Planning & Community Development Department
55 Fillmore Street
Predevelopment Plan Review
City Council
December 15, 2014
Vicinity Map
Planning & Community Development Department
Subject Site
Huntington
Memorial Hospital
Fillmore
Station
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Subject Site
Planning & Community Development Department
Subject Site
Fillmore
Station
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Project Description
Planning & Community Development Department
• Site zoning
> IG-SP-2 HL-56
Industry 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
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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
Planning & Community Development Department
South Elevation – Fronting Fillmore Street
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Project Description
Planning & Community Development Department
East Elevation – Fronting South Raymond Street
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Project Description
Planning & Community Development Department
West Elevation – Facing Edmonton Alley
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Project Description
Planning & Community Development Department
Site Plan
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Project Description
Planning & Community Development Department
Ground Floor: Administrative functions and communal areas.
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Project Description
Planning & Community Development Department
Second Floor – Skilled Nursing with 40 beds
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Project Description
Planning & Community Development Department
Third Floor – Rehabilitation with 40 beds
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Project Description
Planning & Community Development Department
Fourth Floor – Assisted Living with 10 beds
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Fair Oaks Specific Plan
Planning & Community Development Department
• Adopted in 1998
PS
HMH
Master Plan
Subject Site
IG
> 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
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South Fair Oaks Specific Plan
Planning & Community Development Department
• 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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South Fair Oaks Specific Plan
Planning & Community Development Department
• 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
Planning & Community Development Department
• Medical Offices
> Medical Offices
(outpatient) are a
permitted use
> Generally located near
Huntington Memorial
Hospital
> Generally located along
South Fair Oaks Ave
HMRI
HMH
Master Plan
Shriner’s
Area west of Fair Oaks
and south of Hurlbut St
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Fair Oaks Specific Plan
Planning & Community Development Department
• 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
HMH Master
Plan
Subject Site
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Proposed General Plan Land Use Map
Planning & Community Development Department
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Proposed General Plan Designation
Planning & Community Development Department
• 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
Planning & Community Development Department
• The proposed General Plan would broaden the allowed land
uses in this specific plan by allowing residential and mixeduse 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
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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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South Fair Oaks Specific Plan
Planning & Community Development Department
• 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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South Fair Oaks Specific Plan
Planning & Community Development Department
• Key Issues
> The highest and best use to establish immediately
adjacent to a light-rail station (Fillmore).
Fillmore
Station
Subject Site
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South Fair Oaks Specific Plan
Planning & Community Development Department
• Key Issues
HMRI
HMH
Master Plan
> The projects conformity
with existing and proposed
land uses, specifically
medical uses.
Shriner’s
Area west of Fair
Oaks and south of
Hurlbut St
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Next Steps
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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 use
2) 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 onequarter mile of a light-rail station platform with over
15,000 square feet of gross floor area
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Discretionary Entitlements
Planning & Community Development Department
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
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Planning & Community Development Department
55 Fillmore Street
Predevelopment Plan Review
City Council
December 15, 2014
Definitions
Planning & Community Development Department
• 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
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.
> 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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South Fair Oaks Specific Plan
Planning & Community Development Department
Former Monty’s Restaurant Site
HMRI
HMH
Master Plan
Shriner’s
Area west of Fair
Oaks and south of
Hurlbut St
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Discretionary Entitlements
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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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Planning Division Comments
Planning & Community Development Department
• 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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Planning Division Comments
Planning & Community Development Department
• 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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Planning Division Comments
Planning & Community Development Department
• 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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Planning Division Comments
Planning & Community Development Department
• 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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Planning Division Comments
Planning & Community Development Department
• 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
Planning & Community Development Department
• 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
Planning & Community Development Department
• Topics related to Transportation:
> Traffic Impact Study: Required per City guidelines
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