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HomeMy WebLinkAboutItem 1 of ARc P6,111 v��G�tisroNVr99�� �A,ty STAFF REPORT Development Services Department DATE: November 12, 2013 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: RESOLUTION NO. 1887 — CONDITIONAL USE PERMIT NO. CUP 13-08 AND ARCHITECTURAL DESIGN REVIEW NO. ADR 13-35 WITH A CLASS 3 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 1,542 SQUARE FOOT SHABU SHABU RESTAURANT WITH SEATING FOR 43 CUSTOMERS AT THE ARCADIA HUB SHOPPING CENTER AT 815 W. NAOMI AVENUE, UNIT F. Recommended Actions: Find that the Project qualifies as a Class 3 Categorical Exemption from CEQA; approve CUP 13-08 and ADR 13-35, and adoption Resolution No. 1887. SUMMARY The applicant is requesting approval of a Conditional Use Permit with a parking modification and Architectural Design Review for a shabu shabu restaurant with seating for 43 customers at 815 W. Naomi Avenue, Unit F — see the attached aerial photo, photos of the site, and proposed plans. It is recommended that the Planning Commission approve these applications, subject to the conditions listed in this staff report, and adopt the attached Resolution No. 1887. BACKGROUND APPLICANT: Mr. Mal Sun Im, Business Owner LOCATION: 815 W. Naomi Avenue, Unit F REQUEST: A Conditional Use Permit with a parking modification and Architectural Design Review approval for a 1,542 square foot shabu shabu restaurant with seating for 43 customers at the Arcadia Hub shopping center. SITE AREA: 110,586 square-feet (2.54 acres) FRONTAGE: The proposed restaurant has no street frontage, but has 18'-7" of building frontage facing the parking lot. EXISTING LAND USE & ZONING: The existing 1,542 square foot unit was formerly a T-Mobile Cellular Store and is located in a shopping center that is commonly referred to as The Arcadia Hub. Major tenants include the Burlington Coat Factory/Baby Depot, L.A. Fitness, Joann Fabrics, and Vons Pavilions. The center has 1,137 parking spaces, and is zoned C-2, General Commercial. 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 shabu shabu restaurant, "Mokkoji" at 815 W. Naomi Avenue, Unit-F, a 1,542 square-foot unit that is currently vacant, but was formerly occupied by a T-Mobile Cellular store. The applicant has a similar restaurant in Irvine — see the attached photo. Consistent with the shabu shabu style, the proposed restaurant will have cooking stations at each table and at each counter seat so that patrons may cook their own food. There will be a maximum of 14 employees and seating for 43 customers. The proposed business hours are Monday through Friday from 11:30 a.m. to 2:00 p.m. and from 5:00 p.m. to 9:00 p.m.; and 11:30 a.m. to 9:00 p.m. on Saturdays and Sundays, operating hours will be from The applicant intends to apply for a license to serve alcoholic beverages for on-site consumption from the State Department of Alcoholic Beverage Control. The applicant is proposing minor alterations to the exterior of the existing building to reflect the style of the restaurant. The primary changes are the installation of new stainless steel window mullions and ornamental wooden window treatment, and the addition of new signage, which is preliminarily shown on the attached plans, but will be subject to a separate sign design review application. The proposed design is consistent with the City's Architectural Design Guidelines. CUP 13-08 & ADR 13-35 815 W. Naomi Avenue, Unit F November 12, 2013 — Page 2 of 7 Traffic and Parking There are 1,137 parking spaces at The Arcadia Hub. Per Code, the combined parking requirement for all of the current uses is 1,947 spaces, including one retail vacancy. This is a deficiency of 810 spaces. With the proposed 1,542 square foot restaurant the parking requirement increases by 16 spaces to 1,963 spaces, and the deficiency increases to 826 parking spaces. A restaurant that is larger than 1,500 square feet and/or has seating for more than 12 customers requires ten parking spaces for every 1,000 square feet of gross floor area. Therefore, the requirement for the proposed 1,542 square foot restaurant is 16 spaces. The attached Traffic and Parking Impact Study by KOA assessed the implications of this proposed restaurant and the anticipated demand from the 12 businesses that have opened in the shopping center since the original 2011 traffic study — see Table 11 on page 25 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 weekday 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 73% utilized; leaving 299 spaces available. The study includes an adjusted analysis of the projected parking demand to take into account the year-end holiday shopping season. This adjusted analysis indicates that the maximum anticipated parking usage during the holiday shopping season will be 92%; leaving approximately 92 spaces available. The consultant found that patrons visiting Pavilions and the tenants at 815 W. Naomi Avenue generally parked on the western side of the parking lot where ample parking spaces are available. 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. 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 proposed restaurant could have on the four (4) intersections in the area of this shopping center, and found that these intersections will not be adversely impacted: • Golden West Avenue and Duarte Road • Baldwin Avenue and Duarte Road • Golden West Avenue and Naomi Avenue • Baldwin Avenue and Naomi Avenue CUP 13-08 & ADR 13-35 815 W. Naomi Avenue, Unit F November 12, 2013— Page 3 of 7 The parking study provides a cautionary note that states that the parking data was collected in 2011 and should be updated to be sure that it is representative of existing conditions, and that the data in the report should be not be used for additional tenant changes in 2014 or later. The City Engineer has reviewed the KOA study and despite it being based on 2011 data, agrees with the conclusion that the proposed restaurant will not adversely impact the parking situation at this center or the traffic at any of the nearby intersections. 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. Facts to Support the Finding: A restaurant is consistent with the Zoning and General Plan Land Use Designation 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. Facts to Support the Finding: 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. Facts to Support the Finding: 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. Facts to Support the Finding: The proposed restaurant will not increase the traffic that is expected at this location. The streets around the subject center (Baldwin Avenue, Naomi Avenue, Duarte Road, and Golden West Avenue) are adequate for the type of traffic that is to be generated by this use. CUP 13-08 & ADR 13-35 815 W. Naomi Avenue, Unit F November 12, 2013 — Page 4 of 7 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. Facts to Support the Finding: The proposed restaurant is a commercial use that is consistent with the General Plan Land Use Designation of the site. The proposed project, with the recommended conditions of approval will satisfy each prerequisite condition, and all City requirements regarding disabled access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. Any changes to the existing facility may be subject to having fully detailed plans submitted for plan check review and approval, and to Building Permits. ENVIRONMENTAL ANALYSIS If it is determined that no significant physical alterations to the site are necessary, then this project, as a conversion of an existing facility qualifies as a Class 3 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines. A Preliminary Exemption Assessment is attached to this staff report. It is recommended that the Planning Commission determine that this project is exempt from CEQA. PUBLIC NOTICE/COMMENTS Public hearing notices for CUP 13-08 and ADR 13-35 were mailed on October 31, 2013 to the property owners, tenants, and occupants of those properties that are within 300 feet of the subject property - see the attached radius map. Because staff considers the proposed project exempt from the requirements of the California Environmental Quality Act (CEQA) the public hearing notice was not published in a local newspaper. As of November 8, 2013, no comments were received in response to the public hearing notices. RECOMMENDATION It is recommended that the Planning Commission approve Conditional Use Permit No. CUP 13-08 and Architectural Design Review No. ADR 13-35, subject to the following conditions: 1. Business hours shall not exceed 11:30 a.m. to 9:00 p.m. daily. 2. This approval of CUP 13-08 and ADR 13-35 includes a parking modification for the center of 1,137 spaces in lieu of 1,963 spaces required. 3. The shopping center management company shall inform tenants that their employees must park in the designated areas. CUP 13-08 & ADR 13-35 815 W. Naomi Avenue, Unit F November 12, 2013- Page 5 of 7 4. The accessible parking spaces directly adjacent to the subject unit shall be upgraded to comply with the current accessibility standards to the satisfaction of the City's Building Official. 5. All cooking stations shall be provided with a Type-1 hood, and all hoods, ducts, and cooking stations shall be protected by automatic fire suppression systems to the satisfaction of the City's Fire Marshal. 6. The fire sprinkler system shall be modified as required by the City's Fire Marshal. 7. 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. 8. All City requirements regarding disabled access and facilities; occupancy limits; building safety; fire prevention, detection and suppression; health code compliance; emergency access, egress and equipment; water supply and facilities; sewer facilities; trash reduction and recycling requirements; environmental regulation compliance, including National Pollution Discharge Elimination System (NPDES) measures; 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. Compliance with these requirements shall be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 9. The use approved by CUP 13-08 and ADR 13-35 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 13-08 and ADR 13-35, 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. 10. Noncompliance with the plans, provisions and conditions of approval for CUP 13-08 and ADR 13-35 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the restaurant. 11. 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 CUP 13-08 & ADR 13-35 815 W. Naomi Avenue, Unit F November 12, 2013 — Page 6 of 7 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. 12. Approval of CUP 13-08 and ADR 13-35 shall not be of effect unless the property owner and applicant/business owner have executed and filed an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should move to approve Conditional Use Permit No. CUP 13-08 and Architectural Design Review No. ADR 13-35, and adopt the attached Resolution No. 1887 that incorporates the requisite environmental and Conditional Use Permit findings and the conditions of approval as may be 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 13-08 and/or Architectural Design Review No. ADR 13-35; state the finding(s) that the proposal does not satisfy with reasons based on the record; and direct staff to prepare a resolution incorporating the Commission's decision, and specific findings for adoption at the next meeting. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the November 12, 2013 hearing, please contact Assistant Planner, Nick Baldwin at (626) 574-5444, or nbaldwinc ci.arcadia.ca.us. oAppro :• Ji A4na ,■ munity Development Administrator Attachments: Aerial Photo with Zoning Information Photos of the Site Photo of similar restaurant in Irvine Proposed Plans KOA Traffic and Parking Study Preliminary Exemption Assessment 300-foot Radius Map Resolution No. 1887 CUP 13-08 & ADR 13-35 815 W. 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EXISTING CONDITIONS 9 2.1 EXISTING ROADWAY SYSTEM 9 2.2 EXISTING TRANSIT SERVICE I I 2.3 EXISTING INTERSECTION LEVELS OF SERVICE 11 3. CUMULATIVE WITHOUT-PROJECT CONDITIONS 14 3.1 AMBIENT GROWTH 14 3.2 AREA/CUMULATIVE PROJECTS 14 3.3 PLANNED ROADWAY IMPROVEMENTS 14 3.4 CUMULATIVE WITHOUT-PROJECT INTERSECTION OPERATIONS 17 4. CUMULATIVE WITH-PROJECT CONDITIONS 19 4.1 PROJECT TRIP GENERATION 19 4.2 PROJECT TRIP DISTRIBUTION AND ASSIGNMENT 19 5. PARKING ANALYSIS 23 5.1 EXISTING PARKING UTILIZATION 23 5.2 PARKING CODE REQUIREMENTS 24 5.3 PARKING DEMAND OBSERVATIONS 29 6. RECOMMENDED PARKING MANAGEMENT MEASURES 30 8. SUMMARY AND RECOMMENDATIONS 32 Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16, 2013—Page ii 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—AREA PROJECT LOCATIONS 16 FIGURE 8—CUMULATIVE WITHOUT-PROJECT TRAFFIC VOLUMES 18 FIGURE 9—PROJECT TRIP ASSIGNMENT 20 FIGURE 10—CUMULATIVE WITH-PROJECT TRAFFIC VOLUMES 22 List of Tables TABLE I —LEVEL OF SERVICE DEFINITIONS 7 TABLE 2—DESCRIPTION OF STUDY AREA ROADWAYS 9 TABLE 3—SUMMARY OF AREA TRANSIT LINES I I TABLE 4—INTERSECTION PERFORMANCE—EXISTING CONDITIONS I I TABLE 5—AREA PROJECTS TRIP GENERATION 15 TABLE 6—STUDY INTERSECTION OPERATIONS— CUMULATIVE WITHOUT-PROJECT CONDITIONS 17 TABLE 7—PROPOSED PROJECT TRIP GENERATION 19 TABLE 8—INTERSECTION PERFORMANCE— CUMULATIVE WITH-PROJECT CONDITIONS 2I TABLE 9—PARKING UTILIZATION (AUGUST 201 I) 23 TABLE 10—PARKING DEMAND FOR DECEMBER BASED ON SEASONAL ADJUSTMENT FACTOR 24 TABLE I I —TENANT CHANGES SINCE 201 I PARKING STUDY 25 TABLE 12—CURRENT TENANT VACANCIES 26 TABLE 13—PARKING CODE REQUIREMENTS FOR PROPOSED PROJECT 26 TABLE 14—PARKING ANALYSIS WITH PROJECT 28 Appendices APPENDIX A—INTERSECTION LEVEL OF SERVICE WORKSHEETS Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page iii I. Introduction This report is the third update to the traffic and parking impact analysis prepared by KOA for the Arcadia Hub Shopping Center. The site is located on the southwest corner of Duarte Road and Baldwin Avenue in the City of Arcadia, California. The first update to the study was in March 2013, to examine the potential traffic and parking impacts of two proposed tenant changes, an expansion of a Starbucks coffee house and a new restaurant. Both tenant changes were intensifying the former retail uses in the respective spaces. The most recent update in June 2013 provided a review of traffic and parking impacts associated with the expansion of the existing Parklane Dental tenant at 815 West Naomi Avenue, Suite L The expansion was to take place within an adjacent current retail space at Suite K. This report provides a traffic and parking study update based on the addition of a new restaurant that will occupy an existing retail space within the Hub Shopping Center. Key tasks undertaken for the updated traffic analysis included: I) trip generation forecasts of the proposed project, 2) assignment of project-generated trips to the study area roadway system, and 3) evaluation of the level of service with the inclusion of project traffic at the study locations. In addition, a parking demand analysis that included seven days of parking data from a previous study was also conducted. This report evaluates the adequacy of on-site parking with conversion to the proposed use. 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 I illustrates the project site location. 1.2 Project Description The proposed project is the conversion of an existing retail space into a new 1,550 square foot restaurant space at 815 West Naomi, Suite F. The project is anticipated to be open with the current year of 2013. Figure 2 provides the site plan and the proposed project uses. The shopping center site provides vehicular access via four driveways on Duarte Road and three driveways on Naomi Avenue. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page I e. y _ r a ,.. s ,.,. r•+ 'WV t r ,,, s$T'..i,. f ". '..w '� `'' �m i - 4. 1''a ti...+ 'i4 r .1A P i v < gat "^ a• w t Y 1 ' • nary e 3. t � d �9 + _ .. .. d'1 �� a yW+ +d�w..� • f� l' '�'ll_ _ t1 Ik4 ": rt> W. °«7A s [,u _ r i t •r a s4 a i -' _ p'4 it .41X. t _�iwr ,if y, . _. *t n ". ;� - .� i s • a a, 3 .. t • y 7 • .».,t.,.._ e''At' t r i v' ...6 frt ''',\ ip �S _r s! A :d '' f f".re a 5 �t v ryY A .e, s x `w ,, t s y *4• x LEGEND Project Location N A Not to Scale / KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 1 a' .ial�r��riG NGu^JFE2�NG Project Site Location N C z.o En d w 'x w La--i a N N Vi N N d : .~y. 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(IIII =° _ IIIIIIIIIII 11 IIIII � Q — )T s�� It �� /1711iiswiw11111 Ahiooilwwuii1111111111�°i 1 [LI 111�II`II' ;� cl„rf. o -- -x_4!— 2 . w V Q O It m ` Z r. ,,, w in ‹ r L LIIiI1111 i11I1I11I,L _ O ‘.1s. L KOA CORPORATION I. Introduction 1.3 Project Study Area This traffic study update analyzed conditions with the project at 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 on 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 the following traffic scenarios: • Existing • Cumulative without-Project • Cumulative with-Project Existing Conditions Traffic counts from the previous traffic study for the Hub site were also used for the traffic analysis within this report. The traffic counts were conducted for that report on Tuesday, May 22, 2012 at all four study intersections, during the timeframes of 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. An ambient growth factor of 1.01 was applied to the 2012 counts by KOA to estimate 2013 traffic volume conditions. The ambient growth factor is consistent with the growth factor that was used in the traffic study for the previous proposed uses at the site. Fieldwork within the project study area was undertaken by KOA to verify the existing conditions of study roadways such as traffic control characteristics, approach lane configuration at each study intersection, on-street parking restrictions and locations of transit stops. The existing level of service (LOS) at each of the study intersections is discussed in Section 2 of this report. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 4 O DUARTE RD cow t- w � w w zo z 0 o NAOMI AVE LEGEND Project Location 0 Study Intersection A A Not to Scale KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 3 Study Intersection Locations KOA CORPORATION 1. Introduction Cumulative 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 base traffic volume conditions. However, the proposed project is anticipated to be completed by late 2013, which is the current year. An ambient traffic growth rate is therefore not applicable to determine base conditions. Traffic from cumulative/area projects (approved or pending approval) within the City of Arcadia, however, was included in the analysis. These included trips from the previous project studies for March 2013 and June 2013. Daily and peak hour trips that would be generated from each of the area 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. Operations at the study intersections under this scenario are discussed in Section 3 of this report. Project Trip Generation and Distribution The project trip generation was calculated using trip rates based on the Institute of Transportation Engineers (ITE) Trip Generation (9th Edition). The project trip distribution from a previous site traffic study' was considered. The trip distribution is based on development trends in the area, local and sub-regional traffic routes, regional traffic flows, and the focused study area. The detailed methodology utilized for the project trip generation and distribution calculations is discussed in Section 4 of this report. Cumulative with-Project Conditions Based on the traffic from proposed project and the volumes from the without-Project and with-Project conditions scenarios were analyzed. Operations at the study intersections are discussed in Section 4 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 1,550 vehicles per hour per lane for all through lanes and single turn lanes and a total loss time of l 0%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 Focused Traffic Impact Study for YiXiang Seafood Restaurant at 1271 S. Baldwin Avenue, Arcadia, August 8, 2012,prepared by K2 Traffic Engineering, Inc. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 6 PIIM KOA CORPORATION I. Introduction 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 I defines the level of service criteria. Table I —Level of Service Definitions Signalized Stop-Controlled Intersection LOS Definition Intersection Average Stop Delay Volume/Capacity Per Vehicle(Sec/Veh) Ratio(ICU) (HCM) Excellent operation. All approaches to the intersection A appear quite open,turning movements are easily made, 0.000-0.600 510 and nearly all drivers find freedom of operation. Very good operation. Many drivers begin to feel somewhat restricted within platoons of vehicles. This B represents stable flow. An approach to an intersection 0.601 -0.700 >10- 15 may occasionally be fully utilized and traffic queues start to form. Good operation. Occasionally backups may develop C behind turning vehicles. Most drivers feel somewhat 0.701 -0.800 >15-25 restricted. Fair operation. There are no long-standing traffic D queues. This level is typically associated with design 0.801 -0.900 >25-35 practice for peak periods. Poor operation. Some long standing vehicular queues E develop on critical approaches. 0.901 - 1.000 >35-50 Forced flow. Represents jammed conditions.Backups from locations downstream or on the cross street may restrict or prevent movements of vehicles out of the F Greater than 1.000 >50 intersection approach lanes;therefore,volumes carried are not predictable.Potential for stop and go type traffic flow. Source: Highway Capacity Manual,Special Report 209,Transportation Research Board,Washington D.C.,2000 and Interim Materials on Highway Capacity,NCHRP Circular 212, 1982 Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 7 KOA CORPORATION I. Introduction Level of Service Analysis The main purpose of the traffic analysis update is to determine if any level of service values will change significantly with the addition of the proposed project to the shopping center. An analysis of significant impacts was not evaluated as part of this study, due to the small incremental increase in study area traffic that would be generated by the proposed restaurant use. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—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 2. Table 2—Description of Study Area Roadways Posted # Lanes General Parking Restrictions Median Roadway Speed Limit NB/ SB/ North Side/ South Side/ General Land Use (mph) EB WB Type East Side West Side North of Duarte Road 30 Mill Striped NP-Red Curb NP-Red Curb Commercial Betw.Duarte Road and Naomi Ave 30 ©© Striped I Hr 8a.m.to 6p.m. I Hr 8a.m.to 6p.m. Commercial South of Naomi Ave 30 Mill Striped I Hr 9a.m.to 6p.m. I Hr 9a.m.to 6p.m. Commercial West of Golden West Ave 35 ©© Striped No Restrictions No Restrictions Residential 35 Betw.Golden West Ave and Baldwin Emi Striped NP-Red Curb/No NP-Red Curb/No Commercial/Residential Ave Restrictions Restrictions East of Baldwin Ave 35 Mill Striped NP-Red Curb NP-Red Curb Commercial/Medical Office/Residential North of Duarte Road 30 1111111111 Striped No Restrictions No Restrictions Residential Betw.Duarte Road and Naomi Ave 30 Ell= Striped No Restrictions No Restrictions Retail/Residential South of Naomi Ave 30 =MI Striped No Restrictions No Restrictions Residential ,..,-� �k ... � '? West of Golden West Ave 25 minsi Striped No Restrictions No Restrictions Residential Betw.Golden West Ave and Baldwin 25 Mill Striped No Restrictions No Restrictions Retail/Residential Ave East of Baldwin Ave 25 1111111 Not No Restrictions No Restrictions Commercial/Medical Not No Office/Residential NP-No Parking Figure 4 illustrates the existing approach lane configurations and traffic controls at the study intersections. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 9 r- DUARTE RD ` 1 l r if Ja Jc h�► htte 0, w 0, w w z a w Z 0 0 � ' ® NAOMIAVE �11 LEGEND Project Location Q Signalized Intersection ® All-Way Stop -v.- Lane Configuration Not to Scale KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 4 Existing Intersection Geometry KOA CORPORATION 2. Existing Conditions 2.2 Existing Transit Service The project study area is served by two bus transit lines operated by Metro. Table 3 summarizes the transit lines in the vicinity of the project site. Table 3 —Summary of Area Transit Lines Frequency(Approximate) Line From/To To/From Via Weekday 7:00 AM-9:00AMJ 4:00 PM-6:00 PM Metro Transit Lines of Duarte Baldwin Avenue/ 264 Altadena City Duarte Road 60 Minutes 60 Minutes 268 City of El Monte Altadena Baldwin Avenue 30 Minutes 30 Minutes Source: Metro Transit website Figure 5 illustrates the routes of the public transportation services in the vicinity of the project site. 2.3 Existing Intersection Levels of Service The existing weekday AM and PM peak hour turn movement volumes at the study roadway intersections are provided on Figure 6. Based on the existing traffic volumes, a volume-to-capacity (v/c) ratio for the signalized intersections, an average delay value for the stop sign-controlled intersection and the corresponding levels of service were determined. The traffic analysis worksheets are provided in Appendix A of this report. Table 4 provides a summary of the v/c ratios (or average delays) and level of service values for existing conditions. All of the study roadway intersections are operating at LOS D or better during both peak- hour periods. Table 4— Intersection Performance— Existing Conditions AM Peak Hour PM Peak Hour Study Intersection ICU or LOS ICU or Delay Delay LOS I 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 0.592 A 0.793 C * Non-signalized intersection. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page I 1 new I O DUARTE RD METRO 2fi H m w � w z w z 0 t0) a 0 NAOMI AVE C LEGEND Project Location N 0 Signalized Intersection • Metro 264 ----- Metro 268 Not to Scale KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 5 Area Transit Lines 0 DUARTE RD 0 w Q I— CD w Z ¢ o z 0 3 0 a 0 g 0 NAOMI AVE 0 AM PEAK HOUR PM PEAK HOUR 74 643 164 886 78 f I 152 102 11 192 (<0..v.7,".., 195 11 250 1_t�,J ! 48 160 t«J ! 206 3� 7, 184 «J it 155 482* —705 393—. 2 .--646 790—• 1 *520 762* 2 '4--550 60 4 rTi 56Z�� ���3 85 Z� FS� \ q46 1 ��q 4� ir3 71913 0 1031i9 \ e"lil '43 112 953 122 \\\\. 786 154 938 IS 6186 'p�3 66 I 37 1� 1 I_7 144 I 1 34 1--8j 72 3_r 46 17 t 4 t 98 9�«J +I t 52 71* 3 .---98 66—• 4 .--- 79 89—� 3 �--115 123—� 4 4-124 21� 8 K.4.______ �p 225 3 94 1"11r9 7"11r, `Iir9 19"11 r7 146 1063 146 864 LEGEND Project Location Study Intersection 0 N )07 Intersection Turn Volume Not to Scale r, KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 6 4 Existing 2013 Traffic Volumes 3. Cumulative without-Project Conditions This section provides an analysis of traffic conditions in the study area with cumulative/area projects added but without the proposed Project. The current year 2013 was selected for analysis based on the anticipated completion date of the project, late within the current year. 3.1 Ambient Growth 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 base traffic volume conditions. Since the proposed project is anticipated to be completed within the current year, an ambient traffic growth rate is not applicable for this analysis. 3.2 Area/Cumulative Projects Traffic from other developments (area/cumulative projects) within the study area that are approved or pending approval was added to the existing traffic volumes for this analysis scenario. Based on the City's development database, and separate and previous traffic study updates for other recent proposed uses within the Arcadia Hub Shopping Center site, 14 area projects were included in the analysis. A list of the projects and the trip generation of each of the area projects are summarized in Table 5. The project locations are illustrated on Figure 7. The area projects traffic was added to the surrounding street system using the same distribution and assignment methodology applied for project trips, with some adjustments for projects near the edge of the study area. Some of the area projects would not be completed and occupied by late 2013, which is the anticipated completion date of the project. Thus, the without-Project base traffic volumes, which include the addition of area projects traffic, are conservative. 3.3 Planned Roadway Improvements There are not any planned and funded transportation circulation improvements within the study area that would be completed within the current year. Thus, existing roadway conditions were included in the analysis of cumulative traffic conditions. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 14 KOA CORPORATION 3. Cumulative without-Without Project Conditions Table 5—Area Projects Trip Generation Project Title or Weekday No. Description Size Unit AM Peak Hour PM Peak Hour ITE Address Daily In Out Total In Out Total Code Restaurant(New) 4,500 SF 572 27 22 49 26 18 44 932 Baldwin Plaza Retail(New) 10,710 SF 457 6 4 10 19 21 40 820 1 Expansion Project Retail(Removed) (6,930) SF (296) (4) (3) (7) (12) (14) (26) 820 Total 733 29 23 52 33 25 58 Westfield Center 2 Restaurant(New) 20,000 SF 2,543 119 97 216 118 79 197 932 Expansion Project 3 21-29 Alta St Condominium I I DU 64 I 4 5 4 2 6 230 4 168 W.Las Tunas Ave Retail 9,148 SF 391 6 3 9 16 18 34 820 Restaurant 30,000 SF 1.3,815 178 146 p 324 178 118 ■296 932 5 400 S.Baldwin Ave (Retail) (30,000) SF (1281) (18) (I I) (29) (53) (58) (III) 820 Total 2,534 160 135 295 125 60 185 6 845 W.Huntington Dr Condominium 10 DU 58 1 3 4 3 2 5 230 7 715 S.Old Ranch Rd Condominium I I DU 64 I 4 5 4 2 6 230 Campus Dr Performing Arts 8 180 Cam P Center 1,200 Seats N/A 0 0 0 12 12 24 441 9 289 W.Huntington Dr Medical Office 72,000 SF 2,601 136 36 I72 72 185 257 720 Building 161 Colorado PI/ 125 Medical Office 64,255 SF 2,322 122 32 154 64 165 229 720 10 Restaurant 4,600 SF 585 28 22 50 27 18 45 932 W.Huntington Dr Total 2,907 150 54 204 91 183 274 I I 650 W.Huntington Dr Condominium 34 DU 198 3 12 15 12 6 18 230 12 948-950 Arcadia Ave Condominium 18 DU 105 I 7 8 6 3 9 230 13 630 W.Live Oak Ave Church 23,461 SF 214 8 5 13 6 7 13 560 Starbucks Expansion 600 SF 51I 33 32 65 12 12 24 936 14 Arcadia Hub Shopping Restaurant 7,200 SF 915 0 0 0 43 28 71 932 Center Dental Expansion 1,550 SF 56 3 I 4 2 4 6 720 Total 1,482 36 33 69 57 44 101 Notes: The description of the related projects Is based on the cumulative projects list from the Focused Traffic Impact Study for YiXiang Seafood Restaurant The trip generation is based on ITE'Trip Generation,9th Edition." Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 15 0 DUARTE RD 0 w a I- m w z ¢ w z 0 o Q m © NAOMI AVE 0 AM PEAK HOUR PM PEAK HOUR I0I II0II 0 , I«11L JiL. � 1L. ll.oi L ot to J to rj L o—• •—o o—• 2 •--0 2—.. 1 r-2 ,—• 2 •--2 Kl 7 V„, � 0 3 � 7-1 sir si ir ir ioj jo Lo.---- (--0-j 10 co:-. L � t° ro-J, ,, to L__, L o—• 3 •—o 0 • 4 —o o—• 3 -o o--- 4 .--o..1:7,..„_--4 ......10. -2-1 FT �� ir � sir s0 ir o 0 o LEGEND Project Location N 0 Study Intersection A X75-1( Intersection Turn Volume Not to Scale Fr...! KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 7 Dt,,JNIN FNC.Ir, EP,Nca Project Trip Assignment KOA CORPORATION 3. Cumulative without-Without Project Conditions 3.4 Cumulative without-Project Intersection Operations The without-Project traffic volumes are provided on Figure 8. Table 6 summarizes the v/c (or average delay) and corresponding levels of service at the study intersections. All of the study roadway 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 6—Study Intersection Operations— Cumulative without-Project Conditions AM Peak PM Peak Study Intersections ICU or LOS ICU or LOS Delay Delay I Golden West Ave&Duarte Rd 0.495 A 0.635 B 2 Baldwin Ave&Duarte Rd 0.957 E 0.9 17 E 3 Golden West Ave&Naomi Ave* 9.6 A 12.4 B 6 Baldwin Ave&Naomi Ave 0.646 B 0.856 D *Non-signalized intersection. The traffic analysis worksheets for this scenario are provided in Appendix A. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 17 N N io V lr°/a„r °^ w n 5 a F4 Saint Joseph St ”` °°ntP Po .» o m '' °n �e� ° d 2 z Est P de °i a a s c aSt a�°haO "meat e\"P1 Wheeler Ave Fi C �$ Ca'ir0O 10 �m cc l a Co 0 0 Alta St Hugo Reid Dr 9 Bonita St cc F.9, Kingsley Dr , u,3 C 9 California St c, me Victoria Dr° E Diamond St �,p m9m Pal"Air c ° 4. Lo © O` ElDOrado St Balboa 0, © o Fano St Pd COrOnado Dr Portola Dr •J Genoa St 6 O ems, — .—._ ......... _.....,.._.rs Alice St cL ® Cam.:us Dr Lucile St d d Southview Rd a' 5,-.1 y `, F m Fairview Ave d Christina St 0 v c y C m V N N 0 v 'o Magna Vista Ave a' m Duarte Z". Arcadia Ave 1 CD- ® a, = a la Sierra Dr ° v a w > c Leroy Ave p cu Le Roy Ave m I C° U. 2 d e :omi Ave 6 .0 v Pamela Rd 3 o Santa Anita Ter Q ar Ardendale Ave m Camino 13=1 I > LI co Q Camino Real Ave Winnie Way m 0,0j0 Nor an Ave C Callita St a m d .:-• Emperor Ave s Sharon Rd m o ro c Le,-0 murt st Lemon• e ..¢ J t Wistaria Ave 3 c St Val St J F: m - Las Flores flue To" Estrella AN m f ` CITY of o - rt $ _ ~ m Arthur Ave o a Lon:den Ave Walnut Av \Hendon St Birchcroft St Flaherty St Rosemarie Dr e 1 7 N s d c d Palm Dr g ¢ a 3 Garibaldi Ave a 3 Rodell PI c� vv Los Altos Ave � a aa d N ^N' Y CITY Woodruff Av: Sandra Ave P K J OF TEM• E r Las Tunas Dr 4 CITY a 'r. 3 Lynrose St • m m .n c a o ak Ave wood Dr • Workman Ave :.6_ Live Legend m ® W m panburY St d 3 1 3 V1 , S V � '. O 5 30 ^ f� P Project Site p St " a' f v = 3 6 3 puffy St Q Bogue £ m x c < °n To m ° Wildflower Rd City Boundary .,Nand 9 A 1 v m a Daines Dr c y c o m • Related Project Location IFIF KOA. CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 10 PLANNING & ENGINEERING Area Project Locations 4. Cumulative with-Project Conditions This section documents with-Project traffic conditions at the study intersections with the addition of project-generated traffic. Traffic that would be generated by the proposed project is defined in a three- step process including trip generation, trip distribution and trip assignment. 4.1 Project Trip Generation Trip generation for the proposed project was calculated by utilizing rates published in the Institute of Transportation Engineers Trip Generation (9th Edition). The trip rates and the trip generation totals are provided in Table 7. Table 7— Proposed Project Trip Generation ITE Average Weekday Land Use Size AM Peak Hour PM Peak Hour Code Daily In Out Total In Out Total Trip Generation Rates Speciality Retail - KSF 826 44.32 60% 40% 1.20 44% 56% 2.71 Quality Sit-Down Restaurant - KSF 931 89.95 60% 40% 0.81 67% 33% 7.49 Proposed Project Trips Quality Sit-Down Restaurant 1.550 KSF 931 139 I 0 I 8 4 12 Former Use Trip Credits Speciality Retail -1.550 KSF 826 -69 -I -I -2 -2 -2 -4 Total 70 0 -I -I 6 2 8 Source:Institute of Transportation Engineers(ITE)"Trip Generation-9th Edition". Note:SANDAG Taffic Generators,May 2003,was used for the a.m.peak for speciality retest Rates are not define by ITE for a.m.peak ITE 931 AM Peak in/out based on SANDAG trip generation The proposed conversion of an existing retail space into a new restaurant space would generate a low number of trips-approximately 70 daily trips, including a reduction of one trip during the AM peak hour and eight additional trips during the PM peak hour. The trip generation takes into account trip credits from the former retail use, but does not take into account trip-reducing factors such as internal capture and pass-by trips. Therefore, application of these rates results in a conservative estimate of trip generation totals. 4.2 Project Trip Distribution and Assignment The trip distribution applied to this project remained the same as the previous study analyses from March 2013 and June 2013. Figure 9 illustrates the project trip assignment. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 19 0 DUARTE RD 0 w a I- v) w w z a w 3 o O 0 Q CO O NAOMI AVE 0 AM PEAK HOUR PM PEAK HOUR, 74 741 164 1034 78 I I 154 133 I I 1 192 I 169 I 1 250 17 t`J 1 46 193 j t 206 3� 1 t 73 27 1 155 528—. 1 •-743 405--• 2 ■'--661 841--. 1 4-552 777—. 2 tt-571 60 1 10 5� r6 85 1 _;// 49 3 �7 51 I r3 71 I r7 1051 I 691 I (752 112 1107 122 913 85 784 \ 154 1084 11 G3 7� I t--3.- /y7 \ 19' I 187 152� I 134 1� 14"t 74 a4 1 14 t_48 n �.t 100 103 t«J it 52 76—. 3 '--101 66—• 4 -79 93—. 3 ''--119 123—. 4 • 124 K......._.-1� K......� 7 1;-1 �0 237 1�15 I I r9 7"I I r1 I r9 2,'I I y 146 1216 146 992 LEGEND Project Location N 0 Study Intersection XXX Intersection Turn Volume Not to Scale KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 9 ,.;,irllt,l(; n tNCt NE[k NG Cumulative Without-Project Traffic Volumes KOA CORPORATION 4. Cumulative with-Project Conditions The proposed Project traffic volumes were added to the without-Project traffic volumes to determine conditions with the project. The traffic volumes for this scenario are provided on Figure I0. Table 8 summarizes the v/c (or average delay) and corresponding levels of service values at the study intersections. Table 8—Intersection Performance— Cumulative with-Project Conditions AM Peak PM Peak Study Intersections ICU or LOS ICU or LOS Delay Delay I Golden West Ave&Duarte Rd 0.495 A 0.636 B 2 Baldwin Ave&Duarte Rd 0.957 E 0.917 E 3 Golden West Ave&Naomi Ave* 9.6 A 12.4 B 6 Baldwin Ave&Naomi Ave 0.646 B 0.858 D *Non-signalized intersection. 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 continue to operate at LOS E during both peak-hour periods. There are no significant changes in level of service at the four study intersections during the with- project scenario. The traffic analysis worksheets for this scenario are provided in Appendix A. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 21 0 DUARTE RD 0 w a t-- w w w Z 0 Z 0 CI a CO O NAOMIAVE 0 AM PEAK HOUR PM PEAK HOUR 74 741 164 1035 (-7-78j I �4 133 I I 1 192 60 I I 169 219 j I L250 17 1 48 193 t I 206 30 t it 73 218 t«f 1 t 155 528—• 1 •-743 405—. 2 •-661 842—• 1 •--554 778—• 2 .-572 60 1 K:....., �6 85 3 �('��f 49 1 Q�I �7 5� i r3 71 1 1 1 10'"1 1 1'9 6-1 1 1 '52 112 1107 122 914 85 784 154 1084 I I53 71I I531 I [31-8j _t 74 t 48 j t 101 105 t LE 76--+ 3 -101 66—+ 4 .-79 93—, 3 -119 123—• 4 •-124 21 1� 9-9-4� \:::1� �0 239-1 J2 /' 151 i r9 17"1 i ri 1 1 r9 146 1216 146 LEGEND Project Location N 0 Study Intersection A )0-71( Intersection Turn Volume Not to Scale PI KOA CORPORATION Traffic and Parking Study for Arcadia Hub Shopping Center Figure 10 k4 t,At IN I IG ,ti HNIGNEEp.lN„ Cumulative With-Project Traffic Volumes 5. Parking Analysis This section has been prepared to I) document the peak parking utilization associated with the existing site, 2) identify the existing and with-Project 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. 5.1 Existing Parking Utilization Parking count data from the previous site parking study was used to establish a base condition for parking usage for the site. The data utilized for this report included seven consecutive days of counts from Tuesday, August 23rd through Monday, August 29th, 2011. The counts were conducted between 10:00 AM and 10:00 PM each day. It should be noted that data sources more than two to three years in age should be recollected so that the data is representative of existing conditions. The existing data utilized in this analysis was conducted in 2011 and should be updated for the analysis of any additional tenant changes in 2014 and beyond. As summarized in Table 9, 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 9—Parking Utilization (August 201 1) Time Weekday Weekend of Monday Tuesday Wednesday Thursday Friday Saturday Sunday Day 8129/2011 8/23/2011 8/24/2011 8/25/2011 8/26/2011 8/27/2011 8/28/201 1 Parking Utilization[1] 10AM 348 375 357 293 408 382 344 IIAM 369 434 392 329 468 434 389 Noon 379 414 408 396 443 440 425 IPM 394 417 403 405 448 487 412 2PM 407 398 388 411 460 51I 426 3PM 440 406 432 427 475 537 457 4PM 485 439 451 473 492 547 466 5PM 507 515 526 518 488 50I 484 6PM 569 551 556 483 509 465 387 7PM 500 516 531 493 458 408 375 8PM 424 480 484 447 388 322 239 9PM 352 374 373 387 317 21I 206 Paridng Supply[3I. , I 1 137 I 1 137 1 1 137 I 1 137 ry I 1 137 ,-1 1137 1 1 137 Minimum Number oif Unoccupied Space I 568 I 586 I 581 1 619 r 628 I 590 1 653 [I] 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 2011 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. Prepared for SKD STUDIO Traffic and Parking Impact Study-Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 23 KOA CORPORATION 5. 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. Based on the calculations, an adjustment factor of 1.38 was applied to the parking utilization data from August. Table 10 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 10—Parking Demand for December based on Seasonal Adjustment Factor Time Weekday Weekend of Monday Tuesday Wednesday Thursday Friday Saturday Sunday Day POngPamand , A. ... w _,„.., 10AM 479 516 491 403 562 526 473 11AM 508 597 540 453 644 597 535 Noon 522 570 562 545 610 606 585 1PM 542 574 555 557 617 670 567 2PM 560 548 534 566 633 703 586 3PM 606 559 595 588 654 739 629 4PM 668 604 621 651 677 753 641 5PM 698 709 724 713 672 690 666 6PM 783 758 765 665 701 640 533 7PM 688 710 731 679 630 562 516 8PM 584 661 666 615 534 443 329 9PM 484 515 513 533 436 290 284 f!airk,frat tic,44 t J1137 I 1137 1137 1137 I 1137 J 1137 I 1137 Minimum Number of Unoccupied Spaces 1 351 379 r 372 I 424 I 436 I 384 I. 471 5.2 Parking Code Requirements August 2011 (Previous Parking Study Survey) Based on the City of Arcadia Municipal Code parking requirements and the 2011 parking study, the occupied tenants require 1,697 spaces. The site has a projected peak demand of 783 spaces, which are 914 spaces less than the number of spaces per code requirement. The parking code requirements are therefore conservative, and do not particularly apply when parking is shared between land uses. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 24 KOA CORPORATION 5. Parking Analysis July 2013 Since August 201 I, 12 tenants have been or will be added and five tenants have vacated, excluding the proposed project. Table I I provides a summary of the tenant changes since August 2011. As shown in this table,these tenant changes would require 233 additional parking spaces per City code standards. Table I I —Tenant Changes Since 2011 Parking Study Parking Square Parking Spaces Address Tenant _ Footage _ Use Code* Required_ Status Tenants Added 1201 S.Baldwin Ave. Custom Apparel 406 Retail 5 2.0 Opened since March 2013 1225 S.Baldwin Ave. Re-Max 3,275 Office 4 13.1 Opened in June 2012 1227 S.Baldwin Ave. New Fusion Restaurant 7,200 Restaurant# 10 72.0 Due to open Dec.2013 1271 S.Baldwin Ave. Yi Xiang Restaurant 1 5,000 Restaurant 10 150.0 Open in Fall 2013 1311 C S.Baldwin Ave. Cellular&PC Repair 760 Retail 5 3.8 Opened in Oct 2012 1313 S.Baldwin Ave. Concept Cube 4,814 Learning Center [1] 17.0 Opened in Feb.2012 733 W.Naomi Ave.,Suite A Starbucks Expansion 600 Starbucks Expansion# 10 6.0 Starbucks expansion 2013 733 W.Naomi Ave.,Suite K Corner Beauty 750 Retail 5 3.8 Opened in Dec.2012 733 W.Naomi Ave.,Suite L Novelty 750 Retail 5 3.8 Opened in June 2013 815 W.Naomi Ave.,Suite I GNC 1,550 Retail 5 7.8 Opened in July 2012 815 W.Naomi Ave.,Suite B American Continental Bank 2,280 Retail 5 11.4 Opened since March 2013 815 W.Naomi Ave.,Suite K Parklane Dental 1,550 Dental Expansion# 6 9.3 Open in 2013 Subtotal 36,979 300 Tenants Vacated 1227 5.Baldwin Ave. Tuesday Morning (7,200) Retail 5 (36.0) Closed 1317 S.Baldwin Ave. Tomato Bank (4,000) Bank 4 (16.0) Closed 733 W.Naomi Ave.,Suite A Nail Salon (600) Retail 5 (3.0) Closed 733 W.Naomi Ave.,Suite K Dry Cleaners (750) Retail 5 (3.8) Closed 815 W.Naomi Ave.,Suite F Cellular/Tmobile (1,550) Retail 5 (7.8) Closed 1 Subtotal I I (14,100)I I I (67)1 (Net Change I I 22,879 I I I 233 I * Number of parking spaces required for each 1,000 sq.ft.GLA #pending project [I]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 I space for every 3 students. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 25 KOA CORPORATION S. Parking Analysis Tenant Vacancies Table 12 provides a summary of current tenant vacancies at the site. As shown in this table, there is currently one vacant unit on site. 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 and the other use types, this tenant would require 20 spaces. Table 12—Current Tenant Vacancies Floor Parking Area Potential/ Planned Parking Spaces Unit Address (sq.ft.) Use Code* Required V' acant=l'enll nts 1 317 S.Baldwin Ave. 4,000 Retail-Vacant 5 20.0 TOTAL 4,000 20 * Number of parking spaces required for each 1,000 sq.ft.gross leasable area. Parking Demand Analysis With Proposed Project Based on City parking code�ard�he p uposed re5favranl f wobid require 16 additional parking spaces. Table 13 su arizes the Dar Kn.. , ,,,,,,,,, for the pro' - The parking requirements assume that the proposed land use would operate as a 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 (U LI) 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. Table 13 —Parking Code Requirements for Proposed Project Floor Parking Area Parking Spaces Unit Address (sq.ft.) Proposed Use Code* Required Vacant Tenants(Project) F 8 I 5 West Naomi Avenue 1,550 Restaurant I 0 15.5 TOTAL 1,550 16 * Number of parking spaces required for each 1,000 sq.ft.GLA Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 26 KOA CORPORATION 5. Parking Analysis Table 14 indicates that the peak total parking demand for the site with existing tenants, 233 additional spaces due to tenant changes, 20 spaces for vacant units, and the proposed project expansion with 16 parking spaces is projected to be 1,045 spaces. This peak would occur between 6:00 PM and 7:00 PM on a weekday. There would be at least 92 surplus spaces throughout the day. On Saturdays, with the proposed project, there would be at least 124 surplus spaces throughout the day with a projected parking demand of 1,013 spaces. The Saturday peak would occur between 4:00 PM and 5:00 PM. Therefore, the existing parking supply is adequate to accommodate the additional parking demand of the proposed new restaurant. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 27 on 0 `" N CO N O- W 0 I M N co N a = E � � r°_ L .c co "' 0 co 0 -E 4-+ 0 y Y 0- u Q C L g e o ° e e e e o e . g e g ` g g amg,, o ° o e e o e e e e � O .d D to 8 8 8 8 4 4' r- 8 'cii 0o °m n = $ en Si g co m °v v � °n P. m en ° 0. ! 5 r s in > >_ � � `a ' $ o� gsg � 4osoos 0 8so s000000 O ' p O O nj 9. N M r N 45 n m C: & 1 Y NV 1 C a. O c_ L Y o ID C C O Y ao .0 — N P M — m " n — M Y M N — P r V1 M — — P c ct �xp. Cr, •b N en en — n n ? m P P P N O n M N m M — M m U in M M M M M N N — — N M ` `p l M N N N — — — — N M Y N 1 - N s N LL_ b Q O • d n n n n n n n n n n n n S e d n n n n n n n n n n n n N �w 6 M M M M M M M M M M M M .S 6 M M M M M M M M M M M M C 'fj ` p - . . - . . - - Y/ 6 y .q v 1 .1 N •ya v 11. ,tJ c 1 5 F ` C 1 — — •O of m ? .D P f O ,o M Y vl �O V m N r .O �O CO N F C n m �D N u1 u1 P �O n M �O P u1 O N O l C 0 = n n n Co' ao m P P P a� n , _ i n m m P P P ° P P m n of It E I- vi L 0 H E ` a. U 9 o P ° - ° u1 of v1 m P P P n 06 •r < .o M O .o n P = = ° In RI LI F Z s. . d I I 12 0.ii V M d M y 1 y " N N N N N N L 8 Y e 11000000000000 X N N N N N N a N 8 ' F > H e 9 ~ VC O 1 5W M M M M M M M M M M M M 1C1 �j M en en en en M M M M M M M N N N N en N en N N N N en �1 .f^, en en N en N en en en en en en N F ~ V N .41 b ��W O1 — P m N N 0 so m m M m r' O — .O n .D O M P M O O N M O N b a. g _ n ° N V' co H C .4.' u ..c.,i N 0. d VD 43 N- N N .0 N N n U1 a u c L h 8 �rt '' L z oX800 gsg s ss 1 2 Y W Q - $ e H F O - �w — u L1 it, KOA CORPORATION 5. Parking Analysis 5.3 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 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. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 29 6. Recommended Parking Management Measures The proposed Project is a small incremental change to the existing commercial center and will not create any significant traffic impact at any of the study intersections. Therefore, traffic mitigation measures at the study intersections are not recommended for this project. Based on observations of existing parking demand at the site, 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 were recommended in the previous report updates (March and June 2013), to shift the parking demand from the easternmost portion of the site to the lower and upper parking levels, which is still applicable to the site: • 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. 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. • 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 SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 30 KOA CORPORATION 6. Recommended Parking 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. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 31 8. Summary and Recommendations The following is a summary of the findings and recommendations of the traffic and parking impact analysis within this report. • The proposed project would convert an existing 1,550 square-foot retail use to sit-down restaurant at 815 West Naomi Avenue, Suite F. The expansion is anticipated to be completed late within the current year. • Based on ITE Trip Generation (9th Edition), the proposed conversion of an existing retail use to a restaurant would generate approximately 70 daily trips, including a reduction of one trip during the AM peak hour and the addition of six trips during the PM peak hour. • The project components would not result in a level of service change at any of the study intersections • It is recommended that mall management implement parking management measures in order to I) enhance awareness of parking availability in the lower and upper parking levels located adjacent to and east of Burlington Coat Factory, and 2) enhance the effectiveness of the employee parking requirement in designated areas. • The site parking supply will be adequate for the proposed use, based on the overall demand analysis for the site as a whole, and as Zone C of the site that is adjacent to the proposed restaurant space currently has an ample number of available spaces during peak times. Prepared for SKD STUDIO Traffic and Parking Impact Study- Hub Shopping Center,Arcadia—Update 2 August 16,2013—Page 32 R S ,� �!�""' CITY OF ARCADIA '` s "ie 240 W. HUNTINGTON DRIVE >mY o/" ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: Conditional Use Permit No. CUP 13-08 and Architectural Design Review No. ADR 13-35, restaurant with seating for 43 customers in a 1,542 square-foot unit within an existing commercial center. 2. Project Location— Identify street 815 W. Naomi Avenue address and cross streets or attach (Cross streets—Baldwin Avenue and Golden West Avenue) a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 3. Entity or person undertaking A. project: B. Other(Private) (1) Name Mal Sun Im (2) Address 400 S. Harvard Blvd., #203, Los Angeles, CA 90020 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act(CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The project is an Emergency Project. d. ❑ The project constitutes a feasibility or planning study. e. ® The project is categorically exempt. Applicable Exemption Class: 15303(c), Class 3 (New construction or conversion of small structures). f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: October 31 2013 Staff. i`�� F Preliminary Exemption Assessment\2010 FORM "A" V PCS SUE MORENO PROJECT INFORMATION e U (626)350-5944 /\ CYN ERSH�p/p UST 815 W. NAOMI AVE.#F OCCUPANTS MAPS-LAND USE•RAN M 4 EAL COMPLIANCE CONSULTING ARCADIr, CA. 12108 LAMBERT AVE.EL MONTE,CA 91732•FAx(828)350.1 13-280 , SCALE 1"=300' e__ O O - -- t r --w .w ; ' "°" ©E2 Avt. 4 FAIR4VE1■ 3, '!! - ® • •1 � is � © , •• Tn i ;g,a a --$ T:'Z AWE., i a Aar..0A I - f ....�•r.AA"Gb1A' =x 7RAC _ 81.4i. I I AVE t lARDlnl, , - ,! Na aw•t 2 t I. n NO : +,anla. 8 I 3 AVER 0.....•• I I m o f . 7t 1 2731 , ' I CTR .00g g OB Kr,I 1iN4 ® r,.. �4., F ' .r•...:,...21 4...._ O `tx792O2f S © +." I ® m � 180 �_, m F>* ; 156 -* m - = -- 8 i ,. a yr,71.4. Afilliti f ' '4, , ,., 1 R2 >7a. ;1 '.v1 g&IEETe. © O , .J' .f m:iv -1 O•.. O EO . m ® 116 ®® ® a� , 1 ,® �i_ ffUB I%2RD ft 2.RD. .-• , '! a R¢ i IMAM : Y o w `° T R ���a/rr.y , 7-Pc. 0 / *I I 40/#,I../ear..r.o.r, arc # .6. 1 IT 4 A ' i. ift/or / ,� 441® t01 ; , . ,re/77: r.. -lay Vzi" 0 ..L, '� / �0. © ©/ '`o � /m //. 1 t. %PUT oto,41)4 fi 0 pi' 44 €) 42) 1 ® ' _ M L t I t t ! J t e ! ME 'roam 'AE. • \ I aniir VP ,0,.........., 0 To- $,.,Jicoafi o ET O . r SHEET Milk-ammiumm.�nSMEET4 C.Q (a', 4 2 "' • 1 i � �aw r O ...It, ! I T r:wlalwo 1>EAL s'�-F ' • GMINO R,EAL ' A .' . J m r SHUT 2 a - le r I I � 1• ty t r e ` .. „All a o a 1 : ,O . t t , y ! w I I ® ' I I AVE- , ! t CAllpp REAL,w I -y! Nol , m l „ o 1 I r 1 . --2 RESOLUTION NO. 1887 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 13-08 WITH A PARKING MODIFICATION AND ARCHITECTURAL DESIGN REVIEW NO. ADR 13-35 WITH A CLASS 3 CATEGORICAL EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 1,542 SQUARE FOOT SHABU SHABU RESTAURANT WITH SEATING FOR 43 CUSTOMERS AT THE ARCADIA HUB SHOPPING CENTER AT 815 W. NAOMI AVENUE, UNIT F. WHEREAS, on August 19, 2013, a Conditional Use Permit application was filed by Mal Sun Im for a new 1,542 square foot shabu shabu restaurant with seating for 43 customers within the Arcadia Hub Shopping Center at 815 W. Naomi Avenue, Unit F, Development Services Department Case No. CUP 13-08; and WHEREAS, on September 27, 2013, an Architectural Design Review application was filed by Mal Sun Im for alterations to the exterior of a commercial unit in relation to the opening of a new restaurant at 815 W. Naomi Avenue, Unit F, Development Services Department Case No. ADR 13-35; and WHEREAS, a public hearing was held by the Planning Commission on November 12, 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 November 12, 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 Designation 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. The streets around the subject center (Baldwin Avenue, 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. 6. That the project approved under Conditional Use Permit No. CUP 13-08 qualifies as a Class 3 Categorical Exemption of the California Environmental Quality Act (CEQA) per section 15303 of the CEQA Guidelines. -2- 1887 SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 13-08 and Architectural Design Review No. ADR 13- 35 for a new 1,542 square foot shabu shabu restaurant with seating for 43 customers within the Arcadia Hub Commercial Center at 815 W. Naomi Avenue, Unit F, subject to the following conditions: 1. Business hours shall not exceed 11:30 a.m. to 9:00 p.m. daily. 2. This approval of CUP 13-08 and ADR 13-35 includes a parking modification for the center of 1,137 spaces in lieu of 1,963 spaces required. 3. The shopping center management company shall inform tenants that their employees must park in the designated areas. 4. The accessible parking spaces directly adjacent to the subject unit shall be upgraded to comply with the current accessibility standards to the satisfaction of the City's Building Official. 5. All cooking stations shall be provided with a Type-1 hood, and all hoods, ducts, and cooking stations shall be protected by automatic fire suppression systems to the satisfaction of the City's Fire Marshal. 6. The fire sprinkler system shall be modified as required by the City's Fire Marshal. 7. 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. -3- 1887 8. All City requirements regarding disabled access and facilities; occupancy limits; building safety; fire prevention, detection and suppression; health code compliance; emergency access, egress and equipment; water supply and facilities; sewer facilities; trash reduction and recycling requirements; environmental regulation compliance, including National Pollution Discharge Elimination System (NPDES) measures; 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. Compliance with these requirements shall be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees. 9. The use approved by CUP 13-08 and ADR 13-35 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 13-08 and ADR 13-35, 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. 10. Noncompliance with the plans, provisions and conditions of approval for CUP 13-08 and ADR 13-35 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the restaurant. 11. 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 -4- 1887 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 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. 12. Approval of CUP 13-08 and ADR 13-35 shall not be of effect unless the property owner and applicant/business owner 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 12th day of November 2013. Chairman, Planning Commission ATTEST: Secretary, Planning Commission APPROVED AS TO FORM: Stephen P. Deitsch, City Attorney -5- 1887