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HomeMy WebLinkAbout05-12-09 t ~ . AGENDA ARCADIA PLANNING COMMISSION Tuesday. May 12. 2009 SPECIAL MEETING Tuesday, May 12, 2009 at 5:30 P.M. Arcadia City Council Chamber Conference Room ROLLCALL STUDY SESSION a. REPORT, DISCUSSION AND POSSmLE DIRECTION REGARDING mE GENERAL PLAN UPDATE There will be time reserved for those who wish to address the Arcadia Planning Commission regarding the above item. REGULAR MEETING Tuesday, May 12, 2009 at 7:00 P.M. Arcadia City Council Chambers PLEDGE OF ALLEGIANCE ROLL CALL SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS TIME RESERVED FOR mOSE IN mE AUDIENCE WHO WISH TO ADDRESS TIlE PLANNING COMMISSION ON NON-PUBLIC HEARING ITEMS - 5 minute time limit per person. All interested persons are invited to appear at the Public Hearing and to provide evidence or testimony concerning any of the proposed items set forth below for consideration. You are hereby advised that should you desire to legally challenge any action taken by the Planning Commission with respect to the proposed item for consideration, you may be limited to raising only those issues and objections, which you or someone else raises at or prior to the time of the Public Hearing. PUBLIC HEARING 1. AMENDMENT TO ARCHITECTURAL DESIGN REVIEW NO. ADR 05-26 400 South Baldwin Avenue Westfield LLC The applicant is requesting an amendment to condition of approval no. 9 in City Council Resolution No. 6562 for the Phase 1B expansion of the Westfield Santa Anita Mall to increase the restaurant space from 10,000 square feet to 23,500 square feet. This proposed change does not increase the total square footage approved for Phase IB because there would be an equal reduction in retail space (i.e., 13,500 square feet of space previously slated for retail uses would be replaced with the requested amount of restaurant space). RECOMMENDATION: Forward a recommendation to the City Council for consideration CONSENT ITEMS 2. MINUTES OF APRIL 28, 2009 RECOMMENDATION: Approve Any writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning Services office at City Hall, 240 W. Huntington Dr., Arcadia, CA 91007, (626) 574-5423. PC AGENDA . CONSENT ITEMS - CONTINUED 3. RESOLUTION NO. 1793 A Resolution of the Plamring Commission of the City of Arcadia, California, granting Conditional Use Permit No. CUP 09-04 for a 1,542 square-foot women's fitness center at 1436 S. Baldwin Avenue RECOMMENDATION: Adopt MATTERS FROM CITY COUNCIL & PLANNING COMMISSION MODIFICATION COMMITTEE AGENDA MATTERS FROM STAFF & UPCOMING AGENDA ITEMS ADJOURNMENT Any writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning Services office at City Hall, 240 W. Huntington Dr., Arcadia, CA 91007, (626) 574-5423. PC AGENDA 'It PLANNING COMMISSION Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk at (626) 574-5423. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. Public Hearing: Procedure 1. The public hearing is opened by the Chairman of the Plamring Commission. 2. The Planning report is presented by staff. 3. Commissioners' questions relating to the Planning report may be answered at this time. 4. The applicant is afforded the opportunity to address the Commission. 5. Others in favor of the proposal are afforded the opportunity to address the Comrnissioo. (LIMITED TO 5 MINUTES). 6. Those in opposition to the proposal are afforded the opportunity to address the Commission (LIMTIED TO 5 MINUTES). 7. The applicant may be afforded the opportunity for a brief rebuttal (LIMTIED TO 5 MINUTES). 8. The Commission closes the public hearing. 9. The Commission members may discuss the proposal at this time. 10. The Commission then acts on the proposal and either approves, approves with conditions or modifications, denies the application, or continues it to a certain date. 11. Following the Commission's action on Conditional Use Permits and Variances, a resolution reflecting the decision of the Planning Commission is prepared for adoption by the Commission. (There is a five working day appeal period after the adoption of the resolution). 12. Following the Commission's action on Modifications and Design Reviews, there is a five working day appeal period. 13. Following the Commission's review of Zone Changes, Text Amendments and General Plan Amendments, the Commission's comments and recommendations are forwarded to the City Council for the Council's consideration at a scheduled public hearing. 14. Following the Commission's action on Tentative Tract Maps and Tentative Parcel Maps (subdivisions) there is a ten calendar day appeal period. Any writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning Services office at City Hall, 240 W. Huntington Dr., Arcadia, CA 91007, (626) 574-5423. PC AGENDA ~ ,- STAFF REPORT Development Services Department May 12, 2009 TO: Planning Commission FROM: Jason Kruckeberg, Development Services Director.jl,\L Lisa Flores, Senior Planner ~ SUBJECT: Study Session: General Plan Update SUMMARY "",... . The objective of tonight's study session is to provide the Planning Commission with an update of the General Plan project by: 1) presenting the context and timing of the General Plan Update; 2) Describing the land use and planning process; 3) Describing the Guiding Principles; and 4) discussing the land use alternatives and build-out assumptions for the Land Use section of the Plan. BACKGROUND Like all cities in California, the City of Arcadia relies on its General Plan to guide decisions with respect to land use, development and related policy matters. The General Plan addresses the physical development and redevelopment of the City and a variety of topics that ultimately affect the quality of life in Arcadia, including traffic circulation, community design, open space, conservation, parks and recreation, housing, public safety, noise, and economic development. The City's existing General Plan was last updated in 1996 and the Housing Element updated in 2001. Given that thirteen years have passed since the plan was last updated, it is critical that the plan be updated in a timely manner to ensure it is in compliance with the State's requirements and reflects the values and priorities of the community. The City retained the consulting services of Hogle-Ireland, Inc., and executed an agreement last year to complete the project within a two-year period. Additionally, a General Plan Advisory Committee (GPAC) was established which consists of thirteen ,.... (13) members that are comprised of representatives of one City Commission, key May 12, 2009 Page 1 stakeholders, and residents of the community. The focus of the GPAC is to provide the varied perspectives of the community. The group has met monthly and played a critical role in assisting Staff and the consultant with the development of the Plan's goals, objectives and policies (refer to Attachment NO.1 - copies of the summaries from all the GPAC meetings). The GPAC also developed the Plan's Guiding Principles (Attachment No.2), which are the foundation of the document. ~ A number of outreach efforts have been made to the community to retain feedback and gain insight on existing and proposed development projects, redevelopment efforts, traffic, housing, and conservation. Specifically, Staff along with the consultant held a community workshop during the Police Department's Open House and Safety Fair, which was attended by 150 residents. The feedback received at that workshop has been extremely valuable as has input received at a second workshop regarding the Downtown. The Downtown Workshop, which was held at the Arcadia Women's Club, helped define a desired "look and feel" for the downtown area and identified the outstanding concerns of the community. In addition the staff and consl,lltants have presented to or participated in events at the Chamber of Commerce such as Asian Business Night, Government Affairs and Forum, and Business Expo at Westfield. The General Plan must address many issues which are related to and influence land use decisions. Specifically, in addition to land use, State law requires that the General Plan address circulation, housing, the conservation of natural resources, the preservation of open space, the noise environment, and the protection of public safety. The State allows jurisdictions to prepare and adopt any other General Plan element or ""'" address any other topics of particular relevance or interest to that community, with the understanding that these optional elements must be implemented with the same vigor, and are subject to the same legal scrutiny as the mandatory elements. The City may also combine topics under new elements. The advantages of combining elements include minimizing redundancy; maintaining internal consistency, grouping of functionally related goals, objectives, and policies for easier reference; and creating a General Plan that is easy to read and implement. Below is a brief description of the seven mandated element of the General Plan, and an optional element we are considering. 1. Land Use - The land use element designates the type, intensity, and general distribution of uses of land for housing, business, industry, open space, education, public buildings and grounds, waste disposal facilities, and other categories of public and private uses. 2. Circulation - The circulation element is correlated with the land use element and identifies the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, and other local public utilities and facilities. .......... May 12, 2009 Page 2 " 3. Housing - The housing element is a comprehensive assessment of current and projected housing needs for all economic segments of the community. In addition, it embodies policies for providing adequate housing and includes action programs for that purpose. By statute, the housing element must be updated every 5 years. ".... 4. Conservation - The conservation element address the conservation, development, and use of natural resources, including water, forests, soils, river, and mineral deposits. 5. Open Space - The open space element details plans and measures for the long- range preservation and conservation of open space lands, including open space for the preservation of natural resources, the managed production of resources (including agricultural lands), outdoor recreation, and public healthy and safety. 6. Noise - The noise element identifies and appraises noise problem.s within the community and forms the basis for land use distribution. 7. Safety - The safety element establishes policies and programs to protect the community from risks associated with seismic, geologic, flood, and wildfire hazards. 8. Economic Development - The economic development element, optional element, establishes policies and programs to help guide the City in expanding the local economy to provide jobs, attract and retain businesses, supports diverse and commercial areas, and bring in sufficient revenue to support various local programs and services. .,... One key theme that the GPAC has expressed as critically important to the General Plan update is that of environmental sustainability. This theme will be implemented through the General Plan and will specifically be addressed as part of the Natural Resources and Resource Sustainability Element. CURRENT STATUS OF PROJECT The focus has been land use at the last several GPAC meetings. The GPAC, Staff, and the consultants developed ten "focus areas" for land use and worked to establish a vision for the future development of these areas. The preliminary land use concept was presented to the City Council/Planning Commission in a joint study session on February 24, 2009. The City Council/Planning Commission agreed with the vision for a number of the study areas, but felt that the recommendations for mixed use development were too aggressive overall and represented too much potential change. ,.... May 12, 2009 Page 3 In response to the direction established by the City Council/Planning Commission, the General Plan team and GPAC has proposed revisions to limit the mixed use ........." designations in the Downtown and live Oak Corridor, and revised the land use alternatives for four areas: 1) Foothill Boulevard; 2) Downtown; 3) Duarte Road/First Avenue; and 4) Baldwin Avenue/Duarte Road. In summary, the proposed changes are: 1. Limit Mixed-Use designations to Downtown, First Avenue and Live Oak. 2. High Density Residential Land Use Designation - Increase the maximum density from 24 to 30 units per acre. The change is consistent with the densities already in place in many high density areas and is intended to serve as an incentive for owners of high density properties to recycle their land. It will also provide a focused opportunity for additional housing. 3. Change the Commercial/Light Industrial designation in the Downtown area to Commercial designation. The new designation is intended to pre,serve some of the light industrial uses in the downtown area while hoping to encourage small scale office and neighborhood serving commercial uses. The General Plan Potential Areas of Change Map is included as Attachment 3 and shows the areas where these changes would OCCl:lr. Attachment 4 provides the revised land use alternatives and build-out analysis. Attachments 3 and 4 represent the current recommendations of the Staff and GPAC. The GPAC is meeting on May 21, 2009 to refine and finalize the recommendations. ~. RECOMMENDATION This item is for discussion only. Attachment 1 : Attachment 2: Attachment 3: Attachment 4: GPAC Summaries Guiding Principles Potential Areas of Change Map Revised Land Use Alternatives and Implications of Proposed Land Use Policy ~, May 12, 2009 Page 4 STAFF REPORT Developlnent Services Department May 12, 2009 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Lisa L. Flores, Senior Planner SUBJECT: Amendment to Architectural Design Review No. ADR 2005-026 and City Council Resolution No. 6562 for the Phase 1 b expansion of the Westfield Santa Anita mall at 400 S. Baldwin Avenue SUMMARY On March 12, 2009, the City received a request from Westfield Corporation, Inc. to amend condition no. 9 of City Council Resolution No. 6562 for the approval of Architectural Design Review No. ADR 2005-026 for the Phase 1b (The Promenade) expansion of the Westfield Santa Anita mall. The requested amendment proposes to increase the amount of restaurant space in the Phase 1 b expansion from 10,000 square feet to 23,500 square feet and reduce by an equal 13,500 square feet the amount of retail space from 90,800 square feet to 77,300 square feet. The overall 100,800 square feet of the Phase 1 b expansion approved by the City Council will not change. The Development Services Department finds the proposed amendment acceptable and is recommending that the Planning Commission recommend that the City Council approve the amendment to condition no. 9 of City Council Resolution No. 6562. BACKGROUND In 2007, the City Council approved the Phase 1 b expansion of the Westfield Santa Anita mall for the addition of 100,800 square feet, which was comprised of 90,800 square feet of retail space and 10,000 square feet of restaurant space. Phase 1 b is now known as The Promenade and is at the southwest quadrant of the mall to the south of Nordstrom and west of Macy's. According to Westfield, the primary objective of Phase 1 b is to create a community and pedestrian oriented shopping area by expanding the overall specialty retail aspects of the shopping center. Specifically, the Phase 1 b expansion consists of five retail buildings situated at an open-air, landscaped, promenade, and a two-level parking structure underneath the retail buildings. One parking level is at grade and the second level is entirely subterranean. The new parking structure provides 783 parking spaces, and there is a total on-site parking supply of 6,204 spaces. Additionally, a semi-circular entry plaza is provided immediately to the west of Phase 1 b to facilitate the drop-off and pick-up of shopping center patrons. PROPOSAL AND ANALYSIS The Phase 1 b expansion was approved with a condition that limited restaurant uses to a total of 10,000 square feet. This condition was based on Westfield's proposed mix of commercial uses. Due to the current economic climate, Westfield is requesting an amendment to Phase 1 b to increase the maximum restaurant space from 10,000 square feet to 23,500 square feet, which is to include outdoor dining. To limit any potential impacts of this amendment, Westfield is proposing to reduce the amount of retail space in Phase 1 b from 90,800 square feet to 77,300 square. feet. Therefore, the overall 100,800 square-foot total of Phase 1 b will not change. Westfield is currently considering restaurant proposals from Panera Bread, Ruby Tuesday, and Manna BBQ that total 17,961 square feet. To determine whether, or not, the requested amendment would have any traffic or parking impacts, staff requested a reassessment of the traffic and parking impacts of Phase 1 b. Westfield retained the services of Fehr and Peers Transportation Consultants, which provided the attached report on the requested amendment of Phase 1 b. Parkinq Impacts The Westfield Santa Anita mall, including Phase 1 b, has an approved on-site parking supply of 6,204 spaces based on a ratio of 4.75 parking spaces per 1,000 square feet of gross leasable area. When Phase 1 b was approved, the parking assessment conducted at that time determined that the Westfield Santa Anita mall needed a total on-site parking supply of 5,882 spaces. Therefore, with the new Phase 1 b parking structure, the Westfield Santa Anita mall has a total on-site parking surplus of 322 spaces. It should be noted that the parking assessment analyzed parking demand, which is different from the parking requirement of 4.75 parking spaces per 1,000 square feet. The parking demand assessment analyzed how much parking would be needed at Amendment to ADR 2005-026 & Resolution No. 6562 Westfield Phase 1 b May 12, 2009 - page 2 particular times, and determined that the only times when parking demand would exceed the on-site supply of 6,204 parking spaces was on weekends in December, This excess demand, however, would be accommodated by Westfield's off-site employee parking plan for the holiday season, which is a required mitigation measure of the Westfield expansion Final Environmental Impact Report. The reassessment of the parking impacts for the requested amendment to Phase 1 b came to the same conclusion. The Development Services Department agrees with Westfield that the proposed amendment to increase the amount of restaurant space in the Phase 1 b expansion, which includes outdoor dining, will enhance the activities at the expansion as well as for the entire mall by creating a more inviting shopping and dining atmosphere. And, because the proposed amendment will not change the overall total square-footage of Phase 1 b, and will essentially not result in any new impacts, it is recommended that the Planning Commission recommend approval to the City Council. CODE REQUIREMENTS All City code requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, Development Services Director, and Public Works Services Director. CEQA This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301 of the CEQA Guidelines as noted on the attached Notice of Exemption. RECOMMENDATION The Development Services Department is recommending approval of the requested amendment to Architectural Design Review No. ADR 2005-026, and recommends that condition no. 9 of City Council Resolution No. 6562 be revised to read as follows: Restaurant uses within Phase 1 b shall be limited to a maximum of 23,500 square feet of Gross Leasable Area (GLA) which is to include the outdoor dining. Amendment to ADR 2005-026 & Resolution No. 6562 Westfield Phase 1 b May 12, 2009 - page 3 PLANNING COMMISSION ACTION The Planning Commission should direct staff to convey the Commission's recommendation and comments to the City Council for consideration. If any Planning Commissioner, or other interested party has any questions regarding this matter prior to the May 12, 2009 public hearing, please contact Lisa Flores at (626) 574-5445 or Iflores@cLarcadia.ca.us. Approved by: sarna mmunity Development Administrator Attachments: 1. City Council Resolution No. 6562 2. CEQA Document - Notice of Exemption 3. Request from Westfield dated March 23, 2009 4. Traffic and Parking Report dated March 4, 2009 Amendment to ADR 2005-026 & Resolution No. 6562 Westfield Phase 1 b May 12, 2009 - page 4 Attachment No. 1 RESOLUTION NO. 6562 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA APPROVING ARCHITECTURAL DESIGN REVIEW ADR 2005-026 FOR THE EXPANSION OF THE WESTFIELD SHOPPINGTOWN - SANTA ANITA (PHASE 1b) AT 400 SOUTH BALDWIN AVENUE. WHEREAS, in 2005 Westfield Corporation, Inc. submitted plans for architectural design review ("ADR 2005-026") for an approximately 100,800 square foot retail expansion and a subterranean two-story parking structure to accommodate 783 vehicles at the Westfield Shoppingtown-Santa Anita, more commonly known as "Phase 1 b"; and WHEREAS, on February 27, 2007 the Planning Commission reviewed ADR 2005-026 and the Planning Commission voted to recommend to the City Council approval of the architectural design therein, subject to the conditions recommended by the Development Services Department. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA DOES HEREBY RESOLVE AS FOllOWS: SECTION 1. That the factual data submitted by the Development Services Department in the staff report is true and correct. 6562 SECTION 2. The City Council finds: 1. That the location, configuration and architectural design and the proposed materials and colors of the proposed expansion and parking structure of ADR 2005-026 are visually harmonious with the existing mall buildings and with the site; 2. That the design for the proposed expansion will enhance the existing mall and create a positive physical image and environment; 3. That the height, massing and configuration of the expansion are in scale with the existing mall; 4. That an Environmental Impact Report ("EIR") was prepared for the expansion of up to an additional 600,000 square feet to the Westfield Shoppingtown-Santa Anita Mall. The EIR was certified by the City Council on September 5, 2000; 5. That an EIR Addendum was prepared for ADR 2005-026 in January 2007 and approved under Resolution No. 6561 concurrent herewith; and 6. That the City Council has independently reviewed and considered the EIR and EIR Addendum, which were prepared pursuant to the requirements of the California Environmental Quality Act ("CEQA") (collectively referred to herein as the Project's "CEQA Documentationll), the 2 6562 Administrative Record, the Staff Report (which includes recommended findings), and the draft resolutions for final action on ADR 2005-026. SEeTIN 3. That for the foregoing reasons, the City Council approves the proposed architectural design review (ADR 2005-026) subject to the conditions set forth below. CONDITIONS The terms "developer", "applicant", "owner", and "Westfield" shall be deemed to refer to the applicant for approval of ADR-026 and all successors in interest. 1. No building permit for any construction on the Property shall be issued unless all of the conditions hereof have been complied with or assurances satisfactory to the Development Services Director have been made to insure that all such conditions will be fulfilled. 2. Prior to the issuance of the first certificate of occupancy for the first retail building, the Developer shall provide (a) proof of issuance of a Caltrans Permit for the construction of the mitigation measure established for the intersection of Foothill Boulevard at Baldwin Avenue West (original Mitigation Measure 7.2.a) or (b) evidence of a completion bond in an amount and form and with a surety approved by the Development Services Director as sufficient to pay for the improvement; provided, however, that if 3 6562 within two years after issuance of a building permit for Phase 1 b, Caltrans fails to issue a permit for the improvement, the City may direct the Applicant to contribute the then current cost of the improvement into a City fund for alternative transportation mitigation improvements in the City's sole and absolute discretion, which payment shall be in addition to and not in lieu of any and all other mitigation measures. In this event, this condition shall be deemed satisfied upon payment of the improvement costs into the City fund. 3. Prior to the issuance of the first building permit for the first retail building, the developer shall pay to the County the cost for the construction of the northbound right turn lane in-lieu of construction for the intersection of Huntington Dr. at Rosemead Blvd. (original Mitigation Measure 7.2.c). The County will incorporate the improvement into their project to widen the intersection. 4. Prior to the issuance of the first building permit for the first retail building for Phase 1 b, the developer shall pay to the City: a. A Transportation Impact fee based on the adopted program for Phase 1 b; and b. The outstanding payment, previously required but not paid, for Phase 1 a's "fair share" of area-wide traffic improvements 4 6562 identified in the City's Transportation Master Plan on a pro-rata "fair share" basis (Le., "nexus" formula). A nexus study to determine "fair share" responsibility for Phase 1 a shall be prepared by a consultant approved by the City and paid for by the project applicant. 5. Prior to issuance of the first building permit for the first retail building for Phase 1 b, a $50,000 bond or other security as approved by the City Attorney shall be placed in escrow with the City to be used to monitor and address any neighborhood cut through traffic that results from the proposed project. 6. Any use of the Property which is otherwise subject to the Conditional Use Permit provisions of the City's Zoning Ordinance shall require a conditional use permit; provided, however, a conditional use permit shall not be required for uses within Building Area C [mall area] as shown on the Zoning/Design overlay site plan submitted with the 2000 EIR. 7. Phase 1 b shall be an open-air project with open courtyards and landscaping as indicated on Sheet 14 of the Design Review submittal dated November 15, 2006. 8. Materials utilized in Phase 1 b for the buildings and parking structure shall be of the materials palette included in the Sheet 15 of the 5 6562 Design Review submittal dated November 15, 2006 and as indicated in all elevations and sections (Sheets 9 through 13). 9. Restaurant uses within Phase 1 b shall be limited to a maximum of 10,000 square feet of Gross Leasable Area (GLA). 10. All signs shall be subject to the Municipal Code, except that the following shall be applicable: a. No new freestanding center identification signs or multi- tenant monument signs are permitted for Phase 1 b. Single-sided monument signs shall be only allowed for restaurants/eating establishments containing 5,000 sq. ft. or more and that have public entrances from the exterior of the shopping mall. Said signs shall be allowed on the perimeter of the shopping mall structure or open-air mall area and located within planter areas. The total square footage of each sign shall not exceed 36 square feet. b. Flat, Plexiglas illuminated signs and internally illuminated plastic-faced cabinet signs are prohibited. (Resolution No. 6245) c. Wall signs on the exterior of the shopping mall structure shall be restricted to anchor stores containing 25.000 square feet or more. major restaurants/eating establishments containing 5,000 sq. ft. or more, theaters/cinemas and a food market. Said signs shall 6 6562 comply with the City's Zoning Ordinance in regard to allowable square footage. Tenant signs facing on the open-air courtyard area and not exposed to the public right-of-way shall be excluded from this provision. d. All new signage shall be subject to further design review and approval by the Development Services Director through the Sign Design Review process. 11. Final landscape plans in substantial compliance with the conceptual plans included on Sheet 14 of the Design Submittal dated November 15, 2006, shall be prepared by a registered landscape architect and shall be submitted to and approved by the Development Services Director before any building permit is issued for any part of the project. In addition to substantial conformance with the conceptual plan submitted as Sheet 14, said plans shall include or be in conformance with the following, without limitation: a. In addition to the landscaping required in Section 11 above, three (3) percent of the parking areas shall be landscaped and the planting beds and trees shall be distributed evenly througho.ut the entire parking area adjacent to Phase 1 b from the new buildings to the existing berms along Huntington Drive and Baldwin Avenue. 7 6562 Landscaping shall not be concentrated in only one (1) portion of the parking area, but dispersed throughout the parking lot. No planting area or island shall have an average width of less than three (3) feet. The planting areas or islands shown on the landscaping plans must be drawn to scale and the plants shall be clearly designated and labeled. A continuous six (6) inch raised concrete curb shall surround all planting areas or islands. The required landscaped buffer areas adjacent to Huntington Drive and Baldwin Avenue as well as the redesigned landscaping at the southerly entrance of Baldwin Avenue shall not be considered as part of the three (3) percent "landscaping" of the parking areas. Where a parking area abuts the buildings on the Property, the border plantings adjacent to those buildings shall not be considered as part of the landscaping of parking areas. b. The solid exterior walls of the mall and in the courtyard areas shall include decorative landscaping and treatment as shown on the submitted elevations in the Design Submittal dated November 15, 2006 and subject to the approval of the Development Services Director. c. To facilitate the processing of landscaping plans, a plant list shall be prepared giving the botanical and common names of the 8 6562 plants to be used, the sizes to be planted (e.g. 1, 5 or 15 gallon containers) and quantity of each. The plants should be listed alphabetically and assigned key numbers to be used in locating the plants on the plan. d. All new landscape materials shall be of a size and quality in scale with the project. All new trees shall be a minimum of 36" box. All new shrubs shall be a minimum five (5) gallon in size. 12. The owner of the Property shall provide adequate security personnel for the protection and control of persons and property on the site. A security plan shall be submitted to and approved by the City of Arcadia Police Chief prior to the issuance of the first building permit for all new buildings on the Property (including the parking structure). The owner of the property shall at all times adhere to the approved security plan. Any material modifications of the security plan shall require the approval of the Police Chief, which shall not be unreasonably withhe,ld. 13. Final plans for the proposed parking structure layout shall be subject to review and approval by the City Engineer prior to the issuance of the first building permit for the parking structure and shall address the issues of adequate turning radii, driveway aisle widths and turning movements into and out of the circulation ramps for standard passenger 9 6562 cars. 14. Interior lighting for the parking structure and all new exterior lighting shall be included on the final plans for review and approval by the Police Chief. Exterior lighting other than safety and/or security lighting shall , only be in operation until one hour after operating hours to the extent feasible. 15. There shall be a maximum of three (3) Pavilions (Kiosks) located in the open plaza areas of the project. The final design shall be subject to review and approval by the Development Services Director or his/her designee based on the following criteria: a. Kiosks and cart designs may be animated in nature and shall serve to accentuate the architectural and aesthetic finish of the building facades. b. Individual kiosks may vary in total area; however, no one (1) kiosk shall exceed 150 square feet in area as shown on the submitted plans. c. Kiosks and carts shall be designed to be weatherproof and shall have illumination integrated into the design. d. The uses permitted with the kiosks and carts shall be consistent with Section 2 of Paragraph 16 of Resolution No. 6199 10 6562 dated October 3, 2000. e. There shall be a minimum unobstructed distance between kiosks, and between kiosks and portable carts, of 15'-0" or as required by the State Building Code. Kiosks and portable carts shall be harmonious in design. 16. Any floor area within the open common area(s) devoted to portable carts (not kiosks) shall not be subject to the City's Zoning Ordinance for providing off-street parking spaces. 17. Westfield LLC shall continuously maintain a list of all current operators of kiosks and portable carts throughout the mall for business licensing purposes. This list shall promptly be furnished to the City Development Services Department upon request. 18. Prior to the issuance of the first building permit for the first retail building, the City Engineer shall review and approve all striping, signage, traffic control plans and on-site vehicular and pedestrian circulation. 19. Prior to the issuance of the first certificate of occupancy for the first retail building, the intersection of the Gate 8 Racetrack access road and the Westfield Mall ring road shall be reconstructed to an alignment in substantial conformance with the alignment depicted on Sheet 3 of the Architectural Design Review package with no reduction in the number of II 6562 lanes exiting onto Baldwin Avenue. The final ali~nment shall be reviewed and subject to approval by the City Engineer. 20. Prior to the issuance of the first certificate of occupancy for the first retail building, ramp access and ADA clearance shall be upgraded or constructed at the intersections of Gate 9 & 10 (the two southernmost entrances to the Westfield Santa Anita mall from Baldwin Avenue). 21. The following conditions shall be complied with to the satisfaction of the Public Works Services Director: a. The City of Arcadia shall transfer ownership, and Westfield shall accept ownership, of the 12-inch water main that currently circles the existing mall to Westfield. All modifications made to the existing water distribution main, fire hydrant assemblies, and fire service connections shall be made according to existing City of Arcadia Public Works Standards. b. Water service for Westfield shall be metered at two locations where existing pipeline enters Westfield - at the northwest corner of the property near the Gate 8 entrance to the racetrack and the southwest corner of the property east of Fire Station 106. The City's Public Works Services Department (PWSD) will provide and install two fully equipped metering vaults and two backflow 12 6562 preventers. PWSD will provide full future maintenance of metering vaults, Westfield shall provide future maintenance of the backflow preventers under PWSD inspection, at the cost and expense of Westfield. c. The maintenance, repair and relocation of the existing water main, and the installation of any fire hydrants required shall be entirely undertaken by Westfield and at the expense of Westfield. d. New fire sprinkler systems shall be installed by Westfield as required by the Arcadia Fire Department. Backflow preventers on the fire sprinkler systems shall be double check detector assemblies. Backflow preventers on any proposed irrigation system shall be installed by Westfield as required by the Uniform Plumbing Code. e. Inspection of the water main relocation and new water mains, water services, fire services and irrigation services shall be done by the City's Public Works Inspector. 22. The applicant shall submit to the Development Services Director for his/her approval prior to the issuance of the first building permit for the first retail building an on-site vehicular access and circulation plan that proposes, at the easterly perimeter of the subject property, direct vehicular and pedestrian connections between the Westfield Santa Anita 13 6562 Mall and the Santa Anita Racetrack property. The location of the pedestrian access shall be as shown on Sheets 3 and 4 of the Design Review Submittal dated November 15. 2006. The vehicular connection shall be located along the easterly perimeter of the Westfield property in the general location of the existing aisle way that runs perpendicular to the southerly portion of the ring road (existing three-legged intersection controlled by a stop sign). The final location for the vehicular connection shall be determined by the Development Services Director. The applicant shall complete all improvements in accordance with City approved plans. 23. Prior to the issuance of the first building permit for any retail project on the adjacent Santa Anita Racetrack property, the applicant shall execute a reciprocal access agreement with the adjacent property owner to the east for a common vehicular connection and a common pedestrian connection at locations approved by the Development Services Director. 24. Prior to the issuance of the first building permit for any retail project on the adjacent Santa Anita Racetrack property, the developer shall submit a bond in a form and amount and issued by a surety approved by the City Attorney for the roadway, sidewalk and other improvements on the Westfield property necessary to construct the vehicular and pedestrian connections between the two adjacent properties. 14 6562 25. Prior to the issuance of the first building permit for the first retail building, the following conditions shall be completed to the satisfaction of the Fire Chief: a. Access to and around structures during construction shall be maintained. A plan shall be submitted outlining all emergency access routes during and after construction. In addition, a detailed excavation plan shall be submitted and subject to approval of, but not limited to, emergency access and water supply. b. An emergency egress plan shall be submitted for affected portions of the existing Mall during and after construction. 26. Prior to the issuance of the first Certificate of Occupancy for the first retail building, the following conditions shall be completed to the satisfaction of the Fire Chief: a. The basement parking level shall be provided with a smoke removal system for underground firefighting operations. b. The parking structure entrance height shall be designed for access by paramedic ambulances, as determined and approved by the Fire Chief. c. All new retail space and the parking structure shall be interconnected to the existing fire alarm panel. 15 6562 d. All existing fire hydrants and fire department connections in the expansion area shall be relocated to locations approved by the Fire Chief. Additional fire hydrants shall be provided as required by the Fire Chief. e. On-site Class I standpipes shall be required at approved locations as required by the Fire Chief. f. The dumpster location within the parking structure shall have an adequate clear perimeter space for firefighting operations and dumpster removal. In addition, the dumpster location shall have adequate ventilation for firefighting operations. g. All elevators, including service elevators, shall be provided with the length, width and weight capacities. h. An acceptable method of radio communication within both the existing Mall and expansion areas shall be provided and approved by the Fire and Police Chiefs. i. Pre-Fire Plans, in a format approved by the Fire Chief, shall be prepared for the entire Mall, including without limitation the new expansion, outlining the hydrant locations, fire department connections, standpipes, fire alarm panels, smoke evacuation fans, and other points of interest as required. 16 6562 j. Prefixed ladders shall be placed at locations approved by the Fire Chief on the parapet walls that lead down to the roof. These ladders shall be capable of supporting a SOO-pound live load. An agreed upon exterior marking on the structure shall be provided on the exterior of the building and visible, designating these interior parapet ladder locations. k. The drop-off-area access at the front of the expansion shall be a minimum of 20 feet in width and provide a minimum weight capacity of 70,000 pounds apparatus access. /. Knox boxes shall be provided for access to any restricted areas, including exterior entrances and individual units. m. Westfield's existing public address system shall be connected to the expansion areas. n. Standby power must be supplied for emergency lighting and the public address system. 27. A Tenant Coordinator and Project Manager shall act as a liaison between the Police Department, Fire Department, Development Services Department, Public Works Services Department, and all tenant contractors throughout the duration of the construction project. A location will be established for all City inspectors and other contractors to 17 6562 coordinate inspections and meet with the Tenant Coordinator and Project Manager. The location shall be provided on plans submitted for building permit. 28. No amplified live entertainment shall be permitted in the outdoor areas of the Mall. 29. The project and the site shall be developed in compliance with the Americans with Disabilities Act (Title 24) including direct connectivity with the adjacent right-ot-ways, Le., Baldwin Avenue and Huntington Drive. 30. The developer shall defend (with legal counsel acceptable to the City), indemnify and hold harmless the City, its agents, officers, and employees from any and all claims, actions, and/or proceedings against the City and/or its agents, officials, officers, and/or employees to attack, set aside, void or annul (i) this ADR approval, or (ii) the certification ot the EIR Addendum in conjunction with this ADR approval, or (iil) any decision, action or failure to act by the City with respect to this ADR application. 31. The City must promptly notify the developer ot any claim, action, or proceeding and the City shall cooperate reasonably in the defense. If the Gity fails to promptly notify the developer of any claim, action or proceeding, or if the City fails to cooperate reasonably in the defense, the developer shall not thereafter be responsible to defend, 18 6562 indemnify, or hold harmless the City. 32. The developer shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this approval and/or CEQA related action. Although the developer is the real party in interest in an action, the City may, at is sole discretion, participate in the defense of the action, but such participation shall not relieve the developer of any obligation under this condition. 33. The applicant shall provide staffing to monitor the pick-up and drop-off area on the west side of the Mall for the first 30 days following the opening of Phase -1 b or through January 15 if the first thirty days falls within the month of December. At the conclusion of the staffing period, the applicant. shall have an additional ninety (90) days to make any modifications to the operation of the pick-up and drop-off area as they deem necessary to ensure there are no queuing or traffic conflicts. At the conclusion of this ninety (90)-day period, the Development Services Director shall review the proposed operations plan for the pick-up and drop- off area as recommended by the applicant. The applicant shall incorporate and continuously implement any and all modifications to the operations plan as deemed necessary by the Development Services Director. 19 6562 SECTION 4. The City Clerk shall certify to the adoption of this Resolution. Passed, approved and adopted this 1 ST day of May. 14i h~ I(~ Mayor of the Ci y of rcadia ATTEST: ~le~ /./f?... ->--- APPROVED AS TO FORM ~p~ Stephen Deitsch City Attorney 20 6562 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS CITY OF ARCADIA ) I, JAMES H. BARROWS, City Clerk of the City of Arcadia, hereby certifies that the foregoing Resolution No. 6562 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said Council held on the 1 st day of May, 2007 and that said Resolution was adopted by the following vote, to wit: AYES: Councilmember Amundson, Chandler, Harbicht, Wuo and Segal NOES: None ABSENT: None ~ --flA c - ity Clerk of the City ofArcadia 21 6562 Attachment No.2 NOTICE OF EXEMPTION TO: o Clerk of the Board of Supervisors FROM: City of Ah"c.Jia Development Services DepartmentJPlanning 240 W. Huntington Dr. P.O. Box 60021 Arcadia, CA 60021 or [81 County Clerk 1. Project Title: Amendment to Architectural Design Review 2005-026 and Resolution No. 6562 2. Project Location - Identify street address and Westfield Santa Anita Mall cross streets or attach a map showing project site 400 S. Baldwin Ave (preferably a USGS 15' or 7 112' topographical Arcadia, CA 91006 map identified by quadrangle name): 3. (a) Project Location - City: . Arcadia (b) Project Location - County: Los Angeles 4. Description of nature, purpose, and beneficiaries An amendment to one of the conditions of approval in of Project: Resolution No. 6562 for the approved Phase 1B expansion to increase the restaurant space from 10,OpO square feet to 23,500 square feet. The proposed change does not increase the total square footage approved for Phase 1B because there would be an equal reduction in retail uses (i.e., 13,500 square feet of space previously slated for retail uses would be replaced with an equal amount of restaurant space). 5. Name of Public Agency approving project: City of Arcadia 6. Name of Person or Agency carrying out project: Lisa Flores, Senior Planner 7. Exempt status: (check one) (a) 0 Ministerial proj ect. (b) 0 Not a project. (c) 0 Emergency Project. (d) [gI Categorical Exemption. 15301 State type and class number: (e) 0 Declared Emergency. (f) 0 Statutory Exemption. State Code section number: (g) 0 Other. Explanation: 8. Reason why project was exempt: Minor Alteration to an Existing Facility. 9. Contact Person: Lisa Flores, Senior Planner Telephone: (626) 574-5445 10. Attach Preliminary Exemption Assessment (Form "A") before f1ling. Date Received for Filing: April 30. 2009 (1 Title Dtv\fl)'( ? 1t?lV\~ (Clerk Stamp Here) Notice of Exemption \City\2009 FORM "B" Attachment No.3 Nstfield 11601 Wilshire Blvd. 11 th Floor Los Angeles, CA 90025 T 310.478.4456 F 310.893.4780 March 23, 2009 Lisa Flores Senior Planner City of Arcadia 240 West Huntington Drive Arcadia, Ca. 9 I 066-6021 Re: Westfield Sallta Anita Dear Lisa: As you know, we submitted our application to modify condition #9 of Resolution #6562. The modification will increase the permitted restaurant use in Phase IB from 10,000 sq ft up to 23,500 sq ft. As discussed in the Fehr and Peers memo, the total GLA for the project will not change. The demand for restaurant space in this phase of the project has exceeded our initial expectation. This is, we believe, in response to the envirorunent being created by the architectural design, lush landscaping, water features and theatrical lighting. These features come together to create a very inviting and relaxing atmosphere attractive to the restaurant customer. Further, the current economic condition has caused the traditional apparel retailer to scale back their expansion plans. We currently have restaurant proposals pending with Panera Bread, Ruby Tuesday and Korean BBQ as shown on the attached lease plan. Each of the restaurant operators is excited about the opportunity to serve the Arcadia community. Your favorable consideration is requested. ~~n~~ V' e President Development --- -----;; -- ----I (I JS m"~, sum I INOCJ1SOCJON .~ , i I I ......':i. ~'tl2il9 .' ]nol~V~i'lNVAHS:ll I .. ~~j.otl! ... ._1:-,. ~I ~Ii i ! "'~"!l" i~~IL]ii 00) ~o ZO Wt"oI Q.. . 0"" 00 z>' c:(<( a::E ~ I i ~ I ji jl~f! f t i ~ i i~~ I [] [5J~DIj]I[j ~ Q\ 8 N . . '" I a ..... II ~ ~ ~ Attachment No.4 fP FFHR & PEERS TRANSPORTATION CONSULTANTS RECEIVED MAR 1 2 2009 MEMORANDUM PLANNING SERVICES Date: March 4, 2009 To: Jason Kruckeberg. City of Arcadia Copy To: John Healy, Westfield Corporation, Inc. From: Pat Gibson Julie Kentosh Subject: . Parking Impacts of Phase 1 B Westfield Santa Anita Center Project Ref: LA06-1831 Westfield is seeking a modification to one of the conditions of approval for the approved Phase j B expansion now under construction at Westfield Santa Anita center. Westfield would like to increase the restaurant space in Phase 1 B by 13,500 square feet more restaurant than was analyzed in the Addendum to the Environmental Impact Report for the project. This proposed change does not increase the total square footage approved for Phase 1 B because there would be an equal reduction in retail uses (Le., 13,500 sf of space previously slated for retail uses could be replaced with an equal amount of restaurant space). Fehr & Peers has conducted an assessment of the impact on both traffic and parking as a result of the proposed change to the approved restaurant condition for the Phase 1 B project. APPROVED EXPANSION As published in Chapter VIII of the Addendum to the Westfield Shoppingtown Expansion EIR, January 2007 (which has been attached to this memo as Appendix A for ease of reference), Phase 1 B of the previously-approved project would expand the Westfield Santa Anita center to include the following land Uses upon completion of Phase 1 B: . 1,290.746 square feet of gross leasable area (GLA) for Super Regional Shopping Center . 104,855 square feet of GLA for Fine/Casual Dining Restaurant . 3,014 seat Cineplex This represented an addition of 115,000 sf of GLA in the following land uses for the approved Phase 1 B: . 105,000 square feet of GLA of retail space . Up to 10,000 square feet of GLA of restaurant space 201 Santa Monica Blvd.. Suite 500 Santa Monica. CA 90401 (310) 458-9916 Fax (310) 394-7663 www.fehrandpeers.com Jason Kruckeberg, City of Arcadia Copy To: John Healy, Westfield Corporation, Inc. March 4, 2009 Page 2 tp FEHR & PEERS JIUtrlHtlRlAtlON <:I'UI~UL'AN1S PROPOSED MODI FICA TION The proposed modification to Phase 1 B of the approved project includes a shift of 13,500 square feet of GLA from retail space to restaurant space. With the modified restaurant condition, the site would include the following land Uses upon completion of Phase 1 B: . 1,277,246 square feet of GLA for Super Regional Shopping Center . Up to 118,355 square feet of GLA for Fine/Casual Dining Restaurant . 3,014 seat Cineplex Thus, Phase 1 B with the modified restaurant condition would add 115,000 sf of GLA as follows: . 91,500 square feet GLA of retail space . Up to 23,500 square feet GLA of restaurant space The following paragraphs analyze the ramifications of the proposed change. TRAFFIC IMPACTS Table 4 of the traffic impact repore summarized the trip generation for the proposed project. Phase 1 B was projected to add 176 new trips to the street system in the afternoon peak hour. The trip generation calculation was based on the amount of "regional shopping center" floor area plus the number of cinema seats in each phase of the development. Nowhere in the calculation is the amount of restaurant space discussed. This is because the project "fits. within the definition of a regional shopping center. The Urban land Institute and the International Council of Shopping Centers define a regional shopping center as a collection of land uses where at least 80% of the uses within the project are retail uses. For purposes of a regional shopping center, non-retail uses are defined by Urban land Insitute and the International Council of Shopping Centers as restaurant, entertainment, cinema and .office uses. When the amount of restaurant, entertainment, cinema, and office space exceeds 20% of the total square footage of the project, that project should be considered a mixed-use development rather than a regional shopping center. Even with the proposed change to Phase 1 B, Westfield Santa Anita would contain only 13% non- retail uses ([118,355 of restaurant + 73,938 of cinema] / 1,469,539 total sf = 13.1 %) and therefore the trip generation rates for a regional shopping center still apply to the modified Phase 1 B project. Thus, the change to Phase 1 B restaurant space would not change the trip generation of the project, and therefore the conclusions of the FEIR would still be valid. 1 Traffic and Parking Analysis for Westfield Santa Anita Expansion Project. Fehr & Peers, December 2006 pg. 25 ................... I \ Jason Kruckeberg, City of Arcadia Copy To: John Healy, Westfield Corporation, Inc. March 4, 2009 Page 3 fP FEHR & PEERS IIIA~SI'OM tAl lOll! lONSUl TAN'~ PARKING IMPACTS Pre-Phase 1 B EXDansion Conditions The parking analysis conducted for the January 2007 Addendum used the Urban Land Institute Shared Parking model to analyze the parking demand patterns at the center. The model was calibrated to replicate the existing peak parking demand of 6,610 spaces during a mid-day peak hour of a Saturday in the peak month of December. This peak demand was counted at the site with Phase 1A open and in full operation. ADDroved Phase 1 B Parkina Conditions As approved, Phase 18 would provide a total of 6,204 parking spaces to support the'expanded center. This represents a parking surplus of 460 spaces when compared to the 5,744 spaces required by City code. This would remain the same with the modified restaurant condition. The Urban Land Institute Shared Parking model calibrated for steady state conditions estimated that the approved Phase 18 would generate a peak parking demand of 6,849 spaces (Table 1) on a Saturday in December. This demand represents the busiest hour of t,he year at the project. Analysis of monthly parking demand over the course of a year suggested that the proposed parking supply of 6,204 spaces would satisfy the peak parking demand for every month of the year except December (Figures 1 and 2). Figures 1 and 2 also show that the parking demand during all months of the year from January through November would have more than sufficient parking to meet the demand. In fact, during most days of the year there will be more than 1,000 empty spaces in the center's parking supply. Therefore, the proposed parking supply of 6,204 spaces would be sufficient to meet the demands of the center plus the approved Phase 18 parking demand on all but December Saturdays. These four peak days of the year would require that an off-site employee program, as proposed by the applicant and set forth in the approved FEIR, be continued in order to meet the total parking demand during the holiday season. The demand analysis was performed with the modified restaurant condition to determine the adequacy of the parking supply. As a result of the additional restaurant space, the site is expected to generate a peak parking demand of 6,932 spaces on a Saturday in December (Table 2), which represents an increase of 83 spaces over the level predicted in the original project. Again, this is the parking demand expected during the busiest hour of the year on a December weekend. Analysis of parking demand over the course of a year suggests that the parking supply of 6,204 parking spaces would satisfy the parking demand of the Phase 18 project with the modified restaurant condition during every month except December (Figures 3 and 4). Under the modified condition, the project would continue to have over 1,000 empty spaces on all weekdays of the year except December and it would have hundreds of empty parking spaces an all weekend days except December. For example, Table 3 shows the hourly parking demand for the modified Phase 18 during the month of June, an average shopping month. On a June weekday, the peak parking demand never reaches 5,000 spaces which means that even with the additional restaurant space in place in Phase 18; the mall would still have over 1,200 empty parking spaces during the busiest hour of a June weekday. Jason Kruckeberg, City of Arcadia Copy To: John Healy, Westfield Corporation, Inc. March 4, 2009 Page 4 tp FEIIR & PEERS TJolAfIlSPtHi tAt rDH CONSUL fAN 15 Consistent with the approved FEIR, the applicant will continue an off-site employee parking program for weekends throughout December. The number of off-site employee parking spaces would increase by approximately 83 spaces due to the increased restaurant space. As stated in the FEIR, the applicant would share the holiday parking program with the City each year to demonstrate the availability of the necessary off-site spaces on an annual basis. CONCLUSION Westfield is seeking to modify a condition of approval for Phase 1 B leasing to increase the amount of restaurant space from 10,000 square feet to 23,500 square feet - an increase of 13,500 square feet. The amount of retail space in Phase 1 B would be reduced by the requested 13,500 square feet so that there is no net increase in total square footage for Phase 1 B, The shift from retail to restaurant would not affect the trip generation of the project and therefore the traffic conclusions of the FEIR remain valid. As was the case with the approved Phase 1 B project, the proposed parking supply of 6,204 parking spaces would satisfy the parking demand of the Phase 1 B project with the modified restaurant condition at all times of the year except December weekends, during which the applicant would continue its off-site employee parking program, as described in the approved FEIR. The change of restaurant space allocation would represent an increase of approximately 83 parking spaces during the busiest hour of the year (Le., December weekends). However, even with this increased parking demand, the proposed 6,204-space supply would still have over 1,000 empty parking spaces on most days of the year. The proposed supply would be adequate to meet the weekday parking demand during the December peak shopping period. Indeed, the only times of the year when demand would exceed supply would be the weekends in December, which is the same conclusion reached for the approved Phase 1 B. Therefore, the approved parking supply of 6,204 spaces would satisfy the parking demand of the Phase 1 B project with the modified restaurant condition, and the conclusions of the EIR are still valid. The applicant would continue to confirm with the City its off-site holiday parking program each year. 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(')_ U) ~~~"~!;t!!,~ co ('Ii..... (')1..... 11) i <5 i I .! ~I I l I ~IH'i~~!~~!!!. ~ "'(\1. ('),... lli l~~i~ie~~!.m .('1,1 (1')..... "'It li~~~~~~!.'" rr:lC'/ ('1)_ ..,. lil!:~~lll;!:UI lil N (\I co ('Ii ~--I:: I U) l ~ ~ ~ ~ ~I;! gj!!! ' ~ -C\i,.. ,nor: &n l~~~~:l:~~~.~ ~N _ (f)..-..,. !~~~~.,~~.~ ....,... N_ C? ~5~~~.,!Ji~.m <> - . -~ '" ! illl ' ~ . '!);;I' ~ ~~iii,~, .~1li.;; ... ~~~,lD..~~.~ .... ~ 81 i . . 81 il , S ... ' ~n ~~~~,~iii c3wa: Ii I Ii !E I ~ I "" I c ~ c z ! ~ ! !! ;j j ::! ~ ~ ~ ~ ~ w ill c " ~ i ~ :I: ~ ~ ~ ~ ~ c " o i " ~ OJ ." ~ ~ddl ::; ~ ~ II ::; :;) =ljM11m" :;) ~ w ~ ~ jj APPENDIX A: CHAPTER VIII OF THE ADDENDUM TO THE WESTFIELD SHOPPINGTOWN EXPANSION EIR, JANUARY 2007 VIII. PARKING ANALYSIS This chapter presents an analysis of the existing and future parking patterns at Westfield Santa Anita. PARKING CODE REQUIREMENTS The City of Arcadia parking ordinance for a retaillregional shopping center requires 4.75 parking spaces per 1,000 sf GLA. Using the City of Arcadia's definition of retail square footage for Westfield Santa Anita7, a total of 5,744 spaces would be required to accommodate the parking requirements for the existing center plus Phase 1 B. With the development of Phase 2, the total number of required parking spaces would be 6,698. Tables 12 and 13 show the calculation of Code requirements. Therefore, the current supply of 5,927 spaces on the Westfield Santa Anita site would not be adequate to accommodate the future land uses proposed under either of the expansion phases. The applicant will provide additional parking spaces to accommodate the increase in square footage. Phase 1 B development would add two levels of parking (ground plus one underground level) under the expansion portion of the shopping center. The total parking supply increase resulting from Phase 1 B construction would bring the on-site parking supply to 6,204, resulting in a parking surplus of 460 spaces when compared to City code requirements. The detailed parking planning for Phase 2 is expected to occur nearer to the time of the construction of this phase. Parking increases are expected to take the on-site parking supply to approximately 7,235 spaces, exceeding the City code by 537 spaces. 7 See Appendix A for a discussion of square footage definitions. 60 TABLE 12 SUMMARY OF PARKING CODE REQUIREMENTS AND PROPOSED SUPPLY WESTFIELD SANTA ANITA PHASE 1B PROJECT Land Use Size (sf) 1 Retail 1,290,746 2 Restaurant 104,855 3 Restaurant - Freestanding 0 4 Cinema 73,938 Less City Adiustment (260,168) Total city GLA 1,209,371 Total Spaces Required @ 4.75/1000 5,744 Total Spaces Provided 6,204 Surplus (Shortaae) 460 Notes: The City of Arcadia bases its parking requirements for regional shopping centers on the net square footage of the retail space. As per the City definition, net space credits a portion of the department store space and a lesser portion of the retail shopping center. TABLE 13 SUMMARY OF PARKING CODE REQUIREMENTS AND PROPOSED SUPPLY WESTFIELD SANTA ANITA PHASE 2 PROJECT Land Use Size (sf) 1 Retail 1,463,741 2 Restaurant 104,855 3 Restaurant - Freestanding 20,000 4 Cinema 110,000 Less City Adiustment (288,484) Total city GLA 1,410,112 Total Spaces Required @ 4.75/1000 6,698 Total Spaces Provided 7,235 Surplus (Shortaae) 537 Notes: The City of Arcadia bases. its parking requirements for regional shopping centers on the net square footage of the retail space. As per the City definition, net space credits a portion of the department store space and a lesser portion of the retail shopping center. EXISTING PEAK PARKING CONDITIONS Table 14 shows the results of a parking occupancy count conducted on Saturday, December 18, 2004 at 2:30 p.m. This day typically represents the busiest day of the year at regional shopping centers. The mid-afternoon peak hour is the target hour recommended by the Urban Land Institute (ULI) and the International Council of Shopping Centers (ICSe) for establishing the appropriate size of a shopping center's parking supply. On the peak day of the year, there were approximately 168 empty parking spaces in the 5,859- space on-site lot available in December 2004. The empty spaces were concentrated in the far northwest and southwest port,ions of the site. While there were other locations ~here single spaces were available, the cars moving in the aisles seeking a space outnumbered the available spaces and therefore the remainder of the lot could be considered completely full. In addition to the on-site lot, shopping center-related vehicles were parked in two off-site areas. There were 136 vehicles parked in the "tunnel" parking lot adjacent to Driveway D off Huntington Drive. These appeared to be a combination of employee and customer vehicles. There were also 783 vehicles parked in the employee off-site lot located at the Santa Anita Race Track. These employee parking spaces were served by a shuttle bus that delivered employees to/from a number of stops along the center's ring road. Thus the overall parking demand for the center on the busiest day of the year was 6,610 spaces. This parking demand represents an overall parking ratio of 4.88 spaces per 1,000 sf of development. ULI and ICSC found in national studies that the peak parking demand for shopping centers the size of this project was 4.5 spaces per 1,000 sf GLA. The parking demand ratio for Westfield Santa Anita is higher than the national average at least in part because the parking demand was measured during the first Christmas season that the new expansion of the center was open. The parking demand patterns at the center can be expected to decrease after the "newness" of the center expansion wears off and the traffic and parking patterns reach a more steady state. 63 TABLE 14 EXISTING PARKING DEMAND -- PEAK DAY TOTAL SUPPLY 5,859 EMPTY SPACES NW LOT -- JC PENNEY 102 SW LOT -- FIRE STATION .66 Subtotal (Subtract) 168 OFF-SITE DEMAND DRIVEWAY D LOT 136 RACE TRACK EMPLOYEE 783 Subtotal 919 TOTAL DEMAND 6,610 Parking Occupancy counts conducted at 2:30pm on Saturday December 18, 2004 SHARED PARKING ANALYSIS The City of Arcadia allows for reduction in required parking provisions through the use of a shared parking analysis for multiple land uses on one parcel. Shared parking is the use of a parking space by vehicles generated by two or more individual land uses without conflict or encroachment. The ability to share parking spaces is the result of two conditions: . Variations in the accumulation of vehicles by hour, by day or by season of the individual land uses . Relationships among the land uses that result in visiting multiple land uses on the same auto trip Urban Land Institute Shared Parking Model ULI sponsored a national study in 1984 that established a basic methodology for analyzing parking demand in mixed-use developments and developed averages for parking rates by land use. The national study was updated in 2004 by the ULI and the analysis presented in this report utilizes the latest data available from that update. Fehr & Peers/Kaku Associates staff served on the team that prepared that update. Shared Parkina Usina Calibrated ULI Model ULI established the demand ratio for a retail/regional shopping center with over 600,000 sf at 4.0 spaces per 1,000 sf of development on the weekday and 4.5 spaces on the weekend. The Certified EIR provided for shopping center uses as well as freestanding restaurants, a food court, and cinema components. While the food court is normally included in the retail square footage for parking generation purposes, the potential freestanding restaurants would generate the need for 18 spaces/1,000 sf and 20 spaces/1,OOO sf on the weekday and weekend, respectively. The cinema would generate the need for, 0.20 spaces and 0.27 spaces per seat on the weekday and weekend, respectively. 65 These national averages were used as a starting point to calibrate the ULI model to reflect conditions at Westfield Santa Anita. Table 15 shows the land use assumptions included in the parking analyses for the existing conditions, Phase 18, and Phase 2 of the development. Table 16A shows that the national average parking demand rates for retail, restaurant, and cinema were used in the calibration of the shared parking model. It was assumed that a portion of the visitors to the restaurant and the cinema would also be visiting the retail portions of the project and that therefore these were "captured trips" already accounted for in the retail parking demand. The analysis estimated the captive market for both restaurant and cinema at 25% - in other words, 75% of the customers to the restaurants and cinema came to the shopping center for that reason only and did not visit any of the other land uses in the project. T.hese captive market assumptions are well within the range of captive market measurements found in other mixed- use developments as described in the ULI research8. As shown in Tables 14A and 148, the shared parking model is calibrated to the existing peak day conditions at Westfield Santa Anita in that the model results match the actual parking occupancy counts of December 18, 2004. Table 168 shows that the calibrated model indicates a peak parking demand of 6,610 spaces, matching the actual count of 6,610. As mentioned above, the December 18, 2004 counts represent "Opening Day" conditions for Phase 1A expansion and therefore these parking demand rates can be expected to decrease as the travel patterns to the new stores and restaurants stabilize. Table 17A shows the input assumptions for the existing shopping center assuming that the restaurant and retail demands decrease by only 5%. Under these assumptions, Table 178 shows that the "Steady State" peak parking demand for the existing project can be expected to reach 6,296 spaces on the peak day of the year. Phase 1 B Shared Parkina Demand Using the model calibrated for steady state conditions at the center, the center with Phase 18 development would generate a peak demand of 6,849 spaces (Tables 18A and 188). This is the amount of parking demand that can be expected on the peak day of the year. 8 Shared Parking in Mixed Use Developments, Volume 2, Urban Land Institute, 2005 66 TABLE 15 LAND USE BY DEVELOPMENT PHASE EXISTING PHASE1B PHASE 2 TOTAL LAND USE ADDED SUBTOTAL ADDED BUILDOUT RETAIL 1,185,746 105,000 1,290,746 172,995 1.463,741 RESTAURANT 94,855 10,000 104,855 0 104,855 RESTAURANT - FREESTANDING 0 0 0 20,000 20,000 CINEMA (sf) 73,938 0 73,938 36,062 110,000 (seats) 3,014 0 3,014 1,486 4,500 TOTAL 1,354,539 115,000 1,469,539 229,057 1,698,596 NOTE: Existing sf includes Phase 1A ~ ~ j I~ ~'g ~l ~I I.. ~;I .II !... ... j r t. J ... l ... ! ~ I ~ 1')~8l8l;;~:!~~o1j; !!c!.,.-.-r--NN U')~ CD li'lllrs888lD2 jlol:J":":":":oo~il ~ ~i!! ~..::E881!!81!!8 !~c... . . . . . . It N....OC-O....O..- J~~... N'" ~ 1~1~~:!lll~"'~~o !t.&ri"'CON ~~ 1!'IlI!~~~~~~ ;:lc ~~ oOJ~q t!! ~ eo: i~!~~~~~~ w II. l!~~~~ln :)~:n~U! Q Ja5l5l~8l'lo 1111::::::: ;:z /2.":":0":0": i ~ ~ ~ I II. 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Again these numbers represent the peak parking demand for a weekday and a Saturday in each month and in most cases these peak demands would occur for only one hour of the day. The proposed Phase 18 parking supply of 6,204 spaces, for example, would satisfy the peak parking demand for every month of the year except December. The proposed parking supply would require that an off-site employee parking program be continued during December weekends in order to meet the total parking demand during the holiday shopping season. Figure 17 shows the hourly parking patterns for December conditions. Phase 2 Shared Parkina Demand The Phase 2 development would require a parking supply of 7,913 spaces (Tables 20 A and 208) in order to meet the parking demand on the busiest day of the year. A review of the parking demand patterns in Table 19 shows that an on-site parking supply of 7,235 spaces would meet the peak parking demand for all months of the year except weekends in December. 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" i , c 1 J I i t ....I ~ j I? 1 . . .c 11.111 .II 0::11; ~ J ... $ TABLE 21 SHARED PARKING SUMMARY PHASE EXISTING EXISTING PHASE1B PHASE 2 OPENING DAY STEADY STATE BUILDOUT ISUPPL Y I 5,859 I 5,859 I 6,204 l 7,235 I I TYPICAL MONTH (MAY) DEMAND WEEKDAY 4,525 4,305 4,698 5,443 WEEKEND 4,945 4,713 5,125 5,960 TYPICAL MONTH SURPLUS (DEFICIT) , WEEKDAY 1,334 1,554 1,506 1,792 WEEKEND 914 1,146 1,079 1,275 PEAK MONTH DEMAND WEEKDAY 5,845 5,555 6,060 6,953 WEEKEND 6,610 6,296 6,849 7,983 PEAK MONTH SURPLUS (DEFICIT) WEEKDAY 14 304 144 282 WEEKEND -751 -437 -645 -748 Table 21 shows that with the mitigation measure to provide off-site parking for employees to accommodate the peak weekend parking demands in December of each year, the parking demand on weekends during the peak month of the year would be mitigated. The applicant implemented the off-site employee parking program during the peak weekends of December 2005. Under an agreement with Metro, the large parking garage at the Sierra Madre Villa Metro Gold Line station was used as the site for employee shuttle parking. The use of Gold Line parking supply is possible because the only time the off-site parking would be needed is during December weekends when this venue is lightly used. Other potential sites for off-site employee parking include surface lots in the vicinity of the shopping center including the Los Angeles County government office and the Arboretum along Baldwin, office parki~g lots along Santa Anita, and school parking lots throughout the community. PARKING MITIGATION The applicant should supply the City with an off-site parking management plan for each year identifying: . The number of off-site spaces required based on the amount of leased space within the shopping center . The location of the required number of parking spaces for that holiday period . Agreements with the owners of those spaces . A transportation plan identifying the shuttle operator and the hours of operation for those spaces located beyond walking distance The off-site parking management plan would require the approval of the City Engineer. 82