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HomeMy WebLinkAboutItem 1bSTAFF 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 -20 WITH A PARKING MODIFICATION AND ARCHITECTURAL DESIGN REVIEW NO. ADR 13 -10 FOR A NEW ASIAN FUSION RESTAURANT IN AN EXISTING 7,260 SQUARE FOOT COMMERCIAL UNIT, REMODEL OF THE EXTERIOR STOREFRONTS, AND A NEW OUTDOOR DINING AREA THAT FRONTS BALDWIN AVENUE AT 1227 S. BALDWIN AVE. Recommended Action: Adoption of Resolution No. 1873 to Conditionally Approve CUP 12 -20 and ADR 13 -10 SUMMARY Conditional Use Permit Application No. CUP 12 -20 with a parking modification is for a new Asian fusion restaurant with an outdoor dining area in an existing 7,260 square foot commercial unit at 1227 S. Baldwin Avenue that is part of an existing commercial center often referred to as The Arcadia Hub — see the attached aerial photo and the photos of the subject building. Architectural Design Review No. ADR 13 -10 is for the proposed remodeling of the exterior storefronts on both ends of the unit, improvements for a new outdoor dining area, and new paint — see the attached architectural plans. It is recommended that the Planning Commission approve these applications by adopting the attached Resolution No. 1873 that includes the conditions of approval listed in this staff report. BACKGROUND APPLICANT: Ms. Yvonne Lam, Restaurant Owner LOCATION: 1227 S. Baldwin Avenue REQUEST: A Conditional Use Permit with a parking modification and Architectural Design Review for a new Asian fusion restaurant in an existing 7,260 square foot commercial unit, remodel of the exterior storefronts, and a new outdoor dining area that fronts Baldwin Avenue. SITE AREA: 772,134 square feet (17.73 acres) FRONTAGE: The proposed restaurant has approximately 64 feet of frontage on Baldwin Avenue and 37 feet of frontage facing the parking lot. EXISTING LAND USE & ZONING: The existing 7,260 square foot unit (formerly Tuesday Morning) is 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 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 applicant is proposing a new Asian fusion restaurant in an existing 7,260 square foot, commercial unit. 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 restaurant will be full - service, but without alcoholic beverage service. The proposed menu at this time is to include dishes from the Far East, including Malaysian, Singaporean, and Cantonese Dim Sum made to order (i.e., not served from carts). The restaurant will employ approximately 40 people, with each shift having approximately 20 employees. The proposed business hours are from 11:00 a.m. to 1:00 a.m., daily. The restaurant will have a maximum seating capacity of 196 diners. There will be 13 booths that seat four people, nine larger booths that seat up to six people, ten round tables that seat four people, two larger round tables that seat ten people, one private dining room with a large round table for ten people, and a new outdoor dining area with five tables with four seats each. The request also includes design review for exterior modifications CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 2 of 8 and structural alterations for the new outdoor dining area, which is to be adjacent to the shopping center sign tower on Baldwin Avenue — see the attached plans. The proposed 420 square foot outdoor dining area will mostly be under the existing building, but will extend approximately five feet onto the existing sidewalk (refer to Sheet A -2 of the architectural plans) and will be enclosed by a three foot high decorative wrought -iron fence and a planter box. This new outdoor dining area is a desirable amenity that is intended to encourage pedestrian activity, which is a goal of the General Plan for the Baldwin Avenue area. The proposal is to modernize the storefronts and add a new front entrance on Baldwin Avenue. The new entry and lobby area on the Baldwin Avenue side will give customers the option to park along Baldwin Avenue, as well as enable pedestrians coming from the east side of the shopping center to enter this restaurant without having to walk the extra distance to get to the entrance on the parking lot side. The remodel is to also consist of new paint, new frameless glass store front windows, and swinging double entry doors — see the Exterior Elevations of the attached architectural plans. The proposed improvements will be compatible with the existing colors and materials of the building, and the new entrance, lobby area, and outdoor dining area on Baldwin Avenue are consistent with the goals and policies of the General Plan to activate the Baldwin Avenue commercial corridor. Parking and Traffic There are 1,137 parking spaces at The Arcadia Hub. Per Code, the parking requirement for the current uses is 1,873 spaces (including a proposed Starbucks expansion) which is a deficiency of 736 spaces. With the proposed 7,260 square foot restaurant (including the outdoor dining area) the parking requirement increases to 1,946 spaces, and the deficiency increases to 809 parking spaces. A restaurant that is larger than 1,500 square feet and /or has more than 12 seats requires ten parking spaces for every 1,000 square feet of gross floor area. The requirement for the proposed 7,260 square foot restaurant is 73 spaces. The outdoor dining area is included for the parking requirement calculation because it exceeds the limit for incidental outdoor dining of 12 seats. The attached Traffic and Parking Impact Study by KOA assessed the implications of this proposed restaurant as well as a proposed Starbucks expansion — see Figure 2 on page 3 of the attached 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 be 69% utilized; leaving 354 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 CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 3 of 8 the maximum anticipated parking usage during the holiday shopping season will be 88 %; leaving approximately 140 spaces available. Nevertheless, the consultant is recommending additional signage to help customers enter the shopping center and toward the lesser utilized parking areas, which should improve on -site circulation. The consultant also recommends that the easternmost parking lot that is closest to the proposed new restaurant, as well as another new restaurant that is currently undergoing tenant improvement construction, and the LA Fitness health club, should be subject to continued observation by a traffic and parking expert because it may be necessary that any time - restricted parking be strictly enforced and /or that additional restrictions be imposed as a result of the increased parking demand in this area — see the Recommended Mitigation Measures on pages 43-45 of the attached study. Additionally, employees are currently required to park in designated areas of the site; such as, the underutilized upper level 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 closest to Naomi Avenue. The consultant 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 and their employees of the requirement 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 The City Engineer has reviewed the KOA study and agrees with the findings that the proposed restaurant will not adversely impact the parking situation at this center or the traffic at any of the nearby intersections. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. 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. CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 4 of 8 FINDINGS Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. 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 in the neighborhood. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. In the C -2, General Commercial 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, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. Based on the proposal, the existing parking availability, and the on- site circulation, 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 location, which fronts on Baldwin Avenue. This street and the other streets around this center (Naomi 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 General Plan. The proposed restaurant is a commercial use that is consistent with the General Plan Land Use Designation of the site. The proposed restaurant satisfies each prerequisite condition. ENVIRONMENTAL ANALYSIS If it is determined that no significant physical alterations to the site are necessary, then this project, which involves the conversion of an existing commercial 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 15301 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached. CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 5 of 8 PUBLIC NOTICE /COMMENTS Public hearing notices for CUP 12 -20 and ADR 13 -10 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. Because staff considers this project Categorically Exempt from the California Environmental Quality Act (CEQA) the public hearing notice was not published in a local newspaper. RECOMMENDATION It is recommended that the Planning Commission approve Conditional Use Permit Application No. CUP 12 -20 with a parking modification and Architectural Design Review No. ADR 13 -10, subject to the following conditions: 1. Business hours shall be from 11:00 a.m. to 1:00 a.m. with operational hours from 10:00 a.m. to 2:00 a.m., daily. 2. The glass entry doors that front Baldwin Avenue shall remain open during business hours and each door must have a handle on both sides. 3. No live music, entertainment, or alcoholic beverage service is approved under this Conditional Use Permit, and any live music, entertainment, karaoke, alcoholic beverage service, or other expansion of the use, shall require a separate Conditional Use Permit. 4. This approval of CUP 12 -20 and ADR 13 -10 includes a parking modification for the center of 1,137 spaces in lieu of 1,946 spaces required. 5. 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, and installed prior to the opening of either this restaurant, or the expanded Starbucks Coffee at 733 W. Naomi Avenue. 6. The management company should regularly post maps to remind their tenants that their employees must be in the designated employee parking areas, as new employees are hired may not be aware of this requirement. 7. A traffic consultant shall consult with the City Engineer or designee to observe the parking situation in the lot at the most eastern part after the restaurants located at 1227 and 1271 S. Baldwin Avenue are both open for business. This review will be to determine whether time - restricted parking spaces need to be enforced and /or expanded. The cost for this traffic review, as well as any expense incurred for new signage or time restrictions, shall be the responsibility of the owner of the shopping center. CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 6 of 8 8. 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. 9. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. Any changes to the facility may be subject to permits and having fully detailed plans submitted for plan check review and approval. 10. The use approved by CUP 12 -20 and ADR 13 -10 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 -20 and ADR 13 -10, 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. 11. Noncompliance with the plans, provisions and conditions of approval for CUP 12 -20 and ADR 13 -10 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the restaurant. 12. 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 Govemment Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 13. Approval of CUP 12 -20 and ADR 13 -10 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. CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 7 of 8 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should move to approve Conditional Use Permit No. CUP 12 -20 and ADR 13 -10; state the supporting findings and environmental determination; and adopt the attached Resolution No. 1873, or ad modified by the Commission. Denial If the Planning Commission intends to deny this proposal, the Commission should move to deny Conditional Use Permit Application No. CUP 12 -20 and /or ADR 13 -10; 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 28, 2013 public hearing, please contact Senior Planner, Lisa Flores at (626) 574 -5445, or by email to Iflores @ci.arcadia.ca.us. Approved. Jim,Kasama Obmmunity Development Administrator Attachments: Resolution No. 1873 Aerial Photo with Zoning Information Photos of Subject Unit Architectural Plans Traffic and Planning Impact Study Preliminary Exemption Assessment 300 -foot Radius Map CUP 12 -20 and ADR 13 -10 1227 S. Baldwin Avenue May 28, 2013 - Page 8 of 8 RESOLUTION NO. 1873 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 12 -20 WITH A PARKING MODIFICATION AND ARCHITECTURAL DESIGN REVIEW NO. ADR 13 -10 FOR A NEW ASIAN FUSION RESTAURANT IN AN EXISTING 7,260 SQUARE FOOT COMMERCIAL UNIT, REMODEL OF THE EXTERIOR STOREFRONTS, AND A NEW OUTDOOR DINING AREA THAT FRONTS BALDWIN AVENUE AT 1227 S. BALDWIN AVENUE. WHEREAS, on November 7, 2012, the applications were filed by Yvonne Lam on behalf of the property owner Baldwin Arcadia, LLC for a new Asian Fusion restaurant in an existing 7,260 square foot commercial unit, remodel of the exterior storefronts, and a new outdoor dining area that fronts Baldwin Avenue at 1227 S. Baldwin Avenue; 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 15301 of the CEQA Guidelines for existing facilities; and WHEREAS, a public hearing was held 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 Development 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 in the neighborhood. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. in the C -2, General Commercial 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, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the and and uses in the neighborhood. Based on the proposal, the existing parking availability, and the on- site circulation, 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 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. -2- 1873 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. The proposed restaurant is a commercial use that is consistent with the General Plan Land Use Designation of the site. SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 12 -20 with a parking modification and Architectural Design Review No. ADR 13 -10, subject to the following conditions: 1. Business hours shall be from 11:00 a.m. to 1:00 a.m. with operational hours from 10:00 a.m. to 2:00 a.m., daily. 2. The glass entry doors that front Baldwin Avenue shall remain open during business hours and each door must have a handle on both sides. 3. No live music, entertainment, or alcoholic beverage service is approved under this Conditional Use Permit, and any live music, entertainment, karaoke, alcoholic beverage service, etc. shall require a separate Conditional Use Permit. 4. This approval of CUP 12 -22 and ADR 13 -08 includes a parking modification for the center of 1,137 spaces in lieu of 1,946 spaces required. 5. 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, and installed prior to opening of the restaurant. 6. The management company should regularly post maps to remind their tenants that their employees must be in the designated employee parking areas, as new employees are hired may not be aware of this requirement. 7. A traffic consultant shall consult with the City Engineer or designee to observe the parking situation in the lot facing the most eastern part after the restaurants located at 1227 and 1271 S. Baldwin Avenue are both open for business. This review period will be used to determine whether time - restricted parking spaces should be enforced and /or expanded. The cost for this traffic review, as well as any expense incurred for new signage, or time restrictions on grade, will be the responsibility of the management company for the shopping center. 8. 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. 9. All City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. Any changes to the facility may be subject to permits and having fully detailed plans submitted for plan check review and approval. -4- 1873 10. The use approved by CUP 12 -22 and ADR 13 -10 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 -10, 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. 11. Noncompliance with the plans, provisions and conditions of approval for CUP 12 -22 and ADR 13 -10 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the restaurant. 12. 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 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 and 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. -5- 1873 13. Approval of CUP 12 -20 and ADR 13 -10 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. 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 FORM: C` Stephen P. Deitsch City Attorney Chairman, Planning Commission -6- 1873 Heinle. nn Ma Qrnine) 1227 S. Baldwin Avenue CUP 12-20 and ADEN 13 -10 Subject Building — View of the new restaurant (outlined in orange) from Baldwin Avenue. OLIL-L69-EL£ SSLJb H7'>2144d AZalaINOW `3nV 1.3ANb'9'3 09z 10311H'J2JV 'yOM;i 37N3N31 ...fr. 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EXISTING CONDITIONS 9 2.1 EXISTING ROADWAY SYSTEM 9 2.2 EXISTING TRANSIT SERVICE 1 I 2.3 EXISTING INTERSECTION LEVELS OF SERVICE I I 3. PROJECT TRAFFIC 14 3.1 PROJECT TRIP GENERATION 14 3.2 PROJECT TRIP DISTRIBUTION 14 3.3 PROJECT TRIP ASSIGNMENT 16 4. EXISTING PLUS PROJECT CONDITIONS 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 CONDITIONS 23 5.1 AMBIENT GROWTH 23 5.2 RELATED PROJECTS 23 5.3 FUTURE ROADWAY IMPROVEMENTS 23 5.4 FUTURE WITHOUT PROJECT INTERSECTION LEVELS OF SERVICE 26 6. FUTURE WITH PROJECT CONDITIONS 28 6.1 FUTURE WITH PROJECT (STARBUCKS EXPANSION) INTERSECTION LEVELS OF SERVICE 28 6.2 FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) INTERSECTION LEVELS OF SERVICE 30 7. PROJECT TRAFFIC IMPACTS 32 7.1 PROJECT TRAFFIC IMPACTS - EXISTING PLUS PROJECT CONDITIONS 32 7.2 PROJECT TRAFFIC IMPACTS - FUTURE WITH PROJECT CONDITIONS 33 8. ACCESS AND CIRCULATION 34 9. PARKING ANALYSIS 35 35 37 42 10. RECOMMENDED MITIGATION MEASURES 43 I I. CONGESTION MANAGEMENT PLAN CONFORMANCE 46 12. SUMMARY AND RECOMMENDATIONS 48 9.1 EXISTING PARKING UTILIZATION 9.2 PARKING CODE REQUIREMENTS 9.3 PARKING DEMAND OBSERVATIONS KC)A Co R J Prepared for Baldwin Arcadia Center LP )J ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 - Page i List of Figures FIGURE I — PROJECT SITE LOCATION 2 FIGURE 2 — EXISTING SITE PLAN 3 FIGURE 3 — STUDY INTERSECTION LOCATIONS 5 FIGURE 4 — EXISTING INTERSECTION GEOMETRY 10 FIGURE 5 — AREA TRANSIT LINES 12 FIGURE 6 — EXISTING 2013 TRAFFIC VOLUMES 13 FIGURE 7 — PROJECT TRIP DISTRIBUTION 15 FIGURE 8 — PROJECT TRIPS FOR STARBUCKS EXPANSION 17 FIGURE 9 — PROJECT TRIPS FOR COMBINED STARBUCKS EXPANSION AND RESTAURANT ADDITION 18 FIGURE 10 — EXISTING PLUS PROJECT (STARBUCKS EXPANSION) TRAFFIC VOLUMES 20 FIGURE I I — EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TRAFFIC VOLUMES 22 FIGURE I2 — RELATED PROJECT LOCATIONS 25 FIGURE 13 — FUTURE WITHOUT PROJECT TRAFFIC VOLUMES 27 FIGURE 14 — FUTURE WITH PROJECT (STARBUCKS EXPANSION) TRAFFIC VOLUMES 29 FIGURE 15 — FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) TRAFFIC VOLUMES 31 FIGURE 16 — RECOMMENDED WAY FINDING SIGNAGES 45 List of Tables TABLE I — LEVEL OF SERVICE DEFINITIONS 7 TABLE 2 — THRESHOLDS OF SIGNIFICANT TRAFFIC IMPACTS 8 TABLE 3 — DESCRIPTION OF STUDY AREA ROADWAYS 9 TABLE 4 — SUMMARY OF AREA TRANSIT LINES 1 1 TABLE 5 — INTERSECTION PERFORMANCE EXISTING (2013) CONDITIONS 1 1 TABLE 6 — PROPOSED PROJECT TRIP GENERATION 14 TABLE 7 — INTERSECTION PERFORMANCE — EXISTING PLUS PROJECT (STARBUCKS EXPANSION) 19 TABLE 8 — INTERSECTION PERFORMANCE — EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) 21 TABLE 9 — RELATED PROJECT TRIP GENERATION 24 TABLE 10 — INTERSECTION PERFORMANCE - FUTURE WITHOUT PROJECT 26 TABLE I I — INTERSECTION PERFORMANCE — FUTURE WITH PROJECT (STARBUCKS EXPANSION) 28 TABLE 12 — INTERSECTION PERFORMANCE — FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) 30 TABLE 13 — DETERMINATION OF PROJECT IMPACTS — EXISTING PLUS PROJECT (STARBUCKS EXPANSION) 32 TABLE 14 — DETERMINATION OF PROJECT IMPACTS — EXISTING PLUS PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) 32 TABLE 15 — DETERMINATION OF PROJECT IMPACTS — FUTURE WITH PROJECT (STARBUCKS EXPANSION) 33 TABLE 16 — DETERMINATION OF PROJECT IMPACTS — FUTURE WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) 33 TABLE 17 — PARKING UTILIZATION (AUGUST 201 I) 35 TABLE 18 — PARKING DEMAND FOR DECEMBER BASED ON SEASONAL ADJUSTMENT FACTOR 36 TABLE 19 — TENANT CHANGES SINCE AUGUST 2011 38 TABLE 20 — TENANT VACANCIES AS OF FEBRUARY 2013 39 TABLE 21 — PARKING CODE REQUIREMENTS FOR PROPOSED PROJECT 39 TABLE 22 — SHARED PARKING ANALYSIS WITH PROJECT (STARBUCKS EXPANSION) 40 TABLE 23 — SHARED PARKING ANALYSIS WITH PROJECT (STARBUCKS EXPANSION AND RESTAURANT ADDITION) 41 Appendices APPENDIX A — TRAFFIC COUNT DATA APPENDIX B — TOTAL RELATED PROJECT TRAFFIC VOLUMES APPENDIX C — SHARED PARKING ANALYSIS APPENDIX D — INTERSECTION LEVEL OF SERVICE WORKSHEETS FIA KOA C.0R ORATJ Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page ii 1. 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 project scenarios were analyzed, as required by the City. The scenarios are: 1. 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: 1) 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 trips 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 evaluates the adequacy of on -site parking with occupancy of the proposed uses. 1.1 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 1201 — 1325 S. Baldwin Avenue, and 733, 745 and 815 W. Naomi Avenue. Figure 1 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 of 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 2 provides the site plan and the proposed project uses. FPI K Prepared for Baldwin Arcadia Center LP A CORPORA i'ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 1 LEGEND Project Location KOA CORPORATION Not to Scale Traffic and Parking Study for Arcadia Hub Shopping Center Figure 1 Project Site Location DUARTE RD. Z� 0 ti tn N m J[111I,_1 • it 111111111r111111111`I" 7 _111111IIIj IIIIIIIIIIoU —7 I M h fl [1 11111 I I I I I I Ir1 MOEN Mae MINN MEM MOO MONO MEM iR MEM 733 W. Naomi Ave. 1111III11Ib (1II1111IIVI(' A VIVIIIIIIIIII�IIIIIIIIIVII_ 111111111 I I I�B ` I I I I I I I I A I I6�f II111IIIIVIIN,_IIIIIIIIIII IIIIIIIIIIIII' IIIIIIIIIIII[f 11111111111101111111111)„, 21 . : Y 9IlllllllllIl1AIIIIAIIIVI_y o cs a' I x II1I1111110I1111I11111 11111111111011111111111 1111111111111` 11111111111111 1111111111 Isla_ 1111 1 1111111, 1IAIIIAIIITAIIIAIIAIAI9 1I11I1111IIII.11I11II1I1I4e_ � � N 1I111111111i1111111111V( CI1111IAII IIC,_ 11111II11I1)4L. 11 111 1 1111 1r I I 1 111111 I V I 1IIII1111111;11111II11111 "---)11111111111r �i. NAOMI AVE. Existing Site Plan 1. Introduction 1.3 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. 1. 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. 1.4 Analysis Methodology Study Scenarios Weekday AM and PM peak hour traffic operations were evaluated at the study intersections for each of the following traffic scenarios: • Existing (Year 2013) • Existing + Proposed Project (Starbucks Expansion) • Existing + Proposed Project (Starbucks Expansion & Restaurant Addition) • Future 'Opening Year' Without Project • Future 'Opening Year' With Proposed Project (Starbucks Expansion) • Future 'Opening Year' With Proposed Project (Starbucks Expansion & Restaurant Addition) Existing 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 I5- minute counts at each intersection. An ambient growth factor of 1.01 was applied to the 2012 counts to estimate 2013 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 iocations of transit stops. The existing level of service (LOS) at each of the study intersections is discussed in Section 2 of this report. KOA C(N(P Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 4 DUARTE RD w r- GOLDEN WE BALDWIN AVE NAOMI AVE LEGEND Project Location 0 Study Intersection KQA CoxwRAT 1ON Traffic and Parking Study for Arcadia Hub Shopping Center Study Intersection Locations Not to Scaie Figure 3 1. Introduction Project Trip Generation and Distribution The project trip generation was calculated using trip rates based Engineers (ITE) Trip Generation (9th Edition). on the Institute of Transportation The project trip distribution from the traffic study for a previous considered. The trip distribution is based on development trends in traffic routes, regional traffic flows, and the focused study area. The detailed methodology utilized for the project trip generation discussed in Section 3 of this report. Existing plus Project Conditions proposed use at the site' was the area, local and sub - regional and distribution calculations is 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 /related 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. KOA Prepared for Baldwin Arcadia Center LP O PoRA ION 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 v/c ratio as defined in the Los Angeles County Traffic Impact Analysis Report 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 A 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 Definition Signalized Intersection Volume /Capacity Ratio (ICU) Stop - Controlled Intersection Average Stop Delay Per Vehicle (Sec/Veh) (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 - 0.600 S. I0 : Very good operation. Many drivers begin to feel somewhat restricted within platoons of vehicles. This B represents stable flow. An approach to an intersection may occasionally be fully utilized and traffic queues start to form. 0.601 - 0.700 >10 - 15 Good operation. Occasionally backups may develop C behind turning vehicles. Most drivers feel somewhat restricted, 0.701 - 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 KOA Coo uoRm a0 Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 7 I. 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* V /C* Project V/C increase C < 0.700 — 0.800 Equal to or greater than 0.040 D < 0.800— 0.900 Equal to or greater than 0.020 E and F * Pre- broiect LOS and VIC nra the LOS 0.901 or more d V/C 1 Equal to or greater than 0.010 an va ues at an intersection wanout 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. p Prepared for Baldwin Arcadia Center LP KOA CORPORATION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — 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 Table 3. Table 3 — Description of Study Area Roadways Roadway Posted # Lanes General Parking Restrictions General Land Use Speed Limit (mph) NB/ EB SB/ WB Median Type North Side / East Side South Side / West Side BALDWIN AVENUE; ='Primary^'Arterlal 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 I Hr Ba.m. to 6p.m. I Hr Sam. to 6p.m. Commercial South of Naomi Ave 30 2 2 Striped p 6p.m. I Hr 9a.m. to 6 m. I Hr 9a.m. to 6 p.m. Commercial DUARTE ROAD - Secondary Arterial Wen 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 I 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 I 1 Striped No Restrictions No Restrictions Residential Betw. Duarte Road and Naomi Ave 30 I I Striped No Restrictions No Restrictions Retail / Residential South of Naomi Ave 30 I I Striped No Restrictions No Restrictions Residential NAOMI AVENUE - Local Road West of Golden West Ave 25 1 I Striped No Restrictions No Restrictions Residential Betw. Golden West Ave and Baldwin Ave 25 1 I Striped No Restrictions No Restrictions Retail / Residential East of Baldwin Ave 25 I I Not Striped No Restrictions No Restrictions Commercial / Medical 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 Fir K(.)A CORPORA1 0T' Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 9 2.2 Existing Transit Service \ ; } etro Transit Lines \ \ Baldwin Avenue } \ J inity of the project site. 0 { \ 2.3 Existing Intersection Levels of Service 0 7 ■ 0 ea ao k \ AM Peak Hour PM Peak Hour Study Intersection ICU or LOS ICU or LOS Delay Delay 1 Golden West Ave & Duarte Rd 0.482 A 0.618 B 2 Baldwin Ave & Duarte Rd 0.884 D 0.869 D 3 Golden West Ave & Naomi Ave * 9.5 A 12.2 B 6 Baldwin Ave & Naomi Ave 0392 A 0.793 C * Non - signalized intersection. Study Intersection Golden West Ave & Duarte Rd Baldwin Ave & Duarte Rd Golden West Ave & Naomi Ave * Baldwin Ave & Naomi Ave }k 0t o c ZINC 4C c \ 0 / 0. z g R • . Nimaiva. . 0 3AV 16332 630100 PM PEAK HOUR AM PEAK HOUR / T., 1, /, F, \ 17 - -^. '- I k - - • ■I'' .. - r. 1-i. zeese4--41G 0 21 E Signalized Intersection °O. 0 0 NIMOIYE." E Q 3AV 153M N30100 • Y g o } ja— N o_f Traffic and Parking Study for Arcadia Hub Shopping Center Project Trip Distribution z 0:: 0 0 a v C a v 0 0 0 c a E a - 4l N n m b a A g O 3 '= y c ,5 0 v a w o 'S NI v r __ 3.1 Project Trip Gener Table 6 — Proposed Project Trip Generation Oa c •Xt• c 3 > ; c c � n • •J .5a ▪ r • E o — 5 a E o i r c o _y N b a r- «o_ a E 00 C O _ O - ,3 N d I 38,92L O <$. C N pp u W n ' E O V L C o Q a a 0 o $ 3 a to ` s a Y 3.2 Project Trip Distribution a0 PM Peak Hour In Out Total 1 Peak 1 Out F o m _ W 9 t V a a N S Lend Use E E O F T o a _ a t LI t 9 � Oa c •Xt• c 3 > ; c c � n • •J .5a ▪ r • E o — 5 a E o i r c o _y N b a r- «o_ a E 00 C O _ O - ,3 N d I 38,92L O <$. C N pp u W n ' E O V L C o Q a a 0 o $ 3 a to ` s a Y 3.2 Project Trip Distribution a0 3/W153M N30100 � T 3.3 Project Trip Assignment Arcadia Hub Shopping Center Project Trips for Starbucks Expansion Conditions L N O 1- ; O X c a .2 6, 0 ?0 `a'¢ c � � .o c v o v u u c 5 2 W n Y N n ry o y „ E v t J > -2 o u i o g N 4 W ry O_ O ei C c v 0 0 O t a C°1-- y X v 41 ° c i „ Yj aa 5 ` H -p O C e v v V N N F L 2 E-5-' E Q a E. w E 1 � t' a a O b a 0 eo v e 5 i n W w 0 m , it _g. V - F >1 AM Peak Hour PM Peak Hour Study Intersection ICU or ICU or Delay LOS Delay LOS 1 Golden West Ave & Duarte Rd 0.483 A 0.619 B 2 Baldwin Ave & Duarte Rd 0.891 D 0.870 D 3 Golden West Ave & Naomi Ave * 9.5 A 12.2 B 6 Baldwin Ave & Naomi Ave 0.597 A 0.797 C * Non - signalized intersection. Study Intersection Golden West Ave & Duarte Rd Baldwin Ave & Duarte Rd Golden West Ave & Naomi Ave * 3AVIS3M N3OE0J 4. 3. EG 0 ; \3 \ . = &a ) {)� \ o»! \ \ \ PM Peak Hour 0 0 co 0 0 co 0 \ k 0 c )0 CO co Study Intersection 0 0 } Baldwin Ave & Naomi Ave * Non - signalized inter PM PEAK HOUR a./ 0 \\ th ig } 0 0 0 A} 5.1 Ambient Growth C 00 \) ETt \/j } }/ 111 -f Ia\ //5 a0 `g) )} _\2 AM PEAK HOUR «2, tersection rum volume )© / 0 0. 0111011111111111 P11111131111111111UUMIUM IIIIIMENNINCIOUE INEINIMENNIUMEGM raliallillielamil BEINIIIIMONMENtli 1111181111MOUNGli ININUMEMBEISMIn winsmusammommummai UNIMBHOMINION INIEN it ll 1 a i 1 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 Delay LOS 1 Golden West Ave & Duarte Rd 0.494 A 0.634 B 2 Baldwin Ave & Duarte Rd 0.957 E 0.916 E 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 PrOK A C(wilot 1 R)N Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 -- Page 30 w GOLDEN WEST DUARTE RD BALDWIN AVE NAOMI AVE AM PEAK HOUR 74 78I fl I I�54 1t48 526 --1' 1 —742 60 3 �51�r3 112 740 132j 1 I 1 192 93 1 �6 404 —• 2 •-659 58 1 (17145 71 I 1 r6 1106 '11 783 �'� 7 73I 1 I37 PM PEAK HOUR 164 %1�9 / 31_, 839 -- . 1 4--550 85 1 \ `, 1051 1 1 59 \\ 691 1 r1„ 122 � � 1034 218 j I 1 250 2:16 L55 775 -1. 2 569 49 r7 912 154 \ 19 I I 187 •.� 152 I 134 46 t 48. 1� J J �'� 100 / 102 T J 11 52 66 -1. 4 " -79 I s3 —� 3 x'-1191 123 —� '� •- -1z4 gg 1 7-4 1 140/ 276-11 �� 94 l \ `11 I79 21".,I 1 I37 I LEGEND Project Location to Study Intersection )07;--)< Intersection Turn Volume KOA CORPORATION 7" I 146 1214 No1 to Scale 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 Plus 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 Plus 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 Plus Project' conditions. 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) Study Intersection Existing Existing + Existing + Project Change in ICU Study Intersection Peak Conditions Project Change in Sig Golden West Ave & Duarte Rd Hour ICU or A B ICU or A B ICU Impact? 2 Baldwin Ave & Duarte Rd AM PM Delay Y LOS Delay LOS 0.007 0.003 No No 1 Golden West Ave & Duarte Rd AM 0.482 A 0.483 A 0.001 No PM 12.2 0.527 PM 0.618 8 0.619 B 0.001 No 2 Baldwin Ave & Duarte Rd AM 0.884 D 0.891 ID 0.007 No PM 0.869 D 0.870 D 0.001 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 12.2 B 0.527 0.528 0.001 No 4 Baldwin Ave & Naomi Ave AM 0.592 A 0.597 A 0.005 No PM 0.793 C 0.797 C 0.004 No * Nen- cionalivorl inreree..t. • Table 14 - Determination of Project Impacts - Existing Plus Project (Starbucks Expansion and Restaurant Addition) pp kOA CORPORA' 'O Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) . March 19, 2013 - Page 32 Study Intersection Peak Hour Existing Conditions Existing + Project Change in ICU Sig Impact? ICU or Delay Y LOS ICU or Delay LOS 1 Golden West Ave & Duarte Rd AM PM 0.482 0.618 A B 0.483 0.623 A B 0.001 0.005 No No 2 Baldwin Ave & Duarte Rd AM PM 0.884 0.869 D D 0.891 0.872 D D 0.007 0.003 No No 3 Golden West Ave & Naomi Ave * AM 9.5 0.426 A 9.5 0.427 A 0.001 No PM 12.2 0.527 B 12.3 0.529 B 0.002 No 4 Baldwin Ave & Naomi Ave AM PM 0.592 0.793 A C 0.597 f 0.808 A ID 0.005 0.015 No No * Non - signalized intnrenr•rir,n pp kOA CORPORA' 'O Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) . March 19, 2013 - Page 32 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 of the study intersections. Table 15 - Determination of Project Impacts - Future With Project (Starbucks Expansion) Study Intersection Peak Existing Conditions Future No Project Future With Project Change in ICU Sig Impact? Hour ICU or Delay LOS ICU or Delay LOS ICU or Delay LOS 1 Golden West Ave & Duarte Rd AM PM 0.482 0.618 A B 0.492 0.629 A B 0.494 0.630 A B 0.002 0.001 No No 2 Baldwin Ave & Duarte Rd AM PM 0.884 0.869 D D 0.950 0.912 E E 0.957 0.913 E E 0.007 0.001 No No 3 Golden West Ave & Naomi Ave * AM 9.5 A 9.6 0.428 A 9.6 0.429 A 0.001 No PM 12.2 B 12.3 0.530 B 12.4 0.531 B 0.001 No 4 Baldwin Ave & Naomi Ave AM PM 0.592 0.793 A C 0.640 0.840 8 D 0.645 0.844 B j D 0.005 0.004 No No * Non - signalized intersection. Table 16 - Determination of Project Impacts - Future With Project (Starbucks Expansion and Restaurant Addition) Study Intersection Peak Existing Conditions Future No Pro'act Future With Project Change in ICU Sig Impact? Hour ICU or Delay LOS ICU or Delay LO5 ICU or Delay LOS 1 Golden West Ave & Duarte Rd AM PM 0.482 0.618 A B 0.492 0.629 A B 0.494 0.634 A B 0.002 0.005 No No 2 Baldwin Ave & Duarte Rd AM PM 0.884 0.869 D D 0.950 0.912 E E 0.957 0.916 E E 0.007 0.004 No No 3 Golden West Ave & Naomi Ave * AM 9.5 A 9.6 0.428 A 9.6 0.429 A 0.001 No PM 12.2 B 12.3 0.530 B 12.4 0.531 B 0.001 No 4 Baldwin Ave & Naomi Ave AM PM 0.592 0.793 A C 0.640 0.840 B D 0.645 0.855 B D 0.005 0.015 No No * Non - signalized intersection. Prepared for Baldwin Arcadia Center LP FrKO, , CORPORA E ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) i 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 Vehicles 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. KOA C()K 1'( ?lt A I l()1�' Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 34 9. 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. 9.1 Existing Parking Utilization As requested by City staff, parking count data from a previous site parking study was used to establish a base condition for parking usage for the site. The data includes 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 2011) Time Weekday of Monday Tuesday Wednesday Thursday Friday Parking "Utilization ['1] Day 8/29/2011 8123/2011 8/24/2011 8/25/2011 8/26/2011 IOAM 348 375 357 293 408 1IAM 369 434 392 329 468 Noon 379 414 408 396 443 448 I PM 394 417 403 405 Weekend Saturday Sunday 8/27/2011 8/28/2011 382 1 344 434 389 440 425 487 1 412 2PM 407 398 388 411 460 3PM 440 406 432 427 475 4PM 485 439 451 473 492 511 1 426 537 1 457 547 1 466 5PM 507 6PM 569 515 551 526 556 518 483 488 509 501 1 484 465 1 387 7PM 500 8PM 424 516 480 531 484 493 447 458 388 408 322 375 239 9PM 352 374 373 387 317 211 206 `Parking Supply'p] 1137 I 1137 I 1137 I 1137 I 1137 I 1137 Minitmum t4umbnr.of Unoccupied Spaces I 568 I 586 1 581 I 619 I 628 590 Source: Shared Parking Study For Proposed Concept Cube, inc. in Arcadia Hub Shopping Center, September 12, 2011, K2 Traffic Engineering, Inc. [2] 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 -1 shows the existing spaces by parking lot zones. [1j 1137 653 Prepared for Baldwin Arcadia Center LP Ird KOA C()RPORA'1 JON Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 35 3AV1S3M N30100 1 2 + ry AM PEAK HOUR d -- m V a O 1 AM Peak Hour PM Peak Hour Study Intersection ICU or LOS ICU or LOS Delay Delay 1 Golden West Ave & Duarte Rd 0.492 A 0.629 8 2 Baldwin Ave & Duarte Rd 0.950 E 0.912 E 3 Golden West Ave & Naomi Ave * 9.6 A 12.3 B 6 Baldwin Ave & Naomi Ave 0.640 B 0.840 D * Non - signalized intersection. Study Intersection Golden West Ave & Duarte Rd Baldwin Ave & Duarte Rd Golden West Ave & Naomi Ave * Baldwin Ave & Naomi Ave 4) LL U S a O S 0) m (0 a E Future With C re C PM PEAK HOUR 3AY 1S3M N30100 Zt W 0 J P'oject Location 0 0 rsection Turn Volume C U) 0 0) C a O L V) 0 2 c and Parking Study a E O lL U 9 5 N t d 0 L_ U) 2 r cc 0�/ y 0 J W m 6- U O O N m O AM Peak Hour 0 J W m O p 7 d U v 0 0' 0 0 Study Intersection Golden West Ave & Duarte Rd Baldwin Ave & Duarte Rd Golden West Ave & Naomi Ave Baldwin Ave & Naomi Ave N m 0 Z affic under this scen 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 Monday I Tuesday Wednesday Thursday Friday P.aiicing Demand I OAM 1 I AM Noon I PM 2PM 3PM 4PM 5PM 6PM Weekend Saturday I Sunday 479 516 491 403 562 508 597 540 453 644 526 597 522 570 562 545 610 542 560 574 555 557 617 606 670 548 534 566 633 606 559 595 588 654 668 604 621 651 677 698 783 709 724 713 672 703 739 753 690 7PM 8PM 9PM Parking Supply 688 758 765 665 701 640 473 535 585 567 586 629 641 666 584 484 710 731 679 630 562 661 666 615 534 443 515 513 533 436 290 1137 I I137 1137 Minimum Number of Unoccupied Spaces 1 354 1 379 I 372 533 516 329 284 424 436 384 471 KOA CC)lt1'()RP1P11t)N 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 2011 (When Parking Counts Were Collected) Appendix C -3 summarizes the occupied and vacant tenants of the site for August 201 1 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 Tess 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 been or will be added and five tenants have provides a summary of the tenant changes since August 201 1. As shown in this 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 provided in Appendix C -4. vacated. Table 19 table, these tenant of February 2013 is 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 Analysis 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) Shared 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. poo KOA C ORNOR�4 t 1( Prepared for Baldwin Arcadia Center LP N Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 201 3 — Page 37 9. Parking Analysis Table 19 — Tenant Changes Since August 201 1 E E 0 k k g £I k Tenants Added 0 ) 0 0 E j 0 Opened in Oct 2012 Opened in Feb. 2012 Opened in Dec 2012 Opened in July 2012 o. 3 Not Available Not Available dO en § = 0 Lel / { k ) 0 / ) ) \ Lei / � 2 k = m $ ce \ 0 \ d J \ / m e § U z 1225 S. Baldwin Ave. 1271 S. Baldwin Ave. 1311 C S. Baldwin Ave. 1313 S. Baldwin Ave. / k ) O k 0 \ O 2 d k O 0. \ k k 0 � k art ) ) � ) } ce } d k in ael 0 = / 2 / Tomato Bank 0 k 0 Ceiluiar/Tmobite 3 § 1317 S. Baldwin Ave. 733 W. Naomi Ave., Suite A 733 W. Naomi Ave., Suite K 815 W. Naomi Ave.. Suite F 2 g e O. � .c O } ± \) 9. Parking Analysis Table 20 — Tenant Vacancies as of February 2013 * 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 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 7.8 TOTAL 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 * Number of parking spaces required for each 1,000 sq. ft. As shown in Table 22, the peak total parking demand for the site with existing tenants, 129 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. Prepared for Baldwin Arcadia Center LP JOA (ORPOR,+Vi ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 39 Unit Address Square Footage Proposed Use Parking Code* 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. As shown in Table 22, the peak total parking demand for the site with existing tenants, 129 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. Prepared for Baldwin Arcadia Center LP JOA (ORPOR,+Vi ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 39 9. Parking Analysis Table 22 — Shared Parking Analysis With Project (Starbucks Expansion) V1 z 0 r 5 z u l7 z o. W r J F 0 W W Restaurant I 0. Off) O, O) 4 . o W GOO GOO eoe CO n - E0°$g$88888 ?8$ Wkdy Pk Demand Rate[4] DO 2 i � d y 141 ODD In V• N O Ye) 0. .b0 co h COO COO V' V' V' V' V' M 4-4 N N M V i C Ti d N 01 m eon 011 01 01 m 00 m 01 00 PI TOTAL SHARED PARKING DEMAND N C0 P— N rN O^ N .0 .0 YA1 N 10 NO .0 N h n 00 Co p. 00 e. .O N 7 9 3 Proposed Starbucks Expansion V' V' V. V' [V N NI M M1 1n M M c 5 R it > r V' V- V' V' V' V- V' V' V' V V' V . t r U N N N N N N N N N N N N As of December 2011 V� O N Y .00 O .2O T 000 0 00 00p V' In N N In .0 .O b N .O N V' t d° Z. O E o$ O E O C O O Q4 0 0 0 O— z$ N 0 V' N .O 4-. 00. P O z 0_ r E 7 u V a 1J z d W r 4- J Q r 0 I- 0 W TY IRestaurant I e e e 0 0 o e o 0 a e o cci co Q. CO ff .. CO CO W et. WV W O^ On CO M TOTAL SHARED PARKING DEMAND Time of Day E $ 8 C g$$$ 8 8 8 8$ O �fV M P N .0 A CO O. N IWkend Pk Demand Rate[4] N01 .4D N T.0 N NA N N n Q• M M N N N N N M't 4I) V) Site Parking Supply N m N N N N N n n n M m M M M M 1,1 M M M TOTAL SHARED PARKING DEMAND ■ N N In IN — ■0 V- V' .0 n N ^O ^ W 000 0 P 0. 0 a h .0 V' n 9 J Starbucks Expansion In .n .0 .n V' N M V V' V' V' N Vacant Tenants V V' V' V- V' V' V• V- V• V' V' V' . $ Ea C p I... LC) N N 0. 0.. N N N N N N N N As of December 2011 .0 N� .0 O M 0. M pp O N M O N O. O 0 O M 4- 0. .0 .O O. N N .0 NO N ^ N .0 .0 Y) N E A 0 j. O O 0$ 0 OO$ $ O$ 0 O G G— z$ N M V N .0 h CO P z aoram MI= +1d 9. Parking Analysis i0) `Qp 0 e° 0 o e° 0 0 0 0 o - r. w am O 0) N V V h co co w IDD C" ec 980E09 88888888 r N O O 0 m m ran n N o P N V n N N N mn V I= in i O. TOTAL SHARED PARKING DEMAND P N m ? 04 h O 0' O P p Np CO 1.... ?D.' 0 n r` r\ w m P P P r` 2 Wkend Pk Demand Rate[4] V In T N N N m V< C n Proposec Starbucks� Expansion 4 4 4 4 2 2 2 3 3 3 3 3 Vacant Tenants 41 41 41 41 41 41 41 41 41 41 41 41 O 0 m m ran n N o P N V n N N N mn V I= in i O. TOTAL SHARED PARKING DEMAND P N m ? 04 h O 0' O P p Np CO 1.... ?D.' 0 n r` r\ w m P P P r` 2 Wkend Pk Demand Rate[4] V In T N N N m V< C n Proposec Starbucks� Expansion 4 4 4 4 2 2 2 3 3 3 3 3 Vacant Tenants 41 41 41 41 41 41 41 41 41 41 41 41 Restaurant TOTAL SHARED PARKING DEMAND Wkend Pk Demand Rate[4] r P O r m M— O. = h ul h vinr r1 N N N— N N en V �0 °°r r^l l^+l M en f^n M M n r•1 m M es" in. . . . . . . . . . d la .0 rn•- 0 N 0 0 0 0 0 0 oo n. eo m a• P P n m N so N— r. P 04 rn n 0 0. N 04 '0 r` V V N 0 V N Vl 0 b of V N r7 V V V V N �nGq v R C V V V V V V V P V V V V > r..l I I m d P P P P P P 0, P P N P P i N N N N N N N N N N N W ` b E N P O pp O 2; 2 ? W p Q a N h N 0 '0 r+ N t� 0 0 N V N • O F `o o— Z 8 r 8 g 8 O co TOTAL SHARED PARKING DEMAND Proposes Starbucks Expansion 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- I 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 I . 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 B. 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 available 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. CORPORATI+t 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 levels. • 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). It 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 1271 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 lower 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 building, 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 KOA IC`o R. _ - _ _ ]()N Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) 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 GORP0. - -io Prepared for Baldwin Arcadia Center LP Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Page 44 �y "3- 117 Ali AA N ti L;! N • -$ N N `:4 10 Z�z 0 m 14 limMs MINOR 1111111111r 111111111`Q 111111111t _ 1111111111u' i9.f.L:ij Alumna) Z_ f� I I I IG I I I E I I I 1 I I I ILA [�Vi11IIIIIII1111U11L Cl • 641 6= 4 .11111 Il I61._ 111 HIM I II- 1 J1111111111111*_111111111115 11111111111111I 11111111 1 111` 1111 I,_ 111111111111;1 E 1III I1 11111111111I 111 .1 1I11111111c1a 11 ( 1 I 1 I 1 I 1 I I I61�I111111111 11 I Q r 'i= 11111111111,J1111111111,10 1111111111r 1111 11 rn rf 11111111111,, 1111 I 1 _ 11 G 1111111iz 11111111111c WIIIIIIIIl,J1111I11MIA 1111111 11110" 1111111111i ..., 111111111 Ilrr 1111111111 I, 1111111111i^11m1IIIII - 1111111111 I,,, 111 1111111 Ir; lI(IIIIIIlIIllII VIII IIIII!I 1111111oli '1 111111 w a ' Z E J Y Z 7 U 4 r F Recommended Way Finding Signages $ /{\ - ' ® °§! !2 §\ / \OE �} 82 ƒ \)[ E § § { \/ °0 k ƒi ±!§ }; e k 0 0 E 0 ongestion Manage oximately 3.5% of these project person trips mmendation cc E E an <_! ns along Duarte Road and Naomi Ave • ( Fa • \ ( The proposed pr 61, L § ! !E!!!!!! eg@R& »@* E 'E o X g 'Et; o E iw w C g t = in .2 w z 8 EEEEEEEE 8E1.948E:RW ,,T1i1;VCM COMROl: Signalized 0 %n, 8 0 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 21 85 551 592 7:00 PM 82 187 118 27 9 20 73 516 627 8:00 PM 79 181 107 25 4 20 64 480 663 9:00 PM 68 165 92 24 1 2 22 374 769 Min. Available Space 15 51 166 27 40 179 70 592 * Fewest space availab e at 6:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Comer of Duarte Rd and Baldwin Ave, Arcadia Gate 8/24/2011 By M.B. Day Wednesday Weather Sunny ZONE A B C D E 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 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 availab e 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 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 25 12 17 110 473 670 5:00 PM 69 143 130 24 6 27 119 518 625 ' 6:00 PM 78 162 103 21 5 19 95 483 660 7:00 PM 84 183 98 17 3 23 85 493 650 8:00 PM 70 169 109 22 4 10 63 447 696 9:00 PM 51 147 114 32 2 8 33 387 756 Min. Available Space 14 56 150 26 44 183 63 625 • Fewest space available 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 D E F G Used Available CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 37 141 90 14 20 23 83 408 735 11:00 AM 43 129 124 19 20 33 100 468 675 12:00 PM 52 111 119 2D 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 26 21 30 132 475 668 4:00 PM 51 108 135 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 97 89 18 3 4 41 317 826 Min. Available Space 11 88 156 26 33 177 50 634 ' Fewest space available at 6:00 pm APPENDIX C. PARKING SURV P6090 - Arcadia Hub Parking Study Southwest Comer of Duarte Rd and Baldwin / ZONE A B 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 6:00 PM 70 104 7:00 PM 61 108 8:00 PM 60 69 9:00 PM 44 18 Min. Available Space 28 119 • Fewest space available at 4:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Southwest Corner of Duarte Rd and Baltlwrn Ave EY 1ve. A xa Date 8!28/2011 By Y.W Day $Nude* Weather Surety SATURDAY C D E F G Used Available 299 58 57 21D 182 239 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 1 133 511 632 156 32 18 27 143 537 606 165 35 19 29 134 547 596 • 156 36 15 21 108 501 642 137 33 12 16 93 465 678 110 30 5 13 81 408 735 99 20 4 14 ! 56 322 821 76 21 1 12 39 211 932 134 22 36 '77 39 659 • 596 Date 8/28/2011 Day Sunday By Y.W. Weather Sunny ZONE A B C D E F G Used Available CAPACITY 98 239 299 58 57 210 182 1143 10:00 AM 25 106 105 17 9 22 60 344 799 11:00 AM 23 115 115 17 9 22 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 33 123 457 686 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 0 24 206 937 Min. Available Space 27 121 161 26 45 177 47 659 ewes t space available at 5:00 pm APPENDIX C. PARKING SURVEY P6090 - Arcadia Hub Parking Study Date 8/29/2011 By Y.W. Day Monday Weather Sunny Southwest Corner of Duarte ZONE Ka ana A tfaiawm B rve. h,..d�.n C D E F 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 31 15 29 83 507 636 6:00 PM 75 176 187 27 17 10 77 569 574 ` 7:00 PM 76 195 116 26 4 18 65 500 643 8:00 PM 76 161 88 26 4 18 51 424 719 9:00 PM 69 147 75 28 2 7 24 352 791 Min. Available Space 22 44 112 27 40 , 179 78 574 • Fewest space available at 6:00 pm 0 XXX GOLDEN WEST AVE DUARTE RD NAOMI AVE AM PEAK HOUR LEGEND Project Location Study Intersection Intersection Turn Volume 97 �\ 3 t 0- . 4 7-4 rE3 sir 151 w Z J PM PEAK HOUR 145 4 i 126 Not to Scale KOA. CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Appendix F ; B Total Related Project Traffic Volumes APPENDIX C Shared Parking Analysis Prepared for Baldwin Arcadia Center LP KOA CORPORA '1 R)T\ Traffic and Parking Impact Study for Arcadia i laHub Shopp g Ce Center (v2) TOP LEVEL GROUND L 1 r — AU ti rsi F(210) j VEL = G(1B2) 5 N O ns ti 11111111 11ILr _ L I 'I I11I I11I I I 1)I I I I Ii 1I J 9QIIIIII1'r Z NW- u (!..CANT),. Proposed Starbucks) E51 Expansion limos lasme MINN 1 1 ti 11 1 1 1 1 1 1 1 1 1 1 . 1 , 1111 I I I / 11 Vil 111111I111i 11111111111T 11111111111.111111111111 C 29) 11 119111111111111111111111 111111111II. IIIIIVIV11IiIt �n 11111V1V111`rlI1111VIU111cn iG iCl 1III1111I1�1n I11111I1I11� 1II111I1II1011111111111 ..n IIIMINIMMIT1111111111111 Legend A( #) = Area "A" with # parking spaces E Oj Z o 111111111 —4 Y 11 2 (58' (0 U 1R1+__f11111111 wog -a a KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center e ,_.. At4P!'■.1. ; Appendix C -1 Parking Lot Zones APPENDIX C -2 * Number of parking spaces required for each 1.000 sq. ft. GLA. KOA C Prepared for Baldwin Arcadia Center LP PC)R Al X4 )1` Traffic and Parking Impact Study for Arcadia Hub 19, Hub Sh2ppi g enter ices 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% I00% 1.45 62,390 5 312 18.4% 0.27 Fitness Center 70% 90% 1.29 43,000 7 301 17.7% 0.23 Restaurant 99% ° 100% 1.01 760 5 4 0.2% 0.00 Restaurant 99% 100% 1.01 8.850 10 89 5.2% 0.05 Bank 95% 100% 1.05 13,940 4 56 3.3% 0.03 Optometry 95% 100% 1.05 1,550 5 8 0.5% 0.00 DentalOfFlce 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% I00% 1.00 1,550 5 8 0.5% 0.00 Total 315.883 1,698 100% 1.38 * Number of parking spaces required for each 1.000 sq. ft. GLA. KOA C Prepared for Baldwin Arcadia Center LP PC)R Al X4 )1` Traffic and Parking Impact Study for Arcadia Hub 19, Hub Sh2ppi g enter ices APPENDIX C.3 ARCADIA HUB SHOPPING CENTER Existing Tenants (August 201 1) KOA CORPORATION Address Existing Tenant Square Footage Use Parking Code* Parking Spaces Required Hours of Operation S. BALDWIN AVE. 1201 A Burlington Coat Factory 100,491 Retail 5 502.5 M-Sa: 1 Oa - 9p, Su: 1 la - 7p 120113 Burlington Coat Factory 26,000 Retail 5 130.0 M -Sa: 10a • 9p, Su: 1 la - 7p 1201 VACANT 406 5 2.0 1205 Jo-Ann Fabrics 15,000 Retail 5 75.0 M -Sa: 9a - 9p, Su: 10a - 6p 1207 Yamaha 3,535 Retail 5 17.7 M -F: 10a • 8p, Sa: 9a • 7p, Su: 10a - 6p 1215 Ann Karen Spa 12,500 Retail 5 62.5 Daily: 9a • 9p 1225 VACANT 3,275 5 16.4 1227 Tuesday Morning 7,200 Retail 5 36.0 M -Sa: IOa • 7p, Su: noon • 6p 1229 Bank of America 5,857 Bank 4 23.4 M -F: 9a - Sp 1271 VACANT 20,800 5 104.0 1309 First Commercial Bank 4,083 Bank 4 16.3 M -Th: 9a - 4p, F: 10a - 6p, Sa: 10a - I p 1311A Orchid Thal Cuisine 2.800 Restaurant 10 28.0 Daily: 10:30a • 10p 1311B Yong Dong Tofu House 2,000 Restaurant 10 20.0 Daily: I la - 9:30p 1311C VACANT 760 5 3.8 1313 VACANT 4,814 5 24.1 1317 Tomato Bank 4,000 Bank 4 16.0 M-Th: 9a - 4:30p, F: 9a • 6p, Sa: 1 Oa - I p 1325 L.A. Fitness 43,000 Fitness Center 7 301.0 M-F: Sa • midnight. Sa -Su: 8a - Bp 733 W. NAOMI AVE. A Nall Salon 600 Retail 5 3.0 Tu -Sa: 10a • 7p B Starbucks [I] 950 Restaurant 10 9.5 Daily: 5:30a - 10p C AT &T 665 Retail 5 3.3 Dally: I0a - 8p D Smoke Shop 760 Retail 5 3.8 Daily: 9a - 7p E Boutique No. 5 564 Retail 5 2.8 Daily: 1 I a - 7p F Rancho Shoe & Vacuum Repair 940 Retail 5 4.7 Daily: 8:30a - 6:30p G Subway [23 760 Restaurant 5 3.8 M -F: 7a - 1Ip, Sa -Su: 7a - lop H Sparks Hair Salon 760 Retail 5 3.8 M: 1 la - 7p, •Sa: IOa - 7p, Su: I la - 2p 1 Real Estate Agency 760 Office 4 3.0 Daily: 10a - Sp J Vivi Hair Salon 760 Retail 5 3.8 M-Sa: 9a - 7p, Su: 9a - 2p K Dry Cleaners 750 Retail 5 3.8 M -F: 9a - 7p, Su: 9a - 4p L Vitamin Meken 787 Retail 5 3.9 Daily: 9a - 7p M JC Herbs 740 Retail 5 3.7 Daily: 10a • 6p N Morning Glory 741 Retail 5 3.7 M -F: 9:30a - 6p, Sa: 1 la - Sp 745 W. NAOMI AVE. Pavilions 62,390 I Supermarket 5 312.0 M -F: 8a - 9p, Sa -Su: 9a - 6p 815 W. NAOMI AVE. A Taisho 1,550 Restaurant 10 15.5 Daily: I la • 9p B VACANT 2.280 5 11.4 C/D Jenny Craig 2,400 Retail 5 12.0 M -F: Ba - 8p, Sa: 7a - I p, Su: Ba - 2p E Beauty Supply 1,550 Retail 5 7.8 M-Sa: 10a - 7p, Su: 8a - 2p F Cellular/Tmobile 1,550 Retail 5 7.8 M -Sa: 1 la - 7:30p G AU79 1,550 Restaurant 10 15.5 F -Sa 9a - la, Su-Th: 9a • 12:30a H Hair & SkinCare 1,550 Retail 5 7.8 M -Su: 10a - 7p 1 VACANT 1,550 5 7.8 J Time Warner 1,550 Retail 5 7.8 M -F: 9a - 6p, Sa: 9a - 5p J -1 Time Warner 140 Retail 5 0.7 M-F: 9a - 6p, Sa: 9a - Sp K Young's Optometry 1,550 Optometry 5 7.8 M -Sa 10:30a - 7p, Su: 10:30a - 6p L Eric To Dentistry 1,550 Dental Office 6 9.3 Daily: 9a - 6p M Mission Renaissance Art 1,550 School 5 7.8 M -F: 3p - 7p, Sa: 9a - 5p, Su: I la - 4:30p TOTAL (OCCUPIED TENANTS) 315,883 1,697 TOTAL (VACANT TENANTS) 33,885 170 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 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 restaurant was approved to be limited to nine seats or less. The parking code than 1,500 square feet and /or with up to 12 seats was assumed. I indoor seats and 6 outdoor seats. The parking code requirement of 10 seating inside, but there were 7 seats outside. The Subway requirement of 5 spaces per ksf for restaurant use with not more KOA CORPORATION APPENDIX C -4 ARCADIA HUB SHOPPING CENTER Existing Tenants (February 2013) Address Existing Tenant Square Footage Use Parking Code" Parking Spaces Required Hours of Operation S. BALDW N AVE. 1201 A Burlington Coat Factory 100,491 Retail 5 502.5 M•Sa: 10a - 9p, Su: 10a - 8p 120113 Burlington Coat Factory 26,000 Retail 5 130.0 M -Sa: 10a - 9p. Su: I0a • 8p 1201 VACANT 406 5 2.0 1205 Jo-Ann Fabrics 15,000 Retail 5 75.0 M •Sa: 9a • 9p, Su: 10a - 6p 1207 Yamaha 3,535 Retail 5 17.7 M•F: 10a • 8p, Sa: 9a - 7p, Su: 10a - 6p 1215 Ann Karen Spa 12.500 Retail 5 62.5 Daily: 9a • 9p 1225 Re•Max 3,275 Office 4 13.1 Daily: 9a - 6p 1227 VACANT 7,200 5 36.0 1229 Bank of America 5,857 Bank 4 23.4 M •F: 9a - Sp 1271 Yi Xiang Restaurant [1] 15,000 Restaurant 10 150.0 To be open Summer 2013 1309 First Commercial Bank 4,083 Bank 4 16.3 M -Th: 9a • 4p, F: 10a • 6p, Sa: 1 Oa • I p 1311A Orchid Thal Cuisine 2,800 Restaurant 10 28.0 Dally: 10:30a - 10p 1311B Yong Dong Tofu House 2,000 Restaurant 10 20.0 Dally: I la - 9:30p 131 IC Cellular & PC Repair 760 Retail 5 3.8 Not Available 1313 Concept Cube 4.814 Learning Center [2] 17.0 M -F: 3p - 10p, Sa -Su: 9a - 7p 1317 VACANT 4,000 5 20.0 1325 L.A. Fitness 43,000 Fitness Center 7 301.0 M -F: 5a - midnight, Sa -Su: 8a - 8p 733 W. NAOMI AVE. A VACANT 600 5 3.0 B Starbucks 950 Restaurant 10 9.5 Daily: 5:30a - 10p C AT &T 665 Retail 5 3.3 M -F: 10a - 8p, Sa: 10a - 7p, Su: 2a - 6p D Smoke Shop 760 Retail 5 3.8 M•Sa: 9a - 7p E Boutique No. 5 564 Retail 5 2.8 Dally: 1 I:30a - 6:30p F Rancho Shoe & Vacuum Repair 940 Retail 5 4.7 M -F: 8:30a - 6:30p, Sa: 9a - 5p G Subway 760 Restaurant 5 3.8 M -F: 6a - 10p, Sa-Su: 7a - IOp H Sparks Hair Salon 760 Retail 5 3.8 M: I I a - 7p, W -Sa: 10a - 7p, Su: 1 la - 2p I Real Estate Agency 760 Office 4 3.0 Daily: 10a • 5p Vivi Hair Salon 760 Retail 5 3.8 M•Sa: 9a - 7p, Su: 9a - 2p K Corner Beauty 750 Retail 5 3.8 Tu -Sa: 10a - 7p, Su: Appt Only L Vitamin Meken 787 Retail 5 3.9 Daily: IOa • 5:30p M JC Herbs 740 Retail 5 3.7 Daily: 10a - 6p N FedEx [3] 741 Retail 5 3.7 M •F: 9:30a - 6p. Sa: I I a - Sp 745 W. NAOMI AVE. Pavilions 1 62,390 Supermarket 5 312.0 M•F: Ba • 9p, Sa -Su: 9a - 6p BIS W NAOMI AVE. A Yushoken [3] 1,550 Restaurant 10 15.5 Su -Th: 11:30a - IOp, F -Sa: I I:30a - I Ip B VACANT 2.280 5 11.4 C/D Jenny Craig 2,400 Retail 5 12.0 M: Ba- 7p,Tu:Ba- 5p,W:9a- 6p,Th:9a -7p, F:8a- 12p,Sa:7a- Ip,Su:Ba -Ip E Beauty Supply 1.550 Retail 5 7.8 M•Sa: IOa • 7p. Su: 1 la - Sp F VACANT 1.550 5 7.8 G AU79 1.550 Restaurant 10 15.5 F•Sa: 9a - la, Su-Th: 9a • 12:30a H Hair & SkinCare 1,550 Retail 5 7.8 Tu -Th: 10a - 7p, F -Su: 9:30a - 7p 1 GNC 1,550 Retail 5 7.8 M• Th: 10a- 9p,F:lOa•Bp,Sa:IOa- 7p,Su:10a -6p j Time Warner 1,550 Retail 5 7.8 M -F. 9a - 6p, Sa: 9a - 5p J -I Time Warner 140 Retail 5 0.7 M -F: 9a • 6p, Sa: 9a - Sp K Young's Optometry 1,550 Optometry 5 7,8 M- W:10:30a- 7p,Th: I p- 6p.F- Sa:10:30a -7 p. Su:10:30a 4p L Eric To Dentistry 1,550 Dental Office 6 9.3 Daily: 9a - 6p M Mission Renaissance Art 1.550 School 5 7.8 M•F: 3p • 7p, Sa: 9a • Sp, Su: 11 a - 4:30p TOTAL (OCCUPIED TENANTS) 327,932 1.826 TOTAL (VACANT TENANTS) 8,236 41 TOTAL (PROJECT TENANT SPACE) 7,800 39 * Number of parking spaces required for each 1.000 sq. ft GLA Notes: The types of existing tenants and vacancy units based on field observations by KOA staff on February 6, 2013. The land ums in bold depict changes in tenant space since August 2011. The hours of operation were updated based on lield observation. For tenants that did not post business hours, the operating hours from August 2011 were assumed. [1] 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. [2] 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 City parking code requirements for land uses with students of high school age or older are I space per employee plus 1 space for every 3 students. [3] Changed names or ownership. APPENDIX D Intersection Level of Service Worksheets K A COR POR ATJO N Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) Prepared for Baldwin Arcadia Center LP March 19, 2013 — Appendices EXISTING CONDITIONS Prepared for Baldwin Arcadia Center LP KC A CORPORA1 I Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) �C, March 19, 2013 — Appendices rn w Feb 14, 2013 .0 F Existing AM « w X Q # • * - xi O * O •Hi * 11 # m x * * 0 * * .. 4 H* * is > * 0 r 4 * - * Q + • u C • m 0 * p, O •• * 0 0 • E* * U N' U* q F Q, ..ai x 0 a) 0 * 0 • >. > * (n a>+ + 0 H O 0 01 C O x *> O N* o 00, 0 HQ w* 0 p7 x .5 40 O O v ▪ • • -.i al H x 7 • O * * -,1 al > * 'O 40 .0 0 x 1, > a) * 0 • 0 0 * U a* 0 0 £ x 3) + + w a) * a * i.) •.1 do 0 a) 0 * O 0 0• * 11 # + CO 0) 0* 0 t * 00 ✓ 0 * 1 # C 0 Q + + • O « + C O a * 0 * .00 H al * a) 0 0 b > u* a* 4 o H rt F O >. * * o o M* 07 0 a U * ..14 * H H m* 441 m* 3 • .0 * O * * 0 O Cq * + a • rti H O 0 0 N H Q O C O .1 0 w 0) 0 0 * O p0, 0 0 # 'O * a a * a) — . 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H H H r, + 101 r H O H O1 In C + O H H H 2309 Cowl 0 .. rxt N • •• 01 0 0 as Q, X01 + }; >.•• > 0'0 0E.7 '00r >* .4 0 4 1 14 , 4+ 0 40 0 4+ 04 40 44 0 m (4'.4)(0(44) N m N 3* 4 -, ro 0 0) W N T1 00 co, v (-0.. 0 0 H g 4 a • G .7 < FUTURE WITH PROJECT CONDITIONS KOAfor Baldwin Arcadia Center LP K��A CQN �'O ft.A 1 O Iv Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Appendices (Sta bucks) AM 7 L <n 01 0 N 0 x - 1J a( -Hi w0G TJ 0 GO U X En w1 0 w 7 N '0.0 H N O F N w N 00 .441 a' — m 1, m C 1, 00 a U o i C00. fl -•G-1 W CL .4 -H G En 3 .0 a' x 44 1J •Hi W 14 U 4 k # + 4 k W 4 4 4 44 0 43 44 0 N C *In X 0 7 I m Y + • ;rl 0 W 4 # o X F # X o (1) 4 4 # 0 > 4 0 al 1 'Hi + 4 1■ + + 4 '0 ra 4 4 c4 ,-a G k # N + + a — al + 0 — 0 + 4, •• .0 4, N 43 Hi + 4 a) N P' u 4 + x -- > + 7'0 4, �-� 4 Q C 0 0 '004000W004004000,0 0 0 CO 1s) h • 0 0 0 0 0 0 0 0 O O O O O O d' l0 N d, N • N N N N N 1p r '0 04 H H H H H H H H 0 0 04 21 1, 7 U H 0 0 l0 0 l0 m O al O O 0.. 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'0 v 0 • 0 0 k 0 O H H 0 G k a) M N 0 N 07 N* U d' • O . .j N • N O + O H H H 0 k U M N 0 N W N O N 0 40 * N to p O 4• N • N N • N O 0 F( O H •H H H H H M# N 0 N W \0 * 1T cr k - O F. x N • 0 k 0 -I H .N 0 O l 0 3 O 0 r H O H CO 171 k Q M o H • H H ° k 0 N N 7 r k H o H W H o H ro 1.•1 ro M # • o . . p * O H • H ti H o* H E 0 k H H H r H O H W 111 Traffix 8.0.0715 INTERSECTION #3 (ICU METHODOLOGY) Prepared for Baldwin Arcadia Center LP KOA CoRpc»Rn7 ION Traffic and Parking Impact Study for Arcadia Hub Shopping Center (v2) March 19, 2013 — Appendices 2013 11,33:07 Fri Feb 15, 2013 11:32:46 0 3 Golden West Ave & Na ntersection 2 24g 1,ilocti4ggtrnov.,1 g )1•4 00C4). 1•11) aaaol a 0 — ° F E [ N W � m � a m o a w gggggg 222°2222 ri a u ° .. 2"22,22°2222- .+ ` 2 000.41' v 0 1N 0 0 .-I .ol m o ' a F EE N C a vu v0 o > O a y .] m o 3 = — w om v 0.r r _ — • T1 0 0 - 0 ti 'O 0 .w ., w.y o 0 o E Z u 0 0 O E v H v E U p ti p wrg OD H 0 c a00 .+ 0 0 .01 .-1- 18)--11-101-0 S 0 o Y o N o w o .. ., ., 0 0 0. o N ums v ° ry ry ry 14 N N '> E U p _ r 01 " c .-- ti .- .� .� 1H 0 0044 V) 00 0 6.0.0715 (cl 2008 Dowling Assoc. 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' m n r n .. .. 0 r N n o m 0,,,a— £ ow (0 0 0 0 0 (J00000000000000 0 3 * m 0 p F * c 2o0 o,°25o550mo oa`°ot.of, m Ff -1,00 WOOWOW00.00Wo. 000 y HM r (1 2 to ooln oino o ono Oln oin r H 0 c a 0 0 m x a e ss07)t no1 A N r < w N F R � ryry y n 02 n w 2 g— P " x W H 0 n c o w n c n .n x a r x a 0 3 (StarbucksThu Feb 21, 2013 16: 6%( SUE MORENO ernces (626) 350 -5944 OWNERSHIP / OCCUPANTS LIST RADIUS MAPS - LAND USE - PLANS MUNICIPAL COMPLIANCE CONSULTING 121011 LAMBERT AVE.EL MONTE. CA 61132• FAX(626)360.1532 PROJECT INFORMATION 1227 S. BALDWIN AVE, ARCADIA, CA. 12 -314 SCAT F 1"= Inn