HomeMy WebLinkAboutItem 2Development Services Department
November 22, 2011
TO: Arcadia Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Lisa Flores, Senior Planner
SUBJECT: Conditional Use Permit No. CUP 11 -23 to permit a graphic design and
art school with a maximum of 30 students (ages 14 years and older) at
1313 S. Baldwin Avenue.
SUMMARY
This application was filed by Mr. Tony Yao for a graphic design and art school with a
maximum of 30 students (ages 14 years and older) at 1313 S. Baldwin Avenue. The
proposed business hours will be from 10:00 a.m. to 10:00 p.m., Monday through
Friday, and from 9:00 a.m. to 7:00 p.m. on Saturdays and Sundays. The
Development Services Department is recommending approval of this application,
subject to the conditions listed in this staff report.
GENERAL INFORMATION
APPLICANT: Mr. Tony Yao
LOCATION: 1313 S. Baldwin Avenue
REQUEST: A Conditional Use Permit for a graphic design and art school with a
maximum of 30 students (ages 14 years and older) with a parking
modification. The business hours will be from 10:00 a.m. to 10:00
p.m., Monday through Friday, and from 9:00 a.m. to 7:00 p.m. on
Saturdays and Sundays.
SITE AREA:
FRONTAGE:
The subject space is a 4,800 square -foot unit in the 772,134 square -
foot shopping center commonly referred to as the Arcadia Hub.
The subject unit has a frontage of 80 feet on Baldwin Avenue.
EXISTING LAND USE & ZONING:
The subject unit is located within the Arcadia Hub shopping center,
which includes a 1,143 -space parking lot, a Burlington Coat
Factory/Baby Depot, L.A. Fitness health club, Joann Fabrics, Vons
Pavilions supermarket, and three multi- tenant strip commercial
buildings. The property is zoned C -2, General Commercial, and the
portion located along Baldwin Avenue has an H4 Height Overlay.
SURROUNDING LAND USES & ZONING:
North: General Office and Commercial zoned C -2 and C -2 & H4
South: CVS shopping center zoned C -2, and Multiple - Family
Residences zoned R -3
East: Commercial Uses zoned C -2
West: President Square shopping center zoned C -1, Limited
Commercial
GENERAL PLAN DESIGNATION:
Commercial (0.5 FAR) - The Commercial designation is intended to
permit a wide range of commercial uses which serve both
neighborhood and citywide markets. The designation allows 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.
BACKGROUND INFORMATION
The subject unit is located in the Arcadia Hub Shopping Center, near the southeast
corner, adjacent to the L.A. Fitness health club. An aerial photo of the site and
photos of the subject space are attached. The majority of the buildings on the site
were constructed in 1957, and the shopping center consists of several parcels that
are joined together by a recorded reciprocal parking and driveway easement.
In 2004, the Planning Commission adopted Resolution No. 1711 (attached) to
approve Conditional Use Permit No. CUP 04 -11 for a children's learning center with
a parking modification within the subject 4,800 square -foot unit (dba: Kids' Island).
This business had a 2,800 square -foot indoor playground and 2,000 square feet of
classrooms, offices, entry lobby, restrooms, and maintenance spaces. Kids' Island
began operation in 2005 and offered classes in music, art, ballet and tap dancing,
and provided an indoor playground for children of ages 6 months to 6 years old. In
2009, Resolution No. 1809 (attached) was adopted to approve Conditional Use
Permit No. CUP 09 -14 to add private parties for children and to extend the business
CUP 11 -23
1313 S. Baldwin Avenue
November 22, 2011 — page 2
hours of the operation. This was done to counter the lack of students due to the
recession; however, Kids' Island closed in March of this year.
PUBLIC HEARING NOTIFICATION
Public hearing notices of CUP 11 -23 were mailed on November 10, 2011 to the
owners and occupants of those properties that are located within 300 feet of the
subject property — see the attached radius map. Pursuant to the provisions of the
California Environmental Quality Act (CEQA), an existing facility is Categorically
Exempt under section 15301 of the CEQA Guidelines, and therefore the public
hearing notice was not published in a local newspaper.
PROPOSAL AND ANALYSIS
The applicant is proposing a graphic design and art school for high school students
and adults (14 years and older). The goal is to help the students pursue a career in
graphic arts and design, and assist the students in creating a portfolio for admissions
to college art programs.
The 4,800 square -foot unit will consist of four classrooms for 7 or 8 students each, a
lobby area, offices, a conference room and break room, and two restrooms. A site
plan and floor plan are attached. There will be a maximum of 30 students and 7
faculty and staff members at any one time. The entire space will be in compliance
with disabled accessibility requirements and based on the proposed occupancy; two
entrances /exits (one facing Baldwin Avenue and one to the parking lot) will be
required to remain open during business hours, which are proposed as follows:
Monday through Friday — 10:00 a.m. to 10:00 p.m., and Saturday and Sunday — 9:00
a.m. to 7:00 p.m. Classes, however, will only be held from 3:00 p.m., to 9:45 p.m.
on weekdays, and on weekends from 9:00 a.m. to 4:00 p.m. At the other times the
facility will only be open for administrative purposes. The school will offer courses in
drawing techniques, graphic design, product advertising and branding, model
making, and 3 -D computer modeling.
Parking
There are 1,143 parking spaces at the Arcadia Hub. Over the years, approximately
30 parking spaces have been lost due to handicap parking requirements, the
seismic upgrading of the parking structure, and other adjustments. Several parking
modifications have also been approved for various tenants, such as L.A. Fitness,
Pavilions, a dentist, and several restaurants.
The Arcadia Municipal Code requires that a school for students of high school age or
older provide 1 parking space for each employee and 1 parking space for every 3
students. Based on the proposal of a maximum of 30 students and 7 employees, a
total of 17 parking spaces are required. This is less than the parking that would be
required of a retail use for this 4,800 square -foot space, yet a retail use would be
allowed by- right. The retail parking requirement is 1 parking space per 1,000 gross
CUP 11 -23
1313 S. Baldwin Avenue
November 22, 2011 — page 3
square feet, which equals 24 parking spaces for this unit. Since the proposed
school requires fewer parking spaces than a use that would be allowed by- right, a
parking modification is not necessary for this school. However, in regards to the
overall parking requirement for the Arcadia Hub, the existing 1,143 parking spaces is
significantly deficient from the requirement of 2,385 parking spaces for all of the
current uses.
Due to this parking deficiency, the landlord had K2 Traffic Engineering, Inc. conduct
the attached shared parking study that compared the City parking requirements with
the projected parking demand for the shopping center with the proposed school
(Concept Cube, Inc.). The study was conducted in August of this year, and
examined the parking demand at 30- minute intervals from 10:00 a.m. to 9:00 p.m.
for seven consecutive days. The study found that this shopping center does not fully
utilize its parking supply. During the peak parking demand period (Monday at 6:00
p.m.) when the most parking spaces were occupied, it was found that only about
50% (569) of the parking spaces were utilized. This means that more than 500
parking spaces were available at the busiest time. In addition, there are 37 parking
spaces in the immediate vicinity of the subject space that are limited to a 45- minute
stay — see the attached site plan. This was a condition of approval for the L.A.
Fitness health club, but will also help ensure that the proposed school will not impact
the parking needs of its neighboring businesses.
The study also includes an adjustment for the holiday shopping season and the
vacant units. It is projected that during the holidays, and with full occupancy, 83%
(953) of the parking spaces would be occupied. Based on the study; even during
the busiest time of year, there will be close to 200 parking spaces available. The
City Engineer has reviewed the report and agrees with its conclusions that the
proposed school will not impact the parking situation at this center.
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
Proposed projects that are not approved, are by virtue of being denied, exempt from
any further environmental assessment. If approved, however, and if it is determined
that no significant physical alterations to the site are necessary, then this project,
which is at an existing facility is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) pursuant to Section 15301 of the
CEQA Guidelines. A Preliminary Exemption Assessment is attached.
CUP 11 -23
1313 S. Baldwin Avenue
November 22, 2011 — page 4
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 will not conflict with the
existing uses at the subject site.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized. Arcadia Municipal Code Section No.
9275.1.56 authorizes the proposed school with an approved Conditional Use
Permit in the subject C -2, General Commercial 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 occupancy and schedule, and
the parking availability, this site is adequate for the proposed project and
adjustments are not necessary.
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 is
adjacent to Baldwin Avenue, which is a major arterial designed to accommodate
high volumes of traffic, and has abundant ingress and egress points from both
Duarte Road and Naomi Avenue.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan. A graphic design and art school is a commercial
use that is consistent with the Land Use Designation of the site.
It is staff's opinion that the proposed school satisfies each prerequisite condition.
RECOMMENDATION
The Development Services Department recommends approval of Conditional Use
Permit Application No. CUP 11 -23, subject to the following conditions:
1. There shall not be more than thirty (30) students and seven (7) faculty and staff
members at any given time, and the school shall be operated and maintained in
a manner that is consistent with the proposal and plans submitted and approved
for CUP 11 -23, subject to the satisfaction of the Development Services Director
or designee.
CUP 11 -23
1313 S. Baldwin Avenue
November 22, 2011 — page 5
2. Classes shall be held from 3:00 p.m. to 9:45 p.m., Monday through Friday, and
from 9:00 a.m. to 4:00 p.m. on Saturdays and Sundays.
3. The school must maintain two (2) exits to the satisfaction of the Arcadia Fire
Marshal, which includes that these doors remain unlocked during business
hours.
4. All new fire sprinkler heads shall be quick response type, and the fire sprinkler
system and fire alarm system shall be maintained to the satisfaction of the
Arcadia Fire Marshal.
5. Interior locking devices that can only be opened with a key are not permitted.
6. Illuminated exit signage and emergency lighting shall be provided to the
satisfaction of the Arcadia Fire Marshal.
7. Noncompliance with the plans, provisions and conditions of approval for CUP 11-
23 shall be grounds for immediate suspension or revocation of any approvals,
which could result in the closing of the school.
8. 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.
9. 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.
10. Approval of CUP 11 -23 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.
CUP 11 -23
1313 S. Baldwin Avenue
November 22, 2011 — page 6
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 -23; state
the supporting findings and environmental determination, and adopt the attached
Resolution No. 1847, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this application, the Commission should
move to deny Conditional Use Permit Application No. CUP 11 -23; 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 an y questions regarding this matter prior to the November 22, 2011 hear n or
public contact Senior Planner, Lisa Flores at (626) 574 -5445, or by email lat
Iflores(a,ci.arcadia.ca. us.
Approved by:
Ji asama
ommunity Development Administrator
Attachments: Aerial Photo with Zoning Information
Photos of Subject Commercial Space
Resolution No. 1711 for CUP 04 -11 (Kids' Island)
Resolution No. 1809 for CUP 09 -14
300 -foot Radius Map
Site Plan and Floor Plan
Shared Parking Study
Preliminary Exemption Assessment
Resolution No. 1847
CUP 11 -23
1313 S. Baldwin Avenue
November 22, 2011 — page 7
1313 S. Baldwin Avenue
Entrance from the parking lot area of the shopping center (a.k.a. The Hub).
View from Inside of the unit facing the parking lot area.
Street view from Baldwin Avenue
(Above and Below) — Interior photos of the 4,800 square foot unit space.
•
RESOLUTION NO. 1711
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT NO. 04-011 WITH A PARKING MODIFICATION TO
ALLOW A CHILDREN- LEARNING CENTER WITHIN THE
EXISTING 4,800 SQUARE FOOT UNIT AT 1313 S. BALDWiN
AVENUE.
WHEREAS, on June 28, 2004, a Conditional Use Permit application with a
parking modification was filed by Chrisfine Yap, owner of the subject business, to
operate a children - Beaming center within the existing 4,800 square foot unit at
1313 S. Baldwin Avenue; and,
WHEREAS, a public hearing was held on
August 10, 2004, at which time
all interested persons were given full opportunity to be heard and present
evidence.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA RESOLVES AS FOLLOWS:
ECG` N 1 • That the factual data submitted by the Development
Services Department in the attached report is true and correct.
SECTION 2. This Commission finds:
1. That the granting of such Conditional Use Permit with a parking
modification will not be detrimental to the public health or welfare, or injurious to
the property or improvements in such zone or vicinity because the initial study did
not disclose any substantial adverse effects to the area affected by the proposed
project.
2. That the use applied for at the location indicated is a
which a Conditional Use Permit is authorized. proper one for
3. That the site for the proposed use is adequate in size and shape to
accommodate said use. All yards, spaces, loading, landscaping, parking, and
other features are adequate to adjust said use with the land and uses in the
neighborhood. The proposed project complies with all related zoning
requirements as set forth in the Arcadia Municipal Code.
4. That the site abuts a major street that is adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely
affect the comprehensive General Plan because the and use and current zoning
are consistent with the General Plan.
6. That the use applied for will not have a substantial adverse impact
on the environment, and that based upon the record as a whole there is no
evidence that the proposed project will have any potential for an adverse effect
on wildlife resources or the habitat upon which the wildlife depends.
SECTION 3. That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 04-011 with a parking modification to operate a
children - teaming center within the existing 4,800 square foot unit at 1313 S.
Baldwin Avenue, upon the following conditions:
1. The children - leaming center will be restricted to the subject unit
(4,800 square feet) with a maximum of 12 students in each class from ages 6
months to 6 years old. The proposed use shall be operated and maintained in a
manner that is consistent with the proposal and plans submitted and approved
for CUP 04-011, and any expansion upon the use approved shall require
approval of a separate conditional use permit.
2. The business hours shall be limited from 9:00 a.m. to 6:00 p.m.,
seven days a week.
3. A separate sign design review application shall be submitted for all
new signs on the premises.
4. The 17 parking spaces that face the store frontage shall be
restricted to 1-hour parking.
5. Approval of CUP 04-011 shall not take effect until the property
ovmer(s) and applicants have executed and filed the Acceptance Form available
from the Development Services Department to indicate awareness and
acceptance of these conditions of approval.
6. The applicant shall defend, indemnify, and hold harmless the City
of Arcadia and its officers, employees, and agents from and against any daim,
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 daim,
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 attomey to represent the City, its
officers, employees, and agents in the defense of the matter.
SECTION 4., The decision, findings and conditions contained in this
Resolution reflect the Commission's action of August 10, 2004, by 'the following
vote:
AYES: Commissioner Hsu, Lucas, Olson, Wen, Baderian
NOES: None
SECTION 5. The Secretary shall certify to the adoption of this Resolution
and shall cause a copy to be forwarded to the City Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing Resolution was adopted at a
regular meeting of the Planning Commission held on the 10th day of August
2004, by the following votes:
AYES:
NOES: None
Commissioner Hsu, Lucas, Olson, Wen, Baderian
Secretary, Planning Commission
City of Arcadia
APPROVED AS TO FORM:
&69 0. bo-ei,t4
Stephen P. Deitsch, City Attorney
hairrnan, Planning Commission
City of Arcadia
RESOLUTION NO. 1809
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT NO. CUP 09 -14 TO PERMIT PRIVATE PARTIES
FOR CHILDREN AND .EXTEND THE BUSINESS HOURS TO THE
EXISTING CHILDREN LEARNING CENTER AT 1313 S.
BALDWIN AVENUE (d.b.a. Kids Island).
WHEREAS, the City of Arcadia on August 12, 2009, received an a Conditional Use
Permit application to permit private parties for children and extend the business hours
from 9:00 a.m. to 9:00 p.m., seven (7) days a week to the existing children learning
center at 1313 S. Baldwin Avenue (d.b.a. Kids Island); and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Section 21000 et seq. ( "CEQA "), and the State's CEQA
Guidelines, the City of Arcadia prepared an Initial Study and determined there is no
substantial evidence that the approval of Conditional Use Permit No. CUP 09 -14 would
result in a significant adverse effect on the environment. Accordingly, a Negative
Declaration has been prepared and notice of that fact was given in the manner required by
law; and
WHEREAS, a public hearing was held by the Planning Commission on December 8,
2009, at which time all interested persons were given full opportunity to be heard and
present evidence.
1
NOW, TFIEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Development Services
Department in the attached report is true and correct.
SECTION 2. This Commission finds:
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
because the proposed use wi I1 be compatible with the surrounding uses, and it will be an
appropriate use for the subject site, and the proposed project will provide adequate
parking for the new health club and existing restaurant.
2. That the use applied for at the location indicated is a proper one for which a
Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to accommodate said
use. All yards, spaces, loading, landscaping, parking, and other features are adequate to
adjust said use with the land and uses in the neighborhood. The proposed project
complies with all related zoning requirements as set forth in the Arcadia Municipal Code.
4. That the site abuts three streets that are adequate in width and pavement type to carry
the kind of traffic generated by the proposed use.
2
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan because the land use and current zoning are consistent with
the General Plan.
6. That the use applied for will not have a substantial adverse impact on the
environment, and that based upon the record as a whole there is no evidence that the
proposed project will have any potential for an adverse effect on wildlife resources or the
habitat upon which the wildlife depends.
SECTION 3., That for the foregoing reasons this Commission grants Conditional
Use Permit No. CUP 09 -14 to permit private parties for children and extend the business
hours from 9:00 a.m. to 9:00 p.m., seven (7) days a week at the existing children learning
center located at 1313 S. Baldwin Avenue, upon the following conditions:
1. The business hours shall be limited from 9:00 a.m. to 9:00 p.m., seven (7) days a
week.
2. The private parties for children shall be limited to 33 people, which include 3 staff
members.
3. The private parties for children shall not occur during the same time as open la
p Y
and classes (permitted under Conditional Use Permit No. 04 -11).
4. All City requirements regarding building safety, disabled access and facilities,
occupancy limits, fire prevention, detection, suppression, emergency access, health code
3
compliance, parking and site designs, water supply and water facilities, sewer facilities,
trash reduction and recycling requirements, and National Pollutant Discharge Elimination
System (NPDES) measures shall be complied with to the satisfaction of the Building
Official, City Engineer, Community Development Administrator, Fire Marshal, and
Public Works Services Director.
5. 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.
4
6. Approval of CUP 09 -14 shall not take effect until the property owners) and
applicants have executed and filed the Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval, and that all conditions of approval shall be satisfied prior to implementation of
this Conditional Use Permit.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this 8th day of December, 2009.
ATTEST:
�retary
APPROVED AS TO FORM:
ClgA,‘ 76/e
Stephen P. Deitsch
City Attorney
5
Planning Commission
COUNTY CO U N OF LOS ANGELES ) SS:
CO
CITY OF ARCADIA )
I, JAMES M. KASAMA, Secretary of the Planning Commission of the City of Arcadia,
hereby ereb certify that the foregoing Resolution No. 1809 was passed and adopted by the
Planning Commission of the City of Arcadia, signed by the Chairperson and attested to by
the Secretary at a regular meeting of said Planning Commission held on the 8th day of
December 2009 and that said Resolution was adopted by the following vote, to wit:
AYES: Commissioners Baderian, Baerg, Beranek and Hsu
NOES: None
ABSENT: Commissioner Parrille
ary of the Planning Commission
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September 12, 2011
Baldwin Arcadia Center, LP and Concept Cube, Inc.
c/o BP International, Inc.
Attn: Patsy Ma
800 W. 6a' Street, Suite 600
Los Angeles, CA 90017
Re: Shared Parking Study
For Proposed Concept Cube, Inc.
in Arcadia Rub Shopping Center
Dear Patsy,
Per your request, we have conducted a shared parking study for the ro ose
Concept Cube, Inc. This letter presents our methodology, n P d
o
p gy, findin
recommendation in regards to the sufficiency of parking for the proposed business.
PROJECT INFORMATION
Concept Cube, Inc. is a school dedicated to portfolio preparation and development
in the fields of arts and design. Concept Cube, Inc. is seeking approval P
P g pproval to occupy
Unit 1313 (4,814 sq. ft.) in Arcadia Hub Shopping Center in the City of Arcadia.
The subject unit is currently vacant.
Concept Cube, Inc. offers learning courses to students from high school level to
adults. Instructional courses are scheduled on weekday between 3:00 pm and 10:00
pm, and weekends between 9:00 am to 7:00 pm. The maximum capacity of each
course is 30 students. The facility is estimated to have six to seven staff for normal
course operations including instructors, assistants, clerks, and manager.
EXISTING CONDITIONS
Arcadia Hub Shopping Center is situated at the southwest corner of Duarte
Boulevard and Baldwin Avenue in the City of Arcadia, as shown in Exhibit 1.
K2 Traffic En • ineerin • Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714- 832 -2116 F.949- 266 -5875 Email: khsu @k2traffic.com
Shared Parking Study
For Proposed Concept Cube, Inc.
In Arcadia Hub Shopping Center
September 12, 2011
Page 2 of 4
Parking spaces within the commercial plaza are shared by all tenants and customers.
Existing tenants include, but not limited to, retail stores, banks, restaurants, fitness
center, supermarket, optometry and a few vacant units. A complete list of existing
tenants and vacancy units are shown in Appendix A and B, respectively.
PARKING REQUIREMENT
According to Municipal Codes of the City of Arcadia, off - street parking
requirements for learning center with students of high school age or older is one
space per employee plus one space for every 3 students. As shown in Table 1, the
proposed facility requires 17 parking spaces.
Table 1. Parkins Requirements
PARKING SURVEY
K2 Traffic Engineering has conducted a field survey to observe parking usage of
existing tenants. Parked vehicles were counted at the parking lot every 30 minutes
between 10:00 am and 9:00 pm in August 2011 for seven (7) consecutive days.
Complete survey data can be found in Appendix C.
For the convenience of data collection, the parking lot is divided into seven areas as
shown on site plan, see Exhibit 2. Our observation has counted 1,143 total parking
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714- 832 -2116 F.949- 266 -5875 Email: khsu@k2traffic.com
Concept Cube, Inc.
Land Use
Learning Center
Parking Ratio Per
Municipal Codes
Students of high school age or older:
1 space per employee plus 1 space foi
every 3 students.
Employee
7
Students of high school
age or older
30
Parking Demand _
17 spaces
PARKING SURVEY
K2 Traffic Engineering has conducted a field survey to observe parking usage of
existing tenants. Parked vehicles were counted at the parking lot every 30 minutes
between 10:00 am and 9:00 pm in August 2011 for seven (7) consecutive days.
Complete survey data can be found in Appendix C.
For the convenience of data collection, the parking lot is divided into seven areas as
shown on site plan, see Exhibit 2. Our observation has counted 1,143 total parking
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714- 832 -2116 F.949- 266 -5875 Email: khsu@k2traffic.com
Shared Parking Study
For Proposed Concept Cube, Inc.
In Arcadia Hub Shopping Center
September 12, 2011
Page 3 of 4
spaces. The peak parking occurred at 6:00 pm Monday when 569 spaces wer
occupied, and 574 spaces still available. were
SEASONAL ADJUSTMENT
Mixed -use shopping centers are generally characterized by maximum
demands during the year -end holiday season. Shared Parking, Second parking
published by Urban Land Institute g nd Edition
(ULI) for various land uses. Based on theontains monthly parking demand
Hub Shopping Center, the study derives the adjustment factor g tenants at Arcadia applicab
data conducted in August to estimate the maximum parking demand in le D to survey
The derivation of adjustment factors based on various land uses can be found in
Appendix D. and n
The expected parking demand during the year -end holiday season is obtained by
applying the adjustment factor (1.39) to available survey data. The maximum
g
demand of existing tenants based on seasonally adjusted data is 791 parking spaces,
um
an equivalent of 69% of the parking capacity. The seasonally adjusted arki
demand of existing tenants is shown in Exhibit 3. p g
VACANT UNITS
As listed in Appendix B, the total square footage of vacant units, excluding the
subject unit, is 29,071 sq. ft. Based on a conservative parking ratio of five s paces
per 1,000 sq. ft. for retail uses, the vacant units should use 145 parking s aces.
p
SUMMARY
Based on seasonal adjusted demand of 791 parking spaces for existing tenants
spaces reserved for vacant units, and 17 spaces for the proposed facility, 'to al
count of 953 parking spaces is required. Exhibit 3 illustrates the peak parkin
demands of various usages, including existing tenants (seasonally adjusted g
units, and the proposed facility. J ), vacant
K2 Traffic En • ineerin • Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.7I4- 832 -2116 F.949- 266 -5875 Email: khsu@k2traffic.com
Shared Parking Study
For Proposed Concept Cube, Inc.
In Arcadia Hub Shopping Center
September 12, 2011
Page 4 of 4
With a capacity of 1,143 parking spaces, the adjusted peak parking demand of 953
spaces is approximately 83% of parking capacity. The parking demand for the
proposed business should be sufficiently accommodated by the existing parking
capacity.
Regards,
K2 Traffic Engineering, Inc.
Jende Kay ' su, T.E.
California Licensed TR2285
(Exhibits & Appendix)
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 F.949- 266 -5875 Email: khsu@k2traffic.com
EXHIBIT 1. LOCATION MAP
No Scale
American Martial Arts Academy
K2 Traffic Engineering, Inc.
UNI T#131 3
NORTH
NOT TO SCALE
11,1.1111114
1,....11101111,11
lmiiuii
1.1 .
ofifit111111.1011.1I IJJJ
-10111.1 11.1111
4111111111141:1111111111)
4 " '
111111111.111... uiiiiriijr
11
11411110111 11:r
• 1.111111.11.1.011.111.111.11f:
11.11 ilk Intl] 1:111.%
II11111101.1111.111.1.1111'
11111.11.1.11:111.1.111111111.111
LEGEND;
A(X) = AREA "A" WITH X PARKING SPACES.
K2 TRAFFIC ENGINEERING
EXHIBIT 2. SITE PLAN
T
eBesn (Supped
Appendix A. Tenant Information & Code Parking Requirement
P6090 - Arcadia Hub Parking Study
Southwest Corner of Duarte Rd and Baldwin Ave, Arcadia
11/15/2011
Address
Tenant
Square
Footage
Use
Parking
Code *
Parking
Space
Operation Hours
S. BALDWIN
AVE.
1201A
Burlington Coat Factory
100,491
Retail
5
502.5
M -Sa: 10a - 9p, Su: 11a - 7p
1201B
Burlington Coat Factory
26,000
Retail
5
130.0
M -Sa: 10a - 9p, Su: 11a - 7p
1205
Jo-Ann Fabrics
15,000
Retail
5
75.0
M -Sa: 9a - 9p, Su: 10a - 6p
•
1207
Yamaha
3,535
Retail
5
17.7
M -F: 10a - 8p, Sa: 9a - 7p, Su: 10a - 6p
1215
Ann Karen Spa
12,500
Retail
5
62.5
Daily: 9a - 9p
1227
Tuesday Moming
7,200
Retail
5
36.0
M -Sa: 10a - 7p, Su: 12p - 6p
-
1265
Bank of America
5,857
Bank
4
23.4
M -F: 9a - 5p
1309
First Commercial Bank
4,083
Bank
4
16.3
M -Th: 9a - 4p, F: 10a ; 6p, Sa: 10a - 1p
1311A
Thai Food
2,800
Restaurant
10
28.0
Daily: 10:30a - 10p
1311B
Yong Dong Tofu House
2,000
Restaurant
10 ,
20.0
Daily: 11a - 9:30p
1317
Tomato Bank
4,000
Bank
4
16.0
M -Th: 9a - 4:30p, F: 9a - 6p, Sa: 10a - 1p
1325
L.A. Fitness
43,000
Fitness Center _
990.0
M -F: 5a - 12a, Sa -Su: 8a - 8p
733 W. NAOMI AVE.
A
Nail Salon
600
Retail
5
3.0
Tu -Sa: 10a - 7p
B
Starbucks
950
Retail
5
4.8
Daily: 5:30a - 10p
C
AT &T
665
_
Retail
5
3.3
Daily: 10a - 8p
D
Smoke Shop
760
Retail
5
3.8
Daily: 9a - 7p
E
5 Boutique
564
Retail
5
2.8
Daily: 11a - 7p
F
Rancho Shoe Repair
940
Retail
5
4.7
Daily: 8:30a - 6:30p
G
Subway
760
Restaurant
10
7.6
M -F: 7a -11p, Sa -Su: 7a - 10p
H
Sparks Hair Salon
760
Retail
5
3.8
M: 11 a - 7p, W -Sa: 10a - 7p, Su: 11a - 2p
1
Real Estate Agency
760
Office
4
3.0
Daily: 10a - 5p
J
Vivi Hair Salon
760
Retail
5
3.8
M -Sa: 9a - 7p, Su: 9a - 2pm
K
Dry Cleaners
750
Retail
5
3.8
M -F: 9a - 7p, Su: 9a - 4pm
L
Vitamin Meken
787
Retail
5
3.9
Daily: 9a - 7p
M
JC Herbs
740
Retail
5
3.7
Daily: 10a - 6p
N
Moming Glory
741
Retail
5
3.7
M -F: 9:30a - 6p, Sa: 11a - 5p
45 W. NAOMI AVE.
IVons/ Pavillions 1 62,390 1 Supermarket 1 5 J 312.0
M -F: 8a - 9p, Sa -Su: 9a - 6p
15 W. NAOMI AVE.
A
Taisho
1,550
Restaurant
10
15.5
Daily: 11a - 9p
C
Jenny Craig
2,400
Retail
5
12.0
M -F: 8a - 8p, Sa: 7a - 1p, Su: 8a - 2p
E
Beauty Supply
1,550
Retail
5
7.8
M -Sa: 10a - 7p, Su: 8a - 2p
F
Cellular/Tmobile
1,550
Retail
5
7.8
M -Sa: 11a - 7:30p
G
AU79
1,550
Restaurant
10
15.5
F -Sa: 9a - la, Su -Th: 9a - 12:30a
H
Hair & SkinCare
1,550
Retail
5
7.8
M -Su: 10a - 7p
J
Time Warner
1,550
Retail
5
7.8
M -F: 9a - 6p, Sa: 9a - 5p
J -1
Time Warner
140
Retail
5
0.7
M -F: 9a - 6p, Sa: 9a - 5p
K
Young Optometry
1,550
Optometry
5
7.8
M -Sa: 10:30a - 7p, Su: 10:30a - 6p
L
Eric To Dentistry
1,550
Dental Office
6
9.3
Daily: 9a - 6p
M
Mission Renaissance Art
1,550
School
5
7.8
M -F: 3p - 7p, Sa: 9a - 5p, Su: 11 a - 4:30p
TOTAL
315,883
TOTAL
2,385
Dumber of parking space required for each 1,000 sq. ft. GLA
the information above has been obtained from sources believed reliable. While we do not doubt its accuracy, we have not verified it and make no guarantee, warranty
representation. It is your responsibility to independently confirms it accuracy.
Prepared by K2 Traffic Engineering, Inc.
714 - 832 -2116
A ; endix B. Vacant Unit and Parkin Estimate
P6090 z Arcadia Hub Parking Study
$0 il#1 4t Comer of Duarte Rd and Baldwin Ave, Arcadia
Number of parking space required for each 1,000 sq. ft. GLA
ft. LA
9/7/2011
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e
Appendix D Seasonal Adjustment Factor Per ULI
P6O9O - Arcadia Hub Parking Study
Southwest Corner of Duarte Rd and Baldwin Ave, Arcadia
Land Use
August
a
December
b
Factor
c =b /a
Size
(sq. ft.)
d
9/7/2011
Parking
Percentage
Weighted
Factor
h = cx
Health Club
43000
Office, Bank
Sho•.in• Center
Total
Number of parking space required 1,000-- ■
q. ft. GLA
17800
280308
349768
3
APPENDIX E. SEASONALLY ADJUSTED PARKING DEMAND
FOR EXISTING TENANTS
P6090 - Arcadia Hub Parking Study
Southwest Corner of Duarte Rd and Baldwin Ave, Arcadia
10:00 AM
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8 :00 PM
9:00 PM
Tue
Wed
Thu
Fri
521
496
407
567
Sat
531
603
545
457
651
575
567
550
616
603
612
553
539
571
639
710
580
560
563
623
677
564
600
594
660
610
716
627
657
684
746
760
731
720
678
766
773
671
708
696
646
717
738
685
637
567
667
673
621
539
448
520
518
538
441
293
Sun
478
541
591
573
592
635
648
673
538
521
332
286
Max.
766
773
720
708
* Maximum demand is 791 spaces at 6:00 pm Monday
760
673
Mon
484
513
527
548
566
612
674
705
791
695
589
489
791
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
Name or description of project:
CUP 11 -23, a Cond
center with 30 stude
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):
. Entity or person undertaking project:
1313 S. Baldwin Av
Other (Private
(1) Name
(2) Addres
. Staff Determination:
The Lead Agency's Staff, having undertaken and completed a p
the Lead Agency's "Local Guidelines for Implementing the Cali
concluded that this project does not require further environment
a. ❑
b. ❑
c.
d. ❑
e.
g. ❑
Date: 10 -10 -11
The proposed action does not constitute a proj
The project is a Ministerial Project.
The project is an Emergency Project.
The project constitutes a feasibility or plannin
The project is categorically exempt.
Applicable Exemption Class:
01 - Exis
The project is statutorily exempt.
Applicable Exemption:
The project is otherwise exempt on
the following basis:
The project involves another public agency whi
Name of Lead Agency:
Preliminary Exemption Assessment\2011
tional Use Permit for an art portfolio development
nts in an existing 4,824 square -foot commercial unit.
enue
Tony Yao
2311 Palm Avenue, Arcadia, CA 91007
•eliminary review of this project in accordance with
brnia Environmental Quality Act (CEQA)" has
it assessment because:
:ct under CEQA.
study.
ting Facilities
ch constitutes the Lead Agency.
Staff: Thomas Li, Associate Planner es •
FORM "A"
RESOLUTION NO. 1847
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT
NO. CUP 11 -23 FOR A GRAPHIC DESIGN AND ART SCHOOL AT 1313
S. BALDWIN AVENUE.
WHEREAS, on September 14, 2011, an application was filed by Tony Yao on
behalf of the property owner Baldwin Arcadia, LLC for a graphic design and art school
at 1313 S. Baldwin Avenue; and
WHEREAS, a public hearing was held by the Planning Commission on
November 22, 2011, at which time all interested persons were given full opportunity to
be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Development Services
Department in the staff report dated November 22, 2011 are true and correct.
SECTION 2. This Commission finds:
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 will not conflict with the existing uses at the
subject site.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized. Arcadia Municipal Code Section No. 9275.1.56
authorizes the proposed school with an approved Conditional Use Permit in the subject
C -2, General Commercial 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 occupancy and schedule, and the parking
availability, this site is adequate for the proposed project and adjustments are not
necessary.
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 is
adjacent to Baldwin Avenue, which is a major arterial designed to accommodate high
volumes of traffic, and has abundant ingress and egress points from both Duarte Road
and Naomi Avenue.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan. A graphic design and art school is a commercial use that
is consistent with the Land Use Designation of the site.
SECTION 3. That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 11 -23, subject to the following conditions:
1. There shall not be more than thirty (30) students and seven (7) faculty and
staff members at any given time, and the school shall be operated and maintained in a
manner that is consistent with the proposal and plans submitted and approved for CUP
11 -23, subject to the satisfaction of the Development Services Director or designee.
2. Classes shall be held from 3:00 p.m. to 9:45 p.m., Monday through Friday,
and from 9:00 a.m. to 4:00 p.m. on Saturdays and Sundays.
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3. The school must maintain two (2) exits (one facing Baldwin Avenue and one
to the parking lot) to the satisfaction of the Arcadia Fire Marshal, which includes that
these doors remain unlocked during business hours.
4. All new fire sprinkler heads shall be quick response type, and the fire
sprinkler system and fire alarm system shall be maintained to the satisfaction of the
Arcadia Fire Marshal.
5. Interior locking devices that can only be opened with a key are not
permitted.
6. Illuminated exit signage and emergency lighting shall be provided to the
satisfaction of the Arcadia Fire Marshal.
7. Noncompliance with the plans, provisions and conditions of approval for
CUP 11 -23 shall be grounds for immediate suspension or revocation of any approvals,
which could result in the closing of the school.
8. 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.
9. 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
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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.
10. Approval of CUP 11 -23 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.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
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Passed, approved and adopted this 22 day of November, 2011.
ATTEST:
Secretary, Planning Commission
APPROVED AS TO FORM:
t
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Stephen P. Deitsch
City Attorney
Chairman, Planning Commission