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HomeMy WebLinkAbout1608 . . . RESOLUTION NO. 1608 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, ADOPTING THE NEGATIVE DECLARATION AND GRANTING CONDITIONAL USE PERMIT NO. CUP 00-005 TO ALLOW A GRADUATE SCHOOL TO OCCUpy THE FIRST AND SECOND FLOORS (14,060 SQ. FT.) OF THE PROPOSED 20,772 SQUARE FOOT, THREE-STORY OFFICE BUILDING TO BE DEVELOPED AT 225 E. SANTA CLARA STREET. WHEREAS, on April 4, 2000, an application was filed by Point Loma Nazarene University for a Conditional Use Permit and parking modification to allow a graduate school with a maximum attendance of 200 students to occupy the first and second floors (14,060 sq. ft.) of the proposed 20,772 square foot, three-story office building; Development Services Department Case No. CUP 00-005, to be located at 225 E. Santa Clara Street, more particularly described as follows: Lots 1 & 2 of Parcel Map 21841 in the City of Arcadia, County of Los Angeles, State of California, as recorded in Book 241, Pages 2 & 3 of Parcel Maps in the Office of the Recorder of said County. WHEREAS, a public hearing was held on May 9, 2000, at which time all interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the attached revised report dated May 9, 2000 is true and correct. SECTION 2. This Commission finds: 1. That the granting of the Conditional Use Permit will not be detrimental to the public health or welfare, nor injurious to the property or improvements in th~ zone or vicinity. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. 3. That the site, or sites for the proposed use are adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, . . . loading, landscaping and other features required to adjust said use with the land and uses in the neighborhood. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. 5. That the subject property is designated for Mixed Use - Commercial/Multiple Family in the General Plan, that the proposed use is consistent with that designation, and that the granting of the Conditional Use Permit will not adversely affect the comprehensive general plan. 6. That the evaluation of the environmental impacts as set forth in the initial study are appropriate and that the project will have no significant effect upon the environment within the meaning of the California Environmental Quality Act of 1970, and, when considering the project as a whole, there was no evidence before the City that the proposed project would have any potentially adverse effect on wildlife resources or the habitat upon which wildlife depends, and therefore, a Negative Declaration is adopted. SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 00-005 for a Conditional Use Permit and parking modification to allow a graduate school with a maximum attendance of 200 students to occupy the first and second floors (14,060 sq. ft.) of the proposed 20,772 square foot, three-story office building to be developed at 225 E. Santa Clara Street, subject to the following conditions: 1. The university shall be limited to graduate studies, and its facilities and the site shall be operated and maintained in a manner that is consistent with the plans submitted and approved for CUP 00-005 subject to the satisfaction of the Community Development Administrator, including, but not limited to the following: a. Attendance in all classes at anyone time at this facility shall be limited to a maximum of 200 students. b. Attendance in all classes for the hours of 4:30 p.m. to 6:00 p.m. on weekdays shall be limited to a cumulative maximum of 100 students. After the property has been fully developed and occupied, this condition may be revised through a public hearing, but without any additional fees. -2- 1608 . . 2. All local code requirements regarding accessibility, construction, fire protection, occupancy, safety, and water services shall be complied with to the satisfaction of the Building Official, the Fire Marshall, and the Public Works Services Director, including, but not limited to the following: a. Installation of an NFPA 13 (1996 Edition) Automatic Fire Sprinkler System by a State Licensed C-16 contractor with all sprinkler heads to be quick response type heads and all underground work to be in accordance with NFPA 24. b. A fire hydrant must be located on the same side of ,the street and within 150 feet of the on-site fire department connection for the subject building. c. The automatic fire sprinkler system must be monitored by a central station with all fire alarm transmis.sions to be fully addressable to the central station, and a certified copy of the central station monitoring contract shall be provided before final inspection sign-off and occupancy. d. Fire alarm room must be marked and the sign on the door must indicate Fire Alarm Room. e. Install a NFPA 72 Fully Automatic and Fully Addressable fire alarm system that provides a complete life safety system for the entire structure with all components reporting to a central station. f. Provide, if necessary, a Knox Box or Boxes for access to any restricted areas. 3. A Modification for 81 parking spaces in lieu of 129 spaces is granted for this Conditional Use Permit for the subject 14,060 square feet of the first and second floors of the 3-story office building. This Modification does not constitute an approval for a general reduction of the parking requirement for the subject space and/or office complex, but rather only for the specific use approved by this Conditional Use Permit. 4. Approval of CUP 00-005 shall not take effect until the property owner and applicant have executed and filed the Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the . conditions of approval. .3- 1608 . . . 5. All conditions of approval shall be complied with prior to completion and occupancy of the tenant improvements for the university. Noncompliance with the plans, provisions and conditions of CUP 00-005 shall constitute grounds for immediate suspension and/or revocation of any approvals, which could result in cessation of classes. SECTION 4. The decision, findings, and conditions of approval contained in this Resolution reflect the Planning Commission's action of May 9, 2000, by the following vote: AYES: Commissioners Huang, Kalemkiarian, Murphy, Sleeter and Bruckner NOES: None ABSENT: None SECTION 5. The Secretary shall certify to the adoption of this Resolution and shall cause a copy to be forwarded to the City Council of the City of Arcadia. I HEREBY CERTIFY that the foregoing Resolution No. 1608 was adopted at a regular meeting of the Planning Commission held on May 9, 2000, by the following vote: AYES: Commissioners Huang, Kalemkiarian, Murphy, Sleeter and Bruckner NOES: None ABSENT: None Secretary, Planning City of Arcadia ~TOF~l r. I ~ Steph n P. Deitsch, City Attorney City of Arcadia -4- 1608 ... MEMORANDUM Devdopmmt Services Department May 9, 2000 TO: FROM: SUBJECT: Arcadia City Planning Commission Donna L. Butler, Community Development Administra~ Conditional Use Permit No. CUP 00-005 for a graduate school in a three-story office building at 225 E. Santa Clara St. Attached are a revised staff report and Resolution No. 1608. The revisions are the result of a meeting yesterday with the applicant and property owner. Strikethroughs and Italics show the revisions. The applicant explained that the University's post-graduate focus is on advanced degrees for teachers, but that their long-term plans are not limited to such programs. Staff does not think that there need be any specifying of the type of . graduate school that is the subject of this Conditional Use Permit. The owner (the Los Angeles District Advisory Board which oversees the operation of the University) informed staff of their intention to occupy the third floor, and that their business day at their current location in Pasadena ends at 4:30 p.m. They would continue this practice to minimize any conflicts with school. Ownership cannot be required as a condition of approval, but this situation does have a practical effect in minimizing the potential for parking and traffic problems. Attachment: Revised staff report . STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT May 9, 2000 TO: FROM: Arcadia City Planning Commission Donna Butler, Community Development Administrator By: James M. Kasama, Associate Planner SUBJECT: Conditional Use Permit No. CUP 00-005 for a graduate school feF teaeRsrs in a 3-story office building at 225 E. Santa Clara St. SUMMARY . This Conditional Use Permit application was submitted by Point Lorna Nazarene University for a graduate school fer tS9SRSFS with a maximum SRFSIIR'lSRt attendance of 200 students to use 14,060 square feet on the first and second floors of a proposed 20,772 square foot, 3-story office building to be developed at 225 E. Santa Clara Street. Classes are proposed to be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. The Development Services Department is recommending approval of this application, subject to the conditions listed in this report. GENERAL INFORMATION APPLICANT: Point Lorna Nazarene University LOCATION: 225 E. Santa Clara Street Northeast corner of Santa Clara Street and Second Avenue REQUEST: A Conditional Use Permit and parking modification to allow a graduate school fer teael:lers to occupy the first and second floors (14,060 sq. ft.) of a proposed 20,772 square foot, 3-story office building. Classes will be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. SITE AREA: 74,608 square feet (1.71 acres) FRONTAGES: 656 feet along E. Santa Clara St. 111 feet along N. Second Ave. . -Revised- . . . EXISTING LAND USE & ZONING: The site is vacant. The zoning is CPD-1: Commercial Planned Development-1. SURROUNDING LAND USES & ZONING: North: City water facility -zoned CPD-1 South: Residence Inn Hotel - zoned CPD-1 East: Extended Stay America Hotel- zoned CPD-1 West: Garage door manufacturer - zoned M-1 GENERAL PLAN DESIGNATION: Mixed Use - CommerciaVMultiple Family PROPOSAL & ANALYSIS The subject property is proposed to be developed with two 3-story, 20,772 square foot office buildings with semi-subterranean parking. The applicant is proposing to use the first and second floors, totaling 14,060 square feet in the westerly building for a graduate school fer teaeAeF6. The maximum eRrellR'leRt attendance for this facility will be 200 students, and classes are to be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. The proposed facilities will include the following: . 9 classrooms, a computer lab & a study hall . 10 faculty offices & a conference room . A reception area, student lounge and bookstore "R:le reR'laiRiRg 8,712 sElwafe feet tRiFEl ~eer ef tRe v:eeterly Sl:lilEliRg. The building owner (the Los Angeles District Advisory Board which oversees the operation of the University) intends to occupy the remaining 6,712 square feet on the third floor, and the 20,772 square foot easterly building will be available for occupancy by general office uses. There is an application (CUP 00-006) to request the use of 1,343 square feet on the third floor of the easterly building as the building owner's residence. Parkina The proposed plans show 190 on-site parking spaces on two levels. 35 parking spaces will be on a deck between the two office buildings, and 155 spaces will be below the buildings. Access to the parking deck will be by a ramp up from Santa Clara Street between the'two buildings. Access to the semi-subterranean parking level will be from two driveways; one from Santa Clara Street at the easterly end of CUP 00-005 May 9, 2000 Page 2 -Revised- - . . the site, and the other from Second Avenue. The deck and the semi-subterranean levels are not connected. There is also ample curbside parking along both sides of Santa Clara Street. Based on the proposal of 9 classrooms totaling 4,500 square feet, the parking required for this use would be 129 spaces. The parking required for the subject 14,060 square feet based on general office use is 57 spaces. This results in a deficiency of 72 parking spaces. However, the proposed office complex is designed with 24 parking spaces in excess of the minimum number required for general office uses. Therefore, there will be 81 spaces available for this use and the parking deficiency for this application is 48 spaces. However, if classes are held after business hours (Le., after 6:00 p.m.) there should not be a parking problem. Based on the applicant's proposal, there could be a parking problem during the time from 4:30 p.m. when the applicant would like to begin holding classes, and 6:00 p.m. when most office employees have ended their regular business day. There could also be a traffic problem caused by the office workers leaving and students arriving. TRe 91il1illieaRt Ras iRsieates, ReWe'Jer, tRat tRe 1:39 1il.Fl'l. slaFt tiFl'le '.\'9I,lIs eRly ge fer eAB sr ~:J9 Glasses, BAa Ret fer wtili2atisA 9f tRB sAtire fQsiJities. If tRis is tNB, tRBR IRere sRewls Ret ge a lilaFl(iRliI er ~fJi9 Iilrs9IeFl'l. The applicant has indicated that 4:30 p.m. is their preferred start time for the majority of the classes they plan to offer at this facility. Eventually the maximum of 200 students could be in attendance beginning at that time. However, the Los Angeles District Advisory Board which oversees the operation of the University, and will own the building, has indicated that they will occupy the third floor and that their business day ends at 4:30 p.m. Furthermore, they would not allow a tenant in their building that would cause the University a parking or traffic problem. Based on the above scenario, there would be 95 parking spaces available for the University after 4:30 p.m. Additionally, there is an abundance of curbside parking available in this area. Staff's opinion, based on the combination of the Advisory Board's ownership and occupanqy of the building, and the abundance of on-street parking, is that this application should not result in any parking or traffic problems. However, because it is impractical to require ownership and/or occupancy as a condition of approval, and because the occupancy of the other 20,772 square foot building is uncertain, staff thinks it would be prudent to limit the attendance for the time between 4:30 p.m. and 6:00 p.m. to a maximum of 100 students. Additionally, after the property has been fully developed and occupied, the University may request a revision to this Conditional Use Permit (through a public hearing, but without any additional fees) to increase or eliminate this 100 student limit. CUP 00-005 May 9, 2000 Page 3 -Revised- . CEQA Pursuant to the provIsions of the California Environmental Quality Act, the Development Services Department has prepared an Initial Study for the proposed project. Said Initial Study did not disclose any substantial or potentially substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise and objects of historical or aesthetic significance. When considering the record as a whole, there is no evidence that the proposed project will have any potential for adverse effect on wildlife resources or the habitat upon which the wildlife depends. Therefore, a Negative Declaration has been drafted for this project. RECOMMENDATION . The Development Services Department recommends approval of Conditional Use Permit No. CUP 00-005, subject to the following conditions of approval: 1. The university shall be limited to graduate studies fer teaeJ:leF6, and its facilities and the site shall be operated and maintained in a manner that is consistent with the plans submitted and approved for CUP 00-005 subject 10 the satisfaction of the Community Development Administrator, including, but not limited to the following: a. I;RrellAl9Rt Attendance in all classes at anyone time at this faCility shall be limited to a maximum of 200 students. b. Class eRrellAleAts Attendance in all classes for the hours of 4:30 p.m. to 6:00 p.m. on weekdays shall be limited to a cumulative maximum of eo 100 students. After the property has been fully developed and occupied, this condition may be revised through a public hearing, but without any additional fees. 2. All local code requirements regarding accessibility, construction, fire protection, occupancy, safety, and water services shall be complied with to the satisfaction of the Building Official, the Fire Marshall, and the Public Works Services Director, including, but not limited to the following: a. Installation of an NFPA 13 (1996 Edition) Automatic Fire Sprinkler System by a State Licensed C-16 contractor with all sprinkler heads to be quick response type heads and all underground work to be in accordance with NFPA24. . b. A fire hydrant must be located on the same side of the street and within 150 feet of the on-site fire department connection for the subject building. CUP 00-005 May 9, 2000 Page 4 -Revised- . . . c. The automatic fire sprinkler system must be monitored by a central station with all fire alarm transmissions to be fully addressable to the central station, and a certified copy of the central station monitoring contract shall be provided before final inspection sign-off and occupancy. d. Fire alarm room must be marked and the sign on the door must indicate Fire Alarm Room. e. Install a NFPA 72 Fully Automatic and Fully Addressable fire alarm system that provides a complete life safety system for the entire structure with all components reporting to a central station. f. Provide, if necessary, a Knox Box or Boxes for access to any restricted areas. 3. A Modification for 81 parking spaces in lieu of 129 spaces is granted for this Conditional Use Permit for the subject 14,060 square feet of the first and second floors of the 3-story office building. This Modification does not constitute an approval for a general reduction of the parking requirement for the subject space and/or office complex, but rather only for the specific use approved by this Conditional Use Permit. 4. Approval of CUP 00-005 shall not take effect until the property owner and applicant have executed and filed the Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval. 5. All conditions of approval shall be complied with prior to completion and occupancy of the tenant improvements for the university. Noncompliance with the plans, provisions and conditions of CUP 00-005 shall constitute grounds for immediate suspension and/or revocation of any approvals, which could result in cessation of classes. FINDINGS AND MOTIONS Approval The Planning Commission should move to approve and adopt Resolution No. 1608: A Resolution of the Planning Commission of the City of Arcadia, California, adopting the Negative Declaration and granting Conditional Use Permit No. CUP 00-005 to allow a graduate school fer t8aG~8F6 to occupy the first and second floors (14,060 sq. ft.) of the proposed 20,772 square foot, three-story office building to be developed at 225 E. Santa Clara Street. CUP 00-005 May 9, 2000 Page 5 -Revised- . . . Denial If the Planning Commission intends to deny this Conditional Use Permit application, the Commission should move for denial, state the supporting findings, and direct staff to prepare a resolution incorporating the Commission's decision and specific findings. Approved by: /~ /' .' / / - ~ ;~ ~ L. Butler .. --' Community Development Administrator Attachment: Revised Resolution No. 1608 CUP 0Q..005 May 9, 2000 Page 6 -Revised-