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Home My WebLink About12-08-20 PC Agenda PacketCITY OF ARCADIA Arcadia Planning Commission Regular Meeting Agenda Tuesday, December 8, 2020, 7:00 p.m. COVID-19 NOTICE As part of the City of Arcadia’s COVID-19 transmission mitigation efforts, this meeting of the Arcadia Planning Commission will be conducted virtually and the public is discouraged from attending. Per the Brown Act, the public will still be provided the ability to make public comments. For members of the public who would like to participate virtually, the meeting will be streamed live on the City’s website ArcadiaCA.gov/liveplanning and on ACTV. How to Submit Public Comment: 1.Email: Please submit your comments via email to planning@ArcadiaCA.gov at least 30 minutes prior to the posted meeting time. Your comments should be 300 words or less. 2.Phone: A conference line has been established for public comment. Your call will be recognized in the order it was received. Please keep your phone on MUTE until you are recognized for public comment. Conference Line: (786) 535-3211 Access Code: 524-582-021# Please contact the Planning Division at planning@ArcadiaCA.gov or at (626) 574-5423 for more information. 新型冠状病毒（COVID-19）通知作为阿凯迪亚市政府缓解 COVID-19 传播工作的一部分，本次阿凯迪亚市议会会议将以虚拟方式举行，不鼓励公众参加。根据《布朗法案》，仍将向公众提供发表评论意见的机会。对于希望以虚拟方式参加会议的公众，会议将在本市网站 ArcadiaCA.gov/liveplanning 和 ACTV 上进行现场直播。如何提交公众评论意见： 1.电子邮件：请通过向 planning@ArcadiaCA.gov 发电子邮件的方式提交您的评论意见，须在公布的会议时间至少提前 30 分钟收到提交的评论意见。您的电子邮件不得超过 300 个字。 2.电话：已经为公众提交评论意见设立一条会议专线。公众打来的电话按先后顺序接听。您应当将您的电话设为“静音”，直至轮到您提出评论意见。会议专线： (786) 535-3211 接入代码： 524-582-021# 详情请洽规划部，电子邮件 planning@ArcadiaCA.gov，电话号码 (626) 574-5423。 1 Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from Planning Services at (626) 574-5423. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. 根据《美国残障人法案》的规定，需要提供残障相关调整或便利设施才能参加会议的残障人士（包括辅助器材或服务），可向规划服务部请求获得此类调整或便利设施，电话号码 (626) 574-5423。请在会前 48 小时通知规划服务部，以便作出合理安排，确保顺利参加会议。 Pursuant to the City of Arcadia’s Language Access Services Policy, limited -English proficient speakers who require translation services in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City Clerk’s Office at (626) 574-5455 at least 72 hours prior to the meeting. 根据阿凯迪亚市的语言便利服务政策，英语能力有限并需要翻译服务才能参加会议的人可与市书记官办公室联系（电话：626-574-5455 ），请求提供志愿或专业翻译服务，请至少在会前 72 小时提出请求。 CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL Deborah Lewis, Chair Marilynne Wilander, Vice Chair Kenneth Chan, Commissioner Zi Lin, Commissioner Brad Thompson, Commissioner SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS PUBLIC COMMENTS (5 minute time limit per person) Each speaker is limited to three (5) minutes per person, unless waived by the Planning Commission. Under the Brown Act, the Commission or Board Members are prohibited from discussing or taking action on any item not listed on the posted agenda. PUBLIC HEARING All interested persons are invited to appear at a public hearing and to provide evidence or testimony concerning any of the proposed items set forth below for consideration. Separate and apart from the applicant (who may speak longer in the discretion of the Commission) speakers shall be limited to five (5) minutes per person. The applicant may additionally submit rebuttal comments, at the discretion of the Commission. You are hereby advised that should you desire to legally challenge in court or in an adm inistrative proceeding any action taken by the City Council regarding any public hearing item, you may be limited to raising only those issues and objections you or someone else raised at the public hearing or in written correspondence delivered to the Cit y Council at, or prior to, the public hearing. 1.Resolution No. 2067 – Approving Planning Commission Administrative Modification No. PC AM 20-01 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) for an updated parking plan at the Arcadia Hub Shopping Center located at 1201 to 1325 S. Baldwin Avenue and 733, 745 and 815 W. Naomi Avenue Recommendation: Adopt Resolution No. 2067 Applicant: Baldwin Arcadia Center, LP There is a ten day appeal period after the adoption of the Resolution. If adopted, appeals are to be filed by 5:30 p.m. on Monday, December 21, 2020. 2 CONSENT CALENDAR All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Commission, staff, or the public request that specific items be removed from the Consent Calendar for separate discussion and action. 2.Minutes of the October 27, 2020 Regular Meeting of the Planning Commission Recommendation: Approve DISCUSSION 3.Discussion Regarding Protected Trees Recommendation: Report, Discuss, and Provide Direction PLANNING COMMISSION REORGANIZATION 4.Planning Commission Reorganization Recommended Action: It is recommended the Secretary initiate the procedure for the reorganization of the Planning Commission. MATTERS FROM CITY COUNCIL LIASION MATTERS FROM PLANNING COMMISSIONERS MATTERS FROM ASSISTANT CITY ATTORNEY MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS ADJOURNMENT The Planning Commission will adjourn this meeting to Tuesday, December 22, 2020, at 7:00 p.m. 3 DATE: December 8, 2020 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator By: Luis Torrico, Senior Planner SUBJECT: RESOLUTION NO. 2067 – APPROVING PLANNING COMMISSION ADMINISTRATIVE MODIFICATION NO. PC AM 20-01 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR AN UPDATED PARKING PLAN AT THE ARCADIA HUB SHOPPING CENTER LOCATED AT 1201 TO 1325 S. BALDWIN AVENUE, AND 733, 745 AND 815 W. NAOMI AVENUE Recommendation: Adopt Resolution No. 2067 SUMMARY The Applicant and property owner, Baldwin Arcadia Center, LP, is requesting approval of an Updated Parking Plan for the Arcadia Hub Shopping Center (“Center”) under a parking modification, Planning Commission Administrative Modification No. PC AM 20-01. The Updated Parking Plan will continue to allow uses to change over time at the Center based on the existing parking supply for a period of five years or until the 147 parking spaces have been used, whichever comes first. It is recommended that the Planning Commission adopt Resolution No. 2067 (Attachment No. 1) and find that the project is Categorically Exempt under CEQA and approve Planning Commission Administrative Modification No. PC AM 20-01, subject to the conditions listed in this staff report. BACKGROUND The Center is approximately 772,134 square feet in lot area and fronts Duarte Road, Baldwin Avenue, and Naomi Avenue. Parking on the site includes surface parking and a single deck parking structure with a total of 1,142 parking spaces. The center had 1,138 parking spaces but four more spaces were added to Area H. The property is zoned C-G (General Commercial) and has a General Plan Land Use Designation of Commercial. There are 42 commercial units at this Center, including major tenants such as the Burlington Coat Factory, L.A. Fitness, and Vons - refer to Attachment No. 2 for an aerial 4 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 2 of 8 photo and zoning information. The Center currently has approximately 345,800 square feet of total leasable area, 313,379 square feet of which is currently leased and consists of: • 118,744 sf of retail • 48,353 sf of non-retail (schools, banks, day spa, dental) • 40,892 sf of restaurants • 43,000 sf of health/fitness center (L.A. Fitness) • 62,390 sf of supermarket (Vons) The Center is unique since it was designed for small retail businesses and the parking demand is very low as a whole, versus what the code expects the demand to be, therefore the activity is much lower than an average center of this size and this site does not generate a high level of parking demand. Prior to 2015, each use was calculated as a single, standalone use, and the parking requirement did not take into consideration the mix of uses and the different parking demands. Because this Center was designed for small retail businesses, it had a high turnover since the tenants did not have the same lifespan as the large established businesses and those spaces were usually filled with other uses such as real estate office, music school, and restaurants. Based on the parking study it was determined that the parking demand for the entire site during the highest peak period resulted in a peak usage of 1.85 spaces for 1,000 square feet of gross floor area. For a retail center of this size, (without the Parking Plan) the code requires that the parking for each use to be calculated separately as a stand-alone need, which resulted in a total parking requirement of 1,946 spaces. Although the parking for the site was deficient by the City’s Code, it did not have a parking capacity problem. The Planning Commission determined that a development of this size and type, the parking code requirement is generally not realistic because the mix of uses creates a synergy where different uses have different peaks, some uses are underachieved, and a patron may visit more than one tenant using one parking space. In June of 2015 the Planning Commission approved Modification Permit No. MP 15-02, the Center’s first Parking Plan. The Parking Plan was approved for a term of five years until July 1, 2020 or until all 221 spaces were used, whichever came first. At the end of the five-year term, 74 of the 221 available spaces were used from the parking supply, thereby leaving 147 unused spaces. This Plan was proven to be successful as it has allowed businesses to turn over seamlessly through this process and brought in a good mix of uses to this Center. PROPOSAL The Applicant is requesting approval an Updated Parking Plan to continue the same administrative process that was previously approved in 2015. Based on the current 5 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 3 of 8 demand, the Center has a total of 147 available parking spaces to allow tenants to change over the next five years, or until the total number of available spaces are used, whichever comes first. To ensure there were available parking spaces due to the changes in uses over the years, the parking consultant, KOA, who also prepared the 2015 parking study conducted the following tasks under this parking analysis: 1. Updated the existing parking demand data for the off-street parking supply at the Center; 2. Updated tenant information in terms of existing and pending uses; and, 3. Utilized the same methodology with an updated parking rate based on the most recent peak usage. New parking counts were also collected for seven consecutive days from Monday, February 24, 2020 through Sunday, March 1, 2020, between 6:00 a.m. to 11:00 p.m. Figure 1 below shows the Center’s parking sub-areas used for the analysis of collected parking data. The parking study was conducted prior to the Covid-19 pandemic, therefore the counts are a true representation of the parking demand. The Updated Parking Plan includes an inventory of the total usable building space and any unoccupied space at the time the parking data was gathered. The parking demand for weekday and weekend conditions was also documented, and the hour-by-hour results per area for both are shown in Attachment No. 3. The weekend results were used as the baseline condition (same with the 2015 Parking Study) because they reflect the higher usage of the two peak periods. The results indicated that the highest parking demand for the entire site during the weekend wa s 663 spaces occurring at 1:00 p.m. on Saturday. Dividing this number into the total occupied building space of 313,379 square feet (32,421 square feet of space is currently vacant), it resulted in a peak usage of 2.12 spaces for every 1,000 square feet of gross floor area, which is higher than the rate in 2015 but that is because there is less available parking spaces on-site. 6 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 4 of 8 Figure 1 - Site Parking Supply & Survey Area The Updated Parking Plan includes the step-by-step process for the administrative review process, which is the same process that was approved under the 2015 Parking Plan: • Determine credit for existing use - Use the site specific factor of 2.12 spaces per 1,000 SF (no credit allowed for tenant spaces unoccupied at the time of the parking survey); • Determine the new use type and apply the City’s parking requirements to determine the required parking; • Subtract the credit from the required parking spaces per Code; and • Deduct this amount from the available parking supply of 147 spaces As for the vacant 26,000 square feet within the Burlington Coat Factory (was previously occupied by Baby Depot), this space was not factored into the available parking supply since it is unknown what the use may be. However, this unit will have direct access to the upper parking deck (Area G) and to all of the 215 parking spaces that are shared by the other two tenants on this upper deck. This would not impact the parking supply for the rest of the tenants at this Center since these spaces were removed from the overall parking supply since they were not easily accessible. 7 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 5 of 8 ANALYSIS The Updated Parking Plan will continue to allow uses to change overtime at this Center without having to review each change as a standalone use. Within the last five years, a total of 74 of the 221 available spaces were used, thereby leaving 147 unused spaces. The 147 spaces, as determined by the current parking study, will be the baseline of available spaces for the new five year term, which further confirms that this Center does not generate a high level of parking demand based on the type of uses at this Center. While the current parking demand rate of 2.12 spaces per 1,000 square feet is higher than the previously approved rate of 1.85 spaces per 1,000 square feet of gross floor area, the new rate will not create parking impacts for the Center nor for the nearby intersections analyzed in the 2015 Traffic Study. In the past five years, the Center has brought in five new restaurants uses and a music school. These uses, along with several other retail uses have allowed the Center to thrive and remain active and successful. Therefore, it is recommended that the Updated Parking Plan be approved for a period of five years (until December 2025) or until the 147 parking spaces have been used, whichever comes first. This process will continue to streamline the review process, avoid unreasonable delays, and continue to provide opportunities for the Applicant to fill vacant units with active and desirable uses. FINDINGS Section 9107.05.050 of the Arcadia Municipal Code requires that for an Administrative Modification to be granted, it is required that the Planning Commission make at least one of the following findings in order to approve the subject modification request: 1. Promote uniformity of development; 2. Prevent an unreasonable hardship; or 3. Secure an appropriate improvement of a parcel Approval of the Updated Parking Plan would continue to prevent an unreasonable hardship and it would secure an improvement to the Center by allowing the uses to change over time at the Center through the Updated Parking Plan that was originally approved by the Planning Commission in 2015. This process would allow the Applicant/Owner to use the Updated Parking Plan for another period of five years or until the 147 parking space supply have been used, whichever comes first. This would replace reviewing each use as a standalone use with its own parking rate as was the situation prior to the 2015 Parking Plan. The new applicable parking demand rate will be 2.12 spaces per 1,000 square feet of gross floor area as applied to all existing uses based on the demand, and the standard of having a reduced parking rate has not been detrimental 8 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 6 of 8 to the planning and operation of the Center or with respect to the traffic flow at nearby intersections. It should be noted that the parking study for the Updated Parking Plan has shown the demand that is evaluated future use changes is conservative and realistic. Therefore, approval of the parking modification would secure an improvement to the Center by allowing the uses to continue changing over time in an efficient manner, and help continue to revitalize the Center with active and desirable uses. ENVIRONMENTAL ANALYSIS It has been determined that the project qualifies as a Class 1 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines for the use of an existing facility (refer to Attachment No. 4). PUBLIC NOTICE Public hearing notices for this item were mailed to the owners of those properties that are located within 300 feet of the subject property and published in the Arcadia Weekly on November 19, 2020. As of December 3, 2020, staff has not received any comments or concerns from the public. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2067 and find that this project is Categorically Exempt under the California Environmental Quality Act (CEQA), and approve Planning Commission Administrative Modification No. PC AM 20- 01 subject to the following conditions of approval: 1. The Arcadia Hub 2020 Parking Plan will be valid for five (5) years until December 31, 2025 or until the 147 parking spaces supply have been used, whichever comes first. If the parking demand substantially changes due to a new use or situation that could impact the parking supply at this Center, or create a potential impact to one of the nearby intersections, then the Planning & Community Development Administrator has the authority to require that the Applicant/Property Owner re- evaluate the parking situation and supply, and to promptly submit to the Administrator a revised Parking Plan and Traffic Study, if necessary, for review and consideration. The Administrator has the ability to refer this matter to the Planning Commission. 2. The management company shall inform their tenants that their employees must park in the designated employee parking areas. The Applicant/Property Owner shall confirm that the tenants did receive and understand this information, and a copy shall be provided to the City, upon request. 9 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 7 of 8 3. There shall be one (1) uniformed security guard on-duty 24-hours every day to enforce the 45-minute parking requirements, the employee parking area, and to ensure customers visiting the Arcadia Hub shopping Center do not park across the street at the CVS parking lot, located at 1401 S. Baldwin Avenue. The hours may deviate during the L.A. County Public Health Department orders during COVID-19. 4. 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, Planning & 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 be subject to building permits. 5. Noncompliance with the plans, provisions and conditions of approval for Planning Commission Administrative Modification No. PC AM 20-01 shall be grounds for immediate suspension or revocation of any approvals. 6. The Applicant/Property Owner 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. 7. Approval of Planning Commission Administrative Modification No. PC AM 20-01 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 Planning & Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. 10 Resolution No. 2067 Arcadia Hub Shopping Center Parking Modification December 8, 2020 Page 8 of 8 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should pass a motion to approve Planning Commission Administrative Modification No. PC AM 20-01 stating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 2067 that incorporates the requisite environmental and Planning Commission Administrative Modification 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 pass a motion to deny Planning Commission Administrative Modification No. PC AM 20-01; 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 December 8, 2020, hearing, please contact Senior Planner Luis Torrico at (626) 574-5442, or ltorrico@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Attachment No. 1: Resolution No. 2067 Attachment No. 2: Aerial Photo with Zoning Information & Photos of the Subject Property Attachment No. 3: Updated Parking Study, dated October 2, 2020 Attachment No. 4: Preliminary Exemption Assessment 11 Attachment No. 1 Attachment No. 1 Resolution No. 2067 12 13 14 15 16 17 18 Attachment No. 2 Attachment No. 2 Aerial Photo with Zoning Information 19 City of Arcadia Disclaimer: 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. 4,514 © City of Arcadia 0.1 Legend 1: Miles00.05 This map was automatically generated using Geocortex Essentials. 0.1 Notes Map Printed:November 18, 2020 City Boundary Arcadia City Boundary Sphere of Influence Parcels LA County Parcels (Arcadia) - weekly update 20 The subject site is zoned General Commercial (C-G) Attachment No. 3 Attachment No. 3 Master Parking Study Update, Dated October 2, 2020 21 Master Parking Study Update Arcadia Hub Commercial Center October 2, 2020 Prepared For: CANDET Properties, Inc. 430 South Garfield Ave., #338 Alhambra, CA 91801 Prepared by: 1100 Corporate Center Drive, Suite 201 Monterey Park, California 91754 (323) 260-4703 JB91169 v4 22 Master Parking Study Update, Arcadia Hub Commercial Center Page ii JB91169 Table of Contents 1. INTRODUCTION ........................................................................................................................................ 1 1.1 PROJECT LOCATION ...................................................................................................................................................................1 1.2 STUDY DEFINITION ....................................................................................................................................................................2 2. EXISTING CONDITIONS ............................................................................................................................. 4 2.1 EXISTING PARKING UTILIZATION ..............................................................................................................................................4 2.2 EXISTING PARKING AVAILABILITY .......................................................................................................................................... 11 3. PARKING DEMAND AND REQUIREMENTS ........................................................................................... 14 3.1 CITY PARKING CODE REQUIREMENTS ................................................................................................................................... 14 4. FUTURE POTENTIAL USES ....................................................................................................................... 16 4.1 ANALYSIS OF PENDING AND FUTURE USES .......................................................................................................................... 16 4.2 FRAMEWORK FOR ANALYSIS OF FUTURE SITE USES ............................................................................................................. 19 5. RECOMMENDED APPLICATION OF FRAMEWORK ............................................................................... 22 List of Figures FIGURE 1 – SITE PARKING SUPPLY AND SURVEY AREAS 3 List of Tables TABLE 1 – AVERAGE WEEKDAY DAY PARKING OCCUPANCY 5 TABLES 1A THROUGH 1E –MONDAY THROUGH FRIDAY PARKING OCCUPANCY 6 TABLE 2 – AVERAGE WEEKEND DAY PARKING OCCUPANCY 9 TABLES 2A AND 2B –SATURDAY AND SUNDAY PARKING OCCUPANCY 10 TABLE 3 – AVERAGE WEEKDAY DAY – AVAILABLE PARKING SPACES 11 TABLE 4 – AVERAGE WEEKEND DAY – AVAILABLE PARKING SPACES 12 TABLE 5 – HUB SHOPPING CENTER – EXISTING TENANTS AT SURVEY TIME 13 TABLE 6 – PARKING OCCUPANCY WITH EXISTING AND PROPOSED USES - WITHOUT REAR/UPPER PARKING 18 TABLE 7 – PARKING DEMAND RATES MENU – CITY CODE 20 TABLE 8 – PARKING DEMAND RATES MENU – ITE 20 TABLE 9 – PARKING DEMAND RATES MENU – ULI 21 Appendices APPENDIX A – PARKING UTILIZATION COUNTS 23 Master Parking Study Update, Arcadia Hub Commercial Center Page 1 JB91169 1. Introduction This report is a Master Parking Study for the Arcadia Hub Shopping Center. The last parking update for this site was completed in April 2015, and has been used by the City of Arcadia to review incremental tenant changes and their potential parking impacts on the center. The center is located on the southwest corner of Duarte Road and Baldwin Avenue in the City of Arcadia. The site has primary access on Naomi Avenue and secondary access on Duarte Road. The updated project Master Parking Study had the following defined objectives as verified by the City during coordination for this effort, matching those of the 2015 study:  Update existing parking demand data for the off-street parking supply at the Hub site.  Update tenant information in terms of existing and pending uses.  Provide a framework for the City to use, with the basis of both a real average parking demand rate for all uses at the site and existing published rates for a limited number of specific uses, to determine until the next major site study the adequacy of parking for new tenants that would have a higher intensity than retail. Parking demand data collection for the parking study was conducted across seven days. The adequacy of on-site parking was evaluated under three tenant alternatives: 1. Existing Conditions 2. Future Planned Conditions – Existing with planned new near-term future tenants 3. Future Potential – Existing with potential new long-term future tenants The parking study was based on existing site demand and City of Arcadia code requirements for new uses. Other sources such as ITE Parking Generation were also cited to provide a comparison of rates, for planning of future potential uses at the site. 1.1 Project Location The Arcadia Hub commercial center is bounded by Duarte Road on the north, Baldwin Avenue on the east, Naomi Avenue on the south, and the President Square Shopping Center and multi-family residential uses on the west. The site addresses are 1201 to 1325 South Baldwin Avenue, and 733, 745 and 815 West Naomi Avenue. Figure 1 illustrates the project site plan and the parking sub-areas used for the analysis of collected parking data. 24 1. Introduction Master Parking Study Update, Arcadia Hub Commercial Center Page 2 JB91169 1.2 Study Definition Future proposed tenants at The Hub site will be restaurant and retail uses that replace either vacant spaces or existing retail uses. In order to assess the impact of these new tenants on the existing parking supply over an additional multi-year timeframe, the City has requested that a master parking study update be completed. The general methodology of the data collection and analysis efforts was reviewed with the City before the study was initiated. 25 NNot to ScaleTraffic and Parking Study for Arcadia Hub Shopping CenterParking SupplyFigure 1DUARTE RD.NAOMI AVE.BALDWIN AVE.Pavilions745 W. Naomi Ave.1201120512151225(VACANT)122712291271(Yi Xiang Restaurant expectedto open in Summer 2013)13091311A1311B1311C13131317(VACANT)LA Fitness1325AB(VACANT)CEF(VACANT)GHIJKLMABCDEFGHIKLMNJ815 W. Naomi Ave.733 W. Naomi Ave.Recycling(6 Parking Spaces Removed)PARKING STRUCTURETOP LEVELPARKING STRUCTUREGROUND LEVELLegend(#) = subarea parking supply in spacesSurvey sub-areaShoping Cart Storage(64)(36)(181)(310)(187)(51)(215)(98)242222222412142828141226121326262626262836181081010242482553018322354545428951355122221472424241625242426GADCBEHFXVons745 W. Naomi Ave.26 Master Parking Study Update, Arcadia Hub Commercial Center Page 4 JB91169 2. Existing Conditions This section documents the parking demand from the surveys conducted at the Hub site, the parking availability by hour for average weekday and weekend conditions, the weekend/weekend peak hours of parking utilization, and the occupancy of tenant spaces at the time of the parking surveys. 2.1 Existing Parking Utilization Parking survey counts were conducted for this study, in order to document the overall parking utilization of the site, by defined sub-areas for weekdays and weekends. The data collected included seven consecutive days of counts from Monday, February 24, 2020 through Sunday, March 1, 2020. The counts were conducted during the 6:00 a.m. to 11:00 p.m. timeframe on each survey day. Table 1 summarizes this data for an average weekday of data collection on an hourly basis. The demand is broken down by the defined survey sub-areas within the shopping center site. Parking utilization above 85 percent occupancy is shown in bold, red font. As Table 1 illustrates, the 12:00 p.m. hour during the average weekday had the highest parking occupancy, with 53 percent of the total spaces (605 spaces). During the same hour, 91 percent of the spaces in area A were occupied, which had the highest occupancy. Approximately half of the parking spaces within the site are available during the weekday peak demand times. Dividing the weekday peak demand of 605 spaces by the site leasable area that was active at the time of the parking surveys of 313,379 square feet yields a weekday parking demand rate of 1.93 spaces per 1,000 square feet. Tables 1a through 1e provide the occupancy data for each weekday of the survey. 27 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 5 JB91169 Table 1 – Average Weekday Day Parking Occupancy Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 1142 6:00 AM 6% 9% 24% 17% 0% 6% 0% 5% 9% 7:00 AM 7% 16% 24% 14% 0% 8% 0% 10% 12% 8:00 AM 13% 25% 33% 19% 3% 8% 2% 15% 17% 9:00 AM 51% 44% 50% 33% 8% 24% 3% 25% 32% 10:00 AM 73% 54% 55% 30% 22% 29% 5% 44% 42% 11:00 AM 82% 66% 58% 39% 22% 31% 7% 53% 48% 12:00 PM 91%76% 55% 34% 31% 24% 11% 61% 53% 1:00 PM 89%72% 55% 31% 28% 25% 9% 63% 52% 2:00 PM 79% 64% 49% 28% 25% 24% 10% 61% 47% 3:00 PM 72% 66% 45% 34% 19% 29% 10% 50% 45% 4:00 PM 71% 67% 52% 41% 28% 27% 11% 43% 46% 5:00 PM 72% 71% 59% 39% 36% 25% 11% 41% 48% 6:00 PM 76% 73% 66% 50% 36% 16% 9% 35% 49% 7:00 PM 83% 72% 64% 45% 39% 6% 9% 33% 48% 8:00 PM 78% 60% 55% 42% 33% 4% 9% 28% 41% 9:00 PM 46% 46% 43% 31% 28% 2% 5% 19% 30% 10:00 PM 22% 32% 28% 20% 19% 0% 5% 10% 19% 11:00 PM 13% 21% 23% 17% 17% 0% 5% 5% 14% 28 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 6 JB91169 Tables 1a through 1e –Monday through Friday Parking Occupancy Monday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 0 6:00 AM 6% 8% 22% 17% 0% 4% 0% 7% 8% 7:00 AM 6% 11% 24% 14% 0% 6% 0% 12% 10% 8:00 AM 14% 25% 31% 8% 3% 4% 1% 16% 16% 9:00 AM 38% 39% 47% 33% 6% 16% 2% 24% 28% 10:00 AM 58% 57% 46% 33% 19% 29% 6% 42% 39% 11:00 AM 85%61% 57% 36% 19% 25% 8% 52% 47% 12:00 PM 91%73% 44% 34% 33% 18% 15% 53% 50% 1:00 PM 80% 64% 51% 33% 31% 24% 13% 63% 49% 2:00 PM 78% 50% 47% 31% 25% 24% 12% 55% 43% 3:00 PM 79% 57% 35% 36% 28% 27% 15% 47% 42% 4:00 PM 81% 60% 54% 41% 33% 24% 14% 39% 45% 5:00 PM 79% 68% 57% 39% 39% 24% 10% 35% 46% 6:00 PM 72% 73% 65% 53% 39% 16% 10% 30% 48% 7:00 PM 93%68% 60% 55% 36% 4% 9% 25% 46% 8:00 PM 86%59% 56% 48% 31% 2% 9% 22% 42% 9:00 PM 53% 44% 51% 39% 39% 2% 5% 17% 32% 10:00 PM 20%24% 34% 30% 17% 0%4% 7% 18% 11:00 PM 14% 19% 27% 17% 17% 0% 4% 5% 14% Tuesday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 0 6:00 AM 9% 11% 23% 19% 0% 12% 0% 5% 10% 7:00 AM 6% 11% 29% 13% 0% 10% 0% 11% 11% 8:00 AM 13% 22% 30% 19% 0% 14% 1% 16% 16% 9:00 AM 54% 40% 54% 30% 14% 27% 2% 24% 32% 10:00 AM 81% 49% 54% 28% 28% 27% 3% 46% 40% 11:00 AM 92%59% 65% 38% 28% 31% 5% 50% 48% 12:00 PM 93%71% 52% 42% 33% 24% 9% 68% 53% 1:00 PM 94%60% 69% 33% 31% 25% 7% 76% 53% 2:00 PM 80% 61% 55% 28% 31% 24% 7% 72% 49% 3:00 PM 71% 65% 45% 38% 19% 29% 7% 51% 45% 4:00 PM 65% 64% 46% 48% 28% 24% 8% 40% 43% 5:00 PM 67% 72% 56% 36% 36% 24% 7% 41% 46% 6:00 PM 79% 65% 59% 53% 39% 10% 6% 31% 44% 7:00 PM 86%65% 76% 38% 36% 4% 9% 34% 48% 8:00 PM 86%60% 67% 39% 28% 8% 10% 27% 44% 9:00 PM 42% 45% 43% 31% 25% 2% 3% 15% 28% 10:00 PM 23% 30% 29% 22%17% 0% 3% 9% 19% 11:00 PM 15% 21% 30% 20% 14% 0% 2% 5% 15% 29 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 7 JB91169 Wednesday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 0 6:00 AM 5%11%26%16%0%2%0%5%9% 7:00 AM 11% 16% 28% 11% 0% 8% 0% 9% 12% 8:00 AM 14% 28% 34% 28% 6% 6% 3% 14% 19% 9:00 AM 48% 55% 36% 34% 11% 25% 3% 29% 33% 10:00 AM 62% 50% 52% 19% 14% 33% 3% 43% 38% 11:00 AM 69% 64% 39% 42% 22% 29% 7% 59% 45% 12:00 PM 87%70% 53% 33% 19% 22% 9% 67% 51% 1:00 PM 83% 71% 45% 28% 17% 22% 11% 59% 48% 2:00 PM 74% 66% 40% 31% 19% 24% 11% 56% 45% 3:00 PM 66% 70% 37% 36% 22% 25% 10% 50% 45% 4:00 PM 58% 66% 52% 42% 28% 25% 9% 43% 44% 5:00 PM 57% 67% 59% 36% 28% 27% 8% 43% 45% 6:00 PM 57% 73% 70% 41% 31% 16% 7% 35% 47% 7:00 PM 66% 65% 58% 36% 25% 6% 10% 32% 43% 8:00 PM 66% 49% 41% 30% 22% 0% 6% 27% 33% 9:00 PM 44% 44% 43% 27% 22% 0% 4% 17% 28% 10:00 PM 26% 31% 34% 20% 22% 0% 5% 12% 21% 11:00 PM 13% 19% 31% 23%22% 0% 4% 4% 15% Thursday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 0 6:00 AM 7% 13% 25% 17% 0% 10% 0% 5% 10% 7:00 AM 9% 27% 14% 17% 0% 8% 1% 10% 13% 8:00 AM 12% 25% 30% 19% 3% 12% 1% 14% 17% 9:00 AM 51% 37% 53% 25% 8% 24% 2% 24% 30% 10:00 AM 89%52% 58% 33% 25% 27% 5% 44% 43% 11:00 AM 76% 64% 73% 41% 22% 35% 7% 45% 49% 12:00 PM 93%71% 64% 34% 31% 25% 11% 55% 52% 1:00 PM 94%73% 49% 28% 33% 29% 7% 54% 50% 2:00 PM 83% 65% 45% 22% 31% 22% 8% 60% 46% 3:00 PM 78% 62% 44% 23% 19% 27% 11% 45% 43% 4:00 PM 85%66% 50% 38% 25% 25% 10% 43% 46% 5:00 PM 80% 69% 57% 44% 33% 25% 14% 45% 49% 6:00 PM 79% 67% 62% 42% 25% 18% 10% 44% 48% 7:00 PM 82% 76% 65% 53% 31% 6% 7% 32% 49% 8:00 PM 64% 60% 52% 48% 31% 2% 7% 27% 39% 9:00 PM 33% 43% 33% 23% 19% 0% 4% 19% 26% 10:00 PM 16% 37% 30% 22% 14% 0% 2% 12% 20% 11:00 PM 9% 20% 21% 19% 14% 0% 0% 6% 12% 30 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 8 JB91169 The peak hour of occupancy varied across the five surveyed weekdays as follows:  Monday: Occupancy peaks at 12:00 PM, with 50 percent of the spaces (569 in total) occupied.  Tuesday: Occupancy peaks at 12:00 PM, with 53 percent of the spaces (605 in total) occupied.  Wednesday: Occupancy peaks at 12:00 PM with 51 percent of spaces (582 in total) occupied.  Thursday: Occupancy peaks at 12:00 PM with 52 percent of spaces (599 in total) occupied.  Friday: Occupancy peaks at 12:00 PM and 1:00 PM. During both hours, 58 percent of spaces (668 in total) are occupied. Table 2 summarizes the parking occupancy for the average weekend day during the survey, on an hourly basis. The demand is also broken down by the various parking areas within the shopping center. Parking utilization above at 85 percent or higher is shown in bold, red font. As Table 2 illustrates, the highest weekend average parking demand occurred during the 1:00 p.m. hour on an average weekend day, when 58 percent of the spaces (663 spaces in total) and 95 percent of spaces in area A (the area with the highest occupancy) were occupied. Approximately forty percent of the parking spaces within the site are available during peak demand times. Friday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 0 6:00 AM 5% 5% 22% 14% 0% 0% 0% 4% 7% 7:00 AM 3% 17% 27% 16% 0% 10% 1% 9% 12% 8:00 AM 13% 25% 35% 22% 0% 6% 3% 14% 18% 9:00 AM 62% 52% 63% 45% 8% 29% 4% 24% 38% 10:00 AM 78% 64% 68% 36% 19% 31% 6% 46% 47% 11:00 AM 86%82% 55% 36% 22% 33% 7% 59% 53% 12:00 PM 89% 93%59% 30% 31% 29% 10% 64% 58% 1:00 PM 94% 91%59% 38% 33% 25% 7% 65% 58% 2:00 PM 79% 78% 55% 30% 22% 24% 13% 64% 53% 3:00 PM 70% 76% 63% 39% 14% 35% 8% 58% 52% 4:00 PM 68% 80% 61% 34% 19% 37% 13% 49% 52% 5:00 PM 79% 78% 65% 38% 39% 27% 14% 42% 52% 6:00 PM 90% 87%76% 58% 42% 20% 12% 36% 57% 7:00 PM 86% 85%62% 47% 61% 14% 12% 40% 54% 8:00 PM 87%70% 56% 47% 50% 8% 15% 35% 48% 9:00 PM 58% 54% 45% 34% 36% 6% 10% 26% 36% 10:00 PM 26% 35%14% 9% 31% 0% 11% 12% 19% 11:00 PM 14% 25% 3% 5% 22% 0% 13% 5% 13% 31 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 9 JB91169 Dividing the weekend peak demand by the active site leased area of 313,379 square feet yields a weekend parking demand rate of 2.12 spaces per 1,000 square feet. Tables 2a through 2b provide the occupancy data for each weekend day of the survey. Table 2 – Average Weekend Day Parking Occupancy Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 1142 7:00 AM 0% 0% 0% 0% 0% 0% 0% 0% 0% 8:00 AM 9% 25% 25% 11% 3% 16% 2% 7% 14% 9:00 AM 51% 41% 53% 30% 6% 20% 4% 23% 31% 10:00 AM 85%53% 59% 36% 19% 27% 7% 41% 43% 11:00 AM 93%71% 62% 41% 25% 25% 9% 58% 53% 12:00 PM 96%84% 55% 42% 28% 33% 13% 67% 58% 1:00 PM 95%79% 61% 39% 33% 33% 12% 72% 58% 2:00 PM 87%79% 59% 34% 36% 27% 15% 71% 57% 3:00 PM 90%75% 52% 30% 25% 29% 14% 67% 54% 4:00 PM 81% 71% 54% 25% 25% 33% 18% 58% 51% 5:00 PM 86%65% 52% 31% 36% 18% 17% 55% 49% 6:00 PM 86%65% 48% 31% 47% 18% 14% 49% 47% 7:00 PM 93%70% 56% 33% 53% 10% 14% 50% 51% 8:00 PM 87%61% 22% 11% 44% 2% 14% 44% 40% 9:00 PM 55% 43% 7% 5% 39% 2% 11% 24% 25% 10:00 PM 17% 30% 4% 3% 22% 0% 8% 14% 15% 11:00 PM 11% 18% 3% 2%14% 0% 6% 7% 9% 32 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 10 JB91169 Table 2a thru 2b – Saturday and Sunday Parking Occupancy Saturday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H) Total Occupancy Supply 98 310 181 64 36 51 215 187 0 7:00 AM 000000000% 8:00 AM 13% 29% 27% 8% 3% 29% 0% 1% 15% 9:00 AM 55% 53% 50% 30% 6% 37% 2% 25% 35% 10:00 AM 92%69% 61% 41% 25% 45% 7% 47% 50% 11:00 AM 90%81% 63% 48% 31% 41% 9% 68% 58% 12:00 PM 96% 87%47% 47% 31% 47% 13% 67% 59% 1:00 PM 96%75% 54% 39% 33% 43% 11% 65% 55% 2:00 PM 83% 75% 50% 36% 39% 39% 14% 67% 54% 3:00 PM 85%79% 49% 31% 25% 41% 16% 64% 54% 4:00 PM 82% 72% 59% 30% 25% 41% 16% 61% 53% 5:00 PM 88%74% 56% 36% 39% 27% 16% 60% 54% 6:00 PM 87%62% 49% 31% 42% 24% 17% 53% 48% 7:00 PM 95%75% 52% 39% 56% 10% 20% 58% 54% 8:00 PM 84% 65% 20% 11% 50% 2% 19% 54% 43% 9:00 PM 65% 44% 9% 5% 47% 2% 16% 30% 29% 10:00 PM 26% 26% 6% 5% 28%0% 14% 20% 17% 11:00 PM 13% 17% 4% 3% 17% 0% 11% 12% 11% Sunday ‐ Percent Occupied Area Area AArea BArea CArea DArea EArea FTop Level Ground Total Supply 98 310 181 64 36 51 215 187 0 7:00 AM 000000000% 8:00 AM 5% 20% 23% 14% 3% 2% 3% 13% 13% 9:00 AM 47% 29% 56% 28% 3% 2% 6% 21% 27% 10:00 AM 78% 37% 57% 31% 11% 8% 6% 34% 35% 11:00 AM 95%61% 61% 31% 17% 8% 9% 47% 46% 12:00 PM 95%80% 63% 36% 22% 18% 12% 67% 57% 1:00 PM 94%84% 67% 39% 31% 22% 12% 79% 61% 2:00 PM 91%83% 67% 33% 31% 16% 16% 75% 60% 3:00 PM 94%71% 56% 28% 22% 16% 13% 69% 53% 4:00 PM 80% 70% 50% 19% 25% 25% 19% 56% 49% 5:00 PM 84% 55% 47% 27% 31% 8% 19% 50% 44% 6:00 PM 84% 68% 48% 30% 53% 12% 11% 45% 46% 7:00 PM 91%65% 60% 25% 50% 8% 9% 41% 47% 8:00 PM 89%57% 24% 11% 39% 2% 8% 35% 36% 9:00 PM 45% 41% 4% 5% 31% 2% 5% 17% 21% 10:00 PM 9% 33% 2% 2% 14% 0% 1% 7% 12% 11:00 PM 8% 19% 2% 0% 11% 0% 1% 2% 7% 33 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 11 JB91169 The peak hour of occupancy varied across the two surveyed weekend days as follows:  Saturday: Occupancy peaks at 12:00 PM, with 59 percent of the spaces (669 in total) occupied.  Sunday: Occupancy peaks at 1:00 PM, with 61 percent of the spaces (694 in total) occupied. The detailed parking demand survey data by day is provided in Appendix A. 2.2 Existing Parking Availability Based on the existing shopping center parking demand, the number of available spaces per hour was calculated. As illustrated by the data in Table 3, during an average weekday at 12:00 PM., when the shopping center experiences its maximum occupancy, there are approximately 536 available parking spaces within the site. Table 3 – Average Weekday Day – Available Parking Spaces Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H)Total Supply 98 310 181 64 36 51 215 187 1142 6:00 AM 92 281 138 53 36 48 215 177 1040 7:00 AM 91 259 137 55 36 47 214 168 1007 8:00 AM 85 232 122 52 35 47 211 159 943 9:00 AM 48 173 90 43 33 39 209 140 775 10:00 AM 26 142 81 45 28 36 205 104 667 11:00 AM 18 106 76 39 28 35 201 88 591 12:00 PM 9 75 82 42 25 39 192 72 536 1:00 PM 11 88 82 44 26 38 195 69 553 2:00 PM 21 111 93 46 27 39 193 73 603 3:00 PM 27 105 100 42 29 36 194 93 626 4:00 PM 28 102 86 38 26 37 192 107 616 5:00 PM 27 90 75 39 23 38 192 110 594 6:00 PM 24 84 61 32 23 43 196 121 584 7:00 PM 17 87 65 35 22 48 195 126 595 8:00 PM 22 125 82 37 24 49 195 135 669 9:00 PM 53 167 104 44 26 50 204 152 800 10:00 PM 76 212 130 51 29 51 205 168 922 11:00 PM 85 245 140 53 30 51 205 178 987 34 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 12 JB91169 As illustrated by the data in Table 4, during an average weekend at 1:00 p.m., when the shopping center experiences its maximum occupancy, there are approximately 479 available parking spaces within the site. Table 4 – Average Weekend Day – Available Parking Spaces Based on the existing parking demand counts, the Hub Shopping Center currently has enough parking available to satisfy its peak parking demand periods on both average weekday and weekend days. Table 5 lists the tenants that occupied the site when the parking surveys were conducted. Area Area AArea BArea CArea DArea EArea F Top Level (G) Ground Level (H)Total Supply 98 310 181 64 36 51 215 187 1142 7:00 AM 98 310 181 64 36 51 215 187 1142 8:00 AM 89 234 135 57 35 43 211 174 978 9:00 AM 48 182 85 45 34 41 206 144 785 10:00 AM 15 145 74 41 29 37 200 111 652 11:00 AM 7 896938273819579542 12:00 PM 4 518137263418761481 1:00 PM 5 647139243419052479 2:00 PM 13 64 75 42 23 37 182 54 490 3:00 PM 10 78 86 45 27 36 184 62 528 4:00 PM 19 91 83 48 27 34 177 78 557 5:00 PM 14 110 87 44 23 42 178 84 582 6:00 PM 14 108 94 44 19 42 185 95 601 7:00 PM 7 938043174618494564 8:00 PM 13 120 141 57 20 50 185 104 690 9:00 PM 44 178 169 61 22 50 192 143 859 10:00 PM 81 218 174 62 28 51 198 161 973 35 2. Existing Conditions Master Parking Study Update, Arcadia Hub Commercial Center Page 13 JB91169 Table 5 – Hub Shopping Center – Existing Tenants at Survey Time 36 Master Parking Study Update, Arcadia Hub Commercial Center Page 14 JB91169 3. Parking Demand and Requirements This section estimates parking demand of the current uses on the Hub site based on ITE Peak Generation peak demand rates and ULI Shared Parking hourly demand breakdowns, for comparison purposes. A singular Hub-specific commercial rate for new uses was also defined based on the surveyed site demand rates and the total floor area of the center. The parking demand rates for the Hub site, based on the conducted parking demand surveys, are as follows. These are demand rates for an average unit of floor area, across all existing Arcadia Hub site uses, based on peak demand from the survey data and the floor area of the center minus the vacant spaces (as a net total of 313,379 square feet, out of 345,800 total leasable square feet). Weekday: 1.93 spaces per 1,000 sq.ft. Weekend: 2.12 spaces per 1,000 sq.ft. The weekday peak rate is based on the average peak demand of 605 parked vehicles within the 12:00 p.m. hour and the weekend peak rate is based on the average peak demand of 663 parked vehicles within the 1:00 p.m. hour. Demand rates from other sources indicate that typical parking demand for a shopping center range from approximately 3.6 to 4.0 spaces per 1,000 sq.ft. The Arcadia Municipal Code requires a parking supply of 4.75 spaces per 1,000 sq.ft. for such uses. The disparity between these rates indicates that the Arcadia Hub site as a whole does not generate the high level of parking demand expected from the average neighborhood commercial center. Typical activity is much lower per square foot of area than an average center. The Arcadia Hub Shopping Center, therefore, has the potential to take on a higher percentage of restaurant uses than other similarly-sized centers. Various sources of parking demand rates, applied later in this report to a comparison of potential parking demand, are discussed in the next sub-section. 3.1 City Parking Code Requirements The City of Arcadia Municipal Code defines the following rates for parking requirements, per 1,000 square feet of gross floor area, at specific uses that would apply to the Hub site. General Office:4 spaces required Medical/Dental Office: 6 spaces required Restaurant (1,500 sq.ft. or more): 10 spaces required Retail/Shopping Center Uses: 4.75 spaces required Gym (3,000 sq.ft. or less): 10 spaces required 37 3. Parking Demand and Requirements Master Parking Study Update, Arcadia Hub Commercial Center Page 15 JB91169 Supermarket uses are required to provide parking based on the shopping center rate. The Hub site currently provides an off-street parking supply of 1,142 spaces including 32 ADA- compliant spaces for disabled persons. Applying City Code rates in their raw form, the site is under-parked (a deficit results, based on expected demand). The site, despite the high floor area occupancy, does not generate a high level of parking demand. Based on the site mix of uses that allow customers to visit multiple locations in one trip, and the general intensity of individual uses within the site, overall demand is much lower than that anticipated by City Code requirements. Code requirements generally are defined for single, standalone uses and the mixture of uses provided within a neighborhood shopping center such as the Arcadia Hub site can usually reduce overall parking demand. Other sources of demand rates for parking are discussed within the next sub-section. In Section 4 of this report, the parking demand that is expected to be generated by new planned tenants at the site is discussed, followed by the definition of a framework for future analysis by the City of planned uses. 38 Master Parking Study Update, Arcadia Hub Commercial Center Page 16 JB91169 4. Future Potential Uses This section estimates the future parking demand with new proposed and potential uses for the site. This section also defines a framework for future analysis by the City of future planned uses. Site management is planning for new uses within the site, which would be restaurant and retail uses that would primarily replace existing vacant tenant spaces. A potential future site scenario was analyzed, with restaurant uses added to the site to a point where total site parking demand is at its operational maximum for the entire Hub site. This maximum was defined as 90 percent occupancy of all on-site parking. The analysis excludes areas E, F, and G (rear and upper-level spaces), to restrict the analysis to the central site parking supply. The three identified sub-areas excluded from the second scenario are physically removed from most tenant space access points. 4.1 Analysis of Pending and Future Uses This analysis includes new retail and restaurant uses that are all under entitlement and pending development at the site: Within the former Bank of America Loan Center a 5,587-square-foot music school. The 564 square-foot proposed Tong Tak House restaurant in a formal retail space. It was assumed that these new tenants would occupy vacant spaces. In transitioning to a restaurant use from lower-intensity land uses, there is a limited amount of square feet that can be converted before parking demand is higher than the site supply. If exceeding the supply, demand would create a spillover, and on-street parking or parking within adjacent commercial properties would be utilized for supply, creating significant impacts beyond the site. The following sections provide a summary of the supply and demand calculations for this analysis. Parking Supply and Demand Excluding the rear and upper-level areas reduces the analyzed parking supply from 1,142 to 840 spaces. The remaining parking areas A through D and H have a combined average weekday peak demand of 560 spaces (66.7 percent occupancy) and an average weekend peak demand of 609 spaces (72.5 occupancy). 90 Percent Occupancy Threshold Capacity conditions have been defined as 90 percent occupancy, to provide for remaining available spaces for incoming vehicles. From the level of the existing surveyed demand, an 39 4. Future Potential Uses Master Parking Study Update, Arcadia Hub Commercial Center Page 17 JB91169 increase in peak demand of 147 occupied spaces could occur before reaching this threshold. This defined capacity would be reached within the analyzed 840-space supply at 756 occupied spaces. 84 available spaces (10 percent of capacity) would then remain at peak times within the analyzed areas, once the 90 percent occupancy threshold is reached. Allowable New Uses In order to reach but not exceed a site occupancy rate of 90 percent, an additional 14,721 square feet of retail and equivalent space can be converted to sit-down restaurant use within existing leasable space. It is assumed for the calculations that the new restaurant space would replace existing and active retail space. The reaching of the 90 percent threshold for the weekend defined the upper limit of new uses, although the weekday occupancy would remain below that threshold. This analysis is summarized in Table 6. 40 4. Future Potential Uses Master Parking Study Update, Arcadia Hub Commercial Center Page 18 JB91169 Table 6 – Parking Occupancy with Existing and Proposed Uses - Without Rear/Upper Parking With the current proposed uses, the peak total parking demand for the analyzed site supply would be as follows:  707 occupied parking spaces (84% occupancy) on a weekday at the peak hour of 12:00 p.m.  756 occupied parking spaces (90% occupancy) on a weekend at the peak hour of 1:00 p.m. Use Land Use Square Feet Parking Rate * Parking Demand- Weekday Parking Demand- Weekend Existing Uses 313,379 N/A 560 609 Existing Uses Total 313,379 560 609 Available Spaces 280 231 Additional Demand to 90 Percent Occupancy 196 147 New Retail Uses Music Store Retail 5,857 4.75 28 28 Tong Tak House Restaurant 564 4.75 3 3 New Uses Total:6,421 31 31 Total Parking Occupancy (existing plus new uses)70% 76% Total Demand 591 640 Available Spaces 249 200 Future Restaurant Uses, Up to 90% Parking Occupancy Restaurant (Potential)**Restaurant 14,721 10 147 147 Replacing Existing Use Retail #14,721 2.12 31 31 Potential New Demand:14,721 116 116 Total Parking Occupancy 84% 90% Total Demand 707 756 Available Spaces 133 84 * For proposed uses, based on rates defined by City of Arcadia Municipal Code. ** Potentially allowable floor area based on the achievement of a max supply occupancy of 85 percent. All Existing Uses # Credit for existing use defined by applicable area multiplied by 2.12 spaces per 1,000 square feet, based on the highest surveyed demand. 41 4. Future Potential Uses Master Parking Study Update, Arcadia Hub Commercial Center Page 19 JB91169 4.2 Framework for Analysis of Future Site Uses The parking demand rates for the Hub site, based on the conducted parking demand surveys, are as follows: Weekday: 1.93 spaces per 1,000 sq.ft. Weekend: 2.12 spaces per 1,000 sq.ft. The weekday peak rate is based on a demand of 605 parked vehicles within the 12:00 p.m. hour and the weekend peak rate is based on a demand of 663 parked vehicles within the 1:00 p.m. hour, and the occupied/active floor area (at the time of the surveys) of 313,379 square feet. Parking rates for potential proposed land uses were compiled to provide a future framework for the analysis of impacts that their addition to the Hub site would have on parking utilization. In order to verify that off-street parking would be available for the new land uses, parking rates applied to the analysis need to be adjusted to correctly factor existing parking demand from the retail uses they would be replacing. This was done for the respective parking rates of the planned new land uses. The calculations must account for not only the additional parking demand from the new land use, but would also provide a credit for the existing parking demand of the replaced retail land use; this will result in a more refined parking demand estimate that would not necessitate an over-parking of the site. Three following tables provide the rates for each of the land uses for each parking rate source. It should be noted that if one of these proposed land uses is to be occupied in a vacant space, the land use parking rate would be used to calculate parking demand, not the replacement rate. The rates are per 1,000 square feet of gross floor area: Table 7 – Application of City Code Rates – The “Rate’ column provides the City Code rate per 1,000 square feet for each indicated use, the “Retail Rate’ column provides the City Code rate for retail uses, and the “Replacement Rate” column provide the difference in rates (applying to the replacement of existing retail uses by these more intense uses). Table 8 – Application of ITE Rates – Columns are provided for weekday and weekend periods. The “ITE Rate’ column provides the ITE Code rate per 1,000 square feet for each indicated use, the “Retail Rate’ column provides the related rate for retail uses, and the “Replacement Rate” column provide the difference in rates. Table 9 – Application of ULI Rates – Columns are provided for weekday and weekend periods. The “ULI Rate’ column provides the ITE Code rate per 1,000 square feet for each indicated use, the “Retail ULI Rate’ column provides the related rate for retail uses, and 42 4. Future Potential Uses Master Parking Study Update, Arcadia Hub Commercial Center Page 20 JB91169 the “Replacement Rate” column provide the difference in rates. City Code rates relate to the peak parking demand for either weekday or weekend periods. The City Code does not differentiate between sit-down and fast-food restaurants, but the other applied sources do. Application of fast-food rates should be considered for high-volume chain coffee shops, sandwich shops, and some fast-casual tenants such as newer chain pizza establishments. Table 7 – Parking Demand Rates Menu – City Code Table 8 – Parking Demand Rates Menu – ITE Rates taken from Parking Generation (3rd edition), published by the Institute of Transportation Engineers (ITE). Sit-Down/Family Restaurants 10 4.75 5.25 Fast-Food Restaurants 10 4.75 5.25 Medical-Office Uses 6 4.75 1.25 Retail RateRate Replacement Rate City Code Rates Land Use Sit-Down/Family Restaurants 10.6 2.94 7.66 13.5 2.87 10.63 Fast-Food Restaurants 8.2 2.94 5.26 13.5 2.87 10.63 Medical-Office Uses 3.2 2.94 0.26 3.2 2.87 0.33 ITE Parking Generation Rates Land Use Replacement Rate ITE Rate Retail ITE Rate ITE Rate Retail ITE Rate Weekday Weekend Replacement Rate 43 4. Future Potential Uses Master Parking Study Update, Arcadia Hub Commercial Center Page 21 JB91169 Table 9 – Parking Demand Rates Menu – ULI Rates taken from Shared Parking (2ne edition), published by the Urban Land Institute (ULI). Sit-Down/Family Restaurants 10.5 3.6 6.9 15 4 11 Fast-Food Restaurants 15 3.6 11.4 14 4 10 Medical-Office Uses 4.5 3.6 0.9 4.5 4 0.5 ULI Parking Rates Land Use Replacement Rate Retail ULI RateULI RateReplacement Rate Retail ULI RateULI Rate Weekday Weekend 44 Master Parking Study Update, Arcadia Hub Commercial Center Page 22 JB91169 5. Recommended Application of Framework It is recommended that the framework used by the City for the analysis of new uses at The Hub center consider the varying demand rates shown in Tables 8 and 9 and the patterns observed by the parking demand study. The ranges of potential demand provided by the City Code, ITE, and ULI can be considered in the evaluation of future proposed restaurant tenants. The following steps can be applied by the City for review of future center uses, which apply the peak surveyed demand rate for existing uses and the Code rate for proposed uses: Determine credit for existing use, and multiply the applicable lease area by 2.12 spaces per 1,000 square feet, for the highest peak on weekends Determine the new use type Multiply by the Arcadia Municipal Code parking rate Subtract the credit for the existing use (net new parking requirement) Subtract this amount from the peak-period available parking supply in sections A-D and H of 147 spaces, based on the 90 occupancy factor limit Keep a running total of available parking supply. This would represent the limit of allowable new uses. Some conditions that could be considered by the City, as new uses are evaluated, are as follows: If a sector reaches or exceeds the available supply, consider conditioning the applicant with improved directional signage for that sector of the site to direct drivers to other areas of available spaces within the site and/or the upper level of the parking structure. Also consider, based on the severity of the change in available supply, encouragement of employees to use parking at the rear of commercial buildings at north and west ends of the site, parking along the periphery of the southern site frontage, and the upper level of the parking structure. 45 Master Parking Study Update, Arcadia Hub Commercial Center Appendix JB91169 Appendix A Parking Survey – Demand Data Summaries 46 Arcadia Hub Shopping CenterArcadia, CAMonday, February 24th, 2020Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 4 5 7 18 32 45 47 42 44Handicap 710321555245 Min 40 1 1 4 17 24 32 35 29 2915 Min4000001221Subtotal 98 6 6 14 37 57 83 89 78 76Area A Total Occupancy 98 6 6 14 37 57 83 89 78 76Total Percent6% 6% 14% 38% 58% 85% 91% 80% 78%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 23 35 74 115 164 173 210 180 144Handicap 1500226563345 Min15201361211139Vons 2000000010Subtotal 310 25 35 77 120 176 190 227 197 156Area B Total Occupancy 310 25 35 77 120 176 190 227 197 156Total Percent8% 11% 25% 39% 57% 61% 73% 64% 50%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 40 44 57 85 83 104 79 93 85Handicap 0000000000Subtotal 181 40 44 57 85 83 104 79 93 85Area C Total Occupancy 181 40 44 57 85 83 104 79 93 85Total Percent22% 24% 31% 47% 46% 57% 44% 51% 47%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 11 9 5 21 21 23 22 21 20Handicap 0000000000Subtotal 64 11 9 5 21 21 23 22 21 20Area D Total Occupancy 64 11 9 5 21 21 23 22 21 20Total Percent17% 14% 8% 33% 33% 36% 34% 33% 31%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 3600127712119Handicap 0000000000Subtotal 3600127712119Area E Total Occupancy 3600127712119Total Percent0% 0% 3% 6% 19% 19% 33% 31% 25%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 510006131291212Handicap 0000000000Loading 4232221000Subtotal 552328151391212Area F Total Occupancy 552328151391212Total Percent4% 5% 4% 15% 27% 24% 16% 22% 22%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 20700251318312826Handicap 8000000110Subtotal 21500251318322926Top Level (G) Total Occupancy 21500251318322926Total Percent0% 0% 1% 2% 6% 8% 15% 13% 12%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 13 22 29 45 77 94 98 115 100Handicap 4000013132Subtotal 187 13 22 29 45 78 97 99 118 102Area G-ALLArea H-ALLArea F-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626847 Arcadia Hub Shopping CenterArcadia, CAMonday, February 24th, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea F-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM43 50 47 45 45 44 38 16 1243647310028 22 22 22 37 36 12 4 224202110077 79 77 71 91 84 52 20 1477 79 77 71 91 84 52 20 1479% 81% 79% 72% 93% 86% 53% 20% 14%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM159 172 194 211 202 171 122 68 5456643222112 8 10 11 6 11 11 4 4001000010176 186 211 226 211 184 135 75 59176 186 211 226 211 184 135 75 5957% 60% 68% 73% 68% 59% 44% 24% 19%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM63 98 103 118 108 102 92 61 4800000000063 98 103 118 108 102 92 61 4863 98 103 118 108 102 92 61 4835% 54% 57% 65% 60% 56% 51% 34% 27%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM23 26 25 34 35 31 25 19 1100000000023 26 25 34 35 31 25 19 1123 26 25 34 35 31 25 19 1136% 41% 39% 53% 55% 48% 39% 30% 17%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM10 12 14 14 13 11 14 6 600000000010 12 14 14 13 11 14 6 610 12 14 14 13 11 14 6 628% 33% 39% 39% 36% 31% 39% 17% 17%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM14121282110000000000000000000014121282110014121282110025% 22% 22% 15% 4% 2% 2% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM31 28 22 21 19 20 11 8 912010000032 30 22 22 19 20 11 8 932 30 22 22 19 20 11 8 915% 14% 10% 10% 9% 9% 5% 4% 4%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM85 72 66 57 47 42 31 14 931000000088 73 66 57 47 42 31 14 9Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626848 Arcadia Hub Shopping CenterArcadia, CATuesday, February 25th, 2020Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 3 4 7 30 47 45 41 47 41Handicap 731144577545 Min 40 3 1 5 19 28 38 40 34 3015 Min4000002342Subtotal 98 9 6 13 53 79 90 91 92 78Area A Total Occupancy 98 9 6 13 53 79 90 91 92 78Total Percent9% 6% 13% 54% 81% 92% 93% 94% 80%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 31 31 67 114 139 165 201 170 168Handicap 15121437671145 Min15111681014811Vons 2000010000Subtotal 310 33 34 69 124 151 182 221 185 190Area B Total Occupancy 310 33 34 69 124 151 182 221 185 190Total Percent11% 11% 22% 40% 49% 59% 71% 60% 61%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 41 52 55 97 97 118 95 125 99Handicap 0000000000Subtotal 181 41 52 55 97 97 118 95 125 99Area C Total Occupancy 181 41 52 55 97 97 118 95 125 99Total Percent23% 29% 30% 54% 54% 65% 52% 69% 55%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 12 8 12 19 18 24 27 21 18Handicap 0000000000Subtotal 64 12 8 12 19 18 24 27 21 18Area D Total Occupancy 64 12 8 12 19 18 24 27 21 18Total Percent19% 13% 19% 30% 28% 38% 42% 33% 28%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 3600051010121111Handicap 0000000000Subtotal 3600051010121111Area E Total Occupancy 3600051010121111Total Percent0% 0% 0% 14% 28% 28% 33% 31% 31%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 51 2 2 3 12 13 13 12 12 12Handicap 0000000000Loading 4434213010Subtotal 55 6 5 7 14 14 16 12 13 12Area F Total Occupancy 55 6 5 7 14 14 16 12 13 12Total Percent11% 9% 13% 25% 25% 29% 22% 24% 22%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 2071125710181413Handicap 8000000112Subtotal 2151125710191515Top Level (G) Total Occupancy 2151125710191515Total Percent0% 0% 1% 2% 3% 5% 9% 7% 7%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 10 21 29 45 85 92 124 139 134Handicap 4000012431Subtotal 187 10 21 29 45 86 94 128 142 135Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626849 Arcadia Hub Shopping CenterArcadia, CATuesday, February 25th, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM38 36 37 40 42 41 30 16 1042653431027 25 21 31 37 37 6 4 311212222270 64 66 77 84 84 41 23 1570 64 66 77 84 84 41 23 1571% 65% 67% 79% 86% 86% 42% 23% 15%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM183 172 198 178 184 176 132 82 576101197532013 13 15 13 12 5 6 10 8020100000202 197 224 201 203 186 141 94 65202 197 224 201 203 186 141 94 6565% 64% 72% 65% 65% 60% 45% 30% 21%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM81 83 102 106 137 121 77 52 5500000000081 83 102 106 137 121 77 52 5581 83 102 106 137 121 77 52 5545% 46% 56% 59% 76% 67% 43% 29% 30%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM24 31 23 34 24 25 20 14 1300000000024 31 23 34 24 25 20 14 1324 31 23 34 24 25 20 14 1338% 48% 36% 53% 38% 39% 31% 22% 20%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM7 1013141310 9 6 50000000007 1013141310 9 6 57 1013141310 9 6 519% 28% 36% 39% 36% 28% 25% 17% 14%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM15121252410000000000000000000015121252410015121252410027% 22% 22% 9% 4% 7% 2% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM14 17 14 12 20 21 6 6 401000000014 18 14 12 20 21 6 6 414 18 14 12 20 21 6 6 47% 8% 7% 6% 9% 10% 3% 3% 2%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM95 74 74 58 62 50 28 17 911202100096 75 76 58 64 51 28 17 9Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626850 Arcadia Hub Shopping CenterArcadia, CAWednesday, February 26th, 2020Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 2 7 10 25 31 36 47 37 32Handicap 722235646445 Min 40 1 2 2 19 25 24 32 38 3515 Min4000002202Subtotal 98 5 11 14 47 61 68 85 81 73Area A Total Occupancy 98 5 11 14 47 61 68 85 81 73Total Percent5% 11% 14% 48% 62% 69% 87% 83% 74%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 33 47 86 163 144 185 201 205 187Handicap 1502036586645 Min151013579911Vons 2000000001Subtotal 310 34 49 87 169 155 197 218 220 205Area B Total Occupancy 310 34 49 87 169 155 197 218 220 205Total Percent11% 16% 28% 55% 50% 64% 70% 71% 66%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 47 51 62 65 94 71 96 81 73Handicap 0000000000Subtotal 181 47 51 62 65 94 71 96 81 73Area C Total Occupancy 181 47 51 62 65 94 71 96 81 73Total Percent26% 28% 34% 36% 52% 39% 53% 45% 40%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 10 7 18 22 12 27 21 18 20Handicap 0000000000Subtotal 64 10 7 18 22 12 27 21 18 20Area D Total Occupancy 64 10 7 18 22 12 27 21 18 20Total Percent16% 11% 28% 34% 19% 42% 33% 28% 31%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 36002458767Handicap 0000000000Subtotal 36002458767Area E Total Occupancy 36002458767Total Percent0% 0% 6% 11% 14% 22% 19% 17% 19%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 51 1 3 3 12 14 15 10 11 11Handicap 0000000000Loading 4010130101Subtotal 55 1 4 3 13 17 15 11 11 12Area F Total Occupancy 55 1 4 3 13 17 15 11 11 12Total Percent2% 7% 5% 24% 31% 27% 20% 20% 22%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 2071177614192224Handicap 8000001010Subtotal 2151177615192324Top Level (G) Total Occupancy 2151177615192324Total Percent0% 0% 3% 3% 3% 7% 9% 11% 11%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 10 16 26 54 79 108 122 108 103Handicap 4000023321Subtotal 187 10 16 26 54 81 111 125 110 104Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626851 Arcadia Hub Shopping CenterArcadia, CAWednesday, February 26th, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM30 30 31 32 36 41 32 17 1143134100030 23 22 20 23 21 10 8 211212210065 57 56 56 65 65 43 25 1365 57 56 56 65 65 43 25 1366% 58% 57% 57% 66% 66% 44% 26% 13%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM199 188 197 208 184 139 127 92 53976119540010857107656010100000218 204 208 227 203 151 137 97 59218 204 208 227 203 151 137 97 5970% 66% 67% 73% 65% 49% 44% 31% 19%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM67 94 106 127 105 75 78 61 5700000000067 94 106 127 105 75 78 61 5767 94 106 127 105 75 78 61 5737% 52% 59% 70% 58% 41% 43% 34% 31%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM23 27 23 26 23 19 17 13 1500000000023 27 23 26 23 19 17 13 1523 27 23 26 23 19 17 13 1536% 42% 36% 41% 36% 30% 27% 20% 23%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM81010119888800000000081010119888881010119888822% 28% 28% 31% 25% 22% 22% 22% 22%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM13131483000000000000000000000013131483000013131483000024% 24% 25% 15% 5% 0% 0% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM20 19 17 15 21 12 9 11 910000100021 19 17 15 21 13 9 11 921 19 17 15 21 13 9 11 910% 9% 8% 7% 10% 6% 4% 5% 4%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM91 78 79 64 59 50 32 22 833210000094 81 81 65 59 50 32 22 8Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626852 Arcadia Hub Shopping CenterArcadia, CAThursday, February 27th, 2020Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 4 7 7 25 44 36 44 43 45Handicap 711336446545 Min 40 2 1 2 22 37 33 41 40 2915 Min4000001232Subtotal 98 7 9 12 50 87 74 91 92 81Area A Total Occupancy 98 7 9 12 50 87 74 91 92 81Total Percent7% 9% 12% 51% 89% 76% 93% 94% 83%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 37 81 76 104 150 183 207 209 183Handicap 1512276736845 Min1510035791212Vons 2000000000Subtotal 310 39 83 78 114 161 197 219 227 203Area B Total Occupancy 310 39 83 78 114 161 197 219 227 203Total Percent13% 27% 25% 37% 52% 64% 71% 73% 65%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 46 26 55 96 105 132 116 88 81Handicap 0000000000Subtotal 181 46 26 55 96 105 132 116 88 81Area C Total Occupancy 181 46 26 55 96 105 132 116 88 81Total Percent25% 14% 30% 53% 58% 73% 64% 49% 45%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 11 11 12 16 21 26 22 18 14Handicap 0000000000Subtotal 64 11 11 12 16 21 26 22 18 14Area D Total Occupancy 64 11 11 12 16 21 26 22 18 14Total Percent17% 17% 19% 25% 33% 41% 34% 28% 22%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 36001398111211Handicap 0000000000Subtotal 36001398111211Area E Total Occupancy 36001398111211Total Percent0% 0% 3% 8% 25% 22% 31% 33% 31%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 51 2 2 3 11 14 17 12 15 11Handicap 0000000000Loading 4323101100Subtotal 55 5 4 6 12 14 18 13 15 11Area F Total Occupancy 55 5 4 6 12 14 18 13 15 11Total Percent9% 7% 11% 22% 25% 33% 24% 27% 20%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 2070225914231617Handicap 8000010101Subtotal 21502251014241618Top Level (G) Total Occupancy 21502251014241618Total Percent0% 1% 1% 2% 5% 7% 11% 7% 8%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 10 19 27 44 79 82 99 100 110Handicap 4000033412Subtotal 187 10 19 27 44 82 85 103 101 112Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626853 Arcadia Hub Shopping CenterArcadia, CAThursday, February 27th, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM44 44 42 40 41 37 24 10 846422200027 32 31 32 37 24 8 6 111130000076 83 78 77 80 63 32 16 976 83 78 77 80 63 32 16 978% 85% 80% 79% 82% 64% 33% 16% 9%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM168 184 195 188 219 173 121 106 58128874210012 12 11 12 12 10 12 9 5011100000192 205 215 208 235 185 134 115 63192 205 215 208 235 185 134 115 6362% 66% 69% 67% 76% 60% 43% 37% 20%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM79 90 103 113 117 94 59 55 3800000000079 90 103 113 117 94 59 55 3879 90 103 113 117 94 59 55 3844% 50% 57% 62% 65% 52% 33% 30% 21%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM15 24 28 27 34 31 15 14 1200000000015 24 28 27 34 31 15 14 1215 24 28 27 34 31 15 14 1223% 38% 44% 42% 53% 48% 23% 22% 19%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM79129111175500000000079129111175579129111175519% 25% 33% 25% 31% 31% 19% 14% 14%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM14131393100000000000000000000014131393100014131393100025% 24% 24% 16% 5% 2% 0% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM22 21 31 21 16 15 9 4 111000000023 22 31 21 16 15 9 4 123 22 31 21 16 15 9 4 111% 10% 14% 10% 7% 7% 4% 2% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM81 81 83 80 59 48 35 22 1230131210084 81 84 83 60 50 36 22 12Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626854 Arcadia Hub Shopping CenterArcadia, CAFriday, February 28th, 2020Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 2 3 8 36 41 40 45 46 35Handicap 720227627545 Min 40 1 0 3 21 28 36 36 36 3415 Min4000202433Subtotal 98 5 3 13 61 76 84 87 92 77Area A Total Occupancy 98 5 3 13 61 76 84 87 92 77Total Percent5% 3% 13% 62% 78% 86% 89% 94% 79%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 12 50 76 154 187 233 263 255 224Handicap 150313591215845 Min152003510131311Vons 2000001000Subtotal 310 14 53 77 160 197 253 288 283 243Area B Total Occupancy 310 14 53 77 160 197 253 288 283 243Total Percent5% 17% 25% 52% 64% 82% 93% 91% 78%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 39 48 64 114 123 100 107 107 100Handicap 0000000000Subtotal 181 39 48 64 114 123 100 107 107 100Area C Total Occupancy 181 39 48 64 114 123 100 107 107 100Total Percent22% 27% 35% 63% 68% 55% 59% 59% 55%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 9 10 14 29 23 23 19 24 19Handicap 0000000000Subtotal 64 9 10 14 29 23 23 19 24 19Area D Total Occupancy 64 9 10 14 29 23 23 19 24 19Total Percent14% 16% 22% 45% 36% 36% 30% 38% 30%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 3600037811128Handicap 0000000000Subtotal 3600037811128Area E Total Occupancy 3600037811128Total Percent0% 0% 0% 8% 19% 22% 31% 33% 22%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 51 0 2 1 13 15 17 15 10 12Handicap 0000000000Loading 4032210030Subtotal 55 0 5 3 15 16 17 15 13 12Area F Total Occupancy 55 0 5 3 15 16 17 15 13 12Total Percent0% 9% 5% 27% 29% 31% 27% 24% 22%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 20703781115211628Handicap 8000110001Subtotal 21503791215211629Top Level (G) Total Occupancy 21503791215211629Total Percent0% 1% 3% 4% 6% 7% 10% 7% 13%Inventory 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 8 16 27 45 83 108 116 117 117Handicap 4000032442Subtotal 187 8 16 27 45 86 110 120 121 119Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626855 Arcadia Hub Shopping CenterArcadia, CAFriday, February 28th, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM36 37 37 46 47 40 27 13 243542221029 27 35 38 35 41 26 10 1200000221069 67 77 88 84 85 57 25 1469 67 77 88 84 85 57 25 1470% 68% 79% 90% 86% 87% 58% 26% 14%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM214 228 217 247 242 204 151 95 691071096332012 12 14 12 15 11 11 12 9110210200237 248 241 270 264 218 167 109 78237 248 241 270 264 218 167 109 7876% 80% 78% 87% 85% 70% 54% 35% 25%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM114 110 117 138 113 101 81 25 5000000000114 110 117 138 113 101 81 25 5114 110 117 138 113 101 81 25 563% 61% 65% 76% 62% 56% 45% 14% 3%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM25 22 24 37 30 30 22 6 300000000025 22 24 37 30 30 22 6 325 22 24 37 30 30 22 6 339% 34% 38% 58% 47% 47% 34% 9% 5%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM5 7 14 15 22 18 13 11 80000000005 7 14 15 22 18 13 11 85 7 14 15 22 18 13 11 814% 19% 39% 42% 61% 50% 36% 31% 22%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM18191310743000000000000010000001819141074300181914107430033% 35% 25% 18% 13% 7% 5% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM17 28 30 25 26 32 22 23 2700000000017 28 30 25 26 32 22 23 2717 28 30 25 26 32 22 23 278% 13% 14% 12% 12% 15% 10% 11% 13%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM105 88 76 67 74 65 48 22 9333000000108 91 79 67 74 65 48 22 9Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626856 Arcadia Hub Shopping CenterArcadia, CASaturday, February 29th, 2020Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 5 26 44 48 45 43 43Handicap 7265367445 Min406 21383639403415 Min40131440Subtotal 98 13 54 90 88 94 94 81Area A Total Occupancy 98 13 54 90 88 94 94 81Total Percent13% 55% 92% 90% 96% 96% 83%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 81 153 200 237 251 213 215Handicap 15577475845 Min 15 4 4 7 10 12 13 9Vons 20001012Subtotal 310 90 164 214 252 270 232 234Area B Total Occupancy 310 90 164 214 252 270 232 234Total Percent29% 53% 69% 81% 87% 75% 75%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 49 90 110 114 85 98 91Handicap 00000000Subtotal 181 49 90 110 114 85 98 91Area C Total Occupancy 181 49 90 110 114 85 98 91Total Percent27% 50% 61% 63% 47% 54% 50%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 5 19 26 31 30 25 23Handicap 00000000Subtotal 64 5 19 26 31 30 25 23Area D Total Occupancy 64 5 19 26 31 30 25 23Total Percent8% 30% 41% 48% 47% 39% 36%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 36 1 2 9 11 11 12 14Handicap 00000000Subtotal 36 1 2 9 11 11 12 14Area E Total Occupancy 36 1 2 9 11 11 12 14Total Percent3% 6% 25% 31% 31% 33% 39%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 51 14 18 22 20 24 22 20Handicap 00000000Loading 41111000Subtotal 55 15 19 23 21 24 22 20Area F Total Occupancy 55 15 19 23 21 24 22 20Total Percent27% 35% 42% 38% 44% 40% 36%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 207 1 4 16 19 29 24 30Handicap 80000000Subtotal 215 1 4 16 19 29 24 30Top Level (G) Total Occupancy 215 1 4 16 19 29 24 30Total Percent0% 2% 7% 9% 13% 11% 14%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 2 46 86 124 123 119 123Handicap 40024323Subtotal 187 2 46 88 128 126 121 126Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626857 Arcadia Hub Shopping CenterArcadia, CASaturday, February 29th, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM36 41 43 45 42 40 32 11 554236321039 33 39 33 41 35 27 12 832244431083 80 86 85 93 82 0 25 1383 80 86 85 93 82 64 25 1385% 82% 88% 87% 95% 84% 65% 26% 13%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM222 203 208 173 211 182 121 79 48981168951113 11 10 14 14 12 9 2 4000000000244 222 229 193 233 203 135 82 53244 222 229 193 233 203 135 82 5379% 72% 74% 62% 75% 65% 44% 26% 17%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM88 106 102 88 94 37 16 11 700000000088 106 102 88 94 37 16 11 788 106 102 88 94 37 16 11 749% 59% 56% 49% 52% 20% 9% 6% 4%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM20192320257332000000000201923202573322019232025733231% 30% 36% 31% 39% 11% 5% 5% 3%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM9 9 14 15 20 18 17 10 60000000009 9 14 15 20 18 17 10 69 9 14 15 20 18 17 10 625% 25% 39% 42% 56% 50% 47% 28% 17%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM21211412511000000000000000000002121141251100212114125110038% 38% 25% 22% 9% 2% 2% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM34 35 34 36 43 41 35 30 2300010000034 35 34 37 43 41 35 30 2334 35 34 37 43 41 35 30 2316% 16% 16% 17% 20% 19% 16% 14% 11%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM118 111 109 98 105 97 52 37 22233134411120 114 112 99 108 101 56 38 23Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626858 Arcadia Hub Shopping CenterArcadia, CASunday, March 1st, 2020Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 47 3 25 43 45 45 45 43Handicap 7054466445 Min402 16294038394015 Min40004422Subtotal 98 5 46 76 93 93 92 89Area A Total Occupancy 98 5 46 76 93 93 92 89Total Percent5% 47% 78% 95% 95% 94% 91%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 278 61 89 108 176 224 238 235Handicap 15125897845 Min150035141314Vons 20000111Subtotal 310 62 91 116 189 248 259 258Area B Total Occupancy 310 62 91 116 189 248 259 258Total Percent20% 29% 37% 61% 80% 84% 83%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 181 42 101 103 110 114 122 121Handicap 00000000Subtotal 181 42 101 103 110 114 122 121Area C Total Occupancy 181 42 101 103 110 114 122 121Total Percent23% 56% 57% 61% 63% 67% 67%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 64 9 18 20 20 23 25 21Handicap 00000000Subtotal 64 9 18 20 20 23 25 21Area D Total Occupancy 64 9 18 20 20 23 25 21Total Percent14% 28% 31% 31% 36% 39% 33%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 36114681111Handicap 00000000Subtotal 36114681111Area E Total Occupancy 36114681111Total Percent3% 3% 11% 17% 22% 31% 31%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 5111448108Handicap 00000000Loading 40000110Subtotal 5511449118Area F Total Occupancy 5511449118Total Percent2% 2% 7% 7% 16% 20% 15%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 207 7 13 13 20 26 26 35Handicap 80000000Subtotal 215 7 13 13 20 26 26 35Top Level (G) Total Occupancy 215 7 13 13 20 26 26 35Total Percent3% 6% 6% 9% 12% 12% 16%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PMRegular 183 24 39 61 85 123 144 138Handicap 40123342Subtotal 187 24 40 63 88 126 148 140Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALLCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626859 Arcadia Hub Shopping CenterArcadia, CASunday, March 1st, 2020InventoryRegular 47Handicap 745 Min 4015 Min 4Subtotal 98Area A Total Occupancy 98Total PercentInventoryRegular 278Handicap 1545 Min 15Vons 2Subtotal 310Area B Total Occupancy 310Total PercentInventoryRegular 181Handicap 0Subtotal 181Area C Total Occupancy 181Total PercentInventoryRegular 64Handicap 0Subtotal 64Area D Total Occupancy 64Total PercentInventoryRegular 36Handicap 0Subtotal 36Area E Total Occupancy 36Total PercentInventoryRegular 51Handicap 0Loading 4Subtotal 55Area F Total Occupancy 55Total PercentInventoryRegular 207Handicap 8Subtotal 215Top Level (G) Total Occupancy 215Total PercentInventoryRegular 183Handicap 4Subtotal 187Area G-ALLArea H-ALLArea A-ALLArea B-ALLArea C-ALLArea D-ALLArea E-ALLArea F-ALL3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM47 39 38 43 44 42 20 5 355625300036 31 36 35 38 38 21 2 343222432292 78 82 82 89 87 44 9 892 78 82 82 89 87 44 9 894% 80% 84% 84% 91% 89% 45% 9% 8%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM206 197 151 196 185 162 117 91 526764420218 11 14 9 11 12 11 8 5010110000220 216 171 210 201 176 128 101 58220 216 171 210 201 176 128 101 5871% 70% 55% 68% 65% 57% 41% 33% 19%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM101 90 85 86 108 43 7 3 3000000000101 90 85 86 108 43 7 3 3101 90 85 86 108 43 7 3 356% 50% 47% 48% 60% 24% 4% 2% 2%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM18121719167310000000000181217191673101812171916731028% 19% 27% 30% 25% 11% 5% 2% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM8 9 11 19 18 14 11 5 40000000008 9 11 19 18 14 11 5 48 9 11 19 18 14 11 5 422% 25% 31% 53% 50% 39% 31% 14% 11%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM81346411000000000000000000008134641100813464110015% 24% 7% 11% 7% 2% 2% 0% 0%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM28 40 40 23 19 18 11 3 200000000028 40 40 23 19 18 11 3 228 40 40 23 19 18 11 3 213% 19% 19% 11% 9% 8% 5% 1% 1%3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM127 102 92 84 77 65 32 14 4221100000129 104 93 85 77 65 32 14 4Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-626860 Attachment No. 4 Attachment No. 4 Preliminary Exemption Assessment 61 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: A request to approve a parking modification for the entire Arcadia Hub Shopping Center that would update an existing parking plan to allow some uses to change over time at the center through an administrative process based on the existing parking supply for a period of five years or until there are no available parking spaces, whichever comes first. with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) 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): Arcadia Hub Shopping Center 1201-1235 S. Baldwin Avenue, and 733, 745 & 815 W. Naomi Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Baldwin Arcadia Center, LP (2) Address 430 S. Garfield Ave, #338 Alhambra, CA 91801 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(a) – 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: December 8, 2020 Staff: Luis Torrico, Senior Planner 62 ARCADIA PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, OCTOBER 27, 2020 Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California, during normal business hours. CALL TO ORDER Vice Chair Wilander called the meeting to order at 7:00 p.m. in the Council Chamber and informed the Planning Commissioners that Chair Lewis would not be present for this meeting. She also informed the public of a call-in number that was established for public comments. PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: Vice Chair Wilander PRESENT (Via telephone): Commissioners Chan, Lin, and Thompson ABSENT: Chair Lewis It was moved by Commissioner Chan, seconded by Commissioner Thompson and carried on a roll call vote to excuse Chair Lewis from the meeting. SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Planning & Community Development Administrator Lisa Flores announced that staff received one late correspondence related to Agenda Item No. 2 which was distributed to the Planning Commission prior to the meeting. In addition, Agenda Item No. 4 (Discussion of Protected Trees) has been postponed to a future meeting when all five Commissioners are present. PUBLIC COMMENTS (5 minute time limit per person) There were none. PUBLIC HEARING 1. Resolution No. 2065 – Approving Conditional Use Permit No. CUP 20-06 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) to allow a Learning Center with up to 30 students at 8 East Foothill Boulevard Recommendation: Adopt Resolution No. 2065 Applicant: WeLearn Group Vice Chair Wilander introduced the item and turned it over to Assistant Planner Edwin Arreola to present the staff report. Vice Chair Wilander opened the public hearing and asked if the Applicant would like to speak on the item. Applicant and Business Owner Alan Quan provided an overview of the proposal. 63 2 10-27-20 Commissioner Chan asked Mr. Quan if the center offers programs for high school students in addition to the pre-high school aged students as proposed in this application. Secondly, is he willing to install security cameras inside the center for safety. Mr. Quan responded that that the center will accommodate pre-high school age students, and he intends to install security cameras inside the center. Vice Chair Wilander asked if there was anyone who would like to speak in favor or in opposition of the item. There were none. MOTION- PUBLIC HEARING It was moved by Commissioner Lin, seconded by Commissioner Chan to close the public hearing. Without objection, the motion was approved. DISCUSSION The Commissioners were in favor of the proposal. Commissioner Chan added that the Applicant has another successful learning center in the San Gabriel area. He is in favor of the proposal with the understanding that the Applicant will install security cameras indoors for safety. Commissioner Thompson stated that the facts to support the findings are well-written and parking is adequate at the site. He is in favor of the proposal, provided that the Planning & Community Development Administrator has discretion over the appropriate placement of the windows on interior doors within the building – as identified in Condition No. 4. MOTION It was moved by Commissioner Lin, seconded by Commissioner Thompson to adopt Resolution No. 2065, approving Conditional Use Permit No. CUP 20-06 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) to allow a Learning Center with up to 30 students at 8 East Foothill Boulevard. ROLL CALL AYES: Vice Chair Wilander, Chan, Lin, and Thompson NOES: None ABSENT: Chair Lewis There is a ten day appeal period after the adoption of the Resolution. Appeals are to be filed by 5:30 p.m. on Monday, November 9, 2020. 2. Resolution No. 2066 – Approving Conditional Use Permit No. CUP 20-10 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) to allow a massage business at 30 Las Tunas Drive Recommendation: Adopt Resolution No. 2066 64 3 10-27-20 Applicant: Xia Zhi Vice Chair Wilander introduced the item and turned it over to Assistant Planner Edwin Arreola to present the staff report. Vice Chair Wilander opened the public hearing and asked if the Applicant would like to speak on the item. Applicant Xia Zhi responded. Commissioner Lin asked if the business can operate under the current Covid-19 Los Angeles County health order. Mr. Arreola responded and stated that due to recent changes (within the past several days) the Los Angeles County Public Health Department now allows the business to operate indoors. Vice Chair Wilander asked if there was anyone who would like to speak in favor or in opposition of the item. There were none. MOTION- PUBLIC HEARING It was moved by Commissioner Chan, seconded by Commissioner Thompson to close the public hearing. Without objection, the motion was approved. DISCUSSION Commissioner Thompson stated that there is adequate parking to support the use, and the facts to support the findings support approval of the item. City staff and the Police Department have reviewed both this proposal and the former La Puente location of this business and determined that there were no issues. Further, the Conditional Use Permit allows for additional oversight and periodic inspections of the massage business by the City. MOTION It was moved by Commissioner Thompson, seconded by Commissioner Chan to adopt Resolution No. 2066, approving Conditional Use Permit No. CUP 20-10 with a Categorical Exemption under the California Environmental Quality Act (“CEQA”) to allow a massage business at 30 Las Tunas Drive ROLL CALL AYES: Vice Chair Wilander, Chan, Lin, and Thompson NOES: None ABSENT: Chair Lewis There is a ten day appeal period after the adoption of the Resolution. Appeals are to be filed by 5:30 p.m. on Monday, November 9, 2020. 65 4 10-27-20 CONSENT CALENDAR 3. Minutes of the September 22, 2020 Regular Meeting of the Planning Commission Recommendation: Approve It was moved by Commissioner Thompson, seconded by Commissioner Lin to approve the minutes of the September 22, 2020 Planning Commission Regular Meeting. ROLL CALL AYES: Vice Chair Wilander, Chan, Lin, and Thompson NOES: None ABSENT: Chair Lewis 4. Discussion of Protected Trees - Postponed to a future Agenda MATTERS FROM CITY COUNCIL LIAISON Council Liaison Cheng complimented the Planning Commissioners on their hard work and attention to detail; He is fortunate to have such knowledgeable mentors. He encouraged the Planning Commissioners and the public to reach out if they are ever in need of assistance. MATTERS FROM THE PLANNING COMMISSONERS Vice Chair Wilander thanked Council Liaison Cheng for his kind words. MATTERS FROM ASSISTANT CITY ATTORNEY Assistant City Attorney Mauer had nothing to report. MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS Planning & Community Development Administrator Flores had nothing to report. ADJOURNMENT The Planning Commission adjourned the meeting at 7:32 p.m. to Tuesday, November 10, 2020 at 7:00 p.m. in the City Council Chamber for the next virtual meeting. Deborah Lewis Chair, Planning Commission ATTEST: Lisa Flores Secretary, Planning Commission 66