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PLANNING COMMISSION RESOLUTION 1373
A RESOLUTION DENYING CONDITIONAL USE PERMIT 68-011 TO
OPERATE AN EATING ESTABLISHMENT WITH SEATING FOR 33
PATRONS AT 815 NAOMI AVENUE,
WHEREAS, on April 15, 1988 an application was filed by John Karamaras and
Tom Darlas to operate an eating establishment with seating for 33 patrons,
Planning Department Case NO. C,U.P. 88-011, on property commonly known as 815
Naomi Av~nue, more particularly described as follows:
SEE EXHIBIT "A"
WHEREAS, a public hearing was held on May 10, 1988, at which time au
interested persons were given full opportunity to be heard and to present
evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA
HEREBY RESOLVES AS FOLLOWS:
Section 1. That the factual data submitted by the Planning Department in
the attached report is true and correct
Section 2, This Commission finds:
I. That the subject location for the eating establishment is inappropriate
because of its proximity to the neighboring residential properties on Naomi
Avenue.
2. That the additional traffic and noise generated from the proposed
establishment would be detrimental to the neighboring residential properties, and
3, That there is concern with the on-site parking being inadequate for the
proposed use,
Section l That for the foregoing reasons this Commission denies the
application for Conditional Use Permit 88-011.
Section 4. The decision, findings and conditions contained in this Resolution
reflect the Commission '5 action of May 10, 1988 and the following vote:
AYES: Commissioners Amato, Clark, Hedlund, Papay, S2any
NOES: None
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Section '). The Secretary shall certify to tlle adoption of this Resolution and
shall cause a copy to be forwarded to tlle City Counci1 of tlle City of Arcadia,
I HERE5Y CERTIFY tllat tlle foregoing Resolution was adopted at a regular
meeting of tlle PI~flflj"g Commission held on tlle 24tll day of May, 1988 by tlle
following vote:
i\YES: Amato, Clark, Hedlund, Szany
NOES: None
ABSENT: Papay
i\TTEST:
/;Jf!J/J4AA lI~do>
Secretary, Planning Commission
City of Arcadia
Chairman, PI
City of Arcadia
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on
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ElOilBI.T "A"
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PMCEL 11 Parcel 1 in the City of Arcadia, in the
County of Loa Angelea, State of California, aa .hown on
Parcel Map No. 15104 filed in Book 180, pages 3 and 4
of Parcel Map. in the office of the Lo. Angela. County
Recorder.
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PMCEL 2. The Weat 63 feet of the laat 252 feet of tho
North 305 feet of Lot 3, in Block -A- of Santa Anita
Land Company'. Tract" in the City of Arcadia, in tho
County of Los Angelea, State of California, a. per map
recorded in Book 6, Page 137 of Map., in the office of
the Lo. Angele. County aecorder.
Except therefrom the Northerly 5 feet of the SOutherly
30 f.et..,thereof conveyed to the City ,of Arcadia, 8
: municipal corporation, by bed recorded Jurie 13, 1986 ao
In8trument No. 86-. '
PARCEL 3. The W..terly n feet of the laaterl!. 189
feet of the Northerly 305 f.et of Lot 3 in Block A-of
Santa Anita tand Company'. Tract, in tho :City of
Arcadia, in tbe County of Lo. Angele., State of
California, a. per ,map recorded in Book 6, Page 137 of
Map., in the office of the Lo. Angele. County Recorder.
Except tberefrom the Northerly 5 feet of the Southerly
30 feet thereof conveyelS to the City of ArcalSia, II
municipal corporation, by deed recorded June 13, 1'86 a.
In.trument No. 86- .
PARCEL 41 Parcel 1 in the City of ArcaUa, in thct
County of Lo. Angele., St.te of California, e. shown on
Parcel Map 17248 filed in Book 184, Pages 45 through 47
of Parcel MOp. in the offioe of tbe Loa Angelea County
Recorder.
PARCEL 5. That portion of the Northerly 20.00 feet of
Lot 2 of Santa Anita Land Company'. Pumping Plant Ro. 1
Tract, in the City of Arcadia, In tbe County of Lo.
Angele., State of Callforni~, a. per lIap recorded in
Book 10, Page 183 of Mapa in the ofUce of the Lo.
Angele. County aecorder, bounded Baaterly br the
Easterly line of tbe Westerly 244.77 feet of .a d Lot
2, and bounlSed We.terly by the Southerly prolongation
of the Westerly line of Lot 4 of .ald Tract.
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May 10, 1988
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TO:
ARCADIA CITY PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
CORKRAN W, NICHOLSON, ASSOCIATE PLANNER
CASE NO.:
CONDITIONAL USE PERMIT 88-011
SUMMARY
This application was filed by John Karamaras and Tom Darlas to operate an eating
establishment with seating for 33 patrons.
The Planning Department is recommending approval subject to the conditions
outlined in this report
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APPLICANT:
John Karamaras and Tom Darlas
LOCATION:
815 Naomi Avenue
A conditional use Permit to operate an eating establishment
286,764 square feet (6.56 actes)
ApprOximately'496 i'iit on Naomi Av~ue
Approximately 359 teet on Duarte Road
EII!l'INCHABD USE lit ZONING:
REQUE!l':
LOT AREA:
FRONTAGE:
The subj<<t site is developed with the Vons Pavilion market (64,872
square teet) and retail shops (19,881 square teet); zoned C-2 (General
Commercial).
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SURROUNDING LAND USE & ZONING:
I.
North:
MiDd residential and a office building; zoned R - 3 and
C-2 & D respectively
Multiple-family dwellings; zoned R- 3
Hinshaw's department store and retail shops; zoned C-2
Multiple-family units and a shopping center; zoned
C-l & D
South:
East:
West:
GENERAL PLAN DESIGNATION:
Commercial
SPKC.IAL INFORMATION
On April 28, 1987, the Planning Commission approved C,U P. 87-9, a request to
operate a 1,470 square foot eating establishment (Penguin's frozen yogurt shop)
Which is one of several businesses within the subject building, Approval of C.UP.
87-9 was subject to limiting the business to seating for SiXtMn people and a
rnaximum of four tables. Also, a modification was granted for 427 on-site par1dDg
spaces in lieu of 446 spaces required.
. On July 14,1987, the Planning Commission approved C.UP. 87-14, a request to
operate a toning health salon which is also one of several businesses within the
Subject building. Approval of C.UP, 87-14 was subject to limiting the business to
the proposed exercising area, number of fitness machines and ma~mum number of
patrons at anyone time. Also, a modification was granted for 427 parking spaces
in lieu of 463 required.
The above mentioned parking modifications were not an approval for a general
reduction in parking for the total site, but only tor tile uses approved by the
conditional use permits.
Pj.QPOSAI..AP AJlALYSIS
Eating f"INNlatun4GtB are permitted uses in the C-2 zone with an approved
conditional.usitpermil
The applicant is seeking a conditional use permit to operate an eating
establishment with seating for 33 patrons (eleven tables with 33 chairs). This
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C.UP.88-011
May 10, 1988
Page 2
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business would occupy appromnately 1,550 square feet of a 19,881 square foot
retail building, as illustrated on the attached site plan.
On-site parking for the Vons Pavillion Shopping Center consist of 427 parking
spaces; however, since the establishment of the yogurt shop and the toning salon
463 parking spaces are required for the site. This request requires 31 spaces,
which results in a net increase of an additional 23 spaces. Said increase is due to
the difference in the required parking standards O.e, 5 spaces per 1,000 square
feet for retail as compared to 20 spaces per 1,000 square feet for an eating
establishment). With the addition of tl1e proposed eating establishment, 486
parking spaces are required for the site,
The attached Parking Demand Study was prepared by Associated Traffic
Consultants to determine the existing and anticipated parking demands for the
subject site with reference to tl1e proposed eating establishment
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Table 1 of the above mentioned study indicates that the Vons Pavillion Shopping
Center (Area A) has a peak parking demand of 278 parking spaces. The proposed
eating establishment requires 23 additional parking spaces for a total of 301
parking spaces, Associated Traffic Consultants suggest an additional 201 be added
to this total to assure adequate circulation during the peak hour parking demand,
which brings the total number of parking spaces needed to 362. As previously
mentioned 427 parking spaces exist on the site, which is a surplus of 65
spaces,over What can be expected during the peak parking demand period.
Staff has made random vehicle counts on tl1e site, and concurs with tl1e findings in
the parking study which concludes that the applicant.s request Will not
significanUy impact tl1e present parking.
Pursuant to tl1e provisions of tl1e California Environmental Quality Act, the PJ:mniflg
Department has prepared an initial study for the proposed project. Said initial
study did not disclose any substantial or potentially substantial adverse ch~nge in
any of tl1e phJSlca1 conditions witllin tl1e area affected by tl1e project incluc1:~
land, air, Wllt<<, minerals, nora, fauna, ambient noise, and objects of historical or
aesthetic silDUicance. Therefore, a Negative Declaration has been prepared for the
project.
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,C,U'p,88-011
May 10, 1988
Page 3
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RECOMMENDATION
The Plannif1g Department recommends approval of C,UP. 88-0 II subject to the
following conditions:
1. Seating shall be limite<1 to a ma'lrimum of thirty-three en> persons,
2, A modification be grante<1 for 421 parking spaces in lieu of 481 spaces,
This approVal shall not constitute an approval for a general reduction in
parting for the total site, That this parking modification shall only be for
the use approved by C.UP. 88-01l(eating establishment).
3. Fire safety shall be provided to the satisfaction of the Fire Department,
4, That C,UP. 88-0 II shall not take effect until the owner and applicant
have execute<1 a form available at the Planning Department indicating
awareness and acceptance of the conditions of approval.
5. That all employees park their vehicles behind the subject building.
6, Noncompliance With the provisions and conditions of this Conditional
Use Permit shall constitute grounds for the immediate suspension or
revocation of said permit
, FINDINGS AND MOTIONS
ADDroval
If the Planning Commission intends to take action to approve this project, the
Commission should mOVe to approve and file the Negative Declaration and find that
the project Will not have a significant effect on the environment and direct staff to
prepare the appropriate resolution incorporating the specific findings and
conditions of approval set forth in the staff report (or as modified by the
COmml~).
TlMIist1
If the Planning COmmll3Sion intends to take action to deny this project, the
Commi$ion should move to deny and direct staff to prepare an appropriate
resolution incorporating the COmmission's decision and findings in support of that
dectsiOD"
, C.UP.88-011
May 10, 1988
Page 4
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File He.
CUP 88-Dll
CALIFORHIA !NVIIDNMENTAL QUALITY Ar:t
NEGATIVE DECLARATION
CITY OJ' ARCADIA, CALIFORNIA
A.
Description of project:
A conditional use permit for an eating establishment.
8.
Location of project:
815 W, Naomi
C. Name of applicant or sponsor:
John Karamaras and Tom Darlas
D. Finding: This project will have no significant effect upon the
environment within the meaning of the California Environmental
Quality Act of 1970 for the reasons set forth in the attached
Ini tial Study.
B. Mitigation menures, if any, included in the project to avoid
potentially significant effects:
Date I
4/18/88
Cl1_~~ W,1t\~[~
Signature
Date Posted:
Associate Planner
Title
,4 ....
File No.
CUP 88-0 II
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ENVIRONMENTAL CHECKLIST FORM
A.
BACXGROtlND
1.
NlI/DII of Proponent
John Karamaras and Tom Karlas
2. Address and Phone N\llllber of Proponent 9414 'E. Camino Real & 930 Hugo Reid
Arcadia, CA 91006
(818) 447-3215 & (818) 446-8127
B. BNVIIQl!IBN'1'AL IMPACTS
(EJlplanat:ions of all "yes" and "maybe" answers an requirecl on attechec! sneet:a.)
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(Signature)
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File No, " . f ,'~,
ENVIRONMENTAL INFORMATION FORM
A. Applicant's NUle. -T'OitfJ ,::A~FH..(,A-~~f ~ ar~/vI. ru!:oPq~,ts AI'., I~,
AddrEl881 '1'+14 t, LA~\~D I2-EiA- L It,j{=- A-IU..
B, Property AddrElss (Location), A (lc A Di Pt- fiIJ b b5 ~AoM I 1+1) F
Aui't-lJ J.f+-
S()iTl:' I+-
C. General Plan Designation:
0, ZOne Clusific:ation I
It, ProposecS Use (State exactly ..hat use is intencSed for the property, i. e,. type,.
activities, IllIlploymentl:
Ai) 9ffrllV(.,..... '-<3nV)I1c..i+ME~f
po, Squre Footage of Site:
IS 5D SQ ~'!:'-r
G. Square Footage of Existing Buildings:
1. To Remain.
2. To Be R.eIDoved.
R, Square Footage of New Bul1cS1ngs.
t, Squa.re Footqe of BuilcS1ngs to be Used for I
1, C:C-rc:1al Ac:t1 vi ties:
2, IncS\I8t%1al Activ1ties.
3. RasicSential Act1 v1 ties I
Nulllber of uni ta :
On a Hpuate sheet. cSescribe tile following. ~ ~J
1. '1'he environmental setting of the project site ae it axista.
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2, 'l'tae propoSed alterations to the project site,
3, 'l'tae use and development of the surrounding properties.
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BnviroJmBlltal Information Form
It, OIeck the appropriate answers to the following questions.
1. will the proposed project result in a substantial alteration
of ground contours and/or alteration of existinq drainage
pattem?
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2. Will the proposecS project result in a cllange in groundwater
qllality and/or quantity?
3, Will the proposed project result in an increaee in noise,
vUlratiOll, cSust, dirt, slllOke, fumes, odor or solid waste?
4, Will the proposed project result in the use or disposal of
potentially IIszarcSous materials?
5, Will the proposed project result in a substantial incftlaee
in demand for municipal services and/or energy consumption.
ElIplain in cSetail any "YES" answers to the above questions on acS41tionel elloeu,
L, Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project,
II. Certification. I hereby certify that the statlllll8nts furnislled above and in the
attached exhUlite present the data and information required for this initial
evaluation to the best of lIl'f ability, and that the facts, statelllllnu ancS informatiOll
preeentecS are true and correct to the best of lIl'f knowledge and belief,
Date.
)I~,,,t.A4-<{V)
MOay/g;,
~ <f[gnature Q Applicant
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PARKING DEMAND STUDY
VONS PAVILLION SHOPPING CENTER/HINSHAW'S
Arcadia, California
PREPARED FOR
Golden West Properties
8500 Wilshire Boulevard
Suite 521
Beverly Hills, California 90211
PREPARED BY
PATRICK B. LANG, P.E.
ASSOCIATED TRAFFIC CONSULTANTS
1000 East Walnut Street
- Suite 226
Pasadena, California 91106
(818)795-9353
1172
April 18, 1988
PBL/ads
ASSOCIATED TRAFFIC CONSULTANTS 0 TranSQOrtatton. PI,""ing & Engineering
One Tnousand East Walnut Suee!. SUIte 226 PalSadena. California 91106 8181795--9353
TABLE OF CONTENTS
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NUMBER TITLE
PAGE
1. INTRODUCTION.....................,..............,.,.,............ 1
2. PROJECT,..........,.............,......,........,.,...,.......... 1
3. SITS LOCATION AND ACCESS................................................................................ 2
4.. PARI(ING DEMAND ANALySIS................................................................................... 2
5. COI1CLUSION.....,..................................,.............. 4
TABLES
NUMBER tITLE
PAGE
1. PARKING SURVEy.......................,...,...........,.....,.,... 3
.
EXHIBITS
NUMBER TITLE
FOLLOWING P.:>'GE
l. VICINITY MAP. . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . , . . . . . . , . . , . . . . . .. :;:
2. SITE PLAN.,..,.......,....,............,.,.,.,.,.".............. 2
3. EXISTING PARKING DEMAND.......................................... J
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ASSOCIATED TRAFFIC CONSULTANTS CJ Transportahon, Planning & EngineerIng
One Thousand EaSl Walnut Street. Suite 226 Pasadena. California 91108 8181795-9353
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PARKING DEMAND STUDY
VONS PAVILLION SHOPPING CENTER/HINSHAW'S
ARCADIA, CALIFORNIA
INTRODUCTION
This parking demand study has been prepared to determine the
existing and anticipated parking demands after the opening of
a Fast-food/Hamburger restaurant within the Vons pavillion
Shopping Center in the City of Arcadia, California,
.
A study of the total parking demand for all existing uses
within the existing Shopping Center was conducted during a
typical weekday during the ~onth of April. 1938. Parking
ratios were then caluculated for all existing uses. The
additional parking demand created by the proposed restaurant
was then added to the existing parking demand based on the
City of Arcadia current parking code.
PROJECT
Associated Traffic Consultants has been commisioned to
determine the adequacy of the existing and future parking
supply at the Vons pavillion Shopping Center after the
proposed Fast-f~od restaurant is occupied and in full
operation. This Fast-food restaurant will consist of
approximately 1.550 gross square feet of area.
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ASSOCIATED TRAFFIC CONSUI..TANTS 0 Transportation, Planning a Engineenng
One ThOusand East Watnul Street. SUite 226 Pasadena. California 91106 81817'9$-935J
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SITE LOCATION AND ACCESS
The Vons pavillion Shopping Center is located in the western
section of the City of Arcadia. The site is bound by Duarte
Road to the north and Naomi Avenue to the south. Baldwin
Avenue and Golden West Avenue are located short distances to
the east and west of the site respectively.
A total of four driveways provide access to the site. Two
driveways are located on Duarte Road and two on Naomi Avenue.
Exhibit 1 shows the site location and general vicinity.
Exhibit 2 shows the site and adjacent roadway system,
PARKING DEMAND ANALYS~S
In order to determine the existing parking demand associated
with the Vons pavillion Shopping Center/Hinshaw's Department
Store, parking lot counts were conducted during a typical
weekday. The counts were collected on Tuesday, April 14 of
1988 between 10:00 AM and 6:00 PM. The counts were conducted
by Associated Traffic Consultants.
Table 1 sh~ws the existing hourly parking demands for the
Vons Pavillion Shopping Center/Hinshaw's Department Store
during the eight hour period on the above noted date.
Exhibits 3 shows these results graphically, Based on the
count data, the peak parking demand was found to occur at
5:00 PM. The total peak hour parking demand for all existing
uses is 603 parking spaces.
Based on the existing total square footage currently being
occupied within the study area (approximately 361,625 square
feet) and the peak parking accumulation, the estimated
maximum parking demand ratio for existing uses was
calculated. The existing peak parking demand ratio was
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ASSOCIATEO TRAFFIC CONSUlTANTS 0 T,on__n, Plonninll & E~
One Tncusand East W.lnut Street, Suite 22e Paaaoena. CaldO,nl& 91106 818n95.9353
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A$~OCIAI
w IHAFFIC
CONSUL lAtHS
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VI~INITY MAP
YON 5 PAVILLON ARC
_ AOIA
J I
DUARTE
w
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~
YON'S MARKET
I- NOT A PART
en OF THIS PROJECT
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UUIIIUf/lUI __JlMjUJlUjjJWJjJiUJllllillUU
NAOMI
.
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NOT A PART
OF THIS PROJECT
AVENUE
EXISTING MULTI-FAMILY RESIDENTIAL
EXISTING RETAIL/COMMERCIAL
NOT TO SCALE
ASSOCIArEll TIlAFFIC CONSULTANTS
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SITE PLAN
VON'S PAVILLON _ AHCAOIA
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determined to
square feet of
be approximately
building area.
1000
2.0 parking spaces per
The number of spaces that will be required for the proposed
restaurant (approximately 1,550 square feet of fast-food
uses), was based on the City of Arcadia's current parking
code. This code calls for 2,0 parking spaces per 1,000 square
feet of building area. This relates to a total of 31 parking
spaces needed for the proposed Fast-food restaurant.
As determined by this study, the existing Shopping
Center/Hinshaw's Department Store has a peak parking demand
of 603 space~. The proposed new development uses will require
31 additional parking spaces as stipulated in the City of
Arcadia's current Parking Code, for a total of 634 parking
spaces. A~sociated Traffic Consultants suggests an
additional twenty (20%) percent be added to the 465 spaces to
assure adequate circulation during the peak hour parking
demands. This will bring the total number of parking spaces
needed to 761. The Shopping Center currently has a total of
1,137 parking spaces, This is a surplus of approximately 426
spaces or fifty-six (56%) percent more than what can be
expected during the peak parking demand period.
Based on the results of this study, the proposed parking lot
across from the Vons Pavillion on Naomi Avenue which was
designated a~ additional employee~s parking, is not required
and can be deleted as part of the Shopping Center/Hinshaw's
Department Store.
CONCLUSION
Based on the findings of this study with the Shopping
Center/Hinshaw's Department Store 100% occupied, we conclude
that the Shopping Center/Hinshaw's Departmen~ Store presently
has a peak parking demand of fifty-one (51%; perr.en~ of the
de
ASSOCIATEO TRAFFIC CONSUl.TANTS 0 Tran_onon, P!annlng 6 [,.....,.0\1
One Tr'lcusana Easl Walnut SI'..1, Suite 228 P....na. C.'om.. 9t1Oe 818I7'9So-9353
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existing 1.187 parking spaces. The addition of the proposed
fast-food restaurant will not significantly impact the
present parking. This statement is based on the findings,
outlined in this report which are:
The Shopping Center/Hinshaw's Department Store presently has
1,187 on-site parking spaces. With the proposed new parking
demand (31) added to the existing peak demand (603), the
projected peak parking demand will total 634. Assuming a 20
percent circulation factor approximately 761 parking spaces
would be required to meet the Shopping Center's peak hour
demand. This relates to a peak hour parking vacancy (or
surplus) of approximately fifty-six (56%) percent.
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ASSOCIATED TRAFFIC CONSULTANTS CJ T,""__, PI""n"'V & E",,-_.'lI
One Thousand East Walnut Streel, Suite 226 Pauoena. CaIi'orn.. 9110& 818/195-9353
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