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RESOLUTION NO. 1738
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2005-018 AND
ARCHITECTURAL DESIGN REVIEW 2005-03 TO PERMIT
A 38,990 SQUARE FOOT, 24-HOUR FITNESS HEALTH
CLUB, AND A MODIFICATION TO ALLOW 280 PARKING
SPACES IN LIEU OF 791 SPACES REQUIRED FOR THE
EXISTING RESTAURANT AND NEW HEALTH CLUB AT
125 N. FIRST A VENUE.
WHEREAS, the City of Arcadia on January 20, 2005, received an Architectural
Design Review application followed by a Conditional Use Permit application on
October 25, 2005 by Laura Whelan of Dorn Platz & Company on behalf of 24-
. Hour Fitness to permit a new 38,990 square foot, 24-hour Fitness health club, and a
modification to allow 280 parking spaces in lieu of 791 spaces required for the
existing restaurant and new health club at 125 N. First Avenue; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality
Act, Public Resources Code Section 21000 et seq. ("CEQA"), and the State's
CEQA Guidelines, the City of Arcadia prepared an Initial Study and determined,
there is no substantial evidence that the approval of Conditional Use Permit No.
05-018 and Architectural Design Review No. 05-03 would result in a significant
adverse effect on the environment. Accordingly, a Negative Declaration has been
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prepared and notice of that fact was given in the manner required by law; and,
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WHEREAS, a public hearing was held by the Planning Commission on
December 13, 2005, at which time all interested persons were given full
opportunity to be heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA RESOL YES AS FOLLOWS:
SECTION 1.
That the factual data submitted by the Development Services
Department in the attached report is true and correct.
SECTION 2. This Commission finds:
1. That the granting of such Conditional Use Permit will not be detrimental to the
public health or welfare, or injurious to the property or improvements in such zone
. or vicinity because the proposed use will be compatible with the surrounding uses,
and it will be an appropriate use for the subject site, and the proposed project will
provide adequate parking for the new health club and existing restaurant.
2. That the use applied for at the location indicated is a proper one for which a
Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to accommodate
said use. All yards, spaces, loading, landscaping, parking, and other features are
adequate to adjust said use with the land and uses in the neighborhood. The
proposed project complies with all related zoning requirements as set forth in the
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Arcadia Municipal Code.
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4. That the site abuts three streets that are adequate in width and pavement type to
carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan because the land use and current zoning are consistent
with the General Plan.
6. That the use applied for will not have a substantial adverse impact on the
environment, and that based upon the record as a whole there is no evidence that
the proposed project will have any potential for an adverse effect on wildlife
resources or the habitat upon which the wildlife depends.
SECTION 3. That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 05-018 and Architectural Design Review No. 05-
03 to permit a 24-hour Fitness health club and a modification to permit 280
parking spaces in lieu of 79 I spaces required for the existing restaurant and new
health club at 125 N. First Avenue, upon the following conditions:
1. Prior to issuance of a building Dermit. a lot consolidation of the subject lots
must be recorded by the Los Angeles County Recorder's Office to create an
appropriate parcel for the proposed development.
2. The parking structure shall provide free-parking with no security gates.
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3. All the light fixtures shall be hooded and arranged to reflect away from the
adjoining properties and streets.
4. No metal screens or coverings are permitted between the columns on the
first level of the parking structure that faces Santa Clara Street.
5. A minimum of 280 on-site parking spaces shall be provided (50 surface
spaces, and 230 spaces within the parking structure). All parking spaces must
be double striped in accordance with Municipal Code Section 9269.8.1.
6. A landscape and irrigation plan shall be submitted for review and approval
by the Community Development Administrator, or his/her designee prior to
issuance of a building permit.
7. All the City's parkway trees shall remain.
8. Approval of CUP 2005-018 and ADR No. 2005-03 shall not take effect until
the property owner(s) and applicants have executed and filed the Acceptance
Form available from the Development Services Department to indicate
awareness and acceptance of these conditions of approval.
9. The applicant shall defend, indemnify, and hold hannIess the City of
Arcadia and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of Arcadia, its officers, employees or
agents to attack, set aside, void, or annul any approval or condition of approval
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of the City of Arcadia concernmg this project and/or land use decision,
including but not limited to any approval or condition of 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 officers, employees, and agents in the defense
of the matter.
SECTION 4.
The decision, findings and conditions contained in this
Resolution reflect the Commission's action of December 13, 2005, by the
following vote:
AYES:
NOES:
ABSENT:
Commissioners Baderian, Hsu, Olson, Wen, Lucas
None
None
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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 was adopted at a regular
meeting of the Planning Commission held on the 13th day of December 2005, by
the following votes:
AYES:
NOES:
ABSENT:
Commissioners Baderian, Hsu., Olson, Wen, Lucas
None
None
Chairman, Panning Commission
City of Arcadia
ATTEST:
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APPROVED AS TO FORM:
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Stephen P. Deitsch, City Attorney
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STAFF REPORT
Development Services Department
December 13, 2005
TO:
Arcadia Planning Commission
FROM:
Donna l. Butler, Community Development Administrator
By: Lisa L. Flores, Senior Planner
SUBJECT:
Conditional Use Permit 2005-18 aod Architectural Design
Review 2005-03 for a proposed 24-hour Fitness health club at
125 N. First Avenue.
SUMMARY
The subject applications were filed by Laura Whelan of Dorn Platz & Company
on behalf of 24-hour Fitness to permit a 38,990 square foot, 24-hour Fitness
health club, and a modification to allow 280 parking spaces in lieu of 791 spaces
required for the existing restaurant and proposed health club at 125 N. First
Avenue.
The Development Services Department is recommending approval of the
applications, and adoption of Resolution No. 1738 approving the health club,
subject to the conditions of approval outlined in this staff report.
GENERAL INFORMATION
APPLICANT: Laura Whelan of Dom Platz & Company on behalf of 24-hour
Fitness
LOCATION: 125 N. First Avenue
REQUESTS; A Conditional Use Permit and Architectural Design Review to
allow a new 24-hour Fitness health club, and a modification to
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allow 280 parking spaces in lieu of 791 spaces required at the
subject location.
LOT AREA: 82,117 square feet (1.885 acres)
FRONTAGE: Approximately 310' along First Avenue
Approximately 250' along Santa Clara Avenue
Approximately 250' along Wheeler Avenue
EXISTING LAND USE & ZONING:
The site consists of two lots, which will be consolidated to
accommodate the project. Currently, a 6,508 square foot
Citizens Bank exists on the northerly lot, and the southerly lot is
developed with a 7,706 square foot restaurant (Arroyo), as
shown on the attached aerial map. The property is zoned CBD
H4 (Central Business District with a 4-story height overlay).
SURROUNDING LAND USES & ZONING:
North:
South:
East:
West:
Sante Fe Railroad right-of-way and offices; zoned CoM
Medical and General Offices; CBD H4
Office building; zoned CBD
United States Postal office; zoned CBD H8
GENERAL PLAN DESIGNATION:
Commercial
PROPOSAL
The existing site is within the City's Redevelopment Project area, and is located
on the west side of First Avenue between Santa Clara Sheet and Wheeler
Avenue. The applicant proposes to demolish the existing Citizens Bank at the
southwest corner of First Avenue and Santa Clara, and consolidate the lots to
accommodate a new 38,990 square foot, two-story 24-hour Fitness health club
and a three-story parking structure, as shown on the submitted site plan. The
health club will consists of several workout areas totaling 24,915 square feet (Le.
aerobics, fitness, gymnasium, indoor swimming pool and basketball court), and
14,075 square feet of non-workout areas (Le. office/sales area, locker rooms,
entry/check-in area, kid's club, and pro shop). The fitness health club will be
open 24-hours every day with a maximum of 20 employees during each shift.
CUP No. 2005-018 and ADR No. 2005-03
December 13, 2005
Page 2
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The existing Arroyo restaurant will remain at the southwest corner of this site,
and no alteration is proposed at this time. The current business hours for the
restaurant are Thursday through Sunday from 6:00 p.m. to 2:00 a.m.
Parkina
The Arcadia Municipal Code requires that a health club provide 1 parking space
per 35 square feet of gross floor area in all workout areas, and 1 space for every
250 square feet of sales/office area. In the recent years, fitness facilities have
allowed fewer members per square foot within the basketball courts and
swimming pools. As a result, only half of the total area (5,198 square feet) of the
basketball court and swimming pool was accounted for in the required parking
ratio for the workout areas.
As for the existing restaurant, it currently has a parking requirement of 75 spaces
that was previously approved under Conditional Use Permit No. 76-10. Based
on the total workout areas, sales/office area, and the existing restaurant a total of
791 parking spaces are required (75 spaces for the existing restaurant and 716
spaces for the 24-hour Fitness facility).
A total of 280 parking spaces are proposed of which 50 spaces will be located
within the surface parking area adjacent to the existing restaurant, and 230
spaces would be in the proposed parking structure, which will be free-parking for
the health club and the restaurant.
Due to the project's parking deficiency, a traffic and parking study was prepared
by Linscott, Law & Greenspan Engineers to provide a comparison between the
City's parking requirements and the observed parking demand of other 24-hour
fitness facilities of a similar size, a forecast of parking demand for the proposed
project, as well as a summary of the shared parking analysis. The City's Traffic
Engineer has reviewed this report, and determined that the proposed parking
supply of 280 spaces would be more than sufficient to meet the parking demand,
since the parking study showed a peak parking demand of 277 spaces (202
spaces for the 24-hour Fitness and 75 spaces for the existing restaurant).
Access to the site will be provided via the existing driveway on Wheeler Avenue,
and a new driveway on Santa Clara Street. Also, a total of 10 bicycle spaces,
which are required per code, will be provided in front of the health club on First
Avenue.
CUP No. 2005-018 and ADR No. 2005-03
December 13, 2005
Page 3
Architectural Desion Review
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A.
Health Club and Parking Structure
The 24-hour health club will be located at the comer of First Avenue and Santa
Clara Street with a setback varying from zero to 10'-0" along First Avenue
because of an existing slope easement, and a zero setback along Santa Clara
Avenue. which are in accordance with the CBD zoning requirements and the
special setback requirement of 40'-0" on First Avenue. The two-story health club
will be approximately 41'-6" in height, which is below the maximum height limit
permitted in this height overlay zone (H4), which is 45'-0" or 4-stories.
As for the 3-story parking structure, it will be located adjacent to the health club
with direct access to the parking structure from Santa Clara Street, and a second
parking entrance between the surface areas and parking structure. The parking
structure will be aligned with the health club at a zero setback along Santa Clara
Street, and it will be approximately 37'-0" in height, which is also below the
maximum height limit permitted in this height overlay zone (H4).
Both uses will not exceed the maximum floor area ratio of 50% (proposed at
48%).
B. Architectural Style
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Staff and the City's architectural consuitant support the proposed architecture for
both the health club and parking structure, which is Neo-classical mercantile
architecture that consists of several different traditional styies distinctive of
"simple deco" and "commercial style" buildings of the early 1900's. The style
also consists of modernistic elements and colors that are appropriate to the City's
downtown setting.
The material on the health club includes the use of full veneer brick, cast
concrete cornice along the roofline, soldier course trim, tall storefront windows
and awnings. As for the parking structure it is of painted detailed concrete with
architectural copings, belt courses, bulkhead, and awnings between the bays on
Santa Clara Avenue.
Landscaping is also proposed in front ofthe parking stalls along Wheeler Avenue
and First Avenue. Also, a total of five mature Queen Palm trees are proposed on
the southerly side of the health club to alleviate the blank wall.
New signage will be processed after the consideration of the Conditional Use
Permit. since the applicant requested additional time to design appropriate wall
signs.
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CUP No. 2005-018 and ADR No. 2005-03
December 13, 2005
Page 4
ANALYSIS
. Generally, staff does not encourage uses that are deficient in parking. However,
in this case the parking study indicates that the proposed on-site parking (280
spaces) is expected to adequately accommodate the parking demand for each
use. Therefore, it is staffs opinion that the proposed use is appropriate for this
site, provided that the operation of such uses remains consistent with this
application.
CODE REQUIREMENTS
All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, parking and site design shall be
complied to meet the satisfaction of the Building Official, Community
Development Administrator, Fire Marshall, and the Public Works Services
Director.
CEQA
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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 that cannot be mitigated to a level that is less than Significant 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 an adverse effect
on wildlife resources or the habitat upon which the wildlife depends. Therefore, a
Negative Declaration has been prepared for this project.
FINDINGS
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional
Use Permit to be granted, it must be found that all of the following prerequisite
conditions can be satisfied:
1.
That' the granting of such Conditional Use Permit will not be
detrimental to the public health or welfare or injurious to the property or
improvements in such zone or vicinity.
2.
That the use applied for at the location indicated is properly one for
which a Conditional Use Permit is authorized.
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CUP No. 2005-018 andADR No. 2005-03
December 13, 2005
Page 5
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That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking,
loading, landscaping, and other features required to adjust said use
with the land and uses in the neighborhood.
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.
3.
5. That the granting of such Conditional Use Permit will not adversely
affect the comprehensive General Plan.
RECOMMENDATIONS
The Development Services Department recommends approval of Conditional
Use Permit No. 2005-018 and Architectural Design Review No. 2005-03 to permit
a 24-hour Fitness health club and a modification to permit 280 parking spaces in
lieu of 791 spaces required for the existing restaurant and new health club,
subject to the following conditions of approval:
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1.
Prior to issuance of a buildina permit, a lot consolidation of the subject lots
must be recorded by the Los Angeles County Recorder's Office to create
an appropriate parcel for the proposed development.
The parking structure shall provide free-parking with no security gates.
All the light fixtures shall be hooded and arranged to reflect away from the
adjoining properties and streets.
No metal screens or coverings are permitted between the columns on the
first level of the parking structure thatfaces Santa Clara Street.
A minimum of 280 on-site parking spaces shall be provided (50 surface
spaces, and 230 spaces within the parking structure). All parking spaces
must be double striped in accordance with Municipal Code Section
9269.8.1.
A landscape and irrigation plan shall be submitted for review and approval
by the Community Development Administrator, or his/her designee prior to
issuance of a building permit.
All the City's parkway trees shall remain.
Approval of CUP 2005-018 and ADR No. 2005-03 shall not take effect
until the property owner(s) and applicants have executed and filed the
Acceptance Form available from the Development Services Department to
indicate awareness and acceptance of these conditions of approval.
6.
7.
8.
CUP No. 2005-018 and ADR No. 2005-03
December 13, 2005
Page 6
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9.
The applicant shall defend, indemnify, and hold harmless the City of
Arcadia and its officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officers,
employees or agents to attack, set aside, void, or annul any approval or
condition of approval of the City of Arcadia concerning this project and/or
land use decision, including but not limited to any approval or condition of
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
officers, employees, and agents in the defense of the matter.
PLANNING COMMISSION ACTION
Approval
The Planning Commission should move to adopt the Negative Declaration,
approve Conditional Use Permit Application No. 2005~015 and Architectural
Design Review No. 2005-03, and adopt Resolution No. 1738 to permit a 24-hour
Fitness health club, and a modification to allow 280 parking spaces in lieu of 791
required at 125 N. First Avenue.
Denial
If the Planning Commission intends to deny this Conditional Use Permit, the
Commission should state the specific reasons for denial and direct staff to
prepare the appropriate resolution incorporating the Commission's decision and
specific findings.
If any Planning Commissioner, or other interested party has any questions
regarding this matter prior to the December 13, 2005 public hearing, please
contact Lisa Flores at (626) 574-5445.
Approved By:
nna L. Butler
Community Development Administrator
CUP No. 2005-018 and ADR No. 2005-03
December 13, 2005
Page 7
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Attachments: Resolution No. 1738
Negative Declaration
Vicinity and Aerial Maps
Full size and reduced copies of tl)e plans
Color Renderings
CUP No. 2005-018 and ADR No. 2005-03
December 13, 2005
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