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HomeMy WebLinkAboutItem 1 - CUP 16-06 DATE: September 27, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Vanessa Quiroz, Assistant Planner SUBJECT: RESOLUTION NO. 1975 – APPROVING CONDITIONAL USE PERMIT NO. CUP 16-06 WITH A PARKING MODIFICATION AND A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 3,926 SQUARE- FOOT, PERSONAL-TRAINING FACILITY AT 24 W. SAINT JOSEPH STREET Recommendation: Adopt Resolution No. 1975 SUMMARY The applicant, Mr. Greg Davis, is requesting approval of Conditional Use Permit No. CUP 16-06 with a Parking Modification to allow a 3,926-square-foot, personal-training facility (dba: Masters Training Facility) with a maximum of 17 people (1 employee or the applicant, 8 trainers, and 8 trainees) at any time at 24 W. Saint Joseph Street. It is recommended that the Planning Commission adopt Resolution No. 1975 approving CUP 16-06, subject to the conditions listed in this staff report and find that this project is Categorically Exempt under the California Environmental Quality Act (CEQA). BACKGROUND The subject property is a 13,912- square-foot lot, zoned C-M, Commercial- Manufacturing. The lot is developed with a two-unit, 6,032- square-foot commercial building that was built in 1965 - see Attachment No. 1 for an Aerial Photo with Zoning Information. The subject property is located at the southeast corner of W. St. Joseph Street and Rolyn Place. The adjacent properties at 251-305 N. Santa Anita Avenue Resolution No. 1975 – CUP 16-06 24 W. Saint Joseph Street September 27, 2016 Page 2 of 7 are under the same ownership, and the parking lots are interconnected with shared driveways and parking lot aisles. In practice, the subject property and these properties share their parking. The three lots combined provide a total of 82 parking spaces that are available to all of the businesses at the properties – refer to Attachment No. 2 for Photos of the Subject Property and Surrounding Properties. The uses at this site and their parking are shown in the following table: PROPOSAL The applicant is proposing a 3,926-square-foot, personal-training facility for a maximum of 17 people (1 employee or the applicant, 8 trainers, and 8 trainees) at any time in an existing, 6,030-square-foot, commercial building – see Attachment No. 3 for the Site Plan and Floor Plan. The proposed personal-training facility will provide a 3,469-square- foot, workout area for personal trainers to conduct one-to-one, physical-fitness training sessions. The proposed hours of operation are from 5:00 a.m. to 10:30 p.m., Monday through Saturday, and 7:00 a.m. to 8:00 p.m. on Sundays – see Attachment No. 4 for the Business Plan. The applicant anticipates that the peak business times will be the early mornings and late afternoons. The applicant also proposes to conduct three, group-training sessions on Saturdays with a maximum of 15 students. Group sessions will be scheduled with minimum, 30-minute intervals between the end of a class and the beginning of the next class, and the last class will conclude by 5:00 p.m. The applicant is not proposing any internal or external building changes, except for future signage. DISCUSSION In the C-M, Commercial-Manufacturing Zones, a Conditional Use Permit is required for a personal-training facility. An office use previously occupied this commercial unit with a parking requirement of 12 spaces, based on the requirement of one parking space per 250 square-feet of floor area and a 25% reduction for being within one-quarter mile of the Gold Line Station. The proposed, personal-training facility requires 26 parking spaces, based on the requirement of one parking space per 100 square-feet of workout Resolution No. 1975 – CUP 16-06 24 W. Saint Joseph Street September 27, 2016 Page 3 of 7 area and a 25% reduction for being within one-quarter mile of the Gold Line Station. The proposed, personal-training facility requires 14 more parking spaces than the prior office use. With the inclusion of the proposed, personal-training facility, there will be an overall, parking-requirement deficiency of 98 spaces for the three properties combined. In order to analyze the actual current parking demand, the applicant conducted two parking surveys – see Attachment No. 5. These surveys indicate that the parking demand is substantially less than the parking requirement, particularly during the early morning hours, which the applicant expects will be a peak time for his facility. In the late afternoon and evening, the parking demand increases, and approximately half of the parking spaces are utilized. The highest use of the parking, based on the surveys was 64 spaces at 7:00 p.m. on Friday, July 1, 2016. Staff’s observations are consistent with the survey results. The site will accommodate the requirement of 26 parking spaces for the proposed, personal-training facility. To address the increased parking requirement and any potential impacts, the applicant has agreed to a limit of 17 people (1 employee or the applicant, 8 trainers, and 8 trainees) to be at his facility at any time, and group sessions will be held only on Saturdays before 5:00 p.m. This will ensure that parking is available for the customers of the other uses at this site. In addition, the applicant has arranged a parking agreement with the Arcadia Elks Lodge at 27 W. Huntington Drive to have 12 parking spaces available for the applicant and the trainers – see Attachment No. 6 for the Parking Agreement. The Code allows for uses to provide off-site parking through a parking agreement, provided that the parking is within 100 feet of the use. The Elks Lodge parking lot is at a walking distance of over 1,000 feet from the proposed, personal-training facility, and therefore cannot be counted toward the parking requirement. Also, it has not been determined how this parking agreement will affect the Subject Property Resolution No. 1975 – CUP 16-06 24 W. Saint Joseph Street September 27, 2016 Page 4 of 7 parking needs at the Elks Lodge. A condition of approval is recommended to require that the parking agreement/lease be subject to approval by the Development Services Director, or designee, and that after 5:00 p.m., any employees and trainers park off-site. Staff has observed that by 5:00 p.m. there is usually plenty of on-street parking available. 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: The proposed use will not be detrimental in any way to the public health or welfare of the surrounding area. The proposed use will not conflict with or be injurious to the other uses at the site, or in the neighborhood. The applicant is required to abide by a maximum occupancy limit and a specific schedule to prevent conflicts with the businesses that share the on-site parking and other facilities. 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-M, Commercial-Manufacturing Zones, a health club or personal-training facility is allowed with an approved Conditional Use Permit per Sections 9265.1 and 9275.1.49.1 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: The personal-training facility will occupy a portion of an existing commercial building. The commercial property is also improved with parking, landscaping, walls, and other features typical of commercial developments. Based on the proposed limitation of 17 people (1 employee or the applicant, 8 trainers, and 8 trainees) and a specified schedule, the site is adequate for the proposed, personal-training facility. 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 along West Saint Joseph Street and Rolyn Place. The proposed use will not adversely impact these streets, and Resolution No. 1975 – CUP 16-06 24 W. Saint Joseph Street September 27, 2016 Page 5 of 7 these streets are adequate in width and paving to serve the personal-training facility and the other uses. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. Facts to Support the Finding: The proposed, personal-training facility is a commercial use that is consistent with the General Plan Land Use Designation of the site, and will not adversely affect the comprehensive General Plan. ENVIRONMENTAL ANALYSIS If it is determined that no significant physical alterations to the site are necessary, then this project, as the use of an existing facility qualifies as a Class 1 Categorical Exemption under the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – see Attachment No. 7 for the Preliminary Exemption Assessment. PUBLIC NOTICE/COMMENTS Public hearing notices for Conditional Use Permit Application No. CUP 16-06 were mailed on September 15, 2016, to the property owners, tenants, and occupants of those properties that are within 300 feet of the subject property. As of September 22, 2016, no comments were received in response to the public hearing notices. RECOMMENDATION It is recommended that the Planning Commission find that this project is exempt under CEQA, and satisfies the aforementioned findings, and approve Conditional Use Permit No. CUP 16-06, subject to the following conditions: 1. There shall be no more than 17 people (1 employee or the applicant, 8 trainers, and 8 trainees) at the personal-training facility at any time. 2. After 5:00 p.m., all employees and trainers are required to park off-site, and any agreement and/or lease for the use of parking at another property is to be subject to the review and approval by the Development Services Director, or designee. 3. Group sessions shall be limited to Saturdays, and shall be scheduled with a minimum 30-minute interval between the end of a class and the start of the next class, and all group sessions shall conclude by 5:00 p.m. The class schedule for individual and group sessions shall be subject to the approval of the Development Services Director, or designee. Resolution No. 1975 – CUP 16-06 24 W. Saint Joseph Street September 27, 2016 Page 6 of 7 4. The use approved by CUP 16-06 is limited to a personal-training facility, which shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 16-06, 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. 5. 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 by the aforementioned City officials and employees, and may subject to building permits. 6. Noncompliance with the plans, provisions and conditions of approval for CUP 16-06 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the personal-training facility. 7. 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. 8. Approval of CUP 16-06 shall not take effect until the property owner(s), applicant, and business owner(s) and operator(s) have executed and filed an Acceptance Form within 30 days of approval with 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 approve a motion to approve Conditional Use Permit No. CUP 16-06, stating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1975 that incorporates the requisite environmental and Conditional Use Permit findings and the Resolution No. 1975 – CUP 16-06 24 W. Saint Joseph Street September 27, 2016 Page 7 of 7 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 motion to deny Conditional Use Permit Application No. CUP 16-06, state 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 incorporates the 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 September 27, 2016, hearing, please contact Assistant Planner, Vanessa Quiroz at (626) 574-5422, or VQuiroz@ArcadiaCA.gov. Approved: Attachment No. 1: Aerial Photo with Zoning Information Attachment No. 2: Photos of the Subject Property and Surrounding Properties Attachment No. 3: Site Plan and Floor Plan Attachment No. 4: Business Plan Attachment No 5: Parking Surveys Attachment No. 6: Parking Agreement Attachment No. 7: Preliminary Exemption Assessment Attachment No. 1 Aerial Photo with Zoning Information Attachment No. 1 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 1965 6,030 2 Ron Mills Site Address: 24 W SAINT JOSEPH ST 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 generated20-Sep-2016 Page 1 of 1 13,912 Attachment No. 2 Site Plan and Floor Plan Attachment No. 2 Attachment No. 3 Business Plan Attachment No. 3 Attachment No. 4 Photos of the Subject Property and Surrounding Properties Attachment No.4 Adjacent Unit: The Santa Anita Hot Yoga Studio Subject Property: Masters Training Facility Business to the east: Arcadia Rock Climbing Multiple businesses at the corner of N. Santa Anita Avenue and W. Saint Joseph St. Business to the east: Arcadia Rock Climbing Restaurant along N. Santa Anita Avenue: Villa Catrina Medical Office/Training Facility along N. Santa Anita Avenue: The Physical Edge Attachment No. 5 Parking Surveys Attachment No. 5 Attachment No. 6 Parking Agreement Attachment No. 6 Attachment No. 7 Preliminary Exemption Assessment Attachment No. 7 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: Conditional Use Permit No. CUP 16-06 with a parking modification for a new 3,926 square-foot training facility. 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): 24 West Saint Joseph Street (Between Rolyn Place and Santa Anita Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Greg Davis (2) Address 24 W. St. Joseph Street Arcadia, CA 91006 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; Use of existing facilities. 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: September 12, 2016 Staff: Vanessa Quiroz, Assistant Planner