planning & community development department 55 fillmore street predevelopment plan review city...

Planning & Community Development Department

55 Fillmore StreetPredevelopment Plan Review

City CouncilDecember 15, 2014


Vicinity Map

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Subject Site

Fillmore Station

Huntington Memorial Hospital


Subject Site

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Subject Site

Fillmore Station


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Project Description

• Site zoning >IG-SP-2 HL-56Industry General, South Fair Oaks Specific Plan with a Height Limit Overlay District-56 Feet

• General Plan Designation>Specific Plan (South Fair Oaks Specific Plan)


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Project Description

• 38,998 sq. ft. (.89 acre) lot size • Improved with a surface parking lot• Demolish the existing surface parking lot• Construct a four-story building, with 90 beds• One level of subterranean parking (85

spaces proposed, 243 spaces required)• Maximum permitted height: 56 ft.

Proposed with a height of 64ft.


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Project Description

• Maximum permitted floor area ratio: Not Applicable

• Proposed building size: 68,958 sq. ft. or 1.77 floor area ratio


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Project Description

• Proposed Land Use: Medical Services – Hospital>90 bed facility>In-patient rehabilitation services>Treat patients with medical and surgical issues

such as stroke, head injury, spinal cord injury and other related injuries

>Typical length of stay is 2-3 weeks>Provide emergency medical services


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Project Description

South Elevation – Fronting Fillmore Street


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Project Description

East Elevation – Fronting South Raymond Street


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Project Description

West Elevation – Facing Edmonton Alley


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Project Description

Site Plan


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Project Description

Ground Floor: Administrative functions and communal areas.


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Project Description

Second Floor – Skilled Nursing with 40 beds


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Project Description

Third Floor – Rehabilitation with 40 beds


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Project Description

Fourth Floor – Assisted Living with 10 beds


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Fair Oaks Specific Plan

• Adopted in 1998> Consists of mostly IG

(Industrial General) and PS (Public and Semi-Public) zones

> Encompassed the HMH Master Plan

> Envisioned a district attracting biomedical and technology-based uses

> Access to Fillmore Station (Gold Line)

> Does NOT allow the proposed hospital use

PS

IGSubject Site

HMH Master Plan


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South Fair Oaks Specific Plan

• Goals of the Specific Plan>“Create an attractive physical environment for

businesses which commercialize emerging technology, particularly related to biomedical”;

>“Integrate land use and transportation programs, with the light rail station site at Fillmore Street”;

>“Support the retention and enhancement of local businesses”; and

>Subject lot identified as a “Primary Development Opportunity.”


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• Allowed Medical Uses in the Specific Plan>Medical Offices (out-patient only)

• 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

• 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


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Location of Medical Office Uses

• Medical Offices>Medical Offices

(outpatient) are a permitted use

>Generally located near Huntington Memorial Hospital

>Generally located along South Fair Oaks Ave

HMH Master Plan

Area west of Fair Oaks and south of Hurlbut St

Shriner’s

HMRI


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Fair Oaks Specific Plan

• HMH Master Plan>Approved 1987.

Amended 1994, 2005 and 2008

>Huntington Hospital will be involved in operation of the proposed facility

>Subject site not part of the Master Plan; not contiguous

>Proposed Amendment in the works; does not include proposed project

Subject Site

HMH Master Plan


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Proposed General Plan Land Use Map


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Proposed General Plan Designation

• High Mixed Use 0.0-3.0 FAR, 0-87 du/acre: High Mixed Use. 0.0-3.0 FAR, 0-87 dwelling units per acre. Intended to support the development of multi-story mixed use buildings with a variety of compatible commercial (retail and office) 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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Specific Plan Update

• The proposed General Plan would broaden the allowed land uses in this specific plan by allowing residential and mixed-use projects

• Subsequent to adoption of the General Plan, all specific plans will be updated for consistency

• Until the specific plans are updated, projects must comply with existing zoning and specific plan regulations

• The precise uses and development standards will be established through the specific plan update process

• As part of the General Plan update process, staff will bring forward an interim process for the Council’s consideration that would allow certain projects that are clearly consistent with the new General Plan to move forward


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Specific Plan Update

• Medical Services – Hospital Land Use is currently allowed in the CG (Commercial General) zone, CG zones within specific plans and the CD-6 zone with approval of a Conditional Use Permit.

• Not known whether the proposed use would be allowed in the updated Specific Plan.


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Process

• A Medical Services – Hospital Land Use is not a permitted use in the zoning district.

• Text amendments would be needed to allow Medical Services- Hospital Land Uses within the South Fair Oaks Specific Plan Area subject to approval of a CUP: >Amend South Fair Oaks Specific Plan; and>Amend Zoning Code.


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Process

• Text amendments to the South Fair Oaks Specific Plan can only be initiated by: >The City Council; and>The Planning Commission.

• If desired by Council, this item would be placed on a future Agenda to consider initiation of Amendment.


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Process

• Text amendments process, if initiated: >Prepare draft Initial Environmental Study;>Hold Scoping Meetings in vicinity of project;>Prepare final Initial Environmental Study and

Negative/Mitigated Negative Declaration or Environmental Impact Report;

>Planning Commission Public Hearing;>City Council Public Hearing; and>Council reading of Ordinance to amend the text

of the Specific Plan and the Zoning Code.


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• Key Issues>Consistency with existing Specific Plan.>Consistency with the proposed General Plan land

use designation of High Density Mixed Use.

“Intended to support the development of multi-story mixed use buildings with a variety of compatible commercial (retail and office) and residential uses”.


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• Key Issues>The highest and best use to establish

immediately adjacent to a light-rail station (Fillmore).

Subject Site

Fillmore Station


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• Key Issues>The projects conformity

with existing and proposed land uses, specifically medical uses.

HMH Master Plan

Area west of Fair Oaks and south of

Hurlbut St

Shriner’s

HMRI


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Next Steps

• In order for the project to move forward an amendment to the South Fair Oaks Specific Plan needs to occur.

• Amendments to the text of the South Fair Oaks Specific Plan and the Zoning Code can only be initiated by the City Council or the Planning Commission.

• Environmental Review.


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Discretionary Entitlements

• If the specific plan were to be amended, at a minimum, the following five entitlements would be required:1) Conditional Use Permit to allow the medical use2) Design Review for a project that exceeds

25,000 square feet in size 3) Minor Conditional Use Permit for a commercial

or industrial development project located within one-quarter mile of a light-rail station platform with over 15,000 square feet of gross floor area


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4) Minor Conditional Use Permit to reduce the number of parking spaces below the standards set by the Transit-Oriented Development section of the Zoning Code

5) Minor Variance to exceed the maximum building height requirement of 56 feet by 8 feet

6) Private Tree Removal remove one protected tree


55 Fillmore StreetPredevelopment Plan Review

City CouncilDecember 15, 2014


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Definitions

• Medical Land Uses:>Medical Office: An establishment 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.

>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.


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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.

>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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HMH Master Plan

Area west of Fair Oaks and south of

Hurlbut St

Shriner’s

HMRI

Former Monty’s Restaurant Site


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• Review Authorities:>Design Commission is the review authority for

the Design Review>Hearing Officer is the decision maker on the

Minor Conditional Use Permits, Minor Variance and Private Tree Removal entitlements, along with the appropriate environmental review documentation


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Planning Division Comments

• Topics related to Zoning Code: >Height: Maximum 56 feet

64 foot height proposed

>Size (Floor Area): No Maximum FAR in the South Fair Oaks Specific Plan The building is proposed to be 68,958 square feet, FAR

of 1.77


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• Topics related to Zoning Code: >Setbacks: >Front: 10 foot setback along Fillmore Street

Setback shall be paved for sidewalk purposes

>No required corner side, interior side or rear yard setback


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• Topics related to Zoning Code: >Subject to Transit-Oriented Development

standards.>Parking: the parking requirement is the

following: 3 on-site space for each bed 90 beds provided Based on the project, a total of 270 spaces are required TOD reduces the required parking by 10% to 243

spaces Only 85 parking spaces provided. Minor CUP required

to allow the reduced amount


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• Topics related to Zoning Code: >Open Space: 300 square feet shall be provided

anywhere on the site, with a minimum dimension of 15 feet As proposed, the project appears to be in compliance

with the open space requirement


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• Topics related to Design & Historic Preservation: >Design Review: Design Commission will review

because: Project exceeds 25,000 square feet in size and is within

the South Fair Oaks Specific Plan


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• Topics related to General Plan: >1994 Residential General Plan Caps for the South

Fair Oaks Specific Plan: 1,550,000 square feet of non-residential originally

allocated. As of December 31, 2013, balance of 836,537 square

feet available

>The proposed project is within the development caps


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Public Works Comments

• Topics related to Public Works:>Wheelchair Ramps:

The applicant will be required to install a wheelchair ramp that complies with the regulations of the American with Disabilities Act (ADA) at the northwest corner of Fillmore Street and Raymond Avenue

>Street Trees: The applicant will be required to plant one

Cinnamomum camphora, Camphor tree on the Fillmore Street frontage


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Transportation Comments

• Topics related to Transportation:>Traffic Impact Study: Required per City

guidelines

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