Text Amendment to the South Fair Oaks Specific Plan

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Text Amendment to the South Fair Oaks Specific
Plan

• City Council
• January 25, 2016

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South Fair Oaks Specific Plan

• Originally adopted in 1998
• Hospital uses are generally prohibited in the
  Specific Plan area
• Exception

HMH

• 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

Art Center
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Initiation of the Specific Plan Amendment

• 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

Fillmore Station
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Public Comments on Proposed Amendment

• 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

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Staff Analysis of Specific Plan Amendment

• 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

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Existing Land Uses

• 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)
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Areas with Hospital Use Conditionally Permitted
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)
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Intent of the Existing Specific Plan

• 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

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General Plan Goals Policies

• A hospital use may function as a jobs-oriented
  transit-oriented 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

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General Plan Land Use Designation
Glenarm Power Plant
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General Plan Land Use Designation

• 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

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General Plan Land Use Designation

• 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)

Fillmore Street
Lower Raymond Avenue
Proposed Art Center South Campus
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Overall Community Concerns

• 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

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Planning Commission Advisory Review

• 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)

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Recommendation

• 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

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Text Amendment to the South Fair Oaks Specific
Plan

• City Council
• January 25, 2016

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Map of Specific Plan Boundary
Existing Specific Plan Area
Future Specific Plan Area (Expanded to include
portions of Central District Specific Plan and
other areas)
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General Plan Land Use Designation
Existing Specific Plan Area
High Mixed Use (0.0-3.0 FAR)
Med Mixed Use (0.0-2.25 FAR)
Future Specific Plan Area (Expanded to include
portions of Central District Specific Plan and
other areas)
Low Mixed Use (0.0-1.0 FAR)
Institutional
RD Flex Space (0.0-1.25 FAR)
Low Commercial (0.0-1.0 FAR)
Med Commercial (0.0-2.0 FAR)
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Zoning Designation
Central District Subdistrict 6 (CD-6)
Existing Specific Plan Area
Public, Semi-Public (PS)
Future Specific Plan Area (Expanded to include
portions of Central District Specific Plan and
other areas)
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)
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Huntington Memorial Hospital
Proposed Boundary
Existing Boundary
HMH
HMH
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Allowed Medical Uses in the Specific Plan

• 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

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Definitions

• 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.

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Definitions

• 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.

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Conditional Use Permit Findings

1. The proposed use is allowed with a Conditional
   Use Permit within the 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.

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General Plan Goals Policies

• Policy 4.1 Sustainable Urban Form Provide an
  overall pattern of land uses 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

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General Plan Goals Policies

• Policy 29.3 Pedestrian Orientation Require the
  inclusion of improvements 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

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General Plan Mixed-Use Designation

• Mixed-Use Designations Properties designated as
  Mixed-Use (MU) by the Land 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.

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General Plan Mixed-Use Designation

• High Mixed Use Intended to support the
  development of multi-story mixed 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.
  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.

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General Plan Mixed-Use Designation

• Medium Mixed Use Intended to support the
  development of multi-story 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.

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General Plan Mixed-Use Designation

• Low-Medium Mixed Use Intended to support the
  development of properties 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.

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General Plan Mixed-Use Designation

• High Mixed Use Intended to support the
  development of multi-story mixed 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.
  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.