Planning Community Development Department Text Amendment to the

Planning & Community Development Department Text Amendment to the South Fair Oaks Specific Plan City Council January 25, 2016

South Fair Oaks Specific Planning & Community Development Department • Originally adopted in 1998 • Hospital uses are generally prohibited in the Specific Plan area HMH • Exception: > Hospital uses are allowed in designated Public/Semi-Public (PS) zoned properties through a Conditional Use Permit or a Master Development Plan > Currently, there are two sites zoned PS: § Huntington Memorial Hospital § Art Center 2 Art Center

Initiation of the Specific Plan Amendment Planning & Community Development Department • Council reviewed a Predevelopment Plan Review (PPR) for a new rehabilitation hospital located on Fillmore Street within the South Fair Oaks Specific Plan Area • Council Motion – Initiated in March 2015 > Consider amending the Specific Plan to allow hospital uses with an approval of a Conditional Use Permit > Directed staff to review the entire Specific Plan Area and determine whether a hospital use would be an appropriate use 3 Fillmore Station

Public Comments on Proposed Amendment Planning & Community Development Department • Community Meeting – August 27, 2015 > 15 people were in attendance > Participants were generally in support of the proposed amendment • Planning Commission Meeting – December 9, 2015 > 2 speakers spoke in favor of the proposed amendment 4

Staff Analysis of Specific Plan Amendment Planning & Community Development Department • Staff considered the following to determine whether allowing a hospital use with approval of a Conditional Use Permit was appropriate: > Existing land uses within the Specific Plan area > Intent of the Specific Plan > General Plan Goals and Policies > General Plan Land Use Designations > Community feedback 5

Existing Land Uses Planning & Community Development Department • Variety of existing medical- related uses within the Specific Plan (Huntington Memorial Hospital, various medical offices) • Other uses – restaurants, general offices, a few retail businesses, a public storage, and light industrial uses Existing Specific Plan Area Huntington Memorial Hospital Existing Medical Offices (outpatient) 6

Areas with Hospital Use Conditionally Permitted Planning & Community Development Department Hospital uses conditionally permitted Existing Specific Plan Area Huntington Memorial Hospital Future Specific Plan Area (Includes portions of Central District Specific Plan and other areas) 7

Intent of the Existing Specific Planning & Community Development Department • A district with an energetic mix of retail, medical facilities and other service-oriented businesses that would support and attract biomedical and technology-based companies • Over the years, the Specific Plan area actually developed with a variety of medical-related uses • Hospital use is consistent with the intended use for the Specific Plan 8

General Plan Goals & Policies Planning & Community Development Department • A hospital use may function as a jobs-oriented transitoriented development as it typically functions as an employment hub for the area > Policy 2. 4 – Job Choices > Policy 2. 6 – Transit-Related Land Uses > Policy 4. 4 – Transit Villages > Policy 11. 1 – Business Expansion and Growth > Policy 37. 2 – Medical Supporting Uses > Goal 37 – South Fair Oaks Avenue 9

General Plan Land Use Designation Planning & Community Development Department High Mixed Use (0. 0 -3. 0 FAR) Med Mixed Use (0. 0 -2. 25 FAR) Low Mixed Use (0. 0 -1. 0 FAR) R&D Flex Space (0. 9 FAR) Institutional Fillmore Gold Line Station Glenarm Power Plant 10

General Plan Land Use Designation Planning & Community Development Department • Mixed-Use designation > Intended to allow intermixing of housing with non-residential uses > Facilitates development adjacent to transit (transit-oriented development) § Hospital use is compatible use for a jobs-focused TOD and can be designed as pedestrian friendly > Does not prescribe specific development standards, but allows for developments to be: § Horizontally distributed within a district, block, or parcel § singular use on a parcel but all projects must be designed to enhance pedestrian-oriented streetscape 11

General Plan Land Use Designation Planning & Community Development Department • Upcoming Projects > Updates to all specific plans, establishing new zoning district and development regulations tailored to each Specific Plan area > Subsequent to the initiation of the Specific Plan Amendment, Art Center submitted a Master Plan application, which includes expansion of its South Campus > As these upcoming projects move through the process, further restrictions on the location of hospital uses may be appropriate - such as Lower Raymond Avenue (South of Fillmore Street) 12 Fillmore Street Lower Raymond Avenue Proposed Art Center South Campus

Overall Community Concerns Planning & Community Development Department • Concerns raised: > Potential traffic impacts, existing FAR limits, and location of hospitals along Raymond Avenue • Proposed amendment > General Plan does not limit the development within the Mixed-Use designations to residential mixed-use developments; but instead encourages a range of uses that promote transit use > Conditional Use Permit process allows for thorough evaluation of potential impacts on a case-by-case basis and can encourage design that promotes pedestrian environment and transit use > Most importantly, in order to approve a Conditional Use Permit, it must be found that the design, location, operating characteristics, and size of the proposed use would be compatible with the existing and future land use 13

Planning Commission Advisory Review Planning & Community Development Department • Planning Commission meeting on December 9, 2015 > Required findings § Consistent with the goals and policies of the General Plan § Not detrimental to the public interest, health, safety, convenience, or general welfare of the City > Environmental review § Initial Study shows no significant impact with implementation of one mitigation measure (paleontological resources) – Draft Mitigated Negative Declaration prepared • Recommendation: > City Council to approve the proposed text amendment to the South Fair Oaks Specific Plan to allow hospital uses with a Conditional Use Permit within the Specific Plan Area (unanimous vote) 14

Recommendation Planning & Community Development Department • Adopt the Mitigated Negative Declaration • Adopt the findings of consistency • Adopt the resolution approving the text amendment to the South Fair Oaks Specific Plan to allow hospital uses with an approval of a Conditional Use Permit • Direct the City Attorney to prepare an ordinance within 60 days amending Section 17. 35. 030 of the Zoning Code 15

Planning & Community Development Department Text Amendment to the South Fair Oaks Specific Plan City Council January 25, 2016

Map of Specific Plan Boundary Planning & Community Development Department Existing Specific Plan Area Future Specific Plan Area (Expanded to include portions of Central District Specific Plan and other areas) 17

General Plan Land Use Designation Planning & Community Development Department High Mixed Use (0. 0 -3. 0 FAR) Existing Specific Plan Area Med Mixed Use (0. 0 -2. 25 FAR) Future Specific Plan Area Low Mixed Use (0. 0 -1. 0 FAR) Institutional R&D Flex Space (0. 0 -1. 25 FAR) Low Commercial (0. 0 -1. 0 FAR) Med Commercial (0. 0 -2. 0 FAR) 18 (Expanded to include portions of Central District Specific Plan and other areas)

Zoning Designation Central District Planning & Community Development Department Subdistrict 6 (CD-6) Public, Semi-Public (PS) Industry, General (IG) Industry, General, Alcohol Overlay 2 (IG AD-2) Industry, General, Height Limit Overlay (IG HL-56) Planned Development 5 (PD-5) Single-Family Residential 6 (RS-6) Multi-Family Residential Height Limit 1 (RM-32 HL-1) Central District Subdistrict 1 (CD-1) 19 Existing Specific Plan Area Future Specific Plan Area (Expanded to include portions of Central District Specific Plan and other areas)

Huntington Memorial Hospital Planning & Community Development Department Proposed Boundary Existing Boundary HMH 20

Allowed Medical Uses in the Specific Planning & Community Development Department • Allowed Medical Uses in the Specific Plan > Medical Offices (out-patient only) • Allowed Medical Uses in the Specific Plan, but only west of Fair Oaks and south of Hurlbut St: > Life/Care Facilities > Medical Services – Extended Care • Not Allowed Medical Uses in the Specific Plan > Medical Services – Hospitals > Medical Services – Extended Care (in-patient, no surgical services or emergency care) > Life/Care Facilities 21

Definitions Planning & Community Development Department • Medical Land Uses: > Hospital: A facility providing medical, surgical, psychiatric, or emergency medical services to sick or injured persons, primarily on an inpatient basis. This use includes incidental facilities for outpatient treatment, as well as training, research, and administrative services for patients and employees. > Medical Office: An office or health facility providing health services including, without limitation, preventative and rehabilitation treatment, diagnostic services, testing and analysis. This use includes offices providing medical, dental, surgical, rehabilitation, podiatral, optometric, chiropractic and psychiatric services, and medical or dental laboratories incidental to these offices, but exclude inpatient services and overnight accommodation. 22

Definitions Planning & Community Development Department • Medical Land Uses: > Extended Care: An establishment providing care on a 24 -hour basis for persons requiring regular medical attention, but excluding facilities providing surgical or emergency medical services. > Life/Care Facility: An integrated facility that provides accommodations for, and varying level of care to, residents depending on need. The use shall contain the following components: independent living units, residential care facilities, and continuing care, Alzheimer and related facilities. 23

Conditional Use Permit Findings 1. The proposed use is allowed with a Conditional Use Permit within the Planning & Community Development Department applicable zoning district and complies with all applicable provisions of this Zoning Code; 2. The location of the proposed use complies with the special purposes of this Zoning Code and the purposes of the applicable zoning district; 3. The proposed use is in conformance with the goals, policies, and objectives of the General Plan and the purpose and intent of any applicable specific plan; 4. The establishment, maintenance, or operation of the use would not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use; 5. The use, as described and conditionally approved, would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City; and 6. The design, location, operating characteristics, and size of the proposed use would be compatible with the existing and future land uses in the vicinity in terms of aesthetic values, character, scale, and view protection. 24

General Plan Goals & Policies • Policy 4. 1: Sustainable Urban Form – Provide an overall pattern of land uses Planning & Community Development Department and densities that encourages sustainable development; offers convenient alternatives to auto travel; ensures compatibility among uses; enhances livability and public health; sustains economic vitality; and reduces air pollution, greenhouse gas emissions, and energy consumption • Policy 4. 11: Development that is Compatible – Require that development demonstrates a contextual relationship with neighboring structures and sites addressing such elements as building scale, massing, orientation, setbacks, buffering, the arrangement of shared and private open spaces, visibility, privacy, automobile and truck access, impacts of noise and lighting, landscape quality, infrastructure, and aesthetics • Policy 5. 2: Pedestrian-Oriented Developments – Require buildings in the Central District, Transit Villages, Neighborhood Villages, and along corridors specified by the adopted specific plans to be located along the street/sidewalk and designed to promote pedestrian activity. This can be accomplished by incorporating transparent façade, small plazas, and dining areas; while locating parking to the rear or underground and placing primary entries on the street 25

General Plan Goals & Policies • Policy 29. 3: Pedestrian Orientation – Require the inclusion of improvements Planning & Community Development Department and amenities to create a safe and comfortable environment for sitting, meeting neighbors and friends, walking and providing easy access to Metro Gold Line station areas and mix of uses in close proximity to the station • Policy 37. 6: Sustainable Streetscape – Improve sidewalks to enhance connectivity and pedestrian activity through enhanced streetscape amenities, distinctive signage, lighting and paving • Policy 37. 7: Neighborhood Compatibility – Require that the types of use and location, scale, and design of development buffer commercial and mixed-use development on S. Fair Oaks Avenue and Arroyo Parkway from adjoining lower density residential neighborhoods 26

General Plan Mixed-Use Designation • Mixed-Use Designations: Properties designated as Mixed-Use (MU) by the Land Planning & Community Development Department Use Diagram may be developed for a singular use (i. e. commercial or housing) or a mix of uses on the same site. Where a single use is developed, the standard for a commercial use shall be FAR and the standard for a residential use shall be units per net acre, where the size of the dwelling units shall not be calculated as FAR, in conformance with the appropriate MU classification. Where both commercial and residential uses are developed, the standard shall be both FAR and units per net acre, where the cumulative building area shall not exceed the maximum FAR specified for the land use category. • Mixed-Use: The mixed-use land use classifications are intended to afford the intermixing of housing with non-residential uses. This may consists of a mix of housing types horizontally distributed within a district, block, or parcel, or with housing built above non-residential uses. Mixed-use development is an important strategy enabling residents to live close to where they work, shop, and recreate. This can result in less vehicle trips, energy consumption, pollution, noise and greenhouse gas (GHG) emissions and increases in walking, bicycling, and transit use. It also expands the customer base supporting nearby businesses, enhancing their economic viability and vitality. Finally, a mix of housing and non-residential uses enhances social interactions and, through walking and bicycling, human health. 27

General Plan Mixed-Use Designation • High Mixed Use: Intended to support the development of multi-story mixed Planning & Community Development Department use buildings with a variety of compatible commercial and residential uses. Development is characterized by shared open spaces, landscaping, and small to minimal separations between buildings, and shared driveways and parking. Sites may be exclusively commercial, but not exclusively residential. Mixeduse development projects containing housing shall incorporate amenities contributing to a quality living environment for residents including courtyards, recreation facilities, and similar elements. Where buildings face the street frontage, they shall be designed to enhance pedestrian activity with transparent facades for retail uses and distinctive entries for housing. Parking shall be located below or to the rear of the street. Projects constructed at High Mixed Use densities may be required to develop pedestrian-oriented streetscape amenities along their primary street frontages, consistent with the improvement concepts and plans defined by the City. 28

General Plan Mixed-Use Designation • Medium Mixed Use: Intended to support the development of multi-story Planning & Community Development Department mixed use buildings with a variety of compatible commercial and residential uses. Development is characterized by shared open spaces, extensive landscaping, small to medium separations between buildings, and shared driveways and parking. Sites may be exclusively commercial or exclusively residential, or with buildings vertically integrating housing with non-residential uses. Mixed-use development projects containing housing shall incorporate amenities contributing to a quality living environment for residents including courtyards, recreation facilities, and similar elements. Where buildings face the street frontage, they shall be designed to enhance pedestrian activity with transparent facades for retail uses and distinctive entries for housing. Parking shall be located below or to the rear of the street. Projects constructed at High Mixed Use densities may be required to develop pedestrian-oriented streetscape amenities along their primary street frontages, consistent with the improvement concepts and plans defined by the City. 29

General Plan Mixed-Use Designation • Low-Medium Mixed Use: Intended to support the development of properties Planning & Community Development Department and/or buildings with a mix of compatible uses, including work/live units, and ground floor retail and restaurant uses with office and/or residential uses above. Non-mixed use sites shall be primarily commercial, but may be residential in specific areas specified by Specific Plans. Mixed-use development projects containing housing shall incorporate amenities contributing to a quality living environment for residents including courtyards, recreation facilities, and similar elements. Where buildings face the street frontage, they shall be designed to enhance pedestrian activity with transparent facades for retail uses and distinctive entries for housing. Parking shall be located below or to the rear of the street. • Low Mixed Use: Intended to support the development of properties and/or buildings with a mix of compatible uses, including work/live units or ground floor retail and restaurant uses with office and/or residential uses above. Mixed use buildings may be horizontally or vertically oriented. Sites shall be primarily commercial, but may be residential in areas specified by the Specific Plans. 30

General Plan Mixed-Use Designation • High Mixed Use: Intended to support the development of multi-story mixed Planning & Community Development Department use buildings with a variety of compatible commercial and residential uses. Development is characterized by shared open spaces, landscaping, and small to minimal separations between buildings, and shared driveways and parking. Sites may be exclusively commercial, but not exclusively residential. Mixeduse development projects containing housing shall incorporate amenities contributing to a quality living environment for residents including courtyards, recreation facilities, and similar elements. Where buildings face the street frontage, they shall be designed to enhance pedestrian activity with transparent facades for retail uses and distinctive entries for housing. Parking shall be located below or to the rear of the street. Projects constructed at High Mixed Use densities may be required to develop pedestrian-oriented streetscape amenities along their primary street frontages, consistent with the improvement concepts and plans defined by the City. 31