HomeMy WebLinkAboutItem 1Ineurnurrren
August 5. 1953
STAFF REPORT
Development Services Department
DATE: March 26, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Nick Baldwin, Assistant Planner
SUBJECT: CONTINUANCE OF CONDITIONAL USE PERMIT APPLICATION NO.
CUP 12 -19 WITH A PARKING MODIFICATION FOR A NEW 1,339 SQUARE -
FOOT, BREAKFAST AND SPECIALTY BEVERAGE RESTAURANT WITH
SEATING FOR 30 CUSTOMERS WITHIN AN EXISTING COMMERCIAL
CENTER AT 713 W. DUARTE ROAD, UNIT A.
Recommendation: Conditional Approval
SUMMARY
The hearing for Conditional Use Permit Application No. CUP 12 -19 is continued from
the March 12, 2013 Planning Commission meeting due to a tie vote of 2 -to -2 with one
Commissioner absent on a motion to deny the application.
The applicant is requesting a Conditional Use Permit with a parking modification to open
a Chinese restaurant that will serve breakfast and specialty beverages with seating for
30 customers at 713 W. Duarte Road, Unit A, which is part of an existing strip -
commercial center. The proposal has been modified to accommodate the customers of
the Post Office that is next door. The March 12, 2013 staff report is attached, and
provides the Background information, the original Discussion, and the following
attachments: An Aerial Photo with Zoning Information, the proposed Site Plan and
Floor Plan, Photos of the Site, a Preliminary Exemption Assessment for the
environmental review, and the 300 -foot Radius Map for the public hearing notification.
It is recommended that the Planning Commission approve Conditional Use Permit No.
CUP 12 -19 for the modified proposal, subject to the conditions listed in this staff report.
DISCUSSION
The applicant is proposing a restaurant in a 1,339 square -foot commercial unit that was
formerly occupied by a retail business, Arcadia Cleaners. The restaurant will serve
breakfast and specialty beverages. The proposal is to use the front 393 square -feet of
the unit as a dining area with 30 seats for customers. The remaining portion of the unit
will be used for cooking, food storage, and a cashier station — see the proposed floor
plan attached to the March 12, 2013 staff report. The proposed restaurant will be
operated by three employees at the time of opening and may expand to as many as five
employees in the future if needed. The business is to be open daily from 6:00 a.m. to
6:00 p.m., but the majority of the customers are expected to patronize the business in
the morning hours.
The proposed 1,339 square -foot restaurant is required to have ten parking spaces per
1,000 square -feet of gross floor area, which results in a parking requirement of 13
spaces. The other seven units in the subject commercial center have a combined total
floor area of 8,850 square feet, and based on the current tenancy, their combined parking
requirement is 55 spaces. With the proposed restaurant, the total parking requirement for
this strip - commercial center is 68 spaces. With only 53 parking spaces, there will be a
deficiency of 15 spaces, and parking availability will be reduced by one more space
because the parking lot is required to be reconfigured to provide two handicap parking
spaces to comply with current accessibility requirements. This increases the parking
deficiency to 16 spaces.
To address the parking deficiency, a parking consultant was retained by the applicant to
survey and analyze the existing and future parking conditions at the site. The attached
survey recorded the use of the parking spaces on an hourly basis during business hours,
and found that during peak usage, at 12:30 p.m., the parking lot was only 75% full on
week days and 62% full on weekends. The survey indicates that there is adequate
parking to accommodate the proposed restaurant. However, 2,755 square -feet (Units B
& E) are currently vacant, and the occupancy of these units with their 14 -space parking
requirement, could significantly affect the availability of on -site parking. But, the parking
survey identified that over half of the parking lot is currently being used by the employees
and patrons of the adjacent Post Office, an office building, the IHOP restaurant, and a
bank. There are no parking agreements with these neighboring properties, and there are
only two signs posted that state that the parking at this site is reserved for the customers
of the subject property. The applicant considered closing the driveway between the
subject property and the Post Office property to create two additional parking spaces as a
way reduce the parking deficiency, but decided against it because it would significantly
worsen the circulation of the adjacent Post Office property. Ultimately, it was decided that
additional signage in accordance with parking enforcement requirements and vigilance
should be adequate to alleviate this situation.
During the Planning Commission's discussion at the March 12, 2013 meeting, there was
concern expressed that prohibiting the Post Office customers from parking on the subject
property would be a significant hardship for the Post Office and the residents and
businesses that rely on its services. In response to this concern, the property owner is
requesting that the parking modification include the use of his parking lot by the Post
Office customers. As a retail walk -in business, the parking requirement for the Post
Office would be five spaces per 1,000 square feet of gross floor area. The Post Office
building is 4,750 square feet in area (according to property tax records) and the property
has 19 parking spaces located at the rear of the property. The parking requirement for a
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 2 of 8
retail business of that size is 24 spaces. If the projected onsite parking includes the Post
Office requirement, the parking deficiency increases to 21 spaces. The Post Office
parking lot located at the rear of the property is inconvenient to use and not typically filled
to its potential because there is no rear customer access to the building. To
accommodate the additional parking need, staff recommends a condition of approval to
reduce the seating in the proposed restaurant during the time when the parking demand
for the Post Office is highest.
According to the parking survey, which is summarized in the following table, the subject
site can accommodate the Post Office customers without creating a parking problem if
the restaurant seating is reduced to 12 seats from 10:00 a.m. to 6:00 p.m. on weekdays.
A food and beverage service business that is Tess than 1,500 square feet and provides
seating for a maximum of 12 persons is considered a retail business, and would be
allowed by -right at this center. Such limited food and beverage service businesses do not
require a Conditional Use Permit. This proposed seating reduction should not be
necessary on weekends because the site would accommodate the customers of the Post
Office and the tenants of the site without creating a parking problem. The adequacy of
the subject parking lot for the proposed restaurant, the Post Office, and the other tenants
of the subject center is based on a requirement that the employees and patrons of the
adjacent bank, office building, and IHOP restaurant do not use this parking lot.
Projected Parking at Full- Tenancy with Recommended Restrictions
Time of Day
Current Tenants
of Arcadia Plaza
& Post Office
Proposed
Restaurant &
Vacancies
Total Parking
Spaces
Occupied
Surplus or
(Deficiency)
10:00 am weekdays
22
28
50
2
10:30 am weekdays
25
28
53
(1)
12:30 pm weekends
18
28
46
6
The recommended restrictions include the following five measures:
1. Signs shall be placed at each access point and elsewhere as required to clearly state
that this parking lot is only for the employees and customers of the subject property
and the Post Office, and that violators will be towed and cited as applicable.
2. A security guard shall be provided by the property owner during the business hours of
the site's tenants for at least six months, subject to adjustment and extension if
deemed necessary by the Community Development Administrator. The security
guard's duties shall include enforcing the posted parking restrictions.
3. The parking spaces in front of Units F and G (spaces #11 — #14 on the attached site
plan) and the spaces along the westerly edge of the parking lot (spaces #44 — #51)
shall be designated for short-term parking (e.g., 20 minutes) subject to adjustments if
deemed necessary by the Community Development Administrator.
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 3 of 8
4. Written notice shall be provided by the property owner to the adjacent businesses
(excluding the post office) and property owners to inform them that their use of the
parking lot must stop immediately.
5. Except for the bench seating along the west/left side of the proposed restaurant, the
tables and chairs are to be portable /non -fixed to facilitate the reducing of the seating
at tables to a maximum of 12 from 10:00 a.m. to 6:00 p.m. on non -Post Office holiday
weekdays.
With the prescribed measures, unauthorized users should stop using the parking lot and
there will be adequate parking to accommodate the proposed restaurant, the future
tenants of the vacant units, and the Post Office. The may still be parking problems during
the customary holiday season when Post Office patronage is inordinately high, but such
problems occur at most commercial centers, and while frustrating, are an expected
inconvenience and a seasonal aberration.
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 restaurant is consistent with the Zoning and General Plan
Land Use Designations of the site and with the recommended conditions will not
conflict with the other existing uses at the site, or in the neighborhood.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized. In the C -2, General Commercial Zone, a
restaurant is allowed with an approved Conditional Use Permit per Section
9275.1.53.5 of 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. Based on the modified proposal, the on -site circulation and the
projected parking availability with the recommended parking and seating measures
in place, the site is adequate for the proposed restaurant.
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 proposed restaurant
will not significantly increase the traffic that is expected at this location, which fronts
on West Duarte Road and is between South Baldwin Avenue and South Golden
West Avenue. These streets are adequate for the type of traffic that is to be
generated by this use.
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 4 of 8
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan. The proposed restaurant is a commercial use that is
consistent with the General Plan Land Use Designation of the site.
The proposed restaurant is able to satisfy each prerequisite condition.
ENVIRONMENTAL ANALYSIS
This project, as a conversion of an existing small structure from one use to another is
categorically exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15303 of the CEQA Guidelines. A Preliminary Exemption Assessment is
attached to this staff report.
PUBLIC NOTICE /COMMENTS
Public hearing notices for the continuance of CUP 12 -19 were mailed on March 15, 2013
to the property owners and tenants 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) the conversion of the existing 1,339 square -
foot retail unit to a restaurant is Categorically Exempt under Section 15303 of the CEQA
Guidelines. Therefore, the public hearing notice was not published in a local newspaper.
RECOMMENDATION
It is recommended that the Planning Commission approve Conditional Use Permit
Application No. CUP 12 -19, subject to the following conditions:
1. Signs shall be placed at each access point and elsewhere as required to clearly state
that this parking lot is only for the employees and customers of the subject property
and the Post Office, and that violators will be towed and cited as applicable. The
specific locations and language used on the signs shall be approved by the
Community Development Administrator or designee.
2. A security guard shall be provided by the property owner during the business hours
of the site's tenants for at least six months, subject to adjustment and extension if
deemed necessary by the Community Development Administrator. The security
guard's duties shall include enforcing the posted parking restrictions.
3. The parking spaces in front of Units F and G (spaces #11 — #14 on the attached site
plan) and the spaces along the westerly edge of the parking lot (spaces #44 — #51)
shall be designated for short-term parking (e.g., 20 minutes) subject to adjustments if
deemed necessary by the Community Development Administrator.
4. Written notice shall be provided by the property owner to the adjacent businesses
(excluding the post office) and property owners to inform them that their use of the
parking lot must stop immediately.
5. Except for the bench seating along the west/left side of the proposed restaurant, the
tables and chairs shall be portable /non -fixed so that the seating at tables shall be
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 5 of 8
reduced to a maximum of 12 from 10:00 a.m. to 6:00 p.m. on non -Post Office holiday
weekdays.
6. The parking lot shall be re- striped to comply with current accessibility regulations
and with the City of Arcadia Building and Zoning Codes.\
7. This Conditional Use Permit includes a parking modification of 52 on -site parking
spaces in lieu of a requirement of 68 parking spaces. The approval of this
Conditional Use Permit and parking modification shall not constitute an approval of
a general reduction in the parking requirement for the site, but shall only be for the
restaurant use approved by this Conditional Use Permit.
8. The business hours for this restaurant shall be from 6:00 a.m. to 6:00 p.m., daily,
and the maximum number of employees working at this restaurant at any one time
shall not exceed five persons.
9. The restaurant shall be connected to the sewer system through the use of a grease
interceptor, subject to the satisfaction of the Arcadia Public Works Department.
10. The Best Management Practices (BMPs) required of restaurants shall be complied
with to the satisfaction of the Public Works Services Director, or designee. Any
changes to the existing facility may be subject to having fully detailed plans
submitted for plan check review and approval by all City, County, regional, State,
and federal agencies having jurisdiction for compliance with any applicable
regulations.
11. All of the signs for all of the businesses on the subject property that are not already
in compliance with the Arcadia Municipal Code, shall be brought into compliance
with the requirements of the Arcadia Municipal Code before the subject restaurant
can open for business.
12. The use approved by CUP 12 -19 is limited to a restaurant that shall be operated
and maintained in a manner that is consistent with the proposal and plans
submitted and conditionally approved for application no. CUP 12 -19, and shall be
subject to periodic inspections, after which the provisions of this Conditional Use
Permit may be adjusted after due notice to address any adverse impacts to the
adjacent streets, rights -of -way, and /or the neighboring businesses or properties.
13. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with to the
satisfaction of the Building Official, City Engineer, Community Development
Administrator, Fire Marshal, and Public Works Services Director. Any changes to
the existing facility may be subject to having fully detailed plans submitted for plan
check review and approval.
14. Noncompliance with the plans, provisions and conditions of approval for CUP 12 -19
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the restaurant.
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 6 of 8
15. 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.
16. Approval of CUP 12 -19 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 proposal, the Commission should move
to approve Conditional Use Permit No. CUP 12 -19; 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.
Denial
If the Planning Commission intends to deny this proposal, the Commission should move
to deny Conditional Use Permit Application No. CUP 12 -19; 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 March 26, 2013 public hearing, please contact
Assistant Planner, Nick Baldwin by calling (626) 574 -5444, or by email to
nbaldwinCcr�ci.arcadia.ca.us.
Approved:
Jir,Kasama
L ommunity Development Administrator
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 7 of 8
Attachments: March 12, 2013 Staff Report with the following attachments:
Aerial Photo with Zoning Information
Proposed Site Plan and Floor Plan
Photos of the Site
Preliminary Exemption Assessment
300 -foot Radius Map
Parking Survey (Technical Memorandum) by RAJU Associates, Inc.
Continuance of CUP 12 -19
713 W. Duarte Road, Unit A
March 26, 2013 — Page 8 of 8
STAFF REPORT
Development Services Department
DATE: March 12, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Nick Baldwin, Assistant Planner
SUBJECT: CONDITIONAL USE PERMIT APPLICATION NO. CUP 12 -19 WITH A
PARKING MODIFICATION FOR A NEW 1,339 SQUARE -FOOT, BREAKFAST
AND SPECIALTY BEVERAGE RESTAURANT WITH SEATING FOR 30
CUSTOMERS WITHIN AN EXISTING COMMERCIAL CENTER AT 713 W.
DUARTE ROAD, UNIT A.
Recommendation: Conditional Approval
SUMMARY
The applicant is requesting a Conditional Use Permit with a parking modification to open
a Chinese restaurant which will serve breakfast and specialty beverages with seating for
30 customers at 713 W. Duarte Road, Unit A, which is part of an existing strip -
commercial center — see the attached aerial photo, site plan, and photos of the site. It is
recommended that the Planning Commission approve this application, subject to the
conditions listed in this staff report.
BACKGROUND
APPLICANT: Nick Wang
LOCATION:
REQUEST:
SITE AREA:
FRONTAGE:
713 W. Duarte Road, Unit A
A Conditional Use Permit with a parking modification for a new 1,339
square -foot, breakfast and specialty beverage restaurant with seating for
30 customers within an existing commercial center.
36,599 square -feet (0.84 acre)
197 feet along W. Duarte Road
EXISTING LAND USE & ZONING:
The site is developed with a 10,189 square -foot, strip - commercial center built in
1987 that is divided into eight units. There are 53 on -site parking spaces. The
site is zoned C -2, General Commercial.
SURROUNDING LAND USES & ZONING:
North: Multiple- family residences, zoned R -3
South: The Hub Shopping Center, zoned C -2
East: IHOP restaurant and bank, zoned C -2
West: U.S. Post Office and office building, zoned C -2
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.
DISCUSSION
The applicant is proposing a restaurant in a 1,339 square -foot commercial unit that was
formerly occupied by a retail business, Arcadia Cleaners. The restaurant will serve
breakfast and specialty beverages. The proposal is to use the front 393 square -feet of
the unit as a dining area with 30 seats for customers. The remaining portion of the unit
will be used for cooking, food storage, and a cashier station — see the attached floor
plan. No changes are proposed to the exterior of the subject unit, except for signage.
The proposed restaurant will be operated by three employees at the time of opening
and may expand to as many as five employees in the future as the business prospers.
The business will be open daily from 6:00 a.m. to 6:00 p.m., but the majority of the
customers are expected to patronize the business in the morning hours.
The proposed restaurant will be the third location in the San Gabriel Valley that the
applicant will have opened. The other locations are in San Gabriel and Hacienda
Heights and are thriving businesses. The applicant plans to serve breakfast;
specializing in Chinese pastries and soy beverages. The name for this restaurant is Si
Hai, or Four Sea.
Parking
The proposed 1,339 square -foot restaurant is required to have ten parking spaces per
1,000 square -feet of gross floor area, which results in a parking requirement of 13
CUP 12 -19
713 W. Duarte Road, Unit A
March 12, 2013 — Page 2 of 8
spaces. The other seven units in the subject commercial center have a combined total
floor area of 8,850 square feet, and consist of retail, general office, and three restaurants.
Two of the restaurants are subject to CUPs (Unit F — CUP 97- 004 /Reso. 1547 & Unit H
— CUP 89 -016 /Reso. 1424). The third restaurant located in Unit C has Tess than 1,500
square -feet of floor area and does not have more than 12 seats, and is therefore not
required to have a CUP and the parking requirement is the same as for retail uses.
The parking requirement for retail uses is five spaces per 1,000 square feet of gross floor
area, and for general office uses it is four spaces per 1,000 square feet of gross floor
area. The five general office and retail units (including the restaurant in Unit C) are
required to have a combined total of 32 parking spaces. The proposed restaurant and
the two existing restaurants in Units F and H are each required to provide parking at the
rate of ten spaces per 1,000 square -feet of gross floor area. Their combined parking
requirement is 39 spaces.
With the proposed restaurant, the total parking requirement for this strip - commercial
center is 68 spaces, which results in a parking deficiency of 15 spaces. Additionally,
parking availability will be reduced by one space because the parking lot will be re- striped
and reconfigured to provide two handicap parking spaces to comply with current
accessibility requirements. This will increase the parking deficiency to 16 spaces. To
address this parking deficiency, a parking consultant was retained by the applicant to
survey and analyze the existing and future parking conditions at the site. The survey
recorded the use of the parking spaces on an hourly basis during business hours, and
found that during the peak hour at 12:30 p.m. the parking lot was only 75% full on week
days and 62% full on weekends. The survey indicates that there is adequate parking to
accommodate the proposed restaurant. However, 2,755 square -feet (Units B and E) are
currently vacant, and the occupancy of these units with their 14 -space parking
requirement, could significantly affect the availability of on -site parking.
The parking survey identified that over half of the persons currently using the parking lot
are employees and patrons of the adjacent post office, office building, IHOP restaurant,
and bank. There are no parking agreements with these neighboring properties and there
are two existing signs posted that state that the parking on site is reserved for the
customers of the subject property. Additional signage in accordance with parking
enforcement requirements should alleviate this situation. To reduce the parking impact
that the proposed restaurant could have on the site, staff proposes that the following
measures be implemented:
1) Signs shall be placed at each access point and elsewhere as required to clearly
state that this parking lot is only for the employees and customers of the subject
property and that violators will be towed.
2) A security guard shall be provided by the property owner during the busiest hours
(10 a.m. to 2 p.m.) for at least three months (this is subject to adjustment and
extension if deemed necessary by the Community Development Administrator).
The security guard's duties shall include enforcing the posted parking restrictions.
CUP 12 -19
. 713 W. Duarte Road, Unit A
March 12, 2013 — Page 3 of 8
3) The parking spaces in front of Unit G (UPS Store) and Unit F (a cafe) shall be
designated for short-term parking (e.g., 20 minutes).
4) Written notice shall be provided by the property owner to the adjacent businesses
and property owners to inform them that their use of the parking lot must stop
immediately.
With the prescribed measures, unauthorized users should stop using the parking lot and
there will be adequate parking to accommodate the proposed restaurant and future
tenants.
The restaurant will be using commercial kitchen equipment, and therefore, must comply
with the Best Management Practices for restaurants prescribed by the National
Pollutant Discharge Elimination System (NPDES) Program of the Clean Water Act.
Also, if there are to be certain types of equipment that discharge or exhaust into the
atmosphere, the facility may be subject to review for compliance with the applicable
rules established by the South Coast Air Quality Management District (SCAQMD).
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with to the satisfaction of the
Building Official, City Engineer, Community Development Administrator, Fire Marshal,
and Public Works Services Director. Any changes to the existing facility may be subject
to having fully detailed plans submitted for plan check review and approval.
Code Services Officers have identified several signs on the property that have been
installed without design review approval and /or permits. All of the signs on the property
must be in compliance with the requirements of the Arcadia Municipal Code before the
proposed restaurant can open.
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 restaurant is consistent with the Zoning and General Plan
Land Use Designations of the site and will not conflict with the other existing uses at
the site, or in the neighborhood.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized. In the C -2, General Commercial Zone, a
CUP 12 -19
713 W. Duarte Road, Unit A
March 12, 2013 — Page 4 of 8
restaurant is allowed with an approved Conditional Use Permit per Section
9275.1.53.5 of 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. Based on the proposal, the ease of on -site circulation and the
projected parking availability with the parking measures in place, the site is
adequate for the proposed restaurant.
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 proposed restaurant
will not significantly increase the traffic that is expected at this location, which fronts
on W. Duarte Road. This street and the other streets around this center (Baldwin
Avenue, Arcadia Avenue, and Golden West Avenue) are adequate for the type of
traffic that is to be generated by this use.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan. The proposed restaurant is a commercial use that is
consistent with the General Plan Land Use Designation of the site.
The proposed restaurant satisfies each prerequisite condition.
ENVIRONMENTAL ANALYSIS
This project, as a conversion of an existing small structure from one use to another is
categorically exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15303 of the CEQA Guidelines. A Preliminary Exemption Assessment is
attached to this staff report.
PUBLIC NOTICE /COMMENTS
Public hearing notices for CUP 12 -19 were mailed on March 1, 2013 to the property
owners and tenants 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) the conversion of the existing 1,339 square -foot retail
unit to a restaurant is Categorically Exempt under Section 15303 of the CEQA
Guidelines. Therefore, the public hearing notice was not published in a local newspaper.
RECOMMENDATION
It is recommended that the Planning Commission approve Conditional Use Permit
Application No. CUP 12 -19, subject to the following conditions:
1. Signs shall be placed at each access point and elsewhere as required to clearly state
that the onsite parking is only for the employees and customers of the subject
CUP 12 -19
713 W. Duarte Road, Unit A
March 12, 2013 — Page 5 of 8
property and that violators will be towed. The specific locations and language used
on the signs shall be approved by the Community Development Administrator or
designee.
2. A security guard shall be provided by the property owner on a daily basis during the
busiest hours (to be determined by the Community Development Administrator or
designee) for at least three months, and longer if deemed necessary by the
Community Development Administrator. The security guard shall assist with the
enforcement of the posted parking restrictions.
3. Certain parking spaces directly in front of the shops (locations and numbers to be
determined by the Community Development Administrator or designee) shall be
designated as short -term parking (length of time to be determined by the Community
Development Administrator or designee) and are to be adjusted when tenants
change.
4. Written notice shall be provided by the property owner to the adjacent businesses
and property owners to inform them that their use of the parking lot must stop
immediately.
5. The parking lot shall be re- striped to comply with current accessibility regulations
and with the City of Arcadia Building and Zoning codes.
6. Business hours shall generally be from 6:00 a.m. to 6:00 p.m., daily.
7. Restaurant employees shall be limited to a maximum of five.
8. The restaurant shall be connected to the sewer through the use of a grease
interceptor, subject to the satisfaction of the Arcadia Public Works Department.
9. The Best Management Practices (BMPs) required of restaurants shall be complied
with to the satisfaction of the Public Works Services Director, or designee. Any
changes to the existing facility may be subject to having fully detailed plans
submitted for plan check review and approval by all City, County, regional, State,
and federal agencies having jurisdiction for compliance with any applicable
regulations.
10. All of the signs on the property must be in compliance with the requirements of the
Arcadia Municipal Code before the proposed restaurant can open.
11. The use approved by CUP 12 -19 is limited to a restaurant that shall be operated
and maintained in a manner that is consistent with the proposal and plans
submitted and approved for CUP 12 -19, and shall be subject to periodic
inspections, after which the provisions of this Conditional Use Permit may be
adjusted after due. notice to address any adverse impacts to the adjacent streets,
rights -of -way, and /or the neighboring businesses or properties.
CUP 12 -19
713 W. Duarte Road, Unit A
March 12, 2013 — Page 6 of 8
12. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with to the
satisfaction of the Building Official, City Engineer, Community Development
Administrator, Fire Marshal, and Public Works Services Director. Any changes to
the existing facility may be subject to having fully detailed plans submitted for plan
check review and approval.
13. Noncompliance with the plans, provisions and conditions of approval for CUP 12 -19
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the restaurant.
14. 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 Govemment 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.
15. Approval of CUP 12 -19 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 proposal, the Commission should move
to approve Conditional Use Permit No. CUP 12 -19; 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.
Denial
If the Planning Commission intends to deny this proposal, the Commission should move
to deny Conditional Use Permit Application No. CUP 12 -19; state the finding(s) that the
proposal does not satisfy with reasons based on the record, and direct staff to prepare a
CUP 12 -19
713 W. Duarte Road, Unit A .
March 12, 2013— Page7of8
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 March 12, 2013 public hearing, please contact
Assistant Planner, Nick Baldwin by calling (626) 574 -5444, or by email to
nbaldwin a(,ci.arcadia.ca.us.
Approved:
Jim.Kasama
Community Development Administrator
Attachments: Aerial Photo with Zoning Information
Site Plan and Floor Plan
Photos of the Site
Preliminary Exemption Assessment
300 -foot Radius Map
CUP 12 -19
713 W. Duarte Road, Unit A
March 12, 2013 — Page 8 of 8
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713 W. Duarte Rd., Subject Property
713 W.,Duarte Rd., Subject Property,
Unit A, Site of the Proposed Restaurant
713 W. Duarte Rd., Subject Property,
Units A through D
713 W. Duarte Rd., Subject Property,
Units D through H
713 W. Duarte Rd., Subject Property,
View of Parking Lot from West Entrance
on Duarte Rd.
View of Parking Lot on Subject Property
from IHOP Parking Lot
Post Office and Office Building to the
West of the Subject Property
IHOP Restaurant to the East of the
Subject Property
Bank to the East of the Subject Property
The Hub to the South of the Subject
Property
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
PRELIMINARY EXEMPTION ASSESSMENT
Name or description of project:
Conditional Use Permit No. CUP 12 -19, restaurant with seating
for 30 customers in a 1,339 square -foot unit within an
existing commercial center.
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):
3. Entity or person undertaking
project:
4. Staff Determination:
713 W. Duarte Road
(Cross street — Baldwin Avenue)
Other (Private)
(1) Name Nick Wang
(2) Address ! 2103 S. 7th Ave., Arcadia, CA 91006
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. ❑
c.
The proposed action does not constitute a project under CEQA.
The project is a Ministerial Project.
The project is an Emergency Project.
d.
e.
f.
The project constitutes a feasibility or planning study.
The project is categorically exempt.
Applicable Exemption Class:
The project is statutorily exempt.
Applicable Exemption:
15303(c), Class 3 (New construction or conversion of
small structures).
g.
h. ❑
The project is otherwise exempt
on the following basis:
The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: March 1, 2013
Preliminary Exemption Assessment12010
Staff:
FORM "A"
EZ MAPPING SERVICES
Tel: (626)241-5151 E-Mail: ezmapping@yahoo.com Address: PO Box 661464 Arcadia CA 91066
Project Address: 711 W DUARTE RD., ARCADIA CA 91007
Scale: 1"=200'
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TECHNICAL MEMORANDUM
TO: Mr. Nick Wang
CC: Mr. Gus Hsu
FROM: Srinath Raju, P.E.
Christopher Munoz
SUBJECT: 713 W. Duarte Road — Four Sea Restaurant Project
Parking Study
DATE: November 5, 2012
*-
RAJU Associates, Inc,
505 E. Colorado Blvd„
Suite 202
Pasadena, CA 91101
Voice(626) 792 -2700
Fax: (626) 792 -2772
REF: RA401
This memorandum provides documentation of a parking study conducted by Raju Associates, Inc.
at the Arcadia Plaza shopping center site where the proposed Four Sea Restaurant (Proposed
Project) would be located. The Arcadia Plaza is located at 713 W. Duarte Road, on the north side
of Duarte Road west of the intersection of Baldwin Avenue and Duarte Road within the City of
Arcadia, CA. Figure 1 illustrates the location of the site in relation to the surrounding street system.
Raju Associates Inc. was retained to conduct a detailed parking demand and supply evaluation
study at this site to provide an assessment of existing parking conditions as well as projected
future conditions with the proposed use on site, and evaluate the available parking supply at the
on -site off - street parking lot to accommodate the parking needs of the Proposed Project with a
seating capacity of 30 seats. Details of the study elements including the various parking inventory
and demand or utilization surveys conducted on -site and an analysis of parking conditions are
addressed in this memorandum.
PROJECT DESCRIPTION
The Proposed Project (Four Sea Restaurant) will occupy Unit A of the Arcadia Plaza shopping
center. Unit A is currently vacant and located on the west end of the Plaza, adjacent to an existing
vacant retail unit. Unit A was previously occupied by a specialty retail use (cleaners). The location
of the Proposed Project within the Plaza is shown in Figure 2.
1
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As proposed, the Project consists of 1,339 square feet of restaurant use with a maximum seating
capacity of 30 seats. The proposed operating hours are from 6:00 AM to 6:00 PM. The restaurant
specialty is serving Chinese pastries, soy drinks and breakfast items. The proposed site plan is
shown in Figure 3.
The Arcadia Plaza shopping center is a multi- tenant site and contains approximately 10,165 gross
square feet of retail, restaurants, coffee shops and other commercial uses. Approximately 4,708
square feet of the Plaza is currently vacant (including the area of the Proposed Project). The U.S.
Post Office is located west of the Project site and IHOP Restaurant and First General Bank are
located east of the Project site. Both the Post Office and IHOP obtain access to their respective
parking lots from the Arcadia Plaza driveways located along Duarte Road.
The following parking surveys were conducted as part of this study:
• Parking Supply Inventory Surveys
• Parking Demand /Occupancy Surveys
Details of each of these study elements, follows:
PARKING SUPPLY INVENTORY SUPPLY
A detailed parking supply inventory survey was conducted on -site at the Arcadia Plaza shopping
center site to determine the actual available parking spaces within the site. These detailed parking
supply inventory surveys consisting of identifying and quantifying all the marked or striped parking
spaces on -site were conducted by Raju Associates' staff, on October 10, 2012.
Existing Parking Supply
The detailed field survey of available marked parking spaces on -site indicated that there are 53
parking spaces including one loading space. Of these 53 spaces, 50 are general parking spaces,
two are handicap accessible spaces, and one is a loading space.
4
DLJARTE ROAD_
SOURCE: K2N MANAGEMENT, INC.
5
a
The existing parking supply for the Arcadia Plaza shopping center is shown in Figure 2. These
parking spaces are for use of employees and patrons of the businesses of the Arcadia Plaza. The
businesses within the Arcadia Plaza include the following:
• Unit A — Project Site; Currently vacant, previously occupied by specialty retail (Arcadia
Cleaners)
• Unit B — Currently vacant, previously occupied by specialty retail
• Unit C — Chans Paris N Restaurant
• Unit D — Topco Insurance
• Unit E — Currently vacant, previous
• Unit F = Carol's Cafe.,, jl �5,,
• Unit G UPS Store %
• Unit H — Hinotori Japanese Restau h 45 le
uA4.4)- ---7,-ccbtA4_4,,1,14tAto
Table 1 summarizes the business name, ty
Future Parking Supply
The Proposed Project would move two ex
surface parking lot serving the site. A 1
N of the
andicap
spaces to the buildings. A total of 52 parking spaces woula be provided with the Proposed Project.
The future parking supply for the Center is shown in Figure 3.
PARKING DEMAND SURVEYS
The parking demand surveys conducted for this study involved field observations to collect data
related to the number of parking spaces occupied between the hours of 6:00 AM and 6:00 PM on-
site. The maximum number of occupied parking spaces by user (Arcadia Plaza, Post Office,
Other) was noted down every 30 minutes on -site. Parking demand and utilization surveys were
conducted on a typical weekday (Tuesday through Thursday) and on a typical Saturday. The
parking demand surveys for this study were conducted on Wednesday, October 17, 2012 and on
Saturday, October 13, 2012. The weather was noted to be sunny and clear on both days.
6
The raw parking demand data by 30- minute intervals for the Center on both weekday and
weekend day are attached in Attachment A. A summary of the parking demand analysis is
presented in Tables 2 and 3 for typical weekday and Saturday, respectively. Tables 2 and 3
provide details of the parking supply, maximum parking demands observed, stratified by users of
the parking lot, corresponding percent occupancies, and the overall on -site parking occupancies
by time of day, for weekday and Saturday, respectively. Figures 4 and 5 provide a graphical
representation of the parking profile on -site on weekday and Saturday, respectively, indicating
both the occupied spaces and remaining parking supply by time of day.
From Tables 2 and 3, the following key observations can be made:
• The overall weekday peak parking demand occurred at 12:30 PM with peak parking
utilization of approximately 75 %. A total of 40 of the 53 spaces were occupied. It is
important to note that of these 40 occupied spaces, only 19 parking spaces were occupied
by Arcadia Plaza users and the remaining spaces were occupied by post office users (14
spaces) and other off -site users (IHOP and bank users, 7 spaces).
• The overall Saturday peak parking demand also occurred at 12:30 PM with peak parking
utilization of approximately 62 %. A total of 33 of the 53 spaces were occupied. Of these 33
occupied spaces, only 14 parking spaces were occupied by Arcadia Plaza users and the
remaining spaces were occupied by post office users (4 spaces) and other off -site users
(IHOP and bank users, 15 spaces).
• The remaining marked spaces were not occupied at the peak times. During other times,
the percent parking occupancy was lower, on both survey days, indicating a larger number
of unoccupied or available parking spaces on -site.
The existing parking on -site is more than adequate to service the various uses currently
occupying the site (not including the vacant units) on both weekdays and Saturdays.
FUTURE PARKING CONDITIONS AT FULL TENANT OCCUPANCY
The future overall parking demand was estimated based on full tenant occupancy of the Arcadia
Plaza. The parking conditions in the future with the Proposed Project on -site was determined by
adding the total parking requirement for this use and the remaining adjacent vacant square
footage at the Plaza per the City of Arcadia Zoning Code Requirements, to the existing peak
parking demands and comparing the same to the overall supply available on -site. The vacant
space includes 1,257 square feet of retail use (Unit B) and 2,112 square feet of office use (Unit E).
8
TABLE 2
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
WEEKDAY CONDITIONS*
* Parking demand surveys conducted on Wednesday, October 17, 2012
[1] Arcadia Plaza located at 713 W. Duarte Road, Arcadia, CA 91007
[2] Other off -site users include IHOP Restaurant and bank.
Bold with shading indicates peak parking demand.
9
TABLE 3
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
SATURDAY CONDITIONS*
* Parking demand surveys conducted on Saturday, October 13, 2012
[1] Arcadia Plaza located at 713 W. Duarte Road, Arcadia, CA 91007
[2] Other off -site users include IHOP Restaurant and bank.
Bold with shading indicates peak parking demand.
10
iiiiiximum marking Demand
Arcadia Plaza [1
Users
Parking Soppy = 53 spaces
Time of Day
Arcadia Plaza Post Office
Other Off -Site [2]
Total Occupied
% Occupied
6:00 AM
0
0
1
1
2%
6:30 AM
0
0
2
2
4%
7:00 AM
0
0
2
2
4%
7:30 AM
0
0
2
2
4%
8:00 AM
1
0
4
5
9%
8:30 AM
0
0
6
6
11%
9:00 AM
2
1
6
9
17%
9:30 AM
6
0
8
14
26%
10:00 AM
7
0
9
16
30%
10:30 AM
9
0
12
21
40%
11:00 AM
10
0
14
24
45%
11:30 AM
10
1
11
22
42%
12:00 PM
r a i ry ry ^e_...
14
..
13
1
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1
14
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29
.
Ji
55%
j ,, 7i u
51%
' ,.;
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27
1:00 PM�
1:30 PM
14
1
9
24
45%
2:00 PM
14
8
2:30 PM
8
�
15
28%
3:00 PM
14
2
4
20
38%
3:30 PM
11
0
2
13
25%
4:00 PM
13
0
2
15
28%
4:30 PM
7
1
1
9
17%
5:00 PM
11
1
1
13
25%
5:30 PM
18
0
1
19
36%
6:00 PM
25
0
1
26
49%
* Parking demand surveys conducted on Saturday, October 13, 2012
[1] Arcadia Plaza located at 713 W. Duarte Road, Arcadia, CA 91007
[2] Other off -site users include IHOP Restaurant and bank.
Bold with shading indicates peak parking demand.
10
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r? Post Office u Other Off -Site
w Arcadia Plaza
12
Per the City's Zoning Code, the Proposed Project and vacant units would require a total of 28
parking spaces (Proposed Project: 1,339 s.f. x 10 spaces /1,000 s.f. = 13.4 spaces; Vacant Retail:
1,257 s.f. x 5 spaces /1,000 s.f. = 6.3 spaces; and Vacant Office: 2,112 s.f. x 4 spaces /1,000 s.f. _
8.4 spaces). Table 4 summarizes the future peak parking demand at full tenant occupancy (Le.
existing peak parking demand plus the parking demand from the Proposed Project and vacant
uses). As indicated in the table, the future peak parking demand at the Plaza at full tenant
occupancy is estimated to be 68 spaces at 12:30 PM on weekdays and 61 spaces at 12:30 PM on
Saturday. This indicates that there would not be adequate parking spaces within the Arcadia Plaza
shopping center available to accommodate the projected cumulative demand.
As indicated from the parking demand surveys, over half of the occupied spaces are currently
being used by patrons of the adjacent post office, IHOP and bank. Of the 40 occupied spaces
during the peak demand on the weekday, the post office users occupied 14 spaces and other off -
site users (IHOP and bank users) occupied 7 spaces, a total of 21 spaces. On Saturday during the
peak parking demand, it was observed that of the 33 occupied spaces, the post office users
occupied 4 spaces and other off -site users occupied 15 spaces, a total of 19 spaces.
The site currently has only a few signs posted stating "Towed Away Zone, Private Property — No
Parking ". These signs, however, are not deterring the post office and other off -site users from
parking in the Arcadia Plaza parking lot. The post office, IHOP Restaurant and bank all have their
own parking Tots. If the current parking demand at the Plaza associated with just the Center's
employees and patrons are assessed along with the estimated demands of the vacant units and
the Proposed Project with 30 seats, there would be adequate parking available within the Center.
It is recommended that the following measures be implemented to ensure that the Arcadia Plaza
parking lot is used only by its patrons and employees:
• Additional signs should be placed indicating that the parking lot is for use of Arcadia Plaza
only and the sign should specifically indicate post office, IHOP Restaurant and bank
parking is not allowed.
• Adequate number of these signs should be prominently
Enforcement of this condition should be pursued to allow the placed
er'Is parking supply to be
available to future uses at the Plaza.
• If the above two measures do not yield the required results, a security
r
attendant should be used during peak parking periods to ensure that the parking otusage
is monitored and controlled.
13
TABLE 4
FUTURE PARKING CONDITIONS AT FULL TENANT OCCUPANCY
Future Conditions at Full Tenant Occupancy
Future Parking Demand - Weekdav
40 spaces
28 spaces
Total Peak Parking Demand (12:30 PM)
Existing Peak Demand
Proposed Proiect and Vacant Uses
Total
68 spaces
Total Parking Supply*
Total Peak Parking Occupancy
Surplus /(Deficit)
52 spaces
131%
(16) spaces
_4 (Parking Demand - Saturday
33 spaces
28 spaces
Total Peak Parking Demand (12:30 PM)
Existing Peak Demand
Proposed Project and Vacant Uses
Total
61 spaces
Total Parking Supply*
Total Peak Parking Occupancy
Surplus /(Deficit)
52 spaces
117%
(9) spaces
Future Conditions at Full Tenant Occupancy
with Recommended Measures
Future Parking Demand - Weekdav
19 spaces
28 spaces
Total Peak Parking Demand (12:30 PM)
Existing Peak Demand
Proposed Project and Vacant Uses
Total
47 spaces
Total Parking Supply*
Total Peak Parking Occupancy
Surplus /(Deficit)
52 spaces
90%
5 spaces
Future Parking Demand - Saturday
14 spaces
28 spaces
Total Peak Parking Demand (12:30 PM)
Existing Peak Demand
Proposed Proiect and Vacant Uses
Total
42 spaces 1
Total Parking Supply*
Total Peak Parking Occupancy
Surplus /(Deficit)
52 spaces-.
81 %
10 spaces
* Total parking supply with the Proposed Project.
14
Implementation of these measures would allow the Arcadia Plaza to provide adequate parking for
their patrons and employees at all times of the day. Table 4 summarizes the future peak parking
demand at full tenant occupancy with the implementation of the recommended measures. As
indicated in the table, with implementation of the measures, the future peak parking demand at the
Plaza at full tenant occupancy is estimated to be 47 spaces (90% utilization) at 12:30 PM on
weekdays and 42 spaces at 12:30 PM (81% utilization) on a Saturday. This indicates that there
would continue to be adequate parking spaces available on -site at all times of the day on
weekdays and weekend days (Saturday) with the Proposed Project (Four Sea Restaurant with 30
seats) in place within the Arcadia Plaza shopping center.
SUMMARY AND CONCLUSIONS
1. Detailed surveys of supply inventory and parking demand were conducted by Raju Associates
staff on a typical weekday and Saturday between the hours of 6:00 AM and 6:00 PM at the
Arcadia Plaza shopping center parking lot located at 713 W. Duarte Road in the City of Arcadia.
2. Results of the weekday and Saturday parking demand surveys indicate that the existing is more than adequate to service the various uses current) occupying s parking
including the vacant units). Y eying the site (not
The overall weekday peak parking demand occurred at 12:30 PM with peak parking utilization of
approximately 75 %. A total of 40 of the 53 spaces were occupied. It is important to note that of
these 40 occupied spaces, only 19 parking spaces were occupied by Arcadia Plaza users and the
remaining spaces were occupied by post office users (14 spaces) and other off -site users (IHOP
and bank users, 7 spaces).
The overall Saturday peak parking demand also occurred at 12:30 PM with
peak parking
utilization of approximately 62 %. A total of 33 of the 53 spaces were occupied. Of these 33
occupied spaces, only 14 parking spaces were occupied by Arcadia Plaza users and the
remaining spaces were occupied by post office users (4 spaces) and other off -site users (IHOP
and bank users, 15 spaces).
3. The future peak parking demand at the Plaza at full tenant occupancy is estimated to be 68
spaces at 12:30 PM on weekdays and 61 spaces at 12:30 PM on Saturday. This indicates that
there would not be adequate parking spaces within the Arcadia Plaza shopping center available to
accommodate the projected cumulative demand.
4. If the current parking demand
patrons are assessed along with
Project with 30 seats, there would
at the Plaza associated with just the Center's employees and
the estimated demands of the vacant units and the Proposed
be adequate parking available within the Center.
15
5. It is recommended that the following measures be implemented to ensure that the Arcadia
Plaza parking lot is used only by its patrons and employees:
• Additional signs should be placed indicating that the parking lot is for use of Arcadia Plaza
only and the sign should specifically indicate post office, IHOP Restaurant and bank
parking is not allowed.
Adequate number of these signs should be prominently placed in every parking row.
Enforcement of this condition should be pursued to allow the Center's parking supply to be
available to future uses at the Plaza.
• If the above two measures do not yield the required results, a security guard /parking
attendant should be used during peak parking periods to ensure that the parking lot usage
is monitored and controlled.
6. Implementation of these measures would allow the Arcadia Plaza to provide adequate parking
for their patrons and employees at all times of the day. With implementation of the measures, the
future peak parking demand at the Plaza at full tenant occupancy is estimated to be 47 spaces
(90% utilization) at 12:30 PM on weekdays and 42 spaces at 12:30 PM (81% utilization) on a
Saturday. This indicates that there would continue to be adequate parking spaces available on-
site at all times of the day on weekdays and weekend days (Saturday) with the Proposed Project
(Four Sea Restaurant with 30 seats) in place within the Arcadia Plaza shopping center.
16
ATTACHMENT
ATACHMENT TABLE Al
PARKING DEMAND BY USER - WEEKDAY
7, 2012
Time of Day
Maximum Parking Demand - Number of Occupied Spaces
Arcadia Plaza* Parking Lot (Supply = 53 Spaces)
Arcadia Plaza Post Office
Other Off -Site
Total
6:00 AM
2
0
0
2
6:30 AM
2
0
0
2
7:00 AM
2
0
0
2
7 :30 AM
2
1
0
3
8:00 AM
4
1
0
5
8:30 AM
5
0
1
6
9:00 AM
7
5
5
17
9:30 AM
17
9
4
30
10:00 AM
16
6
4
26
10:30 AM
18
7
6
31
11:00 AM
19
8
4
31
11:30 AM
19
12
5
36
12:00 PM
19
15
5
39
1:00 PM
17
8
5
30
1:30 PM
21
9
5
35
2:00 PM
21
7
6
34
2:30 PM
21
10
6
37
3:00 PM
17
7
7
31
3:30 PM
18
11
4
33
4:00 PM
18
9
3
30
4:30 PM
13
8
4
25
5:00 PM
17
8
3
28
5:30 PM
15
4
3
22
6:00 PM
9
3
2
14
ATACHMENT TABLE A2
PARKING DEMAND BY USER - SATURDAY
Saturday, October 13, 2012
Time of Day
6:00 AM
6:30 AM
7:00 AM
7:30 AM
8:00 AM
8:30 AM
9:00 AM
9:30 AM
10:00 AM
10:30 AM
11:00 AM
11:30 AM
Maximum Parking Demand - Number of Occupied Spaces
Arcadia Plaza* Parking Lot (Supply = 53 Spaces)
Arcadia Plaza I Post Office 1 Other Off -Site Total
0
0
0
0
1
0
2
6
7
0
0
9
10
10
0
0
0
0
1
0
0
0
0
1
1
2
2
2
4
6
6
8
9
12
14
11
1
2
2
2
5
6
9
14
16
21
24
22
1:30 PM
2:00 PM
2:30 PM
3:00 PM
3:30 PM
4:00 PM
4:30 PM
5:00 PM
5:30 PM
6:00 PM
14
14
8
14
11
13
7
11
1
0
0
2
0
0
1
1
18
25
0
9
8
7
4
2
2
1
1
1
1
24
22
15
20
13
15
* 713 & 725 W. Duarte Road, Arcadia, CA 91007
Bold with shading indicates peak parking demand of parking lot.
9
13
19
26
MDS
December 7, 2012
Mr. Nick Wang
2103 S. 7th Avenue
Arcadia, CA 91006
m a g a l o n a
design studios
12 Centerstone Circle, Buena Park, CA 90620
714.713.3695
Project: 713 W. Duarte Road — Four Sea Restaurant
Supplemental Data for Parking Study
RECEIVED
JAN C)13
Planning Sorvices
City of Arcadia
Dear Mr. Wang:
Pursuant to your request for supplemental data on a previous parking study conducted by Raju Associates
for the above referenced project, attached are the seven (7) additional days of parking data conducted on
November 29, 2012 thru December 5, 2012. The survey was performed on a one -week period, and
essentially added seven days of parking data to the aforementioned study.
The format for the data on the existing parking demand and occupancy is nearly identical to the
charts /tables used in the previous study for comparative purposes and avoids confusion. We also continued
the table numeration from the previous study and labeled our data as tables 5A thru 5G. As in the previous
data, we documented parking demand every half hour from 6:00 a.m. to 6:00 p.m. and noted the users as
either those doing business in Arcadia Plaza or elsewhere in the adjacent properties/businesses.
During the seven days of the parking demand survey, we observed the following:
1. There are additional off-site users of the Arcadia Plaza lot. It appears that as many as nine (9)
employees from a multi -tenant office building located at 735 W. Duarte Rd. use the lot on a daily
basis and occupy it during their work hours. These users may have been undetected because they
head in the same direction as Post Office customers and pass right by the front doors of the Post
Office as they proceed to their building. We also observed, as the days passed, that they began
taking measures to avoid detection by lingering or walking an indirect route when they noticed us
monitoring the parking lot usage.
2. The Post Office parking lot is under - utilized and many spaces are left empty throughout the entire
day. There are no signs directing Post Office patrons to the parking spaces at the rear, and a
poorly located sign on the their building indicating `authorized access only' appears to deter some
customers from entering the rear lot.
3. At any given time, the majority of the parking demand is from the Post Office and off -site users.
The Post Office has a constant flow of customers typically parking for short periods of time and
occasionally as long as 30-45 minutes during their peak hours. .The majority of of site users park
long -term and reduce the available number of spaces throughout the day.
4. The employees from IHOP, the Bank, and the office building (735 W. Duarte Rd.), who regularly
use the lot, typically outnumber the Arcadia Plaza employees by about 2:1 ratio or greater.
5. Available parking is adequate throughout the entire day. Even with the unauthorized use of the lot
by off -site users, we never observed anyone circling the lot to look for an open parking space.
6. The Arcadia Plaza lot serves as the overflow parking for IHOP Restaurant patrons, who appear to
be the dominant users on weekends.
7. Peak parking demand during the week appears to fluctuate over a 2 -3 hour period of time due to a
number of businesses in the plaza and adjacent areas that require /need only short-term parking. In
addition, the wet weather conditions during the week may have shifted normal peak periods when
patrons adjusted their daily schedule to avoid traffic and rain.
The findings previously indicated by the Raju Associates study appear to be valid. Our survey surpassed greatest parking demand indicated in their parking study by only one (1) space and only on ingle
occasion. Their overall parking demand data agrees with ours, and the discovery of additional off-site use
only improves the figures. Furthermore, a few minor items such as the following could immensely improve
the lot:
1. Improved `tow away' signage for unauthorized users. New signs should be posted at all accesses
to the lot and should specifically indicate that there is to be no IHOP, Bank, or Unauthorized
Outside parking (including the Post Office, if not authorized).
2. Property Owner(s) should actively enforce the `tow away" signs and institute a towing
policy /program even for a few months to discourage those using the lot illegitimately.
3. Directional signs to Post Office and IHOP parking should be provided at the access points to the
lots.
4. Short-term parking spaces should be marked and made available for the coffee shop, UPS,
restaurant take -out, as well as any other businesses in the plaza that require its patrons to park for
only short periods of time.
5. Notice should be given to all adjacent businesses using the lot without authorization to stop
immediately.
Based on our observations and the study /data compiled by Raju Associates, the parking accommodations
appear to be more than adequate to meet the needs of the businesses as well as the existing building square
footage. In addition, implementation of the aforementioned should significantly improve traffic flow and lot
use for Arcadia Plaza patrons.
We hope the data we have provided satisfies your requirements. Thank you for giving us the opportunity to
conduct this parking demand survey. Should you need additional information or clarifications, please do
not hesitate to contact the undersigned.
Sincerely.
Luis Magalona,
LM /jm
Attachments
TABLE 5A
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
THURSDAY - 11/29/2012
Weather: Overcast, Rain late PM
Other off-site: IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Notes: Bold with shading indicates observed peak parking demand
Maximum Parking Demand
Arcadia Plaza
Users
Parking Supply = 53 Spaces
Time of Day
Arcadia Plaza
Post Office
Other Off -Site 1
Total Occupied ( % Occupied
6:00 AM
0
0
0
0
0%
6:3D AM
0
0
1
1
2%
7:00 AM
0
1
2
3
6%
7:30 AM
1
0
2
3
6%
8:00 AM
2
2
2
6
11%
8:30 AM
2
0
5
7
13%
9:00 AM
4
4
8
16
30%
9:30 AM
5
7
9
21
40%
10:00 AM
9
6
11
26
49%
10:30 AM
11
7
11
29
55%
11:00 AM
14
9
10
33
62%
11:30 AM
11
11
10
32
60%
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12:30 PM
11
10
11
32
60%
1:00 PM
11
9
11
31
58%
1:30 PM
12
11
11
34
64%
2:00 PM
14
8
_
12
34
64%
2:30 PM
11
12
10
33
62%
3:00 PM
10
9
10
29
55%
3:30 PM
8
11
10
29
55%
4:00 PM
7
7
10
24
45%
4:30 PM
7
6
10
23
43%
5:00 PM
8
6
8
22
42%
5:30 PM
6
3
7
16
30%
6:00 PM
8
2
5
15
28%
Weather: Overcast, Rain late PM
Other off-site: IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Notes: Bold with shading indicates observed peak parking demand
Time of Da
6:00
6:30
7:00
AM
AM
AM
7:30 AM
8:00 AM
8:30 AM
9:00 AM
9:30 AM
10:00 AM
10:30 AM
11:00 AM
TABLE 5B
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
FRIDAY - 11/30/2012
Arcadia Plaza
0
0
0
0
2
4
4
5
8
Users
Post Office
0
0
Maximum Parkin, Demand
Arcadia Plaza
Other Off -Site
1
1
12
2
1
4
2
3
6
4
4
11
1
Parkin
Su
Total Occu • ied
1
1
2
2
6
3
3
8
= 53 S • aces
% Occu
2%
2%
6%
6%
12
10 17
9 20
9 21
10 26
10 30
15
23%
32%
38%
40%
49%
57%
ied
12:00 PM
12:30 PM
1:00 PM
1:30 PM
2:00
2:30
3:00
3:30
4:00
4:30
11
12
10
PM
PM
PM
PM
PM
PM
5:00 PM
5:30 PM
6:00 PM
9
12
8
7
9
10
13
11
11
7
7
6
9
14
12
8
11
12
9
5
2
11 28
9 29
9 26
9 27
9 31
8 32
10 30
11 32
12 31
11 25
8 24
8 22
17
53%
55%
49%
51%
58%
60%
57%
60%
58%
47%
45%
42%
32%
Weather:
Other offsite:
Notes:
Light Rain AM, Rain PM
IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand
TABLE 5C
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
SATURDAY - 12/01/2012
Time of Day
Maximum Parking Demand
Arcadia Plaza
Users Parking Suppy = 53 Spaces
Arcadia Plaza
Post Office
Other Off -Site Total Occupied 1 % Occupied
I
6:00 AM
0
0
1
1
2%
6:30 AM
0
0
1
1
2%
7:00 AM
0
0
2
2
4%
7:30 AM
0
0
2
2
4%
8:00 AM
1
0
3
4
8%
8:30 AM
2
2
5
9
17%
9:00 AM
4
0
8
12
23%
9:30 AM
3
0
13
16
30%
10:00 AM
5
1
16
22
42%
10:30 AM
7
0
14
21
40%
11:00 AM
10
0
18
28
53%
11:30 AM
9
3
19
31
58%
12:00 PM
9
2
21
32
60%
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1:00 PM
11
0
22
33
62%
1:30 PM
8
0
19
27
51%
2:00 PM
10
1
17
28
53%
2:30 PM
13
0
14
27
51%
3:00 PM
11
0
11
22
42%
3:30 PM
9
0
11
20
38%
4:00 PM
7
1
8
16
30%
4:30 PM
8
0
7
15
28%
5:00 PM
11
0
7
18
34%
5:30 PM
13
0
8
21
40%
6:00 PM
17
0
6
23
43%
Weather: Cloudy, Drizzle late PM
Other off -site: IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Notes: Bold with shading indicates observed peak parking demand
TABLE 5D
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
SUNDAY - 12/02/2012
Weather: Overcast AM, Rain PM
Other off-site: IHOP Restaurant
First General Bank
A multi- tenant office building at 7351 N. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand
Notes:
TABLE 5E
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
MONDAY - 12/03/2012
Weather:
Other off-site:
Notes:
Light rain early AM, Cloudy PM
IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand
Maximum Parking Demand
Arcadia Plaza
Users
Parking Supply = 53 Spaces
I
Time of Day
Arcadia Plaza 1
Post Office
1
Other Off-Site Total Occupied 1
% Occupied
6:00 AM
0
0
0
0
0%
6:30 AM
0
0
1
1
2%
7:00 AM
0
0
1
1
2%
7:30 AM
1
1
2
4
8%
8:00 AM
3
3
3
9
17%
8:30 AM
4
2
6
12
23%
9:00 AM
6
3
10
19
36%
9:30 AM
4
9
9
22
42%
10:00 AM
4
6
10
20
38%
10:30 AM
9
14
11
34
64%
11:00 AM
6
14
10
30
57%
11:30 AM
8
9
10
27
51%
12:00 PM
_
12
6
9
27
51%
12:30 PM
12
5
12
29
55%
1:00 PM
9
9
10
28
53%
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2:00 PM
lie
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18
10
_
11
39
74%
2:30 PM
10
11
10
31
58%
3:00 PM
13
15
11
39
74%
3:30 PM
13
17
10
40
75%
4:00 PM
8
18
10
36
68%
4:30 PM
9
12
10
31
58%
5:00 PM
8
11
9
28
53%
5:30 PM
12
6
6
24
45%
6:00 PM
11
3
5
19
36%
Weather:
Other off-site:
Notes:
Light rain early AM, Cloudy PM
IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand
TABLE 5F
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
TUESDAY - 12/04/2012
Weather: Cloudy AM, Overcast PM
Other off-site: IHOP Restaurant
First General Bank
Notes:
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand
Carol's Coffee Shop was closed today.
TABLE 5G
EXISTING (2012) PARKING DEMAND AND OCCUPANCY
WEDNESDAY - 12/05/2012
Weather:
Other off-site:
Notes:
Cloudy
IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand
Parking Demand
Maximum
Arcadia Plaza
Users
1 Parking Supp y 53 Spaces
Time of Day
Arcadia Plaza
Post Office
Other Off -Site Total Occupied
I % Occupied
6:00 AM
0
0
1
1
2%
6:30 AM
0
0
2
2
4%
7:00 AM
0
0
2
2
4%
7:30 AM
0
0
3
3
6%
8:00 AM
2
3
4
9
17%
8:30 AM
2
2
6
10
19%
9:00 AM
3
5
9
17
32%
9:30 AM
3
4
10
17
32%
10:00 AM
5
6
11
22
42%
10:30 AM
7
8
12
27
51%
11:00 AM
9
7
12
28
53%
11:30 AM
10
9
11
30
57%
12:00 PM
7
11
10
28
53%
12:30 PM
13
10
10
33
62%
1:00 PM
14
12
11
37
70%
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35
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i
1' .(" b.
13 -tr �RitYl�
66%
�' t
r'rl;.,„1"e
2:00 PM
10
13
12
2:30 PM
8
15
12
35
66%
3:00 PM
6
9
12
27
51%
3:30 PM
7
11
10
28
53%
4:00 PM
7
12
10
29
55%
4:30 PM
6
10
10
26
49%
- 5:OOPM
8
7
6
21
40%
5:30 PM
11
4
5
20
38%
6:00 PM
9
2
4
15
28%
Weather:
Other off-site:
Notes:
Cloudy
IHOP Restaurant
First General Bank
A multi- tenant office building at 735 W. Duarte Rd. (west of the Post Office)
Bold with shading indicates observed peak parking demand