PD — 15 - Huntington Hotel

The following development standards apply to the property reclassified in Section 1 of Ordinance 6188:

A.

As used in these conditions, the term "Tower building" shall mean the existing 6-story structure and the adjacent wings on either side.

B.

There shall be a maximum of 300 hotel rooms in the Tower building, 60 rooms in the Lanai Annex, 20 rooms in the Royce Manor and 27 cottages.

C.

The city of Pasadena shall institute zone change proceedings to reestablish single-family residential zoning districts (RS-2 and RS-2HD) if the applicant has not received a building permit within 24 months of the effective date of this PD-15 District. The city of Pasadena shall also institute a zone change to reestablish the RS-2 and RS-2HD zoning if the hotel use ceases on this site. Such initiation of zone change proceedings shall occur within 24 months of the termination of the hotel use.

D.

The project shall consist of:

1.

A Tower building whose exterior appearance and height (as shown in Exhibits 1 through 10 of Ordinance 6188) will replicate the approximately 112-foot-high tower currently located on this site;

2.

A rehabilitation of existing cottages and banquet rooms;

3.

The construction of new parking facilities.

E.

The Tower building shall have a maximum height of approximately 112 feet measured from finished grade to the parapet on the north side of the building. The wings of the hotel on either side of the Tower building shall have a maximum height of approximately 64 feet. These heights are to be in substantial conformance to the heights of the existing Tower building which will be specifically determined in accordance with condition 6. The term "substantial conformance" shall mean that there is not more than a 5% Variance.

F.

The applicant shall provide a Historic Structure Report which will include all of the following:

1.

A complete photo documentation of the existing Tower building and adjacent grounds. These photographs will be used to document the more ethereal aspects of replication such as hue, texture, and natural growth of landscaping;

2.

The items identified in the National Park Service (NPS) Circular No. 28;

3.

A site plan which documents existing building footprints; and

4.

Measured drawings of all existing Tower exterior building elevations prepared in accordance with Historic American Building Survey (H.A.B.S.) standards. The drawings, which may include existing drawings, will document the existing height and massing of the Tower building and landscaping, including grades around the Tower building. The Historic Structure Report, and H.A.B.S. drawings and other as-built drawings shall be commented on by the cultural heritage commission and reviewed by the Planning Commission.

G.

The City shall submit the approved Historic Structure Report and H.A.B.S. drawings to the National Park Service (NPS) Western Regional Office and the State Historic Preservation Officer (SHPO) for review and comment. If the NPS and SHPO do not respond within 30 days of receiving the documents from the city, it shall be presumed that the NPS and SHPO have no comments. Major items of concern for city staff evaluation of the replication which shall be reviewed against the H.A.B.S. drawings and photo documentation include:

1.

Height and configuration of tower observation deck;

2.

Re-creation and placement of all existing exterior features;

3.

Match exterior color and texture of gunite and reuse or match roof tiles;

4.

Maintain the same type of fenestration, including size, material, reveal and location;

5.

Reuse or replicate in the same material, significant interior architectural details and fixtures such as plaster wall sconces and panels, and decorative glass windows that now exist as identified in the Historic Structure Report. The applicant will not be required to restore interior details that do not exist on the date of the approval of PD-15 by the City Council. The following latitudes have been identified in the Final Environmental Impact Report (FEIR) and shall be allowed in this review:

a.

Wings can be five feet wider than the existing wings;

b.

The ground floor may extend an additional twenty-six feet in a curved shape to the south;

c.

Twenty rooms can be created in a semisubterranean floor at the base of the tower around the horseshoe garden; and

d.

New construction attached north of the Tower and relocation of its historic location.

H.

The applicant shall not demolish any historic structures other than those (the Tower building including appendages around the courtyard and Rose Villa) identified in the EIR. Individual demolition permits for structures over 50 years old must be submitted to the cultural heritage commission and shall be reviewed in a timely manner by the cultural heritage commission.

I.

The applicant shall meet all existing building codes on the replicated Tower building and the State Historic Building Code on the other buildings as applicable.

J.

All roof-mounted mechanical equipment shall be screened within the shell of the existing buildings or replicated structure.

K.

The north parking lot shall be redesigned in such a way as to preserve, to the maximum extent feasible, the mature Canary Island pines.

L.

The applicant shall submit a transportation systems management program for approval by the director of public works prior to the issuance of a certificate of occupancy that will at a minimum:

1.

Provide an employee parking plan that will ensure that employees do not park on residential streets surrounding the site;

2.

Encourage use of mass transit by employees;

3.

Promote ride sharing; and

4.

Provide a plan to discourage nonhotel guests from using hotel parking, especially when taking the airport buses.

M.

The applicant shall ensure that the Oak Knoll vehicle entrance shall be designed to minimize light, glare and noise impacts on residences east of Oak Knoll. The entrance shall also be designed to discourage traffic from using Hillcrest Avenue as a route to or from the hotel. Plans for such redesign shall be submitted within 6 months of the effective date of the ordinance establishing PD-15 or earlier to the Planning Commission for approval prior to the issuance of a building permit.

N.

There shall be no overnight parking of buses.

O.

The bus holding area shall be relocated away from the entrance and adjacent to the Annex building. Acoustical barriers shall be contracted to minimize noise impacts on nearby residences. Hours of operation for diesel airport buses shall be restricted from 6:00 a.m. to 10:00 p.m. and shall be subject to review by the Planning Commission. After review and consultation with the Oak Knoll Improvement Association, the plan for managing the bus trips to and from the site shall be submitted to and approved by the Planning Commission prior to the issuance of a certificate of occupancy for the hotel buildings.

P.

The applicant shall submit a complete landscape plan to the design review committee and the Planning Commission for approval prior to the issuance of any building permits. Such plan shall include tree retention and removal plan, an automatic sprinkler system, and the landscaping featured therein shall complement the integrity of the entire project site.

Q.

Except as required in Condition No. 11, the applicant shall replace any mature trees and bushes removed as a result of this project with specimen trees on a one-time basis.

R.

The applicant shall assume financial responsibility for assessing the current condition of sewers serving the site and shall pay for any necessary repairs and/or upgrading (on-site or off-site) required to serve this project. Such assessment and repairs and/or upgrade shall be to the satisfaction of the department of public works. The cost of any additional repairs and/or upgrade beyond those required to service the project shall not be the responsibility of the applicant.

S.

The applicant shall reduce the use of natural gas and electricity to the extent feasible and shall use energy conserving design and materials according to city standards as determined by the city's building official. Should energy conservation methods conflict with replication objectives, the Planning Commission must approve any solutions.

T.

The applicant shall use sound insulation on construction equipment.

U.

The applicant shall reduce construction-related emissions of dust by watering the site at least twice daily and cease dust-producing demolition and grading activity during periods of high winds.

V.

All construction activities are restricted to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturday and no construction activities on Sunday.

W.

Construction activities shall be screened from adjacent land uses with plywood walls as approved by the Zoning Administrator.

X.

The developer shall remove and dispose of all hazardous materials related to the project in conformance with OSHA, EPA and state and municipal requirements.

Y.

The applicant shall submit a construction transportation system management program for approval by the director of public works prior to the issuance of building permit that will at a minimum:

1.

Establish a reasonable route and number of truck trips to be permitted going to and from the site during the demolition and construction phases of the project;

2.

Provide a parking plan for construction-related vehicles that will ensure that they are not parked on the residential streets surrounding the site;

3.

Provide noise equipment on the construction site to monitor the noise level to ensure compliance with existing noise standards. If the developer exceeds noise standards, the project shall be brought immediately into compliance. The noise level during the construction phase shall not exceed the level authorized in the noise ordinance for construction sites; and

4.

The applicant shall identify an additional alternative route, other than the primary route, which can be used by construction vehicles during the demolition and construction phase of the project.

Z.

The applicant shall record a covenant which contains a requirement that it make good faith efforts to employ minority-owned and female-owned businesses as contractors or subcontractors in the construction phase of the project. The applicant shall record a covenant similar to the covenant recorded for PD-10 (Lake/Colorado).

AA.

The applicant (or any other person operating the completed hotel pursuant to a management contract with the applicant) shall enter into an agreement with the city of Pasadena to recruit first from employment development programs in the city of Pasadena. Such agreements shall at a minimum provide that the applicant or the hotel manager shall cooperate with the city to identify the types of job opportunities which will exist in the hotel, assist in the development of training programs for such jobs, and interview graduates of such training programs when job openings exist.

AB.

Within 6 months of the effective date of the ordinance establishing this PD, and prior to the issuance of any building or demolition permits, the applicant shall submit evidence of financial ability to complete the project to the reasonable satisfaction of the city manager. In determining whether the applicant's financial backing is adequate for the successful completion of the project, an independent financial consultant shall be retained by the city to assist the city manager and a subcommittee of the City Council. The city manager shall report to the Planning Commission on his findings, which shall be approved by the Planning Commission and the City Council prior to the issuance of any building or demolition permits.

AC.

Prior to the issuance of any demolition permits on the site, the applicant or the project contractor shall post a completion bond (a bond that the project will be completed in accordance with the terms and conditions of this PD) for all new construction equal to the valuation, as determined by the building and development services administrator. The applicant shall select a bond carrier that has an FAA rating. Such completion bond shall be approved by the City Council.

AD.

The Planning Commission shall review the applicant's progress toward compliance with the conditions of this PD within 6 months of the PD effective date or earlier at the applicant's request. The review of compliance with PD standards shall take place during a legally noticed regular meeting of the Planning Commission. At the time of such review, the Planning Commission shall determine if subsequent reviews are appropriate.

AE.

The hotel shall be constructed and operated as a 4-star luxury hotel. The applicant shall enter into an agreement with a qualified operator of a 4-star luxury hotel prior to the issuance of any building permits on the site. Before such operator is approved as being capable of operating a 4-star luxury hotel, the city shall consult with Laventhol and Horvath, Inc. and Pennel Kerr Foster, Inc. to obtain two expert opinions regarding whether such operator qualifies. Both experts must opine that the operator qualifies.

AF.

Thirteen of the existing cottages may be used for residential dwelling units and may, if approved by the Advisory Agency, be subdivided into separate lots. Only the following structures may be used as residential dwelling units:

1.

Harton Hall;*

2.

Sayre;

3.

Fairview;

4.

Anchorage;*

5.

El Nido;

6.

Valley View;*

7.

Clovelly;*

8.

Howard;

9.

Chanceview;

10.

Mariner;

11.

Spaulding;

12.

Ferncroft; and

13.

Clara Vista.

All cottages shall be limited to single-family residential use, except for those identified with an asterisk, which may contain 2 single-family dwelling units, for a maximum total of 17 units.

1.

The cottages, subject to this PD amendment, shall conform to the building footprints as shown on the site plan dated August 7, 1991, on file with the office of zoning administration.

2.

The lot sizes, if any lots are created, for the cottages shall be within the following ranges:

a.

Minimum lot size = 3,580 square feet

b.

Maximum lot size = 22,960 square feet

3.

The setback requirements for the cottage lots shall be within the following ranges:

a.

Front yard = 0 feet to 48 feet

b.

Side yard = 0 feet to 78 feet

c.

Corner side yard = 21 feet*

d.

Rear yard = 2 feet to 86 feet

* Applicable to Clara Vista only.

4.

One double car covered parking structure shall be provided for each individual lot that is approved, up to a maximum of 17 structures, to serve the off-street parking requirements of the cottages identified above. The parking structures shall not exceed a maximum height of 20 feet, and shall conform to the standards contained in Chapter 17.68 of the Pasadena Municipal Code, except as otherwise shown on the revised parking plan dated November 22, 1991, on file with the office of zoning administration (hereafter "the revised parking plan").

AG.

Commercial uses on the site shall be limited to those reasonably related to hotel uses as determined by the Zoning Administrator. These uses shall include but not be limited to the following:

1.

Retailing of goods and services from the following establishments:

a.

Travel agencies;

b.

Apparel shops;

c.

Bakeries;

d.

Barber shops and beauty shops;

e.

Book stores;

f.

Drug stores;

g.

Florists;

h.

Gift shops;

i.

Greeting card shops;

j.

Stationers.

2.

Business and professional offices integral to the function of the hotel; and/or marketing and property management of the estates of the hotel.

3.

Should the Carriage House (Annex Building, Lot #2, Tract 46388) be sold separate from the hotel property (Lot #1, Tract 46388) the uses allowed within the Carriage House shall remain those established by PD-15. Any change from these established hotel related uses shall require a change in the zoning designation of the Carriage House property.

AH.

Design approval by the planning director shall be required for all exterior rehabilitations, alterations, and minor additions. Design approval by the design commission shall be required for new construction of freestanding buildings and major additions to existing buildings. The planning director shall determine which additions are major for purposes of design review. All design approvals shall comply with the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Design review decisions of the planning director may be appealed by the applicant to the design commission. The design commission may not call up for review decisions of the planning director. Design review of interior rooms shall be restricted to the Georgian and Viennese Rooms only and shall be conducted by the design commission.

AI.

The applicant shall provide a minimum of 686 parking spaces. The parking configuration shall conform to the revised parking plan.

1.

The hotel may use tandem parking with an attendant. No more than 35% of the total parking requirement may be achieved through tandem parking. The use of tandem parking and compact parking stalls shall conform to the revised parking plan.

2.

Any parking spaces reserved for use related to the Carriage House must be available for use by all Carriage House retail tenants and visitors, and may not be reserved for the exclusive use of any single tenant or its visitors.

3.

All hotel and commercially-related parking shall be in place prior to the issuance of a final certificate of occupancy for the Ritz-Carlton Huntington Hotel and the Carriage House (Lot #2, Tract 46388). The construction of the covered parking structures shall be phased in accordance with the development and rehabilitation of the individual cottages, so that the required parking is in place for each cottage prior to its conversion to residential use.

AJ.

The Planning Commission shall review the revised parking plan at a duly noticed public hearing one year after the effective date of the ordinance amending this PD-15. The purpose of the review is to evaluate the adequacy of the revised parking plan, with particular emphasis on the impact of parking on surrounding residential neighborhoods.

1.

If the commission finds, on the basis of evidence presented at the hearing, that the parking is inadequate to meet the demand for the PD-15 site, it may recommend amendments to the PD-15 development standards and PD plan as deemed necessary. In addition, if hotel occupancy has initially reached stabilization as defined herein, the commission shall require the imposition of one of the following remedial measures: provision of 1) additional on-site parking spaces up to a maximum of 114 spaces, of which 15% or fewer may be tandem parking, subject to a plan to be approved by the commission; or 2) permanent off-site parking for all nonmanagerial level employees, subject to a parking management plan to be approved by the commission; or 3) a combination of an off-site parking plan and creation of additional on-site parking of fewer than 114 parking spaces. The parking management plan must provide that the use of the off-site parking is mandatory for nonmanagerial hotel employees, and includes an off-site employee check-in system and continuous shuttle service to the hotel. As used herein, "stabilization" means at least 74% hotel room occupancy for a period of twelve consecutive months. In order to verify stabilization, the hotel owner and/or operator shall cooperate with the city and shall supply any data reasonably necessary to determine stabilization.

2.

Evidence that may be considered by the commission in making a finding of inadequate parking may include without limitation the number of parking attendants provided by the hotel; the amount of any charges, including gratuities, for parking on-site; and the efficiency and promptness of the system for vehicle retrieval.

3.

In addition to the one-year parking plan review, and subsequent reviews if deemed appropriate by the Planning Commission, the commission may also conduct such a review, at a duly noticed public hearing as provided above, and may make the finding and impose remedial measures as specified above, at the request of the board of directors of the Oak Knoll improvement association, made in writing and accompanied by evidence to support a finding of inadequate parking. Such a request may be made at any time after hotel occupancy has initially reached stabilization as defined above.

(Ord. 7099, § 55 (2), 2007; Ord. 7022, § 16, 2005)