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HomeMy WebLinkAboutItem 1STAFF REPORT Development Services Department November 8, 2011 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner SUBJECT: Conditional Use Permit Application No. CUP 11 -14 for a trade school /education center (d.b.a. The Clarke Center) with a maximum of 80 students and five (5) employees in an existing 15,050 square -foot commercial building at 400 N. Rolyn Place. SUMMARY Mr. Thomas P. Clarke of Gernon Holdings, LLC submitted Conditional Use Permit Application No. CUP 11 -14 to convert an existing 15,050 square -foot commercial building into a trade school /education center at 400 N. Rolyn Place. It is staffs opinion that based on the proposed on -site parking and circulation, the site can accommodate the proposed use without significantly impacting the neighboring properties. The Development Services Department is recommending approval of the proposed trade school /education center, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: Mr. Thomas P. Clarke of Gernon Holdings, LLC LOCATION: 400 N. Rolyn Place REQUEST: A Conditional Use Permit to convert an existing 15,050 square -foot commercial building into a trade school /education center with a maximum of 80 students, five (5) employees, and operating hours of 6:30 a.m. to 9:00 p.m., Monday through Friday, and occasional events on Saturdays. Classes will not be held on Saturdays or Sundays. SITE AREA: 29,786 sq. ft. (0.68 acre) FRONTAGE: 273 feet along North Rolyn Place EXISTING LAND USE & ZONING: The subject property is improved with a 15,050 square -foot commercial building constructed in 1964. The zoning is C -M, Commercial Manufacturing with a Downtown Overlay (1.0 Floor -Area Ratio and maximum 4 stories for commercial developments). SURROUNDING LAND USES & ZONING: The surrounding properties are developed with commercial offices, zoned C -M with the Downtown Overlay. GENERAL PLAN DESIGNATION: Commercial with a Downtown Overlay (1.0 Floor -Area Ratio). The Commercial designation is intended to permit a wide range of commercial uses which serve both neighborhood and citywide markets. The designation allow a broad array of commercial enterprises, including restaurants, durable goods sales, food stores, lodging, professional offices, specialty shops, indoor and outdoor recreational facilities, and entertainment uses. The Downtown Overlay increases the floor -area ratio to encourage owners of older buildings to pursue private redevelopment efforts. PUBLIC HEARING NOTIFICATION Public hearing notices of Conditional Use Permit Application No. CUP 11 -14 were mailed on October 28, 2011 to the property owners, tenants and occupants of those properties that are 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 the Arcadia Weekly newspaper. BACKGROUND INFORMATION The subject property is developed with a 15,050 square -foot commercial building. It was last occupied by a medical, stem cell research and storage facility that moved out in early 2008. The building has been vacant since that time. PROPOSAL AND ANALYSIS The proposal is to remodel the commercial building into a trade school /education center (d.b.a. The Clarke Center) for up to 80 students and 5 employees. The building will be remodeled to provide an art career room, a music room, a drama room, a dance room, a weight - lifting room, a tech and media room, an indoor sports and recreation room, and administrative offices. CUP 11 -14 400 N. Rolyn PI. November 8, 2011 — page 2 The maximum enrollment will be 80 students, and they will mainly consist of young adults and high school age students. The center will offer project -based learning programs in the arts, technology, media, career preparation, personal fitness and recreation. The goal is to prepare the students for personal and academic success in college, their careers, and in life. Classes will generally be scheduled for Monday through Friday from 8:30 a.m. to 9:00 p.m., with up to three (3) special events a year in the sports and recreation room, which will typically be held on weekends. A detailed schedule is attached to this staff report. In addition, the indoor sports and recreation room, weight - lifting room, and dance studio are proposed to be leased out to teams or groups on weekday evenings and Saturdays. Each of these groups will not exceed 15 members, and an administrator will supervise these groups. The total number of occupants will not exceed the maximum of 80 students and five (5) employees at any one time. Parking and Traffic The Arcadia Municipal Code requires one (1) parking space per staff plus one (1) space per three (3) students for a trade school /education center. In addition, the subject site qualifies for the 25% reduction in parking requirements as it is within a quarter -mile of the future Gold Line Transit Station. The parking requirement for this proposal is 24 on- site parking spaces, which is consistent with the existing number of parking spaces. However, to accommodate a van - accessible parking space as required by the Building Code, one (1) space will be lost and there will be 23 on -site parking spaces as a result. There will also be an on -site loading area for the picking up and dropping off of students. It is staffs opinion that the one (1) on -site parking space deficiency will not adversely impact the neighboring properties. The applicant anticipates that many students will walk from the affiliated Arroyo Pacific Academy at 41 W. Santa Clara Street (the northwest corner of Santa Clara Street and Rolyn Place) which is approximately 600 feet away, and these students will be supervised during such transit by a staff member of the school. This arrangement will ease the traffic and parking demands of the proposed use. To allow better vehicular visibility, the existing concrete block wall and landscaping by the driveways will be removed or altered as necessary. The zoning regulations require a 10' x 25' loading space for each 10,000 square feet of building area. For the subject 15,050 square -foot building, two (2) loading spaces are required. However, this requirement is intended for commercial or wholesale type activities. The applicant is providing an approximately 20' x 20' passenger loading area, which is deficient per Code requirements, but for the subject proposal, the loading area is mainly for the picking up and dropping off of students, but can also be used for receiving deliveries of materials or equipment. The City's Engineering Services has reviewed the applicant's proposal and determined that this use will not have a significant impact on street traffic and is satisfied with the proposed on -site circulation. CUP 11 -14 400 N. Rolyn PI. November 8, 2011 - page 3 It is staffs opinion that the proposed use will have adequate on -site parking and circulation for the anticipated traffic, parking, and pick -up /drop -off needs, and will not adversely impact the neighboring businesses and properties. CODE REQUIREMENTS All City requirements regarding disabled access and facilities, occupancy limits, building safety, emergency equipment, parking and site design, and water supply and irrigation systems are required to be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. CEQA This project is categorically exempt from environmental review pursuant to the provisions of the California Environmental Quality Act (CEQA) under Section 15301 of the CEQA Guidelines as a Class 1 minor alteration of an existing facility. A Preliminary Exemption Assessment is attached to this staff report. 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 use is consistent with the existing zoning and General Plan Land Use Designation of the subject property and if conditionally approval will not conflict with the surrounding uses. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. Arcadia Municipal Code Sections 9265.1 and 9275.1.44 authorize commercial, trade and music schools with an approved Conditional Use Permit for this zone. 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. Based on the proposed layout and parking, and if conditionally approved, this use can be accommodated by the subject site. 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. The subject site fronts Rolyn Place that can readily be accessed by Santa Anita Avenue and Santa Clara Street, which are both arterials able to accommodate high volumes of traffic. CUP 11 -14 400 N. Rolyn PI. November 8, 2011 — page 4 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. The proposed trade school /education center is consistent with the commercial designation of the area and of the site. It is staff's opinion that the proposed trade school /education center satisfies each prerequisite condition. RECOMMENDATION The Development Services Department recommends approval of Conditional Use Permit Application No. CUP 11 -14, subject to the following conditions: 1. There shall not be more than 80 students and five (5) employees at any one time. 2. The hours of operation shall be limited to 8:30 a.m. to 9:00 p.m., Monday through Saturday. 3. There shall not be more than three (3) special events in a calendar year, and the maximum occupancy shall not exceed 85 people. The closing hour may be extended to 10:00 p.m. for these special events. These events shall be subject to the City's Special Use Permit requirements. 4. The following items shall be addressed to the satisfaction of the Fire Marshal: a. All fire sprinkler heads shall be quick response type. Existing heads shall be changed as necessary to quick response type. b. A full coverage fire alarm and sprinkler system shall be provided. c. Provide a Knox box with keys for access to restricted areas. d. Hallways serving more than 10 persons must be a minimum one -hour rated corridor. All doors leading into such corridors shall have a minimum 20- minute rating with self - closers. e. Exit doors from the music room and drama room shall swing in the egress direction. f. The tech and media room, and indoor sports and recreation room require two (2) exits each. Exits shall lead directly to either a rated corridor, or the exterior of the building, and not to an intervening room. g. Illuminated exit signage shall be provided for all exits and exit pathways. h. Emergency lighting shall be provided along all paths of egress. 5. The use approved by CUP 11 -14 is limited to the proposed trade school /education center and it shall be operated and maintained in a manner that is consistent with CUP 11 -14 400 N. Rolyn Pl. November 8, 2011 — page 5 the proposal and plans submitted and approved for CUP 11 -14, subject to the satisfaction of the Development Services Director or designee. This includes a Parking Modification for 23 on -site spaces in lieu of 24 required, and a 20' x 20' loading zone in lieu of two (2) 10' x 25' loading zones. This Modification is not an approval fora general reduction of the parking and /or loading requirements for the subject property and /or building, but is limited to the specific use being approved by CUP 11 -14. 6. Noncompliance with the plans, provisions and conditions of approval for CUP 11 -14 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the trade school /education center. 7. All City requirements regarding disabled access and facilities, occupancy limits, building safety, emergency equipment, parking and site design, and water supply and irrigation systems are required to be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. 8. 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. 9. Approval of CUP 11 -14 shall not take effect until the property owner(s), applicant, and business owner(s) /operator(s) have executed and filed the Acceptance Form available from the Development Services Department to acknowledge awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this application, the Commission should move to approve Conditional Use Permit Application No. CUP 11 -14; 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 -14 400 N. Rolyn Pl. November 8, 2011 — page 6 Denial If the Planning Commission intends to deny this application, the Commission should move to deny Conditional Use Permit Application No. CUP 11 -14; 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 November 8th public hearing, please contact Associate Planner, Thomas Li by calling (626) 574 -5447, or by email at tli @ci.arcadia.ca.us. Approved by: Ji ,�!tsa a mmunity Development Administrator Attachments: Aerial Photo & Vicinity Map Photos of the Subject Property Proposed Site Plan & Floor Plan Proposed Class Schedule 300 -foot Radius Map Preliminary Exemption Assessment CUP 11 -14 400 N. Rolyn PI. November 8, 2011 — page 7 400 N. Rolyn PI. CUP 11 -14 400 N. ROLYN - FRONT OF BUILDING 400 N. ROLYN - PARKING LOT ONSITE PARKING LOT FOR 400 N. ROLYN (LOOKING SOUTH) PROPERTY TO THE SOUTHWEST OF 400 N. ROLYN PROPERTY TO THE NORTH OF 400 N. ROLYN PROPERTY ACROSS THE STREET TO THE WEST OF 400 N. 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HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: CUP 11 -14 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): 400 N. Rolyn Place 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Thomas P. Clarke (2) Address 41 W. Santa Clara St., Arcadia, CA 91007 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. /i4 Applicable Exemption Class: 01 - Existing Facilities 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: 10 -14 -11 Preliminary Exemption Assessment\2011 Staff: Thomas Li, Associate Planner FORM "A"