest, safety or general welfare of adjacent uses in the
vicinity and zone of the subject property.
Density Bonus
The proposal includes a density bonus of 20%, which is allowed based on the provision
of 5% of the units being designated for very low-income senior residents. The findings
below are required for a density bonus to be permitted.
1. The Project will be consistent with the General Plan, except as provided by
this section with regard to maximum density, density bonuses, and other
incentives and concessions.
Facts in Support of the Finding: The Project is consistent with the Downtown
Mixed Use land use designation in the General Plan, as well as the zoning
requirements of the DMU zone. The Project meets the following policies of the
General Plan Land Use Element: LU-1.1, LU-1.8, LU-4.2, LU 4.3, LU-6.4, and LU-
6.5.
2. The approved number of dwellings can be accommodated by existing and
planned infrastructure capacities.
Facts in Support of the Finding: The Project proposes 214 dwelling units, which
includes 9 affordable units for seniors. All relevant utility providers and service
providers reviewed the proposed Project and have declared that the Project can
be served with existing and/or planned infrastructure. The Arcadia General Plan
has anticipated mixed-use development in Downtown Arcadia since 2010. The
infrastructure has been reviewed and analyzed with this in mind and the Project
can be accommodated. Additionally, the City is planning a major rezoning effort
which will include this Project and surrounding properties.
3. Adequate evidence exists to indicate the project will provide affordable
housing in a manner consistent with the purpose and intent of this Section.
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Facts in Support of The Finding:The Applicant had been conditioned to provide
a Density Bonus Housing Agreement which specifies that 9 units will be provided
for very low-income senior residents. This document must be recorded prior to the
issuance of a Certificate of Occupancy for the Project and shall run with the
property. This will provide the necessary surety that these units will remain
affordable over time.
4. In the event that the City does not grant at least one financial concession or
incentive as defined in Government Code Section 65915 in addition to the
density bonus, that additional concessions or incentives are not necessary
to ensure affordable housing costs as defined in Health and Safety Code
Section 50052.5, or for rents for the targeted units to be set as specified in
Government Code 65915(C.).
Facts in Support of the Finding: The Project is proposing a density bonus of
20% based on the provision of 5% affordable units at the very low-income level,
which is allowable per State law. In addition, the Project is utilizing the parking
relaxation requirements allowed due to the provision of affordable housing and
proximity to transit. The Project is also being granted a concession for
Development Code standards related to the dimensions of parking spaces and
aisle width. As such, the Project can meet all other zoning requirements and
standards and no additional concessions or incentives are necessary to meet the
targeted affordability.
5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
Facts in Support of the Finding: The Applicant has been conditioned to
submit a draft Density Bonus Housing Agreement which will be finalized and
agreed to by both parties prior to recordation. The document will be required
to be recorded prior to the issuance of a Certificate of Occupancy for the
Project.
ENVIRONMENTAL ASSESSMENT
An Environmental Impact Report (EIR) was prepared for this project by Dudek to evaluate
potential environmental impacts that would result from implementation of the project
(State Clearinghouse No. 2022100298). Please see the link to the EIR and associated
technical studies as Attachment No. 6 to this Staff Report.
The EIR provides an introduction, review of the environmental setting for the project, a
project description, a review of all the required sections for environmental analysis, and
a review of alternatives. The sections of environmental analysis that were reviewed
include:
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Aesthetics
Air Quality
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Noise
Population and Housing
Public Services and Recreation
Transportation
Tribal Cultural Resources
Utilities and Service Systems
Upon a complete review of all of the topics listed above, the EIR concluded that there are
a number of mitigation measures required for the project. With the incorporation of these
mitigation measures, however, the project will have no significant impacts. As such, a
Mitigation Monitoring and Reporting Program (MMRP) will be provided to ensure that
these mitigations occur. A summary of the required mitigations is provided below. For a
full description of the mitigations, please see the EIR (link provided as Attachment No. 6):
MM-CUL-1: Requirement for a Worker Environmental Awareness Program to
educate those on the site as to archaeological resources that may be uncovered
during grading, excavation or construction and requirements for procedures to
protect any archaeological resources.
MM-GEO-1: Requirement for retention of a paleontologist to educate workers and
prepare guidelines for awareness of potential paleontological resources and
procedures if they are located.
MM-HAZ-1: Preparation of a Hazardous Building Materials Survey.
MM-HAZ-2: Soil Management Plan related to the potential presence of
contaminated materials during excavation.
MM-NOI-1: Mitigations for noise attenuation during the construction process.
MM-TRA-1: Requirement for modifications to the raised median along Huntington
Drive to facilitate queueing.
MM-TRA-2: Requirement for a detailed parking signage plan to direct drivers and
differentiate between uses.
MM-TRA-3: Preparation of a Construction Traffic Control Plan.
MM-TCR-1: Retention of a Native American monitor from the Kizh Nation prior to
any ground disturbance activities to ensure protection of any Tribal cultural
resources.
MM-TCR-2: Ensure any human remains are reported to Coroner and proper
protections are in place.
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MM-TCR-3: Protocols in the event that human remains are discovered which are
relevant to the Tribe.
MM-UTL-1: Requirement for fair-share payment for upgrade of City sewer line to
serve project.
The Draft EIR was distributed for public review on August 3, 2023, and the public review
period was from August 4, 2023, through September 19, 2023. Comment letters were
received from the following interested parties. Copies of all of the comment letters are
included as Attachment No. 6.
Caltrans
Lozeau Drury on behalf of Supporter’s Alliance for Environmental Responsibility
Mitchell Tsai on behalf of the Southwest Regional Council of Carpenters
A Response to Comments (RTC) to each of the comment letters are also included within
Attachment No. 6.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in the Arcadia Weekly newspaper and
mailed to the property owners located within 300 feet of the subject property on November
7, 2023. In addition, a community meeting was held by the Arcadia Historical Society
with the Applicant to answer questions about the project. While this meeting was not part
of the City’s official process, it is important to note that this meeting was well attended
with approximately 35 people. Except for the comments listed above related to the Draft
EIR, as of November 20, 2023, no public comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission recommend approval of General Plan
Amendment No. GPA 22-01, Zone Change No. ZC 22-01, Minor Use Permit No. MUP
22-02, Architectural Design Review No. ADR 22-06, along with a density bonus and lot
line adjustment to the City Council, and adopt Resolution No. 2134, subject to the
following conditions of approval:
1. The Applicant/Property Owner shall provide a Density Bonus Housing Agreement
that will ensure that at least 9 units are reserved on site as housing for very low-
income senior residents. The Density Bonus Housing Agreement must be
recorded in the Office of the Los Angeles Recorder’s office prior to the issuance of
a Certificate of Occupancy for the project. Prior to their recordation, the
Applicant/Property Owner shall submit the Agreement to the City for review and
approval by the City and shall obtain the City Attorney’s approval thereof. For this
purpose, the Applicant/Property Owner shall submit to the City with the proposed
Agreement a deposit of $5,000 for purposes of such review, of which any funds
remaining after review of the Agreement by the City shall be returned to the
Applicant/Property Owner.
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2. A comprehensive landscaping plan, consistent with the conceptual landscape plan
approved as part of the Project, prepared by a licensed landscape architect must
be submitted as part of building plan check and subject to the approval of the
Deputy Development Services Directory or designee.
3. The existing Derby signage is to be refurbished and maintained in accordance with
the approved plans.
4. A lot line adjustment must be approved and recorded with LA County prior to the
issuance of building permits.
5. The project shall comply with the latest adopted edition of the following codes as
applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code
f. California Fire Code
g. California Green Building Standards Code
h. California Existing Building Code
i. Arcadia Municipal Code
6. The project shall comply with Chapter 35A Multiple Family Construction Standards
as amended in Arcadia Municipal Code Section 8130.20.
7. Prior to the approval of the building plans the Applicant/Property Owner shall
prepare public street improvement plans as follows:
a. Prepare separate Street Improvement Plan(s) for Huntington Drive &
Gateway Drive along all property frontages form property line to property
line to accommodate the changes to the parkway and street, including all
removals, reconstruction, relocations, and news-rack removal (Huntington
Drive) in the public right-of-way.
b. Included on the Street Improvement Plans will be removal of the eastbound
and southbound raised medians at the intersection of Huntington Drive &
Gateway Drive to create longer left-turn pockets for vehicles entering and
exiting the site.
c. Striping plans for the Huntington Drive & Gateway Drive intersection will be
required with minimum widths of 10 feet for the left-turn pockets and a
minimum of 12 feet through/right turn lane next to the curb (Gateway Drive).
8. Prior to approval of the building plans the Applicant/Property Owner shall submit
LID, Hydrology, and Soils Reports for review and approval.
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9. Prior to approval of the building plans the Applicant/Property Owner shall either
construct or post security for all public improvements as follows:
a. Remove and replace existing sidewalk, curb and gutter along all property
frontages from property line to property line to the satisfaction of the City
Engineer. Include additional sidewalk to provide adequate clearance
around all obstacles.
b. Remove and replace all driveway approaches per City standard plan.
c. Construct new ADA accessible ramps/domes at driveways where stop signs
are proposed.
d. Coordinate with Public Works Services on protection of street trees along
Huntington Drive and Gateway Drive including the installation of any new
street trees.
e. Remove and replace the pavement in Gateway Drive adjacent to the
development’s entire frontage from gutter to gutter per approved street
improvement plan.
f. Remove raised center medians on Huntington Drive and Gateway Drive and
planter area on Huntington Drive with full depth pavement section matching
existing thickness per approved street improvement plan.
g. Because Huntington Drive is currently under Moratorium, if project is
completed prior to 9/22/2026, grind and overlay the pavement in Huntington
Drive with extra limits of pavement repair adjacent to the development for
the entire frontage from gutter to the centerline of the street or curb of raised
median.
h. Restripe Huntington Drive & Gateway Drive per approved striping plan.
10. Prior to final occupancy an additional 1-foot minimum easement shall be required
on Gateway Drive to accommodate a full 10-foot parkway for sidewalk and utility
purposes providing 4foot wide ADA access/path of travel around all obstructions
and driveways.
11. Prior to final occupancy, a plan for the proposed regulations of parking along the
Huntington Drive curb in front of the project shall be submitted to the City Engineer
for review and approval. This area is not to be reserved for short-term parking but
rather will be designated by the City Engineer.
12. Street trees shall be preserved as per the Arborist Report dated June of 2023. Any
removal and replacement of street trees shall be coordinated with the Public Works
Services Department and the appropriate fees shall be paid prior to the issuance
of a Certificate of Occupancy. All trees remaining on site during and after
construction shall be protected utilizing the recommendations provided in the
Arborist report.
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13. The project is subject to Industrial Waste requirements. This will be reviewed
through the submittal of plumbing plans. Grease Interceptors are required for all
restaurants.
14. A 12” cast iron water main with 59 psi static pressure is available on the south side
of Huntington Dr, and a 12” cast iron water main with 60 psi static pressure is
available on Gateway Dr. Both mains are available for domestic water and/or fire
services. The Applicant/Property Owner shall provide calculations prepared by a
licensed Civil or Mechanical Engineer to determine the maximum domestic
demand, maximum commercial demand, and maximum fire demand in order to
verify the required sizes of water services.
15. The Applicant/Property Owner shall provide separate water services and meters
for residential, commercial, and common area landscape irrigation uses. All water
services will require approved reduced pressure backflow devices for meter
services protection.
16. Domestic water service for residential dwelling units shall be provided by a
common master meter installed within the public right of way.
17. Fire protection requirements shall be as stipulated by the Arcadia Fire Department
and shall be conformed to Arcadia Standard Plan. A separate fire service with
Double Check Detector Assembly (DCDA) shall be installed. Location of DCDA
shall be closed to the public right of way and can’t be inside the building.
18. A Water Meter Clearance Application shall be submitted to the Public Works
Services Department prior to permit issuance.
19. New water service installations shall be installed by the Applicant/Property Owner.
Installation shall be according to the specifications of the Public Works Services
Department, Engineering Division. Abandonment of existing water services, if
necessary, shall be carried out by the Applicant/Property Owner, according to
Public Works Services Department, Engineering Division specifications.
20. Several City sewer lines are in the project vicinity as provided below, the
Applicant/Property Owner shall utilize existing sewer laterals, if possible.
a. An 8” VCP sewer main is available on Huntington Dr.
b. An 8” VCP sewer main is available at the site, which leads to Huntington
Dr.
c. An 8” VCP sewer main is available on Gateway Dr.
21. Prior to a Certificate of Occupancy being issued for the project, the
applicant/property owner shall make a fair share contribution to a sewer upgrade
project in Fifth Avenue. This fair share payment is memorialized as Mitigation
Measure UTL-1.
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22. If the proposed underground parking structure and/or any part of the building
footprint lies within five feet of the existing 8” on-site sewer line, the
Applicant/Property Owner shall remove or abandon the entire ~200’ long line.
Access to the upstream manhole on that line shall be maintained if the line has not
been removed or abandoned.
23. If any drainage fixture elevation on any floor is lower than the elevation of the next
upstream manhole cover, an approved type of backwater valve is required to be
installed on the lateral behind the property line.
24. Since the proposed project exceeds 1 acre of disturbed land, applicant must file a
Notice of Intent with the State Water Resources Control Board for a General
Construction NPDES Permit. The NOI will require certain items such as
preparation of the Stormwater Pollution Prevention Plan (SWPP), applicable fees,
etc. The City will not approve any grading plans until a Waste Discharger
Identification (WDID) has been issued by the State.
25. The proposed project is subject to LID requirements. Applicant/Property Owner
shall integrate low impact development (LID) strategies into the site design. These
strategies include using infiltration trenches, bioretention planter boxes, roof drains
connected to a landscaped area, pervious concrete/paver, etc.
26. Trash/recycling bins shall be configured to provide easy access for trash collection
services. There should be 1 foot clearance around the trash bins/recycling bins
and all bins/carts shall meet the specifications of the Public Works Services
Department. At a minimum, trash enclosure areas should accommodate three
containers: a 3-yard bin for trash, 3-yard bin for recycling, and 69/96 gallon sized
carts for organics recycling. Roof clearance must be 10 feet so trucks can access
bins to empty.
27. All areas shall be fire sprinklered. The sprinkler systems serving commercial areas
and residential areas shall be segregated.
28. The fire sprinkler system shall be monitored by a UL listed central station.
Notification appliances shall be provided in all common areas and residential
areas.
29. Class I standpipes shall be provided inside all stairwells on all levels including the
roof.
30. New hydrants shall be provided at the following street frontage locations:
a. One on the west side of Gateway Drive, towards the north of property
b. One on the north side of Huntington Drive, towards the west of property
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31. An Emergency Responder Radio Coverage System shall be provided.
32. A knox box shall be provided adjacent to the Lobby area and outside stairwells.
Any automatic gates used in parking areas shall be equipped with a knox switch.
33. The emergency gate serving the north side of the property currently acts as a drive
through for ladder truck access. The proposed layout will eliminate that access. An
approved alternative method of ladder truck turn-around shall be provided to
Arcadia Fire Department for review prior to any permit issuance.
34. The project is responsible for contributing a fair-share payment toward the
installation of a cloud-based mitigation system being completed by the Fire
Department to ensure response times are maintained or enhanced given new
development. This fair-share payment shall be attributed to the seven (7)
immediately adjacent intersections evaluated in the traffic study for the project, and
the payment shall not exceed $17,500.
35. The project shall be developed and maintained by the Applicant/Property Owner
in a manner that is consistent with the plans submitted and conditionally approved
for General Plan Amendment No. GPA 22-01, Zone Change No. ZC 22-01, Minor
Use Permit No. MUP 22-02, Architectural Design Review No. ADR 22-06 along
with a density bonus and lot line adjustment, subject to the satisfaction of the
Deputy Development Services Director. Noncompliance with the plans, provisions
and conditions of approval shall be grounds for immediate suspension or
revocation of any approvals.
36. The Applicant/Property Owner shall be responsible for the repair of all damage to
public improvements in the public right-of-way resulting from construction related
activities, including, but not limited to, the movement and/or delivery of equipment,
materials, and soils to and/or from the site. This shall be determined by the City
Engineer and/or Public Works Services Director during construction and up until
issuance of a Certificate of Occupancy.
37. Prior to issuance of a building permit, the Applicant/Property Owner shall submit a
parking management plan which shall include both a detailed valet parking plan
for the project as well as a parking staging plan for all phases of construction so
as to minimize impacts on surrounding businesses and street parking. Said plan
shall be subject to review and approval by the Deputy Development Services
Director, or designee.
38. Per the recommendations of the Parking Management and Valet Parking Analysis,
space counters shall be installed for self-park spaces and dynamic parking
displays shall be placed at the Gateway Drive garage driveway entrance indicating
the number of self-park spaces occupied and available within the garage. These
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parking displays shall also be visible from Huntington Drive. All self-park spaces
shall be clearly marked.
39. A detailed parking signage plan shall be provided along with Building Permit plans
that meets the recommendations of the Derby Parking Management/Valet
Operations Analysis dated July, 2023. Signage shall include directional signage
for both valet and self-park users, as well as directional signage in both the
courtyard area and parking structure to avoid confusion.
40. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with to the
satisfaction of the Building Official, City Engineer, Deputy Development Services
Director, Fire Marshal, and Public Works Services Director. Any changes to the
existing facility may be subject to having fully detailed plans submitted for plan
check review and approval by the aforementioned City officials and employees and
may subject to separate building permits.
41. To the maximum extent permitted by law, the Applicant/Property Owner must
defend, indemnify, and hold the City, any departments, agencies, divisions,
boards, and/or commissions of the City, and its elected officials, officers,
contractors serving as City officials, agents, employees, and attorneys of the City
(“Indemnitees”) harmless from liability for damages and/or claims, actions, or
proceedings for damages for personal injuries, including death, and claims for
property damage, and with respect to all other actions and liabilities for damages
caused or alleged to have been caused by reason of the Applicant’s activities in
connection with GPA 22-01, ZC 22-01, MUP 22-02, ADR 22-06, a Density Bonus
and Lot Line Adjustment (“Project”), and which may arise from the direct or indirect
operations of the Applicant or those of the Applicant’s contractors, agents, tenants,
employees or any other persons acting on Applicant’s behalf, which relate to the
development and/or construction of the Project. This indemnity provision applies
to all damages and claims, actions, or proceedings for damages, as described
above, regardless of whether the City prepared, supplied, or approved the plans,
specifications, or other documents for the Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting document
relating to the Project, the City will notify the Applicant of the claim, action, or
proceedings and will cooperate in the defense of the matter. The Applicant must
indemnify, defend and hold harmless the Indemnitees, and each of them, with
respect to all liability, costs and expenses incurred by, and/or awarded against, the
City or any of the Indemnitees in relation to such action. Within 15 days’ notice
from the City of any such action, the Applicant shall provide to the City a cash
deposit to cover legal fees, costs, and expenses incurred by City in connection
with defense of any legal action in an initial amount to be reasonably determined
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by the City Attorney. The City may draw funds from the deposit for such fees, costs,
and expenses. Within 5 business days of each and every notice from City that the
deposit has fallen below the initial amount, Applicant shall replenish the deposit
each and every time in order for City’s legal team to continue working on the
matter. The City shall only refund to the Developer any unexpended funds from
the deposit within 30 days of: (i) a final, non-appealable decision by a court of
competent jurisdiction resolving the legal action; or (ii) full and complete settlement
of legal action. The City shall have the right to select legal counsel of its choice.
The parties hereby agree to cooperate in defending such action. The City will not
voluntarily assist in any such third-party challenge(s). In consideration for approval
of the Project, this condition shall remain in effect if the entitlement(s) related to
this Project is rescinded or revoked, at the request of the Applicant or not.
Mitigation Measures as Conditions of Approval
The following conditions are found in the Mitigation Monitoring and Reporting Program
(MMRP). They are recorded here to facilitate review and implementation. More
information on the timing and responsible parties for these mitigation measures is detailed
in the MMRP.
42. MM-CUL-1. Prior to commencement of construction activities, an inadvertent
discovery clause, written by an archaeologist, shall be added to all construction
plans associated with ground disturbing activities and the Project Applicant shall
retain a qualified archaeologist, meeting the Secretary of the Interior’s Professional
Qualification Standards for Archaeology, to prepare a Worker Environmental
Awareness Program (WEAP). The WEAP shall be submitted to the City of Arcadia
Planning and Community Development Department (City) for review and approval.
All construction personnel and monitors shall be presented the WEAP training prior
to the start of construction activities. The WEAP shall be prepared to inform all
personnel working on the Project about the archaeological sensitivity of the area,
to provide specific details on the kinds of archaeological materials that may be
identified during construction, to explain the importance of and legal basis for the
protection of significant archaeological resources, and to outline the actions to be
taken in the event of a discovery of cultural resources. Each worker shall also learn
the proper procedures to follow in the event that cultural resources or human
remains are uncovered during ground-disturbing activities. These procedures
include work curtailment or redirection, and the immediate contact of the site
supervisor and archaeological monitor.
The WEAP shall require that a qualified archaeologist be retained and on-call to
respond to and address any inadvertent discoveries identified during initial
excavation in native soils, which underly the 2-4 feet below ground surface of
artificial fill soils. As it pertains to archaeological monitoring, this definition excludes
movement of sediments after they have been initially disturbed or displaced by
project-related construction.
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If potential archaeological resources (i.e., sites, features, or artifacts) are exposed
during construction activities for the Project, the City shall be notified and all
construction work occurring within 50 feet of the find shall immediately stop until a
qualified archaeologist can evaluate the significance of the find and determine
whether or not additional study is warranted. The archaeologist shall be
empowered to temporarily stop or redirect grading activities to allow removal of
abundant or large artifacts. Depending upon the significance of the find under the
California Environmental Quality Act (CEQA) (14 CCR 15064.5[f]; PRC, Section
21082), the archaeologist may simply record the find and allow work to continue.
If the discovery proves significant under CEQA, additional work, such as
preparation of an archaeological treatment plan and data recovery, may be
warranted. The archaeologist shall also be required to curate any discovered
specimens in a repository with permanent retrievable storage and submit a written
report to the City of Arcadia for review and approval prior to occupancy of the first
building on the site. Once approved, the final report shall be filed with the South-
Central Coastal Information Center (SCCIC).
43.MM-GEO-1. In the event that paleontological resources (e.g., fossils) are exposed
during construction activities for the Project, all construction work occurring within
50 feet of the find shall immediately stop until a Qualified Paleontologist meeting
Society of Vertebrate Paleontology (SVP 2010) standards can evaluate the
significance of the find and determine whether or not additional study is warranted.
If the discovery is clearly not significant, the paleontologist may document the find
and allow work to continue. If significant paleontological resources are discovered
during earthmoving activities, the qualified paleontologist shall prepare and submit
a Paleontological Resources Recovery Plan (PRRP) to the City for review and
approval. The recovery plan shall include, but is not limited to, sampling and fossil
recovery procedures, museum curation for any scientifically significant specimen
recovered, and a report of findings. Recommendations in the PRRP as approved
by the City shall be implemented before construction activities can resume at the
site where the significant paleontological resources were discovered. Any reports
and plans resulting from implementation of this measure shall be submitted to City
Planning Division and filed with the Natural History Museum of Los Angeles
County.
44. MM-HAZ-1. Hazardous Building Materials Survey. Prior to the issuance of a
demolition permit for any existing on-site structures, a qualified environmental
specialist shall conduct a survey for asbestos-containing materials, lead-based
paint, polychlorinated biphenyls, mercury, and other hazardous building materials,
such as universal wastes and refrigerants, to document the presence of any
potentially hazardous materials within the structures. If survey results are positive,
all potentially hazardous materials identified as part of this survey shall be handled
and disposed in accordance with the federal and state hazardous waste and
universal waste regulations. Demolition plans and contract specifications shall
incorporate any necessary abatement measures in compliance with the findings of
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the hazardous building materials survey and federal, state, and local regulations,
including those of the U.S. Environmental Protection Agency (which regulates
disposal), Occupational Safety and Health Administration, California Occupational
Safety and Health Administration (which regulates employee exposure), the South
Coast Air Quality Management District, and the Metallic Discards Act of 1991
(Public Resources Code, Section 42160 et seq.), particularly Public Resources
Code, Section 42175, Materials Requiring Special Handling, for the removal of
mercury switches, PCB-containing ballasts, and refrigerants. Upon completion of
construction activities, proof of proper handling and disposal shall be provided to
the City’s Public Works Department.
45.MM-HAZ-2. Contaminated Soil Management.Prior to the issuance of a grading
permit, the Project Applicant/Property Owner shall retain a qualified environmental
professional to prepare a soil management plan (SMP) that outlines the proper
screening, handling, characterization, transportation, and disposal procedures for
contaminated soils on site based on the findings of the site-specific conditions,
geophysical surveys, and Phase I and II Environmental Site Assessments, and
shall identify any areas of known or suspected soil contamination. The SMP shall
be provided to the City Development Services Department for review prior to any
site grading. The Project’s contractor shall ensure implementation of the SMP
through the contract specifications for all confirmed and suspected contaminated
soils which require excavation and offsite disposal. The SMP shall include health
and safety and training procedures for construction workers who may come into
contact with contaminated soils. The health and safety procedures shall include
periodic breathing zone monitoring for volatile organic compounds (VOCs) using a
handheld organic vapor analyzer and include required actions to be taken if
concentrations of VOCs exceed applicable screening levels for health and safety
of onsite workers and the public. The SMP shall also include instructions for the
identification of potentially-impacted soils, procedures for temporary cessation of
construction activity and evaluation of the level of environmental concern if
potentially-impacted soils or underground storage tanks are encountered,
procedures for characterizing and managing potentially-impacted soils, and follow-
up procedures such as disposal and reporting, as necessary. Contaminated soil
shall be managed and disposed of in accordance with applicable federal, state,
and local regulations. Upon completion of construction activities, proof of
compliance with the SMP shall be provided to the City’s Development Services
Department.
46. MM-NOI-1. Prior to the issuance of a demolition permit, the Project
Applicant/Property Owner shall ensure that the following measures are included in
the construction contractor’s contract specifications and that the following
measures are implemented and monitored for compliance throughout
construction:
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o All construction equipment must have supplier-approved sound muffling
devices (e.g., engine air intake or exhaust treatment) installed and used in
compliance with relevant industry standards and Cal/OSHA regulations
pertaining to construction noise, which shall be properly maintained and
used at all times such equipment is in operation.
o The construction contractor shall place stationary construction equipment
so that emitted noise is directed away from sensitive receptors nearest the
Project site, including the hotels located adjacent to the northern and
northwestern boundaries of the Project site.
o The construction contractor shall locate on-site equipment staging areas so
as to maximize the distance between construction-related noise sources
and noise-sensitive receptors nearest the Project site during the
construction period.
o All noise producing construction activities, including warming-up or
servicing equipment and any preparation for construction, shall be limited
to the hours between 7:00 a.m. and 6:00 p.m. on weekdays.
o An eight (8) foot tall temporary noise barrier shall be erected or installed
along an extent of the northern Project site property line where it is adjacent
to the nearest noise-sensitive receptor. The barrier can comprise one or
more materials of construction and/or assembly, so long as the net sound
transmission class (STC) is 15 or better, and thus expected to yield a
minimum of 5 dB noise reduction when blocking direct sound paths between
onsite Project construction noise-producing activities or equipment and the
offsite receptor of concern. The horizontal extent of the installed barrier
should be compatible with Caltrans or other industry guidance with respect
to minimizing flanking effects around the ends of the barrier, based on both
the offsite receptor position and the onsite position or zone of construction
activity.
47. MM-TRA-1. Prior to the issuance of a grading permit, the Project
Applicant/Property Owner shall coordinate with the City Engineer to prepare
engineering plans that remove and reconfigure the raised median on E. Huntington
Drive to extend the eastbound left-turn pocket to at least 75 feet. Plans shall be
prepared and implemented to the satisfaction of the City’s Public Works Director.
The reconfigured median on E. Huntington Drive shall be completed and
operational prior to the issuance of a certificate of occupancy for The Derby
restaurant.
48. MM TRA 2. Prior to the issuance of a building permit, the Project
Applicant/Property Owner shall prepare a Parking Signage Plan to clearly identify
ingress/egress and circulation for residents and commercial visitors. The Parking
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Signage Plan shall require that adequate signage be installed within the
commercial section of the parking structure directing personal vehicles to use the
Gateway Drive egress to exit the Project site, and to prohibit egress through the
courtyard to E. Huntington Drive, in order to avoid conflicts with valet operations.
49.MM-TRA-3. Prior to the issuance of demolition or grading permits, the Project
Applicant/Property Owner shall develop and implement a City-approved
Construction Traffic Control Plan. The Plan shall be prepared in accordance with
applicable City guidelines and shall address the potential for construction-related
vehicular traffic, as well as pedestrian and bicycle circulation disruption in the
public right-of-way. The Plan shall describe safe detours and shall include
protocols for implementing the following: temporary traffic controls (e.g., a flag
person during heavy truck traffic for soil export) to maintain smooth pedestrian and
traffic flow; dedicated on-site turn lanes for construction trucks and equipment
leaving the site; scheduling of peak construction truck traffic that affects traffic flow
on the arterial system to off-peak hours; consolidation of truck deliveries; and/or
rerouting of construction trucks away from congested streets or sensitive
receptors.
50. MM-TCR-1. Retain a Native American Monitor Prior to Commencement of Ground-
Disturbing Activities. The project Applicant/lead agency shall retain a Native
American Monitor from or approved by the Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be retained prior to the commencement of any
“ground-disturbing activity” for the subject project at all project locations (i.e., both
on-site and any off-site locations that are included in the project
description/definition and/or required in connection with the project, such as public
improvement work). “Ground-disturbing activity” shall include, but is not limited to,
demolition, pavement removal, potholing, auguring, grubbing, tree removal,
boring, grading, excavation, drilling, and trenching.
A copy of the executed monitoring agreement shall be submitted to the lead
agency prior to the earlier of the commencement of any ground-disturbing activity,
or the issuance of any permit necessary to commence a ground-disturbing activity.
The monitor will complete daily monitoring logs that will provide descriptions of the
relevant ground-disturbing activities, the type of construction activities performed,
locations of ground-disturbing activities, soil types, cultural-related materials, and
any other facts, conditions, materials, or discoveries of significance to the Tribe.
Monitor logs will identify and describe any discovered TCRs, including but not
limited to, Native American cultural and historical artifacts, remains, places of
significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any
discovered Native American (ancestral) human remains and burial goods. Copies
of monitor logs will be provided to the project Applicant/lead agency upon written
request to the Tribe.
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On-site tribal monitoring shall conclude upon the latter of the following (1) written
confirmation to the Kizh from a designated point of contact for the project
Applicant/lead agency that all ground-disturbing activities and phases that may
involve ground-disturbing activities on the project site or in connection with the
project are complete; or (2) a determination and written notification by the Kizh to
the project Applicant/lead agency that no future, planned construction activity
and/or development/construction phase at the project site possesses the potential
to impact Kizh TCRs.
Upon discovery of any TCRs, all construction activities in the immediate vicinity of
the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not
resume until the discovered TCR has been fully assessed by the Kizh monitor
and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in
the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion,
and for any purpose the Tribe deems appropriate, including for educational,
cultural and/or historic purposes.
51. MM-TCR-2. Unanticipated Discovery of Human Remains and Associated Funerary
Object. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, called associated grave goods in Public
Resources Code Section 5097.98, are also to be treated according to this statute.
If Native American human remains and/or grave goods discovered or recognized
on the project site, then all construction activities shall immediately cease. Health
and Safety Code Section 7050.5 dictates that any discoveries of human skeletal
material shall be immediately reported to the County Coroner and all ground-
disturbing activities shall immediately halt and shall remain halted until the coroner
has determined the nature of the remains. If the coroner recognizes the human
remains to be those of a Native American or has reason to believe they are Native
American, he or she shall contact, by telephone within 24 hours, the Native
American Heritage Commission, and Public Resources Code Section 5097.98
shall be followed.
Human remains and grave/burial goods shall be treated alike per California Public
Resources Code section 5097.98(d)(1) and (2).
Construction activities may resume in other parts of the project site at a minimum
of 200 feet away from discovered human remains and/or burial goods, if the Kizh
determines in its sole discretion that resuming construction activities at that
distance is acceptable and provides the project manager express consent of that
determination (along with any other mitigation measures the Kizh monitor and/or
archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
Preservation in place (i.e., avoidance) is the preferred manner of treatment for
discovered human remains and/or burial goods. Any historic archaeological
material that is not Native American in origin (non-TCR) shall be curated at a
public, non-profit institution with a research interest in the materials, such as the
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Natural History Museum of Los Angeles County or the Fowler Museum, if such an
institution agrees to accept the material. If no institution accepts the archaeological
material, it shall be offered to a local school or historical society in the area for
educational purposes.
Any discovery of human remains/burial goods shall be kept confidential to prevent
further disturbance.
52. MM-TCR-3. Procedures for Burials and Funerary Remains. If it is determined,
through compliance with Public Resources Code section 5097.98 and other
applicable regulatory requirements that the Gabrieleño Band of Mission Indians -
Kizh Nation is the Most Likely Descendant (MLD), the following shall be
implemented:
As the MLD, the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the
term “human remains” encompasses more than human bones. In ancient as well
as historic times, Tribal Traditions included, but were not limited to, the preparation
of the soil for burial, the burial of funerary objects with the deceased, and the
ceremonial burning of human remains.
If the discovery of human remains includes four or more burials, the discovery
location shall be treated as a cemetery and a separate treatment plan shall be
created.
The prepared soil and cremation soils are to be treated in the same manner as
bone fragments that remain intact. Associated funerary objects are objects that, as
part of the death rite or ceremony of a culture, are reasonably believed to have
been placed with individual human remains either at the time of death or later;
other items made exclusively for burial purposes or to contain human remains can
also be considered as associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure complete recovery of all
sacred materials.
In the case where discovered human remains cannot be fully documented and
recovered on the same day, the remains will be covered with muslin cloth and a
steel plate that can be moved by heavy equipment placed over the excavation
opening to protect the remains. If this type of steel plate is not available, a 24-hour
guard should be posted outside of working hours. The Tribe will make every effort
to recommend diverting the project and keeping the remains in situ and protected.
If the project cannot be diverted, it may be determined that burials will be removed.
In the event preservation in place is not possible despite good faith efforts by the
project Applicant/Property Owner, before ground-disturbing activities may resume
on the project site, the landowner shall arrange a designated site location within
the footprint of the project for the respectful reburial of the human remains and/or
ceremonial objects.
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Each occurrence of human remains and associated funerary objects will be stored
using opaque cloth bags. All human remains, funerary objects, sacred objects and
objects of cultural patrimony will be removed to a secure container on site if
possible. These items should be retained and reburied within six months of
recovery. The site of reburial/repatriation shall be on the project site but at a
location agreed upon between the Tribe and the landowner at a site to be protected
in perpetuity. There shall be no publicity regarding any cultural materials
recovered.
The Tribe will work closely with the project’s qualified archaeologist to ensure that
the excavation is treated carefully, ethically and respectfully. If data recovery is
approved by the Tribe, documentation shall be prepared and shall include (at a
minimum) detailed descriptive notes and sketches. All data recovery data
recovery-related forms of documentation shall be approved in advance by the
Tribe. If any data recovery is performed, once complete, a final report shall be
submitted to the Tribe and the NAHC. The Tribe does not authorize any scientific
study or the utilization of any invasive and/or destructive diagnostics on human
remains
53. MM-UTL-1. Sewer Upgrade Fair Share Payment. Prior to issuance of a Certificate
of Occupancy permit for the Project, the Applicant/Property Owner shall make a
fair share contribution of 9 percent of the Fifth Avenue sewer upgrade project cost,
not to exceed $108,000, to the City to help fund upgrading of the sewer line in Fifth
Avenue. The Fifth Avenue Sewer Upgrade Project will be included in the City’s
2024-25 Capital Improvement Plan budget and the work will be completed by the
City’s Public Works Department by the end of the 2024-25 Fiscal Year. This
measure shall be implemented to the satisfaction of the City Engineer and/or the
City Public Works Services Department as appropriate.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to recommend approval of this project to the City
Council, the Commission should move to recommend approval of General Plan
Amendment No. GPA 22-01, Zone Change No. ZC 22-01, Minor Use Permit No. 22-02,
Architectural Design Review No. ADR 22-06, along with a density bonus and a lot line
adjustment, state that the proposal satisfies the requisite findings, and adopt the attached
Resolution No. 2134, and the conditions of approval as presented in this staff report, or
as modified by the Commission.
Denial
If the Planning Commission intends to recommend denial of the project to the City
Council, the Commission should state the specific findings that the proposal does not
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233 & 301 E. Huntington Drive
Derby Mixed-Use Project
November 28, 2023
Page 40 of 40
satisfy based on the evidence presented with specific reasons for denial, and move to
recommend denial of General Plan Amendment No. GPA 22-01, Zone Change No. ZC
22-01, Minor Use Permit No. MUP 22-02, Architectural Design Review No. ADR 22-06,
along with a density bonus and lot line adjustment, and direct staff to prepare a resolution
for adoption at the next meeting that incorporates the Commission’s recommendation and
specific findings.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the November 28, 2023, hearing, please contact Deputy
Development Services Director Lisa Flores, at (626) 574-5445, or by email at
lflores@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Deputy Development Services Director
Attachment No. 1: Resolution No. 2134
Attachment No. 2: Aerial Photo and Zoning Information and Photos of the Project Site
Attachment No. 3: Lot Line Adjustment Plan
Attachment No. 4: Architectural Plans
Attachment No. 5: The Derby Parking Management/Valet Parking Operations Analysis
memo
Attachment No. 6: Final and Draft Environmental Impact Report and Technical
Appendices – and link to them at
www.arcadiaca.gov/significantprojects
44
Attachment No. 1
Resolution No. 2134
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RESOLUTION NO. 2134
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
APPROVE GENERAL PLAN AMENDMENT NO. GPA 22-01, ZONE
CHANGE NO. ZC 22-01, MINOR USE PERMIT NO. MUP 22-02,
ARCHITECTURAL DESIGN REVIEW NO. ADR 22-06, A DENSITY
BONUS AND A LOT LINE ADJUSTMENT ALONG WITH AN
ENVIRONMENTAL IMPACT REPORT UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FOR “THE DERBY MIXED-
USE PROJECT”, WITH 214 RESIDENTIAL UNITS, INCLUDING 9
AFFORDABLE UNITS, LOCATED AT 233 & 301 E. HUNTINGTON DRIVE
WHEREAS, on April 15, 2022, applications were filed with the City of Arcadia
(“City”) for General Plan Amendment No. GPA 22-01, Zone Change No. ZC 22-01, Minor
Use Permit No. MUP 22-02, Architectural Design Review No. ADR 22-06, along with a
Lot Line Adjustment (filed on August 11, 2022), to construct “The Derby Mixed-Use
Project” a new mixed-use development at 233 & 301 East Huntington Drive. The project
includes a density bonus and will result in a six-story mixed-use building containing 214
residential units, including nine (9) affordable units (collectively, the “Project”); and
WHEREAS, a Final Environmental Impact Report (EIR) has been prepared by the
City for the Project. This Final EIR has been prepared in conformance with the California
Environmental Quality Act of 1970 (CEQA) statutes (Cal. Pub. Res. Code, Section 21000
et. seq., as amended) and implementing guidelines (Cal. Code Regs., Title 14, Section
15000 et. seq.); and
WHEREAS, in accordance with the CEQA Guidelines, a Notice of Preparation
(NOP) was circulated for a 30-day public review starting on October 14, 2022, to public
agencies, organizations, and interested individuals; and
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WHEREAS, on October 26, 2022, an in-person scoping meeting was held. The
purpose of this meeting was to seek input from public agencies and the general public
regarding the potential environmental impacts of the proposed Project. The City received
no comments/questions with environmental concerns during the scoping meeting but
eight (8) individuals requested to be placed on a mailing list for further information; and
WHEREAS, a Draft EIR was made available for public review and comment
pursuant to CEQA Guidelines Section 15087. The 45-day public review period for the
Draft EIR started on August 4, 2023, and ended on September 19, 2023. At the beginning
of the public review period, an electronic copy of the Draft EIR and an electronic copy of
the Notice of Completion (NOC) and Notice of Availability (NOA) were submitted to the
State Clearinghouse and Los Angeles Recorders Office. The 45-day public review period
provided interested public agencies, groups, and individuals the opportunity to comment
on the contents of the Draft EIR. A total of three agency, organization, and individual
comment letters were received and are included in Chapter 2, Responses to Comments,
of this Final EIR; and
WHEREAS, the Final EIR addresses the comments received during the public
review period and includes minor changes to the text of the Draft EIR in accordance with
comments; and
WHEREAS, pursuant to CEQA Guidelines Section 15091, the City Council shall
make findings for each of the significant effects identified in the EIR and shall support the
findings with substantial evidence in the record. After considering the Final EIR in
conjunction with making findings under Section 15091, the City may decide whether or
how to approve or carry out the Project. When a lead agency approves a project that will
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result in the occurrence of significant effects that are identified in the Final EIR but are not
avoided or substantially lessened, the agency is required by CEQA to state in writing the
specific reasons to support its action based on the Final EIR and/or other information in
the record. Because the Project would not result in significant and unavoidable impacts,
a “statement of overriding considerations” is not required to be prepared. The Final EIR
identified potentially significant effects that could result from the Project but can be
mitigated through mitigation measures; and
WHEREAS, on November 28, 2023, a duly noticed public hearing was held before
the Planning Commission on said applications, at which time all interested persons were
given full opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The factual data submitted by the Development Services Department
in the staff report dated November 28, 2023, are true and correct.
SECTION 2. This Commission finds that based upon the entire record, pursuant
to the Arcadia Development Code all the following findings can be made.
General Plan Amendment
1. The amendment is internally consistent with all other provisions of the
General Plan.
FACT:The proposed Amendment is internally consistent with the other provisions
of the General Plan. The Project proposed to change the General Plan Land Use
Designation from Commercial to Downtown Mixed Use. The expansion of the Downtown
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Mixed-Use designation onto the Project site allows for development of a mixed-use
project in furtherance of the goals and polices found in the Land Use & Community Design
Element that promotes new infill and redevelopment of projects and developments that
support transit and other alternative forms of transportation, and, most importantly, the
Housing Element that provide suitable sites for housing development to accommodate a
range of housing for residential use that meet the City’s State-mandated Regional
Housing and Needs Assessment (RHNA) growth needs for all income levels. The City’s
Housing Element requires that the City meet the State-mandated Regional Housing
Needs Allocation. To do so, mixed use development in what was formerly commercial
areas is an effective and beneficial way to do so. The City is currently planning a major
General Plan update that would change the Commercial designation of this very property,
in addition to all surrounding properties, to Downtown Mixed Use. This proposal is simply
arriving before such larger effort of the City. The proposed change will allow the property
owner to merge two properties into one parcel to accommodate a larger mixed-use project
that is more appropriate for this site. The revised Project continues to implement the
General Plan’s policies and goals for an orderly development that is supported by public
infrastructure and services. The proposed development meets all applicable development
standards, including not exceeding the height that is allowed through the Height Overlay
of H7 (75 feet in height).
2. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
FACT : The proposed Amendment is consistent with a City-sponsored amendment
that is currently in process that will modify this area to Downtown Mixed Use. To review
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the specific impacts of this proposed Project, however, an Environmental Impact Report
was submitted that analyzed all the potential impacts, and the anticipated impacts from
the amended project are less than significant or can be reduced to less than significant
levels with the implementation of mitigation measures. Therefore, the General Plan
Amendment would not be detrimental to the public interest, health, safety, convenience,
or general welfare. Further, the mixed-use project will provide a superior development to
this site and add to the vitality of the area.
Zone Change
1. The proposed amendment is in conformance with the goals, policies, and
objectives of the General Plan.
FACT: The proposed Zone Change for the Project is in conformance with the
goals, policies and objectives of the General Plan. The Zone Change proposed to change
the current General Commercial zoning to Downtown Mixed Use, which allows residential
development on the site in an urban, mixed-use format. The change in zoning to
Downtown Mixed-Use allows for development of a mixed-use project in furtherance of the
goals and polices found in the Land Use & Community Design Element, the Economic
Development Element, the Circulation and Infrastructure Element and, most importantly,
the Housing Element of the General Plan. The City’s Housing Element requires that the
City meet the State-mandated Regional Housing Needs Allocation. To do so, mixed-use
development in what was formerly commercial areas is an effective and beneficial way to
do so. The City is planning a major Zoning Map update that would change the zoning of
this very property, in addition to all surrounding properties, to Downtown Mixed Use. This
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proposal is simply arriving before the City’s larger effort. The proposed change will allow
the property owner to merge two properties into one parcel to accommodate a larger
mixed-use project that is more appropriate for this site. The revised Project continues to
implement the General Plan’s policies and goals for an orderly development that is
supported by public infrastructure and services. The proposed development meets all
applicable development standards, including not exceeding the height that is allowed
through the Height Overlay of H7 (75 feet in height).
2. The site is physically suitable (including absence of physical constraints,
access, compatibility with adjoining land uses, and provision of utilities) for the
requested/anticipated land uses/developments.
FACT: When joined together through the associated lot line adjustment, the
resulting property is 2.23 acres in size. As such, the site is physically suitable for the
proposed Project in terms of land use, height, access and egress, parking, and the
provision of utilities. There are no physical constraints, and the proposed use and
development is compatible with adjoining land uses in that this area will add more
commercial uses, including a larger restaurant on the ground floor and add vitality to
this part of the commercial corridor. . The Environmental Impact Report submitted along
with the Project reviewed all of the site logistics and utility provision challenges inherent
in the area. Through mitigations and conditions approval, there are no deficiencies, and
the site is suitable for the change in zoning.
3. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
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FACT: The proposed Zone Change is consistent with a City-sponsored zoning
change that is currently in development that will modify this area to Downtown Mixed Use.
To review the specific impacts of this proposed Project, however, an Environmental
Impact Report was submitted that analyzed all the potential impacts, and the anticipated
impacts from the Project are less than significant or can be reduced to less than significant
levels with the implementation of mitigation measures to traffic, noise, air quality, geology,
hazards, and utilities and service systems. Therefore, the Zone Change would not be
detrimental to the public interest, health, safety, convenience, or general welfare of
adjacent uses in the vicinity and of this property. Further, the mixed-use project will
provide a superior development to this site and add to the vitality of the area.
Minor Use Permits
1. The proposed use is consistent with the General Plan and any applicable
specific plan.
FACT: Approval of the proposed mixed-use Project would be consistent with the
new General Plan Land Use Designation of Downtown Mixed Use, which allows a
residential density of 80 units per acre and a commercial floor area ratio of 1.0. This land
use designation allows mixed-use developments and strongly encourages a pedestrian-
oriented environment with a complementary mix of commercial and residential uses. The
residential units will provide vitality and an urban effect to the area, and the proposed
restaurants will help generate increased activity along Huntington Drive and will continue
to convey a commercial appearance along the street. Valet parking and outdoor dining
are expected and encouraged in such a setting. Therefore the proposed mixed-use
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development will not adversely affect the comprehensive General Plan and is consistent
with the following General Plan goals and policies:
Land Use and Community Design Element
Policy LU-1.1: Promote new infill and redevelopment projects that are
consistent with the City’s land use and compatible with surrounding existing uses.
Policy LU-1.8: Encourage development types that support transit and other
alternative forms of transportation, including bicycling and walking.
Policy LU-4.2: Encourage residential development that enhances the visual
character, quality, and uniqueness of the City’s neighborhoods and districts.
Policy LU-4.3: Require the provision of adequate private and common open
space for residential units. Require sufficient on-site recreational facilities to meet the
daily needs of residents, if possible, commensurate with the size of the development.
Policy LU-6.4: Encourage design approaches that create a cohesive,
vibrant look and that minimize the appearance of expansive parking lots on major
commercial corridors for new or redeveloped uses.
Policy LU-6.5: Where mixed use is permitted, promote commercial uses that
are complementary to adjacent residential uses.
2. The proposed use is allowed within the applicable zone, subject to the
granting of a Minor Use Permit, and complies with all other applicable provisions of this
Development Code and the Municipal Code.
FACT: The subject site will be zoned Downtown Mixed Use (DMU), which allows
for mixed-use developments subject to the approval of a Minor Use Permit (MUP). The
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proposed Project complies with all the development standards of the DMU zone, including
but not limited to setbacks, height, open space, density, parking, The Project provides the
requisite number of low or very low-income units to qualify for a density bonus AND
relaxation of parking requirements per density bonus law under SB 1818. As such, the
Project meets the Municipal Code requirements as well as State law.
3. The design, location, size, and operating characteristics of the proposed
activity will be compatible with the existing and future land uses in the vicinity.
FACT: The subject site is 2.33 acres in size and is located in the Downtown Mixed
Use (DMU) zone. The site is surrounded by commercial uses consisting of the Hampton
Inn and Embassy Suites hotels, as well as commercial centers to the east and south of
the property. All of these properties are currently zoned Commercial. However, as has
been stated, the City is currently working on a major rezoning and General Plan land use
designation effort which will change this property and all surrounding properties to the
very zoning and land use being proposed. As such, this Project embodies what the goals
of the DMU zone are, with a mix of residential and commercial uses. Therefore, the
development and operation of the mixed-use development will be compatible with the
existing and future land uses in the vicinity.
4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, and all fences, landscaping, loading,
parking, spaces, walls, yards, and other features required to adjust the use with the land
and uses in the neighborhood.
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FACT: The Project site is 2.33 acres in size and can physically accommodate the
proposed mixed-use development. The residential component of the Project will provide
a density of approximately 96 units per acre, which is in compliance with the maximum
density for the area due to the density bonus permitted as a result of the affordable
housing units being provided. The commercial component of the Project will have a floor
area ratio (FAR) below the maximum allowable FAR of 1.0. Additionally, the amount of
on-site parking that will be provided for this Project meets and exceeds the minimum
required by State law for projects providing affordable housing units that are in close
proximity to the Gold Line Station.
b. Streets and highways adequate in width and pavement type to
accommodate public and emergency vehicle (e.g., fire and medical) access.
FACT: The Project site is located on the north side of Huntington Drive and the
west side of Gateway Drive. These streets are adequate in width and pavement type to
carry emergency vehicles and traffic generated by the proposed use on the site.
c. Public protection services (e.g., fire protection, police protection, etc.).
FACT: The Fire and Police Departments have reviewed the application and
determined that there will be no impacts to public protection services. The need for new
or altered Fire or Police services is usually associated with substantial population growth.
The proposed mixed-use development is not anticipated to cause substantial population
growth since the City’s current housing and residential population is below Southern
California Association of Governments (SCAG’s) predicted housing, and the Project’s
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addition of 608 residents will not exceed the SCAG’s population estimate of 58,821
residents in 2025. Therefore, no impacts to public protection services are anticipated.
Development of Downtown Arcadia has been anticipated and planned for since the
General Plan was updated in 2010. Mixed use developments and residential units have
been expected since that time on the part of public protection services and, as mentioned,
the City is working on a major zone change for a large portion of this area to a similar land
use type.
d. The provision of utilities (e.g., potable water, schools, solid waste
collection and disposal, storm drainage, wastewater collection, treatment, and disposal,
etc.).
FACT: As part of the development, new utility connections, including connections
for potable water and storm drainage, will be required. Implementation of best
management practices by the Applicant during construction and operation would ensure
impacts to water quality do not occur. The site can be adequately served by all required
utilities through interconnection with existing utilities within City right-of-way abutting the
site. The Project will require a fair-share payment for upsizing of a sewer line, which is
anticipated to be built by the City.
5. The measure of site suitability shall be required to ensure that the type,
density, and intensity of use being proposed will not adversely affect the public
convenience, health, interest, safety, or general welfare, constitute a nuisance, or be
materially injurious to the improvements, persons, property, or uses in the vicinity and
zone in which the property is located.
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FACT: The proposed mixed-use development is not anticipated to have adverse
effects on the public health or welfare, or the surrounding neighborhood. The Project will
be compatible with the surrounding uses in the general area. Additionally, the
Environmental Impact Report prepared for the Project assessed all the potential impacts
from the Project and it was determined that there would be no significant impacts to traffic,
noise, air quality, or water quality. Therefore, the proposed use will not adversely affect
the public convenience, health, interest, safety or general welfare of adjacent uses in the
vicinity and zone of the subject property.
Density Bonus
1. The Project will be consistent with the General Plan, except as provided
by this section with regard to maximum density, density bonuses, and other incentives
and concessions.
FACT: The Project is consistent with the Downtown Mixed Use land use
designation in the General Plan, as well as the zoning requirements of the DMU zone.
The Project meets the following policies of the General Plan Land Use Element: LU-1.1,
LU-1.8, LU-4.2, LU 4.3, LU-6.4, and LU-6.5.
2. The approved number of dwellings can be accommodated by existing and
planned infrastructure capacities.
FACT: The Project proposes 214 dwelling units, which includes 9 affordable units
for seniors. All relevant utility providers and service providers reviewed the proposed
Project and have declared that the Project can be served with existing and/or planned
infrastructure. The Arcadia General Plan has anticipated mixed-use development in
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Downtown Arcadia since 2010. The infrastructure has been reviewed and analyzed with
this in mind and the Project can be accommodated. Additionally, the City is planning a
major rezoning effort which will include this Project and surrounding properties.
3. Adequate evidence exists to indicate the project will provide affordable
housing in a manner consistent with the purpose and intent of this Section.
FACT: The applicant had been conditioned to provide a Density Bonus Housing
Agreement which specifies that 9 units will be provided for very low-income senior
residents. This document must be recorded prior to the issuance of a Certificate of
Occupancy for the Project and shall run with the property. This will provide the
necessary surety that these units will remain affordable over time.
4. In the event that the City does not grant at least one financial concession or
incentive as defined in Government Code Section 65915 in addition to the density
bonus, that additional concessions or incentives are not necessary to ensure affordable
housing costs as defined in Health and Safety Code Section 50052.5, or for rents for
the targeted units to be set as specified in Government Code 65915(C.).
FACT: The Project is proposing a density bonus of 20% based on the provision of
5% affordable units at the very low-income level, which is allowable per State law. In
addition, the Project is utilizing the parking relaxation requirements allowed due to the
provision of affordable housing and proximity to transit. The Project is also being granted
a concession for Development Code standards related to the dimensions of parking
spaces and aisle width. As such, the Project can meet all other zoning requirements
and standards and no additional concessions or incentives are necessary to meet the
targeted affordability.
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5. There are sufficient provisions to guarantee that the units will remain
affordable for the required time period.
FACT: The Applicant has been conditioned to submit a draft Density Bonus
Housing Agreement which will be finalized and agreed to by both parties prior to
recordation. The document will be required to be recorded prior to the issuance of a
Certificate of Occupancy for the Project.
Architectural Design Review
The Project will be consistent with the objectives and standards of the applicable
Design Guidelines. The Project will be compatible in terms of scale and aesthetic design
with surrounding properties and developments since the adjacent properties also have a
height overlay to allow taller buildings and the new Derby restaurant has been designed
to maintain the low-slung craftsman-influenced character and scale of the existing
building as well as other distinctive interior and exterior elements such as the gable roof
and stained-glass windows.
The Project will have an adequate and efficient site layout in terms of access,
vehicular circulation, parking and landscaping. The Project will also have valet service
that will be reserved for the restaurant/cafés and residential visitors. Therefore, the
Project meets the intent of the Site Plan & Design Review findings.
SECTION 3. For the foregoing reasons, the Planning Commission recommends
that the City Council make the required findings for and approve the Project, and adopt
the CEQA findings of fact, the mitigation monitoring and reporting program, and certify the
FEIR, and approve General Plan Amendment No. GPA 22-01, Zone Change No. ZC 22-
01, Minor Use Permit No. MUP 22-02, Architectural Design Review No. ADR 22-06, along
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with a density bonus and lot line adjustment for the construction of a new mixed-use
development at 233 & 301 East Huntington Drive, subject to the conditions of approval
and mitigation measures attached hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this 28th day of November, 2023.
______________________
Vincent Tsoi
Chair, Planning Commission
ATTEST:
______________________
Lisa L. Flores
Secretary
APPROVED AS TO FORM:
_____________________
Michael J. Maurer
City Attorney
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Exhibit “A”
RESOLUTION NO. 2134
Conditions of Approval and Mitigation Measures
1. The Applicant/Property Owner shall provide a Density Bonus Housing Agreement
that will ensure that at least 9 units are reserved on site as housing for very low-
income senior residents. The Density Bonus Housing Agreement must be
recorded in the Office of the Los Angeles Recorder’s office prior to the issuance of
a Certificate of Occupancy for the Project. Prior to their recordation, the
Applicant/Owner shall submit the agreement to the City for review and approval by
the City and shall obtain the City Attorney’s approval thereof. For this purpose, the
Applicant/Owner shall submit to the City with the proposed Agreement a deposit
of $5,000 for purposes of such review, of which any funds remaining after review
of the Agreement by the City shall be returned to the Applicant/Owner.
2. A comprehensive landscaping plan, consistent with the conceptual landscape plan
approved as part of the Project, prepared by a licensed landscape architect must
be submitted as part of building plan check and subject to the approval of the
Deputy Development Services Directory or designee.
3. The existing Derby signage is to be refurbished and maintained in accordance with
the approved plans.
4. A lot line adjustment must be approved and recorded with LA County prior to the
issuance of building permits.
5. The Project shall comply with the latest adopted edition of the following codes as
applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code
f. California Fire Code
g. California Green Building Standards Code
h. California Existing Building Code
i. Arcadia Municipal Code
6. The Project shall comply with Chapter 35A Multiple Family Construction Standards
as amended in Arcadia Municipal Code Section 8130.20.
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7. Prior to the approval of the building plans the Applicant/property owner shall
prepare public street improvement plans as follows:
a. Prepare separate Street Improvement Plan(s) for Huntington Drive &
Gateway Drive along all property frontages form property line to property
line to accommodate the changes to the parkway and street, including all
removals, reconstruction, relocations, and news-rack removal (Huntington
Drive) in the public right-of-way.
b. Included on the Street Improvement Plans will be removal of the eastbound
and southbound raised medians at the intersection of Huntington Drive &
Gateway Drive to create longer left-turn pockets for vehicles entering and
exiting the site.
c. Striping plans for the Huntington Drive & Gateway Drive intersection will be
required with minimum widths of 10 feet for the left-turn pockets and a
minimum of 12 feet through/right turn lane next to the curb (Gateway Drive).
8. Prior to approval of the building plans the Applicant/property owner shall submit
LID, Hydrology, and Soils Reports for review and approval.
9. Prior to approval of the building plans the Applicant/property owner shall either
construct or post security for all public improvements as follows:
a. Remove and replace existing sidewalk, curb and gutter along all property
frontages from property line to property line to the satisfaction of the City
Engineer. Include additional sidewalk to provide adequate clearance
around all obstacles.
b. Remove and replace all driveway approaches per City standard plan.
c. Construct new ADA accessible ramps/domes at driveways where stop signs
are proposed.
d. Coordinate with Public Works Services on protection of street trees along
Huntington Drive and Gateway Drive including the installation of any new
street trees.
e. Remove and replace the pavement in Gateway Drive adjacent to the
development’s entire frontage from gutter to gutter per approved street
improvement plan.
f. Remove raised center medians on Huntington Drive and Gateway Drive and
planter area on Huntington Drive with full depth pavement section matching
existing thickness per approved street improvement plan.
g. Because Huntington Drive is currently under Moratorium, if project is
completed prior to 9/22/2026, grind and overlay the pavement in Huntington
Drive with extra limits of pavement repair adjacent to the development for
the entire frontage from gutter to the centerline of the street or curb of raised
median.
h. Restripe Huntington Drive & Gateway Drive per approved striping plan.
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10. Prior to final occupancy an additional 1-foot minimum easement shall be required
on Gateway Drive to accommodate a full 10-foot parkway for sidewalk and utility
purposes providing 4foot wide ADA access/path of travel around all obstructions
and driveways.
11. Prior to final occupancy, a plan for the proposed regulations of parking along the
Huntington Drive curb in front of the Project shall be submitted to the City Engineer
for review and approval. This area is not to be reserved for short-term parking but
rather will be designated by the City Engineer.
12. Street trees shall be preserved as per the Arborist Report dated June, 2023. Any
removal and replacement of street trees shall be coordinated with the Public Works
Services Department and the appropriate fees shall be paid prior to the issuance
of a Certificate of Occupancy. All trees remaining on site during and after
construction shall be protected utilizing the recommendations provided in the
Arborist report.
13. The Project is subject to Industrial Waste requirements. This will be reviewed
through the submittal of plumbing plans. Grease Interceptors are required for all
restaurants.
14. A 12” cast iron water main with 59 psi static pressure is available on the south side
of Huntington Dr, and a 12” cast iron water main with 60 psi static pressure is
available on Gateway Dr. Both mains are available for domestic water and/or fire
services. The Applicant/Property Owner shall provide calculations prepared by a
licensed Civil or Mechanical Engineer to determine the maximum domestic
demand, maximum commercial demand, and maximum fire demand in order to
verify the required sizes of water services.
15. The Applicant/Property Owner shall provide separate water services and meters
for residential, commercial, and common area landscape irrigation uses. All water
services will require approved reduced pressure backflow devices for meter
services protection.
16. Domestic water service for residential dwelling units shall be provided by a
common master meter installed within the public right of way.
17. Fire protection requirements shall be as stipulated by the Arcadia Fire Department
and shall be conformed to Arcadia Standard Plan. A separate fire service with
Double Check Detector Assembly (DCDA) shall be installed. Location of DCDA
shall be closed to the public right of way and can’t be inside the building.
18. A Water Meter Clearance Application shall be submitted to the Public Works
Services Department prior to permit issuance.
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19. New water service installations shall be installed by the Applicant/Property Owner.
Installation shall be according to the specifications of the Public Works Services
Department, Engineering Division. Abandonment of existing water services, if
necessary, shall be carried out by the Applicant/Property Owner, according to
Public Works Services Department, Engineering Division specifications.
20. Several City sewer lines are in the Project vicinity as provided below, the
Applicant/Property Owner shall utilize existing sewer laterals, if possible.
a. An 8” VCP sewer main is available on Huntington Dr.
b. An 8” VCP sewer main is available at the site, which leads to Huntington
Dr.
c. An 8” VCP sewer main is available on Gateway Dr.
21. Prior to a Certificate of Occupancy being issued for the Project, the
applicant/property owner shall make a fair share contribution to a sewer upgrade
project in Fifth Avenue. This fair share payment is memorialized as Mitigation
Measure UTL-1.
22. If the proposed underground parking structure and/or any part of the building
footprint lies within five feet of the existing 8” on-site sewer line, the
Applicant/Property Owner shall remove or abandon the entire ~200’ long line.
Access to the upstream manhole on that line shall be maintained if the line has not
been removed or abandoned.
23. If any drainage fixture elevation on any floor is lower than the elevation of the next
upstream manhole cover, an approved type of backwater valve is required to be
installed on the lateral behind the property line.
24. Since the proposed Project exceeds 1 acre of disturbed land, applicant must file a
Notice of Intent with the State Water Resources Control Board for a General
Construction NPDES Permit. The NOI will require certain items such as
preparation of the Stormwater Pollution Prevention Plan (SWPP), applicable fees,
etc. The City will not approve any grading plans until a Waste Discharger
Identification (WDID) # has been issued by the State.
25. The proposed Project is subject to LID requirements. Applicant/Property Owner
shall integrate low impact development (LID) strategies into the site design. These
strategies include using infiltration trenches, bioretention planter boxes, roof drains
connected to a landscaped area, pervious concrete/paver, etc.
26. Trash/recycling bins shall be configured to provide easy access for trash collection
services. There should be 1 foot clearance around the trash bins/recycling bins
and all bins/carts shall meet the specifications of the Public Works Services
Department. At a minimum, trash enclosure areas should accommodate three
containers: a 3-yard bin for trash, 3-yard bin for recycling, and 69/96 gallon sized
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carts for organics recycling. Roof clearance must be 10 feet so trucks can access
bins to empty.
27. All areas shall be fire sprinklered. The sprinkler systems serving commercial areas
and residential areas shall be segregated.
28. The fire sprinkler system shall be monitored by a UL listed central station.
Notification appliances shall be provided in all common areas and residential
areas.
29. Class I standpipes shall be provided inside all stairwells on all levels including the
roof.
30. New hydrants shall be provided at the following street frontage locations:
a. One on the west side of Gateway Drive, towards the north of property
b. One on the north side of Huntington Drive, towards the west of property
31. An Emergency Responder Radio Coverage System shall be provided.
32. A knox box shall be provided adjacent to the Lobby area and outside stairwells.
Any automatic gates used in parking areas shall be equipped with a knox switch.
33. The emergency gate serving the north side of the property currently acts as a drive
through for ladder truck access. The proposed layout will eliminate that access. An
approved alternative method of ladder truck turn-around shall be provided to
Arcadia Fire Department for review prior to any permit issuance.
34. The Project is responsible for contributing a fair-share payment toward the
installation of a cloud-based mitigation system being completed by the Fire
Department to ensure response times are maintained or enhanced given new
development. This fair-share payment shall be attributed to the seven (7)
immediately adjacent intersections evaluated in the traffic study for the Project,
and the payment shall not exceed $17,500.
35. The Project shall be developed and maintained by the Applicant/Property Owner
in a manner that is consistent with the plans submitted and conditionally approved
for General Plan Amendment No. GPA 22-01, Zone Change No. ZC 22-01, Minor
Use Permit No. MUP 22-02, Architectural Design Review No. ADR 22-06, subject
to the satisfaction of the Deputy Development Services Director. Noncompliance
with the plans, provisions and conditions of approval shall be grounds for
immediate suspension or revocation of any approvals.
36. The Applicant/Property Owner shall be responsible for the repair of all damage to
public improvements in the public right-of-way resulting from construction related
activities, including, but not limited to, the movement and/or delivery of equipment,
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materials, and soils to and/or from the site. This shall be determined by the City
Engineer and/or Public Works Services Director during construction and up until
issuance of a Certificate of Occupancy.
37. Prior to issuance of a building permit, the Applicant/Property Owner shall submit a
parking management plan which shall include both a detailed valet parking plan
for the Project as well as a parking staging plan for all phases of construction so
as to minimize impacts on surrounding businesses and street parking. Said plan
shall be subject to review and approval by the Deputy Development Services
Director, or designee.
38. Per the recommendations of the Parking Management and Valet Parking Analysis,
space counters shall be installed for self-park spaces and dynamic parking
displays shall be placed at the Gateway Drive garage driveway entrance indicating
the number of self-park spaces occupied and available within the garage. These
parking displays shall also be visible from Huntington Drive. All self-park spaces
shall be clearly marked.
39. A detailed parking signage plan shall be provided along with Building Permit plans
that meets the recommendations of the Derby Parking Management/Valet
Operations Analysis dated July, 2023. Signage shall include directional signage
for both valet and self-park users, as well as directional signage in both the
courtyard area and parking structure to avoid confusion.
40. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with to the
satisfaction of the Building Official, City Engineer, Deputy Development Services
Director, Fire Marshal, and Public Works Services Director. Any changes to the
existing facility may be subject to having fully detailed plans submitted for plan
check review and approval by the aforementioned City officials and employees and
may subject to separate building permits.
41. To the maximum extent permitted by law, the Applicant/Owner must defend,
indemnify, and hold the City, any departments, agencies, divisions, boards, and/or
commissions of the City, and its elected officials, officers, contractors serving as
City officials, agents, employees, and attorneys of the City (“Indemnitees”)
harmless from liability for damages and/or claims, actions, or proceedings for
damages for personal injuries, including death, and claims for property damage,
and with respect to all other actions and liabilities for damages caused or alleged
to have been caused by reason of the Applicant’s activities in connection with GPA
22-01, ZC 22-01, MUP 22-02, ADR 22-06, a Density Bonus and Lot Line
Adjustment (“Project”), and which may arise from the direct or indirect operations
of the Applicant or those of the Applicant’s contractors, agents, tenants, employees
or any other persons acting on Applicant’s behalf, which relate to the development
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and/or construction of the Project. This indemnity provision applies to all damages
and claims, actions, or proceedings for damages, as described above, regardless
of whether the City prepared, supplied, or approved the plans, specifications, or
other documents for the Project.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting document
relating to the Project, the City will notify the Applicant of the claim, action, or
proceedings and will cooperate in the defense of the matter. The Applicant must
indemnify, defend and hold harmless the Indemnitees, and each of them, with
respect to all liability, costs and expenses incurred by, and/or awarded against, the
City or any of the Indemnitees in relation to such action. Within 15 days’ notice
from the City of any such action, the Applicant shall provide to the City a cash
deposit to cover legal fees, costs, and expenses incurred by City in connection
with defense of any legal action in an initial amount to be reasonably determined
by the City Attorney. The City may draw funds from the deposit for such fees, costs,
and expenses. Within 5 business days of each and every notice from City that the
deposit has fallen below the initial amount, Applicant shall replenish the deposit
each and every time in order for City’s legal team to continue working on the
matter. The City shall only refund to the Developer any unexpended funds from
the deposit within 30 days of: (i) a final, non-appealable decision by a court of
competent jurisdiction resolving the legal action; or (ii) full and complete settlement
of legal action. The City shall have the right to select legal counsel of its choice.
The parties hereby agree to cooperate in defending such action. The City will not
voluntarily assist in any such third-party challenge(s). In consideration for approval
of the Project, this condition shall remain in effect if the entitlement(s) related to
this Project is rescinded or revoked, at the request of the Applicant or not.
Mitigation Measures as Conditions of Approval
The following conditions are found in the Mitigation Monitoring and Reporting Program
(MMRP). They are recorded here to facilitate review and implementation. More
information on the timing and responsible parties for these mitigation measures is detailed
in the MMRP.
42. MM-CUL-1. Prior to commencement of construction activities, an inadvertent
discovery clause, written by an archaeologist, shall be added to all construction
plans associated with ground disturbing activities and the Project Applicant shall
retain a qualified archaeologist, meeting the Secretary of the Interior’s Professional
Qualification Standards for Archaeology, to prepare a Worker Environmental
Awareness Program (WEAP). The WEAP shall be submitted to the City of Arcadia
Planning and Community Development Department (City) for review and approval.
All construction personnel and monitors shall be presented the WEAP training prior
to the start of construction activities. The WEAP shall be prepared to inform all
personnel working on the Project about the archaeological sensitivity of the area,
to provide specific details on the kinds of archaeological materials that may be
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identified during construction, to explain the importance of and legal basis for the
protection of significant archaeological resources, and to outline the actions to be
taken in the event of a discovery of cultural resources. Each worker shall also learn
the proper procedures to follow in the event that cultural resources or human
remains are uncovered during ground-disturbing activities. These procedures
include work curtailment or redirection, and the immediate contact of the site
supervisor and archaeological monitor.
The WEAP shall require that a qualified archaeologist be retained and on-call to
respond to and address any inadvertent discoveries identified during initial
excavation in native soils, which underly the 2-4 feet below ground surface of
artificial fill soils. As it pertains to archaeological monitoring, this definition excludes
movement of sediments after they have been initially disturbed or displaced by
project-related construction.
If potential archaeological resources (i.e., sites, features, or artifacts) are exposed
during construction activities for the Project, the City shall be notified and all
construction work occurring within 50 feet of the find shall immediately stop until a
qualified archaeologist can evaluate the significance of the find and determine
whether or not additional study is warranted. The archaeologist shall be
empowered to temporarily stop or redirect grading activities to allow removal of
abundant or large artifacts. Depending upon the significance of the find under the
California Environmental Quality Act (CEQA) (14 CCR 15064.5[f]; PRC, Section
21082), the archaeologist may simply record the find and allow work to continue.
If the discovery proves significant under CEQA, additional work, such as
preparation of an archaeological treatment plan and data recovery, may be
warranted. The archaeologist shall also be required to curate any discovered
specimens in a repository with permanent retrievable storage and submit a written
report to the City of Arcadia for review and approval prior to occupancy of the first
building on the site. Once approved, the final report shall be filed with the South-
Central Coastal Information Center (SCCIC).
43.MM-GEO-1. In the event that paleontological resources (e.g., fossils) are exposed
during construction activities for the Project, all construction work occurring within
50 feet of the find shall immediately stop until a Qualified Paleontologist meeting
Society of Vertebrate Paleontology (SVP 2010) standards can evaluate the
significance of the find and determine whether or not additional study is warranted.
If the discovery is clearly not significant, the paleontologist may document the find
and allow work to continue. If significant paleontological resources are discovered
during earthmoving activities, the qualified paleontologist shall prepare and submit
a Paleontological Resources Recovery Plan (PRRP) to the City for review and
approval. The recovery plan shall include, but is not limited to, sampling and fossil
recovery procedures, museum curation for any scientifically significant specimen
recovered, and a report of findings. Recommendations in the PRRP as approved
by the City shall be implemented before construction activities can resume at the
site where the significant paleontological resources were discovered. Any reports
and plans resulting from implementation of this measure shall be submitted to City
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Planning Division and filed with the Natural History Museum of Los Angeles
County.
44.MM-HAZ-1. Hazardous Building Materials Survey.Prior to the issuance of a
demolition permit for any existing on-site structures, a qualified environmental
specialist shall conduct a survey for asbestos-containing materials, lead-based
paint, polychlorinated biphenyls, mercury, and other hazardous building materials,
such as universal wastes and refrigerants, to document the presence of any
potentially hazardous materials within the structures. If survey results are positive,
all potentially hazardous materials identified as part of this survey shall be handled
and disposed in accordance with the federal and state hazardous waste and
universal waste regulations. Demolition plans and contract specifications shall
incorporate any necessary abatement measures in compliance with the findings of
the hazardous building materials survey and federal, state, and local regulations,
including those of the U.S. Environmental Protection Agency (which regulates
disposal), Occupational Safety and Health Administration, California Occupational
Safety and Health Administration (which regulates employee exposure), the South
Coast Air Quality Management District, and the Metallic Discards Act of 1991
(Public Resources Code, Section 42160 et seq.), particularly Public Resources
Code, Section 42175, Materials Requiring Special Handling, for the removal of
mercury switches, PCB-containing ballasts, and refrigerants. Upon completion of
construction activities, proof of proper handling and disposal shall be provided to
the City’s Public Works Department.
45.MM-HAZ-2. Contaminated Soil Management.Prior to the issuance of a grading
permit, the Project Applicant/Property Owner shall retain a qualified environmental
professional to prepare a soil management plan (SMP) that outlines the proper
screening, handling, characterization, transportation, and disposal procedures for
contaminated soils on site based on the findings of the site-specific conditions,
geophysical surveys, and Phase I and II Environmental Site Assessments, and
shall identify any areas of known or suspected soil contamination. The SMP shall
be provided to the City Development Services Department for review prior to any
site grading. The Project’s contractor shall ensure implementation of the SMP
through the contract specifications for all confirmed and suspected contaminated
soils which require excavation and offsite disposal. The SMP shall include health
and safety and training procedures for construction workers who may come into
contact with contaminated soils. The health and safety procedures shall include
periodic breathing zone monitoring for volatile organic compounds (VOCs) using a
handheld organic vapor analyzer and include required actions to be taken if
concentrations of VOCs exceed applicable screening levels for health and safety
of onsite workers and the public. The SMP shall also include instructions for the
identification of potentially-impacted soils, procedures for temporary cessation of
construction activity and evaluation of the level of environmental concern if
potentially-impacted soils or underground storage tanks are encountered,
procedures for characterizing and managing potentially-impacted soils, and follow-
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up procedures such as disposal and reporting, as necessary. Contaminated soil
shall be managed and disposed of in accordance with applicable federal, state,
and local regulations. Upon completion of construction activities, proof of
compliance with the SMP shall be provided to the City’s Development Services
Department.
46. MM-NOI-1. Prior to the issuance of a demolition permit, the Project
Applicant/Property Owner shall ensure that the following measures are included in
the construction contractor’s contract specifications and that the following
measures are implemented and monitored for compliance throughout
construction:
o All construction equipment must have supplier-approved sound muffling
devices (e.g., engine air intake or exhaust treatment) installed and used in
compliance with relevant industry standards and Cal/OSHA regulations
pertaining to construction noise, which shall be properly maintained and
used at all times such equipment is in operation.
o The construction contractor shall place stationary construction equipment
so that emitted noise is directed away from sensitive receptors nearest the
Project site, including the hotels located adjacent to the northern and
northwestern boundaries of the Project site.
o The construction contractor shall locate on-site equipment staging areas so
as to maximize the distance between construction-related noise sources
and noise-sensitive receptors nearest the Project site during the
construction period.
o All noise producing construction activities, including warming-up or
servicing equipment and any preparation for construction, shall be limited
to the hours between 7:00 a.m. and 6:00 p.m. on weekdays.
o An eight (8) foot tall temporary noise barrier shall be erected or installed
along an extent of the northern Project site property line where it is adjacent
to the nearest noise-sensitive receptor. The barrier can comprise one or
more materials of construction and/or assembly, so long as the net sound
transmission class (STC) is 15 or better, and thus expected to yield a
minimum of 5 dB noise reduction when blocking direct sound paths between
onsite Project construction noise-producing activities or equipment and the
offsite receptor of concern. The horizontal extent of the installed barrier
should be compatible with Caltrans or other industry guidance with respect
to minimizing flanking effects around the ends of the barrier, based on both
the offsite receptor position and the onsite position or zone of construction
activity.
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47.MM-TRA-1. Prior to the issuance of a grading permit, the Project
Applicant/Property Owner shall coordinate with the City Engineer to prepare
engineering plans that remove and reconfigure the raised median on E. Huntington
Drive to extend the eastbound left-turn pocket to at least 75 feet. Plans shall be
prepared and implemented to the satisfaction of the City’s Public Works Director.
The reconfigured median on E. Huntington Drive shall be completed and
operational prior to the issuance of a certificate of occupancy for The Derby
restaurant.
48. MM TRA 2. Prior to the issuance of a building permit, the Project
Applicant/Property Owner shall prepare a Parking Signage Plan to clearly identify
ingress/egress and circulation for residents and commercial visitors. The Parking
Signage Plan shall require that adequate signage be installed within the
commercial section of the parking structure directing personal vehicles to use the
Gateway Drive egress to exit the Project site, and to prohibit egress through the
courtyard to E. Huntington Drive, in order to avoid conflicts with valet operations.
49. MM-TRA-3. Prior to the issuance of demolition or grading permits, the Project
Applicant/Property Owner shall develop and implement a City-approved
Construction Traffic Control Plan. The Plan shall be prepared in accordance with
applicable City guidelines and shall address the potential for construction-related
vehicular traffic, as well as pedestrian and bicycle circulation disruption in the
public right-of-way. The Plan shall describe safe detours and shall include
protocols for implementing the following: temporary traffic controls (e.g., a flag
person during heavy truck traffic for soil export) to maintain smooth pedestrian and
traffic flow; dedicated on-site turn lanes for construction trucks and equipment
leaving the site; scheduling of peak construction truck traffic that affects traffic flow
on the arterial system to off-peak hours; consolidation of truck deliveries; and/or
rerouting of construction trucks away from congested streets or sensitive
receptors.
50. MM-TCR-1. Retain a Native American Monitor Prior to Commencement of Ground-
Disturbing Activities. The project Applicant/lead agency shall retain a Native
American Monitor from or approved by the Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be retained prior to the commencement of any
“ground-disturbing activity” for the subject project at all project locations (i.e., both
on-site and any off-site locations that are included in the project
description/definition and/or required in connection with the project, such as public
improvement work). “Ground-disturbing activity” shall include, but is not limited to,
demolition, pavement removal, potholing, auguring, grubbing, tree removal,
boring, grading, excavation, drilling, and trenching.
A copy of the executed monitoring agreement shall be submitted to the lead
agency prior to the earlier of the commencement of any ground-disturbing activity,
or the issuance of any permit necessary to commence a ground-disturbing activity.
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The monitor will complete daily monitoring logs that will provide descriptions of the
relevant ground-disturbing activities, the type of construction activities performed,
locations of ground-disturbing activities, soil types, cultural-related materials, and
any other facts, conditions, materials, or discoveries of significance to the Tribe.
Monitor logs will identify and describe any discovered TCRs, including but not
limited to, Native American cultural and historical artifacts, remains, places of
significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any
discovered Native American (ancestral) human remains and burial goods. Copies
of monitor logs will be provided to the project Applicant/lead agency upon written
request to the Tribe.
On-site tribal monitoring shall conclude upon the latter of the following (1) written
confirmation to the Kizh from a designated point of contact for the project
Applicant/lead agency that all ground-disturbing activities and phases that may
involve ground-disturbing activities on the project site or in connection with the
project are complete; or (2) a determination and written notification by the Kizh to
the project Applicant/lead agency that no future, planned construction activity
and/or development/construction phase at the project site possesses the potential
to impact Kizh TCRs.
Upon discovery of any TCRs, all construction activities in the immediate vicinity of
the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not
resume until the discovered TCR has been fully assessed by the Kizh monitor
and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in
the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion,
and for any purpose the Tribe deems appropriate, including for educational,
cultural and/or historic purposes.
51. MM-TCR-2. Unanticipated Discovery of Human Remains and Associated Funerary
Object. Native American human remains are defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state of decomposition or skeletal
completeness. Funerary objects, called associated grave goods in Public
Resources Code Section 5097.98, are also to be treated according to this statute.
If Native American human remains and/or grave goods discovered or recognized
on the project site, then all construction activities shall immediately cease. Health
and Safety Code Section 7050.5 dictates that any discoveries of human skeletal
material shall be immediately reported to the County Coroner and all ground-
disturbing activities shall immediately halt and shall remain halted until the coroner
has determined the nature of the remains. If the coroner recognizes the human
remains to be those of a Native American or has reason to believe they are Native
American, he or she shall contact, by telephone within 24 hours, the Native
American Heritage Commission, and Public Resources Code Section 5097.98
shall be followed.
Human remains and grave/burial goods shall be treated alike per California Public
Resources Code section 5097.98(d)(1) and (2).
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Construction activities may resume in other parts of the project site at a minimum
of 200 feet away from discovered human remains and/or burial goods, if the Kizh
determines in its sole discretion that resuming construction activities at that
distance is acceptable and provides the project manager express consent of that
determination (along with any other mitigation measures the Kizh monitor and/or
archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
Preservation in place (i.e., avoidance) is the preferred manner of treatment for
discovered human remains and/or burial goods. Any historic archaeological
material that is not Native American in origin (non-TCR) shall be curated at a
public, non-profit institution with a research interest in the materials, such as the
Natural History Museum of Los Angeles County or the Fowler Museum, if such an
institution agrees to accept the material. If no institution accepts the archaeological
material, it shall be offered to a local school or historical society in the area for
educational purposes.
Any discovery of human remains/burial goods shall be kept confidential to prevent
further disturbance.
52. MM-TCR-3. Procedures for Burials and Funerary Remains. If it is determined,
through compliance with Public Resources Code section 5097.98 and other
applicable regulatory requirements that the Gabrieleño Band of Mission Indians -
Kizh Nation is the Most Likely Descendant (MLD), the following shall be
implemented:
As the MLD, the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the
term “human remains” encompasses more than human bones. In ancient as well
as historic times, Tribal Traditions included, but were not limited to, the preparation
of the soil for burial, the burial of funerary objects with the deceased, and the
ceremonial burning of human remains.
If the discovery of human remains includes four or more burials, the discovery
location shall be treated as a cemetery and a separate treatment plan shall be
created.
The prepared soil and cremation soils are to be treated in the same manner as
bone fragments that remain intact. Associated funerary objects are objects that, as
part of the death rite or ceremony of a culture, are reasonably believed to have
been placed with individual human remains either at the time of death or later;
other items made exclusively for burial purposes or to contain human remains can
also be considered as associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure complete recovery of all
sacred materials.
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In the case where discovered human remains cannot be fully documented and
recovered on the same day, the remains will be covered with muslin cloth and a
steel plate that can be moved by heavy equipment placed over the excavation
opening to protect the remains. If this type of steel plate is not available, a 24-hour
guard should be posted outside of working hours. The Tribe will make every effort
to recommend diverting the project and keeping the remains in situ and protected.
If the project cannot be diverted, it may be determined that burials will be removed.
In the event preservation in place is not possible despite good faith efforts by the
project Applicant/Property Owner, before ground-disturbing activities may resume
on the project site, the landowner shall arrange a designated site location within
the footprint of the project for the respectful reburial of the human remains and/or
ceremonial objects.
Each occurrence of human remains and associated funerary objects will be stored
using opaque cloth bags. All human remains, funerary objects, sacred objects and
objects of cultural patrimony will be removed to a secure container on site if
possible. These items should be retained and reburied within six months of
recovery. The site of reburial/repatriation shall be on the project site but at a
location agreed upon between the Tribe and the landowner at a site to be protected
in perpetuity. There shall be no publicity regarding any cultural materials
recovered.
The Tribe will work closely with the project’s qualified archaeologist to ensure that
the excavation is treated carefully, ethically and respectfully. If data recovery is
approved by the Tribe, documentation shall be prepared and shall include (at a
minimum) detailed descriptive notes and sketches. All data recovery data
recovery-related forms of documentation shall be approved in advance by the
Tribe. If any data recovery is performed, once complete, a final report shall be
submitted to the Tribe and the NAHC. The Tribe does not authorize any scientific
study or the utilization of any invasive and/or destructive diagnostics on human
remains
53. MM-UTL-1. Sewer Upgrade Fair Share Payment. Prior to issuance of a Certificate
of Occupancy permit for the Project, the Applicant/Property Owner shall make a
fair share contribution of 9 percent of the Fifth Avenue sewer upgrade project cost,
not to exceed $108,000, to the City to help fund upgrading of the sewer line in Fifth
Avenue. The Fifth Avenue Sewer Upgrade Project will be included in the City’s
2024-25 Capital Improvement Plan budget and the work will be completed by the
City’s Public Works Department by the end of the 2024-25 Fiscal Year. This
measure shall be implemented to the satisfaction of the City Engineer and/or the
City Public Works Services Department as appropriate.
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Attachment No. 2
Aerial Photo and Zoning Information and
Photos of the Project Site
76
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
Number of Units:
Property Characteristics
1927
6,670
1
Property Owner
Site Address:233 E HUNTINGTON DR
Parcel Number: 5773-009-070
Zoning:
General Plan:
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:
Residential Flex Overlay:
Special Height Overlay:
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Nov-2023
Page 1 of 1
C-G
Commercial
58,257
77
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1988
7,626
1
Property Owner
Site Address:301 E HUNTINGTON DR
Parcel Number: 5773-009-065
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:Yes
N/A
N/A
N/A
Residential Flex Overlay:
H-7
N/A
N/A
Yes
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Nov-2023
Page 1 of 1 78
The Derby Restaurant – View
79
by – Exterior ns
80
(Abo –
(– View of
81
– Interior
82
Attachment No. 3
Lot Line Adjustment
83
84
85
86
Attachment No. 4
Architectural Plans
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
STAIR 02
STAIR 01
STAIR 03
STAIR 04
ARCHITECTS+URBANISTS
5 4 3 2 1
A
B
C
D
107
STAIR 02
STAIR 01
STAIR 03
STAIR 04
ARCHITECTS+URBANISTS
5 4 3 2 1
A
B
C
D
108
STAIR 02
STAIR 01
STAIR 04
STAIR 03
ARCHITECTS+URBANISTS
5 4 3 2 1
A
B
C
D
109
STAIR 02
STAIR 01
STAIR 03
STAIR 04
ARCHITECTS+URBANISTS
5 4 3 2 1
A
B
C
D
110
Attachment No. 5
Derby Parking Management/Valet Parking
Operations Memo
111
112
MEMORANDUM
SUBJECT: THE DERBY PARKING MANAGEMENT/VALET PARKING OPERATIONS ANALYSIS
13871 2JULY 2023
Huntington Drive. Primary amenities include a pool and club areas at level five (with approximately 6,000 SF of
exterior open space) and a garden with additional amenities at a 6,500 SF landscaped courtyard on the second
level.
A c c e s s a n d P a r k i n g
Residential tenant parking will be provided at the basement level with a separate secure access from Gateway
Drive. Ground floor parking areas will be predominately valet serviced and reserved for the restaurant uses and
residential visitors.
Primary access for the commercial parking will be from two points. The first access point is along Huntington Drive
approximately 50 feet east of the curb cut for the existing Derby. This revised access point will enter an off-street
valet drop-off and pick-up courtyard area. The second access point will be via a curb-cut that will also accommodate
service uses from Gateway Drive that will be approximately 120 feet from the Huntington Drive intersection and
approximately 60 feet fromthe residential basement parking access ramp. Further discussion of all valet operations
and parking areas is provided later in this memorandum.
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SUBJECT: THE DERBY PARKING MANAGEMENT/VALET PARKING OPERATIONS ANALYSIS
13871 5JULY 2023
City Parking Requirements
Table 1 presents the City -site per the City of
Arcadia Municipal Code Section 9103.07 Off-Street Parking and Loading.
Arcadia Metro L Line Station(within a half-mile)and the dedication of 9 units for senior affordable housing, the project
qualifies for the parking reductions under the State Density Bonus program (Government Code 65915). Table 1
reflects these parking reductions.
Table 1. City of Arcadia Municipal Parking Code (With Density Bonus)
L a n d U s e P a r k i n g S p a c e s R e q u i r ed
Mixed-Use
Residential1
Studio and One bedroom 1 space per unit
Two and Three Bedrooms 1.5 spaces per unit
Affordable units 1 space per unit
Restaurant
Small2 1 space per 200 SF
Large3 1 space per 100 SF
Outdoor4 1 space per 6 seats
Source:Section 9103.07 - Off-Street Parking and Loading | Code of Ordinances | Arcadia, CA | Municode Library.
Notes:SF = Square Feet
1. Guest parking requirements included in the parking rates above per the State Density Bonus.
2. Small restaurant: Establishments where food and beverages may be consumed on the premises, taken out, or delivered, where
the total space dedicated to the use is 2,000 square feet or less.
3. Large restaurant: Establishments where food and beverages may be consumed on the premises, taken out, or delivered, where
the total space dedicated to the use is greater than 2,000 square feet.
4. Incidental and Outdoor Dining on Public Property with more than 12 seats or a number of outdoor seats equivalent to 25% of the
number of indoor seats, whichever is greater
P a r k i ng P r o v i d e d
The proposed land uses, square footages, and number of units were reviewed to determine the number of spaces
in Table 2.
Table 2. Required Parking Spaces by Use (With Density Bonus)
Us e
S i z e
(U n i t s /S F /S e a t s )M e t r i c
S p a c e s
R e q u i r e d
S p a c e s
P r o v i d e d
Residential
Studio 51 DU 1 space per unit 51 51
1 bedroom
apartment 105 DU 1 space per unit 105 105
2-bedroom
apartment 49 DU 1.5 space per unit 74 74
Senior apartment
(affordable) 9 DU 1 space per unit 9 9
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Table 2. Required Parking Spaces by Use (With Density Bonus)
Us e
S i z e
(U n i t s /S F /S e a t s )M e t r i c
S p a c e s
R e q u i r e d
S p a c e s
P r o v i d e d
Su b t o t a l 2 1 4 D U 2 3 9 2 3 9 1
Eating
Establishment
The Derby
Restaurant 12,850 SF
1 space per 100
SF (large rest.) 129 129
Complimentary
Restaurant 3,300 SF
1 space per 100
SF (large rest.) 33 33
Café 1,400 SF
1 space per 200
SF (small rest.) 7 7
Outdoor seating 24 seats
1 space per 6
seats 4 4
S u b t o t a l 1 7 ,5 5 0 S F 1 7 3 1 7 3 2
T O T A L R EQ U I R ED 4 1 2 s p a c e s
S PA C ES P R O V I D E D 4 1 2 s p a c e s 3
1. In addition to the 239 vehicular parking spaces, 11 motorcycle spaces will also be provided for residential uses.
2. In addition to the 173 vehicular parking spaces, 10 motorcycle spaces will also be provided for commercial uses, along with 10
on-street parallel parking and/or loading spaces along Huntington Drive.
3. Including additional motorcycle and transitional valet spaces, a total of 28 additional parking spaces are available across the
project site.
As shown, the proposed project is required to provide 239 parking spaces per Code for the residential land uses
and 173 spaces per code for the restaurant uses, for a total of 412 required spaces. The project is proposing 239
dedicated parking spaces for the residential uses at the basement level, and therefore meets the required
residential parking. Additionally, the project is proposing 173 spaces for restaurant uses at the ground level, and
therefore meets the required commercial parking per Code.
The proposed motorcycle parking (11 spaces for the residential uses and 10 spaces for the commercial uses) has
not been included in the parking calculations as it
Additionally, seven striped transitional valet parking spaces in the courtyard are also provided but are not
.
The Derby Restaurant currently operating on the project site has been using full valet service for years, establishing
Of the 173 required commercial parking spaces, 33
spaces will be allotted to self-parking, and 140 spaces will be allotted to valet parking. The D
required parking totals 129 spaces, and the complementary restaurant and café uses have a parking requirement
of 44 spaces. Although valet service was not provided for the previous Souplantation that existed on the site, the
project is proposing availability of valet services to all restaurant patrons. As such, during peak operating times, up
to 11 patrons (44 33 = 11) of the complementary restaurant and café uses may need to use valet parking
services.
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13871 7JULY 2023
The restaurant parking will be managed through the valet parking plan, as described in the following section.
On-Site Parking Operations
Figure 3 illustrates the valet parking layout, drop-off areas, and on-site circulation, including the number of spaces
within each area. As previously noted, residential tenant parking will be provided at the basement level with a
separate secure access from Gateway Drive . Therefore, this analysis
focuses on the ground floor parking areas that will be predominately valet serviced and reserved for the restaurant
uses and residential visitors. For the purposes of this analysis, the parking lot has been divided into separate areas
to simplify the analysis. These areas are also identified on Figure 3.
S e l f -P a r k i n g
Self-parking requires a guest to find a place to park their own vehicle. Access to the self-parking area will be from a
new drivewayon Gateway Drive, located approximately 120 feet north of Huntington Drive. The driveway will provide
access to the 32 self-parking spaces within the easternmost portion of the parking garage, with one (1) ADA
compliant parking space provided in the courtyard. Self-parking will be available for both the café and
complementary restaurant patrons and visitors to the residences.
Recommendations
The following recommendations are made to facilitate movement both within the parking structure and prior to
entering the site, especially when self-parking areas are full. Patrons wanting to self-park should be made aware of
parking conditions prior to entering the parking garage to minimize time driving within the garage to look for a
space.
Space counters are recommended to be installed for all self-park spaces, and dynamic parking displays
should be placed at the Gateway Drive garage driveway entrance indicating the number of self-park spaces
occupied and available within the garage.
Signage directing patrons to the self-parking garage entrance on Gateway Driveway should be placed along
Huntington Drive. In the event a patron turns into the parking garage from Gateway Drive when all self-
parking spaces are full, signage should be placed within the central drive aisle directing drivers to valet
parking in the courtyard such that vehicles limit the amount of time they are circulating through the parking
garage trying to look for a space. Additional measures to mark each self-parking space (e.g., green/red
overhead lights at each self-parking stall indicating whether it is free/occupied) would also be
recommended.
To reduce conflict between self-parking patrons and valet operations within the courtyard, signage should
be placed within the parking garage directing vehicles to exit to Gateway Drive.
All self-parking stalls should be clearly marked. It is also recommended that signage should be placed at
each self-parking stall, and visible along Huntington Drive, indicating that self-parking is not available for
the Derby Restaurant customers. All Derby patrons will be instructed to use valet parking.
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V a l e t O pe r a t i o n s
Existing Operations
The Derby Restaurant has been operating with all valet parking for several years and serves as the standard their
patrons expect. Currently, valet drop-off/pick-up is located at one position in the middle of The Derby parking lot
drive aisle, approximately 100 feet from the existing curb cut on Huntington Drive. A
directs patrons into the valet drop-off area. The number of valet attendants working at one time varies depending
on the time of year and day of the week. Typical valet operations throughout the year are summarized below:
Monday closed
Tuesday, Thursday, Sunday
- Summer (June to September) Two valets
- Fall, Winter, Spring (September to June) Three valets
Friday, Saturday
- Summer (June to September) Three valets
- Fall, Winter, Spring (September to June) Four valets
In addition, during the month of December, The Derby Restaurant is typically only open for lunch, with three to four
valet attendants working during that time. Depending on the number of reservations, one extra valet might be
added to Friday, Saturday, and Sunday December operations.
Proposed Operations
Drop-off/Pick-up
Based on the increase in square footage of The Derby and new restaurant and café uses, valet operations will be
expanded to meet proposed demand. Final valet operations, including the exact number of valet attendants working
throughout the year, will be ultimately determined by the valet company hired to work the site. However, based on
the layout of the site and proposed project characteristics, proposed valet operation assumptions are described
below. Valet attendants will be working when any restaurant or café uses are open.
During peak operations when all restaurant and café uses are operating on-site, it is assumed that at least four to
five valets may be working at one time, with one valet always stationed at the main courtyard valet booth to operate
drop-off and pick-up activities, and three to four valets parking/retrieving vehicles within the parking garage.
Valet parking will be facilitated by a single drop-off and pick-up point conveniently located outside the main Derby
entrance. Guests hand off their keys to a professional parking assistant who secures their vehicle for them and
retrieves it before their departure. The valet service will not park any vehicles for other adjacent, off-site uses, and
its operations will be kept hidden from adjacent streets. Restaurant patrons will enter from the relocated driveway
on Huntington Drive (approximately 50 feet east of the existing curb cut for The Derby) and enter an off-street valet
drop-off and pick-up courtyard area. The historic Derby Guest Parking sign will be retained from the existing site
and placed at the courtyard entrance.
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13871 9JULY 2023
During peak operating times, the courtyard area will be able to accommodate up to approximately 20 active and
parked vehicles simultaneously. As shown on the site plan in Figure 3, Commercial Parking Areas, seven striped
transitional parking spaces are labeled in the courtyard, with additional space for at least 10 more vehicles to
circulate through the courtyard while vehicles are being dropped-off or picked-up.
After a patron drops off their vehicle, the valet operators will then either place the vehicle in a transitional space
while attending to other patrons prior to moving the vehicle into the parking garage, or immediately relocate the
vehicle into the garage, as described below. All vehicles driven by valets into and out of the parking garage will
utilize the internal parking garage entrance located on the eastern side of the courtyard.
Valet Parking Areas
Within the northwestern portion of the parking lot, 14 standard spaces will be provided along the western
edge of the parking area and 15 standard spaces will be provided along the eastern edge of the parking
area. Within the center of this area, 60 spaces will be designated as tandem spaces, oriented in rows
of four spaces. Two, 24-foot driveway aisles will serve the tandem spaces, one on each side of the row, allowing
valets to access vehicles from either side. For these tandem spaces, only one vehicle (maximum) would need
to be moved (by the valet) to access another vehicle. South of this area, an additional standard valet
spaces will be provided standard spaces along the southern garage
wall, and . Figure 3 identifies these valet parking areas.
An additional 20 valet parking spaces will be provided in the southeastern corner of the parking garage, including
tandem parking spaces in the northern
area of the garage, only one vehicle would need to be moved by the valet to access another vehicle.
Recommendations
The following recommendations are made to facilitate valet operations, and maximize the on-site parking efficiency
for all users:
In addition to the historic Guest Parking sign located at the primary courtyard entrance, additional signage
should be provided at the courtyard entrance.
A temporary valet parking booth should be situated within the courtyard area (similar to that used under
existing operations). Valet attendants and signage would be used to urge vehicles to pull forward fully
towards the valet booth at the entrance of the drop-off area, and into any transitional spaces within the
courtyard if needed.
O is recommended to be installed in the parking garage at
the locations separating the southeastern valet parking area, as well as the northwestern valet parking
area to reduce the mixing of self-parking vehicles and valet operations throughout the site.
When valet operations are completed for the day, permanent valet signs should be covered by the valets,
and the temporary signs and valet kiosk/umbrella should be stored in a designated lockable storage room
on site.
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13871 11JULY 2023
Parking Site Layout
This section discusses the City City of Arcadia Municipal Code Section
9103.07 Off-Street Parking and Loading and compares them with the proposed parking site layout.
C i t y C o d e P a r k i n g D i m e n s i o n R e q u i r e m e n t s
The following standards are reviewed in this analysis:
Per Development Code Section 9103.07.050.I.3, tandem spaces are required to be a minimum of 10 feet
by 19 feet with sufficient space for maneuvering.
Per Development Code Section 9103.07.060.J, Table 3-10 (Standard Vehicle Space Requirements
Commercial, Industrial, and Mixed Use Zones), vehicle aisles are required to be a minimum of 25-feet wide
throughout parking areas.
Per Development Code Section 9103.07.060.L.1, Figure 3-15 (Parking Stall Standards) each parking stall
(including valet spaces) must be double striped with 4-inch striping, with a length of 18 feet and a width of
-
The City has indicated that in any situation where reductions in parking space dimensions are sought, the reduction
should be reviewed and described in detail in a parking analysis.
parking standards are reviewed in the following section.
P r o p o se d P a r k i n g S t a nd a r d s R e v i e w
Residential (Basement Level)
All basement level parking stalls and drive aisles are parked to code, with exception of the 24-foot ramped drive
aisle from Gateway Drive down to the basement level, and the tandem spaces.
As noted above, per Development Code Section 9103.07.050.I.3, tandem spaces are required to be a minimum of
10 feet by 19 feet with sufficient space for maneuvering. The proposed project residential tandem spaces are
shorter in width, and one foot shorter in length for the outer spaces than Code requirements, similar projects have
utilized these dimensions for tandem spaces. For example, the nearby Huntington Plaza Mixed Use Project,
approved at the August 18, 2020 City Council Meeting, includes
Additionally, AutoTurn passenger vehicle design templates were overlayed onto these parking spaces to illustrate
how vehicles may park within these spaces. It must be noted that the passenger design vehicle (P) utilized in this
analysis is consistent with current AASHTO (2018) standards. However, the design vehicle is a large vehicle at
x , and is not representative of smaller or average passenger vehicles. Where utilized, the AASHTO (P) design
vehicle provides a highly conservative analysis. For comparison, the current Ford F-150 pickup truck measures
approximatel x x A review of
the top five most commonly owned vehicles in California as summarized in Table 3, shows these vehicles and most
current model year dimensions.
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13871 12JULY 2023
Table 3. Summary of Vehicle Dimensions
V e h ic l e
D i m e n s i o n s
L e n g t h W id t h W h e e l b a s e
Toyota Camry
Honda Civic 14.9
Toyota Prius
Toyota Corolla 15.2
Honda Accord
Average 1
Source:EverQuote 2018; Toyota 2022, Honda 2022
developed and overlayed onto the parking spaces. As it is unlikely that tenants would own multiple vehicles sized
larger than the larger AASHTO (P) design vehicle, the turn template illustrates how the smaller design vehicle would
be parked in the reduced size tandem spaces. It must be noted that a standard crossover vehicle (e.g. Toyota Rav4)
is also not much la -Additionally, if two
larger vehicles were to park in two tandem spaces, sufficient room within the 25-foot drive aisles would still be
available to maneuver through the parking garage. All illustrations are shown in Figure 4a, Passenger Vehicle
AutoTurn Templates (Basement Residential).
Additionally, the AASHTO (P) design vehicle turning template was overlayed within the proposed 24-foot driveway
ramp from Gateway Drive. Both inbound and outbound vehicles would be able to maneuver through this drive aisle
with the one-foot reduction from City standards per Development Code Section 9103.07.060.J, Table 3-10.
Commercial (Ground Level)
All ground level commercial self-parking spaces are striped to City Code; however, the majority of valet spaces and
some drive aisles (within valet operating areas) have smaller dimensions than required per Development Code
Sections 9103.07.050.I.3, 9103.07.060.J, and 9103.07.060.L.1.
Valet operatorsare skilled drivers and can operate within much smaller constraints compared to the average driver.
common vehicles in California as discussed above (see Table 3). Additionally, valets can make real-time decisions
as to where to park vehi
In the case that some larger vehicles must be
parked such that they spill into the drive aisles, attendants would still be able to maneuver through the tighter drive
aisle.
As shown in Figure 4b, Passenger Vehicle AutoTurn Templates (Ground Level Commercial), both the larger
AASHTO (P) design vehicles esign vehicles are overlayed onto the site plan, showing
examples of parked vehicles and vehicles maneuvering through the 20- to 24-foot drive aisles.
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13871 15JULY 2023
Summary
O n-S i t e P a r k i n g O p e r a t i o ns
Both self-parking and valet parking operations are proposed at the project site. As the existing Derby Restaurant
currently operates with all valet parking spaces, valet operations will continue to be utilized for the proposed project
to meet proposed demand of the larger Derby
Restaurant, as well as the additional café and restaurant uses. Recommendations are provided in this analysis,
and included below, to maximize the on-site parking efficiency for all users, and reduce conflict between valet
operations and patrons wishing to self-park.
Self-Parking
Space counters should be installed for all self-park spaces, and dynamic parking displays should be placed
at the Gateway Drive garage driveway entrance indicating the number of self-park spaces occupied and
available within the garage.
It is also recommended that the dynamic sign counter is visible from Huntington Drive so that patrons can
determine whether to turn onto Gateway Drive or go directly to a valet drop-off location. In the event a
patron turns into the parking garage from Gateway Drive when all self-parking spaces are full, signage
should be placed within the central drive aisle directing drivers to valet parking in the courtyard such that
vehicles limit the amount of time they are circulating through the parking garage trying to look for a space.
Additional measures to mark each self-parking space (e.g. green/red overhead lights at each self-parking
stall indicating whether it is free/occupied) would also be recommended.
To reduce conflict between self-parking patrons and valet operations within the courtyard, signage should
be placed within the parking garage directing vehicles to exit to Gateway Drive.
All self-parking stalls should be clearly marked. It is also recommended that signage should be placed at
each self-parking stall, and visible along Huntington Drive, indicating that self-parking is not available for
The Derby Restaurant customers. All Derby patrons will be instructed to use valet parking.
Valet
In addition to the historic Guest Parking sign located at the primary courtyard entrance, additional signage
should be provided at the courtyard entrance.
A temporary valet parking booth should be situated within the courtyard area (similar to that used under
existing operations). Valet attendants and signage would be used to urge vehicles to pull forward fully
towards the valet booth at the entrance of the drop-off area, and into any transitional spaces within the
courtyard if needed.
the locations separating the southeastern valet parking area, as well as the northwestern valet parking
area to reduce the mixing of self-parking vehicles and valet operations throughout the site.
When valet operations are completed for the day, permanent valet signs should be covered by the valets,
and the temporary signs and valet kiosk/umbrella should be stored in a designated lockable storage room
on site.
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13871 16JULY 2023
P a r k i ng S i t e L a yo u t
Although the site plan identifies locations where the parking stall and/or drive aisle dimensions do not meet City
Code standards, the review provided in this memorandum describes these variations, and describes how the
reductions can be supported through both precedent and analysis of parking stalls and drive aisles using AutoTurn
software.
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