Staff Report - April 2, 2002 - Agenda Item

Property Dimensions: The subject property is approximately 4.75 acres in size. The property is roughly rectangular shaped with the exception of one remaining residential lot (50 feet by 125 feet) to the north of the property along Buena Vista Street. The property has a width of approximately 250 feet and a length of approximately 777 feet along Frederic Street and 727 feet along Buena Vista Street.

Street Classifications: Alameda Avenue is designated as a Major Arterial with a right-of-way of one hundred (100) feet (76 feet paved with 12 foot parkways). South Buena Vista Street is a Major Arterial with a one hundred (100) foot right-of-way (68 feet paved with 16 foot parkways). South Frederic Street is designated a Local Street with a sixty (60) foot right-of-way (36 feet paved with 12 foot parkways).

Project History: In 1998, the City received an application from Providence St. Joseph Medical Center to develop the subject property with a seventy (70) foot, 72,000 square foot medical office building and surface parking lot. The application included a request for approval of a conditional use permit and development review to construct a building greater than thirty-five (35) feet in height. Additionally, the project involved a General Plan Amendment to change the land use designation of the property from residential to commercial, a Zone Map Amendment to change the zoning to MDC-3(M), and a Zone Text Amendment to establish development standards for the MDC-3(M) zone.

The project also included a variance to allow a portion of the parking lot to be used as off-site parking for the Pavilion Building, located at 2727 West Alameda Avenue. This off-site parking was to be used to allow the building to be converted into office space. This variance was never utilized and has expired.[1]

In October 2002, the Planning Board reviewed and approved the architecture of the previously approved medical office building. Subsequently, the City approved Development Review No. 2002-38, which authorized the demolition of twenty-three (23) multifamily structures, a surface parking lot, and automated teller machine and the construction of a 72,000 square foot, four (4) story medical office building and surface parking on the site. This project began construction in 2002 and was completed in May 2004.

Project Description: The developer is requesting approval of a Planned Development in order to construct an additional 155,000 square feet of medical office space on the project site. (Exhibits B-1 through B-3) The project includes the construction of a 55,000 square foot cancer center along Buena Vista Street and a second medical office building along Alameda Avenue with a floor area of 100,000 square feet. The new buildings will be constructed on the surface parking lot which was constructed for the existing medical office building. Parking for the new buildings and replacement parking for the existing building is proposed to be provided by the construction of a new five (5) to six (6) level parking structure.

The new medical office building will be located directly to the west of the existing medical office building. The new building will be five (5) stories (69 feet) tall and maintain a setback of 9�-6� from Alameda Avenue and 13�-8� from Frederic Street. The two office buildings will be separated by a thirty-one (31) foot wide, landscaped courtyard.

The cancer center is proposed to be located to the north of the existing building on the opposite side of the vehicular entrance from Buena Vista Street. The center is proposed to be affiliated with Providence St. Joseph Medical Center. The center is intended for outpatient procedures and will include four (4) linear accelerators for radiation therapy treatments and an area for infusion therapy (where cancer patients receive chemotherapy treatments) on the ground floor. The balance of the building will house offices for oncologists and other medical specialists who focus on cancer treatment. The proposed building will be four (4) stories with a maximum height of 55�-6� and maintain a setback of 11�-6� along Buena Vista Street. The building will have a stairstep design with a maximum height of fifty (50) feet along Buena Vista Street and extending to 55�-6� towards the interior of the property.

There are two (2) construction scenarios currently under consideration for the project. Scenario A would involve the construction of the two (2) buildings in phases, with office building and associated parking being completed in 2006 and the cancer center and additional parking being completed by 2008. Scenario B would involve the construction of both buildings at the same time. As the proposed construction will occur on the existing parking lot, the developer will utilize off-site parking to maintain an adequate parking supply for the existing building. However, in both construction scenarios, the parking structure is the first component of the project to be constructed, minimizing the period of time that off-site parking would be utilized.

The subject property is the only area of the City that is presently zoned MDC-3(M). The proposal would change the zoning of the property to Planned Development No. 2003-3, eliminating all of the MDC-3(M) zoning from the City. As such, part of the project includes the removal of the MDC-3(M) zoning from the Burbank Municipal Code.

Municipal Code Conformance: Pursuant to Section 31-19119 of the Burbank Municipal Code, the Planned Development process is an alternate process to accommodate unique developments which would create desirable, functional and community environment under controlled conditions of a development plan. The Planned Development process incorporates any other discretionary entitlements such as conditional use permits and variances. As part of the Planned Development process, the developer and the City enter into a development agreement which establishes parameters for the development of a project, including, but not limited to, establishing the scale and nature of uses and timelines for completion. The development agreement provides the developer with the security of vesting rights to develop a project as approved.

The land use proposed for this project is consistent with the existing MDC-3(M) zone. The proposed building heights would require the approval of a conditional use permit because they are greater than thirty-five (35) feet. However, due to the proposed timing and phasing of the project construction, the Planned Development is an appropriate entitlement process for this project.

While the application requested is to create a new zone with its own development standards, it is helpful to compare the project to what would traditionally be required in the MDC-3(M) zone. The following table describes a particular development standard and compares the project to the code requirements if this were not a Planned Development zone.

Development standard	Code requirement	Proposed project
Land Use (medical office, cancer center, automated teller machine)	Permitted uses in MDC-3(M) zone	Permitted in proposed PD
Density	1.1 FAR administratively approved for medical office project within 750 feet of Providence St. Joseph Medical Center BMC Section 31-2107 (a)(5)(iv)	FAR = 1.1 227,000 s.f. on 206,880 s.f. property
Height	MDC-3(M) Standard- 35 feet without a conditional use permit (164 feet via CUP and 205 feet via Planned Development) Maximum height � 50 feet within 300 ft. of R-1, 70 feet between 300-500 ft. of R-1	Existing building � 57�-6� New medical office building � 69� Cancer center � 50� for portions within 300� of R-1, 55�-6� for portions greater than 300� from R-1 Parking structure � 44�
Setbacks	MDC-3(M) standard � 5 feet or 20% of building height, whichever is greater. Setbacks may be averaged. Proposed cancer center � 11�-2� Proposed medical office � 13�-8�	Existing building � 11�-6� along Buena Vista and Alameda (9�-6� along Alameda after proposed dedication) Proposed cancer center � 11�-6� Proposed medical office � 9�-6� along Alameda, 13�-8� along Frederic
Parking spaces	5 parking spaces per 1,000 s.f. of adjusted gross floor area	Final adjusted floor area calculations not available, project will provide a minimum of 5 parking spaces per 1,000 s.f. of adjusted gross floor area, minimum 1,009
Location of parking	Off-site parking for commercial uses shall be within 300 feet of the use it is intended to serve. BMC Section 31-1412(c)	Project utilizes off-site parking at Providence St. Joseph Medical Center during construction. Parking is within 300 feet of project site.
Parking dimensions	9� X 18� for medical offices	9� x 18� stalls for all spaces
Parking structure design	Parking structures should minimize use of blank concrete facades, substantially screen parked automobiles, and be similar in color, material, and architectural detail with the building served.	Parking structures will utilize a combination of landscaping and architectural treatments to minimize concrete facades.
Parking structure setbacks	Front and street side - 5 feet or 20% of building height, whichever is greater (9�6� for 44� structure) Side � 10 feet from R-4 property line.	9�-6� along Frederic, 11�-6� along Buena Vista, 10� from R-4 property line
Landscaping	One tree for every 20 feet of exposed front and street side yard areas (89 trees) BMC 31-2107(e)(1)(i) Parking structures greater than 25 feet high with less than a 10 foot setback shall include provisions for landscaping exterior elevations. BMC 31-1419(c)(1)	Project is proposing to meet standards (minimum of 89 trees) Parking structure will utilize landscaping and architectural enhancement to improve aesthetics
Art in public places	1% of total project cost	Will be provided, subject to committee approval

Public Correspondence: Staff received one (1) phone call from a resident prior to the Planning Board meeting expressing concerns about traffic in the project vicinity. Staff also has received a letter from Disney CORE Services stating concerns about the proposed traffic mitigation measure at Alameda Avenue and Buena Vista Street. (Exhibit E) As a result of this letter, staff has met with representatives of Disney to discuss the proposed mitigation measure. Staff indicated that the proposed mitigation measure was preferable to other mitigation options for the project. No further comments have been received from Disney.

Planning Board Action: The Planning Board considered the subject request at a special meeting on November 29, 2004. The staff recommendation was to recommend the project for approval to the City Council.

At the conclusion of the public hearing, during which time several members of the public spoke on behalf of the project with none in opposition, the Board began deliberations on the project. The Board�s comments focused primarily on the design of the proposed parking structure, including the type of landscaping proposed to soften the fa�ade. The Board also raised questions about parking for users of the existing automated teller machine on the site.

The Board voted 4-0 to recommend approval of the project (Resolutions attached as Exhibits F-1 and F-2; minutes for November 29, 2004 special meeting attached as Exhibit F-3).

The renderings have been revised to provide an additional level of detail regarding the landscaping on and around the parking structure. The parking structure will include vines that are intended to soften the fa�ade of the structure.

The parking spaces nearest the ATM are required to be reserved for disabled persons due to their proximity to the buildings. It is likely that users of the ATM will park on Buena Vista Street. However, the project provides a twenty (20) minute grace period that would allow ATM customers to park on-site without a fee in the event that on-street parking is not available.

ANALYSIS:

Planned Developments involve the establishment of new zones with established uses and development standards that are tailored to the particular development. The Planned Development process is intended to result in projects that would be harmonious with the surrounding community under the controlled conditions of a development plan.

Surrounding Neighborhood: The surrounding neighborhood includes a variety of uses. The properties on the east side of Buena Vista Street, while zoned for commercial uses, are generally improved with low to medium density apartment complexes. Properties along Olive Avenue are developed with a variety of commercial uses. The properties that are on the west side of Frederic Street along Alameda Avenue are primarily developed as medical office buildings. Providence St. Joseph Medical Center and the Disney Studios are located south of Alameda Avenue.

Project Characteristics: The proposed project would permit the construction of two (2) additional medical office buildings totaling 155,000 square feet on the subject property. The project would involve the demolition of the existing surface parking lot and the construction of a new parking structure to serve the existing and proposed buildings.

Architecture

The architecture of the existing building is contemporary and intended to be consistent with the architecture of the hospital in order to create a campus environment. The building�s architecture also utilized design elements, such as a glass curtain wall to soften the transition from the six (6) story Disney building at the intersection of Alameda Avenue and Buena Vista Street. The Planning Board, in its review of the existing building�s architecture, also recommended the integration of horizontal banding and relief to reduce the overall massing and provide a more pedestrian scale to the building.

The proposed buildings are intended to be architecturally similar to the existing building on site. The facades of the proposed medical office building utilize materials that match the existing building on-site. The second medical office building is also developed with curving facades and architectural elements that mirror the existing building.

The cancer center is located to the north of the existing medical office building fronting Buena Vista Street, across from residential uses. The materials and colors utilized for this building are also consistent with the existing development on-site. Likewise, the building utilizes curves and architectural projections in a manner that is consistent with the existing building. However, because the cancer center is located in an area that is more visible to adjacent residences, the design attempts to minimize the massing of the building utilizing recesses, outdoor balconies, and a stair step design.

The proposed parking structure is intended to complement the architecture of the buildings. The Municipal Code encourages the use of colors and materials for parking structures which are consistent with the buildings they serve.

Density

The MDSP was established partially as a growth control plan for the Media District which was intended to dramatically reduce the amount of development that could be permitted within the plan area. One of the primary means by which the MDSP limits development is through the establishment of a maximum floor area ratio (FAR). In the MDSP, the FAR is limited to office equivalency gross square feet (OEGSF) of 1.1. The principle behind OEGSF is that different types of land uses result in different trip generation during the peak hour. As a result, the plan allows land uses with a lower trip generation to build to a greater density than uses with higher trip generation. Different land uses are assigned an office equivalency factor based upon its trip generation compared to a general office. The MDSP also established a pool of 800,000 additional square feet which would serve as a Development Opportunity Reserve (DOR) for projects that were highly consistent with the goals and objectives of the MDSP. Of the original 800,000 square feet, 757,064 square feet has not been utilized.

Medical offices typically have a higher peak hour trip generation than a general office. As a result, the MDSP assigns an office equivalency factor of 0.54 to medical offices, meaning that for every square foot of general office that could be built on property, only 0.54 square feet of medical office could be built. For example, if the maximum development of office on a given site was 100,000 square feet, a maximum of 54,000 square feet of medical office could be constructed on the same site.

The subject property is 206,880 square feet. Based upon a 1.1 office equivalent FAR, the maximum development of medical office on the site would be 122,887 square feet. However, the MDSP recognized the need to locate medical offices in proximity to Providence St. Joseph Medical Center. As such, Section 31-2107(a)(5)(iv) allows medical office developments within 750 feet of the medical center to be developed with density limits to be calculated as if they were general offices with the amount of additional development being removed from the DOR pool. Thus, since the project site is located within 750 feet of the medical center, the maximum development of the site is 227,568 square feet, with any floor area above 122,887 square feet being removed from the DOR pool.

The proposed development would result in a total floor area on the site of 227,000 square feet. As such, 104,113 square feet will be removed from the DOR pool if the project is approved, leaving 634,177 square feet of DOR available for future projects.

Height

The Burbank Municipal Code restricts the maximum height of buildings in the Media District Plan based upon the distance of the building from single family zoned properties. Building heights are limited to a maximum of fifty (50) feet for portions of buildings that are between 150 and 300 feet and seventy (70) feet for portions of buildings that are between 300 and 500 feet of single family zoned properties. (Exhibit A-3)

While the majority of the subject property is over 300 feet from the nearest R-1 zoned properties, a portion of the site along Buena Vista Street is located within 300 feet and is subject to a fifty (50) foot height limit. This area includes a large amount of the footprint of the cancer center. The submitted plans indicate that the building will be constructed with a stairstep design. The majority of the building within the fifty (50) foot height limit will have a maximum height of forty-two (42) feet. However, a tower element is proposed that would have a maximum height of fifty (50) feet. The balance of the building, located within the seventy (70) foot height limit, will have a maximum height of 55�-6�.

The existing and proposed medical office buildings are located in portions of the property with a maximum height of seventy (70) feet. The existing medical office building has a maximum height of 57�-6�. The proposed medical office building has a maximum height of sixty-nine (69) feet.

Traffic/Circulation

The property is presently developed with a 72,000 square foot medical office building and surface parking lot. There are two (2) points of vehicular access to the site, one each from Frederic Street and Buena Vista Avenue. The existing driveways are both located 320 feet north of Alameda Avenue.

The proposed project will retain the existing driveways as the primary entry and exit point for the project. Additionally, with the construction of the parking structure, a second driveway is proposed to be constructed along Frederic Street to the north of the existing driveway. The second driveway is intended to be utilized as an express entrance/exit for employees.

As part of the environmental review for this project, a traffic study was prepared by Katz, Okitsu, & Associates (KOA) to evaluate the impact that the proposed project would have on traffic volumes in the area. According to City of Burbank standards, a traffic impact is considered if the addition of traffic to an intersection results in an increase of 0.020 in the volume-to-capacity ratio and that intersection is projected to operate at a LOS (Level of Service) E or F after the addition of project traffic. The traffic analysis indicates that the project will not, with mitigation measures, result in a significant traffic impact. The study determined that mitigation measures were required at three (3) intersections: Buena Vista Street and Alameda Avenue, Frederic Street and Alameda Avenue, and Frederic Street and Olive Avenue.

The mitigation measure at the intersection of Buena Vista Street and Alameda Avenue involves the addition of a second left turn lane at the eastbound and westbound intersection approaches. Mitigation measures at the two (2) Frederic intersections involve the restriction of turning movements to right turn only.

Setbacks

The Burbank Municipal Code requires that buildings be setback an average of five (5) feet or twenty (20) percent of the building height, whichever is greater. The existing building is constructed with a setback of 11�-6� (consistent with Municipal Code requirements) from both the Buena Vista Street and Alameda Avenue frontages. However, the proposed mitigation measure at the intersection of Buena Vista Street and Alameda Avenue will require a two (2) foot dedication along the Alameda frontage, reducing the existing setback to 9�-6�.

In order to maintain a consistent streetscape along the Alameda Avenue and Buena Vista Street frontages, the developer is proposing to match the setbacks of the existing building for the new buildings. As such, the proposed cancer center and the parking structure would have a setback of 11�-6� along Buena Vista Street, which is larger than the required setback. In order to match the Alameda Avenue setback, the new medical office building would have a 9�-6� setback in lieu of the 13�-8� required based upon the building height. The setback of the new medical office building along Frederic Street is proposed to be 13�8�. The parking structure will have a setback of 9�-6� along Frederic Street and maintain the required ten (10) foot interior setback from the abutting residentially zoned property.

In general, street setbacks reduce the impact of massing and establish a consistent development and streetscape pattern. The setback requirements in the Media District were developed to insure that taller buildings have a larger setback, effectively placing a greater emphasis on the impact of massing over consistency in streetscape.

This subject project is requesting a reduction in the setback permitted along Alameda Avenue in order to create a consistent streetscape along that frontage. By maintaining the same setback along Alameda Avenue, the project maintains a more uniform development than if the buildings had different setbacks based upon height. Furthermore, the impact of the massing is substantially reduced along Alameda Avenue, which is developed with higher intensity commercial uses, many of which have small setbacks. The design also incorporates a landscaped break between the existing and proposed office buildings which serves to minimize the impact of the massing on the character of the streetscape.

Parking

The property site is presently served by a 320 space surface parking lot. The site presently conforms to the City standard of five (5) parking spaces per 1,000 square feet of adjusted gross floor area. As part of the proposed construction, the surface parking would be eliminated and a five (5) to six (6) level parking structure would be constructed in two (2) phases on the site to meet the demand for the three (3) buildings. The project will be required to meet the City parking requirement for medical offices. Upon project completion, the parking structure is anticipated to provide a minimum of 1,009 parking spaces, which is anticipated to meet the City requirement based upon estimates of the adjusted gross floor area for each building.[2]

During construction, existing parking spaces on site will be demolished in order to construct the new buildings and parking structure. As a result, the existing building will experience a shortage of on-site parking during construction. Additionally, if the construction is conducted in two (2) phases, both medical office buildings will have a shortage of on-site parking during the construction of the cancer center. It is anticipated that the maximum shortage of on-site parking at any time would be 177 spaces.

To minimize the period of time that the site will have a reduced parking supply, the developer is proposing to construct each phase of the parking structure at the beginning of the construction phase. Additionally, the developer has obtained the right to utilize surplus parking spaces at Providence St. Joseph Medical Center. An analysis of parking supply at the hospital conducted by DKS Associates indicated that the hospital�s underground parking structure, which is closest to the project site, had at least 190 vacant spaces during daytime hours. (Exhibit B-4)

Landscaping

The site, as presently constructed, is predominantly covered by the existing building and surface parking lot. All other areas of the property are currently landscaped in accordance with City standards. Additionally, the existing parking lot is landscaped in accordance with the parking lot landscaping standards, including the requirement that forty (40) percent of the parking area must be shaded within fifteen (15) years.

The proposed project would eliminate the majority of surface parking on the site in order to construct two (2) additional buildings and a parking structure. However, any surface parking remaining on site will be required to maintain the forty (40) percent shading requirement and minimum landscaped area requirements.

The developer intends to landscape all areas of the site that are not covered with buildings or routes for vehicle circulation. The development includes the maintenance of the existing street trees surrounding the project as well as the installation of additional trees within the building setback areas. The site also includes a landscaped open area between the medical office buildings and outdoor seating areas that can be utilized by employees and clients.

The Municipal Code requires the use of landscaping to soften the appearance of parking structures that are adjacent to residential properties. As such, the developer is proposing to install trees within the setback area in front of the structures for screening. The parking structures will also include planter boxes and other features to incorporate landscaping into the design.

Noise

Like any construction activity, the construction phase of this project will create an increase in the ambient noise level in the vicinity. As such, construction hours will be required to comply with the standards of the Noise Ordinance, which limits construction activities to between the hours of 7:00 a.m. and 7:00 p.m., Monday through Friday, and 8:00 a.m. to 5:00 p.m. on Saturday.

Medical office buildings do not typically utilize equipment on the exterior of the buildings that are likely to create significant increases in the ambient noise level. As such, the most significant source of noise from the project is related to the increased traffic in the vicinity. It is anticipated that the maximum increase in ambient roadway noise would be 2.2 decibels (dBA), which would not be considered a significant increase.

Proposed Zone Text Amendment

Section 31-2117 et seq. establishes the purpose and development standards for the MDC-3(M) zone. This zone was originally established as a means for insuring the subject property would be developed with medical uses as intended by the MDSP. The proposed project would change the zoning of all MDC-3(M) property in the City to Planned Development No. 2003-3. Since no properties will retain the MDC-3(M) zoning designation, the proposed zone text amendment would remove all references to the MDC-3(M) zone from the Zoning Ordinance.

Department Comments: The subject application and plans were routed to City departments and divisions for review and comment. All code related comments from the departments and divisions (Exhibits C-1 through C-7) have been included in the partial list of code requirements.

Environmental Review: As part of the environmental review for the project, the City circulated a Request for Proposals (RFP) to prepare the environmental documents required by the California Environmental Quality Act (CEQA). Based upon the responses to the RFP, Environmental Science Associates (ESA) was chosen to do the environmental analysis with Katz, Okitsu & Associates as a subcontractor responsible for the preparation of the traffic impact analysis. Based upon the result of these analyses, a Mitigated Negative Declaration has been prepared for the project, which indicates that the project will not have a significant impact on the environment. (Exhibit D)

CONCLUSION:

The purpose of the Planned Development process is to provide an alternate process to accommodate unique developments for residential, commercial, professional, or other similar activities, including modified development standards which would create a desirable, functional and community environment under controlled conditions of a development plan.

Planned Development Findings

Section 31-19127(h)(3) of the Burbank Municipal Code states that prior to approval of a Planned Development, the Planned Development must be found consistent with the General Plan and all applicable community plans and that the design criteria identified in Section 31-19124 of the Burbank Municipal Code have been satisfied.

General Plan and Community Plan Consistency

The proposed Planned Development is located within the Media District Specific Plan area. As such, it must be consistent with the MDSP as well as the General Plan.

Consistency with the General Plan- The Land Use Element of the General Plan identifies the Planned Development process as a means to facilitate and encourage unique development process provided that development is consistent with the General Plan. The General Plan designation for the subject property is Limited Commercial. This designation is intended to provide land for general commercial uses such as business and professional offices, retail sales, and commercial services. The General Plan indicates that groupings of professional offices are appropriate for this designation.

The proposal is consistent with the uses and policies established for the Limited Commercial land use designation. The project will provide opportunities for groupings of medical offices.

Consistency with the Media District Specific Plan- The project site is located within the boundaries of the Media District Specific Plan. While the land use for the site at the time the MDSP was adopted was residential, the site is considered in the discussion of the Alameda/Buena Vista Corridor, a commercial area within the plan. The primary intent for the Alameda/Buena Vista Corridor was to provide for the development of medical offices which have a need to locate close to the Providence St. Joseph Medical Center. The MDSP established three (3) objectives for this area:

Encourage medical offices to locate in this area by offering a slightly higher density limitation to medical uses.
Promote safe, convenient and attractive pedestrian routes within this area and to the St. Joseph Medical Center.
Require a high standard for architecture and landscaping since this area is at the highly visible intersection of two of Burbank�s most heavily traveled arterials.

The proposed project is consistent with the objectives of the MDSP for the Alameda/Buena Vista Corridor. The project involves the development of medical office space within the density limitation envisioned by the plan. The existing public sidewalks will be retained and enhanced with landscaping to improve the pedestrian character in the area. The building architecture will be consistent with the existing building on the site and compatible with surrounding projects, in particular the medical center.

Design Criteria

Section 31-19124 of the Burbank Municipal Code establishes nine (9) design review criteria for Planned Development applications.

q The design of the overall planned development shall be comprehensive and shall embrace land, buildings, landscaping and their interrelationships and shall be substantially consistent with the General Plan and any applicable Element of the General Plan.

The proposed buildings have been designed to integrate with the existing medical office building to create a unified development. The buildings and the parking structure are intended to be consistent with existing development on the site as well as architecturally connect to other buildings in the vicinity, particularly the Providence St. Joseph Medical Center. The proposed site plan utilizes landscaping to soften the massing of the buildings along Buena Vista Street as well as providing open areas between the buildings to help minimize the scale of development and increase the campus feel of the development. The proposed parking structure will provide parking for all three (3) buildings on site. The project is consistent with the development objectives for the Limited Commercial land use as well as the objectives of the Media District Specific Plan.

q The planned development shall provide for adequate permanent open areas, circulation, off-street parking, and pertinent pedestrian amenities. Building structures and facilities and accessory uses within the planned development shall be well integrated with each other and to the surrounding topographic and natural features of the area.

The project meets the City�s parking requirement for medical offices of five (5) parking spaces per 1,000 square feet of adjusted gross floor area. The layout of the building, parking structures, and vehicular entrances allows for substantial open space on the site which can be used by employees and clients. The buildings are intended to be architecturally compatible and are oriented around a circular pickup/drop-off area.

q The planned development shall be compatible with existing and planned land use on adjoining properties.

The project site is located in an area that is predominantly zoned for commercial uses. However, there are a number of residential units in close proximity to the site. The project is consistent with all standards established by the Burbank Municipal Code to buffer residential uses from the impacts of commercial development. The project is consistent with the height limitations established by the Code to limit the impact of tall buildings on adjacent residents. Likewise, the proposed setbacks from the abutting residential property are consistent with adopted buffer standards. The development of medical uses in the area is consistent with neighboring development, particularly the Providence St. Joseph Medical Center.

q Any private street system or circulation system shall be designed for efficient and safe flow of vehicles, pedestrians, bicycles, and the handicapped, without creating a disruptive influence on the activity and functions of any area or facility

The internal circulation system will be designed in accordance with City standards. The majority of the parking spaces are located within an above ground parking structure on the northwest portion of the site. There are three (3) main vehicular access points to the site, two (2) along Frederic Street and one (1) on Buena Vista Street. The two main access points are connected by a two (2) lane access way with a circular pickup/drop-off area between the buildings which provides more than adequate width to accommodate traffic, passenger pickups/drop-offs, and handicap spaces that are in close proximity to the buildings.

q The public street system within or adjacent to a planned development shall be designed for the efficient and safe flow of vehicles (including transit vehicles), pedestrians, bicycles, and the handicapped. Public streets shall be designed using standard City lane widths, capacities, and travel speeds. The design shall also include adequate space and improvements for transit vehicles and facilities for bicycle and pedestrian circulation. City standard entrance control requirements shall be maintained. Design of major streets shall also provide sidewalks, adequate street lighting, and concrete median islands on arterial streets.

There is no public street system proposed as part of the project. As part of the review for the project, a traffic study was prepared by Katz Okitsu Associates which concluded that with the mitigation measures proposed, the project would not have a significant impact on the street system. All driveway access will be designed in accordance with City standards to insure that vehicular ingress and egress can be achieved safely.

q Common area and recreational facilities shall be located so as to be readily accessible to the occupants of residential uses.

There are no residential uses proposed as part of this project.

q Compatibility of architectural design and appearance including signing throughout the planned development shall be sought. In addition, architectural harmony with surrounding neighborhoods shall be achieved so far as practicable.

The two (2) proposed buildings will be architecturally compatible with the existing building on the site. The new buildings are proposed to maintain the setbacks for the existing building in order to maintain a consistent setback among the buildings to present a consistent streetscape design. The building architecture is consistent with Providence St. Joseph Medical Center, in order to create a medical campus environment.

q Where applicable, an adequate variety of uses and facilities shall be provided in order to meet the needs of the planned development and adjacent neighborhoods.

The project involves the development of a medical office building and cancer center. It is anticipated that a variety of medical services will be provided by tenants of the buildings which will serve the needs of the community. The cancer center is a unique service which benefits tremendously from its proximity to the medical center. Additionally, the hospital and project benefit from close proximity, enabling medical staff and patients to easily move between locations.

q The planned development and each building intended for occupancy shall be designed, placed, and oriented in a manner conducive to the conservation of energy.

The developer will be required to comply with all applicable City requirements intended for energy reduction.

RECOMMENDATION:

Staff recommends that the City Council approve Planned Development No. 2003-3 with Development Review No. 2003-34 and the Mitigated Negative Declaration and Development Agreement related thereto subject to the proposed conditions of approval.

Staff recommends that the City Council approve Project No. 2004-177, a Zone Text Amendment, as proposed by staff.

Staff recommends that the City Council adopt a resolution approving the Mitigated Negative Declaration for this project.

Staff recommends that the City Council adopt an ordinance approving Planned Development No. 2003-3 with Development Review No. 2003-34 and the Development Agreement related thereto.

Staff recommends that the City Council adopt an ordinance approving Project No. 2004-177, a Zone Text Amendment.

[1] A development review application was approved for the Pavilion Building on July 1, 2004 to allow the conversion of the building to office space. The project involved demolition of existing floor area and the development of additional parking on the site, eliminating the need for an off-site parking.

[2] The developer estimates the adjusted gross floor area of all buildings to be 201,600 square feet.

Council Agenda - City of Burbank

Tuesday, February 8, 2005