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HomeMy WebLinkAbout1738 (2) . 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 . prepared and notice of that fact was given in the manner required by law; and, I . 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 . Arcadia Municipal Code. 2 . . .. 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. 3 . . . 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 4 . . .. 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 5 . . . 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: --- APPROVED AS TO FORM: ~()..~ Stephen P. Deitsch, City Attorney 6 . . . 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 . . . 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 . . . 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 . 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 . 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. . 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 . 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. . CUP No. 2005-018 andADR No. 2005-03 December 13, 2005 Page 5 . 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: . 2. 3. 4. 5. . 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 . . . 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 . . . 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 Page 8