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HomeMy WebLinkAbout2 - Reso 1921 - CUP 14-08DATE: November 12, 2014 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Jordan Chamberlin, Assistant Planner SUBJECT: RESOLUTION NO. 1921 – DENYING CONDITIONAL USE PERMIT APPLICATION NO. CUP 14-08 FOR THE CONVERSION OF AN EXISTING 15,585 SQUARE-FOOT COMMERCIAL BUILDING INTO A CLASSROOM BUILDING AT 325 N. SANTA ANITA AVENUE Recommendation: Adopt Resolution No. 1921 SUMMARY The applicant, Mr. Thomas P. Clarke, is requesting approval of a Conditional Use Permit to convert an existing 15,585 square-foot commercial building at 325 N. Santa Anita Avenue into a satellite academic building for the Arroyo Pacific Academy, an academic prep school at 41 W. Santa Clara Street. It is recommended that the Planning Commission deny CUP 14-08, due to inconsistency with the City’s General Plan and adopt the attached Resolution No. 1921 (Attachment No. 1). BACKGROUND The subject building at 325 N. Santa Anita Avenue is a one-story, 15,585 square-foot commercial building built in 1986. It was last occupied by a software development company, but was vacated in May of this year. The building is located on a through lot that has frontages on N. Santa Anita Avenue and Rolyn Place – see Attachment No. 2 for an aerial photo and photos of the subject property. The property is zoned C-M, Commercial Manufacturing with a Downtown Overlay, and the General Plan Designation is Commercial with a Downtown Overlay. The Downtown Overlay allows a higher floor area ratio (FAR) of 1.0 for non-residential uses and a maximum building height of forty-five feet (45’) and four (4) stories to allow a modest increase in development intensity to encourage redevelopment. The surrounding properties are also zoned C-M with a Downtown Overlay and have a Commercial with a Downtown Overlay General Plan designation – refer to Figure No. 1 below which shows the City’s Downtown Overlay, and Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the Subject Property and Surrounding Properties. Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 2 of 8 Figure 1. – The Downtown Overlay is an extension of the Downtown focus area north and west along Santa Anita Avenue, Huntington Drive, and Colorado Place. The applicant currently occupies two other buildings relating to this CUP application. The Arroyo Pacific Academy at 41 W. Santa Clara Street that was approved in 2002 under CUP 02-012 as a prep school for grades 7 through 12 (see Resolution No. 1675 and No. 6325 – Attachment No. 3). Currently, however, only 9th through 12th grade classes are offered. The Clarke Center at 400 N. Rolyn Place was approved in 2011 under CUP 11-14 (see Resolution No. 1845 – Attachment No. 4) to provide facilities for art, music, drama, dance, and recreation activities for Arroyo Pacific Academy students. Refer to Attachment No. 5 for an aerial photo showing the locations of the three buildings. PROPOSAL The applicant is requesting a Conditional Use Permit to convert an existing 15,585 square-foot, one-story commercial building at 325 N. Santa Anita Avenue into a satellite academic building for the Arroyo Pacific Academy. This building will provide facilities for science, mathematics, and technology classes – see Attachment No. 6 for the site plan and floor plan. The proposed hours of operation are Monday to Saturday, 8:00 a.m. to 9:00 p.m. Regular school hours would be from 8:00 a.m. to 4:00 p.m., and after 4:00 Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 3 of 8 p.m., the facilities would be available for other classes, labs, tutoring, and projects, and for use by specific groups. The proposed hours of operation are consistent with the two existing facilities. The applicant is requesting approval to allow an additional 150 students and 20 employees to be permitted for this location. Per the previous Conditional Use Permit’s conditions of approval, Arroyo Pacific Academy at 41 W. Santa Clara Street may have a maximum enrollment of 150 students (22 employees were anticipated, but not limited as a part of the approval) and approval of the Clarke Center at 400 Rolyn Place increased the maximum enrollment by 80 students with five (5) employees. See Attachments No. 3 and No. 4 for Resolution Nos. 1675, 6325, and 1845 for these existing facilities. With the approval of the proposal for the subject building, the school’s maximum enrollment would increase to 380 students with approximately 29 employees. No exterior alterations to the existing building are proposed at this time, but the parking lot is proposed to be upgraded to comply with the City’s current parking standards. ANALYSIS The proposed satellite academic building is not consistent with the City’s General Plan. The subject site has a Commercial land use designation with a Downtown Overlay. The Downtown Overlay is a mechanism used to promote redevelopment by allowing a greater F.A.R. and an increase in building height. The subject property is within a quarter-mile of the Metro Gold Line station, and it is envisioned that the Arcadia station will be a catalyst for development in the Downtown Overlay area. The vision in the General Plan for N. Santa Anita Avenue within the Downtown Overlay Zone is for additional hospitality, office, and medical uses that will complement the Downtown Mixed Use area. The following goals and policies set forth this vision: • Goal LU-10: A thriving Downtown, with healthy commercial areas supported by high-quality, residential uses and supportive of the Metro Gold Line transit station o Policy LU-10.4: Establish commercial uses that complement the vision of the Downtown core with opportunities for more intense, quality development at key intersections that are unique from the regional offerings at the regional mall. o Policy LU-10.5: Encourage the transformation of Santa Anita Avenue into a premier office corridor by offering incentives for development while at the same time requiring the high quality amenities that will attract the kinds of businesses the City would like to see. The proposed satellite academic building is not consistent with the goals and policies outlined in the General Plan and the vision for N. Santa Anita Avenue and the City’s Downtown area. Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 4 of 8 From an economic development standpoint, Rolyn Place and N. Santa Anita Avenue are well established with industrial and commercial businesses. In addition, there is recent investment in the immediate vicinity for new commercial businesses and developments, such as the expansion of the Rusnak Mercedes Benz automobile dealership at 101-111 North Santa Anita Avenue, a new, four-story, 15,615 square foot, medical office and retail building at 205 N. Santa Anita Avenue, a new restaurant, Villa Catrina, at 121 N. Santa Anita Avenue, a 20-unit condominium development at 501 N. Santa Anita Avenue, a yoga studio at 24 W. St. Joseph Street, and approximately 40,000 square feet of medical office buildings at 161 Colorado Place. The subject site is in a prominent location of the N. Santa Anita Avenue corridor with the Gold Line Station less than a quarter-mile away. Converting the property from a commercial use to a classroom building has the potential to adversely affect the continued growth and expansion of this commercial area. Circulation There is a concern with pedestrian activities conflicting with vehicular circulation on Rolyn Place. The number of students walking along Rolyn Place from one facility to another is already problematic, and the proposed conversion of 325 N. Santa Anita Avenue to expand the school will increase this problem. The subject site is located in a C-M, Commercial-Manufacturing Zone. The Arroyo Pacific Academy building is located approximately 600 feet away from the subject building and the existing Clarke Center. The students are walking between buildings to attend certain classes. The applicant has indicated that classes can be scheduled so that the students will need to make only one trip per day between the main building on Santa Clara Street, and the other buildings on Rolyn Place. However because the applicant is requesting an increase in the maximum enrollment from 230 students to 380 students, the number of students walking between buildings will increase. The surrounding properties along Rolyn Place are occupied by a number of industrial uses, including the bus depot and maintenance yard for the Arcadia Unified School District. Other businesses are building contractors, parts suppliers and manufacturers, and office uses. Many of these uses rely on daily shipping and receiving of materials, which involve a high number of truck trips on Rolyn Place, which can conflict with pedestrian activity. This was a concern raised by some of the nearby businesses during the hearing for the Clarke Center at 400 Rolyn Place, but it was decided that the students could safely make the trip between the buildings on the existing sidewalks. There are sidewalks on both sides of Rolyn Place, except in front of the subject building, which the applicant can be required to provide. The applicant proposed a mid-block crosswalk in front of the subject building to allow students to walk along the westerly side of Rolyn Place. The Engineering Division reviewed the plan and stated that the proposed mid-block crossing is not supported, nor would the addition of crosswalks at the intersection of Rolyn Place and Santa Clara Street, or at St. Joseph Street. Due to the lack of connectivity between the proposed building and the existing Arroyo Pacific Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 5 of 8 Academy building, and the types of existing uses along Rolyn Place, the proposed increase in enrollment and use of the subject building are not suitable for this location. FINDINGS Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed satellite academic building for the Arroyo Pacific Academy will be detrimental to the public health and welfare, and the surrounding properties because the proposed academic building is not consistent with the goals and policies established in the General Plan for the land use of the proposed site. The site has a Commercial land use designation with a Downtown Overlay in the General Plan. The vision established in the General Plan for N. Santa Anita Avenue within the Downtown Overlay Zone is for additional hospitality, office, and medical uses that complement the Downtown Mixed Use area. The proposed academic building is not consistent with this vision. The subject property is also located in an area with established industrial and commercial businesses and recent new commercial investments and upcoming development projects such as the expansion of the Rusnak Mercedes Benz automobile dealership at 101-111 N. Santa Anita Avenue, and a new four-story, 15,615 square-foot medical office and retail building at 205 N. Santa Anita Avenue. Converting the property from a commercial use to a classroom building has the potential to negatively impact the continued growth and expansion of this prominent commercial corridor. In addition, because the Arroyo Pacific Academy has a non-contiguous campus, students have to transition between buildings to attend certain classes. The existing uses along Rolyn Place are a combination of commercial and manufacturing businesses that require frequent shipping and receiving of materials. This results in a high number of truck trips on Rolyn Place. At this time, Rolyn Place is not appropriate for the type of pedestrian activity that the proposed additional satellite academic building would generate. Due to the lack of connectivity between the proposed building and the existing Arroyo Pacific Academy building on W. Santa Clara Street, the proposed use of the subject building for classrooms is not suitable for this location and conflicts with the other uses in the area. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 6 of 8 Per Arcadia Municipal Code (AMC) Section 9275.1, a Conditional Use Permit (CUP) allows otherwise prohibited uses to be permitted if the use is found to be desirable, and can be harmonious with the surrounding uses and the community. Although educational uses are eligible for a CUP in the C-M, Commercial- Manufacturing Zone under AMC Section 9265.1, the proposed use is found to be incompatible and unharmonious with the surrounding uses. The proposed location is within a prominent commercial corridor along N. Santa Anita Avenue. There are existing industrial and commercial businesses in the immediate vicinity, as well as new commercial investments and development projects. Converting the subject property from a commercial use to a classroom building has the potential to impede the growth of this commercial corridor and the Downtown area. The existing businesses along Rolyn Place are a combination of commercial and manufacturing uses that require the shipping and receiving of materials. At this time, Rolyn Place is not appropriate for the type of pedestrian activity that this use would generate. Due to the lack of connectivity between the subject building and the existing Arroyo Pacific Academy building, the proposed use is not suitable for this location and would not be harmonious with the other uses in the area. 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. The site is not appropriate for the proposed use. The non-contiguous campus will require students to transition between buildings to attend certain classes. The existing businesses along Rolyn Place are a combination of commercial and manufacturing uses that frequently ship and receive materials. At this time Rolyn Place is not appropriate for a large amount of pedestrian activity. Due to the lack of connectivity between the subject building and the existing Arroyo Pacific Academy building, the proposed use is not suitable for this site. 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 sidewalks on Rolyn Place are not adequate to carry the pedestrian traffic that will be generated by the proposed additional satellite academic building. The non- contiguous campus will require students to transition between buildings to attend certain classes. The increase in the maximum enrollment from 230 students to 380 students will increase the number of students moving between buildings along Rolyn Place, which at this time is not designed to handle this type or amount of pedestrian activity. The lack of connectivity between the proposed building and the existing Arroyo Pacific Academy building, makes the proposed use unsuitable for this site, and is incompatible with the other uses in the neighborhood. Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 7 of 8 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. The proposed satellite academic building is inconsistent with the General Plan’s Commercial land use designation with a Downtown Overlay for the site. The proposal will adversely affect the comprehensive General Plan because it is not compatible with the established goals and policies. The vision established in the General Plan for N. Santa Anita Avenue within the Downtown Overlay Zone is for additional hospitality, office, and medical uses that complement the Downtown Mixed Use area. Converting the property from a commercial use to a school has the potential to negatively impact the continued growth and expansion of the industrial and commercial corridors along Rolyn Place and N. Santa Anita Avenue. The proposed use is not suitable for this site, and is inconsistent with the General Plan. ENVIRONMENTAL ASSESSMENT If it is determined that no significant physical alterations to the site are necessary, then this project, as a conversion of an existing facility, could qualify as a Class 1 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301(a) of the CEQA Guidelines. Refer to Attachment No. 7 for a Preliminary Exemption Assessment. PUBLIC COMMENTS/NOTICE Public hearing notices for this item were mailed to the property owners and tenants of those properties that are located within 300 feet of the subject property on October 30, 2014 – refer to Attachment No. 8 for the radius map. RECOMMENDATION It is recommended that the Planning Commission deny the project by adopting the attached Resolution No. 1921. PLANNING COMMISSION ACTION Denial If the Planning Commission intends to deny this proposal, the Commission should move to deny Conditional Use Permit Application No. CUP 14-08, state the finding(s) that the proposal does not satisfy with reasons based on the record, and adopt the attached Resolution No. 1921 that incorporates the requisite Conditional Use Permit findings as presented in this staff report. Resolution No. 1921 – CUP 14-08 325 N. Santa Anita Avenue November 12, 2014 Page 8 of 8 Approval If the Planning Commission intends to approve this proposal, the Commission should move to continue the public hearing for Conditional Use Permit Application No. CUP 14- 08 and direct staff to further evaluate the proposal. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the November 12, 2014 hearing, please contact Assistant Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1921 Attachment No. 2: Aerial Photo and Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 3: Resolution Nos. 1675 and 6325 for the Arroyo Pacific Academy Attachment No. 4: Resolution No. 1845 for The Clarke Center Attachment No. 5: Aerial photo with the location of the three buildings Attachment No. 6: Site Plan and Floor Plan Attachment No. 7: Preliminary Exemption Assessment Attachment No. 8: 300-foot Radius Map Attachment No. 1 Attachment No. 1 Resolution No. 1921 Attachment No. 2 Attachment No. 2 Aerial Photo and Zoning Information and Photos of the Subject Property and Surrounding Properties Overlays Selected parcel highlighted Parcel location within City of Arcadian/a Downtown Overlay n/a n/a Property Owner(s): Architectural Design Overlay: Downtown Overlay: Special Height Overlay: Parking Overlay: Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): General Plan: C-M Number of Units: C 1.0 Zoning: Property Characteristics 1986 15,585 61,580 1 TF AND TB LP Site Address: 325 N SANTA ANITA AVE This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Report generated05-Nov-2014 Page 1 of 1 PhotoAofAtheAsubjectAAproperty,A325AN.ASantaA nitaA venue,AalongAN.ASantaA nitaA venue PhotoAofAtheAsubjectAAproperty,A325AN.ASantaA nitaA venue,AalongARolynAPlace PhotoAofAtheAneighboringApropertyAtoAtheAnorth,A333AN.ASantaA nitaA venue PhotoAofAtheAneighboringApropertyAtoAtheAeast,A310AN.ASantaA nitaA venue PhotoAofAtheAneighboringApropertyAtoAtheAsoutheast,A311AN.ASantaA nitaA venue PhotoAofAtheAneighboringApropertyAtoAtheAsouth,A15AW.ASt.AJosephAStreet PhotoAofAtheAneighboringApropertyAtoAtheAsouthwest,A300ARolynAPlace PhotoAofAtheAneighboringApropertyAtoAtheAwest,A311-317ARolynAPlace PhotoAofAtheAneighboringApropertyAtoAtheAnorthwest,A401ARolynAPlace PhotoAofAneighboringApropertyA,ATheAClarkeACenter,AlocatedAtoAtheAnorthAatA400ARolynAPlace PhotoAofA rroyoAPacifcA cademyAlocatedAatA41AW.ASantaAClaraAStreet Attachment No. 3 Attachment No. 3 Resolution No. 1675 and No. 6325 for the Arroyo Pacific Academy Attachment No. 4 Attachment No. 4 Resolution No. 1845 for The Clarke Center Attachment No. 5 – Aerial photo with the location of the three buildings Aerial photo with the location of the three buildings - Attachment No. 5 Attachment No. 5 – An aerial photo showing the location of all three buildings, existing and proposed, to be used the Arroyo Pacific Academy. 325 N. Santa Anita Ave. Proposed location for the new satellite building. 400 N. Rolyn Pl. Location of satellite building, The Clarke Center 41 W. Santa Clara St. Location of main building, Arroyo Pacific Academy Attachment No. 6 Attachment No. 6 Site Plan and Floor Plan Attachment No. 7 FORM “A” – Preliminary Exemption Assessment – Attachment No. 7 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: A Conditional Use Permit to convert an existing 15,585 square- foot commercial building at 325 N. Santa Anita Avenue into a satellite academic building for the Arroyo Pacific Academy 2. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 325 N. Santa Anita Avenue (between W. St. Joseph Street and W. Colorado Boulevard) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Mr. Thomas P. Clarke (2) Address 72 N. Arroyo Boulevard Pasadena, CA 91105 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: 15301 (Class 1, Use Of An Existing Facility) 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: November 3, 2014 Staff: