HomeMy WebLinkAboutItem 1 - CUP 14-21_168 Las Tunas Dr. #101 & 102DATE:May12, 2015
TO:Honorable Chairman and Planning Commission
FROM:Jim Kasama,Community Development Administrator
By: Tim Schwehr, Associate Planner
SUBJECT:RESOLUTION NO. 1937–APPROVING CONDITIONAL USE PERMIT
NO. CUP 14-21WITH A CATEGORICALEXEMPTION UNDERTHE
CALIFORNIA ENVIRONMENTAL QUALITYACT (CEQA) FOR A1,708
SQUARE-FOOT RESTAURANT WITH BEERAND WINE SERVICE AT
168 LAS TUNAS DRIVE, UNITS#101AND #102
Recommendation:Adopt Resolution No. 1937
SUMMARY
The applicant is requesting approval ofConditional Use PermitApplication No. CUP 14-
21fora1,708square-foot restaurant with beer and wine service atan existing 9,148
square-foot commercial building at 168 Las Tunas Drive –see the attached aerial
photo, photos of the site, and proposed plans(Attachment Nos. 2 & 3).It is
recommended that the Planning Commissionapprove CUP 14-21and adopt the
attached Resolution No. 1937(Attachment No. 1)that incorporates afindingthat this
project qualifies as a Categorical Exemption undertheCalifornia Environmental Quality
Act (CEQA), and the requisite findings forapproval of aConditional Use Permit,andthe
conditions of approval as listed in this staff report.
BACKGROUND
The subject property is a 31,174square-foot lot,zoned C-2/General-Commercialwith a
Residential Flex (RF) Overlay. It is developed with a 9,148 square-foot, nine-unit
commercial buildingthat was completedin 2013. The current tenants consist of two
smallcafés, a music store, and a realty office. A Conditional Use Permit for a 1,025
square-foot art studio was approved for unit #106 at the April 28, 2015,Planning
Commission Meeting. Threeof the units,including the two subjectunitsare vacant.As
part of the development of the subject property, CC&Rs (Attachment No.4) were
entered into with the adjoining property to the west at 188 Las Tunas Drive (CVS
Pharmacy). The CC&Rs include areciprocal parking agreement,vehicular ingress-
egresseasements, and acommon area maintenanceagreement between the two
properties.Combined, thetwo properties have 144parking spaces for aparking
requirement of 127spaces;a parking surplus of 17spaces.
Resolution No. 1937 –CUP 14-21
168Las Tunas Drive, Units #101 & #102
May 12, 2015
Page 2of 6
PROPOSAL
The applicant is proposingto opena 1,708square-foot restaurant with beer and wine
servicewith business hours of 11 a.m. to 11 p.m.Attachment No. 3 showsthe site plan
for the property and the proposed floor plan.The restaurant will have a 715 square-foot,
indoorseating area that can accommodate up to48 patrons based on the maximum
occupancy limit.Twelve seats are alsoproposed for the outdoor patio in front of the
restaurant, which is consistent with the City’s Incidental Outdoor Dining Ordinancethat
allows an additional 12 outdoor seats,by-right for restaurants.Theparking requirement
for the proposed restaurant is 17 parking spaces based on a requirement of 10 parking
spaces for every1,000 square-feet of gross floor area. This is an increase in the
required parking for thesetwo unitsof eightspaces compared to ninespaces for a
generic 1,708square-foot retail use. However, withthe reciprocal parking agreement
between the subject property and the adjacent property at 188 Las Tunas Drive(CVS
Pharmacy),the eight-space increase is covered by thecurrent 17space parking
surplus.
ANALYSIS
The proposed restaurantis a complementary usewith the other uses at this retail center
and the adjoining property at 188 Las Tunas Drive. Because there is an existing 17
space parking surplus, theexisting parking can accommodate theeight-space increase
in the parking required for the restaurant.Additionally, as part of their submittal
package, the applicant provideda parking study (Attachment No. 5)that was
commissioned by the property owner, Dukeland,LLC, and conducted by KOA
Corporation, a planning and engineering consultant. The parking study includes a
survey of the existing parking demand at both the subject property and adjoining
property at 188 Las Tunas Drive, and an analysis of estimated parking demand for both
properties,including the proposed restaurant use. The parking study estimates a peak
parking demand of 86 spaces on weekends between 4:00 p.m. and 5:00 p.m., and a
peak weekday parking demand of 78 spaces between 5:00 p.m. and 6:00 p.m. With 144
parking spaces on-site, the parking study estimates that a minimum of 58 parking
spaces will remain available even during peak hours. Staff’s observations of the site
concurwith the parking study estimates. The reason for the large amount of available
parkingisdue to the low parking demand generated by the 15,011square-foot CVS
Pharmacy, which has a drive-thru for prescription drop-offs and pick-ups.Based on the
specifics of the proposal,and thecontinued parking surplusfor the shopping center, the
site isadequate for the proposed restaurant.
FINDINGS
Section9275.1.2 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:
Resolution No. 1937 –CUP 14-21
168Las Tunas Drive, Units #101 & #102
May 12, 2015
Page 3of 6
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: As a commercial use, the proposed restaurant with
beer and wine serviceis consistent with the zoning and land use designation of the
site.The restaurantis required to be in compliance with applicable Health
Department regulations, and with the Department of Alcoholic Beverage Control,
andwill not adversely impact public health or welfare, and will not be injurious tothe
property or improvements of the site or those within the vicinity.
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 Zone, a restaurant with beer and wine
serviceis allowed with an approved Conditional Use Permit perSection
9275.1.53.5of 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: The applicant willremodel the existing two
commercial units totaling 1,708square-feetinto a single restaurant space.There
will be no exterior alterations, except signage. The site, as it exists,will
accommodate the proposed use, including the requirement foreightadditional
parking spaces compared to a generic retail use,because the site has a current
parking surplus of 17spaces. In addition, a parking study conducted for the
proposed project estimated a parking surplus of at least 58 spaces for the site
during thepeak parking demand hours.The parking is adequate to accommodate
the proposed use and the other existinguses.
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 site is located betweenLas Tunas DriveandLive
Oak Avenue,and can also be accessed from El Monte Avenue. All threemulti-lane
streets are adequate in size and paving to carry the trafficexpected to begenerated
bythe proposed use.
5.That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
Facts to Support the Finding: A restaurant with beer and wine serviceis a
commercial use consistent with theCommercialGeneral Plan Land Use
Resolution No. 1937 –CUP 14-21
168Las Tunas Drive, Units #101 & #102
May 12, 2015
Page 4of 6
Designation of the site. The activities that will takeplace at the restaurant are
consistent with the allowableuses described in the General Plan.
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, or their
respective designees. Any changes to the existing facility may be subject to building
permits after having fully detailed plans submitted for plan check review and approvalby
the aforementioned City officials and employees, or designees.
ENVIRONMENTAL ANALYSIS
If it is determined that no significant physical alterations to the site are necessary, then
this projectqualifies as a Class 1Categorical Exemption perthe provisions of the
California Environmental Quality Act (CEQA) pursuant to Section 15301of the CEQA
Guidelinesfor the use of an existing facility–see Attachment No. 6for the Preliminary
Exemption Assessment.
PUBLIC NOTICE
Public hearing notices for CUP 14-21were mailed onApril 30, 2015,to the property
owners,tenants, and occupantsof those properties that are within 300 feet of the subject
property–see Attachment No. 7for the 300-foot radius map.Because staff considers the
proposed project exempt from the requirements ofthe California Environmental Quality
Act (CEQA)the public hearing notice was not published in a local newspaper.As of May
7,2015, no comments were received in response to the public hearing notices.
RECOMMENDATION
It is recommended that the Planning Commission approveConditional Use Permit No.
CUP14-21,subject to the following conditions:
1.Alcoholic beverage service shall be limited to beer and wine.
2.The restaurant shall not be open for businessmore than 16 hours per day or any
time between midnight (12:00 a.m.) and 6:00a.m.
3.Tenant improvements to the interior of the commercial unit shall be consistent with
the approved floor plan.
4.The Best Management Practices (BMPs) forwaste disposal required of restaurants
shall be complied with by the applicant/property owner to the satisfaction of the
Public Works Services Director, or designee. Any changes to the facility may be
subject to permits afterhaving fully detailed plans submitted for plan check review
Resolution No. 1937 –CUP 14-21
168Las Tunas Drive, Units #101 & #102
May 12, 2015
Page 5of 6
and approval by all City, County, regional, State, and federal agencies having
jurisdiction for compliance with any and all applicable regulations.
5.The use approved by CUP 14-21is limited toa restaurant with beer and wine
serviceandshall be operated and maintained in a manner that is consistent with
the proposal and plans submitted and approved for CUP 14-21, 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 and properties.
6.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 by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees.Any changes to the existing facility may be
subject to building permits after having fully detailed plans submitted for plan check
review and approval by the aforementioned City officials and employees, or
designees.
7.Noncompliance with the plans, provisions and conditions of approval for CUP 14-21
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the restaurant.
8.The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its
officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents to
attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
any approval or conditional approval of the City Council, Planning Commission, or
City Staff, which action is brought within the time period provided for in Government
Code Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action, or
proceeding concerning the project and/or 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.
9.Approval of CUP 14-21shall not be of effect unless on or before 30 calendar days
after Planning Commission adoption of theResolution,the property owner and
applicant haveexecuted and filed with the Community Development Administrator
or designeean Acceptance Form available from the Development Services
Department to indicate awareness and acceptance of these conditions of approval.
Resolution No. 1937 –CUP 14-21
168Las Tunas Drive, Units #101 & #102
May 12, 2015
Page 6of 6
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
approve a motionto approve Conditional Use Permit No. CUP 14-21stating that the
proposal satisfies the requisite findings,and adopt the attached Resolution No. 1937
thatincorporates the requisite environmental and Conditional Use Permit findings and
the conditions of approval as presented in this staff report, or as modified by the
Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should
approve a motionto deny Conditional Use Permit Application No. CUP 14-21,stating
the finding(s) that the proposal does not satisfy with reasons based on the record,and
direct staff to prepare a resolution for adoption at the next meeting that incorporatesthe
Commission’s decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the May 12, 2015hearing, please contact Associate
Planner, Tim Schwehr at(626) 574-5422, orTSchwehr@ArcadiaCA.gov.
Approved:
Attachment No. 1:Resolution No. 1937
Attachment No. 2:Aerial Photo with Zoning Information &Photos of the Subject Property
and Surrounding Properties
Attachment No. 3: Site Plan and Floor Plan
Attachment No. 4: CC&Rs for subject site
Attachment No. 5:Parking Study
Attachment No. 6:Preliminary Exemption Assessment
Attachment No. 7:300-foot Radius Map
Attachment No. 1
Attachment No.1
Resolution No. 1937
RESOLUTION NO. 1937
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT
NO. CUP 14-21 WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 1,708
SQUARE-FOOT RESTAURANT WITH BEER AND WINE SERVICE AT
168 LAS TUNAS DRIVE, UNITS #101 AND #102
WHEREAS, on December 16, 2014, an application was filed by Yun Jing Hao for
a Conditional Use Permit to allow a 1,708 square-foot restaurant with beer and wine
service at 168 Las Tunas Drive, Units 101 & 102, Development Services Department
Case No. CUP 14-21 (this application is hereafter referred to as the “Project”); and
WHEREAS, on April 16, 2015, Planning Services completed an environmental
assessment for the Project in accordance with the California Environmental Quality Act
(CEQA), and recommended that the Planning Commission determine the Project is
exempt under CEQA per Section 15301 of the CEQA Guidelines because the Project is
considered to be reuse of an existing commercial facility; and
WHEREAS, on May 12, 2015, a duly noticed public hearing was held before the
Planning Commission on said Project, 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 HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Community Development
Division in the staff report dated May 12, 2015 are true and correct.
SECTION 2. This Commission finds, based upon the entire record:
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.
FACT: As a commercial use, the proposed restaurant with beer and wine service
is consistent with the zoning and land use designation of the site. The restaurant is
required to be in compliance with applicable Health Department regulations, and with
the Department of Alcoholic Beverage Control, and will not adversely impact public
health or welfare, and will not be injurious to the property or improvements of the site or
those within the vicinity.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized.
FACT: In the C-2 Zone, a restaurant with beer and wine service is allowed with
an approved Conditional Use Permit per Section 9275.1.53.5 of the Arcadia Municipal
Code.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping, and other features required to adjust said use with the land and uses in the
neighborhood.
FACT: The applicant will remodel the existing two commercial units totaling
1,708 square-feet into a single restaurant space. There will be no exterior alterations,
except signage. The site, as it exists, will accommodate the proposed use, including the
requirement for eight additional parking spaces compared to a generic retail use,
because the site has a current parking surplus of 17 spaces. In addition, a parking study
conducted for the proposed project estimated a parking surplus of at least 58 spaces for
the site during the peak parking demand hours. The parking is adequate to
accommodate the proposed use and the other existing uses.
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.
2
FACT: The site is located between Las Tunas Drive and Live Oak Avenue, and
can also be accessed from El Monte Avenue. All three multi-lane streets are adequate
in size and paving to carry the traffic expected to be generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
FACT: A restaurant with beer and wine service is a commercial use consistent
with the Commercial General Plan Land Use Designation of the site. The activities that
will take place at the restaurant are consistent with the allowable uses described in the
General Plan.
SECTION 3. For the foregoing reasons the Planning Commission determines
that the Project is Categorically Exempt per Section 15301 of the CEQA Guidelines, and
approves Conditional Use Permit No. CUP 14-21 to allow a 1,708 square-foot restaurant
at 168 Las Tunas Drive, Units 101 & 102, subject to the conditions of approval attached
hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this 12th day of May, 2015.
Chairman, Planning Commission
ATTEST:
Secretary
APPROVED AS TO FORM:
Stephen P. Deitsch
City Attorney
3
RESOLUTION NO. 1937
Conditions of Approval
1. Alcoholic beverage service shall be limited to beer and wine.
2. The restaurant shall not be open for business more than 16 hours per day or any
time between midnight (12:00 a.m.) and 6:00 a.m.
3. Tenant improvements to the interior of the commercial unit shall be consistent with
the approved floor plan.
4. The Best Management Practices (BMPs) for waste disposal required of restaurants
shall be complied with by the applicant/property owner to the satisfaction of the
Public Works Services Director, or designee. Any changes to the facility may be
subject to permits after 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.
5. The use approved by CUP 14-21 is limited to a restaurant with beer and wine
service and shall be operated and maintained in a manner that is consistent with
the proposal and plans submitted and approved for CUP 14-21, 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 and properties.
6. 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 by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees. Any changes to the existing facility may be
subject to building permits after having fully detailed plans submitted for plan check
review and approval by the aforementioned City officials and employees, or
designees.
7. Noncompliance with the plans, provisions and conditions of approval for CUP 14-21
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the restaurant.
8. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its
officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents to
attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
any approval or conditional approval of the City Council, Planning Commission, or
City Staff, which action is brought within the time period provided for in Government
Code Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action, or
4
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.
9. Approval of CUP 14-21 shall not be of effect unless on or before 30 calendar days
after Planning Commission adoption of the Resolution, the property owner and
applicant have executed and filed with the Community Development Administrator
or designee an Acceptance Form available from the Development Services
Department to indicate awareness and acceptance of these conditions of approval.
- - -
5
Attachment No. 2
Attachment No.2
Aerial Photo with Zoning Information &
Photos of Subject Property and
Surrounding Properties
SubjectProperty,LasTunasDr.frontage
SubjectProperty,LiveOakAvefrontage
SubjectProperty
Adjoiningpropertytotheeast,CVSPharmacy
Residencesnorthofsubjectproperty
SeniorHousingwestofsubjectproperty
Commercialbuildingsouthofsubjectproperty
Attachment No. 3
Attachment No.3 Site Plan and Floor Plan
Attachment No. 4
Attachment No.4
Existing CC&R’s for subject site
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 1 of 7Printed on 4/30/2015 3:36:26 PM
Document: RS 2015.457997
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 2 of 7Printed on 4/30/2015 3:36:26 PM
Document: RS 2015.457997
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 3 of 7Printed on 4/30/2015 3:36:26 PM
Document: RS 2015.457997
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 4 of 7Printed on 4/30/2015 3:36:27 PM
Document: RS 2015.457997
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 5 of 7Printed on 4/30/2015 3:36:27 PM
Document: RS 2015.457997
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 6 of 7Printed on 4/30/2015 3:36:28 PM
Document: RS 2015.457997
Branch :ADG,User :LOS1Comment:Station Id :CGLB
LOS ANGELES,CAPage 7 of 7Printed on 4/30/2015 3:36:28 PM
Document: RS 2015.457997
Attachment No. 5
Attachment No.5
Parking Study
Parking Study
168 Las Tunas Avenue
Commercial Center, Arcadia
March 6, 2015
Prepared For:
Dukeland, LLC
5917 Oak Avenue #330
Temple City, CA 91780-2028
(626) 466-8128
Prepared by:
1100 Corporate Center Drive, Suite 201
Monterey Park, California 91754
(323) 260-4703
JB41107
Parking Study – 168 Las Tunas Avenue Commercial Center Page ii
Prepared for Dukeland, LLC JB41107
March 6, 2015
Table of Contents
1. INTRODUCTION .................................................................................................................................. 1
1.1 PROJECT LOCATION ..................................................................................................................................................................... 1
1.2 PROJECT DESCRIPTION ................................................................................................................................................................. 1
2. PARKING ANALYSIS ............................................................................................................................. 3
2.1 EXISTING PARKING UTILIZATION ............................................................................................................................................... 3
2.2 PARKING CODE REQUIREMENTS ................................................................................................................................................. 4
2.3 PARKING DEMAND ANALYSIS ...................................................................................................................................................... 5
2.4 ALL RETAIL ALTERNATIVE ............................................................................................................................................................ 8
3. SUMMARY AND CONCLUSIONS .................................................................................................... 10
List of Figures
FIGURE 1– EXISTING SITE PLAN 2
List of Tables
TABLE 1 – PARKING UTILIZATION (JULY 2014) 3
TABLE 2 – EXPECTED TENANT CHANGES 4
TABLE 3 – CURRENT TENANT VACANCIES 5
TABLE 4 – SHARED PARKING DEMAND ANALYSIS 7
TABLE 5 – ALL RETAIL PARKING REQUIREMENTS 8
TABLE 6 – SHARED PARKING DEMAND ANALYSIS 9
Appendices
APPENDIX A – PARKING UTILIZATION COUNTS
Parking Study – 168 Las Tunas Avenue Commercial Center Page 1
Prepared for Dukeland, LLC JB41107
March 6, 2015
1. Introduction
This report documents the parking impacts associated with the proposed new tenant changes at the
existing commercial building at 168 Las Tunas within the City of Arcadia.
The parking study included seven days of parking demand data collection and evaluated the adequacy of
on-site parking under two tenant alternatives:
1. Existing – Planned Uses – CVS plus Existing and Planned Tenants
2. Existing – All Retail Uses – CVS plus All Retail Tenants
The parking study was based on City of Arcadia code parking standards and the ULI Shared Parking
methodology, which takes into account time-of-day fluctuations for certain land uses.
1.1 Project Location
The existing Project Site Center is bounded by Las Tunas Drive on the north, a multi-family residential
development on the east, Live Oak Avenue on the south, and El Monte Avenue on the west.
1.2 Project Description
The proposed project involves the proposed tenant changes within an existing 10,000 square foot
commercial building.
Figure 1 provides the site plan and the proposed project uses. The shopping center site provides
vehicular access via one driveway on Las Tunas Avenue, one driveway on Live Oak Avenue, and one
driveway on El Monte Avenue. It should be noted that three site parking spaces south of the El Monte
Boulevard driveway were removed from the total parking supply shown in the site plan, due to the final
landscaping configuration. The modified parking space supply number was used in this analysis.
Figure1
ProjectSitePlan
168LasTunasAvenueCommercialCenter
Parking Study – 168 Las Tunas Avenue Commercial Center Page 3
Prepared for Dukeland, LLC JB41107
March 6, 2015
2. Parking Analysis
This section has been prepared to 1) 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 and potential new tenants that have been approved or could potentially occupy vacant
spaces, and 4) summarize observations of parking demand.
2.1 Existing Parking Utilization
The data utilized for this report included seven consecutive days of counts from Tuesday, July 8th
through Monday, July 14th
, 2014. The counts were conducted in half-hour intervals between 10:00 AM
and 10:00 PM each day. Parking count data is provided in Appendix A.
Table 1 summarizes this data for each day of data collection on an hourly basis with peaks shown for
each hour. The peak demand for each day is indicated by shaded cells. The peak parking utilization for
the entire site (commercial building + CVS) was 53 spaces, which occurred on a Sunday between 4:00
PM and 5:00 PM. Based on the existing parking inventory of 146 spaces, there were a minimum of 93
unoccupied spaces at all times, which is approximately 64% of the supply.
On a weekday, the peak parking utilization for the entire site was 45, which occurred on a Tuesday
between 5:00 PM and 6:00 PM and on a Friday between 2:00 PM and 3:00 PM. Based on the supply
inventory of 146 spaces, there were a minimum of 101 unoccupied spaces on weekdays, which is
approximately 69% of the available supply.
Table 1 – Parking Utilization (July 2014)
Time
ofMondayTuesdayWednesdayThursdayFridaySaturdaySunday
Day7/14/20147/8/20147/9/20147/10/20147/11/20147/12/20147/13/2014
Parking Utilization
10AM27332825232119
11AM24382831342522
Noon31332828362325
1PM34363229372419
2PM37393736453025
3PM34423229403426
4PM39363531393553
5PM37453333434146
6PM44283127313534
7PM31292225383142
8PM31322229302833
9PM26292025282027
Parking Supply
146146146146146146146
Minimum Number of Unoccupied Spaces
10210110911010110593
WeekdayWeekend
5. Parking Analysis
Parking Study – 168 Las Tunas Avenue Commercial Center Page 4
Prepared for Dukeland, LLC JB41107
March 6, 2015
2.2 Parking Code Requirements
Existing Conditions
Based on the City of Arcadia Municipal Parking Code, the existing commercial building with its current
unit mix (accounting for vacancies) would require 16 spaces, as follows:
x Office Uses: (1 unit, 1,025 sf, 4.1 spaces required)
x Restaurant Uses: (1 units, 1,025 sf, 5.1 spaces required)
x Retail Uses: (1 unit, 1,285 sf, 6.4 spaces required)
x Vacant spaces: (5 units, 5,807 sf, 0 spaces required)
= 3 occupied units, 3,335 sf, 16 spaces required
Based on the commercial building inventory of 40 spaces, the current parking supply meets the City’s
parking requirements.
Tenant Changes
The commercial center owner plans to replace the existing office establishment with a retail use. Table
2 provides a summary of the expected tenant changes. These tenant changes would require one
additional parking space per City code standards.
Table 2 – Expected Tenant Changes
AddressTenant
Square
FootageUse
Parking
Code*
Parking
Spaces
RequiredStatus
Tenants Vacated
Suite 105United Real Estate(1,024.90) Office4(4.1) Expected to leave.
Tenants Added
Suite 105Retail1024.90Retail55.1 Expected Retail.
Net Change- 1
* Number of parking spaces required for each 1,000 sq. ft. lot gross leasable area.
5. Parking Analysis
Parking Study – 168 Las Tunas Avenue Commercial Center Page 5
Prepared for Dukeland, LLC JB41107
March 6, 2015
Tenant Vacancies
Table 3 provides a summary of current tenant vacancies at the site. As shown in this table, there are
currently five vacant units on site. After coordination with the commercial building owner, expected
uses were acquired and used to estimate the parking requirements for the site. Based on a parking code
requirement of five spaces per 1,000 square feet for retail, beauty salon, and learning center uses, and 10
spaces per 1,000 square feet for restaurant uses, the new tenants would require 32 spaces.
Table 3 – Current Tenant Vacancies
Unit
Floor
Area
(sq.ft.)
Potential/
Planned Use
Parking Code
Requirement*
Parking
Spaces
Required
101/1021,707.40 Restaurant1017.1
1031,024.90 Café55.1
1041,024.90 Beauty Salon55.1
1061,024.90 Art School**5.0
1071,024.90 Vacant--
RETAIL TOTAL1,707 -
NON-RETAIL TOTAL3,075 32
GRAND TOTAL4,782 32
* Number of parking spaces required for each 1,000 sq. ft. lot gross leasable area.
** 1 space per employee plus 1 space for every 5 students required for learning centers (Source: City of
Arcadia Parking Code). Units will have 3 employees, 6 students total (Source: Dukeland, LLC)
After taking into account the existing parking code requirements (16 spaces), the expected tenant
changes (1 space), and new tenants into vacant units (32 spaces), the commercial building would require
a total of 49 parking spaces per City guidelines. Since the commercial building has an existing inventory
of 40 spaces, there would be a shortfall of nine parking spaces. However, since the commercial building
has a reciprocal agreement for access and parking with the CVS site, it is anticipated that there will be
adequate parking spaces available for use by the commercial building.
2.3 Parking Demand Analysis
KOA conducted a shared parking analysis for the proposed uses based on the Urban Land Institute’s
(ULI) Shared Parking (2nd
Edition) methodology.
The Code-based 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.
5. Parking Analysis
Parking Study – 168 Las Tunas Avenue Commercial Center Page 6
Prepared for Dukeland, LLC JB41107
March 6, 2015
For this analysis, the expected new retail uses in currently vacant units were adjusted for time-of-day
fluctuations based on the ULI methodology. The expected non-retail uses in the currently vacant units
were not adjusted as those uses can have more of a consistent demand throughout the day.
Table 4 indicates that the peak total parking demand for the entire site (CVS + commercial building)
including existing tenants, one additional space due to the expected tenant changes, and the parking
demand from the five new tenants, to be 86 spaces. The peak parking demand would occur between
4:00 PM and 5:00 PM on a weekend. There would be at least 60 surplus spaces throughout the day.
On weekdays, the peak parking demand would be 78 spaces, with at least 68 surplus spaces throughout
the day. The weekday peak would occur between 5:00 PM and 6:00 PM.
Therefore, the existing parking supply is adequate to accommodate the additional parking demand of the
tenant changes and proposed establishments in the vacant units.
5. Parking Analysis
Parking Study – 168 Las Tunas Avenue Commercial Center Page 7
Prepared for Dukeland, LLC JB41107 March 6, 2015
Table 4 – Shared Parking Demand Analysis – Existing – Planned Uses
Retail
10:00 AM331032661468010:00
65%
11:00 381032711467511:00
85%
Noon331032661468012:00N
95%
1:00 PM3610326914677 1:00PM
100%
2:00 3910327214674 2:00
95%
3:00 4210327514671 3:00
90%
4:00 3610326914677 4:00
90%
5:00 45103278146
68
5:00
95%
6:00 2810326114685 6:00
95%
7:00 2910326214684 7:00
95%
8:00 3210326514681 8:00
80%
9:00 2910326214684 9:00
50%Wkdy Pk91%Demand Rate[2]Time
of DayRetail10:00 AM191032521469410:00
50%
11:00 221032551469111:00
65%
Noon251032581468812:00N
80%
1:00 PM1910325214694 1:00PM
90%
2:00 2510325814688 2:00
100%
3:00 2610325914687 3:00
100%
4:00 53103286146
60
4:00
95%
5:00 4610327914667 5:00
90%
6:00 3410326714679 6:00
80%
7:00 4210327514671 7:00
75%
8:00 3310326614680 8:00
65%
9:00 2710326014686 9:00
50%
[1] Source: Tables 2-5 and 2-6 from Urban Land Institute Shared Parking
, 2nd Edition, 2005.Wkend Pk100%[2] Takes into consideration adjustment in peak demand on weekday and weekend. Demand Rate[2]Land Uses
Proposed
Non-Retail in Vacant Units
Tenant Changes
As of July 2014
WEEKDAY PARKING ACCUMULATION PERCENTAGES FOR PROPOSED RETAIL [1]
Proposed Retail in Vacant Units
Proposed Retail in Vacant Units
Time of the Day
As of July 2014
Tenant Changes
Time of the Day
Land Uses
WEEKEND PARKING ACCUMULATION PERCENTAGES FOR PROPOSED RETAIL [1]
Total
Shared
Parking Demand
Site
Parking Supply
Parking
Surplus/ (Deficit)
WEEKEND SITE PARKING ACCUMULATIONWEEKDAY SITE PARKING ACCUMULATIONTotal
Shared
Parking Demand
Site
Parking Supply
Proposed
Non-Retail in Vacant Units
Time of Day
Parking
Surplus/ (Deficit)
5. Parking Analysis
Parking Study – 168 Las Tunas Avenue Commercial Center Page 8
Prepared for Dukeland, LLC JB41107
March 6, 2015
2.4 All Retail Alternative
Parking Code Requirements
As shown on Table 5, if all of the units were converted to retail, the commercial building would require
46 spaces. Based on the commercial building inventory of 40 spaces, there would be a shortfall of six
spaces. However, as the commercial building has a reciprocal agreement for access and parking with the
CVS site, it is anticipated that there will be adequate parking spaces available for use by the commercial
building if all of the units are converted to retail.
Table 5 – All Retail Parking Requirements
AddressProposed Uses
Square
Footage
Parking
Code*
Parking
Spaces
Required
101Retail698.50 53.5
102Retail1,008.90 55.0
103Retail1,024.90 55.1
104Retail1,024.90 55.1
105Retail1,024.90 55.1
106/107Retail2,049.80 510.2
108Retail1,024.90 55.1
109Retail1,285.40 56.4
TOTAL 9,142 46
* Number of parking spaces required for each 1,000 sq. ft. GLA
Note: Proposed Uses from Dukeland, LLC (July 2014).
Parking Demand Analysis
As explained in Section 2.3 of this report, the Code-based parking requirements do not take into
consideration that the proposed retail 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.
As Table 6 illustrates, even when all of the units in the commercial building are converted to retail uses,
the peak total parking demand for the entire site (CVS + commercial building) would be 64 spaces. The
peak parking demand would occur between 4:00 PM and 5:00 PM on a weekend. There would be at
least 82 surplus spaces throughout the day, meaning that the existing parking supply can accommodate
the additional all-retail parking demand.
5. Parking Analysis
Parking Study – 168 Las Tunas Avenue Commercial Center Page 9
Prepared for Dukeland, LLC JB41107 March 6, 2015
Table 6 – Shared Parking Demand Analysis – Existing – All Retail Tenants Retail
10:00 AM16274314610310:00
65%
11:00 1235471469911:00
85%
Noon1739561469012:00N
95%
1:00 PM20416114685 1:00PM
100%
2:00 22396114685 2:00
95%
3:00 20375714689 3:00
90%
4:00 18375514691 4:00
90%
5:00 16395514691 5:00
95%
6:00 233962146
84
6:00
95%
7:00 14395314693 7:00
95%
8:00 17335014696 8:00
80%
9:00 132134146112 9:00
50%Wkdy Pk91%Demand Rate[2]Time
of DayRetail10:00 AM14233714610910:00
50%
11:00 15304514610111:00
65%
Noon1836541469212:00N
80%
1:00 PM12415314693 1:00PM
90%
2:00 11465714690 2:00
100%
3:00 9465514692 3:00
100%
4:00 214364146
82
4:00
95%
5:00 15415614690 5:00
90%
6:00 103646146100 6:00
80%
7:00 18345214694 7:00
75%
8:00 133043146103 8:00
65%
9:00 122335146111 9:00
50%
[1] Source: Tables 2-5 and 2-6 from Urban Land Institute Shared Parking
, 2nd Edition, 2005.Wkend Pk100%[2] Takes into consideration adjustment in peak demand on weekday and weekend. Demand Rate[2]WEEKEND PARKING ACCUMULATION PERCENTAGES FOR PROPOSED RETAIL [1]
As of July 2014
Proposed Retail in Vacant Units
WEEKEND SITE PARKING ACCUMULATION
Time of the Day
Land Uses
Total
Shared
Parking Demand
Site
Parking Supply
Parking
Surplus/ (Deficit)Parking
Surplus/ (Deficit)
As of July 2014
Proposed Retail
Time of Day
WEEKDAY SITE PARKING ACCUMULATION
WEEKDAY PARKING ACCUMULATION PERCENTAGES FOR PROPOSED RETAIL [1]
Time of the Day
Land Uses
Total
Shared
Parking Demand
Site
Parking Supply
Parking Study – 168 Las Tunas Avenue Commercial Center Page 10
Prepared for Dukeland, LLC JB41107
March 6, 2015
3. Summary and Conclusions
The following summarizes the parking study results and conclusions:
x This parking study analyzes the parking impacts associated with the proposed tenant changes at
an existing commercial building at 168 Las Tunas within the City of Arcadia.
x The data utilized for this report included seven consecutive days of counts from Tuesday, July
8th
through Monday, July 14th
, 2014. The counts were conducted in half hour intervals between
10:00 AM and 10:00 PM each day.
x Peak existing parking utilization for the entire site (CVS + commercial building) was 53 spaces,
which occurred on a Sunday between 4:00 PM and 5:00 PM and left a minimum of 93
unoccupied spaces.
The following is a summary of the two parking alternatives.
Existing – Planned Uses
x Based on the City of Arcadia Municipal Parking Code, the existing commercial building with its
current unit mix (accounting for vacancies) would require 16 spaces. When all the vacant units
are filled with the approved and expected uses (retail, restaurant, beauty salon, learning center),
the commercial building would be required to provide 49 spaces. This would lead to a shortfall
of nine parking spaces based on the commercial building’s inventory of 40 spaces.
x When the parking demand from the planned tenant changes is adjusted for time-of-day factors
and is added to the existing CVS site peak parking utilization, the peak utilization for the entire
site (CVS + commercial building) is anticipated to be 86 spaces which would occur between 4:00
PM and 5:00 PM on a weekend.
Existing – All Retail Uses
x Based on the City’s Parking Code, if all the units in the commercial building were occupied by
retail tenants, the commercial building would be required to provide 46 parking spaces, which
would lead to a shortfall of six spaces.
x When the all-retail parking demand is adjusted for time-of-day factors and is added to the
existing CVS site peak parking utilization, the peak utilization for the entire site (CVS +
commercial building) is anticipated to be 64 spaces which would occur between 4:00 PM and
5:00 PM on a weekend.
Conclusion
x The commercial building owner has a reciprocal parking agreement for access and parking with
the adjacent CVS, which brings the total parking inventory to 146 spaces.
x Since City Code parking requirements nor the projected peak parking demand exceed the
supply of 146 spaces under either alternative, no parking impacts are expected on the site.
Parking Study – 168 Las Tunas Avenue Commercial Center Appendices
Prepared for Dukeland, LLC JB41107
March 6, 2015
Appendix A
Existing Parking Counts
Location:168LasTunasDrDay:Monday
City:ArcadiaDate:7/14/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00000 160 1610 26
10:30101141151127
11:00202111121024
11:30202111121024
12:00202140141026
12:30404170171031
13:00 404 191 20 10 34
13:3060614014929
14:0040421021934
14:3060620222937
15:0060614014929
15:3050518220934
16:001001013013932
16:301301316218839
17:001601611011734
17:301501516016637
18:001701723023444
18:30 150 15 160 16 3 34
19:0010010808220
19:301301314014431
20:001001017017431
20:3090916016429
21:0080813013425
21:301101110010526
22:00 120 12 404 4 20
TOTALS201020136610376180757
NOTES:Deliverytruckoccupied4regularspotsinZoneBat14:00and14:30.
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALSTIME
ZoneAZoneB
Location:168LasTunasDrDay:Tuesday
City:ArcadiaDate:7/8/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00909 130 1311 33
10:30303140141128
11:00606173201137
11:30606201211138
12:00505171181033
12:30606113141232
13:00 909 160 16 11 36
13:30707100101128
14:0010010170171037
14:301401415116939
15:001301320020942
15:301001012012931
16:0012012122141036
16:3014014111121036
17:0013013201211145
17:3012012819728
18:001101113013428
18:30 120 12 110 11 3 26
19:001101115015329
19:30120129211427
20:001601613013332
20:301801810010331
21:00150159110429
21:3017017303424
22:00 140 14 404 4 22
TOTALS275027532017337195807
NOTES:Deliverytruckoccupied6regularspotsinZoneAat10:00.
Deliverytruckoccupied4regularspotsinZoneBat13:00.
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALS
ZoneAZoneB
TIME
Location:168LasTunasDrDay:Wednesday
City:ArcadiaDate:7/9/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00404 141 159 28
10:3040410010923
11:00404131141028
11:3040410111924
12:0040414115928
12:3040412012925
13:00 606 140 14 9 29
13:3070716016932
14:0070719120936
14:301001017118937
15:001001013013932
15:3080812012929
16:0080811011928
16:30707171181035
17:00909122141033
17:3090910111828
18:0070718018429
18:30 505 230 23 3 31
19:00707808318
19:3070712113222
20:00707808217
20:3090911011222
21:00808707419
21:30909707420
22:00 808 100 10 4 22
TOTALS172017231811329174675
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALSTIME
ZoneAZoneB
Location:168LasTunasDrDay:Thursday
City:ArcadiaDate:7/10/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00303 110 118 22
10:3040413013825
11:0070710212827
11:3090914014831
12:0080810111928
12:305059211824
13:00 606 141 15 8 29
13:3060613114828
14:001001018119736
14:30909808825
15:0090913013729
15:3080813013728
16:00120129110931
16:3080812214830
17:0090915116833
17:3080813013728
18:0060618018327
18:30 808 111 12 2 22
19:001001013013225
19:3080811011322
20:0090911011424
20:3090912113729
21:008089110422
21:3015015606425
22:00 130 13 909 4 26
TOTALS207020729515310159676
NOTES:Deliverytruckoccupied7regularspotsinZoneBat11:30.
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALSTIME
ZoneAZoneB
Location:168LasTunasDrDay:Friday
City:ArcadiaDate:7/11/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00404 707 10 21
10:303039091123
11:004048191023
11:30505190191034
12:00606173201036
12:30707140141031
13:00 909 110 11 10 30
13:30909162181037
14:001401421122945
14:301501511011935
15:001401416117940
15:301101110010930
16:001101117017937
16:301001018220939
17:001401419221843
17:301101115217735
18:0010010819322
18:30 100 10 180 18 3 31
19:001301321122338
19:301101115217331
20:001201214115330
20:301001011011324
21:001401410111328
21:3011011909424
22:00 110 11 505 4 20
TOTALS249024933920359179787
NOTES:Deliverytruckoccupied7regularspotsinZoneBat11:30and12:00.
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALSTIME
ZoneAZoneB
Location:168LasTunasDrDay:Saturday
City:ArcadiaDate:7/12/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00404 120 125 21
10:3040410010620
11:007079211523
11:3060612214525
12:0060611112523
12:30606909520
13:00 707 120 12 5 24
13:3050511011521
14:0080810010523
14:301001015015530
15:001101116016532
15:301201217017534
16:001501513013533
16:30180189110735
17:002102110111436
17:302202214014541
18:0022022707433
18:30 210 21 100 10 4 35
19:0018018808531
19:3016016808529
20:001301311011428
20:30909303315
21:0012012505320
21:3011011606320
22:00 100 10 404 3 17
TOTALS29402942527259116669
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALSTIME
ZoneAZoneB
Location:168LasTunasDrDay:Sunday
City:ArcadiaDate:7/13/2014
ZoneC
Regular
Ë TOTALSRegular
Ë TOTALSRegular
Spaces383416757233146
10:00202 140 143 19
10:30303909315
11:0050510010217
11:3050515015222
12:0050515318225
12:3060611213221
13:00 505 120 12 2 19
13:3050512012219
14:00120129211225
14:3010010808321
15:0011011909424
15:3015015718326
16:0022022404329
16:302702720121553
17:002502514115646
17:3023023718536
18:00210218210334
18:30 220 22 808 3 33
19:002102117118342
19:301901910010332
20:001601612113433
20:3010010606420
21:001101111112427
21:3013013707424
22:00 909 909 4 22
TOTALS32303232641628081684
PreparedByNationalDataandSurveyingServices
ParkingStudy
GRAND
TOTALSTIME
ZoneAZoneB
Attachment No. 6
Attachment No.6
Preliminary Exemption Assessment
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
Preliminary Exemption Assessment\2011 FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Conditional Use Permit Application No. CUP 14-21 to allow a 1,708
square-foot restaurant with beer and wine service.
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):
168 Las Tunas Drive, Units 101 & 102, Arcadia, CA 91007
(cross streets: El Monte Avenue & Live Oak Avenue)
3. Entity or person undertaking project: A.
B. Other (Private)
(1) Name Yun Jing Hao
(2) Address 8508 E. Valley Blvd. #C102
Rosemead, CA 91770
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: Section 15301
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise exempt on
the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date:April 16, 2015 Staff: Tim Schwehr, Associate Planner
Attachment No. 7
Attachment No.7
300-foot Radius Map