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HomeMy WebLinkAboutItem 1aSTAFF REPORT Development Services Department DATE: May 28, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Lisa L. Flores, Senior Planner SUBJECT: CONDITIONAL USE PERMIT APPLICATION NO. CUP 12 -22 WITH A PARKING MODIFICATION AND ARCHITECTURAL DESIGN REVIEW NO. ADR 13 -08 TO EXPAND THE EXISTING 893 SQUARE FOOT STARBUCKS COFFEE INTO THE ADJACENT CORNER UNIT FOR A PROPOSED AREA OF 1,513 SQUARE FEET, REMODEL THE EXTERIOR STOREFRONT, AND EXTEND THE BUSINESS AND OPERATIONAL HOURS AT 733 W. NAOMI AVENUE, UNITS A & B Recommended Action: Adoption of Resolution No. 1872 to Conditionally Approve CUP 12 -22 and ADR 13 -08 SUMMARY Conditional Use Permit Application No. CUP 12 -22 is to expand the existing 893 square foot Starbucks Coffee at Unit B of 733 West Naomi Avenue into the adjacent 620 square foot Unit A — see the attached aerial photo, and the photos of the subject building. The Conditional Use Permit is also to increase the customer seating from seven (7) to 32, have business hours of 5:30 a.m. to 11:30 p.m., daily, and includes a request for a parking modification. Architectural Design Review No. ADR 13 -08 is for the proposed remodeling of the exterior of the expanded Starbucks Coffee. The existing metal trellis is to be removed, fabric awnings are to be added to shade the storefront, and siding and crown molding are to be added to the wall area above the storefront — see the attached architectural plans. It is recommended that the Planning Commission approve these applications by adopting the attached Resolution No. 1872 that includes the conditions listed in this staff report. BACKGROUND APPLICANT: Ms. Candice Doyle of Architects Orange for Starbucks Coffee LOCATION: 733 W. Naomi Avenue, Units A & B REQUEST: A Conditional Use Permit with a parking modification and Architectural Design Review to expand the existing Starbucks into the adjacent unit for a proposed area of 1,513 square feet, remodel the exterior storefront, and have business hours of 5:30 a.m. to 11:30 p.m., daily. SITE AREA: 772,134 square feet (17.73 acres) FRONTAGE: The proposed Starbucks Coffee will have approximately 35 feet of business frontage EXISTING LAND USE & ZONING: The existing 893 square foot Starbucks Coffee and the 620 square foot corner unit (formerly Helen's Nail Spa) are located in a shopping center that is commonly referred to as The Arcadia Hub that was originally constructed in 1957. Major tenants include the Burlington Coat Factory/Baby Depot, L.A. Fitness, Joann Fabrics, and Vons Pavilions. The center has 1,137 parking spaces. The westerly portion of the center is zoned C -2, General Commercial, and the portion along Baldwin Avenue is zoned C -2 &H4, General Commercial with a 4 -Story Height Overlay. In 1993, the Planning Commission adopted Resolution No. 1495 (attached) to approve Conditional Use Permit No. 93 -001 with a parking modification for the existing Starbucks Coffee with seating for seven (7) persons at the subject 893 square foot Unit B. SURROUNDING LAND USES & ZONING: North: General Offices and Commercial Uses, zoned C -2 and C -2 &H4 South: CVS Shopping Center, zoned C -2; & Multi- Family Residences, zoned R -3 East: Commercial Uses, zoned C -2 West: President Square Shopping Center, zoned C -1 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 subject Starbucks Coffee has been in operation since 1993, and is located in a multi- tenant commercial shopping center referred to as The Arcadia Hub. The applicant is proposing to expand the existing 893 square foot Starbucks Coffee into the adjacent unit for a proposed floor area of 1,513 square feet. The existing Starbucks currently has 17 seats (11 inside and six (6) outdoor patio seats). The seating in addition to the 7 approved by CUP 93 -001 were added without authorization. CUP 12 -22 & ADR 13 -08 733 W. Naomi Ave., Units A & B May 28, 2013 — Page 2 of 8 A Conditional Use Permit (CUP) is required for a restaurant that is larger than 1,500 square feet and /or has more than 12 seats. The proposed expansion will result in a total area of 1,513 square feet that will provide a larger food and beverage workroom and preparation area, and a total of 32 seats; 24 indoors and eight (8) seats on the outdoor walkway area. A CUP is also required for any business that sells goods to the public on a walk -in basis if it is open more than 16 hours per day or open to the public any time between midnight and 6:00 a.m., and is located less than 150 feet from residentially zoned property. The applicant is requesting to be open for business from 5:30 a.m. to 11:30 p.m., daily, and The Arcadia Hub shopping center is within 150 feet of residential properties to the north across Duarte Road, and to the south across Naomi Avenue. The following businesses in The Arcadia Hub currently have early morning and /or late evening hours: • Yushoken - 815 W. Naomi Ave., Unit A Tue -Thu: 12 Noon to 12 Midnight, Fri & Sat: 12 Noon to 2 AM • Au 79 Tea House - 815 W. Naomi Ave., Unit G Sun -Thu: 9 AM to 12:30 AM, Fri & Sat: 9 AM to 1 AM ▪ Pavilions - 745 W. Naomi Ave. - 6 AM to 12 Midnight, Daily • Subway - 733 W. Naomi Ave., Unit G Mon -Fri: 6 AM to 11 PM, Sat & Sun: 7 AM to 11 PM LA Fitness - 1325 S. Baldwin Ave. Mon -Thu: 5 AM to 12 Midnight, Fri: 5 AM to 10 PM, Sat & Sun: 8 AM to 8 PM While the southerly boundary of The Arcadia Hub along Naomi Avenue is 60 feet away from the R -3, residentially -zoned property across the street, the location of this Starbucks Coffee is approximately 400 feet from that residentially -zoned property. To the north, The Arcadia Hub is 80 feet away from the R -3 properties across Duarte Road, and this Starbucks Coffee is about 400 feet from that property, and in between is a two - level parking structure and the Vons Pavilion Supermarket. Given these distances and physical arrangement, the requested early morning and late evening operating hours for the expanded Starbucks Coffee will not impact the nearby residences. Parking and Traffic There are 1,137 parking spaces at The Arcadia Hub. Per Code, the parking requirement for the current uses is 1 ,867 spaces, which is a deficiency of 730 spaces. With the proposed 620 square foot expansion of the Starbucks Coffee, the parking requirement increases to 1,873 spaces, and the deficiency increases to 736 parking spaces; 1,137 spaces provided in lieu of 1,873 spaces required. A restaurant that is iarger than 1,500 square feet and /or has more than 12 seats requires ten (10) parking spaces for every 1,000 square feet of gross floor area. The requirement for a 1,513 square toot restaurant is 15 spaces. The outdoor seating area is not included in calculating the parking requirement because such incidental outdoor CUP 12 -22 & ADR 13 -08 733 W. Naomi Ave.', Units A & B May 28, 2013 - Page 3 of 8 seating is limited to a maximum of 12 seats, and is considered a desirable amenity that tends to encourage pedestrian activity rather than automobile gavel. The peak business hours for a Starbucks Coffee generally occur in the morning from. about 6:30 to 8:30, which is earlier than the surrounding businesses. The majority of the businesses in this shopping center do not open until 10:00 a.m.; therefore, staff agrees with the applicant that there will be plenty of parking available during Starbucks Coffee's busiest hours. However, the adequacy of the parking supply for the remainder of Starbucks Coffee's business hours still needed to be addressed, and the applicant retained the services of a traffic consultant, KOA Corporation (KOA) to study The Arcadia Hub shopping center. The attached study by KOA presents an assessment of the traffic and parking implications of the proposed Starbucks expansion, as well as for a prospective change in use from retail to restaurant for the space that was occupied by Tuesday Morning — see Figure 2 on page 3 of the attached traffic and parking study. The study also analyzed parking demand, which is different from the parking requirements per Code for the uses in this center. A parking demand study analyzes how much parking would be needed at particular times based on the various uses. The study determined that during the peak period of 6:00 p.m. to 7:00 p.m., when most of the businesses in this shopping center are in full operation, the parking supply of 1,137 spaces will only be 65% utilized; having almost 400 spaces available. The study includes an adjusted analysis of the projected parking demand to take into account the year -end holiday shopping season. This adjusted analysis indicates that the maximum anticipated parking usage during the holiday shopping season will be 84 %; leaving: approximately 181 spaces available. Nevertheless, the consultant is recommending additional signage help direct customers into the shopping center and to the lesser utilized parking areas, which should improve on -site circulation — see the Recommended Mitigation Measures on pages 43-45 of the attached study. Additionally, since employees are currently required to park in designated areas of the site; such as, the underutilized upper ievel of the parking structure, the spaces to the north and west of Pavilions, the spaces behind (west) and south of the 815 W. Naomi Avenue building, and the spaces along Naomi Avenue, the consultant also recommends additional way - finding signs for these employee parking areas — see Figure 16 on page 45 of the attached study. And, the shopping center management should regularly provide maps to remind the tenants that their employees are required to park in the designated employee parking areas. The KOA study also addresses the projected traffic impacts that the Starbucks expansion and the proposed restaurant could have on the four (4) intersections in the area of this shopping center, and found that these intersections will not be adversely impacted: ▪ Golden West Avenue and Duarte Road • Baldwin Avenue and Duarte Road Golden West Avenue and Naomi Avenue Baldwin Avenue and Naomi Avenue CUP 12 -22 & ADP. 13 -08 733 W. Naomi Ave., Units A & P May 28, 2013 — Page 4 of 8 The Starbucks expansion proposal includes a new hoop bicycle rack (which parks two bikes) adjacent to the existing bike rack at the southeast corner of the Pavilions supermarket. This exceeds the City's bicycle parking requirement of one (1) bicycle space for every 20 required parking spaces for developments or expansions of gross floor area. The City Engineer has reviewed the KOA study and agrees with the findings that the proposed expansion of Starbucks Coffee will not adversely impact the parking situation at this center or any of the nearby intersections. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environment& 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. The proposed changes to the existing commercial units will be subject to building permits after having fully detailed plans submitted for plan check review and approval. Architectural DesicrE The proposal is to modernize the storefront, and since it will occupy a prominent corner location in the shopping center, it will establish the presence of the coffee house and initiate the enhancement of the architecture at this shopping center. The proposed improvements include the removal of the metal trellis, new aluminum framed windows and doors, new paint, fabric awnings, crown molding, and weatherboard fiber cement siding to articulate the surface of the building and break -up the flat expanse of the upper part of this building — see the Exterior Elevations in the attached architectural, plans. The new fabric awnings will be similar to the new awnings along Baldwin Avenue. 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: 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. A restaurant is consistent with the Zoning and General Plan Land Use Designations of the site and will not confiict with the other existing uses at the site, or in the neighborhood. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. in the C -2, Genera! Commercial Zones, a restaurant is allowed with an approved Conditional Use Permit per Section 0275. .55.1 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, wails, fences, parking, loading, landscaping, and CUP 12 -22 & ADR 13 -08 '733 VV. Naomi Ave., Units A & B May 28, 2013 — Page 5 of 8 other features required to adjust said use with the land and uses in the neighborhood. Based an the proposal, the existing parking availability, and the on, site circulation, the site is adequate for the proposed restaurant. 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 increase the traffic that is expected at this location, which fronts on Naomi Avenue. This street and the other streets around this center (Baldwin Avenue, Duarte Road, and Golden West Avenue) are adequate for the type of traffic that is to be generated by this use. 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. ENVIRON ENTAL ANALYSNS Proposed projects that are not approved, are by virtue of being denied, exempt from any further environmental assessment. Ef approved, however, and if it is determined that no significant physical alterations to the site are necessary, then this project, which involves the conversion of an existing small structure from one use to another with only minor exterior modifications is Categorically Exempt from the provisions of the California: Environmental Quality Act (CEQA) pursuant to Section 15303(c) of the OEQA. Guidelines. A Preliminary Exemption Assessment is attached. PUBLIC NOTICE /COMMENTS Public hearing notices for CUP- 12 -22 and ADR 13 -08 were mailed on May 16, 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) staff has determined that this project is Categorically Exempt under section 15303(c) of the CEQA Guidelines, and therefore the public hearing notice was not published in 2 iocai newspaper. RECOMMENDATION It is recommended that the Panning Commission approve Conditional Use Permit Application No. CUP 12 -22 with a parking modification and Architectural Design Review No. ADR 13 -08, subject to the following conditions: Business hours shall be from 5:30 a.m. to 11:30 p.m. with operational hours from 4:30 a.m. to midnight, daily. No live music or entertainment is approved under this Conditional Use Permit, and any live music, entertainment, karaoke, etc. shall require a separate Conditional Use Permit. CUP 12 -22 & ADR 13 -08 733 W. Naomi Ave., Units A &: B May 28, 2013 — Page 6 of 8 3. This approval of CUP 12-22 and ADR 13 -08 includes a parking modification for the center of 1,137 spaces in lieu of 1,873 spaces required. The shopping center management company shall place signs on the premises informing and directing people to the lower and upper level parking area of the parking structure, and to the employers to remind their employees to park in the designated areas. The locations, design, and copy of the signs shall be subject to approval by the City Engineer or designee. 5. The management company should regularly post maps to remind theft tenants that their employees must be in the designated employee parking areas, as new employees are hired may not be aware of this requirement. 6. 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 facility may be subject to permits and 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 and all applicable regulations. 7. 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 Pubiic Works Services Director. Any changes to the facility may be subject to permits and having fully detailed plans submitted for plan check review and approval. 8. The use approved by CUP 12 -22 and ADR 13 -08 is limited to a restaurant, which shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 12 -22 and ADR 13 -08, 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. 9. Noncompliance with the plans, provisions and conditions of approval for CUP 12 -22 and ADR 13 -08 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the restaurant. 10.. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and /or land use decision, including but not limited to any approval or conditional 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 haw applicable to this project or decision. The City shall promptly notify the applicant of any claim, action;, or proceeding concerning the project CUP 12 -22 & ADR 13 -08 733 W. Naomi Ave., Units A & B May 28, 2013 — Page 7 of 8 and /or land use decision and the City shall cooperate fuliy 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 officials, officers, employees, and agents in the defense of the matter. 11. Approval of CUP 12 -22 and ADR 13 -08 shall not be of effect unless the property owner(s), applicant(s), and /or 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 COMM[SSIQN ACTION. Approval if the Planning Commission, intends to approve this proposal, the Commission should move to approve Conditional Use Permit No. CUP 12 -22 and ADR 13 -08; state the supporting findings and environmental determination; and adopt Resolution No. 1872. Denial If the Planning Commission intends to deny this proposal, the Commission should move to deny Conditional Use Permit Application No. CUP 12 -22 and /or ADR 13 -08; 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 May 14, 2013 public hearing, piease contact Senior Planner, Lisa Flores at (626) 574 -5445, or by email to Iffores @ci.arcadia.ca.us. Approved: Jim Kasema Coamunity Development Administrator Attachments: Resolution No. 1872 Aerial Photo with Zoning information Photos of Subject Building Architectural Plans Resolution No. 1495 Traffic and Parking Impact Study Preliminary Exemption Assessment 300 -foot Radius Map CUP 12 -22 & ADR 13 -08 733 W. Naomi Ave., Units A & B May 28, 2013 — Page S of RESOLUTION NO. 1872 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 12 -22 WITH A PARKING MODIFICATION AND ARCHITECTURAL DESIGN REVIEW NO. ADR 13 -08 TO EXPAND THE EXISTING 893 SQUARE FOOT STARBUCKS COFFEE INTO THE ADJACENT CORNER UNIT FOR A PROPOSED AREA OF 1,513 SQUARE FEET, REMODEL. THE EXTERIOR STOREFRONT, AND EXTEND THE BUSINESS AND OPERATIONAL HOURS AT 733 VV. NAOMI AVENUE, UNITS A & B. WHEREAS, on November 29, 2012, the applications were filed by the Architect, Candice Doyle on behalf of the property owner Baldwin Arcadia, LLC to expand the existing 893 square foot Starbucks Coffee into the adjacent corner unit fora proposed area of 1,513 square feet, remodel the exterior storefront, and extend the business hours to 5:30 a.m. to 11:30 p.m., and the operational hours to 4:30 a.m. to midnight, daily at 733 W. Naomi Avenue, Units A & E; and WHEREAS:, an environmental assessment was conducted and it was determined that the proposed project meets the categorical exemption criteria under CEQA Article 19 Categorical Exemptions Section 15303(c) of the CEQA Guidelines: and WHEREAS, a public hearing was herd by the Planning Commission on May 28, 2013, 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 Deveiopmenf Services Department in the staff report dated May 28, 2013 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. A 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 the neighborhood. 2. That the use applied for at the location indicated is properly ore for which a Conditional Use Perrrjt is authorized. in the 0-2, General Commerc ial Zones, a restaurant is allowed with an approved Conditional Use Permit per Section 9275.1.55.1 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, wails, fences, parking, ioaoling, landscaping, and other features required to adjust said use with the and and uses in the neighborhood. Based on the proposal, the existing parking avaiiabiiity, and the on- site circuiation, 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 increase the traffic that is expected at this loc,ation, which fronts or Naomi Avenue. This street and the other streets around this center (Baldwin Avenue, Duarte Road, 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 Genera i Plan. The proposed restaurant is a commercial use that consistent with the General Plan Land Use Designation of the site. -2- 1E72 SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 12 -22 and Architectural Design Review No. ADR 13 -- 08, subject to the following conditions: 1. Business hours shall be from 5:30 a.m. to 11:30 p.m. with operational hours from 4:30 a.m. to midnight, daily. 2. No live music or entertainment is approved under this Conditional Use Permit, and any live music, entertainme t, karaoke, etc. shall require a separate Conditional Use Permit. 3. This approval of CUP 12 -22 and ADR 13 -08 includes a parking modification for the center of 1,137 spaces in lieu of 1,873 spaces required. 4. The shopping center management company shall place signs on the premises informing and directing people to the lower and upper level parking areas of the parking structure. The locations, design, and copy of the signs shall be subject to approval by the City Engineer or designee, and installed prior to opening of the restaurant. 6. The shopping center management company shall regularly post maps and provide notices and maps to the tenants /employers to inform and remind their tenants that their employees must park in the designated employee parking areas. The locations, design, and copy of the signs, notices, and maps shall be subject to approval by the City Engineer or designee. 6. The Best Management Practices (BMPs) required of restaurants shall be compiied with to the satisfaction of the Public Works Services Director, or designee. Any changes to the facility may be subject to permits and having fully detailed plans submitted for plan check review and approval by all City, County, regional, State, and 1872 federal agencies having jurisdiction for compliance with any and all applicable environmental reaulations. 7. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental reoulation compilance, 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 facility may be subject to permits and having fully detaiieci plans, submitted for Oar check review and approval. 8. The use approved by CUP 12-2.2 and ADR 13-08 is limited to s restaurant, which shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP '12-22 and ADR 13-08, 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, andior the neighboring businesses or properties. 9. Noncompliance with the plans, provisions and conditions of approval for CUP 12-22 and ADR 13-08 shall be grounds for immediate suspension or revocation, of any approvals, which could result in the closing of the restaurant. 10. The appiicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning -4- 1872 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 officials,, officers, employees, and agents in the defense of the matter. 11. Approval of CUP 12 -22 and ADR 13 -08 shall not be of effect unless and until the property owner(s), applicant(s), and /or business owner(s) and operator(s) have executed and filed an Acceptance Form available from the Deveiopment Services Department to indicate awareness and acceptance of these conditions of approval. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 28th day of May, 2013. ATTEST: Secretary APPROVED AS TO FORA 4 Stephen P. Deitsch City Attorney Chairman, Planning Commission 1872 fUSIP, 'OfficP .4, V4.A„ vs. Pe• vo* C..• I ny /1/4. .,)11/441/41/4 1/41/41'1/41/4,f 1/4. 1/4-1/4' 1/4 A; 11 AN. .013' tL 4.14— Ort18 7 trt,,Tp- W. Naomi Avenue,: Units A & CUP 12L22 and ADR 13-08 Subject Building — View of Unit A (formerly Nails Spa) and Unit B (Starbucks) Existing Storefront — Starbucks Coffee and Outdoor seating area Existing corner unit that will be occupied by Starbucks 1 PE EE sr lip ij r, A111111111"; II *V r immulliormniuurrltsi, omitimoutrumini.1!! !12I1■■Ie 111111111311;111N111ill1 . Er! 7P1 'cIrlAMOIMIIIMIL, 1 1Ni 1111111101illig: 9T inunurrniminnl, intnintomnimu 111 i;11b111111111T :111111111110111110 ].1iliIIIII0V■111■11n ; hlutauen; —t\SXV .4111111111 . NktiM0•1•11 'MAW" emotivoftwoom. I 11111 I I 111 1 1 1 1 1 1 1 1 1 1 ! 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 z EXISTING ELEVATION PROPOSED ELEVATION PROPOSED NOTE: PROPOSED SITE AND BUILDING SIGNAGE UNDER SEPARATE SUBMITTAL. RESOLUTION 1495 A RESOLUTION OF PLANNING COMMISSION OF CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE PERMIT 934301 TO OPERATE Ak COF.FitE BAR 'lAH SEAT!NC FOR 7 PERSONS AT 733 WEST NAOMI AVENUE, UNIT "V' W -L .EAS, on December 21,, 1992, an . app1 cation was filed by Joan Daigk, to c p arate a:, coffee baar with seating for 7 persons, Planning TDepartmen t Case Ne, C.l' JP. g3- DOT at 7,33 west Naomi Avenue, Unit. '°E ", more particularly described as foliowS Lot 2 of Parcel Map 1724s, in the City of Arcadia, County of Los Angeles„ State of California„ a filed in Book 184,, Pages 4 - 47 of.Parcel laps in the Office of the Los Angeles Count; Recorder. WHEREAS, a public hearing; was held. on Ianuary 26, T9 '4.,. at which time aL intffested persons were giver` full opportunity to be heard and to present evidence NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY C ARCADIA HEREBY RESOLVES AS FOLLOWS: Section 1. That the fad: data submitted: by the Planning Der, meat tha atta hed report is tz-ue and correct. Sectiork 2. This Commission finds: 1, That the granting of such. Concllitional Use Permit will not be detrimental. try the public nealth or welfare, or injurious to the property or improvements ire such zone or vicinity. That the use applied for at the location indicated is a proper use for vrhicl . a Conditional. Use Permit is authorized. That the site for the proposed use is adequate in size and shape to ac cmmodate said use. All yards, spaces, walls, fences, parking, loading, landscapin and other features are adequate to adjust said use with the land and uses in the neighborhood. 4. That the site abuts streets and highways adequate in width and paveme nt type to C217)7 the kind of traffic generated by.the proposed use. 1495, 5. That the granting of such Conditional Use Permit will no adversely affe.ct the comprehensive General Plan. 6. That the use applied for will not have a substantial adverse impact on the environment. Section 3. That for they foregoing reasons this Commission grants a Conditional Use Permit for the operation of a coffee bar upon the following conditi.:ns: . Fire safety shall be provided to the satisfaction of the Fire Clitie 2. That seating shall be limited to a maximum of 7 persona. . That there shall be nee food preparation on the premises and that all fade, served shall be prebaked and prepackaged.. 4. That no lunches or dinners shall be served and the use stall remain strictly a coffee (tea) type bar. 5. A modification be granted for 760 on -site parking spaces in lieu of 1,401. and that this approval shall not constitute an approval for the general reduction it paridng for the total site. That this parking modification shall only be for the use approved by C.U.F. 93-001 ( a coffee bar). 6. That C.U.P. 93-00n shalt not take effect until the owner and applicant have executed a form, available at the Planning Department indicating awareness and acceptance of the conditions of approval. 7. Noncompliance with the provisions and conditions of this Conditional Use Permit shall constbtute grounds for its immediate suspension or revocation. Section 4.. The decision, findings and conditions contained in this aesolu d o reflect the Commission's action of January 26, /993 and the following vote: AYES: Commissioners Amato, Da -1 ett, Hedlund, Clark NOES: None ABSENT: Huang 1495 S&ction 5 , The Secretary shah certify to the adoption of this Resolution and shall cause a, copy to be forwarded to the City Council of the City of Arcadia, F HEREBY CERTIFY that the foregoing Resolution was adopted at a reguia; meets of the Planning Commission held or. the 26th day. of January, 1993 b);t thy= following vote: Con issi n:er ,! sttnatn„ Daggett,, Hedlund, NOES: Norte ABSENT': Huang ATTEST': C airanan, Panning Commission City of Arcadia Se =etary, Elannrng Commission City of Arcadia Revised Traffic and Parking Impact Study for the Arcadia Hub Shopping Center Project City of Arcadia, CA March F 47, 20 E 3 Prepared For: Baldwin Arcadia Center LP 650 West Duarte Road, Suite 1088 Arcadia, CA 91007 in Care off: Baldwin Properties International 650 West Duarte Road, Suite 1088 Arcadia, CA 91007 Phone: (626) 821 -3448 Fax: (626) 82 - 9099 Prepared by: kUA CoaPoRATioix 1 100 Corporate Center Drive, Suite 201 Monterey Park, California 91754 Phone: (323) 260 -4703 Fax: (323) 260 -4705 JB21228 Version 2 Table of Contents I. INTRODUCTION 1, I PROJECT LOCATION 1.2 PROJECT DESCRIPTION 1.3 PROJECT STUDY AREA 1.4 ANALYSIS METHODOLOGY 4 4 EXISTING CONDITIONS 2.1 EXISTING ROADWAY SYSTEM c 2.2 EXISTING TRANSIT SERVICE 1.3 EXISTING INTERSECTION LEVELS OF SERVICE 3. PROJECT TRAFFIC 14 3.1 PROJECT TRIP GENER ")N 3.2 PROJECT TRIP DISTRIBUTION 3.3 PROJECT TRIP ASSIGNMENT 4. EXISTING PLUS PROJECT CONDITIONS 14 14 16 19 4.1 EXISTING PLUS PROJECT (STARBUCKS EXPANSION) INTERSECTION LEVELS OF SERVICE 19 4.2 EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) INTERSECTION LEVELS OF SERVICE21 5. FUTURE 'OPENING YEAR' WITHOUT PROJECT CONDITIONc 23 5,1 AMBIENT GROWTH 5.2 RELATED PROJECTS 5.3 FUTURE ROADWAY IMPROVEMENTS 23 5.4 FUTURE WITHOUT PROJECT INTERSECTION LEVELS OF SERVICE 26 6. FUTURE WITH PROJECT CONDITIONS 2E 6.1 FUTURE WITH PROJECT ' STARBUCKS EXPANSION) INTERSECTION LEVELS OF SERVICE 2E 6.2 FUTURE WITH PROJECT ( STARBUCKS EXPANSION AND RESTAURANT ADDITION) INTERSECTION LEVELS OF SERVICE 3C'. 7. PROJECT TRAFFIC IMPACTS 32 7.1 PROJECT TRAFFIC IMPACTS - EXISTING PLUS PROJECT CONDITIONS 7.2 PROJECT TRAFFIC IMPACTS - FUTURE WITH PROJECT CONDITIONS 3? 8. ACCESS AND CIRCULATION 34 9. PARKING ANALYSIS 33 9.1 EXISTING PARKING UTIUZATION 35 9.2 PARKING CODE REQUIREMENTS 37 9.3 PARKING DEMAND OBSERVATIONS 42 I1P. RECOMMENDED MITIGATION MEASURES CONGESTION MANAGEMENT PLAN CONFORMANCE 4s; 4. 12. SUMMARY AND RECOMMENDATIONS 4L Prepared for Baldwin Arcadia Center LP Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 - Page i List of Figures FIGURE 1 - PROJECT SITE LOCATION FIGURE 2 - EXISTING SITE PLAN FIGURE 3 - STUDY INTERSECTION LOCATIONS FIGURE 4 - EXISTING INTERSECTION GEOMETRY FIGURE 5 - AREA TRANSIT LINES FIGURE 6 - EXISTING 2013 TRAFFIC VOLUMES FIGURE 7 - PROJECT TRIP DISTRIBUTION FIGURE 8 - PROJECT TRIPS FOR STARBUCKS EXPANSION FIGURE 9 - PROJECT TRIPS FOR COMBINED STARBUCKS EXPANSION AND RESTAURANT ADDITION FIGURE 10 - EXISTING PLUS PROJECT (STARBUCKS EXPANSION) TRAFFIC VOLUMES FIGURE 11 - EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TRAFFIC VOLUMES FIGURE 12 - RELATED PROJECT LOCATIONS FIGURE 13 - FUTURE WITHOUT PROJECT TRAFFIC VOLUMES FIGURE 14 - FUTURE WITH PROJECT (STARBUCKS EXPANSION) TRAFFIC VOLUMES FIGURE 15 - FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TRAFFIC VOLUMES FIGURE 16 - RECOMMENDED WAY FINDING SIGNAGES List of Tables TABLE I - LEVEL OF SERVICE DEFINITIONS TABLE 2 - THRESHOLDS OF SIGNIFICANT TRAFFIC IMPACTS TABLE 3 - DESCRIPTION OF STUDY AREA ROADWAYS TABLE 4 - SUMMARY OF AREA TRANSIT LINES TABLE 5 - INTERSECTION PERFORMANCE EXISTING (2013) CONDITIONS TABLE 6 - PROPOSED PROJECT TRIP GENERATION TABLE 7 - INTERSECTION PERFORMANCE - EXISTING PLUS PROJECT (STARBUCKS EXPANSION) TABLE 8 - INTERSECTION PERFORMANCE - EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TABLE 9 - RELATED PROJECT TRIP GENERATION TABLE 10 - INTERSECTION PERFORMANCE - FUTURE WITHOUT PROJECT TABLE 11 - INTERSECTION PERFORMANCE - FUTURE WITH PROJECT (STARBUCKS EXPANSION) TABLE 12 - INTERSECTION PERFORMANCE - FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TABLE 13 - DETERMINATION OF PROJECT IMPACTS - EXISTING PLUS PROJECT (STARBUCKS EXPANSION) TABLE 14 - DETERMINATION OF PROJECT IMPACTS - EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TABLE 15 - DETERMINATION OF PROJECT IMPACTS - FUTURE WITH PROJECT (STARBUCKS EXPANSION) TABLE 16 - DETERMINATION OF PROJECT IMPACTS - FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TABLE 17 - PARKING UTILIZATION (AUGUST 201 I) TABLE 18 - PARKING DEMAND FOR DECEMBER BASED ON SEASONAL ADJUSTMENT FACTOR TABLE 19 - TENANT CHANGES SINCE AUGUST 2011 TABLE 20 - TENANT VACANCIES AS OF FEBRUARY 2013 TABLE 21 - PARKING CODE REQUIREMENTS FOR PROPOSED PROJECT TABLE 22 - SHARED PARKING ANALYSIS WITH PROJECT (STARBUCKS EXPANSION) TABLE 23 - SHARED PARKING ANALYSIS WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) Appendices APPENDIX A - APPENDIX B - APPENDIX C - APPENDIX D - TRAFFIC COUNT DATA TOTAL RELATED PROJECT TRAFFIC VOLUMES SHARED PARKING ANALYSIS INTERSECTION LEVEL OF SERVICE WORKSHEETS KOA, Col RA I Prepared for Baldwin Arcadia Center LP Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 - Page ii 2 3 5 10 12 13 15 17 20 22 25 27 29 31 45 7 6 II II 14 19 21 24 26 26 30 52 32 33 33 35 36 36 39 39 4C 41 L introduction This report documents the traffic and parking impact analysis prepared for the Arcadia Hub Shopping Center, located on the southwest corner of Duarte Road and Baldwin Avenue in the City of Arcadia, California. KOA was retained to analyze traffic and parking impacts associated with the replacement of existing tenant space that includes the expansion of Starbucks and additional restaurant space. Two p: -oject scenarios were analyzed, as required by the City. The scenarios are: I. Starbucks expansion only 2. Combined Starbucks expansion and restaurant addition The following sections examine the impact of project traffic on weekday AM and PM peak hour operations at four study roadway intersections. Key tasks undertaken for the traffic analysis include: I) definition of study approach, 2) determination of existing traffic conditions, 3) trip generation forecasts of the proposed project land uses, 4) assignment of project - generated trios to the study area roadway system, and 5) evaluation of the impact of project traffic at the study locations. in addition, a parking demand analysis that included seven days of parking data was also conducted. This report evaivates the adequacy of on -site parking with occupancy of the proposed uses,. E.1 Project Location The Arcadia Hub Shopping Center is bounded by Duarte Road on the north, Baldwin Avenue on the east, Naomi Avenue on the south, and the President Square Shopping Center and multi - family residential uses on the west. The site addresses are 120 — 1325 S. Baldwin Avenue, and 733, 745 and $15 W. Naomi Avenue. Figure I illustrates the project site location. 1.2 Project Description The proposed project includes the following: The expansion of the existing Starbucks located at 733 W. Naomi Avenue, Unit B into the adjacent Unit A, which consists of 600 square feet of currently vacant tenant space. A restaurant addition in a former retail space oi" 7,200 square feet at 1227 S. Baldwin Avenue. The shopping center site provides vehicular access via four driveways on Duarte Road and three driveways on Naomi Avenue. The Starbucks expansion and restaurant addition are anticipated to be completed by 2013. Figure provides the site plan and the proposed project uses. Prepared for Baldwin Arcadia Center LP' TO Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 - Page LEGEND Project Location KOA,. 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Existing Site Plan 1. introduction i.3 Project Study Area This traffic study analyzed four study roadway intersections. Three of the intersections are controlled by traffic signals and the remaining intersection is all -way stop sign - controlled. The intersections are listed below and illustrated in Figure 3. L Golden West Avenue and Duarte Road 2. Baldwin Avenue and Duarte Road 3. Golden West Avenue and Naomi Avenue 4. Baldwin Avenue and Naomi Avenue * All -way stop sign - controlled. f .4 Analysis Methodology Study Scenarios Weekday AM and PM peak hour traffic operations were evaluated at the study intersection: for each of the following traffic scenarios: a Existing (Year 2013) • Existing + Proposed Project (Starbucks Expansion) • Existing + Proposed Project (Starbucks Expansion & Restaurant Addition) a Future 'Opening Year' Without Project • Future 'Opening Year' With Proposed Project (Starbucks Expansion) Future 'Opening Year With Proposed Project (Starbucks Expansion & Restaurant Addition) Existin; Conditions As requested by City staff, recent traffic counts from a traffic study for previous proposed use at the site were also used for the traffic analysis within this report. The traffic counts were collected on Tuesday, May 22, 2012 at all four study intersections. The traffic counts were taken during the hours of 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. AM and PM peak hour volumes were determined by adding the four highest consecutive 15-minute counts at each intersection. An ambient growth factor of 1.01 was applied to the 2012 counts to estimate 20!3 traffic volume conditions. The ambient growth factor is consistent with the growth factor that was used in the traffic study for previous proposed use at the site. The traffic count data are provided in Appendix A. Fieldwork within the project study area was undertaken to identify the existing conditions of study roadways such as traffic control characteristics, approach lane configuration at each study intersection, on- street parking restrictions and locations of transit stops. The existing level of service (LOS) at each of the study intersections is discussed in Section 2 of this report. Prepared for Baldwin Arcadia Center LP •(. A ,i i :_ P .rs, i J N Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 4 GOLDEN WEST AVE DUARTE RD BAL■WIN A\ NAOMI AVE LEGEND Project Location Study Intersection KOA, CoR,PoRATIoN Traffic and Parking Study for Arcadia Hub Shopping Center Not to SC3IE Figure Study intersection Locations 1. Introduction Project Trip Generation and Distribution The project trip generation was calculated using trip rates based on the Institute of Transportation Engineers (ITE) Trip Generation (9th Edition). The project trip distribution from the traffic study for a previous proposed use at the site' was considered. The trip distribution is based on development trends in the area, local and sub - regional traffic routes, regional traffic flows, and the focused study area. The detailed methodology utilized for the project trip generation and distribution calculations is discussed in Section 3 of this report. Existing plus Project Conditions Based on the traffic that is projected for the project, the 'existing plus proposed project (Starbucks expansion)' and 'existing plus proposed project (Starbucks expansion and restaurant addition)' conditions were analyzed as separate project scenarios. The level of service conditions at the study intersections for these scenarios are discussed in Section 4 of this report. Future Without Project Conditions Typically, an ambient/background traffic growth rate that takes into account regional traffic growth in the study area is applied to the existing traffic volumes to determine future base traffic volume conditions. However, the proposed project is anticipated to be completed by year 2013, which is the current year. Thus, an ambient traffic growth rate is not applicable to determine future base conditions. However, traffic from cumulative /reiated projects (approved or pending approval) within the City of Arcadia was determined. Daily and peak hour trips that would be generated from each of the cumulative /related projects were computed based on trip rates from the Trip Generation (9th Edition). The cumulative project traffic volumes were added to the existing traffic volumes to determine 'existing plus cumulative /related projects' traffic volumes. The level of service values at the study intersections under this scenario are discussed in Section 5 of this report. Future With Project Conditions Based on the traffic from cumulative /related projects (approved or pending approval) and traffic from the proposed project, 'future with project' conditions were determined and analyzed. The level of service at the study intersections is discussed in Section 6 of this report. Level of Service Methodology For analysis of level of service at signalized intersections, the intersection Capacity Utilization (ICU) methodology was utilized. The concept of roadway level of service under the ICU methodology is calculated as the volume of vehicles that pass through the facility divided by the capacity of that facility. A facility is "at capacity" (volume -to- capacity of 1.00 or greater) when extreme congestion occurs. This volume -to- capacity (v /c) ratio value is based upon volumes by lane and approach lane configuration. For this analysis, a lane capacity of 1,600 vehicles per hour per lane for all through lanes and single turn lanes Focused Traffic Impact Study for YiXiang Seafood Restaurant at 1271 S. Baldwin Avenue, Arcadia, August 8, 2012, prepared by K2 Traffic Engineering, Inc. Prepared for Baldwin Arcadia Center LP KOA C.OR P()R AT I() () Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 6 1. introduction and a total loss time of 10% were used. For analysis of stop - controlled intersections, the methodology from the Highway Capacity Manual (HCM) published by the Transportation Research Board (TRB) was utilized. The HCM expresses levels of service in terms of average delay (seconds per vehicle). For an all -way stop controlled intersection, the average delay for the entire intersection is computed and used for this analysis. It is important to note that an impact is considered significant based on an increase in the vie ratio as defined in the Los Angeles County Traffic Impact Analysis Deport Guidelines. For this reason, the stop-controlled intersection was also evaluated using the ICU methodology to determine traffic impacts. Level of service values range from LOS A to LOS F. LOS /. indicates excellent operating conditions with little delay to motorists, whereas LOS F represents congested conditions with excessive vehicle delay. LOS E is typically defined as the operating "capacity" of a roadway. Table 1 defines the level of service criteria. Table 1 — Level of Service: Definitions LOS V Definition Signalized Intersection Volume /Capacity Ratio (ICU) ' Stop- Controlied intersection Average Stop Delay per Vehicle (SecIVeh) (HCM) Excellent operation. All approaches to the intersection A appear quite open, turning movements are easily made, and nearly all drivers find freedom of operation. 0.000 - 0400 5_10 Very good operation. Many drivers begin to feel somewhat restricted within platoons of vehicles. This � 8 represents stable fiow. An approach to an intersection may occasionally be fully utilized and traffic queues start to form. 0.60' - 0.700 >10 • l Good operation. Occasionally backups may develop C behind turning vehicles. Most drivers feel somewhat restricted. 0.70i - 0.800 >15 - 25 Fair operation. There are no long- standing traffic D queues. This level is typically associated with design practice for peak periods. 0.801 - 0.900 >25 - 35 E Poor operation. Some long standing vehicular queues develop on critical approaches. 0.901 - 1.000 >35 -50 F Forced flow. Represents jammed conditions. Backups from locations downstream or on the cross street may restrict or prevent movements of vehicles out of the intersection approach lanes; therefore, volumes carried are not predictable. Potential for stop and go type traffic flow. Greater than 1.000 >50 Source: Highway Capacity Manual, Special Report 209, Transportation Research Board, Washington D.C., 2000 and interim Materials on Highway Capacity, NCHRP Circular 212, 1982 OA CoR o :A'[ ' Prepared for Baldwin Arcadia Center LF Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March I9, 20 13 — Page 7 1. introduction Level of Service Analysis and Impacts The City of Arcadia uses the Los Angeles County Department of Public Works traffic study guidelines standards to determine project traffic impacts. For a signalized intersection, a traffic impact is considered significant if the project - related increase in the v/c ratio equals or exceeds the threshold shown in Table 2 below. Table 2 — Thresholds of Significant Traffic impacts LOS* VIC* Project VIC increase C < 0.700 — 0.800 Eauai to or greater than 0.N0 D < 0.800— 0.900 Equal to or greater than 0.020 E and F 0.901 or more Equal to or greater than 0.010 Fre-project LOS and VIC are the LOS and VIC values at an intersection witnout the proposed project traffic. For a stop sign - controlled intersection, the County does not have a significant impact threshold. Thus, the v/c ratio using the ICU methodology was also calculated, and determination of a significant traffic impact based on the threshold criteria for a signalized intersection was applied. Project traffic impacts are discussed in Section 7 of this report. A CC R Prepared for Baldwin Arcadia Center LP I l , T ,: Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2.013 — Page 8 2. Existing Conditions This section documents the existing traffic conditions in the study area, The discussion presented here is limited to specific roadways in the project's vicinity. 2.1 Existing Roadway System A description of the roadways that: are approaches to the study intersections are summarized in Tabie i. Table ' Description of Study Area Roadways Roadway Posted Speed Limit (mph) # Lanes Median TYPe General Parking Restrictions General Land Use NS/ ER SE! WS North Side 1 East Side South Side 1 West Side BALDWIN AVENUE r.. Primary Arterlai North of Duarte Road 30 2 2 Striped NP • Red Curb NP • Red Curb Commercial Betw. Duarte Road and Naomi Ave 30 2 2 Striped 1 Hr Ba.m. to 6p.m, 1 Hr Ba.m. to 6p.m. Commercial South of Naomi Ave 30 2 2 Striped I Hr 9a.m. to 6p.m. I Hr 9a.m to bp.m. Commercial DUARTE ROAD - ? Secondary Arterial West of Golden West Ave 35 2. 2 Striped No Restrictions No Restrictions Residential Betw. Golden West Ave and Baldwin Ave 35 2 2 Striped NP - Red Curb / No Restrictions NP - Red Curb / No Restrictions Commercial / Residential East of Baldwin Ave 35 2 2 Striped NP - Red Curb NP - Red Curb Commercial / Medical Office / Residential GOLDEN WEST,AVENUE,- Collector North of Duarte Road 30 Striped No Restrictions No Restrictions Residentia: Betw. Duarte Road and Naomi Ave 30 ! Striped No Restrictions No Restrictions Retail / Residential South of Naomi Ave f 30 ` I Striped No Restrictions No Restrictions Residential NAOMI AVENUE - Local Road ,West of Golden West Ave f 25 i i Striped No Restrictions No Restrictions I kesioential Elem. Golden West Ave and Baldwin I 25 Ave @ ! 1 Striped No Restrictions 1 No Restrictions Retail / Residential East of Baldwin Ave i 25 i @ I ! l Not Striped No Restrictions No Restrictions Commercial / Medital Office / Residential NP - No Parking Figure 4 illustrates the existing approach lane configurations and traffic controls at the study intersections. Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 9 g Transit Service lines operated by Metro. Table 4 sum Table 4 -- Summary of Area Transit Lines d E E E 0 E W .J r 5 3 u f the vicinity of the p 0 0 ry 0 L LL ion Levels of Service 2.3 Existing In 0 0 L. a n 0 J Y R a 0 E, > O E v a bN •0 5 a ee a ba o_ `o � F v a °J 2 L F - « 0 0 C L 5 c i a n a a QN ea 0 n " a 0 Z cc • 0 Table S — Intersection Performance Existing (2013) Conditions 0 x 0 d a 0 J m m o D 0 G CO 0 ry n 0 0 O x R d E 4 0 J L O U CO 0 m 0 Cr: Study Intersection & Duarte Rd 0 m z KOA CORPORA] If B/W NIMOTA, T1I 3nWJS3MN3U10'.i -r Lane configuration 3M153M 43010f) M PEAK HOUR , \ - 1 t.F 7 17 ---7 prole.'! Location "int, 1S3., .1A0.10`,1 0 E E • / #/ 3.1 Project Trip Gene Table 6 — Proposed Project Trip Generation § fPM Peak Hour In Out Total @ §. , . » 0 . 0 !e Trip Generation Pate Coffee /Donut Shop wia Da,e- Through Window [1] High - Turnover (SIC -Down) Restaurant Proposed Proje -t Trip, Siarbucks Expannon Restaurant r2] Total ,Distribution / OA CORPOF AIION 1 _ 1S3M N AM PEAK HOUR ^ � « i /rr , c, zy / 3.3 Project Trip Assignment 'O 0 0 ®AV NIMD'IV0 CC 0 et; Traffic and Parki G 20 W - W 5 V) , O 0n p m U ik H J 0 » • a. O n 4 Y .a m 1-4 n U in o c o ak Hour 1 LOS Q O Q Q M _ n O o P o 41 0 . a 1ve & Duarte Rd Duarte Rd ■ve & Naomi Ave * Baldwin Ave & Naomi Ave 7 10 — rry m .o 'O 0 0 ®AV NIMD'IV0 CC 0 et; Traffic and Parki G 20 W - W 5 e 0 owl 0 co 0 0.4 co co. 0 te, 17, ."E 0 0 0 E 0 Stie NIAACONeJ 0 3A 1SAM N3Q10, PM PERK HOUR 0 0) t. 0 0 a I 4,2 2 I 0 (1) "r7 0) 0) Conditions a 7 0 L 00 -C a 0 L. 7 S.I Ambient Growth 5.2 Related Projects 5.3 Future Roadway Improvements � 3401030 N30100 0 / s1,7 1 a. L_; \ alil \ �i Ie z■NE. (f) 4u' KOA CoRPORAJ O anV /51 jonOSM,': c■-• 8 „ ij t 0 § I z r-l'. 8 .. E1 1- -- I-, — gl t ET •41 If . — '....,,3` - v = r- z; ',=, ;-- = — ■ F, :624 4 5-:—.T — —- I = =1 Restaurant (New) I R.ni(Navel Restaurant (New) Condominium 1 _ ;11 E U i 1 z — Condominium Church E ' g t-, .Z ' a g ..1. • " a 2 1 91e -950 Arcadia Are 630' W. live Oak Are ntl 1S3M N3O1OO PM PEAK HOUR • r, IiG / a . J . la m� i 1 =f u az l d LL E. 0 O 5.9 Future Without Project Intersection levels of Service Table I 0 — Intersection Performance - Future Without Project PM Peak Hour CO W o V O CT 0 O 0 d 0 O b N V a O P O Study Intersection Golden West Ave & Duarte Rd Baldwin Ave & Duarte Rd Golden West Ave & Naomi Ave' O 0 C 0 v CN b0 0 0 z C. N3C; • • ' • § 5 • - • 5 / .7 5.1 . . e . • r — .5 1 ■ 5 / • (1- 4, 2.7 O 1 CC tot 0 0 u t (Starbucks Expansion) .0 0. o To V 0 0. U1 z• u 0 0 0 0 It) olden West Ave & Duarte Rd Baldwin Ave & Duarte Rd r4 54 2 E 0 = 2 z olden West Ave 9 z c 6. Future With Project Conditions 6.2 Future With Project ( Starbucks Expansion and Restaurant Addition) intersection Levels of Service The proposed Starbucks expansion plus restaurant addition project traffic volumes were added to the future without - project traffic volumes to determine future conditions with the Starbucks expansion plus restaurant addition project. The future with project traffic volumes are illustrated on Figure 15. The traffic analysis worksheets are provided in Appendix D. Table 12 summarizes the v/c (or average delay) and corresponding levels of service values at the study intersections, As shown in this table, all of the study intersections are projected to operate at LOS D or better during the weekday AM and PM peak hour periods, except for the intersection of Baldwin. Avenue and Duarte Road which is projected to operate at LOS E during both peak -hour periods. Table 12 — intersection Performance — Future With Project (Starbucks Expansion and Restaurant Addition) Study intersection AM Peak Hour PM Peak Hour ICU or Delay LOS ICU or j Delay OS Golden West Ave & Duarte Rd 0.494 A 0.634 t3 2 Baldwin Ave & Duarte Rd 0.957 E 0.916 E a 3 Golden West Ave & Naomi Ave * 9.6 A 12.4 B 6 Baldwin Ave & Naomi Ave 0.645 B 0.855 D * Non- signalized intersection. Determination of significant traffic impacts created by the project traffic under this scenario is discussed in the next report section. Prepared for Baldwin Arcadia Center LP f )j.3 Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 30 r- r— ------- ',:0 GOLDEN WES r AVE DUARTE RD NAOMI AVE AM PEAK HOUR BALDWIN AVE PM PEAK HOUR 740 ----. ,,---- 164 --- --.,„ / 60 1 1 1 69, / ,„) i L. (_J:L-j 4 73 1 839---5 1 *0,50 \ .,.. / 10,:. 1 59 122 4 \ 132j 1 L192 ' •-) 4 '-,, \ 7 17 t 4 4F, \ / 193_1 \ / , 1 / 1 52E-, ---742 1 1 404---. - .4--r74---759 il I-7 / \ .., 4 f-, / . / \\, 51 1 1 53 / \ 7T1 1 11'80 / / \ 110E ..,....'• 7/ 8 1 1 1 5.7, .. 7 73 ! I 1 31' / \ / 1 12 ° + 0, ' i ( ____.) , ....... 4 1 7f■-• '') .--101 1 1 66- \ 21 1 i 48 , '' 95 ■• 30 1 \ 1 r: 15 1 0, 178 146 7 1214 LEGEND Project Location 0 Study Imersectior XXX I, Intersection Turn Volume 1034 / 218 1 1 1 250 218 1 77E-, 2 69 1 150 912 __.-------„,, N, / / 19 1 1 1 8 \ , 4 7 's .\, / 102 1 \ "-- L- L_/ / 10? i 4 C2 \ 93----^ 3 -,---C1C2C115. \1 123---= 4 .----124 1 \ / 2 140 -37-4, . 7 •1 4--9-14 / / \\, 2 r7„ / •., 148 ,'' \. 213 1 1 37 j Not to Scale A CORPOR ATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 15 Future With Project (Starbucks Expansion and Restaurant Addition) Traffic Volumes 7. Project Traffic impacts 7.1 Project Traffic impacts - Existing Pius Project Conditions Table 13 provides a summary of the v/c (or average delay) and corresponding levels of service values for the 'Existing' and 'Existing Plus Project (Starbucks Expansion)' conditions. The v/c (or average delay) and corresponding levels of service values for the 'Existing' and 'Existing Plus Project (Starbucks Expansion and Restaurant Addition)' conditions are summarized in Table 14. Traffic impacts created by the project are determined by comparing the 'Existing' conditions to the 'Existing Pius Project' table columns. As indicated in Tables 13 and 14, the proposed project (Starbucks expansion only, and combined Starbucks expansion plus restaurant addition) would not have a significant traffic impact at any of the study intersections under 'Existing Pius Project' conditions. Table 13 - Determination of Project impacts - Existing Plus Project (Starbucks Expansion) Study intersection Peak Hour Existing Conditions Existing + Project Change in ICU Sig impact? ICU or Delay LOS ICU or Delay LOS Golden West Ave & Duarte Rd AM 0.482 A 0.483 A 0.001 No PM 0.618 B 0.619 8 0.001 No 2 Balowin Ave & Duarte Rd AM 0.884 D 0.891 D 0.007 No No PM 0.869 i D 0.870 D 0.001 No 3 Golden West Ave & Naomi Ave * AM 9.5 A 9.5 A 9.5 A 0.426 0.427 0.001 No 0.001 No PM 12.2 B 12.2 B 12.3 B 0.527 0.528 0.001 No 4 Baldwin Ave & Naomi Ave AM 0.592 A 0.597 A 0.005 No 0.005 No PM 0.793 C 0.797 C 0.004 No sea'or., Table 14 - Determination of Project impacts - Existing Pius Project (Starbucks Expansion and Restaurant Addition) Study Intersection 1 Peak Hour Existing Conditions Existing 4 Project Change in ICU Sig Impact? ICU or Delay LOS i ICU or Delay LOS Golden West Ave & Duarte Rd AM 0.482 A 0.483 A 0.001 No PM 0.618 B 0.623 B 0.005 No 2 Baldwin Ave & Duarte Rd AM 0.884 D 0.891 D 0.007 No PM 0.869 D 0.872 D 0.003 No 3 Golden West Ave & Naomi Ave * AM 9.5 A 9.5 A 0.426 0.427 0.001 No PM 12.2 8 12.3 B 0.527 0.529 0.002 No 4 Baldwin Ave & Naomi Ave AM 0.592 A 0.597 A 0.005 No PM 0.793 C 0.808 D 0.015 No .()A COjt PO A I 0 N Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 - Page 32. Prepared for Baldwin Arcadia Center LP 7. Project Traffic Impacts 7.2 Project Traffic impacts - Future With Project Conditions Table 15 provides a summary of the v/c (or average delay) and corresponding levels of service values for the future 'Without Project' and 'With Project (Starbucks Expansion)' conditions. The v/c (or average delay) and corresponding levels of service values for the future 'Without Project' and 'With Project (Starbucks Expansion and Restaurant Addition)' conditions are summarized in Table 16. Traffic impacts created by the project are determined by comparing the future 'Without Project' table column to the 'With Project' column. Tables 15 and 16 indicate that the overall project would not cause a significant traffic impact at any o` the study intersections. Table € 5 - Determination of Project Impacts Future With Project ( Starbucks Expansion) Study Intersection Peak Hour Existing Conditions Future No Project Future With Project Change in ICU Sig Impact? ICU or I Delay i LOS ICU or Delay LOS ICU or Delay LOS LOS Golden West Ave & Duarte Rd AM 0.482 I A 0.492 A 0.494 A 0.002 No A 0.002 PM 0,618 1 B 0.629 8 0.630 , 8 0.001 No 2 Baldwin Ave & Duarte Rd AM 0.884 D 0.950 E 0.957 I E 0.007 No 0.950 E PM 0.869 D 0.912 E 0.913 E 0.00I No 3 Golden West Ave & Naomi Ave ' AM 9.5 I A 9.6 A 9.6 A AM 9.5 A 9.6 A i 9.6 A 0.428 0.429 ■ 0.001 No 0.428 PM R 12.2 B 12.3 B 12.4 8 12.2 B 12.3 B 12.4 I B 0.530 0.531 0.001 ' No 4 Baldwin Ave & Naomi Ave AM 0.592 A 0.640 8 0.645 B 0.005 No 0.645 B 0.005 PM 0.793 C 0.840 D 0.844 1 D 0.004 No Non- signalized intersection. Table i - Determination of Project impacts Future With Project (Starbucks Expansion and Restaurant Addition) Study Intersection Peak Hour Existing Conditions Future No Project Future With Project Change in ICU Sig impact/ ICU or Delay LOS ICU or Delay LOS ICU or Delay LOS Golden West Ave & Duarte Rd AM 0.482 A 0.492 A 0.494 A 0.002 No PM 0.618 B 0.629 B 0.634 B 0.005 No 2 Baldwin Ave & Duarte Rd AM 0.884 D 0.950 E 0.957 E 0.007 No PM 0.869 D 0.912 E 0.916 E 0.004 No 3 Golden West Ave & Naomi Ave '' AM 9.5 A 9.6 A i 9.6 A 0.428 0.429 0.001 No PM 12.2 B 12.3 B 12.4 I B 0.530 0.531 1 0.001 No 4 Baldwin Ave & Naomi Ave AM 0.592 A 0.640 B 0.645 B 0.005 No PM 0.793 C 0.840 D 0.855 I D 0.015 No * Non - signalized intersection. KOA Co Prepared for Baldwin Arcadia Center LP )F Al )` Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19; 2013 - Page 33 8.Access and Circulation KOA conducted a cursory review of the site access and circulation in order to determine if there are adverse impacts to traffic operations both on -site and on the surrounding public roadways. KOA staff observed vehicle and pedestrian traffic movements on site and at the site access points during the weekday PM peak period and the weekend mid -day peak period. The observations included: • Vehicle queuing and delay issues at the site driveways • Traffic impacts to on- street circulation and operations • On -site vehicle and pedestrian conflicts The observations are summarized below. On -site Circulation There are a total of seven driveways including four driveways on Duarte Road and three driveways on Naomi Avenue. A motorist can enter any one of the driveways and exit any one of the other driveways, except for the Duarte Road driveway that provides access to the upper parking level located immediately west of the Burlington Coat Factory and Jo -Ann Fabrics stores. There were no vehicular queuing and delay issues on site. The on -site vehicular circulation appears to be adequate, based on observations. As most motorists parked in close proximity to the on -site buildings, pedestrian activity was highest in the parking areas immediately in front of the buildings. There are speed humps on the three primary north -south drive aisles that extend from the Naomi Avenue driveways to the Duarte Road driveways. These speed humps slow down vehicles and therefore enhance pedestrian safety. in general, motorists were observed to drive at safe and appropriate speeds. Based on observed vehicle and pedestrian activity on site, there were no vehicle- pedestrian conflicts that warrant circulation improvements. At Duarte Road Site Driveways Vehicies that entered and exited the site via the three westerly driveways on Duarte Road did not appear to cause impacts to traffic operations on the public right of way. There were no queuing and delay issues at these driveways. The eastern -most driveway on Duarte Road was more heavily used compared to the other three driveways. The vehicle queue in the eastbound direction was observed to extend pass the easternmost driveway during the weekday PM and weekend peak periods. However, traffic conditions along Duarte Road resulted in delay that was short in duration. There does not appear to be adverse impacts to traffic operations at the driveways. At Naomi Avenue Site Driveways Traffic operations at the three driveways on this roadway were generally adequate. in most cases, vehicles that entered and exited the site did so without any turn conflicts with other vehicles. In a few instances, vehicles were observed to exit the site at the same time that one or more vehicles were entering the site. However, the vehicle queue and delay was short in duration and did not appear to impact traffic operations on Naomi Road or at the nearby signalized intersection at Baldwin Avenue. Prepared for Baldwin Arcadia Center LP N Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) . March 19, 2013 — Page 34 S. Parking Analysis This section has been prepared to 1) document the peak parking utilization associated with the existing site, 2) identify the existing and future code parking requirements, 3) determine the adequacy of the parking supply to accommodate the anticipated maximum parking demand associated with the existing tenants, other tenants that have been approved or could potentially occupy vacant spaces, and the proposed project, and 4) summarize observations of parking demand. ,1 Exirting Parking Utilization s reouested by City staff, parking count data from a previous site parking study was used tc establish a base condition for parking usage for the site. The data inciudes seven consecutive days of counts from Tuesday, August 23rd through Monday, August 29th, 2011. The counts were conducted between 10 AM and 10 PM on each day. The count sheets are provided in Appendix A. As summarized in Table 17, the peak parking utilization was 569 spaces which occurred on Monday between 6 PM and 7 PM. Based on the existing parking inventory of 1,137 spaces, there were a minimum of 568 unoccupied spaces, which is approximately 50% of the supply. Table 17 Parking Utilization (August 20 1 1 ) Time of Day Weekday Weekend Monday 8/29/2011 Tuesday 8/23/2011 Wednesday i 8/2412011 Thursday 8125/2011 Friday 8/26/201 Saturday 8/27/2011 Sunday 8/28/2011 Parking Utilization [I] IOAM 348 375 357 293 408 382 344 HAM 3 434 392 329 468 434 385 Noon 379 414 4C0 396 44? 440 425 IPM 394 417 403 405 44S 487 412 2PM 407 398 388 411 460 511 426 3PM 440 406 432 427 475 537 457 4PM 485 439 45! 473 492 547 466 5PM 507 515 526 518 488 50! 484 6PM 569 551 556 483 509 465 387 7PM 500 516 531 493 458 408 375 8PM 424 480 484 447 388 322 239 9PM 352 374 373 387 317 211 206 Parking Supply (2] 1137 1137 1137 1 1137 I 1137 ( 1137 1137 MinimumNumber of Unoccupied: Spaces 568 I 586 581 ! 619 628 590 653 11] [2] Source: Shared Parking Study For Proposed Concept Cube, Inc. in Arcadia Hub Shopping Center, September 12, 201 , K2 Traffic Engineering, Inc. The parking count that was conducted in August 201 I noted 1.143 on -site spaces. However, there are six spaces that have been eliminated due to the recycling facility located in the parking area north of Pavilions. Thus, there are currently six fewer spaces. or- 1,137 spaces. Appendix C- I shows the existing spaces by parking lot zones. Prepared for Baldwin Arcadia Center LP A .OR Port A 1 ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 35 9. Parking Analysis Parking demand for mixed -use shopping centers has seasonal fluctuations. According to Shared Parking,(2nd Edition) published by the Urban Land Institute (ULI), the peak parking demand for shopping centers occurs in December during the year -end holiday season. Thus, a seasonal adjustment factor was calculated based on the mix of tenants when the parking counts were collected in August. This was done to estimate the maximum parking demand for December. Appendix C -2 contains the seasonal adjustment factor calculations. Based on the calculations, an adjustment factor of 1.38 was applied to the parking utilization data from August. Table 18 provides the estimated parking demand for December, which is based on seasonally adjusted data. As shown in this table, the peak parking demand for December is estimated to be 783 spaces. Based on the existing parking inventory, there is a minimum of 354 unoccupied spaces. Table 18 — Parking Demand for December based on Seasonal Adjustment Factor Time of Day Weekday Weekend Monday Tuesday Wednesday Thursday Friday Saturday Sunday Parking Demand IOAM 479 516 491 403 562 { 526 473 I 1AM 508 597 540 453 644 597 535 Noon 522 570 562 545 610 606 585 IPM 542 574 555 557 617 670 567 21'M 560 548 534 566 633 703 586 3PM 606 559 595 588 654 739 629 4PM 668 604 621 651 677 753 641 SPM 698 709 724 713 672 690 666 6PM 783 758 765 665 701 640 533 7PM 688 710 731 679 630 562 516 8PM , 661 666 615 534 443 329 9PM 484 515 513 533 436 290 284 Parking Supply 1 1137 1 1137 1137 1137 1137 1137 1137 Minimum Number of Unoccupied Spaces 1 354 N 379 1 372 1 424 436 t 384 471 A CORPOR, Prepared for Baldwin Arcadia Center LP Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 36 9. Parking Analysis 9.2 Parking Code Requirements August 201 1 (When Parking Counts Were Collected) Appendix C -3 summarizes the occupied and vacant tenants of the site for August. 201 I when the parking counts were collected, and the parking requirements for the site. Based on the City of Arcadia Municipal Code parking requirements, the occupied tenants require 1,697 spaces. As noted previously, the site has a projected peak demand of 783 spaces, which are 914 spaces less than the number of spaces per code requirement. Thus, the parking code requirements are conservative when parking is shared between land uses. February 2013 Since August 2011, six tenants have beer or will be added and five tenants have vacated. Table provides a summary of the tenant changes since August 201 1. As shown in this table, these tenant changes would require 129 additional parking spaces per City code standards. A summary table that shows the existing occupied and vacant tenants of the site as of February 2013 is provided in Appendix C -4. Tenant Vacancies Table 20 provides a summary of the tenant vacancies as of February 2013. As shown in this table, there are currently four vacant tenant units excluding the two proposed project tenant spaces located at 1227 S. Baldwin Avenue and 733 W. Naomi Avenue Unit A. It should be noted that the potential reuse of these vacant spaces is uncertain at this time. Thus, for the purpose of this analysis, it was assumed that these vacant spaces could be reoccupied with retail use. Based on a parking code requirement of five spaces per 1,000 square feet for retail use, these tenant spaces would require 41 spaces. Parking Demand Anaivsis With Proposed Project Based on City parking code standards, the proposed Starbucks expansion would require 6 spaces and the proposed restaurant addition would require 72 spaces, for a total of 78 spaces. Table 21 summarizes the parking requirements for the project. The parking requirements assume that the proposed land uses operate as stand -alone uses and do not take into account various parking demand reduction factors. For this reason, KOA conducted a shared parking analysis for the proposed uses based on the Urban Land Institute's (ULI) Shored Parking (2nd Edition) methodology. The code parking requirements do not take into consideration that land uses have different peak parking demands throughout the day and that the total demand for the site may in fact be accommodated with less parking supply. In addition, parking demand also fluctuates by weekday versus weekend. Thus, a reduction in parking demand due to fluctuations in parking demand by time of day and weekday versus weekend was applied based on the Shared Parking methodology. Prepared for Baldwin Arcadia Center LP A ( ) R '() f b 1) i r Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 37 Table 19 — Tenant Changes Since August 201 1 Comment 0 U Opened in June 2012 J Open in Summer 2013 Opened in Oct 2012 j c. 0 Opened in Dec. 2012 Opened in July 2012 I Hours of Operation a v i Q d i . Os a i a a 10a - 7p, Su: Apps Only I Oa- 9p,F:10a -Bp,Sa 10a- 7p,Su: 10a -bp '0 0 WI N 0 0 Li. O CI Z Z E 7 — O CO O 00 CO .p Patldnf Spaces Require ri 0 in ri r\ r■ r` 0. — C d CA v1 C in in wt Cer ra Ua. ,etail J lank l C 'n CNI , ill in w Office Restaurant I CC [ Learning Center' ce D r4 O N O O in 2 2 C 'n. 0 e- o 0 eA — N po O CQ . in e ua !ti — r' of er — O" Mornii Bank :a L" O N Tenant ji p u EU cd Y1 Xiang Restaurant [1] Cellular & PC Repair 1 Concept Cube Corner Beauty I 0 Subtotal dress n Ave. n Ave. win Ave. n Ave. 1 Ave., Suite K 1815 W. Naomi Ave., Suite 1 g ar 7 VD C7 c 0 0 V O r 0 0• 0 0 0. c a 0 L E Z OD L ..i 0 W L no C) bum b .0 O a Q o — c -r. > u co L K� K v ry �` L u b 0. r5 NNW 0 U Closed 1 a o 0 U 0 U O. '0 0 1p O 7 VI z !— E O O O c0 CO h CA v1 C in in wt ,etail J lank l fl) 1U IV CC Ce O N O O O .1.. 2 2 C 'n. 0 5 O v im.. — N S — m Mornii Bank :a L" O Z ji p u 11227 S. Baldwin Ave. 1 317 S. Baldwin Ave. 733 W. Naomi Ave., Suite A 733 W. Naomi Ave., Suite K 815 W. Naomi Ave., Suite F Subtotal Net Change 1 C7 c 0 0 V O r 0 0• 0 0 0. c a 0 L E Z OD L ..i 0 W L no C) bum b .0 O a Q o — c -r. > u co L K� K v ry �` L u b 0. r5 NNW 9. Parking Analysis Table 20 — Tenant Vacancies as of February 2013 Unit Address Square Footage Potential Use Parking Code* Parking Spaces Required Vacant Tenants 1201 S. Baldwin Ave. 406 Retail 5 2.0 1317 S. Baldwin Ave. 4,000 Retail 5 20.0 B 815 W. Naomi Ave. 2,280 Retail 5 11.4 F 815 W. Naomi Ave. 1,550 Retail 5 7.6' TOTAL 1 8,236 41 * Number of parking spaces required for each 1,000 sq. ft. GLA Note: Does not include the two proposed project tenant spaces. Table 21 — Parking Code Requirements for Proposed Project Unit Address Square Footage Proposed Use Parking Code's Parking Spaces , Required Vacant Tenants (Project) 1227 S. Baldwin Ave. 7,200 Restaurant 10 72.0 A 733 W. Naomi Ave. 600 Starbucks Expansion 10 6.0 TOTAL, 7,800 78 * Number of parking spaces required for each 1,000 sq. ft. GLA As shown in Tabie 22, the peak total parking demand for the site with existing tenants, 125 additional spaces due to tenant changes, 41 spaces for vacant units, and the proposed Starbucks expansion but without. the proposed restaurant addition is projected to be 956 spaces, which would occur between 6:00 PM and 7:00 PM on a weekday. There would be at least 181 surplus spaces throughout the day. Therefore, the existing parking supply is adequate to accommodate the additional parking demand of the proposed Starbucks expansion. Similarly, Table 23 shows that the peak total parking demand for the site with the proposed Starbucks expansion and restaurant addition is projected to be 997 spaces, which would occur between 6:00 PM and 7:00 PM on a weekday. There would be at least 140 surplus spaces throughout the day. Therefore, the existing parking supply is adequate to accommodate the additional parking demand of the proposed Starbucks expansion and restaurant addition. it should be noted that the peak site parking demand of 956 spaces with the proposed Starbucks expansion and 997 spaces with the proposed Starbucks expansion and restaurant addition are for peak December conditions. The peak site parking demand during the non - December period would be 742 spaces (569+129+41+3) with the proposed Starbucks expansion and 783 spaces (569+129+41+3+41) with the proposed Starbucks expansion and restaurant addition. 0A( .) i')11 Prepared for Baldwin Arcadia Center LP t Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 39 7 u V 1- 0 0 Id t iii g ?,,,-' eeee z,,= eeee 00 0 00000000 0-- co 0-, „.. a, ,r) •c.. et r- op co cc, to t-- o E ca Z Z c! c? g g 0 8 8 8 8 8 8 a = A3 - Ai ,:-: 4: ,.;-; ..33 ,::„ 6 tr■ Wkdy Fk Demand Ratej4J Lei - ▪ Os 3.0 C3 Cf OD •44- el 0 L.r, 0, 3.0 h 0 co •cr st • rn el hi m i; .42 E a. in -. en en rn en en en en en I, , In . . . . . , TOTAL SHARED PARKING DEMAND' en hi .0 fd, r4 CO 0 - .0 - h h 401 0 0, - on h et- N. It 4.0 on , .0 30 .0 h h 13-. CO CO of CO h NCI . 2 I, 3 Proposed Star bucks Expansion 4- v- V' r, N r4 en el en en en Vacant Tenants ,e- sr et NZ- NI- sr 30 .2- .7- V- V' 74 E c 5 a, = I- u 0. 0. 0'. Cr. Os 0.3 re 0' Of as 03 r4 el hi el el N el el el el IN As of December 2411 0, CO r4 el 0 ‘0 CO CO en OD h 0 hi .4- f0 0 *0 Os CO CO CO CO C in Lef , an .0 .0 .0 h. .0 v't sr Time of Day Z a E .$ g 0,$ g 88 g88E q Z o e' r%; v '0 •;::; 0 co co; o• • - 1 4intinelsakil 0 c. c'-'-,.„ eeeee z,(7 e e 0) 0 . 0 0 0 0) 0 . v- ..:,- 0) 1,- 0. 0 M g 8 - n. en in4 co , 0- m on 30 a, Z E h. en - - ,I• ..; 43 0...: 00' Yvkend Pk Demand Rate[4] ft, fel ol el 0 .0 m - fo .40 rs4 44- h IN ni m N el e4 N 4/1 •1:■ TOTAL_ SHARED Site PARKING Parkin P' o 04 en rl h P.'s n. en in4 co , 0- m on 30 a, 0-- of 0- 0.. (0 h. en - - ,I• h. m flIe N. err. 4-- on NI- yr, 0' 0- en NC ... CIL h en .0 -, r... on on N - so ■-- en r4 sp .4.- rn) 2 Proposed Starbucks , In .0 1.41 V- (-4 m V- m 'I- NI- r4 1 Vacant Ice NI- N4- Nt N. Ve Ift 31/- NI- IV- 30 -a- :4, E c 5 10 x 0.. U 0. IN O. r.4 0 0. 0 .0 NNNN 0. e4 0. Ce Of M Nr•INN As of December 2011 .0 el on h 0, 141 NO 0 so 0 0.. ‘15 M 0 03 0, en h m of h 0 11, .0 0 V. 30 n4 .0 (41 In Nr 31- 0 0, h ,t) t 1- II' P ... , .i c, 9 ;. 0 9. - -. E E ........ Z 8 Ai ,...; _ .. 4 ,i 45 rz: io 6: Table 23 o Shared Pa a ,o 03 C' Si Pr> Lf4 ‘4 Of2. E 2 2 '2 7 E CI qt 9. 80E82E888F T.( ,... ..,, .. ai LI e- ren p . 4 00 0 a) 0' 0 4 0 h h h rn sa ,1 en en en al IN eee E 1± t I en IL. LO en en en en rn en on en en en rn 147 AL gFIARED PAflt I4G DEMAND 696 728 747 762 757 80i 843 909 197 902 798 687 : t 0 t / i t i i 14 . 4- e4 o 11 71 1116. g •I h al en ...z ::,4-' -.... ..-.,... ; 5 . .,, , , A h h 1.4 en en en en en c__ V Mr ner nel- .re 4 4 4 14 V- « C 5 f4 ed h h 0 = i'^ U eV ,4 r. ed 14 h P.1 1. ... I o CI CO C 'fr Ft 0 C E 00 Ct 0 5 0 4 0 t E, ...z ::,4-' -.... ..-.,... 4,' ?,!..' ,-,-?. .?-• ..,- c- .- - 4 a 0 10 '4.--: CC 10 4 4 cr, 1-- rn 10 er1 CO ar. 4 ,5 5 i 0 7. 0 , en en al ai h — ea rd h en . . Z b i Y 6 E z 5 9 5 S 9. Parking Analysis 9.3 Parking Demand Observations KOA staff conducted a cursory review of the parking demand on the site as well as along Naomi Avenue during the weekday and weekend peak parking periods. The observations are summarized below. On -site Parking Demand Parking Zones A and B as shown in Appendix C-1 are the most heavily utilized parking areas on site. Parking Zones D, E, and F (upper level) are the most under - utilized lots. These observations are consistent with the parking utilization counts from August 201 1. in order to assess whether there is a parking impact in Zones A and B, KOA staff observed the locations where patrons parked and the businesses that they were walking to and from. For example, patrons who visited LA Fitness generally parked in Zones A and B which are the closest parking areas to the store entrance. Some LA Fitness patrons parked as far as the western portion of Zone B. There were no LA Fitness patrons parking on Naomi Avenue, based on observations. Patrons visiting the tenants at 733 W. Naomi Avenue generally parked in Parking Zone E. A few patrons parked in the upper and lower levels. Patrons visiting Pavilions and the tenants at 815 W. Naomi Avenue generally parked in Parking Zone C and in the eastern side of Parking Zone D. There was an ample number of parking spaces in Zone C. Parking Demand on Naomi Avenue The parking demand on Naomi Avenue adjacent to the site was approximately 25% to 50% of the on- street capacity during the peak periods. It should be noted that unoccupied spaces were availabie on site such as in Parking Zones B, C and D. Some or all of the on- street demand could be generated by the residential uses on the south side of Naomi Avenue. The project site demand did not appear to create any impacts on Naomi Avenue, based on observations. KOA CORP ( A'1 Prepared for Baldwin Arcadia Center LP )' Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 42 10. Recommended Mitigation Measures As discussed previously in Section 7, the proposed Starbucks expansion and restaurant addition are not anticipated to result in a significant traffic impact at any of the study intersections. Therefore, traffic mitigation measures at the study intersections are not required for this project. Based on observations, the traffic volumes on the site driveways along Naomi Avenue are used more heavily than the driveways along Duarte Road. Since most of the store frontages face the inside of the shopping center which is where most of the on -site parking spaces are located, some patrons may not know that there is also parking available on the lower and upper levels next to Burlington Coat Factory. Furthermore, there is a high demand for parking in the easternmost portion of the site. Some of the spaces in this parking area have time restrictions, which are intended for short -term parking. The following signage improvements are recommended to enhance awareness of parking availability in the lower and upper parking levels located adjacent to and east of Burlington Coat Factory. improvements are also recommended to shift the parking demand from the easternmost portion of the site to the lower and upper parking ievels. The installation of wayfinding signages on the site is recommended in order to inform and direct patrons to park on the lower and upper levels where parking capacity is underutilized. New signage could be installed at the lower and upper level site driveways on Duarte Road to inform patrons that they can enter the site from these access points and that there is parking available on the lower and upper levels. New signage is recommended to inform patrons that time restrictions are enforced in the parking area located in the easternmost portion of the site and that additional visitor parking is available in the northern portion of the site (i.e. lower and upper levels). k should be noted that some of the spaces in the easternmost parking lot area do not have time restrictions. it is recommended that additional observations be conducted in this parking area after the opening of the two new restaurants at 1227 and 12.71 Baldwin Avenue. The conversion of all spaces in the easternmost lot into time - restricted spaces could be considered to further encourage the use of parking spaces in the bower and upper levels. Figure 16 illustrates the locations where this wayfinding signage could be installed. In addition, employees are currently required to park in designated areas within the site. The designated areas are located in parking areas that are underutilized including the upper level, spaces located north and west of Pavilions, spaces located west and south of the 815 W. Naomi Avenue buiiding, and the spaces within Zone C that are immediately adjacent to Naomi Avenue. There were parked vehicles in these areas during the peak periods, based on observations. In order to enhance the effectiveness of the employee parking requirement in designated areas, the following items are recommended: ▪ The installation of wayfinding signages on the site is recommended in order to inform and direct employees to park in the designated areas. See Figure 16 for locations where wayfinding signages could be installed.. • Site management should regularly post maps to remind tenants that their employees must park in the designated employee parking areas, as new employees are hired that may not be aware of this requirement. Prepared for Baldwin Arcadia Center LP )R !' AR Al )o) y'' Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) " E March 19, 2013 — Page 43 10. Recommended Mitigation Measures Managers of the on -site stores should be asked to log employee vehicle models, colors, and license plate numbers, to be provided to the site management. Uniformed security guards or other site staff should continue to monitor and enforce the employee parking restrictions. k a .` ? . xa R, 7. l Prepared for Baldwin Arcadia Center LP Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 44 0 .swavaaa.m 111■111■N ■•■■•11r .1/■•••••••M 3201SOM Maaa■MISSM N•••■=. 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LG° o ti H I t O A 2 a v L H t U a U ‘7, L N c U 9 gl • ¢ a d pp U c w w o hL- � 09-17d H Traffic Impact at CMP Arterial Monitorin¢ YI 0 b d E E 0 u E U1 1RPOR,i11ON.nA Fr fe d 7U: CA12 5210_001 Prefect 10: CA12 5210_001 EEEEEEEE g 41 8 1<.i.T,ET,UE Froject ID: C412_57.10 (r? E E E E E E E E 84R'"gt!IR'P^ 1 City: Cary of Nca Sa 2.". = 72. 8 `41 8 8 Ft 4! PtONATD: CA12 5210_0^4 f 5= 0 APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Comer of Duarte Rd and Baldwin Ave Arcadia Date 8/23/2011 By M.B. Day Tuesday Weather Sunny ZONE A B C D E F G Used Available CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 35 115 107 10 15 19 74 375 768 11:00 AM 53 105 123 21 15 25 92 434 709 12:00 PM 52 87 104 24 16 31 100 414 729 1:00 PM 55 78 114 22 11 25 112 417 726 2:00 PM 45 84 97 24 14 28 106 398 745 3:00 PM 44 90 109 23 15 25 100 406 737 4:00 PM 44 105 128 25 17 24 96 439 704 5:00 PM 67 152 133 31 16 14 102 515 628 6:00 PM 83 188 130 30 14 2 85 551 592 ' 7:00 PM 82 187 118 27 9 20 73 516 627 8:00 PM 79 181 107 25 i 4 20 64 480 663 9:00 PM 68 165 92 24 1 2 22 374 769 Min. Available Space 15 _ 51 168 27 40 179 70 592 Fewest space available at 6:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Corner of Duarte Rd and Baldwin Ave. Arcadia Date 8/24/2011 By M.B. Gay Wednesday Weather Sunny ' ZONE A B C D 5 F G Used Available CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 31 120 93 8 18 18 69 357 786 11:00 AM 35 103 94 17 18 27 98 392 751 12:00 PM 43 92 114 20 15 27 97 408 735 1:00 PM 58 95 100 20 12 19 99 403 740 2:00 PM 39 88 95 23 18 27 98 388 755 3:00 PM 45 95 106 22 19 22 123 432 711 4:00 PM 42 106 118 19 19 24 123 451 692 5:00 PM 58 150 132 30 19 21 116 526 617 6:00 PM 77 190 132 31 13 20 93 556 587 * 7:00 PM 81 191 119 28 8 20 I 84 531 612 8:00 PM 79 178 109 28 3 17 70 484 659 9:00 PM 68 159 95 25 1 5 20 373 770 Min. Available Space 17 48 167 27 _ 38 183 59 587 Fewest space available at 6:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Comer of Duarte Rd and Baldwin Ave. Arcadia Date 8/25/2011 By M.B. Day Thursday Weather Sunny ZONE A B C D E F G Used Available CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 39 74 70 15 6 13 76 293 850 11:00 AM 40 82 80 I 16 7 _ 13 91 329 814 12:00 PM 47 89 114 16 8 22 100 396 747 1:00 PM 41 90 124 18 8 16 108 405 738 2:00 PM 45 108 123 21 12 18 84 411 732 3:00 PM 41 106 123 20 13 23 101 427 716 4:00 PM 40 120 149 1 25 12 17 110 473 670 5:00 PM 69 143 130 24 6 27 119 518 625 ' 6:00 PM 72 162 10: 2' 5 19 95 483 660 7:00 PM 84 183 98 17 3 23 85 493 650 8:00 PM 70 169 109 22 1 4 10 6:, 447 696 9:00 PM 51 147 114 32 2 8 33 387 756 Min. Availabie Space 14 56 150 26 44 , 183 63 4 625 Fewest space avaidab a at 5:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Comer of Duarte Rd and Baldwin Ave. Arcadia Date 8/26/2011 By M.B. Day Friday Weather Sunny ZONE A B C 0 E 1 F G Used Availabie CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 37 141 90 12 20 I 23 83 408 735 11:00 AM 43 129 124 19 20 33 100 468 675 12:00 PM 52 111 119 2C 18 26 97 443 700 1:00 PM 57 91 122 20 21 26 111 448 695 2:00 PM 48 92 126 25 21 29 119 460 683 3:00 PM 43 96 127 21 21 30 132 475 668 4:00 PM 51 108 136 26 21 25 126 492 651 5:00 PM 38 123 143 27 24 23 110 488 655 6:00 PM 78 151 125 32 19 21 83 509 634 ' 7:00 PM 87 127 109 28 10 17 80 458 685 8:00 PM 87 112 93 20 5 20 51 388 755 9:00 PM 65 1 97 89 18 3 4 41 317 826 Min. Availabie Space 11 88 156 26 33 177 _ 50 634 * Fewest space available at 6:00 pm APPENDIX C. PARKING SURV E1` P6090 - Arcadia Hub Park'ng Study Southwest Comer of Duarte Rd and Baldwin ZONE A 8 CAPACITY 98 239 10:00 AM 41 114 11:00 AM 45 120 12:00 PM 40 103 1:00 PM 46 98 2:00 PM 54 103 3:00 PM 50 111 4:00 PM 50 115 5:00 PM 56 109 8:00 PM 70 104 7:00 PM 61 108 8:00 PM 9:00 PM 60 69 44 18 Min. Available Soace 28 119 • Fewest space available at 4:00 pm we, Arcadia 1.7 Date 82&2011 by Y.W Day endaw Weather Sunny SATURDAY 0 DE B F G Used Available 299 58 57 210 182 58 1143 104 15 18 23 67 382 761 119 21 13 33 83 434 709 121 26 16 29 105 440 703 151 27 16 33 116 487 656 141 33 21 26 133 511 632 156 32 18 27 143 537 606 155 35 19 29 134 547 596' 156 38 15 21 li 108 501 642 137 33 12 16 93 465 678 110 I 30 5 13 81 1 408 735 99 20 4 14 56 322 821 76 21 1 12 39 211 932 134 22 36 177 39 22 596 APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Comer of Duarte Rd and 8aldunn Ave. Arcadia Date, 0/28/2011 By Y.W. Day Sunday Weather Sunny ZONE A B C 0 E F G Used I Available CAPACITY 98 239 299 58 57 210 182 11i3 10:00 AM 25 106 105 17 9 22 1 60 344 799 11:00 AM 23 115 115 17 1 9 22 1 88 389 754 12:00 PM 40 108 100 23 8 26 120 425 718 1:00 PM 46 76 108 20 8 19 135 412 731 2:00 PM 54 76 119 21 9 22 125 426 717 3:00 PM 51 90 124 27 9 33 123 457 I 686 4:00 PM 48 98 132 32 _ 12 27 117 466 677 5:00 PM 50 118 138 32 11 22 113 484 659 ' 6:00 PM 50 113 102 _ 26 2 9 85 387 756 7:00 PM 71 106 100 25 0 1 72 375 768 8:00 PM 46 63 80 25 0 0 25 239 904 9:00 PM 42 31 83 26 0 1 0 24 206 937 Min. Available Space 27 121 161 26 45 _ 177 47 _ 659 ' Fewest space avaitab e at 5:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Corner of Duarte Rd and Baldvmn Ave Date 8/29/2011 By Y.W. Day Monday Weather Sunny ZONE A B C 0 E 5 G Used Available .� CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 37 87 99 16 7 26 76 348 795 11:00 AM 44 90 101 17 11 30 76 369 774 12:00 PM 49 88 95 18 11 30 88 379 764 1:00 PM 47 90 107 20 10 25 95 394 749 2:00 PM 47 89 115 20 15 21 100 407 736 3:00 PM 43 114 109 28 _ 14 28 104 440 703 4:00 PM 48 142 132 28 14 31 90 _ 485 658 5:00 PM 58 145 146 3^ 15 29 _ 83 507 636 6:00 PM 75 176 1887 27 17 10 77 , 569 574 • 7:00 PM 76 195 113 26 z 15 65 500 643 8:00 PM 76 161 88 26 4 18 51 424 719 9:00 PM 69 147 75 28 24 352 1 791 Min. Available Space 22 44 1 "2 27 40 r 179 78 574 Fewest space available at 6:00 pm t AM PEAK HOUR % 0 ��� 94 / fi 1� �\ 251 1 c \ / 26 t f 36_ 1 2 ,_---6 0 i s ° n. 1-27 j 1 1 r3 I 1 6 �/ \ 7 1 �� ° 15C \ 5 \ 7 / 3 i LEGEND Project Location Study Intersection Intersection Turn Volume PM PEAK HOUR (/ °J I 'LI ° i i`? 26 V 1 22 I 7_—� 2 ° 4 a / w y / `� / ° \ :III, i / 122 i 15 1 6 A X14 40 ° Not to Scale BOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Appendix B Total Related Project Traffic Volumes APPENDIX C Shared Parking Analysis Prepared for Baldwin Arcadia Center LP OR PO Al ( ° ' Traffic and Farking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Appendices r 117v 4 II m . ti M Hr w.3F LEVEL CEROJND L F(210): 1 VEL =G12 ) 0¢ G ((Illillllu�� n MINIMUMIE T mwrcoma MENISMMIL --= T® m••■rmse r1=i7om o r < 1 +aa +Frawacann Frrannsed Starbur'<sI 1111111111111 IIIII1I11111r 1111111111111 11111111111.1„, aE 8233! «' ofj11111l11111 I IIIIII /MI rh 111111111V1 111l11111111I- 1111111111111) IIIIII11111IIt_III11I1I1II!, c11111111111i1 '111111111V11!¢�f `.11111VIVIV11J11111111111V1 S Immo E •E o 1 iII[flI i1(1I 1�� 711111 III1111VlI���IICIIVIVIVhl�1 III ! 111111�Ir I 1 111111 V l 11�1� 11111111111J11111V1111Th CC299j 111111111161 11111111111I 111111111111., 1111111111011_ 11111111111n 11101011111I7 1111101011IDII11I1III11 J 11111111111 11111111111 ri 11111110111 1111111V111 Nam Legend A(#) = Area "A" with # parking spaces z' L KOA CORPOR ,T ION 1IdEi.I::,;F Traffic and Parking Study for Arcadia Hub Shopping Center Appendix C-1 Parking Lot Zones APPENDIX C -2 Land Use August [a) December [b] Factor [c] = [b] /[a] Size (Sq. Ft.) [d] Parking Code * [e] Parking Space [f) _ [d) /1000 x [e] Parking Percentage [g) Weighted Average [h] = [c] x [g] Retail 69% 100% 1.45 181.533 5 908 53.5% 0.77 Supermarket 69% 100% 1.45 62,390 5 312 18.4% 0.27 Fitness Center 70% 90% 1.29 43.000 7 301 17.7% 1 0.23 Restaurant 99% 100% 1.01 760 5 4 0.2% 0.00 Restaurant 99% w 100% 1.01 9,850 10 89 5.2% 0.05 Bank 95% 100% 1.05 13,940 4 56 3.3% 0.03 Optometry 95% 1 00% 1.05 1.550 5 8 0.5% 0.00 Dental Office 95% 100% 1.05 1,550 6 9 0.5% 0.01 Office 95% 100% 1.05 760 4 3 0.2% 0.00 School 100% 100% 1.00 1.550 5 8 0.5% 0.00 Total 315.883 1,698 100% 1.38 * Number of parking spaces required for eac 1,000 sq. tt. GLA. Prepared for Baldwin Arcadia Center LP Pt PO R A 1() t Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 - Appendices ARCADIA HUB SHOPPING CENTER APPENDIX C -3 Existing Tenants (August 20 I) Address Existing Tenant S. BALDWIN AVE, 120IA 1201B 1201 1205 1207 1215 1225 1227 1229 1271 1309 131 IA 13118 131 IC Burlington Coat Factory Burlington Coat Factory VACANT Jo-Ann Fabrics Yamaha Square Footage Use Parking Code" Parking Spaces Required KOA CORPORATION Hours of Operation 100,491 Retail 5 502.5 26,000 Retail 5 130.0 406 5 2.0 M-Sa: 10a • 9p, Su: I la • 7p M -Sa: I Oa • 9p, Su: 1 la • Ip Ann Karen Spa VACANT Tuesday Morning Bank of America VACANT First Commercial Bank Orchid Thal Cuisine Yong Dong Tofu House VACANT 1313 VACANT 1317 Tomato Bank 1325 L.A. Fitness 733 W. NAOMI AVE. A B C Nall Salon 15,000 3,535 12.500 3,275 7,200 5.857 20,800 4,083 2.800 2,000 760 4,814 4.000 43.000 Retail Retail Retail Retail Bank Bank Restaurant Restaurant Bank 5 5 5 5 5 4 5 4 10 10 5 5 4 Fitness Center 7 Starbucks [I] AT &T D Smoke Shop E Boutique No. 5 F (Rancho Shoe & Vacuum Repair G H ) Subway [2] Sparks Hair Salon Real Estate Agency VNi Hair Salon K Dry Cleaners L Vitamin Maken M C Herbs N Morning Glory 745 W. NAOMI AVE. 600 950 665 760 564 940 760 760 760 760 750 787 740 75.0 17.7 62.5 16.4 36.0 23.4 104.0 M -Sa: 9a • 9p, Su: 10a - 6p M -F: 10a - Bp, Sa: 9a - 7p, Su: 10a - 6p Daily: 9a - 9p M-Sa: I0a - 7p. Su: noon - 6p M•F: 9a • Sp 16.3 M -Th: 9a - 4p, F: 10a - 6p, Sa: I Oa - I p 28.0 Daily: 10:30a - IOp Daily: 1 In - 9:30p 20.0 3.8 24.1 16.0 M -Th: 9a - 4:30p, F: 9a - 6p, Sa: 10a - I p 301.0 M -F: Sa - midnight, Sa -Su: Ba - bp Retail 5 3.0 Tu -Sa: 10a - 7p Restaurant Retail Retail Retail Retail Restaurant Retail Office Retail Retail 10 5 5 5 5 5 5 5 5 Retail 5 Retail 5 741 Retail Pavilions 62,390 Supermarket 5 815 W. NAOMI AVE. A B CID E F G H 1 )- I K L Taisho VACANT Jenny Craig Beauty Supply Cebular/Tmobile AU79 Hair & SkinCare VACANT Time Warner Time Warner Young's Optometry Eric To Dentistry M Mission Renaissance Art TOTAL (OCCUPIED TENANTS) TOTAL (VACANT TENANTS) 1,550 2,280 2,400 1,550 1,550 1.550 1.550 1,550 1,550 140 1,550 1.550 1,550 315,883 33,885 Restaurant Retail Retail Retail Restaurant Retail Retail Retail Optometry Dental Office School 9.5 !Daily: 5:30a - 10p 3.3 Dally: 10a - 8p 3.8 Daily: 9a - Ip Daily: 1 la - 7p 2.8 4.7 3.8 3.8 3.0 3.8 Daily: 8:30a - 6:30p M -F: 7a - Hp, Sa •Su: 7a - IOo M: I I a - 7p. •Sa: I0a - 7p, Su: I I a - 2p Daily: 10a . 5p M-Sa: 9a - 7p, Su: 9a - 2p M -F: 9a - 7p. Su: 9a - 4p Daily: 9a • Ip 3.7 Daily: 10a - 6p } 3.7 IM -F: 9:30a - 6p, Sa: 1 la • ip 3.8 3.9 10 5 5 5 I0 5 5 5 5 5 6 5 312.0 M -F: 8a - 9p, Sa -Su: 9a - 6p 15.5 Daily: 1 la - 9p 11.4 12.0 M -F: 8a - 8p, Sa: 7a - ip, Su: 8a - 2p M-Sa: 10a - 7p, Su: Ba - 2p M -Sa: 1 Is - 7:30p F•Sa: 9a - la, Su•Th: 9a • 12:30a 7.8,,M-Su: IOa - 1p 7.8 7.8 15.5 7.8 7.8 0.7 7.8 9.3 7.8 1,697 170 M -F: 9a - 6p, Sa: 9a - Sp M-F: 9a - 6p, Sa: 9a - Sp M-Sa: 10:30a - 7p, Su: 10:30a - 6p Daily: 9a • 6p M -F: 3p - 7p, Sa: 9a - 5p, Su: I i a - 4:30p ' Number of parking spaces required for each 1,000 sq. ft. GLA Note: Existing tenant and vacancy information based on Shared Parking Study for Proposed Concept Cube, Inc. in Arcadia Hub Shopping Center, K2 Traffic Engineering, Inc, September 12, 2011. (1) Based on field observation, the existing Starbucks has a total of 17 seats Including 1 I Indoor seats and 6 outdoor seats. The parking code requirement of I( spaces per ksf for restaurant use with more than 12 seats was assumed. [2) Based on field observation, the existing Subway restaurant had no available seating inside, but there were 7 seats outside. The Subway restaurant was approved to be limited to nine seats or less. The parking code requirement of 5 spaces per ksf for restaurant use with not more than 1,500 square feet and /or with up to 12 seats was assumed. KOA CORPORATION APPENDIX C -4 ARCADIA HUB SHOPPING CENTER Existing Tenants (februar)i 2013) Address 1 Square Existing Tenant Footage 5. BALDW N AVE. 120IA 120113 1201 Use Parking Parking Spaces Coder Required Hours of Operation Burlington Coat Factory 100,491 Rattail 5 502.5 M -Su: 10a - 9p, Su: 10a - Bp Burlington Coat Factory VACANT 26,00D Retail 5 130.0 M -Sa: I0a • 9p, Su: I0a - Bp 406 5 1205 lJo •Ann Fabrics 1207 !Yamaha 1215 !Ann Karen Spa Re -Max VACANT (Bank of America IV Xiang Restaurant t13 IFIrst Commercial Bank !Orchid Thal Cuisine 1225 1227 1229 1271 1309 131If 13110 1311C 1313 1317 1325 'Yong Dong Tofu House Celluiar & PC Repair ,Concept Cube VACANT LA. Fitness NAOMI AVE 15,000 Retail 5 2.0 75.0 M -Sa: 9a - 9p, Su: ISa • 6r, 3,535 12.500 3.275 Retail 5 Retail Office 4 17.7 LM -F: 10a - Bp, Sa: 9a - 7p. Su: 10a - 6p 62.5 'Daily: 9a - 9p Daily: 9a - 6p 13.1 7,200 5,857 ` Bank 5 36.0 15.000 Restaurant 4 10 4,083 bank 2.800 Resta urant 2,000 Restaurant 760 Retail 10 10 4.814 Learning Center 4.000 5 23.4 M -F: 9a - Sp 50.0 To be open Summer 1013 16.0 ,M-Th: 9a - 4p, 9: 10a - 69, Sa: 10a • i p 28.0 IDaily: 10:30a - 10p 20.0 (Daly: 1 It • 9:30p 3.8 Not Availabie 43,000 I Fitness Center . 7 17.0 11-9: 3p - 10p. Sa -Su: 9a - 7p 20.0 301.0 11.4-F: Sa • midnight. Sa -Su: Ba • Bp A VACANT F. 'Starbucks 950 C ;AT&T 665 D Smoke Shop E boutique No .5 564 F (Rancho Shoe & Vacuum Repair 940 Subway Sparks Hair Salon Real Estate Agency Vivi Hair Salon 760 Kerner Beauty 750 787 Retail Restaurant 10 Retail 760 Retail Retail Retail 3.0 9.5 Daily: 5:30a - 10p 3.3 ire -F: 10a - Bp. Sa: 10a • 7p, 5u: 2a - ep 3.8 M -Sa• 9a - 7p 2.0 Daily: 11:30a - 6:30p 760 Restaurant 760 ketall 760 Office Retail Vitamin Meken C Herbs t FedEx [31 OM; AVE. Retail 740 Itetali 741 ketall M -F 8:30a - 6:30p, Sa 9a - Sp 3.0 M -F. 6a • 10p, Sa -Su: 7a • 10p M: 1 la - 7t, W -Sa: 10a - 7p, Su: 1 Ia • 2p 3.0 Daily: 10a - Sp 3.8 M -Sa: 9a • 7p, Su: 9a - 2p 3.0 7u -Sat: I0a - 7p, Su: Appt On 3.9 Daily: I0a - 5:30p 3.7 IDaiy: 10a - 69 3.7 111.9: 9:30a - 6p. Sa. 1 It - Sp IFavilrons 1'31 Y W. NAOMI AVE . A tiashoken [3] B VACANT CID fenny Craig 62,390 ( Supermarket 1 311.0 IM •F: bat - 9p, Sa -Su: 9a - bp 1,550 ( Restaurant 10 2.280 1 2,400 Retail 5 E Beauty Supply F VACANT G AU79 14 1 J -1 K 1.550 I.550 1.550 Retail 5 Restaurant 10 Hair & SkinC are GNC 1.550 Retail 5 Time Warne. 1.550 1,550 Retail Retail 5 5 10.5 ISu -Th: 11:30a - 10p. F -Sa: 11:30a - 1 ip 11.4 M: 8a- 7p,Tu:Eia- Sp.W:9a 6p.Th:9a -Jp, 96a- 12.0 I2p,5a7a- ip.Su:Ba -Ip 7.8 CM -Sa: 10a - 7p. Su: Ise • Sp 7.8 I 15.5 IF -5a 9a • Ia, Su -Th: 9a - 12:30a 7.8 IT u -Th: 10a - 7p, F -Su: 9:30a - Ip 7.8 IM -Th: I Oa- 9p,F:IDa- Bp,Sa:l0a- 7p,Sua Oa- rp 7.13_1M-E: 9a - 6p, Sa: 9a - Sp Time Warner 140 Petal 0.7 IM -F 9a - 6p, 5a 9a - Sp Young's Optometry 1.550 Optometry L Eric To Dentistry Office Art { Mission Renaissance (TOTAL (OCCUPIED TENANTS) 'TOTAL (VACANT TENANTS) TOTAL (PROJECT TENANT SPACE) 1.550 Dental 1.550 School 327,932 1 8.236 7,800 6 5 I 1826 7.8 M -W:I 0:30a -7 p,Th: l p- 6p.F- Sa:10:30a -7p, Su:10:30a -6p 9.3 Daily: 9a - 6p 7.8 M -F: 3p - 7p, So: 9a - Sp. Su: 1 Is - 4:30p 41 39 * Number of parking spaces required for each 1.000 sq. ft GI.A Notes: • The types of exlsdng tenants and vanncy units based on field observations by KOA staff on February 6. 2013. The land uses in bold depict changes in tenant space since August 2011 The hours of operation were updated based on Geld observation. For tenants that 66 not post business hours. the operating hours from August 2011 were assumed. [13 The restaurant would occupy 15.000 square feet. The remaining 5,800 square feet would be unused basement space. The restaurant is expected to open in Summer 2013. [23 According to the Shared Parking Study for the Proposed Concept Cube, inc. prepared by K2 Traffic Engineering, the facility has a maximum capacity of 30 students and is estimated to have 7 staff. The Coy parking code requirements for land uses with students of high school age or older are I space per employee plur. I space for every 3 swaent,. [3] Changed names or ownership. APPENDIX D intersection Level of Service Worksheets COR POR AT ' Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 201 3 - _Appendices Prepared for Baldwin Arcadia Center LP EXISTING CONDITIONS Prepared for Baldwin Arcadia Center LP ) A ( ) , POR A t'. ) N Traffic and Parking Impact Study for Arcadia ub SSh2iing e 01 ppi Center e (v2) — 44 rJ m w * • _ - _ 4' 4 0 0 0 \o 00000 0 10 0 0 U1 0 0 CO 4' h 0 * 4 IS O 0 0 0 0 0 0 0 0 0 0 0 0 71 h 0 4 4 d' >( C! 4 '0 'O 0) N 4 k m ro 1-1 N 0 n N tV 4 N rlU 01 0 h 0 4 4 4 4 • X an 0 p 0 0 O O O 1N N'' r•-• Y 4 0 aN 0 C 0 0 d T O 0 N± H O 4 # N# U 0 01 0 ,y u N .i N 0 .l N 0 4 4 > # 5 al N 0 I _> * * b 44 f1 00 M 0 0 0 0 M 0 M O 0 M O O O O 01 11 4 d' 0 a* 0 0 d' 4' 0 O 71 0 0 0 0 0 m# % R: a T N N N N N O 40 r4 N r1 0 ~ r .4 -1 0 4, C k .. 4 a) - - - 4 14 k 1) - - - a) * * • • .0 44 0 0 in 0 In 0 0 10 O u; 0 0 1n 0 0 Cn M 4 4 - al N a O N 0 Vl 0 0 1. 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Prepared for Baldwin Arcadia Center LP Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 20 I 3 — Appendices 10:05:06 Fri Feb 15, `0 Cn 01 G 4) X N m C m 'd 0 a1 • IJ 0 ro -14 4-1 0 11 44 U 7 45 0 N 4) 0 F U CU N •-1 >1 ✓ 0 is 4 1.4 40 C P, a CD •U v `• 01 00 G wv N 0, a U L A .4-4 ro N Q 4 • 4 « 0 0 4.0 0 01 0 0 m 0 0 40 0 414 0 0 44 4 i 4 R', . 0 0 0 0 O 0 G O 0 0 0 0 4 • • '0 r N • N N • N N • • + 0 [x4 • G '0 a) H .1 H 0 H 4 4 Ll1 • 7 I al 'O 4-4 4 4 al 0 0 0 7 4 « m U 04 O 0 4.0 0 m L41 0 01 0 0 «-I 0 01 0 0 01 0 0 N 01 r 4 4 4 0 0 F a; t4 . 41 r r 0 O O to 0 O O 01 0 0 I41 (1 N# J-1 ) 4: 141 10 4, 4 41 0 4 (0 0 N Lr 01 'f 01 H H H H .1 44 N 0 4 4 > 4 0 1 N 0 • 044 0 0 M 0 C• N O III O 0 44 O Ill O O LP 0 0 0 0 01 4 44 4 4 4 '0 - r 0 4 aN 0 0 At a.' o U 44 0 0 0 0 0 4 CC x 4 4 a H r 01 N • 01 H • H H H 11, LO G h 4 • 444 41 0 H H H H H H 0 4 4 # 4 .. 4 0 - _ - - 4 N 4 i • u _ - U 4 4 •• ,G 0 N - 0 0 - If) 0 01 N O m 0 0 CO 0 CO 0 0 m 0 0 N b 411 4 4 .G' ; • It ro (X �• 0 01 0 111 to 0 0 141 144 0 0 LP 0 0 N 0 '-I i Lo • • r 4 Q G '0 0 H H 0 .-I H 01 .1 0 c u E 4 4 44 a .. 4 0 04 b H 4-1 7 4 4 It Ca 0 4 W 0 0 0 0 m 0 rl 44) 0 01 0 0 0 0 0) 0 0 44 0 0 11 c« 44 004 4 0" 0 4 F 0) )) 01 0 0` 0) 0 0 0 0) 0 0 01 0 0 0 0, H 0 04 4 -.14 14 4.4 44 , r al > 4 • >, > 4 m O 1-I ~ m .-1 .-1 H m r-1 H m H 01 01 N 0 ca 4 4 01 0 4 • 0, N 0 01 4 4 0 .-I a) 4 W C4 0 0 0 0 0 4C) O m 0 O m 0 0) O 0 m O O O O N 4 4 G 41 4 4 > v «4 4 44) 0 7 4 4 (J .44 r, H H O N 0 0 «1 m O O 44 0 0 0 -.1 4 01 44 • H H .i ~ H 01 H ti 01 0 O 4 7 4 4 0 4 - - - N k4 • * U 01 - - - 0 0 _ 44 " 4 4 -.1 It 0 h 0 0 N 0 N 10 O r O O r O r 0 O r - O O O O 01 7 4 4 0 N al 4 iX 0 0 41 h) N O 0 N N 0 0 N, 0 0 0 0 O • R, '0 4 4 -.1 v > • '0 r .1 • H H • H . . 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Qaa ' c « W 0 lD O 0 +o 0 0 0, 0 4 0 0 l0 0.1 0 c' 0 04 e' o O o v HO H l H H H H H 0 0 N 0 rA O O N 0 0 N O N O O N £ O G O Cr O C O H. H r, H H 0 H a H m ' 7 a; •• 0) 7 a) r, 0 E 1) 0 • • ' 0 G 1 , > 4 0 • • E 0> 7 ..I .. }, £ U a r, 0 '" -71 0 0 U m E 0 u ra b 0 ,.1 a 00 0 .1.1 0 'O '0 F." > 0 0 a a H 7 .0 ' a) 7 0 :+ Y 0 N t1 H 7 7 N 41 0) 7 H N 0 -H 47 m -H 0 W w RY 'O W w G 0-41-040 0 13 4- 0 '0 0 0 0 01 0) 01 4) U .4 - , , U a£ .; > w C) *- a W of Q w W a a [u £ w INTERSECTION #3 (ICU METHODOLOGY) 0) Prepared for Baldwin Arcadia Center LP Traffic and Parking impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Appendices eb 15, 2013 11,33:07 MITIGB - Existi eb 15, 2013 11:32:46 0 C Arcadia Hub a E i Intersection M3 Golden West >0 Intersection #3 Golden West Ave & NH NN NCO 3 l''002 00000000000000 000W ~ a.. 0 r, ., .. � te r. ° E 0 00M 0 0 0 00 0 0 000M D >0 R O b c 2 g 404) C H 0 0 J 7 NH E rU o tl 222"-922°22T m m a 9 a N N 3 >0 0 K z,- >0 8 2 8 0 0 a i 1' 0 H a NO HNC -222 ' 2 2 7 d .+ o 2.: MO NO .y.. 0.v O00 0 D m ... > .. E 0 > >0 S 0 O >. D N L . 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(/) LI1 GG 1.1: •• U. 7 0 > g 0 7 -7, OS r 0 V) 14 27 ID .77 1-1 GI■ . -17 7 0 0 0 ■":= roj (Sta bucksThu Feb 21, 2013 16:22:1 ( tarbuckRThu Feb 21, 2013 16:21,59 d .0 P h 0 A u Intersection 63 Golden West Ave & Naomi Intersection 63 Golden West Ave & Naomi L' ✓ ] E u • c N C 0 e " 0000 00000000 00001 6 0 0. o r - 00000000r.00000 m v o e z _ _ .r .... .. .-r 0 ON 001000 0001000001 a. zi m F C e m m m 0 n ...+ n .. .r .. o �� • ▪ 0 o 2 F 0 ., n FF oo.« o a v ] 0'> 0 • 60 ] t F C o a u ar 4 0 a C3 C 0 CD 4 • a o °u.,• a N C1 ] a u £ a , 01 0 0 F •, 0 5. o O--'0 ro .> W .. 0 0> 0 0 .. ) a � r> mn J N � F '0 w�. Q' t'",`,,' 4.. ^ C + Uh1 i V1^. [O u ) ti C..� � ' a W W ' 9 0., 0 i m u a s .. C x h h m a 0 0> 100 WOO 40.0.0 11/00 00,1 NON OCDN NOON 00,4 0.° CD °NOON OONONOON 00•0 Eti G .. 0,001 o oa, ‘000t0 ,0010001 00 100,00, 00 1.0•0 omo o r r o � 111 OC.C10,0 0 1000. '0 R d F 9 a •C a S S I 0 a ..[i � n a c a a£ eased to VOA CORP, MONTEREY PR to w o, U U E. v '0 U 0 0 43 10 C C � 4 0. F 0 . U, .0 U a a o W e o0. 0U Ii'p c 6 , 1+ G H o 0 TO 0 IC C m z "v , E 0 k L or 0 F 1, P • H 0 n o .7 00r4Or3000 £ o 14 0 .+o r+ A4 0 n > F 0 0" e* a G> L a a 4 .0 y • U 0 m •0 w -0 9 W a 0 ( l 0. '0 ' 0 0 3.3 w W mcc 4 d 3 oa a a_w 33 F-1 p o . G E 1:.." m m m sr 0 o ' e 03 03 0 41 aJ 'p o E u a o � 0 PI • G E OE . a m o G u 3'1 my m v > u 4 CORP, MO^RFREY FK Licensed to !CA eb 21, 2013 16:23 u Feb 21, 2013 10:23 :00 Golden West Ave Intersection 43 Golden West Ave 6 Na 0 0+ *7 0 Q o E a 0 C Z 0. U T v mo ,F F E2 0 a a OCATIM 'o 0 f 0 . MO L MCD ,Or- 0 C300 000 Z U 0 0 A m COmm MHO 0 '2222 0 0 0, w a O M i A ` t wr of 3 0 T. 4 T h U w G N L U R; O row U O' a a. E oo ao F u w � 4 4 0 Zip o.i ...o C r 0 fl 7;7 y c c E C p a m CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Conditional Use Permit No. CUP 12 -22 with a parking modification and Architectural Design Review No. ADR 13 -08 to expand the existing 893 square -foot Starbucks Coffee into the adjacent corner unit for a proposed area of 1,513 square feet, remodel the exterior storefront, and extend the business and operational hours of operation. 2. Project Location — Identify street address and cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 733 W. Naomi Avenue - Units A & B, Arcadia, CA 91006 (cross streets: Baldwin Avenue and Golden West Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name ' Candice Doyle (2) Address 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The proiect is an Emergency Project. d. ❑ The project constitutes a feasibility or planning study. e. a The project is categorically exempt. Applicable Exemption Class: 1 Section 15303(c) f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: April 11.2013 Preliminary Exemption Assessment\201 1 Staff: Lisa Flores, Senior Planner FORM "A" tf1 8 b; RCA DI ARC:ADI GTR 538 •r n S4ET2A ¢4 B 1279.20.21 AVE •ARO4494 1 2731 t +s� 1 (106 iSE ] G X' DUARTE 111 !B ORD E 1L- as:_a. c?� 0)- j7) 30 41 73) 7q B 6 , a r• i 43r p snErr r qq Sys 0 I 7) %, SHEE74 C I m .^ 19 (62 GMINO REAL O(� n' or SUE MORENO fl71CiS (626) 350 -5944 OWNERSHIP / OCCUPANTS LIST RADIUS MAPS • LAND USE • PLANS MUNICIPAL COMPLIANCE CONSULTING 12106 LAMBERT AVE EL MONTE. OA 917 02 • FAX (5263504532 PROJECT INFORMATION ARCADIA, CFA, 12-314 /, 77: \ \ \s/1 SCALE !!, d 200