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HomeMy WebLinkAboutItem 2STAFF REPORT Development Services Department October 11, 2011 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr, Assistant Planner SUBJECT: Conditional Use Permit No. CUP 11 -15 to allow a 900 square -foot personal service use (hair salon) at 120 S. First Avenue. SUMMARY Conditional Use Permit Application No. CUP 11 -15 was filed by the Arcadia Redevelopment Agency to allow a 900 square -foot hair salon within an existing one - story commercial building at 120 S. First Avenue. The business owner of the proposed salon operated a hair salon at 103 N. Santa Anita Avenue, but is being relocated from this property as part of an Arcadia Redevelopment Agency project. The Development Services Department is recommending approval of this application, subject to the conditions listed in this report. GENERAL INFORMATION APPLICANT: Arcadia Redevelopment Agency LOCATION: 120 S. First Avenue REQUEST: A Conditional Use Permit to allow a 900 square -foot personal service use (hair salon). SITE AREA: 4,047 square -feet (0.09 acre) FRONTAGE: 30 feet along First Avenue EXISTING LAND USE & ZONING: The site is currently developed with a one -story, 1,800 square -foot commercial building constructed in 1952. The property is zoned MU, Mixed Use. SURROUNDING LAND USES & ZONING: North: General Office — zoned MU South: General Office — zoned MU East: Single - Family Residence — zoned R -3 West: Retail Uses — zoned MU GENERAL PLAN DESIGNATION: Mixed Use (22 -30 du /ac & 1.0 FAR) — This designation provides opportunities for commercial and residential mixed -use development that takes advantage of easy access to transit and proximity to employment centers, and that provide complementary mixes of uses that support and encourage pedestrian activity. PUBLIC HEARING NOTIFICATION Public hearing notices for CUP 11 -15 were mailed on September 30, 2011 to the owners and tenants of those properties that are located within 300 feet of the subject property — see the attached radius map. Because staff considers the proposed project exempt from the requirements of the California Environmental Quality Act (CEQA) the public hearing notice was not published in a local newspaper. BACKGROUND INFORMATION The site is developed with a one -story, 1,800 square -foot commercial building constructed in 1952. The building consists of two commercial units; 118 S. First Avenue and 120 S. First Avenue. The subject commercial unit was previously occupied by a general office use, and 118 S. First Avenue is currently occupied by an insurance office. To the rear of the subject building at this property and the adjoining property to the north at 114 S. First Avenue is a legal- nonconforming, 10 -space parking lot that crosses the common property line and is used by both properties. An easement along the east end of the properties on this half -block on this side of First Avenue allows vehicular access to the rear of the interior properties and the parking spaces. Diagonal on- street parking is also available along both sides of First Avenue. The property to the north at 114 S. First Avenue, which shares the 10 -space parking lot with the subject property, was approved for a parking modification in 2003 to maintain the 10 shared parking spaces in lieu of 15 spaces required for a retail use to occupy the 1,500 square -foot office building. The retail use has since moved, and the location is now occupied by general office uses. PROPOSAL AND ANALYSIS The proposal is to use an existing 900 square -foot commercial unit at 120 S. First Avenue as a hair salon. A hair salon is considered a personal service use, and is CUP 11 -15 120 S. First Avenue October 11, 2011 — page 2 subject to a Conditional Use Permit per Ordinance No. 2275 that was adopted in June 2010. The owner of the subject hair salon, Ms. Donna Bland, currently operates 'Solutions' hair salon at 103 N. Santa Anita Avenue. This property was recently purchased by the Arcadia Redevelopment Agency for a potential redevelopment project, and the Redevelopment Agency is relocating all the tenants of this building. Ms. Bland has chosen the subject property at 120 S. First Avenue as a new location for her hair salon, subject to approval of this application. Hair cutting and styling services are offered at the applicant's existing salon. These will continue to be the only services provided at the new location. Manicures, massages, pedicures or any other personal services will not be provided at this new location. Minor interior improvements are proposed to create a more open environment and to provide four shampoo sinks, three hair styling stations, and three hair drying stations. No alterations other than new signage will be made to the exterior of the building. There is an existing parking deficiency of 3 spaces for the subject property and the adjoining property to the north that shares the existing 10 parking spaces (10 spaces in lieu of 13 spaces required). A personal service use has a parking requirement of 5 spaces per 1,000 square -feet of gross floor area. A general office use has a parking requirement of 4 spaces per 1,000 square -feet of gross floor area. The result is that the hair salon increases the parking deficiency by 1 space (10 spaces in lieu of 14 spaces required). It is staffs opinion that the proposed hair salon is a compatible use with the surrounding commercial neighborhood, and is consistent with the Mixed Use zoning and the General Plan designation of the property. The parking needs of this use will not significantly impact the subject property or adjacent properties as the rear parking lot will continue to be used primarily by employees of the three businesses that share the lot, and patrons of the hair salon and general offices will most likely use the on- street parking along First Avenue, as these spaces are more visible and convenient for the general public. It is staffs opinion that the existing on -site parking and the on- street parking availability are sufficient to accommodate the parking needs of the hair salon and the other nearby existing businesses. CODE REQUIREMENTS All City requirements regarding disabled access and facilities, occupancy limits, building safety, and emergency equipment are required to be complied with to the satisfaction of the Building Official, Community Development Administrator, and Fire Marshal. CEQA Because no significant physical alterations to the property are necessary, this project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301(a) of the CEQA Guidelines for interior alterations, permitting and leasing of an existing structure. A Preliminary Exemption Assessment is attached. CUP 11 -15 120 S. First Avenue October 11, 2011 — page 3 FINDINGS Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed salon is consistent with the intended Mixed Use of the property and neighborhood, and will not have any adverse impacts to the neighboring businesses or properties. The use will be required to comply with all applicable County Health Code requirements. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. The beauty salon use is permitted with a Conditional Use Permit as authorized by the Arcadia Municipal Code. 3 That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. The proposed salon will involve only minor alterations to the interior of the existing facilities. The on -site parking lot and the on- street parking along First Avenue are adequate to accommodate the parking needs of the subject use and the existing nearby uses. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. First Avenue provides access to the front of the site and is a principal travel corridor that is capable of carrying the traffic demand of the proposed use. Bonita Street to the south and the alley to the north of the subject property provide access to the rear parking lot and are capable of carrying the traffic demand of the proposed use. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. A personal service use is a commercial use that is consistent with the General Plan Land Use Designation of the site. It is staffs opinion that the proposed hair salon satisfies each prerequisite condition. RECOMMENDATION The Development Services Department recommends approval of Conditional Use Permit Application No. CUP 11 -15 subject to the following conditions: 1. The personal service use approved by this CUP is limited to hair styling and shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 11 -15, and shall be subject to periodic inspections, after which the provisions of this Conditional Use Permit may be CUP 11 -15 120 S. First Avenue October 11, 2011 — page 4 adjusted after due notice to address any adverse impacts to the neighboring businesses and /or properties. 2. The hair salon shall not be open more than sixteen (16) hours per day, and shall not be open between the hours of midnight (12 a.m.) and 6 a.m. 3. This approval of CUP 11 -15 includes a parking modification for 10 spaces in lieu of 14 spaces required. This is not an approval of a general reduction of the parking requirements for the subject building, or the subject site. 4. All City requirements regarding disabled access and facilities, occupancy limits, building safety, and emergency equipment shall be complied with to the satisfaction of the Building Official, Community Development Administrator, and Fire Marshal. 5. Noncompliance with the plans, provisions and conditions of approval for CUP 11 -15 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the salon. 6. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officers, employees or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Arcadia concerning this project and /or land use decision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and /or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 7. Approval of CUP 11 -15 shall not take effect until the property owner(s), applicant(s), and business owner(s) and operator(s) have executed and filed an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Conditional Use Permit Application No. CUP 11 -15; state the supporting findings and environmental determination, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission's decision, specific determinations and findings, and the conditions of approval. CUP 11 -15 120 S. First Avenue October 11, 2011 — page 5 Denial If the Planning Commission intends to deny this project, the Commission should move to deny Conditional Use Permit Application No. CUP 11 -15; state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution incorporating the Commission's decision and specific findings for adoption at the next meeting. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the October 11, 2011 public hearing, please contact Assistant Planner, Tim Schwehr at (626) 574 -5422, or at tschwehr @ci.arcadia.ca.us. Appro Jim ama Community Development Administrator Attachments: Aerial Photo and Vicinity Map with Zoning Information 300 -foot Radius Map Photos of Subject Property Site and Floor Plan Preliminary Exemption Assessment CUP 11 -15 120 S. First Avenue October 11, 2011 — page 6 -------wVVVf',, -,,...'"''''.. .0.100444144.0iiiiiT am - I... ......i ore SUE MORENO e%1C€1f (626) 350 -5944 OWNERSHIP i OCCUPANTS UST RADIUS MAPS • LAND USE • PLANS MUNICIPAL COMPLIANCE CONSULTING 12106 LAMBERT AVE.EL MONTE, CA 91732 •FAX(626)350-1532 PROJECT INFORMATION 118 S. 1 ST ST. ARCADIA, CA. 11 -271 SCALE 1" =150' r •1 •1 •1 fINO 0111111. •1 -r T DRg- J w 6 8 60 soar N lc,V{ = 2� 60.02 'so 811 88 60 — 8 12 SO 251 25 1 141.89 $ TRACTa F! V PO � p eoR Pon pm 19 S 8 ®® 0 8 a 11►1 g 19 z -020 CI 5 ® is 18 . _AP* • SHEET 310 °, 1 o /10.04 1 1$ tit 60 — — 4ALTA 1 — esoa 25 25 141.59 J w 6 8 60 soar N lc,V{ = 2� 60.02 'so 811 88 60 — 8 12 —•" 19 13 60 141.80 - 8 17 1�%. 53 14 io 2"----"i 14� _ 0° 1 60 41.60 i ANRA iro 2 •' co co F. cl 10 . 26 25 �►. ® I 0 0 1 z . X48 1. mIlk ,I CI 5 ® is 18 . _AP* • SHEET 310 °, 1 o /10.04 1 7 KQ6 — Arras It % SHE 'r2 'a z'' ., 11(�� i c uaPO1 4 so 4ALTA 1 W. 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Si: Bakepinn SUBJECT PROPERTY - FRONT ENTRANCE ON FIRST AVENUE SUBJECT COMMERCIAL UNIT - 120 S. FIRST AVENUE SUBJECT PROPERTY - EAST ENTRANCES FROM PARKING LOT SUBJECT UNIT - EAST ENTRANCE FROM PARKING LOT REAR PARKING LOT VEHICULAR ACCESS TO PARKING AT REAR OF SUBJECT PROPERTY AND ADJACENT PROPERTIES ADJACENT BUSINESSES TO THE SOUTH -124 S. FIRST AVE FATE FARM INSURANCE bEIJNG 626 444.2776m ADJACENT BUSINESSES TO THE NORTH -114 & 118 S. FIRST AVE AJACENT BUSINESSES TO THE WEST ADJACENT RESIDENCE TO THE EAST 4 — itv abpa .SZ 1354' SPACES I0'-0" OTHER TENANT (NOT A PART) TO ALLEY 40 65'-0" '73 PROJECT LOCATION 9005.F. (EJ ASPHALT PAYIN6� SITE PLAN SCALE: 1"=10'.0" TO BONITA ST, t NOTES 0 0 O 0 m 0 ato 0 m (E) STOREFRONT WINDOW (E) STOREFRONT DOOR (E) EXTERIOR WALL (E) 3' -6" WIDE EXTERIOR DOOR (E) 2-0" WIDE INTERIOR DOOR (E) DEMISING WALL (E) INT. NON — BEARING WALL (E) WATER CLOSET (E) LAVATORY s(N) 43 11 X 30 "H OPENING AT EXIST. WALL (N) HAIR SAMPOO SINK (N) MOVABLE HAIR STYLIST CHAIR (N) MOVABLE HAIR DRYING CHAIR (N) MOVABLE HAIR SAMPOO CHAIR (N) MOVBLE CHAIR (N) CLEAR SPACE FOR HANDICAP EXIST. 3' WIDE DOOR TO BE REMOVED (F) SIGN AT DOOR HEAD, STATING "THIS POOR TO REMAIN UNLOCKED DURING BUSINESS HOURS" FLOOR PLAN SCALE: I/4 " =I -O" • (nt PROJECT DATA BUSINESS: SOLUTIONS A HAIR SALON ADDRESS: 120 5.15T. AVE., ARCADIA, :GA OWNER: I. DONNA BLAND M. PAMELA BROWN OCCUPANCY: B TYPE OF CONST.: V -B (NON -5PR) SIZE OF UNIT: T8b 5:F. SCOPE O WO F RK TENANT IMPROVEMENT FOR A HAR SALON, TOTAL AREA: 9Oo sf - SOLUTIONS A HAIR SALON 120 5. 1ST AVE., ARGADIA, CA OTHER TB4ANT MOT' A PART) 0 I 'D / 4 WALKWAY CO •. / TOILET_ RECEPTION 1 i IT / 7 I x L— 1. I LJ / HAIR SALON I -',1 _ I� �� rl — .73 HAIR SALON I� / 1© ® _ 1D 17 /� I9 L— HMR_DR_YIN& RM. .� -. /�6 r —� —� — I' 1 m HAIR SAMPOO RM, r - - -� b ® 1 r ip 0 1 90,x, � - SOME L - - -J I I =,r A A 9' -8" 9'-4" 12'-5° 15'-10" 11'-11" 59''2" NOTES 0 0 O 0 m 0 ato 0 m (E) STOREFRONT WINDOW (E) STOREFRONT DOOR (E) EXTERIOR WALL (E) 3' -6" WIDE EXTERIOR DOOR (E) 2-0" WIDE INTERIOR DOOR (E) DEMISING WALL (E) INT. NON — BEARING WALL (E) WATER CLOSET (E) LAVATORY s(N) 43 11 X 30 "H OPENING AT EXIST. WALL (N) HAIR SAMPOO SINK (N) MOVABLE HAIR STYLIST CHAIR (N) MOVABLE HAIR DRYING CHAIR (N) MOVABLE HAIR SAMPOO CHAIR (N) MOVBLE CHAIR (N) CLEAR SPACE FOR HANDICAP EXIST. 3' WIDE DOOR TO BE REMOVED (F) SIGN AT DOOR HEAD, STATING "THIS POOR TO REMAIN UNLOCKED DURING BUSINESS HOURS" FLOOR PLAN SCALE: I/4 " =I -O" • (nt PROJECT DATA BUSINESS: SOLUTIONS A HAIR SALON ADDRESS: 120 5.15T. AVE., ARCADIA, :GA OWNER: I. DONNA BLAND M. PAMELA BROWN OCCUPANCY: B TYPE OF CONST.: V -B (NON -5PR) SIZE OF UNIT: T8b 5:F. SCOPE O WO F RK TENANT IMPROVEMENT FOR A HAR SALON, TOTAL AREA: 9Oo sf - SOLUTIONS A HAIR SALON 120 5. 1ST AVE., ARGADIA, CA CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Conditional Use Permit No. CUP 11 -15 for a 900 square -foot personal service use (hair salon). 2. Project Location — Identify street address and cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 120 S. First Avenue. Approximately 100' north of the intersection of South First Avenue and Bonita Street. 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Arcadia Redevelopment Agency (2) Address 1 240 W. Huntington Drive Arcadia, CA 91066 -6021 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The project is an Emergency Project. d. ❑ The project constitutes a feasibility or planning study. The project is categorically exempt. e. @ Applicable Exemption Class: 01, Section 15301(a) f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: September 26, 2011 Preliminary Exemption Assessment\2010 Staff: Tom Li, Associate Planner FORM "A"