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Home My WebLink About02/25/2020 PLANNING COMMISSION AGENDA February 25, 2020 6:30 PM The Windmill Room at Diamond Bar City Hall First Floor 21810 Copley Drive Diamond Bar, CA 91765 Copies of staff reports or other written documentation relating to agenda items are on file in the Planning Division of the Community Development Department, located at 21810 Copley Drive, and are available for public inspection. If you have questions regarding an agenda item, please call (909) 839-7030 during regular business hours. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the City Clerk's office at 21810 Copley Drive, Diamond Bar, California, during normal business hours. Chairperson Naila Barlas Vice Chairperson Frank Farago Commissioner Kenneth Mok Commissioner William Rawlings Commissioner In an effort to comply with the requirements of Title II of the Americans with Disabilities Act of 1990, the City of Diamond Bar requires that any person in need of any type of special equipment, assistance or accommodation(s) in order to communicate at a City public meeting must inform the Community Development Department at (909) 839-7030 a minimum of 72 hours prior to the scheduled meeting. Please refrain from smoking, eating or drinking in the Windmill Community Room The City of Diamond Bar uses recycled paper and encourages you to do the same City of Diamond Bar Planning Commission MEETING RULES PUBLIC INPUT The meetings of the Diamond Bar Planning Commission are open to the public. A member of the public may address the Commission on the subject of one or more agenda items and/or other items of which are within the subject matter jurisdiction of the Diamond Bar Planning Commission. A request to address the Commission should be submitted in writing to the Secretary. As a general rule, the opportunity for public comments will take place at the discretion of the Chair. However, in order to facilitate the meeting, persons who are interested parties for an item may be requested to give their presentation at the time the item is called on the calendar. The Chair may limit individual public input to five minutes on any item; or the Chair may limit the total amount of time allocated for public testimony based on the number of people requesting to speak and the business of the Commission. Individuals are requested to conduct themselves in a professional and businesslike manner. Comments and questions are welcome so that all points of view are considered prior to the Commission making recommendations to the staff and City Council. When speaking, please direct your questions and comments to the Commission, not to staff or other members of the public. In accordance with State Law (Brown Act), all matters to be acted on by the Commission must be posted at least 72 hours prior to the Commission meeting. In case of emergency or when a subject matter arises subsequent to the posting of the agenda, upon making certain findings, the Commission may act on item that is not on the posted agenda. INFORMATION RELATING TO AGENDAS AND ACTIONS OF THE COMMISSION Agendas for Diamond Bar Planning Commission meetings are prepared by the Planning Division of the Community Development Department. Agendas are available 72 hours prior to the meeting at City Hall and the public library, and may be accessed by personal computer at the contact information below. Every meeting of the Planning Commission is recorded and duplicate recordings are available for a nominal charge. ADA REQUIREMENTS A cordless microphone is available for those persons with mobility impairments who cannot access the public speaking area. The service of the cordless microphone and sign language interpreter services are available by giving notice at least three business days in advance of the meeting. Please telephone (909) 839-7030 between 7:30 a.m. and 5:30 p.m., Monday through Thursday, and 7:30 a.m. and 4:30 p.m., Friday. HELPFUL CONTACT INFORMATION Copies of Agenda, Rules of the Commission, CDs of Meetings (909) 839-7030 Email: info@diamondbarca.gov Website: www.diamondbarca.gov CITY OF DIAMOND BAR PLANNING COMMISSION February 25, 2020 AGENDA Next Resolution No. 2020-06 CALL TO ORDER: 6:30 p.m. PLEDGE OF ALLEGIANCE: 1. ROLL CALL: COMMISSIONERS: Kenneth Mok, William Rawlings, Frank Farago, Vice Chairperson, Naila Barlas, Chairperson 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: This is the time and place for the general public to address the members of the Planning Commission on any item that is within its jurisdiction, allowing the public an opportunity to speak on non-public hearing and non-agenda items. Please complete a Speaker’s Card for the recording Secretary (completion of this form is voluntary). There is a five-minute maximum time limit when addressing the Planning Commission.. 3. APPROVAL OF AGENDA: Chairperson 4. CONSENT CALENDAR: The following items listed on the consent calendar are considered routine and are approved by a single motion. Consent calendar items may be removed from the agenda by request of the Commission only: 4.1. Minutes - January 28, 2020 5. OLD BUSINESS: 6. NEW BUSINESS: 6.1 GENERAL PLAN CONFORMITY - General Plan conformity analysis of a proposed transfer of property from the County of Los Angeles Department of Parks and Recreation for roadway improvement purposes related to the 57/60 Confluence Project. FEBRUARY 25, 2020 PAGE 2 PLANNING COMMISSION RECOMMENDATION: Adopt Resolution No. 2020-XX, finding the proposed transfer of property from the County of Los Angeles Department of Parks and Recreation for roadway improvement purposes related to the 57/60 Confluence Project to be in conformance with the Diamond Bar General Plan. 7. PUBLIC HEARINGS: 7.1 DEVELOPMENT REVIEW NO. PL2019-179 – Under the authority of Diamond Bar Municipal Code Section 22.48, the applicant and property owner are requesting Development Review approval to construct a 1,029 square-foot addition to an existing 1,554 square -foot, single-story residence on a 10,000 square-foot lot. The subject property is zoned Low Medium Density Residential (RLM) with an underlying General Plan land use designation of Low Density Residential. PROJECT ADDRESS: 1959 Viento Verano Dr. Diamond Bar, CA 91765 PROPERTY OWNER: Yongli Luan 1959 Viento Verano Dr. Diamond Bar, CA 91765 APPLICANT: Xin Wang 19834 Camino de Rosa Walnut, CA 91789 ENVIRONMENTAL DETERMINATION: The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under 15301(e) (additions to existing structures) of the CEQA Guidelines. No further environmental review is required. RECOMMENDATION: Staff recommends that the Planning Commission approve Comprehensive Sign Program No. PL2019-179, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution. 7.2 CONDITIONAL USE PERMIT NO. PL2019-103 - Under the authority of DBMC Section 22.58, the applicant is requesting Conditional Use Permit approval for a fitness center (Planet Fitness) in a 21,440 square -foot lease space previously occupied by Rite Aid, located at Dia mond Hills Plaza. The subject property is zoned Community Commercial (C-2) with an underlying General Plan land use designation of Commercial (C). PROJECT ADDRESS: 2825 S. Diamond Bar Blvd. Diamond Bar, CA 91765 FEBRUARY 25, 2020 PAGE 3 PLANNING COMMISSION PROPERTY OWNER: ROIC Diamond Hills Plaza LLC PO Box 130339 Carlsbad, CA 92013 APPLICANT: Chase Villafana PF Supreme, LLC 3200 Park Center Dr. Costa Mesa, CA 92626 ENVIRONMENTAL DETERMINATION: The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. RECOMMENDATION: Staff recommends that the Planning Commission approve Conditional Use Permit No. PL2019-103, based on the Findings of Fact, and subject to the conditions of approval as listed within the dra ft resolution. 8. PLANNING COMMISSION COMMENTS / INFORMATIONAL ITEMS: 9. STAFF COMMENTS / INFORMATIONAL ITEMS: 9.1. Project Status Report 10. SCHEDULE OF FUTURE EVENTS: CITY COUNCIL MEETING: Tuesday, March 3, 2020 – 6:30 pm South Coast Air Quality Management District Auditorium 21825 Copley Drive PLANNING COMMISSION MEETING: Tuesday, March 10, 2020, 6:30 pm Diamond Bar City Hall Windmill Community Room 21810 Copley Drive TRAFFIC AND TRANSPORTATION COMMISSION MEETING: Thursday, March 12, 2020, 6:30 pm Diamond Bar City Hall Windmill Community Room 21810 Copley Drive CITY COUNCIL MEETING: Tuesday, March 17, 2020 – 6:30 pm South Coast Air Quality Management District Auditorium 21825 Copley Drive FEBRUARY 25, 2020 PAGE 4 PLANNING COMMISSION 11. ADJOURNMENT: PARKS AND RECREATION COMMISSION MEETING: Thursday, March 26, 2020, 6:30 pm Diamond Bar City Hall Windmill Community Room 21810 Copley Drive MINUTES OF THE CITY OF DIAMOND BAR MEETING OF THE PLANNING COMMISSION JANUARY 28, 2020 CALL TO ORDER: Chair/Barlas called the meeting to order at 6:30 p.m. in the City Hall Windmill Room, 21810 Copley Drive, Diamond Bar, CA 91765. PLEDGE OF ALLEGIANCE: Commissioner Mok led the Pledge of Allegiance. 1. ROLL CALL: COMMISSIONERS: Kenneth Mok, William Rawlings, Vice- Chairperson Frank Farago, and Chairperson Naila Barlas. Also present: Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney; Grace Lee, Senior Planner; Mayuko Nakajima, Associate Planner; Natalie T. Espinoza , Associate Planner; and, Stella Marquez, Administrative Coordinator. 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: Newly appointed City Council Member Jennifer “Fred” Mahlke addressed the Commission stating she had the privilege of spending the past five years with her colleagues and staff where she learned so much. She thoroughly enjoyed learning the process, especially from staff who are so knowledgeable and who took the time to educate her and put her in a position where she could competently feel like she understands what is happening in the City. She enjoyed serving with her colleagues and always looked forward to participating in the Planning Commission meetings. C/Mok thanked C/Mahlke for her service to the City which is greatly appreciated as is her leadership as Chair and Vice Chair of the Commission. This Commission will not be the same without her. VC/Farago thanked C/Mahlke for a fantastic job on the Planning Commission and said he looked forward to her doing the same good work on the City Council. C/Rawlings said that while he has worked with C/Mahlke for only a year, now in her new role he will hopefully get to work with her for a few more years. C/Mahlke will be a great Council Member. 3. APPROVAL OF AGENDA: As presented. 4.1 Packet Pg. 7 ________________________________________________________________________ JANUARY 28, 2020 PAGE 2 PLANNING COMMISSION ________________________________________________________________________ 4. CONSENT CALENDAR: 4.1 Minutes – Regular Meeting – January 14, 2020. C/Rawlings moved, Chair/Barlas seconded, to approve the January 14, 2020, Meeting Minutes as corrected. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Mok, Rawlings, VC/Farago Chair/Barlas NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 5. OLD BUSINESS: None 6. NEW BUSINESS: 6.1 General Plan Status Report for 2019. SP/Lee presented staff’s report and recommended that the Planning Commission approve the report and forward same to the City Council to Receive and File. C/Mok moved, C/Rawlings seconded, to approve the General Plan Status Report for 2019 and for the report to the City Council to Receive and File. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Mok, Rawlings, VC/Farago Chair/Barlas NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 7. PUBLIC HEARING(S): 7.1 Comprehensive Sign Program No. PL2019-165 – Under the authority of Diamond Bar Municipal Code Section 22.36.060, the applicant and property owner requested Comprehensive Sign Program approval to establish design criteria for exterior signage of an existing shopping center, Oak Tree Plaza. The subject property is zoned Office Professional (OP) with an underlying General Plan land use designation of Neighborhood Mixed Use. PROJECT ADDRESS: 900 N. Diamond Bar Boulevard Diamond Bar, CA 91765 4.1 Packet Pg. 8 ________________________________________________________________________ JANUARY 28, 2020 PAGE 3 PLANNING COMMISSION ________________________________________________________________________ PROPERTY OWNERS: Foremost Diamond Oaks LLC 32 Discovery, Suite 270 Irvine, CA 92618 APPLICANT: Patrick Faranal National Sign & Marketing 13580 Fifth Street Chino, CA 91710 AP/Espinoza presented staff’s report and recommended Planning Commission approval of Comprehensive Sign Program No. PL2019-165, based on the Findings of Fact, and subject to the conditions of approval as listed within the Resolution. C/Mok said he understood that Caltrans had been requested to remove the large sign at the corner of Highland Valley and Diamond Bar Boulevard and asked if staff has received an update about this since printing of the agenda. AP/Espinoza said that she had not but that the property owner was available to respond with a possible update. C/Rawlings said he lives up the hill from the center and remembers when Builders Emporium was in the building that Oak Tree Lanes currently occupies and believes this update will do a lot for the center including improving the look and feel of the area. Chair/Barlas opened the public hearing. Raj Panchal, Foremost Diamond Oaks LLC, thanked the Planning Commission for the opportunity to review the materials. He responded to VC/Rawlings that he grew up down the street and spent all of his summers bowling at Oak Tree Lanes. It was especially nice for him when his company acquired the property because they now have and are very thankful for, the opportunity to revitalize it. Responding to C/Mok’s inquiry, Foremost has not received any update regarding removal of the sign since initially reaching out to Caltrans. They will continue to follow up with Caltrans on this matter. C/Mok asked if it was true that until the City hears from Caltrans, no one can remove that sign and ACA/Eggart said the goal was to do it with Caltrans consent. C/Mok said the sign was installed there so that traffic coming out of the former Lantern Developmental Center would know in what direction to travel to get to a certain direction of travel on the freeway. Suppose the sign is removed but 4.1 Packet Pg. 9 ________________________________________________________________________ JANUARY 28, 2020 PAGE 4 PLANNING COMMISSION ________________________________________________________________________ later on that development turns into something else. Would Caltrans want to reinstall the sign? CDD/Gubman said that the City would address that matter should it come up at a future date. Chair/Barlas closed the public hearing. C/Rawlings moved, C/Mok seconded, to approve Comprehensive Sign Program No. PL2019-165, based on the Findings of Fact, and subject to the conditions of approval as listed with the Resolution. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Mok, Rawlings, VC/Farago, Chair/Barlas NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 7.2 Development Review and Tree Permit No. PL2018-226 – Under the authority of Diamond Bar Municipal Code Section 22.48 and 22.38, the applicant and property owner requested Development Review approval to demolish an existing single family residence to construct a new 8,906 square foot, two-story single family residence, 991 square foot garage, 116 square foot front porch, 872 square feet of patio/balcony areas, 1,616 square feet of deck area, and a 95 square foot dressing room on a 1.32 gross acre (57,499 square foot) site. A Tree Permit (TP) was also requested to protect two California black walnut trees. The subject property is zoned Rural Residential (RR) with an underlying General Plan land use designation of Rural Residential. PROJECT ADDRESS: 2432 Indian Creek Road Diamond Bar, CA 91765 PROPERTY OWNER: Mei Lan Liang 14328 Lomitas Avenue City of Industry, CA 91745 APPLICANT: : Jeffrey Sun 14328 Lomitas Avenue City of Industry, CA 91745 AP/Nakajima presented staff’s report and recommended Planning Commission approval of Development Review and Tree Permit No. PL2018-226, based on the findings of Fact, and subject to the conditions 4.1 Packet Pg. 10 ________________________________________________________________________ JANUARY 28, 2020 PAGE 5 PLANNING COMMISSION ________________________________________________________________________ of approval as listed within the Resolution. C/Rawlings asked if staff was aware of the difference in elevation between this property and the property to the south with respect to privacy concerns. AP/Nakajima responded to C/Rawlings that the elevation of the subject site is slightly higher than the property to the south. C/Rawlings asked the distance between the two residences and AP/Nakajima responded that it is 27 feet 10 inches. C/Rawlings said it appears to him from looking at the photo , there is room to plant trees and AP/Nakajima agreed. Chair/Barlas opened the public hearing. Ron Nichols, 2446 Indian Creek Road, said he was concerned that the very high structure that will be built next to him will invade his privacy from his home as well as that of his rear yard. He spoke with the property owner who told him they were planning some type of trees or bushes but that the City would not allow those trees or bushes to be higher than eight feet as a screening mechanism between the two homes. He asked that the Planning Commission allow mature trees to be planted that have sufficient height to serve the purpose of screening off these two large structures, one from the other. Chair/Barlas closed the public hearing. C/Rawlings asked staff to comment on the speaker’s comment about the height of the trees/bushes. AP/Nakajima said it was incorrect that the tree height would be restricted to eight feet. The City has allowed Italian Cypress trees that grow to 20 -30 feet in height. C/Rawlings asked if the condition to include Italian Cypress trees was recommended by the Commission, should it include language about maturity of the trees. AP/Nakajima suggested the condition include that staff and the applicant shall work with the Fire Department on the appropriate species of trees because it has been noted that Italian Cypress could be problematic for the Fire Department. C/Mok asked if the privacy issue was confined to looking into the back yard or included living quarters. AP/Nakajima responded that it appears there are windows and balconies that would potentially impact the neighbor to the south. C/Mok said that if Italian Cypress were planted, they grow quite tall so if there were enough planted close together it would seem to him to shield the field of view. 4.1 Packet Pg. 11 ________________________________________________________________________ JANUARY 28, 2020 PAGE 6 PLANNING COMMISSION ________________________________________________________________________ Chair/Barlas reopened the public hearing. Mr. Nichols said he is concerned about views into his home and his view from his back yard of the side of the proposed home, which is very tall and very massive. He would appreciate it if the impact to his property could be softened by screening with nice landscaping. Jeffrey Sun, Project Manager, said that originally he planned to plant small trees because his client wanted to reduce the height of the building. However, because of the neighbor’s concerns, the owner is willing to remove some of the windows keeping in mind that code requires a certain number be installed. He said he was willing to discuss planting more mature trees but he will need to understand what the Fire Department will allow but knows that the owner is open to planting mature trees. Chair/Barlas closed the public hearing. C/Rawlings said he would be comfortable moving forward with this item with the condition that there be appropriate landscaping for screening between the subject property and the property to the south to be determined in consultation with the fire department and the property owner. Chair/Barlas agreed with C/Rawlings. C/Rawlings moved, C/Mok seconded, to approve Development Review and Tree Permit No. PL2018-226, based on the Findings of Fact, and subject to the conditions of approval as listed within the Resolution, with the addition of a condition that there be appropriate vegetation screening planted between the subject property and the property to the south in consultation with the Fire Department and the property owner. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Mok, Rawlings, VC/Farago, Chair/Barlas NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 8. PLANNING COMMISSION COMMENTS/INFORMATIONAL ITEMS: Chair/Barlas said she would miss C/Mahlke. C/Rawlings said that Commissioner Mahlke would very definitely be missed and that he was very happy for her being appointed on the City Council. He too, was an applicant and would say that the matter was handled very quickly and very effectively. 4.1 Packet Pg. 12 ________________________________________________________________________ JANUARY 28, 2020 PAGE 7 PLANNING COMMISSION ________________________________________________________________________ He believes the Council did a wonderful job in the interview and questioning process. There were some great applicants for the vacancy and he hoped they would all ask to be placed on commissions and get involved in city government. It was a wonderful process and he was pleased to have been involved. Chair/Barlas said that when she cannot go in person she watches the meetings on television. This City is very open and transparent which she appreciates. 9. STAFF COMMENTS/INFORMATIONAL ITEMS: 9.1 Project Status Report. CDD/Gubman stated that the next Commission meeting is scheduled for February 11th for which there is one public hearing, an addition to an existing residence. In addition, there are items that will likely be ready for the February 25th agenda, one of which is a proposed Planet Fitness to backfill the vacancy that was left by the Rite-Aid at the H Mart center. 10. SCHEDULE OF FUTURE EVENTS: As listed in the agenda. ADJOURNMENT: With no further business before the Planning Commission, Chair/Barlas adjourned the regular meeting at 7:13 p.m. The foregoing minutes are hereby approved this 11th of February, 2020. Attest: Respectfully Submitted, __________________________________ Greg Gubman Community Development Director _______________________________ Naila Barlas, Chairperson 4.1 Packet Pg. 13 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 6.1 MEETING DATE: February 25, 2020 CASE/FILE NUMBER: PL2020-029 SUBJECT: General Plan conformity analysis of a proposed transfer of property from the County of Los Angeles Department of Parks and Recreation for roadway improvement purposes related to the 57/60 Confluence Project. RECOMMENDATION: Adopt Resolution No. 2020-XX, finding the proposed transfer of property from the County of Los Angeles Department of Parks and Recreation for roadway improvement purposes related to the 57/60 Confluence Project to be in conformance with the Diamond Bar General Plan. BACKGROUND: State Route 57 (SR-57) and State Route 60 (SR-60) converge along a two-mile segment that runs alongside the County-owned Diamond Bar Golf Course. This segment is referred to as the “57/60 Confluence.” The California Department of Transportation (Caltrans) identified the 57/60 Confluence as one of the five most congested segments within the Caltrans District 7, an area encompasses Los Angeles and Ventura Counties. The 57/60 Confluence Project (“Project”), developed in collaboration with Caltrans and the cities of Industry and Diamond Bar, is a three-phase program of improvements consisting of ramp and interchange reconfiguratio ns, as well as the addition of lanes to improve congestion and minimize accidents. Implementation of the Project requires the acquisition of right-of-way to accommodate certain roadway reconfigurations. Pursuant to California Government Code Section 6540 2(a) (Attachment 2), before real property may be acquired for a public purpose, the proposed acquisition must be reviewed for conformity with the general plan of the jurisdiction in which the land is CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 6.1 Packet Pg. 14 PL2020-029 Page 2 of 4 located.1 Because the property in question is located within Diamond Bar, this conformity determination falls to the Planning Commission. PROJECT DESCRIPTION: The 57/60 Confluence Project is being implemented in several phases: Phases I, IIA, IIB, and III. To complete the Phase IIA roadway improvements, portion of the Diamond Bar Golf Course property must be acquired. Phase IIA consists of the following street widening and other improvements in the vicinity of Grand Avenue and Golden Springs Drive: • An additional northbound through lane; • An additional southbound approach lane; • A westbound right-turn lane; • Increased traffic lane widths along Grand Avenue; • New decorative traffic signals, and enhanced median and parkway improvements; and • The reconstruction of the golf cart tunnel underneath Grand Avenue. The exhibit below illustrates the right-of-way and slope areas proposed for possible transfer from the Diamond Bar Golf Course, which is owned by the County of Los Angeles Department of Parks and Recreation. The proposed right-of-way (shown in peach) is approximately 0.74 acres in area, would become part of Grand Avenue and Golden Springs Drive. The area shown in green encompasses approximately 2.96 acres, and will accommodate 2:1 graded slopes needed to build up the widened roadbed to meet existing grades. 1 Similarly, publicly owned real property may not be disposed of until a determination of general plan consistency is made. In this case, both criteria apply: Los Angeles County , a public agency, is the current owner of the property that is intended to be used for another another public purpose. Phases of the 57/60 Confluence Project 6.1 Packet Pg. 15 PL2020-029 Page 3 of 4 Roadway Widening Exhibit ANALYSIS: Staff finds that the proposed transfer of property is consistent with the following General Plan Goals and Policies: Circulation Element • Goal CR-G-7: Ensure smooth traffic flows by maintaining or improving traffic levels of service (LOS) that balance operational efficiency, technological and economic feasibility, and safety. • Goal CR-G-9: Create and maintain programs for funding transportation improvements, with fair and equitable sharing of transportation improveme nt costs. • Policy CR-P-7: Maintain roadway design standards to manage vehicle speeds and traffic volumes, updating them as needed. • Policy CR-P-18: Prioritize and phase improvements through the City’s Capital Improvements Program process as development pro ceeds, given the extended time frame of General Plan implementation. • Policy CR-P-26: As opportunities arise, coordinate with other jurisdictions, including neighboring cities, Los Angeles County, San Bernardino County, and Caltrans, on improvements to street segments common to the City of Diamond Bar and other jurisdictions. 6.1 Packet Pg. 16 PL2020-029 Page 4 of 4 • Policy CR-P-29: Solicit State and Federal funds to improve area freeways and local streets. ENVIRONMENTAL REVIEW: An Environmental Impact Report prepared to analyze the impacts of the 57/60 Confluence Project and the associated roadway improvements was certified in December 2013. The EIR considered the potential impacts of the proposed roadway improvements associated with Phase IIA. The City of Industry is the CEQA Lead Agency for the Project. Because the proposed transfer of property does not result in changes to the environment not already analyzed in the Project EIR, the transfer is exempt from CEQA under “the general rule that CEQA applies only to projects, which have the potent ial for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA” (CEQA Guidelines Section 15061(b)(3)). Therefore, no further environmental review is required. PREPARED BY: REVIEWED BY: Attachments: A. Draft Resolution No. 2020-XX B. California Government Code Section 65402A 6.1 Packet Pg. 17 PLANNING COMMISSION RESOLUTION NO. 2020-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, FINDING THAT THE PROPOSED TRANSFER OF PROPERTY FROM THE COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION TO ACCOMMODATE ROADWAY IMPROVEMENTS RELATED TO THE 57/60 CONFLUENCE PROJECT IS IN CONFORMANCE WITH THE GENERAL PLAN OF THE CITY OF DIAMOND BAR PURSUANT TO GOVERNMENT CODE SECTION 65402(A). A. RECITALS (i)WHEREAS, on April 18, 1989, the City of Diamond Bar was established as a duly organized municipal corporation of the State of California; (ii)WHEREAS, on July 25, 1995, the City of Diamond Bar adopted its General Plan incorporating all State mandated elements; (iii)WHEREAS, on December 17, 2019, the City of Diamond Bar adopted its Comprehensive General Plan Update incorporating all State mandated elements; (iv)WHEREAS, the 57/60 Confluence Project was created in collaboration with Caltrans, the cities of Industry and Diamond Bar, which is a three-phase program of improvements consisting of ramp and interchange reconfigurations as well as the addition of lanes to improve congestion and minimize accidents; (v)WHEREAS, a portion of the Diamond Bar Golf Course property owned by the County of Los Angeles Department of Parks and Recreation must be transferred to City partners to complete the roadway improvements for Phase IIA of the 57/60 Confluence Project; (vi)WHEREAS, the area to be transferred is approximately 3.7 acres, as shown in the attached Exhibits A. The proposed right-of-way is approximately 0.74 acres in area, and would become part of the roadways of Grand Avenue and Golden Springs Drive and the slope area encompasses approximately 2.96 acres; (vii)WHEREAS, the cities of Industry and Diamond Bar are still currently in negotiations as to which city will be maintaining the acquired areas; (viii)WHEREAS, Section 65402(a) of the Government Code of the State of California requires that no street shall be acquired by dedication or otherwise for street, square, park or other public purposes until the location, purpose and extent has been submitted to and reported upon by the planning agency of the City as to conformity with adopted General Plan or part thereof; and 6.1.a Packet Pg. 18 2 PC Resolution No. 2020-XX (ix)WHEREAS, on February 25, 2020, at a regularly scheduled meeting, the Planning Commission, considered the matter of the proposed transfer of property from the County of Los Angeles Department of Parks and Recreation to accommodate roadway improvements related to the 57/60 Confluence Project to be in conformance with the Diamond Bar General Plan, and concluded said review prior to the adoption of this Resolution. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR DOES HEREBY RESOLVE AS FOLLOWS: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby finds that the proposed transfer of property is in conformance with the adopted General Plan of the City of Diamond Bar as follows: Circulation Element (a) Goal CR-G-7 states: Ensure smooth traffic flows by maintaining or improving traffic levels of service (LOS) that balance operational efficiency, technological and economic feasibility, and safety. The Project will support an operational flexibility to the two merged freeways and improve LOS in the 57/60 Confluence from an “F” to a “C” or better. (b) Goal CR-G-9 states: Create and maintain programs for funding transportation improvements, with fair and equitable sharing of transportation improvement costs. Phase IIA is the construction of $16.8 million street widening improvements and is fully funded with a $6.8 million grant from the Los Angeles County Transportation Authority (Metro) and the City of Industry. (c) Policy CR-P-7 states: Maintain roadway design standards to manage vehicle speeds and traffic volumes, updating them as needed. The Project will provide an improvement to the roadways by relieving congestion and minimize accidents. (d) Policy CR-P-18 states: Prioritize and phase improvements through the City’s Capital Improvements Program process as development proceeds, given the extended time frame of General Plan implementation. The 57/60 Confluence Project is a three-phase program of improvements consisting of ramp and interchange reconfigurations as well as the addition of auxiliary collector/distributor and bypass lanes to significantly reduce the weaving and the resulting congestion and accidents. Phase IIA of the Project includes the widening of the intersection at Grand Avenue and Golden Springs Drive and implementation of landscape and hardscape elements with decorative traffic signals, which is part of the fiscal year 2019-2020 Capital Improvement Program. 6.1.a Packet Pg. 19 3 PC Resolution No. 2020-XX (e) Policy CR-P-26 states: As opportunities arise, coordinate with other jurisdictions, including neighboring cities, Los Angeles County, San Bernardino County, and Caltrans, on improvements to street segments common to the City of Diamond Bar and other jurisdictions. The City is working in collaboration with the City of Industry and Caltrans to improve traffic operations and safety on SR-57 and SR-60 at the Grand Avenue interchange. (f) Policy CR-P-29 states: Solicit State and Federal funds to improve area freeways and local streets. The $256 million project will be constructed in three phases with a combination of local, county and federal funding sources. Phase IIA is the construction of $16.8 million street widening improvements and is fully funded with a $6.8 million grant from Metro and the City of Industry. 3. The Planning Commission hereby finds that the proposed transfer of property is found to be exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) because “the activity is covered by the general rule that CEQA applies only to projects, which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.” 4. Based on the findings and conclusions set forth above, this Resolution shall serve as the Planning Commission’s finding regarding the General Plan conformity of the proposed transfer of property from the County of Los Angeles Department of Parks and Recreation to accommodate roadway improvements related to the 57/60 Confluence Project, as required by California Government Code Section 65402(a). The Planning Commission shall: (a) Certify as to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution to Lee Barocas, Planning and Development Agency, County of Los Angeles Department of Parks and Recreation, 1000 S. Fremont Avenue, Building A-9 West, 3rd Floor - Unit #40, Alhambra, California 91803 and Joshua Nelson, PE, Director of Public Works/City Engineer, 15625 E. Stafford Street, City of Industry, CA 91744. 6.1.a Packet Pg. 20 4 PC Resolution No. 2020-XX APPROVED AND ADOPTED THIS 25TH DAY OF FEBRUARY 2020, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. BY: __________________________________ Naila Barlas, Chairperson I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a regular meeting of the Planning Commission held on the 25th day of February, 2020, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: __________________________________ Greg Gubman, Secretary 6.1.a Packet Pg. 21 EXHIBIT “A” RIGHT OF WAY - FEE SIMPLE APNs: 8717-001-907 AND 908, 8717-002-905 AND 906 LEGAL DESCRIPTION THOSE PORTIONS OF THE LAND IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED IN THE DEED RECORDED SEPTEMBER 30, 1970, AS INSTRUMENT NO. 3839, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL A BEGINNING AT THE CENTERLINE INTERSECTION OF GOLDEN SPRINGS DRIVE (80.00 FEET WIDE) WITH GRAND AVENUE (100.00 FEET WIDE), AS SHOWN ON COUNTY SURVEYOR’S MAP NO. B-5367-3, AS FILED IN SAID COUNTY; THENCE ALONG SAID CENTERLINE OF GOLDEN SPRINGS DRIVE, NORTH 55°51'40" EAST (RECORD NORTH 55°40'25" EAST), 385.89 FEET; THENCE LEAVING SAID CENTERLINE, NORTH 34°08'20" WEST, 40.00 FEET TO THE NORTHERLY LINE OF SAID GOLDEN SPRINGS DRIVE, AND THE TRUE POINT OF BEGINNING; THENCE ALONG SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE AND THE EASTERLY LINE OF SAID GRAND AVENUE, THE FOLLOWING THREE (3) COURSES: 1. SOUTH 55°51'40" WEST, 306.18 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHERLY, HAVING A RADIUS OF 27.00 FEET 2. WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 92°56'34" AN ARC LENGTH OF 43.80 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2,949.93 FEET, A RADIAL LINE FROM SAID BEGINNING OF A CURVE BEARS NORTH 58°48'14" EAST 3. NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 11°46'03" AN ARC LENGTH OF 605.86 FEET THENCE LEAVING SAID EASTERLY LINE OF GRAND AVENUE, THE FOLLOWING TEN (10) COURSES: 1. SOUTH 28°47'41" EAST, 148.32 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,134.00 FEET, A EXHIBIT “A” - Page 1 of 5 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\15810_ROW\14421row dedi_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com 6.1.a Packet Pg. 22 EXHIBIT “A” EXHIBIT “A” - Page 2 of 5 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\15810_ROW\14421row dedi_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com RIGHT OF WAY - FEE SIMPLE APNs: 8717-001-907 AND 908, 8717-002-905 AND 906 LEGAL DESCRIPTION RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 69°40'30" EAST 2. SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 02°44'22" AN ARC LENGTH OF 102.03 FEET 3. SOUTH 59°05'40" EAST, 5.11 FEET 4. SOUTH 23°44'46" EAST, 42.45 FEET 5. SOUTH 11°36'07" WEST, 4.68 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2,133.75 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 65°34'52" EAST 6. SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03°18'46" AN ARC LENGTH OF 123.37 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2,933.71 FEET, A RADIAL LINE FROM SAID BEGINNING OF A CURVE BEARS NORTH 62°16'06" EAST 7. SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03°13'38" AN ARC LENGTH OF 165.24 FEET 8. SOUTH 77°32'15" EAST, 35.78 FEET 9. NORTH 55°51'38" EAST, 184.91 FEET 10. NORTH 64°32'45" EAST, 107.85 FEET TO SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE, AND THE TRUE POINT OF BEGINNING THE ABOVE DESCRIBED PARCEL CONTAINS 14,425 SQUARE FEET OR 0.331 ACRES, MORE OR LESS. PARCEL B BEGINNING AT THE CENTERLINE INTERSECTION OF GOLDEN SPRINGS DRIVE (80.00 FEET WIDE) WITH GRAND AVENUE (100.00 FEET WIDE), AS SHOWN ON COUNTY SURVEYOR’S MAP NO. B-5367-3, AS FILED IN SAID COUNTY; 6.1.a Packet Pg. 23 EXHIBIT “A” EXHIBIT “A” - Page 3 of 5 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\15810_ROW\14421row dedi_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com RIGHT OF WAY - FEE SIMPLE APNs: 8717-001-907 AND 908, 8717-002-905 AND 906 LEGAL DESCRIPTION THENCE ALONG SAID CENTERLINE OF GOLDEN SPRINGS DRIVE, THE FOLLOWING TWO (2) COURSES: 1. SOUTH 55°53'16" WEST (RECORD SOUTH 55°40'25" WEST), 90.14 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,149.97 FEET 2. SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 09°03'16" AN ARC LENGTH OF 181.73 FEET THENCE LEAVING SAID CENTERLINE OF GOLDEN SPRINGS DRIVE, NORTH 42°27'07" WEST, 43.87 FEET TO SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE, AND THE TRUE POINT OF BEGINNING, SAID POINT ALSO BEING THE BEGINNING OF A NON- TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 629.99 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 37°01'01" EAST; THENCE ALONG SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE AND THE WESTERLY LINE OF SAID GRAND AVENUE, THE FOLLOWING SIX (6) COURSES: 1. NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 02°52'41" AN ARC LENGTH OF 31.65 FEET 2. NORTH 55°51'42" EAST, 0.90 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,189.97 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 41°35'14" EAST 3. NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 07°28'30" AN ARC LENGTH OF 155.25 FEET 4. NORTH 55°53'16" EAST, 36.16 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 27.00 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 85°10'58" WEST 5. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 36°20'49" AN ARC LENGTH OF 17.13 FEET TO THE BEGINNING OF A REVERSE CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 3,049.93 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 58°28'12" EAST 6.1.a Packet Pg. 24 EXHIBIT “A” EXHIBIT “A” - Page 4 of 5 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\15810_ROW\14421row dedi_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com RIGHT OF WAY - FEE SIMPLE APNs: 8717-001-907 AND 908, 8717-002-905 AND 906 LEGAL DESCRIPTION 6. NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°46'28" AN ARC LENGTH OF 467.08 FEET THE SOUTHERLY CORNER OF THE LAND DESCRIBED IN THE DOCUMENT ENTITLED “ROAD DEED”, 100.00 FEET WIDE EASEMENT FOR PUBLIC ROAD AND HIGHWAY PURPOSES, TO BE KNOWN AS GRAND AVENUE, RECORDED NOVEMBER 05, 1963, AS INSTRUMENT NO. 4796 IN BOOK D2246 PAGE 48, OFFICIAL RECORDS OF SAID COUNTY THENCE ALONG THE SOUTHWESTERLY LINE OF THE LAND DESCRIBED IN SAID ROAD DEED, NORTH 22°46'28" WEST, 168.40 FEET; THENCE LEAVING SAID SOUTHWESTERLY LINE, THE FOLLOWING FIVE (5) COURSES: 1. SOUTH 73°12'19" WEST, 14.04 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,279.00 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 73°12'19" EAST 2. SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 10°56'13" AN ARC LENGTH OF 435.03 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 3,078.96 FEET, A RADIAL LINE FROM SAID BEGINNING OF A CURVE BEARS NORTH 62°16'06" EAST 3. SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03°38'13" AN ARC LENGTH OF 195.45 FEET 4. SOUTH 11°57'26" WEST, 35.14 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,193.99 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 34°42'22" EAST 5. SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°28'15" AN ARC LENGTH OF 176.53 FEET TO SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE, AND THE TRUE POINT OF BEGINNING THE ABOVE DESCRIBED PARCEL CONTAINS 18,310 SQUARE FEET OR 0.420 ACRES, MORE OR LESS. 6.1.a Packet Pg. 25 EXHIBIT “A” EXHIBIT “A” - Page 5 of 5 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\15810_ROW\14421row dedi_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com RIGHT OF WAY - FEE SIMPLE APNs: 8717-001-907 AND 908, 8717-002-905 AND 906 LEGAL DESCRIPTION BEARINGS AND DISTANCES USED IN THE ABOVE DESCRIPTION ARE ON THE CALIFORNIA COORDINATE SYSTEM, ZONE V (NAD83), 1991.35 EPOCH. DIVIDE GRID DISTANCES SHOWN BY 0.999976526 TO OBTAIN GROUND LEVEL DISTANCES. THIS DESCRIPTION WAS PREPARED BY ME, OR UNDER MY DIRECTION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS’ ACT. AS SHOWN ON EXHIBIT "B" ATTACHED HEREWITH AND MADE A PART HEREOF, PREPARED BY ME OR UNDER MY DIRECTION. _________________________________ JAMES R. RIOS, PLS 8823 DATE 12/09/2019 6.1.a Packet Pg. 26 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 27 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 28 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 29 PARCEL: 15810 - ROW EASEMENT (PARCEL A CLOSURE) P.O.B. NORTHING: 1,824,838.2133 P.O.B. EASTING: 6,615,678.1645 BEARING: N55°51'40"E DISTANCE: 385.89' NORTHING: 1,825,054.7726 EASTING: 6,615,997.5544 BEARING: N34°08'20"W DISTANCE: 40.00' NORTHING: 1,825,087.8790 EASTING: 6,615,975.1069 T.P.O.B. NORTHING: 1,825,087.8790 T.P.O.B. EASTING: 6,615,975.1069 BEARING: S55°51'40"W DISTANCE: 306.18' NORTHING: 1,824,916.0486 EASTING: 6,615,721.6850 RADIAL IN: N34°08'20"W RADIAL OUT: S58°48'14"W DELTA: 92°56'34" RADIUS: 27.00' LENGTH: 43.80' TANGENT: 28.42' CHORD: 39.15' NORTHING: 1,824,924.4105 EASTING: 6,615,683.4382 RADIAL IN: N58°48'14"E RADIAL OUT: S70°34'17"W DELTA: 11°46'03" RADIUS: 2,949.93' LENGTH: 605.86' TANGENT: 304.00' CHORD: 604.79' NORTHING: 1,825,471.1356 EASTING: 6,615,424.8573 BEARING: S28°47'41"E DISTANCE: 148.32' NORTHING: 1,825,341.1532 EASTING: 6,615,496.3002 RADIAL IN: N69°40'30"E RADIAL OUT: S66°56'08"W DELTA: 02°44'22" RADIUS: 2,134.00' LENGTH: 102.03' TANGENT: 51.03' CHORD: 102.02' NORTHING: 1,825,246.3582 EASTING: 6,615,534.0137 BEARING: S59°05'40"E DISTANCE: 5.11' NORTHING: 1,825,243.7354 EASTING: 6,615,538.3952 BEARING: S23°44'46"E DISTANCE: 42.45' NORTHING: 1,825,204.8760 EASTING: 6,615,555.4906 BEARING: S11°36'07"W DISTANCE: 4.68' NORTHING: 1,825,200.2902 EASTING: 6,615,554.5491 RADIAL IN: N65°34'52"E RADIAL OUT: S62°16'06"W DELTA: 03°18'46" RADIUS: 2,133.75' LENGTH: 123.37' TANGENT: 61.70' CHORD: 123.35' NORTHING: 1,825,089.4914 EASTING: 6,615,608.7693 RADIAL IN: N62°16'06"E RADIAL OUT: S59°02'29"W DELTA: 03°13'38" RADIUS: 2,933.71' LENGTH: 165.24' 6.1.a Packet Pg. 30 TANGENT: 82.64' CHORD: 165.22' NORTHING: 1,824,945.4740 EASTING: 6,615,689.7373 BEARING: S77°32'15"E DISTANCE: 35.78' NORTHING: 1,824,937.7516 EASTING: 6,615,724.6788 BEARING: N55°51'38"E DISTANCE: 184.91' NORTHING: 1,825,041.5258 EASTING: 6,615,877.7250 BEARING: N64°32'45"E DISTANCE: 107.85' NORTHING: 1,825,087.8790 EASTING: 6,615,975.1069 PERIMETER: 2,301.47' AREA: 14,424.99 square feet / 0.331 acres CLOSING DISTANCE: 0.00' CLOSING BEARING: N00°00'00"E PRECISION: 1:230,147,317,844 6.1.a Packet Pg. 31 PARCEL: 15810 ROW EASEMENT (PARCEL B CLOSURE) P.O.B. NORTHING: 1,824,838.2131 P.O.B. EASTING: 6,615,678.1643 BEARING: S55°53'16"W DISTANCE: 90.14' NORTHING: 1,824,787.6618 EASTING: 6,615,603.5345 RADIAL IN: N43°10'00"W RADIAL OUT: S34°06'44"E DELTA: 09°03'16" RADIUS: 1,149.97' LENGTH: 181.73' TANGENT: 91.05' CHORD: 181.54' NORTHING: 1,824,674.3045 EASTING: 6,615,461.7346 BEARING: N42°27'07"W DISTANCE: 43.87' NORTHING: 1,824,706.6734 EASTING: 6,615,432.1238 RADIAL IN: S37°01'01"E RADIAL OUT: N34°08'20"W DELTA: 02°52'41" RADIUS: 629.99' LENGTH: 31.65' TANGENT: 15.83' CHORD: 31.64' NORTHING: 1,824,725.0837 EASTING: 6,615,457.8599 BEARING: N55°51'42"E DISTANCE: 0.90' NORTHING: 1,824,725.5863 EASTING: 6,615,458.6011 RADIAL IN: S41°35'14"E RADIAL OUT: N34°06'44"W DELTA: 07°28'30" RADIUS: 1,189.97' LENGTH: 155.25' TANGENT: 77.73' CHORD: 155.14' NORTHING: 1,824,820.7786 EASTING: 6,615,581.1025 BEARING: N55°53'16"E DISTANCE: 36.16' NORTHING: 1,824,841.0560 EASTING: 6,615,611.0384 RADIAL IN: N85°10'58"W RADIAL OUT: N58°28'12"E DELTA: 36°20'49" RADIUS: 27.00' LENGTH: 17.13' TANGENT: 8.86' CHORD: 16.84' NORTHING: 1,824,857.4423 EASTING: 6,615,607.1478 RADIAL IN: N58°28'12"E RADIAL OUT: S67°14'40"W DELTA: 08°46'28" RADIUS: 3,049.93' LENGTH: 467.08' TANGENT: 234.00' CHORD: 466.62' NORTHING: 1,825,272.6747 EASTING: 6,615,394.2720 BEARING: N22°46'28"W DISTANCE: 168.40' NORTHING: 1,825,427.9457 EASTING: 6,615,329.0835 BEARING: S73°12'19"W DISTANCE: 14.04' NORTHING: 1,825,423.8879 EASTING: 6,615,315.6391 RADIAL IN: N73°12'19"E RADIAL OUT: S62°16'06"W DELTA: 10°56'13" RADIUS: 2,279.00' LENGTH: 435.03' TANGENT: 218.18' CHORD: 434.37' 6.1.a Packet Pg. 32 NORTHING: 1,825,021.9023 EASTING: 6,615,480.2031 RADIAL IN: N62°16'06"E RADIAL OUT: S58°37'53"W DELTA: 03°38'13" RADIUS: 3,078.96' LENGTH: 195.45' TANGENT: 97.76' CHORD: 195.42' NORTHING: 1,824,851.9044 EASTING: 6,615,576.5795 BEARING: S11°57'26"W DISTANCE: 35.14' NORTHING: 1,824,817.5237 EASTING: 6,615,569.2985 RADIAL IN: S34°42'22"E RADIAL OUT: N43°10'37"W DELTA: 08°28'15" RADIUS: 1,193.99' LENGTH: 176.53' TANGENT: 88.42' CHORD: 176.37' NORTHING: 1,824,706.6734 EASTING: 6,615,432.1238 PERIMETER: 2,048.48' AREA: 18,309.90 square feet / 0.420 acres CLOSING DISTANCE: 0.00' CLOSING BEARING: N00°00'00"E PRECISION: 1:204,847,899,884 6.1.a Packet Pg. 33 EXHIBIT “A” SLOPE AREA - FEE SIMPLE LEGAL DESCRIPTION THOSE PORTIONS OF THE LAND IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED IN THE DEED RECORDED SEPTEMBER 30, 1970, AS INSTRUMENT NO. 3839, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL A BEGINNING AT THE CENTERLINE INTERSECTION OF GOLDEN SPRINGS DRIVE (80.00 FEET WIDE) WITH GRAND AVENUE (100.00 FEET WIDE), AS SHOWN ON COUNTY SURVEYOR’S MAP NO. B-5367-3, AS FILED IN SAID COUNTY; THENCE ALONG SAID CENTERLINE OF GOLDEN SPRINGS DRIVE, NORTH 55°51'40" EAST, (RECORD NORTH 55°40'25" EAST) 385.89 FEET; THENCE LEAVING SAID CENTERLINE, NORTH 34°08'20" WEST, 40.00 FEET TO THE NORTHERLY LINE OF SAID GOLDEN SPRINGS DRIVE; THENCE ALONG SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE AND EASTERLY LINE OF SAID GRAND AVENUE, THE FOLLOWING THREE (3) COURSES: 1. SOUTH 55°51'40" WEST, 306.18 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHERLY, HAVING A RADIUS OF 27.00 FEET 2. WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 92°56'34" AN ARC LENGTH OF 43.80 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2,949.93 FEET, A RADIAL LINE FROM SAID BEGINNING OF A CURVE BEARS NORTH 58°48'14" EAST 3. NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 11°46'03" AN ARC LENGTH OF 605.86 FEET TO THE TRUE POINT OF BEGINNING THENCE LEAVING SAID EASTERLY LINE OF GRAND AVENUE, SOUTH 28°47'41" EAST, 148.32 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,134.00 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 69°40'30" EAST; THENCE SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 02°44'22" AN ARC LENGTH OF 102.03 FEET; EXHIBIT “A” - Page 1 of 6 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\14421_SLOPE_exA\14421slope_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com 6.1.a Packet Pg. 34 EXHIBIT “A” EXHIBIT “A” - Page 2 of 6 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\14421_SLOPE_exA\14421slope_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com SLOPE AREA - FEE SIMPLE LEGAL DESCRIPTION THENCE SOUTH 59°05'40" EAST, 5.11 FEET; THENCE SOUTH 23°44'46" EAST, 5.22 FEET; THENCE NORTH 27°24'23" EAST, 69.80 FEET; THENCE NORTH 51°18'35" WEST, 26.00 FEET; THENCE NORTH 21°19'14" WEST, 12.00 FEET; THENCE NORTH 08°40'08" EAST, 24.00 FEET; THENCE NORTH 36°34'01" WEST, 79.88 FEET; THENCE NORTH 37°09'28" WEST, 87.00 FEET; THENCE SOUTH 67°23'00" WEST, 29.93 FEET TO SAID EASTERLY LINE OF GRAND AVENUE, AND THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,949.93 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 70°37'54" EAST; THENCE SOUTHERLY ALONG SAID EASTERLY LINE OF GRAND AVENUE AND SAID CURVE, THROUGH A CENTRAL ANGLE OF 00°03'37" AN ARC LENGTH OF 3.11 FEET TO THE TRUE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL CONTAINS 10,886 SQUARE FEET OR 0.250 ACRES, MORE OR LESS. PARCEL B BEGINNING AT THE CENTERLINE INTERSECTION OF GOLDEN SPRINGS DRIVE (80.00 FEET WIDE) WITH GRAND AVENUE (100.00 FEET WIDE), AS SHOWN ON COUNTY SURVEYOR’S MAP NO. B-5367-3, AS FILED IN SAID COUNTY; THENCE ALONG SAID CENTERLINE OF GOLDEN SPRINGS ROAD, SOUTH 55°53'16" WEST, (RECORD SOUTH 55°40'25" WEST) 90.14 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,149.97 FEET; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 09°03'16" AN ARC LENGTH OF 181.73 FEET; 6.1.a Packet Pg. 35 EXHIBIT “A” EXHIBIT “A” - Page 3 of 6 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\14421_SLOPE_exA\14421slope_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com SLOPE AREA - FEE SIMPLE LEGAL DESCRIPTION THENCE LEAVING SAID CENTERLINE OF GOLDEN SPRINGS DRIVE, NORTH 42°27'07" WEST, 43.87 FEET TO SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE AND THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 629.99 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 37°01'01" EAST; THENCE ALONG SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE AND WESTERLY LINE OF GRAND AVENUE, THE FOLLOWING SIX (6) COURSES: 1. NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 02°52'41" AN ARC LENGTH OF 31.65 FEET 2. NORTH 55°51'40" EAST, 0.90 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,189.97 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 41°35'14" EAST 3. NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 07°28'30" AN ARC LENGTH OF 155.25 FEET 4. NORTH 55°53'16" EAST, 36.16 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 27.00 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 85°10'58" WEST 5. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 36°20'49" AN ARC LENGTH OF 17.13 FEET TO THE BEGINNING OF A REVERSE CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 3,049.93 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 58°28'12" EAST 6. NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°46'28" AN ARC LENGTH OF 467.08 FEET TO THE SOUTHERLY CORNER OF THE LAND DESCRIBED IN THE DOCUMENT ENTITLED “ROAD DEED”, 100.00 FEET WIDE EASEMENT FOR PUBLIC ROAD AND HIGHWAY PURPOSES, TO BE KNOWN AS GRAND AVENUE, RECORDED NOVEMBER 05, 1963, AS INSTRUMENT NO. 4796 IN BOOK D2246 PAGE 48, OFFICIAL RECORDS OF SAID COUNTY THENCE ALONG THE SOUTHWESTERLY LINE OF THE LAND DESCRIBED IN SAID ROAD DEED, NORTH 22°46'28" WEST, 168.40 FEET; 6.1.a Packet Pg. 36 EXHIBIT “A” EXHIBIT “A” - Page 4 of 6 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\14421_SLOPE_exA\14421slope_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com SLOPE AREA - FEE SIMPLE LEGAL DESCRIPTION THENCE LEAVING SAID SOUTHWESTERLY LINE, THE FOLLOWING SIX (6) COURSES: 1. SOUTH 73°12'19" WEST, 14.04 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,279.00 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS NORTH 73°12'19" EAST 2. SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00°13'50" AN ARC LENGTH OF 9.18 FEET TO THE TRUE POINT OF BEGINNING 3. CONTINUE SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 10°42'22" AN ARC LENGTH OF 425.85 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 3,078.96 FEET, A RADIAL LINE FROM SAID BEGINNING OF A CURVE BEARS NORTH 62°16'06" EAST 4. SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 03°38'13" AN ARC LENGTH OF 195.45 FEET 5. SOUTH 11°57'26" WEST, 35.14 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,193.99 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 34°42'22" EAST 6. SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°28'15" AN ARC LENGTH OF 176.53 FEET TO SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE, AND THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 629.99 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 37°01'01" EAST THENCE ALONG SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE, THE FOLLOWING TWO (2) COURSES: 1. SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 28°42'50" AN ARC LENGTH OF 315.72 FEET TO THE BEGINNING OF A NON- TANGENT CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,189.97 FEET, A RADIAL LINE FROM SAID BEGINNING OF CURVE BEARS SOUTH 58°12'04" EAST 6.1.a Packet Pg. 37 EXHIBIT “A” EXHIBIT “A” - Page 5 of 6 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\14421_SLOPE_exA\14421slope_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com SLOPE AREA - FEE SIMPLE LEGAL DESCRIPTION 2. SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 04°56'30" AN ARC LENGTH OF 102.63 FEET THENCE LEAVING SAID NORTHERLY LINE OF GOLDEN SPRINGS DRIVE, THE FOLLOWING FOURTEEN (14) COURSES: 1. NORTH 63°10'05" WEST, 85.67 FEET 2. NORTH 28°24'33" EAST, 225.00 FEET 3. NORTH 35°18'50" EAST, 225.00 FEET 4. NORTH 45°29'11" EAST, 120.00 FEET 5. NORTH 26°55'20" WEST, 265.00 FEET 6. NORTH 19°24'33" WEST, 75.73 FEET 7. NORTH 68°51'44" EAST, 31.68 FEET 8. NORTH 08°41'25" EAST, 30.29 FEET 9. NORTH 21°18'51" WEST, 13.53 FEET 10. NORTH 51°18'35" WEST, 26.27 FEET 11. SOUTH 68°51'16" WEST, 31.61 FEET 12. NORTH 19°24'33" WEST, 11.72 FEET 13. NORTH 02°05'50" WEST, 135.00 FEET 14. NORTH 67°23'00" EAST, 65.00 FEET TO THE TRUE POINT OF BEGINNING THE ABOVE DESCRIBED PARCEL CONTAINS 118,347 SQUARE FEET OR 2.717 ACRES, MORE OR LESS. 6.1.a Packet Pg. 38 EXHIBIT “A” EXHIBIT “A” - Page 6 of 6 J:\IEOJobs\15810 WKE SR 57-60 Intchg Imp\Office\CAD\Legals\TCE & Slope Easements\14421_SLOPE_exA\14421slope_exA.docx Towill, Inc. ● 888 W. Town and Country Road ● Orange ● California ● 92868-4712 ● 949.261.1900 ● 949.261.1905 fax www.towill.com SLOPE AREA - FEE SIMPLE LEGAL DESCRIPTION BEARINGS AND DISTANCES USED IN THE ABOVE DESCRIPTION ARE ON THE CALIFORNIA COORDINATE SYSTEM, ZONE V (NAD83), 1991.35 EPOCH. DIVIDE GRID DISTANCES SHOWN BY 0.999976526 TO OBTAIN GROUND LEVEL DISTANCES. THIS DESCRIPTION WAS PREPARED BY ME, OR UNDER MY DIRECTION, IN CONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS’ ACT. AS SHOWN ON EXHIBIT "B" ATTACHED HEREWITH AND MADE A PART HEREOF, PREPARED BY ME OR UNDER MY DIRECTION. _________________________________ JAMES R. RIOS, PLS 8823 DATE 12/09/2019 6.1.a Packet Pg. 39 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 40 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 41 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 42 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 43 888 W. Town and Country Road Orange, CA 92868 (949) 261-1900 - www.towill.com 6.1.a Packet Pg. 44 PARCEL: 15810 SLOPE ESMT (PARCEL A CLOSURE) P.O.B. NORTHING: 1,824,838.2133 P.O.B. EASTING: 6,615,678.1645 BEARING: N55°51'40"E DISTANCE: 385.89' NORTHING: 1,825,054.7726 EASTING: 6,615,997.5544 BEARING: N34°08'20"W DISTANCE: 40.00' NORTHING: 1,825,087.8790 EASTING: 6,615,975.1069 BEARING: S55°51'40"W DISTANCE: 306.18' NORTHING: 1,824,916.0486 EASTING: 6,615,721.6850 RADIAL IN: N34°08'20"W RADIAL OUT: S58°48'14"W DELTA: 92°56'34" RADIUS: 27.00' LENGTH: 43.80' TANGENT: 28.42' CHORD: 39.15' NORTHING: 1,824,924.4105 EASTING: 6,615,683.4382 RADIAL IN: N58°48'14"E RADIAL OUT: S70°34'17"W DELTA: 11°46'03" RADIUS: 2,949.93' LENGTH: 605.86' TANGENT: 304.00' CHORD: 604.79' NORTHING: 1,825,471.1356 EASTING: 6,615,424.8573 BEARING: S28°47'41"E DISTANCE: 148.32' NORTHING: 1,825,341.1532 EASTING: 6,615,496.3002 RADIAL IN: N69°40'30"E RADIAL OUT: S66°56'08"W DELTA: 02°44'22" RADIUS: 2,134.00' LENGTH: 102.03' TANGENT: 51.03' CHORD: 102.02' NORTHING: 1,825,246.3582 EASTING: 6,615,534.0137 BEARING: S59°05'40"E DISTANCE: 5.11' NORTHING: 1,825,243.7354 EASTING: 6,615,538.3952 BEARING: S23°44'46"E DISTANCE: 5.22' NORTHING: 1,825,238.9545 EASTING: 6,615,540.4984 BEARING: N27°24'23"E DISTANCE: 69.80' NORTHING: 1,825,300.9240 EASTING: 6,615,572.6291 BEARING: N51°18'35"W DISTANCE: 26.00' NORTHING: 1,825,317.1768 EASTING: 6,615,552.3352 BEARING: N21°19'14"W DISTANCE: 12.00' NORTHING: 1,825,328.3556 EASTING: 6,615,547.9722 BEARING: N08°40'08"E DISTANCE: 24.00' NORTHING: 1,825,352.0814 EASTING: 6,615,551.5895 BEARING: N36°34'01"W DISTANCE: 79.88' 6.1.a Packet Pg. 45 NORTHING: 1,825,416.2368 EASTING: 6,615,504.0008 BEARING: N37°09'28"W DISTANCE: 87.00' NORTHING: 1,825,485.5738 EASTING: 6,615,451.4519 BEARING: S67°23'00"W DISTANCE: 29.93' NORTHING: 1,825,474.0647 EASTING: 6,615,423.8258 RADIAL IN: N70°37'54"E RADIAL OUT: S70°34'16"W DELTA: 00°03'37" RADIUS: 2,949.93' LENGTH: 3.11' TANGENT: 1.55' CHORD: 3.11' NORTHING: 1,825,471.1356 EASTING: 6,615,424.8573 PERIMETER: 1,974.12' AREA: 10,885.84 square feet / 0.250 acres CLOSING DISTANCE: 0.00' CLOSING BEARING: N00°00'00"E PRECISION: 1:197,411,926,420 6.1.a Packet Pg. 46 PARCEL: 15810 SLOPE (PARCEL B CLOSURE) P.O.B. NORTHING: 1,824,838.2133 P.O.B. EASTING: 6,615,678.1645 BEARING: S55°53'16"W DISTANCE: 90.14' NORTHING: 1,824,787.6618 EASTING: 6,615,603.5345 RADIAL IN: S34°06'44"E RADIAL OUT: N43°10'00"W DELTA: 09°03'16" RADIUS: 1,149.97' LENGTH: 181.73' TANGENT: 91.05' CHORD: 181.54' NORTHING: 1,824,674.3045 EASTING: 6,615,461.7347 BEARING: N42°27'07"W DISTANCE: 43.87' NORTHING: 1,824,706.6734 EASTING: 6,615,432.1238 RADIAL IN: S37°01'01"E RADIAL OUT: N34°08'20"W DELTA: 02°52'41" RADIUS: 629.99' LENGTH: 31.65' TANGENT: 15.83' CHORD: 31.64' NORTHING: 1,824,725.0837 EASTING: 6,615,457.8599 BEARING: N55°51'40"E DISTANCE: 0.90' NORTHING: 1,824,725.5863 EASTING: 6,615,458.6011 RADIAL IN: S41°35'14"E RADIAL OUT: N34°06'44"W DELTA: 07°28'30" RADIUS: 1,189.97' LENGTH: 155.25' TANGENT: 77.73' CHORD: 155.14' NORTHING: 1,824,820.7786 EASTING: 6,615,581.1025 BEARING: N55°53'16"E DISTANCE: 36.16' NORTHING: 1,824,841.0560 EASTING: 6,615,611.0384 RADIAL IN: N85°10'58"W RADIAL OUT: N58°28'12"E DELTA: 36°20'49" RADIUS: 27.00' LENGTH: 17.13' TANGENT: 8.86' CHORD: 16.84' NORTHING: 1,824,857.4423 EASTING: 6,615,607.1478 RADIAL IN: N58°28'12"E RADIAL OUT: S67°14'40"W DELTA: 08°46'28" RADIUS: 3,049.93' LENGTH: 467.08' TANGENT: 234.00' CHORD: 466.62' NORTHING: 1,825,272.6747 EASTING: 6,615,394.2720 BEARING: N22°46'28"W DISTANCE: 168.40' NORTHING: 1,825,427.9457 EASTING: 6,615,329.0835 BEARING: S73°12'19"W DISTANCE: 14.04' NORTHING: 1,825,423.8880 EASTING: 6,615,315.6391 RADIAL IN: N73°12'19"E RADIAL OUT: S72°58'29"W DELTA: 00°13'50" RADIUS: 2,279.00' LENGTH: 9.18' TANGENT: 4.59' CHORD: 9.18' 6.1.a Packet Pg. 47 NORTHING: 1,825,415.1092 EASTING: 6,615,318.3079 RADIAL IN: N72°58'29"E RADIAL OUT: S62°16'06"W DELTA: 10°42'22" RADIUS: 2,279.00' LENGTH: 425.85' TANGENT: 213.55' CHORD: 425.23' NORTHING: 1,825,021.9023 EASTING: 6,615,480.2031 RADIAL IN: N62°16'06"E RADIAL OUT: S58°37'53"W DELTA: 03°38'13" RADIUS: 3,078.96' LENGTH: 195.45' TANGENT: 97.76' CHORD: 195.42' NORTHING: 1,824,851.9044 EASTING: 6,615,576.5795 BEARING: S11°57'26"W DISTANCE: 35.14' NORTHING: 1,824,817.5237 EASTING: 6,615,569.2985 RADIAL IN: S34°42'22"E RADIAL OUT: N43°10'37"W DELTA: 08°28'15" RADIUS: 1,193.99' LENGTH: 176.53' TANGENT: 88.42' CHORD: 176.37' NORTHING: 1,824,706.6734 EASTING: 6,615,432.1238 RADIAL IN: S37°01'01"E RADIAL OUT: N65°43'51"W DELTA: 28°42'50" RADIUS: 629.99' LENGTH: 315.72' TANGENT: 161.25' CHORD: 312.42' NORTHING: 1,824,462.5969 EASTING: 6,615,237.0981 RADIAL IN: S58°12'04"E RADIAL OUT: N63°08'34"W DELTA: 04°56'30" RADIUS: 1,189.97' LENGTH: 102.63' TANGENT: 51.35' CHORD: 102.60' NORTHING: 1,824,373.1471 EASTING: 6,615,186.8435 BEARING: N63°10'05"W DISTANCE: 85.67' NORTHING: 1,824,411.8148 EASTING: 6,615,110.4001 BEARING: N28°24'33"E DISTANCE: 225.00' NORTHING: 1,824,609.7185 EASTING: 6,615,217.4474 BEARING: N35°18'50"E DISTANCE: 225.00' NORTHING: 1,824,793.3180 EASTING: 6,615,347.5097 BEARING: N45°29'11"E DISTANCE: 120.00' NORTHING: 1,824,877.4473 EASTING: 6,615,433.0799 BEARING: N26°55'20"W DISTANCE: 265.00' NORTHING: 1,825,113.7274 EASTING: 6,615,313.0935 BEARING: N19°24'33"W DISTANCE: 75.73' NORTHING: 1,825,185.1577 EASTING: 6,615,287.9263 BEARING: N68°51'44"E DISTANCE: 31.68' NORTHING: 1,825,196.5806 EASTING: 6,615,317.4716 6.1.a Packet Pg. 48 BEARING: N08°41'25"E DISTANCE: 30.29' NORTHING: 1,825,226.5249 EASTING: 6,615,322.0485 BEARING: N21°18'51"W DISTANCE: 13.53' NORTHING: 1,825,239.1329 EASTING: 6,615,317.1293 BEARING: N51°18'35"W DISTANCE: 26.27' NORTHING: 1,825,255.5535 EASTING: 6,615,296.6260 BEARING: S68°51'16"W DISTANCE: 31.61' NORTHING: 1,825,244.1494 EASTING: 6,615,267.1416 BEARING: N19°24'33"W DISTANCE: 11.72' NORTHING: 1,825,255.2029 EASTING: 6,615,263.2470 BEARING: N02°05'50"W DISTANCE: 135.00' NORTHING: 1,825,390.1125 EASTING: 6,615,258.3066 BEARING: N67°23'00"E DISTANCE: 65.00' NORTHING: 1,825,415.1092 EASTING: 6,615,318.3079 PERIMETER: 3,808.33' AREA: 118,347.39 square feet / 2.717 acres CLOSING DISTANCE: 0.00' CLOSING BEARING: N00°00'00"E PRECISION: 1:380,833,230,119 6.1.a Packet Pg. 49 State of California GOVERNMENT CODE Section 65402 65402. (a) If a general plan or part thereof has been adopted, no real property shall be acquired by dedication or otherwise for street, square, park or other public purposes, and no real property shall be disposed of, no street shall be vacated or abandoned, and no public building or structure shall be constructed or authorized, if the adopted general plan or part thereof applies thereto, until the location, purpose and extent of such acquisition or disposition, such street vacation or abandonment, or such public building or structure have been submitted to and reported upon by the planning agency as to conformity with said adopted general plan or part thereof. The planning agency shall render its report as to conformity with said adopted general plan or part thereof within forty (40) days after the matter was submitted to it, or such longer period of time as may be designated by the legislative body. If the legislative body so provides, by ordinance or resolution, the provisions of this subdivision shall not apply to: (1) the disposition of the remainder of a larger parcel which was acquired and used in part for street purposes; (2) acquisitions, dispositions, or abandonments for street widening; or (3) alignment projects, provided such dispositions for street purposes, acquisitions, dispositions, or abandonments for street widening, or alignment projects are of a minor nature. (b) A county shall not acquire real property for any of the purposes specified in paragraph (a), nor dispose of any real property, nor construct or authorize a public building or structure, in another county or within the corporate limits of a city, if such city or other county has adopted a general plan or part thereof and such general plan or part thereof is applicable thereto, and a city shall not acquire real property for any of the purposes specified in paragraph (a), nor dispose of any real property, nor construct or authorize a public building or structure, in another city or in unincorporated territory, if such other city or the county in which such unincorporated territory is situated has adopted a general plan or part thereof and such general plan or part thereof is applicable thereto, until the location, purpose and extent of such acquisition, disposition, or such public building or structure have been submitted to and reported upon by the planning agency having jurisdiction, as to conformity with said adopted general plan or part thereof. Failure of the planning agency to report within forty (40) days after the matter has been submitted to it shall be conclusively deemed a finding that the proposed acquisition, disposition, or public building or structure is in conformity with said adopted general plan or part thereof. The provisions of this paragraph (b) shall not apply to acquisition or abandonment for street widening or alignment projects of a minor nature if the legislative body having the real property within its boundaries so provides by ordinance or resolution. STATE OF CALIFORNIA AUTHENTICATED ELECTRONIC LEGAL MATERIAL 6.1.b Packet Pg. 50 (c) A local agency shall not acquire real property for any of the purposes specified in paragraph (a) nor dispose of any real property, nor construct or authorize a public building or structure, in any county or city, if such county or city has adopted a general plan or part thereof and such general plan or part thereof is applicable thereto, until the location, purpose and extent of such acquisition, disposition, or such public building or structure have been submitted to and reported upon by the planning agency having jurisdiction, as to conformity with said adopted general plan or part thereof. Failure of the planning agency to report within forty (40) days after the matter has been submitted to it shall be conclusively deemed a finding that the proposed acquisition, disposition, or public building or structure is in conformity with said adopted general plan or part thereof. If the planning agency disapproves the location, purpose or extent of such acquisition, disposition, or the public building or structure, the disapproval may be overruled by the local agency. Local agency as used in this paragraph (c) means an agency of the state for the local performance of governmental or proprietary functions within limited boundaries. Local agency does not include the state, or county, or a city. (Amended by Stats. 1974, Ch. 700.) 6.1.b Packet Pg. 51 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 7.1 MEETING DATE: February 25, 2020 CASE/FILE NUMBER: Development Review No. PL2019-179 PROJECT LOCATION: 1959 Viento Verano Drive Diamond Bar, CA 91765 (APN: 8292-017-020) ZONING DISTRICT: Low Medium Density Residential (RLM) PROPERTY OWNER: Yongli Luan 1959 Viento Verano Drive Diamond Bar, CA 91765 APPLICANT: Xin Wang 19834 Camino de Rosa Walnut, CA 91789 SUMMARY: The applicant is proposing to construct a 1,029 square-foot, single-story addition to an existing 1,554 square-foot, single-story residence, and demolish two accessory structures on a 10,000 square-foot lot. This item was originally scheduled to be heard on February 11, 2020, but the meeting was canceled due to a lack of quorum. A Notice of Adjournment and Continuance to the February 25, 2020, meeting was posted on February 12, 2020. RECOMMENDATION: Adopt the attached Resolution (Attachment A) approving Development Review No. PL2019-179, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.48, subject to conditions. CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 7.1 Packet Pg. 52 Development Review No. PL2019-179 Page 2 of 7 Site Aerial BACKGROUND: The subject property is located on the southwest side of Viento Verano Drive, between Broken Arrow Drive and White Star Drive. The property was developed in 1976 under Los Angeles County standards with a 1,554 square -foot, one-story, single-family residence with a 483 square-foot attached garage. There are no protected trees on site. The property is legally described as Lot 82 of Tract No. 26151, and the Assessor’s Parcel Number (APN) is 8292-017-020. Site and Surrounding General Plan, Zoning and Land Uses The following table describes the surrounding land uses located adjacent to the subject property: General Plan Designation Zoning District Land Use Site Low Density Residential RLM Single Family Residential North Low Density Residential RLM Single Family Residential South Low Density Residential RLM Single Family Residential East Low Density Residential RLM Single Family Residential West Low Density Residential RLM Single Family Residential 7.1 Packet Pg. 53 Development Review No. PL2019-179 Page 3 of 7 Existing Residence Adjacent Property to North Adjacent Property to South 7.1 Packet Pg. 54 Development Review No. PL2019-179 Page 4 of 7 Project Description The existing 1,554 square-foot, single-story home consists of common areas (living room, dining room, and kitchen), four bedrooms, two bathrooms, and a two-car garage. The applicant is proposing to demolish the existing patio cover and shed in the rear yard in order to construct an addition consisting of a family room, two bedrooms, and two bathrooms. If the project is approved and constructed, the residence will have a total of six bedrooms and four bathrooms. The height of the existing house is 17 feet 6 inches. The proposed addition will not increase the existing height. The proposed single-story addition consists of the following components: PROJECT SUMMARY (square footage) Living Area Existing 1,554 New 1,029 Total Living Area 2,583 Garage/Porch Areas Garage 483 Front Porch 126 Total Area 609 TOTAL FLOOR AREA 3,192 Site and Grading Configuration: The property is an irregularly-shaped lot. The existing house is situated on a leveled pad. The proposed addition is located on the existing leveled pad at the rear of the house. No grading is required f or the proposed addition beyond minimal excavation for footings and foundation placement. Architectural Features, Colors, and Materials: The home is a 1970s tract home with stucco, wood siding, brick veneer, with composite roof shingles on a gable and cr oss hipped roof. The applicant is proposing stucco finish and white vinyl window trim on the addition to match the existing residence. The roof on the addition will be integrated into the existing roof by using the same roof pitch and materials to match the existing structure. 7.1 Packet Pg. 55 Development Review No. PL2019-179 Page 5 of 7 Landscaping: Landscape plans are not required because the site is already developed, and because the project is exempt from the City’s Water Efficient Landscaping Ordinance. The ordinance would only apply if new or rehabilitated landscaping of 500 square feet or more was being installed or altered. However, landscaping that is damaged during construction will need to be restored upon project completion. Currently, there is no landscaping in the planters located along the front and side of the property. Landscaping will be required to be installed within the planters upon completion of the project. These requirements are included as conditions of approval. ANALYSIS: Review Authority The proposed project requires a land use approval through the Development Review process. The analysis that follows provides the basis for staff’s recommendation to approve the Development Review application. Development Review (DBMC Section 22.48) Additions which are equal to or greater than 50 percent of the existing habitable floor area of all existing structures on site, or substantially change the appearance of an existing residence require Planning Commission approval of a DR application. Development Review approval is required to ensure compliance with the City’s General Plan policies and design guidelines, and to minimize adverse effects of the proposed project upon the surrounding properties and the City in general. As stated in Section 22.48.010 of the Development Code, the Develo pment Review process was established to ensure that new development and additions to existing development are consistent with the General Plan “through the promotion of high functional and aesthetic standards to complement and add to the economic, physical , and social character” of Diamond Bar. Development Standards: The following table compares the proposed project with the City’s development standards for residential development in the RLM zone: Proposed South (Left Side) Elevation 7.1 Packet Pg. 56 Development Review No. PL2019-179 Page 6 of 7 Development Feature Residential Development Standards Existing Proposed Meets Requirements Front Setback 20 feet 25’-2” 25’-2” Yes Side Setbacks 5 feet on one side and 10 feet on the other side 15’-3”- north 5’-0” - south 15’-3”- north 5’-0” – south Yes Yes Distance to Structures on Adjoining Lots 15 feet 25’-0”- north 12’-7” - south 25’-0”- north 12’-7” - south Yes No* Rear Setback 20 feet 40’-0” 25’-0” Yes Lot Coverage Maximum of 40% 27% 32% Yes Building Height Limit 35 feet 17’-6” 17’-6” Yes Parking 2-car garage 2-car garage 2-car garage Yes *Existing legal nonconforming structure and does not further encroach into setbacks. Compatibility with Neighborhood The project will not be intrusive to the neighboring homes since the house is already existing and the proposed addition is single-story. The existing height of the residence is not increasing, which will maintain privacy to adjacent residences. Exterior architectural forms and construction materials of the addition will match the existing structure. The addition will thus be integrated into the existing home and will not negatively impact the look and character of the neighborhood. Based on the foregoing, staff finds that the project follows the principles of the City’s Residential Design Guidelines as follows: • The addition will conform to all development standards, including building height and setbacks (with the exception of the pre-existing south distance to the structure on the adjacent lot); • A gradual transition between the addition and existing residence is achieved through appropriate setbacks, building height and window and door placement; • Large expanses without windows or doors are avoided; and • Roof type and pitch of the addition match the primary structure. The roofing material on the addition is proposed with dark grey composite shingles t o match the existing roof. Additional Review The Public Works Department and Building and Safety Division reviewed this project, and their comments are included in the attached resolution as conditions of approval. 7.1 Packet Pg. 57 Development Review No. PL2019-179 Page 7 of 7 NOTICE OF PUBLIC HEARING: On January 29, 2020, public hearing notices were mailed to property owners within a 1,000-foot radius of the project site. On January 31, 2020, the notice was published in the San Gabriel Valley Tribune and Inland Valley Daily Bulletin newspapers. A notice display board was posted at the site, and a copy of the notice was posted at the City's four designated community posting sites. Due to the lack of quorum on February 11, 2020, the meeting was adjourned to February 25, 2020. A notice of continuance was posted on the notice display board at the subject property and at the City's four designated community posting sites. Public Comments Received No comments have been received as of the publication date of this report. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19 Section 15301(e) (additions to existing structures) of the CEQA Guidelines. No further environmental review is required. PREPARED BY: REVIEWED BY: Attachments: A. Draft Resolution No. 2020-XX B. Color and Material Board C. Site Plan, Floor Plans, and Elevations 7.1 Packet Pg. 58 PLANNING COMMISSION RESOLUTION NO. 2020-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW NO. PL2019-179 TO CONSTRUCT A 1,029 SQUARE-FOOT REAR ADDITION; AND DEMOLISH AN EXISTING 462 SQUARE-FOOT PATIO AND 600 SQUARE- FOOT SHED AT AN EXISTING 1,554 SQUARE-FOOT, SINGLE-STORY RESIDENCE ON A 10,000 SQUARE-FOOT LOT LOCATED AT 1959 VIENTO VERANO DRIVE, DIAMOND BAR, CA 91765 (APN 8292-017-020). A. RECITALS 1. The property owner, Yongli Luan, and applicant, Xin Wang, have filed an application for Development Review No. PL2019-179 to construct a 1,029 square-foot rear addition, and demolish an existing 462 square-foot patio and 600 square-foot shed at an existing 1,554 single-story residence located at 1959 Viento Verano Drive, Diamond Bar, County of Los Angeles, California. Hereinafter in this Resolution, the subject Development Review shall be referred to as the "Proposed Project." 2. The subject property is made up of one parcel totaling 10,000 gross square feet (0.23 gross acres). It is located in the Low Medium Density Residential (RLM) zone with an underlying General Plan land use designation of Low Density Residential. 3. The legal description of the subject property is Lot 82 of Tract No. 26151. The Assessor’s Parcel Number is 8292-017-020. 4. On January 29, 2020, public hearing notices were mailed to property owners within a 1000-foot radius of the Project site. On January 31, 2020, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. The project site was posted with a display board and public notices were posted at the City’s four designated community posting sites. 5. Due to the lack of quorum on February 11, 2020, the meeting was adjourned to February 25, 2020. A notice of continuance was posted on the notice display board at the site and the City's four designated community postin g sites. 6. On February 25, 2020, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. 7.1.a Packet Pg. 59 2 PC Resolution No. 2020-06 B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct; and 2. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301 (e) (additions to existing structures) of the CEQA Guidelines. Therefore, no further environmental review is required. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.48, this Planning Commission hereby finds as follows: Development Review Findings (DBMC Section 22.48.040) 1. The design and layout of the proposed development is consistent with the applicable elements of the City's General Plan, City Design Guidelines, and development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments). The design of the Project is consistent with the applicable elements of the City’s General Plan, City Design Guidelines and development standards. The City’s General Plan Policy CC-G-4 requires the preservation of the scale and character of existing residential neighborhoods and ensure sensitive transitions between densities and uses. The Project will be compatible with neighboring homes since the height of the proposed addition will be less than the existing structure, which will maintain privacy to adjacent residences. Exterior architectural forms and construction materials of the addition will match the existing structure. The addition will thus be integrated into the existing home and will not negatively impact the look and character of the neighborhood. A gradual transition between the Project and adjacent uses is achieved through appropriate setbacks, building height, and window and door placement. The applicant is incorporating windows in each room within the addition, which complies with the City’s Design Guidelines where large wall expanses that have no windows should be avoided [City’s Design Guidelines D. Fenestration (Placement of Doors and Windows) (2)]. The proposed addition includes stuccoing the house with a light blue-grey stucco 7.1.a Packet Pg. 60 3 PC Resolution No. 2020-06 to match the existing house. The roof on the addition will be integrated into the existing roof by using the same roof pitch and materials as the existing house, which complies with the City’s Design Guidelines where architectural design should accentuate simplicity of line and form, restrained and understated elegance, as opposed to the overly ornate or monumental [City’s Design Guidelines A. Site Planning (2) and B. Architecture (2)]. The Project complies with all development standards of the Low Medium Residential zoning district by meeting all development standards such as required setbacks (with the exception of the pre-existing south distance to the structure on the adjacent lot), building height, and lot coverage. The project site is not part of any theme area, specific plan, community plan, boulevard or planned development. 2. The design and layout of the proposed development will not interfere with the use and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards. The proposed addition will not interfere with the use and enjoyment of neighboring existing or future developments becau se the use of the project site is designed for a single-family home and the surrounding uses are also single-family homes. The addition complies with all minimum setbacks (with the exception of the pre-existing south distance to the structure on the adjacent lot). In addition, there are no protected trees exist on site. The proposed addition will not interfere with vehicular or pedestrian movements, such as access or other functional requirements of a single - family home because it complies with the requirements for driveway widths and is a continuation of an existing use. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by Chapter 22.48: Development Review Standards, the City’s Design Guidelines, the City's General Plan, or any applicable specific plan. The City’s General Plan Goal CC-G-4 requires the preservation of the scale and character of existing residential neighborhoods and ensure sensitive transitions between densities and uses. The City’s Design Guidelines Architecture (1) requires compatibility with the surrounding character including harmonious building style, form, size, color, material and roofline. The City’s General Plan Policy LU-P-8 ensures that new residential development be compatible with the prevailing character of the surrounding neighborhood in terms of building scale, density, massing, and design. The Project will be compatible with neighboring homes since the height of the proposed addition will not exceed the height of the existing structure and designed to match the existing residence in style, color and building 7.1.a Packet Pg. 61 4 PC Resolution No. 2020-06 material. Exterior architectural forms and materials of the addition will match those of the existing structure. The addition will thus be equally integrated into the existing home and not negatively impact the look and character of the neighborhood. The Project is designed to be compatible with the character of the existing homes in the neighborhood, in terms of size and scale. Although the applicant is adding 1,029 square feet of livable area, the size of the home at 2,583 square feet, is still comparable in mass and scale to the existing homes in the neighborhood. Homes on Viento Verano Drive range from 1,554 square feet to 2,772 square feet. Additionally, the proposed addition is on a single level and is appropriate for the site. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, color, and wi ll remain aesthetically appealing. The home is a 1970s tract home with composite roof shingles on a gable and cross-hipped roof. The applicant is proposing to retain the existing building form but is proposing an addition at the rear of the home and incorporating windows to match existing. The applicant is also proposing light blue-grey stucco and white fascia board to match the existing residence. The roof on the addition will be integrated into the existing by using the same roof pitch and roofing material to match the existing structure. Therefore, the addition will be visually integrated into the existing home and not negatively impact the look and character of the neighborhood. 5. The proposed development will not be detrimental to public health, safety or welfare or materially injurious (e.g., negative effect on property values or resale(s) of property) to the properties or improvements in the vicinity. Before the issuance of any City permits, the proposed project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works Departments requirements. Through the permit and inspection process, the referenced agencie s will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301 (e) (additions to existing structures) of the CEQA guidelines. 7.1.a Packet Pg. 62 5 PC Resolution No. 2020-06 Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application, subject to the following conditions: 1. Development shall substantially comply with the plans and documents presented to the Planning Commission at the public hearing. 2. Prior to final inspection, install landscaping in all planter areas including the front and side yards. 3. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner, Yongli Luan, 1959 Viento Verano Drive, Diamond Bar, CA 91765, and applicant, Xin Wang, 19834 Camino De Rosa, Walnut, CA 91789. APPROVED AND ADOPTED THIS 25TH DAY OF FEBRUARY 2020, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. By: ______________________________________ Naila Barlas, Chairperson I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 25th day of February, 2020, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: ___________________________ Greg Gubman, Secretary 7.1.a Packet Pg. 63 6 COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review No. PL 2019-179 SUBJECT: To construct a 1,029 square-foot rear addition, and demolish an existing 462 square-foot patio and 600 square-foot shed at an existing single-family residence. PROPERTY Yongli Luan OWNERS: 1959 Viento Verano Dr Diamond Bar, CA 91765 APPLICANT: Xin Wang 19834 Camino De Rosa Walnut, CA 91789 LOCATION: 1959 Viento Verano Drive Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. I. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. The applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Development Review No. PL2019-179 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. 7.1.a Packet Pg. 64 7 (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Development Review No. PL2019-179, at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License; and a zoning approval for those businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2020-06, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. Prior to the plan check, revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Division review and approval. 6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 9. All site, grading, landscape/irrigation, and roof plans, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment, building, etc.) or approved use has commenced, whichever comes first. 10. The hours during which construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or 7.1.a Packet Pg. 65 8 demolition work are limited to Monday through Saturday, between the hours of 7:00 a.m. and 7:00 p.m., or at any time on Sundays or holidays. 11. The property owner/applicant shall remove the public hearing notice board within three days of this project's approval. 12. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. 13. Prior to issuance of building permits, the applicant shall record, and provide the City with a conformed recorded copy of, a Covenant and Agreement or similar document in a form approved by the City Attorney, which restricts the rental of rooms or other portions of the property under two or more separate agreements and prohibits use of the property as a boarding or rooming house, except to the extent otherwise permitted by the Diamond Bar Municipal Code or applicable state or federal law. B. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit , whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Development Review No. PL2019-179 expires within two years from the date of approval if t he use has not been exercised as defined pursuant to Diamond Bar Municipal Code (DBMC) Section 22.66.050(b)(1). In accordance with DBMC Section 22.60.050(c), the applicant may request, in writing, a one-year time extension for Planning Commission consideration. Such a request must be submitted to the Planning Division prior to the expiration date and be accompanied by the review fee in accordance with the Fee Schedule in effect at the time of submittal. D. SITE DEVELOPMENT 7.1.a Packet Pg. 66 9 1. This approval is to construct a 1,029 rear addition, and demolish an existing 462 square-foot patio and 600 square-foot shed at an existing single family residence located at 1959 Viento Verano Drive, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions listed herein. 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the Planning Commission, as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Development Review submittal, the plans may require further staff review and re-notification of the surrounding property owners, which may delay the project and entail additional fees. 3. To ensure compliance with the provisions of the Planning Commission approval, a final inspection is required from the Planning Division when work for any phase of the project has been completed. The applicant shall inform the Planning Division and schedule an appointment for such an inspection. 4. The above conditions shall run with the land and shall be binding upon all future owners, operators, or successors thereto of the property. Non - compliance with any condition of approval or mitigation measure imposed as a condition of the approval shall constitute a violation of the City’s Development Code. Violations may be enforced in accordance with the provisions of the Development Code. 5. Failure to comply with any of the conditions set forth above or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a certificate of occupancy until full compliance is reached. The City’s requirement for full compliance may require minor corrections and/or complete demolition of a non-compliant improvement, regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permits were pulled to construct the project. 6. The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the Planning Commission, collectively attached referenced as site plans, floor plans, architectural elevations, and landscape plans on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 7. All ground-mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public vi ew and adequately screened through the use of a combination of concrete or 7.1.a Packet Pg. 67 10 masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 8. All roof-mounted equipment shall be screened from public view. 9. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 10. All landscaping, structures, architectural features and public improvements damaged during construction shall be repaired or replaced upon project completion. E. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to ensure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. II. APPLICANT SHALL CONTACT THE PUBLIC WORKS/ENGINEERING DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL 1. An Erosion Control Plan shall be submitted clearly detailing erosion control measures. These measures shall be implemented during construction. The erosion control plan shall conform to National Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP’s) as specified in the Storm Water BMP Certification. 7.1.a Packet Pg. 68 11 B. DRAINAGE 1. Detailed drainage system information of the lot with careful attention to any flood hazard area shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course. III. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839- 7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: General Conditions: 1. At the time of plan check submittal, plans and construction shall conform to current State and Local Building Code requirements and all other applicable construction codes, ordinances and regulations in effect. 2. Provisions for CAL Green shall be implemented onto plans and certification shall be provided by a third party as required by the Building Division. Specific water, waste, low VOC, and related conservation measures shall be shown on plans. Construction shall conform to the current CAL Green Code. Plan Check – Items to be addressed prior to plan approval: 3. The minimum design load for wind in this area is 110 M.P.H. exposures “C” and the site is within seismic zone D or E. The applicant shall submit drawings and calculations prepared by a California State licensed Architect/Engineer with wet stamp and signature. 4. This project shall comply with the energy conservation requirements of the State of California Energy Commission. All lighting shall be high efficacy or equivalent per the current California Energy Code 119 and 150(k). 5. All easements shall be shown on the site plan. 6. A soils report is required per CBC 1803 and all recommendations of the soils report shall be adhered to. 7. Slope setbacks shall be consistent with California Building Code Figure 1805.3.1 and California Residential Code R403.1.7. Foundations shall provide a minimum distance to daylight. 8. The step in floor as shown on elevations shall be resolved during plan check. 7.1.a Packet Pg. 69 12 Permit – Items required prior to building permit issuance: 9. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. The contractor shall complete all required forms and pay applicable deposits prior to permit. 10. Prior to building permit issuance, all school district fees shall be paid. Please obtain a form from the Building and Safety Division to take directly to the sc hool district. 11. AQMD notification is required at least 10 days prior to any demolition. Proof of notification is required at permit issuance. 12. All workers on the job shall be covered by workman’s compensation insurance under a licensed general contractor. Any changes to the contractor shall be updated on the building permit. Construction – Conditions required during construction: 13. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 14. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6’ high fence. 15. The project shall be protected by a construction fence to the satisfaction of the Building Official, and shall comply with the NPDES & BMP requirements (sand bags, etc.). All fencing shall be view obstructing with opaque surfaces. 16. The applicant shall contact Dig Alert and have underground utility locations marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.digalert.org. 17. The applicant shall first request and secure approval from the City for any changes or deviations from approved plans prior to proceeding with any work in accordance with such changes or deviations. 18. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for inspection. 19. Pursuant to California Residential Code (CRC) Section R315, carbon monoxide detectors are required in halls leading to sleeping rooms. 20. Drainage patterns shall match the approved grading/drainage plan from the Public Works/Engineering Department. Surface water shall drain away from the building 7.1.a Packet Pg. 70 13 at a 2% minimum slope. The final as-built conditions shall match the grading/drainage plan or otherwise approved as-built grading/drainage plan. 21. Special inspections and structural observation will be required in conformance with CBC 1704 to 1709. 22. All plumbing fixtures, including those in existing areas, shall be low-flow models consistent with California Civil Code Section 1101.1 to 1101.8. END 7.1.a Packet Pg. 71 7.1.b Packet Pg. 72 PROJECT SUMMARY,VICINITY MAP ,SITE PLAN ,A-1 PROJECT SUMMARY SITE PLAN SCALE:1/8"=1'-0" 1 3 REVISIONS DATE NO Date Scale Drawn Job SheetSTAMP:SHEET TITLE:DESIGNER:JOB ADDRESS:08-03-19 AS SHOWN XW 190803 VICINITY MAP N.T.S.2 7.1.c Packet Pg. 73 A-2EXISTING FLOOR PLANREVISIONS DATE NO Date Scale Drawn Job SheetSTAMP:SHEET TITLE:DESIGNER:JOB ADDRESS:08-03-19 AS SHOWN XW 190803 PROPOSED FLOOR PLAN7.1.c Packet Pg. 74 A-3PROPOSED ROOF PLANREVISIONS DATE NO Date Scale Drawn Job SheetSTAMP:SHEET TITLE:DESIGNER:JOB ADDRESS:08-03-19 AS SHOWN XW 190803 7.1.c Packet Pg. 75 A-4PROPOSED ADDITION ELEVATIONSREVISIONS DATE NO Date Scale Drawn Job SheetSTAMP:SHEET TITLE:DESIGNER:JOB ADDRESS:08-03-19 AS SHOWN XW 190803 7.1.c Packet Pg. 76 PLANNING COMMISSION AGENDA REPORT AGENDA ITEM NUMBER: 7.2 MEETING DATE: February 25, 2020 CASE/FILE NUMBER: Conditional Use Permit No. PL2019-103 PROJECT LOCATION: 2825 S. Diamond Bar Boulevard Diamond Bar, CA 91765 (APN: 8285-020-041) GENERAL PLAN DESIGNATION: General Commercial ZONING DISTRICT: Community Commercial (C-2) PROPERTY OWNER: ROIC Diamond Hills Plaza LLC PO Box 130339 Carlsbad, CA 92013 APPLICANT: Chase Villafana Planet Fitness Supreme, LLC 3200 Park Center Drive, Floor 15 Costa Mesa, CA 92626 SUMMARY: The applicant is requesting approval of a Conditional Use Permit (CUP) application for a fitness center (Planet Fitness) in a 21,440 square -foot tenant space, previously occupied by Rite Aid, at Diamond Hills Plaza. RECOMMENDATION: Adopt the attached Resolution (Attachment A) approving Conditional Use Permit No. PL2019-103, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.58, subject to conditions. CITY OF DIAMOND BAR ~ 21810 COPLEY DRIVE ~ DIAMOND BAR, CA 91765 ~ TEL. (909) 839-7030 ~ FAX (909) 861-3117 7.2 Packet Pg. 77 Conditional Use Permit No. PL2019-103 Page 2 of 14 BACKGROUND: Diamond Hills Plaza is a 203,181 square-foot shopping center, located on the east side of Diamond Bar Boulevard, between Fountains Springs Road and Cold Spring Lane. The shopping center is anchored by Super H-Mart, and also includes tenants such as retail, restaurants, personal services, professional and medical offices, banks, and children’s daycare. Planet Fitness is proposing to occupy a 21,440 square -foot vacant space located near the center of the shopping center that was formerly occupied by Rite Aid. Site and Surrounding General Plan, Zoning and Land Uses The following table describes the surrounding land uses located adjacent to the subject property: General Plan Designation Zoning District Land Use Site General Commercial C-2 Shopping Center North Low Medium Residential RLM Single-Family Residential South Medium High Residential RMH Multi-Family Residential East Low Medium Residential & Office RLM & OP Single-Family Residential; Office Building Consisting of Professional and Medical Offices, and Personal Services West Low Medium Residential RLM Single-Family Residential 7.2 Packet Pg. 78 Conditional Use Permit No. PL2019-103 Page 3 of 14 N Project Location Site (Plan View) Aerial Storefront of Existing Vacant Lease Space 7.2 Packet Pg. 79 Conditional Use Permit No. PL2019-103 Page 4 of 14 Project Description Planet Fitness is an operator of fitness centers with over 1,800 locations in the United States, Canada, Dominican Republic, Panama, and Mexico. All members have access to the workout area that includes traditional exercise equipment, such as cardio machines, free weights, and weight machines; 30-minute express circuit training; access to locker rooms and showers; and personal training. “Black Card” members also have access to tanning rooms and unmanned hydromassage beds and massage chairs. Planet Fitness is proposing to be open 24 hours a day, seven days a week , and will not offer group classes at this location. Proposed Floor Plan N 7.2 Packet Pg. 80 Conditional Use Permit No. PL2019-103 Page 5 of 14 ANALYSIS: Review Authority (DBMC Section 22.58) A CUP is required for uses whose effect on the surrounding area cannot be determined before being analyzed for suitability at a particular location. When reviewing a CUP, consideration is given to the location, design, c onfiguration, operational characteristics and potential impacts to determine whether or not the proposed use will pose a detriment to the public health, safety and welfare. If it can be found that the proposed use is likely to be compatible with its surro undings, the Commission may approve the proposed use subject to conditions stipulating the manner in which the use must be conducted. If the Commission finds that the proposed use is likely to be detrimental to the general peace, health and general welfar e, then it must deny the request. When a CUP is approved, it runs with the land and all conditions placed on the CUP are binding on all successors in interest. In other words, if the owner of the proposed fitness center were to close the business, a new tenant could locate in the space and operate the same type of business. The new tenant would be required to comply with the same conditions as the previous tenant and would not be permitted to expand the fitness center without full review and approval by the Planning Commission. Required Parking Shopping centers over 50,000 square feet in size are required to provide one parking space for every 300 square feet of gross floor area. The AAA building, the three-story professional office building facing Fountain Springs Road, and the child daycare center facing Cold Spring Lane are located on separately owned parcels and are not part of Diamond Hills Plaza, but all parcels fall under a single shared parking agreement. The parking requirements for businesses approved under a CUP (e.g., schools, tutoring, etc.,) are calculated separately. The table on the next page provides a summary of the parking requirements for the shopping center. Diamond Hills Plaza provides 944 off-street parking spaces. The parking required for the current palette of uses minus the proposed fitness center is 643 spaces. The proposed fitness center requires 143 spaces. The total off -street parking requirement for the center would thus be 786 spaces, leaving a surplus of 158 spaces b ased on Development Code requirements. 7.2 Packet Pg. 81 Conditional Use Permit No. PL2019-103 Page 6 of 14 Parking Demand: When reviewing parking impacts on shopping centers, the various uses and peak business hours for those uses are taken into consideration. The existing shopping center has uses ranging from restaurants, offices, personal services, retail, and specialized education and training uses. The different uses result in a range of peak business hours and parking demands. Due to the high parking demand of fitness centers, staff required a parking study to analyze the potential parking demand at Diamond Hills Plaza. A parking demand analysis was prepared by traffic engineers Linscott, Law & Greenspan (LLG) and is included as Attachment B. 7.2 Packet Pg. 82 Conditional Use Permit No. PL2019-103 Page 7 of 14 Staff requested that LLG also study the parking demand of th e existing Crunch Fitness within Diamond Bar Town Center (also owned by ROIC)—located at the northeast corner of Diamond Bar Boulevard and Grand Avenue—and use the parking demand data to analyze the proposed Planet Fitness at Diamond Hills Plaza. Crunch Fi tness occupies a 16,800 square-foot lease area in a 107,025 square-foot shopping center. Based on field observations, the peak parking demand for Crunch Fitness is 106 spaces and occurs at 8:00 am on Fridays. LLG also collected hourly parking demand coun ts to derive parking ratios and parking profiles from an 18,820 square-foot Planet Fitness in Laguna Niguel. This location was used in the analysis because it is an existing Planet Fitness that is similar in size to the proposed Diamond Bar location and is also located in a shopping center with a supermarket as an anchor. Based on field surveys, Laguna Niguel Planet Fitness generates a peak parking demand of 67 parking spaces on Saturdays at 11:00 am. Parking Methodology In the parking demand study, LLG applied the parking demand methodology from Diamond Bar Crunch Fitness and the Laguna Niguel Planet Fitness to determine the potential parking demand of Diamond Hills Plaza. Below are the analyses of the parking demand using the data from these locations: Case Study #1- Diamond Bar Crunch Fitness: Using the information provided and applying the methodology from Crunch Fitness, the weekday parking demand at Diamond Hills Plaza would occur at 1:00 pm with peak parking demand of 794 parking spaces at full occupancy of the shopping center, yielding a surplus of 150 parking spaces. The weekend parking demand would occur at 12:00 pm with 706 parking spaces at full occupancy of the shopping center, yielding a surplus of 238 parking spaces. Based on the information provided from Diamond Bar Crunch Fitness, the existing parking supply would accommodate the parking demand of existing uses and the proposed Planet Fitness within Diamond Hills Plaza. Case Study #2- Laguna Niguel Planet Fitness: When applying the data from the Laguna Niguel Planet Fitness to Diamond Hills Plaza, the weekday parking demand of 766 parking spaces would occur at 1:00 pm at full occupancy of the shopping center, yielding a surplus of 178 parking spaces. On the weekend, the peak parking demand would occur at 12:00 pm with a peaking parking demand of 719 spaces at full occupancy of the shopping center, resulting in a surplus of 225 parking spaces. Based on the information provided from Laguna Niguel Planet Fitness, the existing parking supply would accommodate the parking demand of existing uses and the proposed Planet Fitness within Diamond Hills Plaza. 7.2 Packet Pg. 83 Conditional Use Permit No. PL2019-103 Page 8 of 14 Parking Displacement Although the parking study indicates that there will be sufficient parking throughout the site, the proposed Planet Fitness may impact parking for customers of some tenants in the shopping center. As part of the parking study, LLG conducted a zonal assessment of the parking located in front of the proposed Planet Fitness to assess potential displacement of parking and identify its effect on surrounding parking areas. Due to the parking demand of the proposed Planet Fitness, there will be a lack of parking available in close proximity to HMart in Zones F, E, D, and C. Therefore, to help manage the parking demands of the shopping center, LLG recommended that a Parking Management Plan (PMP) be implemented to minimize parking demand issues and concerns. Site Plan Showing Parking Zones Parking Management Strategies To ensure that adequate parking is available f or customers and employees of the shopping center, a PMP will be developed that identifies employee parking spaces and parking management strategies such as short term/time restricted spaces to maximize the availability of parking for customers of the shopping center. Below are the PMP measures that were developed based on the observations of parking demand in the shopping center. A PMP is required to be submitted prior to the issuance of building permits, which is also included as condition of approval No. 7 in the draft Resolution on Page 5: • Approximately 130 spaces will be required to accommodate the parking demand of employees of the shopping center during weekday and weekend peak hours. The property owner will work with tenants of the shopping center to implement an N 7.2 Packet Pg. 84 Conditional Use Permit No. PL2019-103 Page 9 of 14 employee parking program to provide convenient and accessible parking for customers of the shopping center. The employee parking program will direct employees to park at the rear of the shopping center in Zone N since it is the most underutilized area. These parking spaces will be identified with painted markings or parking lot signage but will also be available for customers to use. The property owner will periodically monitor the site and make adjustments to the employee parking program as needed. • Planet Fitness will encourage its customers to park in Zones H and J to alleviate the parking impacts within Zones E and F (located directly in front of the proposed Planet Fitness) and Zones C and D (located directly in front of HMart). Below are recommended strategies that could be used by Planet Fitness to direct their customers to park in Zones H and J: o Include material in welcome packets and at the front desk directing customers where to park; and o Send out emails and pamphlets periodically to customers directing them where to park. • The PMP will identify the location of short-term parking spaces for service, retail and take-out/curbside food uses. The property owner will work with tenants of the shopping center to identify the location for “short-term/time restricted spaces” on an as needed basis. Security The property owner hired a security consultant (The Vollmer Institute) to conduct a safety analysis using Crime Prevention Through Environmental Design (CPTED) strategies. CPTED is a multi-disciplinary approach for reducing crime through urban and environmental design through design of buildings, landscaping, and public spaces to create safer neighborhoods. The report indicates that the parking lot has areas that are vulnerable to potential criminal activity. The following are recommendations based on their field observations and the application of CPTED measures which are included as conditions of approval Nos. D.8-11 in the draft Resolution: • Tree canopies and shrubs throughout the center shall be trimmed to provide more visibility of the shopping center and parking lot from the street, to ensure that parking lot lighting is not obscured by full tree canopies; and to prevent potential burglars from hiding in these areas. • Cameras shall be installed in the parking lot and interior of the proposed Planet Fitness to provide video surveillance and help deter potential criminal activity. • Existing lighting on the building by the proposed Planet Fitness shall be enhanced to act as a deterrent of potential crime activity. 7.2 Packet Pg. 85 Conditional Use Permit No. PL2019-103 Page 10 of 14 Lighting and Landscaping The property owner indicated that trees and shrubs will be pruned on a biennial basis to improve lighting in the parking lot and enhance visibility, thus improving sight lines and security in the shopping center by helping to deter potential criminal activity. The property owner will also be installing exterior lighting on the building along the front and rear of the proposed Planet Fitness to improve existing visibility in the surrounding areas. A condition of approval is included requiring Planning Division review and approval of the location and design of the proposed exterior lighting fixtures prior to the issuance of building permits (Condition No. D.11 of the draft resolution). Security Cameras The property owner submitted a site plan showing the location of proposed cameras and a virtual security system to be installed at the exterior of the buildings, which covers the buildings and parking areas in the shopping center. The virtual sec urity system includes cameras and a “talk down” speaker system (a virtual guard). The virtual guard can immediately interact with people on the premises and will be able to contact Los Angeles County Sheriff’s Department if a need arises. Site Plan Showing Proposed Camera Locations N 7.2 Packet Pg. 86 Conditional Use Permit No. PL2019-103 Page 11 of 14 Staff forwarded the CPTED report and the proposed camera locations to the Los Angeles County Sheriff’s Department for review. The Sheriff’s Department had no issues with the recommendations of the CPTED report and stated that the camera locations will be helpful in creating a safer environment, but recommended relocating the two cameras in front of Curry India Bistro and Soma Music school to the median located at the driveway entrance/exit on Diamond Bar Boulevard in order to record the cars entering and exiting the property. A condition of approval is included to relocate the cameras to the median at the center of the parking lot (Condition No. D.9 of the draft resolution). A condition of approval is also included to add signage througho ut the parking lot stating that there is video surveillance in the parking lot to help deter potential criminal activity (condition no. D.10 of the draft resolution). Compatibility with Neighborhood Surrounding Uses Diamond Hills Plaza is surrounded by residential uses to the north, south, east and west. The shopping center has numerous different uses including service and retail uses, restaurants, medical and professional offices, banks, tutoring and music schools, and dance and martial arts schools. Noise: Music inside of the proposed Planet Fitness will be played at an ambient sound level since there are no group classes and will not be heard from the exterior of the building. Also, there are three doors located at the rear of the proposed fitne ss center Recommended Security Camera Locations N 7.2 Packet Pg. 87 Conditional Use Permit No. PL2019-103 Page 12 of 14 that will remain closed and not accessible to the public. Therefore, it is likely that the proposed fitness center would have a negligible effect on existing noise in the vicinity and would not be a nuisance to the residences located to the nort h (rear) of the shopping center. Operational Characteristics: The property owner reached out to representatives from Super H-Mart corporate offices and received positive feedback for the proposed fitness center. Super H-Mart supports the proposed Planet Fitness since there is synergy between grocery stores and fitness centers due to the increase of traffic that is generated at the shopping center. The hours of operation of the existing businesses within the shopping center range between 8:00 am 10:00 pm, with a majority of the businesses opening at 10:00 am and closing at approximately 7:00 pm. Since the proposed Planet Fitness will be open 24 hours a day, seven days a week, parking will not be an issue since there is a surplus of parking available during business hours and the other businesses within the center will be closed after 7:00 pm. Lessons Learned from Diamond Bar Crunch Fitness As previously mentioned, there is an existing fitness center (Crunch Fitness) located at Diamond Bar Town Center, which is also owned by ROIC. Since the opening of Crunch Fitness, staff received numerous complaints regarding the lack of parking for customers at the shopping center. Because ROIC owns both shopping centers and the proposed fitness center has similarities to Crunch Fitness, staff asked ROIC to hire a traffic consultant to evaluate the parking issues of Diamond Bar Town Center and ensure that the issues are not repeated at Diamond Hills Plaza with the proposed Planet Fitness. Takeaways from the analysis are as follows: • The similarities between Crunch Fitness and Planet Fitness are that they are located within established shopping centers, membership only, and provide typical exercise equipment with locker rooms and shower facilities, and offer personal training. • The differences between the Crunch Fitness and the Planet Fitness are: o Diamond Bar Town Center is a 107,025 square -foot shopping center and has 385 parking spaces. Diamond Hills Plaza is a 203,181 square-foot shopping center with 944 parking spaces. Therefore, there are more than twice the amount of parking spaces at Diamond Hills Plaza; o Diamond Bar Town Center has a parking deficit of 31 spaces based on code requirements, and a parking deficit of seven spaces based on field observations. Diamond Hills Plaza has a parking surplus of 158 spaces 7.2 Packet Pg. 88 Conditional Use Permit No. PL2019-103 Page 13 of 14 based on code requirements and 279 spaces based on field observations. Therefore, there is sufficient parking available for the proposed Planet Fitness and the existing tenants at Diamond Hills Plaza; o Crunch Fitness offers group classes, while the proposed Planet Fitness will not offer group classes. Therefore, there will be less parking demand during specific blocks of time; o Hours of operation for Crunch Fitness are Monday through Thursday 5:00 am to 11:00 pm, Friday 5:00 am to 9:00 pm, and Saturday and Sunday 7:00 am to 7:00 pm; whereas Planet Fitness is proposing to be open 24 hours a day, seven days a week. Therefore, the customers are not restricted to certain hours and will be available for customers of Planet Fitness at all times; and o Existing uses at Diamond Hills Plaza generate less parking demand than the existing uses at Diamond Bar Town Center. For example, there are three banks—one large bank and two small banks—located within Diamond Hills Plaza, whereas Diamond Bar Town Center has four large bank tenants in the shopping center with less availability of parking spaces within the center. Although there are similarities between the two fitness centers and shopping centers, there are key differences that would make the Planet Fitness more compatible at the proposed location than Crunch Fitness at Diamond Bar Town Center. A condition of approval is included to review the CUP six months after opening to allow the Commission to assess the adequacy of parking, impacts on the surrounding areas, and the operations of the use. If, at any time, the City finds that the proposed Use is the cause of a parking deficiency or other land use impact, the Community Development Director may refer the matter back to the Planning Commission to consider amending the CUP to address such impacts (Condition No. D.4 of the draft resolution). Additional Review The Public Works Department and Building and Safety Division reviewed this project, and their comments are included in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: On February 12, 2020, public hearing notices were mailed to property owners within a 700-foot radius of the project site. On February 14, 2020, the notice was published in the San Gabriel Valley Tribune and Inland Valley Daily Bulletin newspapers. A notice display board was posted at the site, and a copy of the notice was posted at the City's four designated community posting sites. 7.2 Packet Pg. 89 Conditional Use Permit No. PL2019-103 Page 14 of 14 Public Comments Received No comments have been received as of the publication date of this report. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determin ed the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19 Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. PREPARED BY: REVIEWED BY: Attachments: A. Draft Resolution No. 2020-XX and Standard Conditions of Approval B. Parking Demand Analysis Dated January 29, 2020 C. Comparative Assessment of Parking Analyses for Diamond Hills Plaza and Diamond Bar Town Center Dated January 22, 2020 D. CPTED Report Dated November 29, 2019 E. Interior Security Camera Locations F. Site Plan, Floor Plan, Elevations 7.2 Packet Pg. 90 PLANNING COMMISSION RESOLUTION NO. 2020-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. PL2019-103, TO OPERATE A FITNESS CENTER (PLANET FITNESS) IN A 21,440 SQUARE-FOOT TENANT SPACE AT DIAMOND HILLS PLAZA AT 2825 SOUTH DIAMOND BAR BOULEVARD, DIAMOND BAR, CA (APN 8285-020-041). A. RECITALS 1. Property owner, ROIC Diamond Hills Plaza LLC, and applicant, Chase Villafana for Planet Fitness Supreme LLC, have filed an application for Conditional Use Permit No. PL 2019-103 to operate a fitness center (Planet Fitness) in a 21,440 square-foot tenant space within an existing shopping center, Diamond Hills Plaza. The project site is more specifically described as 2825 South Diamond Bar Boulevard, Diamond Bar, Los Angeles County, California. Hereinafter in this resolution, the subject Conditional Use Permit shall collectively be referred to as the “Project” or “Proposed Use.” 2. The subject property is comprised of 20 parcels totaling 17.2 acres. It is located in the Community Commercial (C-2) zone and is consistent with the General Commercial land use designation of the General Plan. 3. The Assessor’s Parcel Number is 2825-020-041. 4. On February 12, 2020, public hearing notices were mailed to property owners within a 700-foot radius of the Project site. On February 14, 2020, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers and posted at the City’s four designated community posting sites. 5. On February 25, 2020, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 7.2.a Packet Pg. 91 2 PC Resolution No. 2020-XX 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. Therefore, no further environmental review is required. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.58, this Planning Commission hereby finds and approves as follows: Conditional Use Permit Review Findings (DBMC Section 22.58) 1. The Proposed Use is allowed within the subject zoning district with the approval of a conditional use permit and complies with all other applicable provisions of this Development Code and the Municipal Code. Pursuant to DBMC Section 22.10.030 Table 2-6, health and fitness centers—as defined by DBMC Section 22.80.020—are permitted in the C-2 zoning district with approval of a conditional use permit. The proposed fitness center will be located in a tenant space previously occupied by a retail tenant (Rite Aid), and is within the Diamond Hills Plaza shopping center. 2. The Proposed Use is consistent with the general plan and any applicable specific plan. The Proposed Use is consistent with General Plan Goal LU-G-11: (“Support existing commercial centers by encouraging ongoing investment and, where appropriate, reuse and redevelopment”) in that the proposed fitness center will occupy an existing tenant space. The Proposed Use is consistent with General Plan Goal ED-G-3: (“Support the retention, rehabilitation, and/or expansion of existing businesses, and the attraction of new businesses”) in that the Proposed Use is a new business locating within an existing shopping center. The Project site is not subject to the provisions of any specific plan. 3. The design, location, size and operating characteristics of the Proposed Use are compatible with the existing and future land uses in the vicinity. 7.2.a Packet Pg. 92 3 PC Resolution No. 2020-XX The Proposed Use is located within a multi-tenant shopping center occupied by a variety of uses including restaurants, retail uses, personal services, and a grocery store. The proposed fitness center will be located within an existing tenant space at the Diamond Hills Plaza shopping center. The property owner reached out to representatives from Super H-Mart corporate offices and received positive feedback for the proposed fitness center. Super H-Mart supports the proposed Planet Fitness since there is synergy between grocery stores and fitness centers due to the increase of traffic that is generated at the shopping center. The hours of operation of the existing business within the shopping center range between 8:00 am 10:00 pm, with a majority of the businesses opening at 10:00 am and closing at approximately 7:00 pm. Since the proposed Planet Fitness will be open 24 hours a day, seven days a week, parking will not be an issue since there is a surplus of parking available during business hours and the other businesses within the center will be closed after 7:00 pm. Music inside of the proposed fitness center will be played at an ambient sound level since there are no group classes and will not be heard from the exterior of the building. Additionally, the three doors located at the rear of the fitness space will remain closed and not accessible to the public. Therefore, the proposed fitness center will have a negligible effect on existing noise in the vicinity and it would not be a nuisance to the adjacent residences located to the north of the shopping center. Through compliance with the conditions of approv al stipulating the manner in which the use must be conducted, the Proposed Use will be compatible with the other uses within the shopping center. 4. The subject site is physically suitable for the type and density/intensity of use being proposed, including access, provision of utilities, compatibility with adjoining land uses, and the absence of physical constraints. The Proposed Use is physically suitable within the subject site because it will be located in an existing vacant lease space, and no additional square footage is being proposed. Diamond Hills Plaza provides 944 on-site parking spaces. The parking required for the current palette of uses minus the proposed fitness center is 643 spaces. The proposed fitness center requires 143 spaces. The total off-street parking requirement for the center would thus be 786 spaces, leaving a surplus of 158 spaces based on Development Code requirements. Based on the parking demand analysis submitted that includes site observations and case studie s, the existing parking supply would accommodate the parking demand of existing uses and the proposed fitness center. Although the parking study indicates that there will be sufficient parking throughout the site, due to the demand of the proposed fitness center, there will be a lack of parking directly in front of the proposed fitness center and the tenants toward the western portion of the shopping center. To ensure that adequate parking is available for customers and employees of the shopping center, a Parking Management 7.2.a Packet Pg. 93 4 PC Resolution No. 2020-XX Plan will be developed that identifies the proposed employee parking spaces and key management strategies such as short term/time restricted spaces to maximize the availability of parking for customers and employees of the shopping center. 5. Granting the conditional use permit will not be detrimental to the public interest, health, safety, convenience, or welfare, or injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located. Prior to the issuance of any city permits, the Project is required to comply with all conditions of approval within the attached resolution, and the Building and Safety Division. 6. The proposed Project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The proposed use is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. D. CONDITIONS OF APPROVAL Based upon the findings and conclusion set forth above, the Planning Commission hereby approves Conditional Use Permit No. PL2019-103 subject to the following conditions: 1. This approval is for the establishment and operation of a fitness center as described in the application on file with the Planning Division, the Planning Commission staff report for Conditional Use Permit No. PL2019-103 dated February 25, 2020, and the Planning Commission minutes pertaining thereto, hereafter referred to as the “Use.” 2. The Use shall substantially conform to the approved plans as submitted and approved by the Planning Commission and on file with the Community Development Department. 3. This Conditional Use Permit shall be valid only for 2825 S. Diamond Bar Boulevard, as depicted on the approved plans on file with the Planning Division. If the proposed use moves to a different location or expands into additional tenant spaces, the approved Conditional Use Permit shall terminate and a new Conditional Use Permit, subject to Planning Commission and/or City Council approval shall be required for the new location. If the Use ceases to operate, the approved Conditional Use Permit shall expire without further action by the City. 7.2.a Packet Pg. 94 5 PC Resolution No. 2020-XX 4. The Conditional Use Permit shall be reviewed six months after opening of the fitness center to allow the Commission to assess the adequacy of the parking and operations of the use. If, at any time, th e City finds that the proposed Use is the cause of a parking deficiency or other land use impact, the Community Development Director may refer the matter back to the Planning Commission to consider amending this Conditional Use Permit to address such impacts. 5. No changes to the approved scope of services comprising the use shall be permitted unless the applicant first applies for an amendment to this Conditional Use Permit, pays all application processing fees and receives approval from the Planning Commission. 6. Group classes shall not be allowed at this location. 7. Prior to the issuance of building permits, submit a Parking Management Plan that identifies the employee parking spaces and key management strategies including: a. Employee parking shall be located at the rear of the shopping center and identified with painted markings or signage. b. Planet Fitness shall inform its customers to park in the Zones H and J to alleviate parking demand by implementing the following strategies: i. Include material in welcome packets and at the front desk directing customers where to park; and ii. Send out emails and pamphlets periodically to customers directing them where to park. Site Plan Showing Parking Zones 7.2.a Packet Pg. 95 6 PC Resolution No. 2020-XX The property owner shall work with tenants of the shopping center to identify the location of “short-term/time restricted spaces” for service, retail, and take- out/curbside food uses. 8. Tree canopies and shrubs in the center shall be pruned on a biennial basis to improve lighting in the parking lot and enhance visibility of the shopping center. 9. Prior to the issuance of building permits, submit plans to the Planning Division showing all proposed camera locations within the shopping center, including the parking lot and adjacent to Planet Fitness. The proposed cameras located in front of the Curry India Bistro and Soma Music school shall be relocated to the median located at the driveway entrance/exit on Diamond Bar Boulevard in order to record the cars entering and exiting the shopping center. 10. Prior to issuance of building permits, submit plans to the Planning Division showing signage to be installed throughout the parking lot stating that there is video surveillance in the parking lot to help deter potential criminal activity. 11. Prior to the issuance of building permits, submit plans to the Planning Division for approval of the location and design of the proposed exterior lighting fixtures to enhance lighting and visibility within the parking lot and on the building along the frontage and rear of the proposed fitness center. The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner, ROIC Diamond Hills Plaza LLC, PO Box 130339, Carlsbad, CA 92013; and applicant, Chase Villafana, Planet Fitness Supreme LLC, 3200 Park Center Drive, Floor 15, Costa Mesa, CA 92626. 7.2.a Packet Pg. 96 7 PC Resolution No. 2020-XX APPROVED AND ADOPTED THIS 25TH DAY OF FEBRUARY, 2020, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. By: ______________________________________ Naila Barlas, Chairperson I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 25th day of February, 2020, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: ___________________________ Greg Gubman, Secretary 7.2.a Packet Pg. 97 8 PC Resolution No. 2020-XX COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Conditional Use Permit No. PL2019-103 SUBJECT: To operate a fitness center within a 21,440 square-foot lease space located at Diamond Hills Plaza PROPERTY OWNER(S): ROIC Diamond Hills Plaza LLC PO Box 130339 Carlsbad, CA 92013 APPLICANTS: Chase Villafana Planet Fitness Supreme, LLC 3200 Park Center Drive, Floor 15 Costa Mesa, CA 92626 LOCATION: 2825 South Diamond Bar Boulevard Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. I. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. The applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void, or annul the approval of Conditional Use Permit No. PL2019-103 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: 7.2.a Packet Pg. 98 9 PC Resolution No. 2020-XX (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Conditional Use Permit No. PL2019-103 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. The business owners and all designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License for those businesses located in Diamond Bar. 4. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 5. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 6. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 7. To ensure compliance with all conditions of approval and applicable codes, the Conditional Use Permit shall be subject to periodic review. If non-compliance with conditions of approval occurs, the Planning Commission may review the Conditional Use Permit. The Commission may revoke or modify the Conditional Use Permit. 7.2.a Packet Pg. 99 10 PC Resolution No. 2020-XX 8. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval. 9. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. B. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, and Public Works Department) at the established rates, prior to issuance of building permits, as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Conditional Use Permit No. PL2019-103 shall expire within one (1) year from the date of approval if the use has not been exercised as defined per DBMC Section 22.66.050 (b)(1). The applicant may request in writing a one-year time extension subject to DBMC Section 22.60.050(c) for Planning Commission approval. II. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. General Conditions: 1. At the time of plan check submittal, plans and construction shall conform to current State and Local Building Code (i.e. 2016 California Building Code series will apply) requirements and all other applicable construction codes, ordinances and regulations in effect. 2. Provisions for Cal Green shall be implemented onto plans and certification shall be provided by a third party as required by the Building Division. Specific water, waste, low VOC, and related conservation measures shall be shown on plans. Construction shall conform to the current Cal Green Code. 7.2.a Packet Pg. 100 11 PC Resolution No. 2020-XX B. Plan Check – Items to be addressed prior to plan approval: 1. The occupant load shall be justified and if over 300 occupants, structural design for risk category III will be required per CBC Table 1604.5. Where actual occupant load is lower than code tabulation, a recorded covenant shall be recorded on the space for the occupant load. 2. The ADA parking area shall be altered to meet current CBC Chapter 11B requirements including restriping the stalls, adding truncated domes, and current $250 fine signs. 3. For rooftop work or other accessory structures, wind design of these components shall be done by a structural engineer. The minimum design load for wind in this area is 110 M.P.H. exposures “C” and the site is within seismic zone D or E. The applicant shall submit drawings and calculations prepared by a California State licensed Architect/Engineer with wet stamp and signature. 4. This project shall comply with the energy conservation requirements of the State of California Energy Commission. All lighting shall be high efficacy or equivalent per the current California Energy Code 119 and 150(k). 5. Indoor air quality shall be provided consistent with ASHRAE 62.2 as required per California Energy Code 150(o). 6. “Separate permit shall be required for all wall and monument signs” and shall be noted on plans. 7. An exit analysis shall be provided during plan check, showing occupant load for each space, exit width, exit signs, etc. 8. Plans shall reflect adequate exit requirements. The distance between required exits shall be ½ of the overall building diagonal dimension. 9. Fire Department approval shall be required. Fire prevention approval is required for the overall tenant improvement and sprinkler/fire protection system. C. Permit – Items required prior to building permit issuance: 1. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. The contractor shall complete all required forms and pay applicable deposits prior to permit. 7.2.a Packet Pg. 101 12 PC Resolution No. 2020-XX 2. AQMD notification is required at least 10 days prior to any demolition. Proof of notification is required at permit issuance. 3. All workers on the job shall be covered by workman’s compensation insurance under a licensed general contractor. Any changes to the contractor shall be updated on the building permit. D. Construction – Conditions required during construction: 1. The existing sewer line shall be inspected by the applicant to verify adequacy and current condition. If at any time the line is blocked or not in operation, all activity at the space shall cease until the line is back in operation. 2. Fire sprinklers are required to be approved through the LA County Fire Department. The location or relocation of heads shall be approved prior to installation and prior to rough frame inspection. 3. Occupancy of the facilities shall not commence unti l all California Building Code and State Fire Marshal regulations have been met. The buildings shall be inspected for compliance prior to occupancy. 4. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 5. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6’ high fence. 6. The project shall be protected by a construction fence to the satisfaction of the Building Official, and shall comply with the NPDES & BMP requirements (sand bags, etc.). All fencing shall be view obstructing with opaque surfaces. 7. The applicant shall first request and secure approval from the City for any changes or deviations from approved plans prior to proceeding with any work in accordance with such changes or deviations. 8. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for inspection. END 7.2.a Packet Pg. 102 UPDATED PARKING DEMAND ANALYSIS PROPOSED DIAMOND HILLS PLAZA HEALTH CLUB PROJECT Diamond Bar, California January 29, 2020 7.2.b Packet Pg. 103 January 29, 2020 Mr. Greg James McKently Malak Architects 35 Hugus Alley, Suite 200 Pasadena, CA 91103 LLG Reference No. 2.19.4115.1 Subject: Updated Parking Demand Analysis for the Proposed Diamond Hills Plaza Health Club Project Diamond Bar, California Dear Mr. James: As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Updated Parking Demand Analysis for Diamond Hills Plaza associated with the re- occupancy of existing retail space with a health club/fitness center (herein after referred to as Project. Diamond Hills Plaza is an existing mixed-use shopping center located along the west side of Diamond Bar Boulevard, between Cold Springs Lane and Fountain Springs Road in the City of Diamond Bar, California. Pursuant to our discussions and understanding of the City of Diamond Bar requirements, the preparation of a parking study is required as part of the review and approval process to ensure that adequate parking is provided upon completion of the Project and full occupancy of the shopping center. This parking study has been updated to address applicable City comments as provided on January 24, 2020. Diamond Hills Plaza is an established mixed-used retail center with a total floor area of 203,181 square-feet (SF). The current tenant mix, which occupies 176,561 SF, includes H-Mart, AAA and a variety of retail/commercial and restaurant/food uses. The remaining floor area of 26,620 SF consists of a mix of retail and restaurant/fast food floor area. It is our understanding that the proposed Project includes the renovation and re-occupancy of 21,440 SF of vacant retail designation space (former Rite Aid) with a Planet Fitness health/fitness club. The existing parking supply for Diamond Hills Plaza totals 944 spaces. This parking analysis evaluates the shopping center’s parking requirements based on the City of Diamond Bar Municipal Code, as well as the current shared parking methodology outlined in Urban Land Institute’s (ULI) Shared Parking, 2nd Edition and in consideration of the City of Diamond Bar Municipal Code, Section 22.30.050 7.2.b Packet Pg. 104 Mr. Greg James January 29, 2020 Page 2 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc – Reduction of off-street parking requirements for shared use, as well as parking- related comments provided by City staff in a letter to the Project Applicant, dated July 12, 2019. The study focused on the following:  Calculates the Code-based parking requirements for Diamond Hills Plaza based on the application of City Code parking ratios; for the health club use empirical studies of an existing Planet Fitness health club has been completed, with studies of an existing Diamond Bar health club (Crunch fitness) conducted per the direction of City staff (it is noted that the two health club are operated differently).  Estimates parking demand through the application of the Shared Parking concept  Includes existing parking demand surveys of Diamond Hills Plaza to establish current shared parking peak parking requirements for the current tenants and forecasts the aggregate parking demand of retail center at full occupancy with the application of shared parking methodology for the proposed Project based on anticipated mix of uses.  Compares survey plus shared parking demand against the existing/future parking supply, in order to identify any potential, operational surplus or deficiency in parking supply, inclusive of a zonal parking assessment to determine the potential displacement of available parking for other businesses with the proposed health club. Our method of analysis, findings, and conclusions are described in detail in the following sections of this report. PROJECT LOCATION AND DESCRIPTION Diamond Hills Plaza is located along the west side of Diamond Bar Boulevard, between Cold Springs Lane and Fountain Springs Road in the City of Diamond Bar, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the subject property in the context of the surrounding street system. Diamond Hills Plaza is an existing mixed-use retail center comprised of twelve (12) buildings with a total floor area of 203,181 SF. The current tenant mix, which occupies 174,061 SF, includes H-Mart, AAA and a variety of retail/commercial and restaurant/food uses. The remaining floor area of 26,620 SF consists of 2,707 SF of vacant retail floor area, 2,473 SF of vacant fast food floor area and the former 21,440 7.2.b Packet Pg. 105 Mr. Greg James January 29, 2020 Page 3 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc SF Rite Aid pharmacy store. Figure 2 presents an existing aerial photograph of the site and illustrates the existing buildings and parking areas. Table 1, located at the end of this letter report, following the figures, presents the tenant unit/address, most recent development tabulation/tenant mix and associated floor areas for the center, and hours of operations for the existing tenants. A review of Table 1 indicates the occupied floor area of 176,561 SF is a mix of retail, restaurant, office, medical office, bank, day care, studios and school uses, consisting of the following:  52,938 SF of retail floor area,  17,976 SF of inline food/restaurant floor area,  1,754 SF of fast food floor are,  59,165 SF of office floor area,  5,647 SF of medical/dental office floor area,  3,252 SF of service retail floor area,  10,647 SF of bank floor area,  7,450 SF of day care floor area,  5,510 SF of studio for arts, dance and martial arts floor area, and  12,222 SF of school for studios and non-degree school. The tenancy of the following vacant floor area will remain as is and consists of:  2,707 SF of retail space in Buildings 2781, 2807 and 21335B  2,473 SF of fast food floor area in Building 2709 The proposed Project and associated floor area consists of the following:  21,440 SF of former retail space to be converted to health club floor area in Building 2797 Parking Supply Based on a field assessment conducted in April 2019, the existing on-site parking supply for the center totals 944 spaces. For detailed study purposes, the parking areas were divided into eight (8) zones as illustrated on Figure 3. Table 2 provides a breakdown of the parking supply provided within each zone, which are identified as Zones A through H in Table 2. 7.2.b Packet Pg. 106 Mr. Greg James January 29, 2020 Page 4 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc PARKING SUPPLY-DEMAND ANALYSIS This parking analysis for the mixed-used development involves determining the expected parking needs, based on the size and type of proposed development components, versus the parking supply. In general, there are multiple methods that can be used to estimate the site’s peak parking needs. Two methods have been used in this analysis and include:  Application of City code requirements (which typically treats each tenancy type as a “stand alone” use at maximum demand).  Application of shared parking usage patterns by time-of-day (which recognizes that the parking demand for each tenancy type varies by time of day and day of week). The shared parking analysis starts with a code calculation for each tenancy type. For this assessment, current shared parking methodology outlined in Urban Land Institute’s (ULI) Shared Parking, 2nd Edition was utilized.  Existing parking demand surveys to determine the aggregate parking demand of current tenants, combined with application of shared parking evaluation methodologies for all proposed or existing vacant floor areas in the center. The shared parking methodology is concluded to be applicable to an existing development such as Diamond Hills Plaza because the individual land use types (i.e., eating establishments, retail shops, etc.) experience peak demands at different times of the day, day of the week and month of the year. CODE PARKING REQUIREMENTS The code parking calculation for Diamond Hills Plaza is based on the City’s requirements as outlined in Chapter 22.30 – Off-Street Parking and Loading Standards of the Municipal Code. The City’s Municipal Code specifies the following parking requirements, which may or may not be applicable to the proposed Project:  Shopping centers (shall use unsegregated parking area): 1 space for each 200 SF of gross floor area for centers of less than 20,000 SF and 1 space for each 250 SF of gross floor area for centers of 20,000 to 50,000 SF, and 1 space for each 300 SF of gross floor area for centers over 50,000 SF, plus 1 space for each 1,000 SF of outdoor display area. 7.2.b Packet Pg. 107 Mr. Greg James January 29, 2020 Page 5 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc  Retail general merchandise: 1 space for each 250 SF of gross floor area, plus 1 space for each 600 SF of storage area, and 1 space for each company vehicle, plus 1 space for each 1,000 SF of outdoor display area.  Restaurants, café, cafeterias: 1 space for each 75 SF of gross floor area for patrons, plus 1 space for each 300 SF of service area, plus one space for each 100 SF of outdoor dining area.  Restaurants, fast-food: 1 space for each 100 SF of gross floor area, plus 1 space for each 100 SF of outdoor dining area.  Offices, administrative, corporate: 1 space for each 400 SF of gross floor area.  Clinics, medical/dental office: 1 space for each 250 SF of gross floor area.  Banks and financial services: 1 space for each 300 SF of gross floor area.  Personal Services: 1 space for each 250 SF of gross floor area.  Child day care: 1 space for each 10 children, plus 1 space for each employee, plus 1 space for each vehicle used in conjunction with the use, plus permanent drop-off area as approved by the director.  Health/fitness clubs: 1 spaces for each 150 SF of gross floor area.  School - Studios and non-degree schools: 1 space for each 200 SF of gross floor area, plus 1 space for each employee.  Studios for art, dance and martial arts: 1 space for each 150 SF of gross floor area, plus 1 space for each employee.  Recycling Bins: 3 spaces per direction of city staff. Based on the review of the Project site plan and the current and proposed tenant mix, the Project fits the city’s definition of “Shopping Center”. Therefore, a parking ratio of 1 space per 300 SF has been applied to Project’s commercial retail/food uses. For all other uses, the appropriate parking rate was applied. Table 3 presents the code parking requirements for the existing development plus the proposed tenant mix. As shown, this application of City parking ratios to the existing and proposed mix of uses of Diamond Hills Plaza results in a total parking requirement of 786 parking spaces, of which a net of 143 spaces could be attributed to the proposed health club. With an existing parking supply of 944 spaces, a theoretical code surplus of 158 spaces is calculated. However, the specific tenancy mix of the Project provides an opportunity to share parking spaces based on the utilization profile of each included land use component. The following section calculates the parking requirements for the Project based on the shared parking methodology approach. 7.2.b Packet Pg. 108 Mr. Greg James January 29, 2020 Page 6 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc SHARED PARKING ANALYSIS Shared Parking Methodology Accumulated experience in parking demand characteristics indicates that a mixing of land uses results in an overall parking need that is less than the sum of the individual peak requirements for each land use. Due to the existing and proposed mixed -use characteristics of the Center, opportunities to share parking likely occur now and can be expected to continue with full occupancy and completion of the proposed P roject. The objective of this shared parking analysis is to forecast the peak parking requirements for the project based on the combined demand patterns of different tenancy types at the site. Shared parking calculations recognize that different uses often experience individual peak parking demands at different times of day, days of the week, or months of the year. When uses share common parking footprints, the total number of spaces needed to support the collective whole is determined by adding parking profiles (by time of day for weekdays versus weekend days), rather than individual peak ratios as represented in the City of Diamond Bar Municipal Code. In that way, the shared parking approach starts from the City’s own code ratios and results in the “d esign level” parking supply needs of a site. There it is an important common element between the traditional "code" and the shared parking calculation methodologies; the peak parking ratios or "highpoint" for each land use's parking profile typically equals the "code" parking ratio for that use. The analytical procedures for shared parking analyses are well documented in the Shared Parking, 2nd Edition publication by the Urban Land Institute (ULI). Shared parking calculations for the analysis utilize hourly parking accumulations developed from field studies of single developments in free-standing settings, where travel by private auto is maximized. These characteristics permit the means for calculating peak parking needs when land use types are combined. Further, the shared parking approach will result, at other than peak parking demand times, in an excess amount of spaces that will service the overall needs of the project. Key inputs in the shared parking analysis for each land use include:  Peak parking demand by land use for visitors and employees.  Adjustments for alternative modes of transportation, if applicable. 7.2.b Packet Pg. 109 Mr. Greg James January 29, 2020 Page 7 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc  Adjustment for internal capture (captive versus non-captive parking demand), if applicable.  Hourly variations of parking demand.  Weekday versus weekend adjustment factors  Monthly adjustment factors to account for variations of parking demand over the year.  City of Diamond Bar Parking Ratios per Chapter 22.30 – Off-Street Parking and Loading Standards in the City of Diamond Bar Municipal Code. It should be noted that the “demand” results of the shared parking calculation are intended to be used directly for comparison to site supply. No further adjustments or contingency additions are needed because such contingencies are already built into the peak parking ratios and time of day profiles used in the calculation. Shared Parking Ratios and Profiles The code requirement of 1 space per 300 SF for “Shopping Center” includes inline food uses and other retail commercial uses which assumes some form of shared parking between the two. Therefore, to provide a realistic shared parking forecast, the code requirement of individual uses has been assumed. For this assessment a code requirement of 4 spaces per 1,000 SF was applied to retail uses. For all other users the parking ratios mentioned previously in the code section were used directly for each of the land uses. The hourly parking demand profiles (expressed in percent of peak demand) utilized in this analysis and applied to the Center are based on profiles developed by the Urban Land Institute (ULI) and published in Shared Parking, 2nd Edition. The ULI publication presents hourly parking demand profiles for several general land uses: office, retail, restaurant, health club, cinema, residential (Central Business District: CBD and non-CBD), hotel (consisting of separate factors for guest rooms, restaurant/lounge, conference room, and convention area). These factors present a profile of parking demand over time and have been used directly, by land use type, in the analysis of this project. The ULI profiles of parking demand have been used directly, by land use type, in the analysis of this site and are applied to the City’s applicable parking ratio. The ULI retail use profiles are applied directly. In doing so, there is an intermediate step in expressing ULI profiles as a percentage of the week-long peak, thus arriving at a weekday profile and weekend profile each expressed as a percentage of the baseline parking ratio (ULI actually starts with separate ratios for weekday and weekend day, and develops profiles for each accordingly; we’ve found it more convenient to 7.2.b Packet Pg. 110 Mr. Greg James January 29, 2020 Page 8 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc translate both profiles to a percent of expected maximum demand, which, for retail, turns out to be on a Saturday). The resulting profiles represent the most likely hourly parking demand profile, and are applied to the City’s retail parking ratio of 4 spaces per 1000 SF. Peak demand for retail uses occurs between 1:00 PM–2:00 PM on weekdays, and 2:00 PM–4:00 PM on weekends. The retail profiles were also used for service retail, art/dance studios and school uses. The ULI Shared Parking publication includes several categories for restaurants. For this analysis, the parking profile for fine/casual dining restaurant, family restaurant, and fast food uses were all utilized as each of the categories match the current restaurant tenant mix at the Project site. Like the retail profiles, the restaurant profiles are derived exactly from the ULI baseline. The restaurant-parking ratio utilized in this analysis exactly matches the City code rate for those tenants where food consumption is primarily on-site. According to the Shared Parking publication, family restaurant uses peak demand occurs between 12:00 PM and 1:00 PM on weekdays and weekends, whereas, fast- food restaurant uses peak demand occurs between 12:00 PM and 2:00 PM on weekdays and weekends. Relative to the proposed Project, the City has requested that empirical data be utilized from the Crunch Fitness located in the shopping center on the northeast corner of Diamond Bar Boulevard at Grand Avenue in the City of Diamond Bar for a weekday and weekend. As a result hourly parking demand counts were collected at Crunch Fitness to derive empirical parking ratios and parking profiles specific to a health club use. The parking ratio and hourly parking profiles utilized for the proposed 21,440 SF Planet Fitness was derived using empirical data from actual observed parking demand counts conducted by National Data and Surveying Services (NDS) on Friday, August 16, 2019 and Saturday, August 17, 2019. These parking demand counts were collected during Crunch Fitness operating hours on a Friday between 5:00 AM - 8:00 PM and on Saturday between 7:00 AM – 6:00 PM. It should be noted that Crunch Fitness Diamond Bar has Zumba Class that frequently occur, therefore the parking ratios and profiles developed vary from what has been observed at Planet Fitness facilities. Planet Fitness does not have large group activities/class. However, per the direction of the City this report looks at the implications of a health club with similar operational characteristics of a Crunch Fitness. The existing Crunch Fitness Diamond Bar facility has a building size of 16,800 SF. Based on an observed peak parking demand of 106 spaces (which occurred at 8:00 AM on Friday), an empirical peak parking demand rate of 6.31 spaces per 1,000 SF 7.2.b Packet Pg. 111 Mr. Greg James January 29, 2020 Page 9 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc was calculated. In order to reflect peak-January health club characteristics, per ULI Shared Parking, a seasonal adjustment factor was applied which translates to a “design” ratio of 9.01 spaces per 1,000 SF. Appendix A contains the empirical parking demand data for the Crunch Fitness Diamond Bar along with monthly adjustment factors identified in the ULI. As noted above, Crunch Fitness Diamond Bar has large classes which Planet Fitness does not. Therefore, hourly parking demand counts were collected at an existing Planet Fitness facility to derive empirical parking ratios and parking profiles specific to Planet Fitness. The parking ratio and hourly parking profiles utilized for the proposed 21,440 SF Planet Fitness was derived using empirical data from actual observed parking demand counts conducted by National Data and Surveying Services (NDS) on Saturday, July 15, 2017 and Monday, July 17, 2017. These parking demand counts were collected at a Planet Fitness located in the City of Laguna Niguel at 30272 Crown Valley Parkway, between 6:00 AM and 8:00 PM. This existing Planet Fitness is similar in size and located in a similar setting within exis ting neighborhood shopping center. The existing Laguna Niguel Planet Fitness has a building size of 18,820 SF. Based on an observed peak parking demand of 67 spaces (which occurred at 11:00 AM on Saturday), an empirical peak parking demand rate of 3.56 spaces per 1,000 SF was calculated. In order to reflect peak-January health club characteristics, per ULI Shared Parking, a seasonal adjustment factor was applied which translates to a “design” ratio of 5.48 spaces per 1,000 SF. Please note that during all other months the actual parking ratio is anticipated to be substantially lower. Appendix A contains the empirical parking demand data for the Laguna Niguel Planet Fitness along with monthly adjustment factors identified in the ULI. For office uses, the parking profile in the ULI publication was used and applied to the City’s Parking Code ratio of 1 space per 400 SF of floor are to forecast its weekday and weekend hourly demand. Peak demand for office occurs between 10:00 AM– 11:00 AM and 2:00 PM–3:00 PM on weekdays, and 11:00 AM–12:00 PM on weekends. The medical/dental office profiles were also directly derived from ULI. The peak - parking ratio for medical/dental office uses exactly equals the City’s Parking Code requirement of 4 spaces per 1000 SF of floor area. Peak demand for medical/dental office occurs between 10:00 AM–12:00 PM and 2:00 PM-4:00PM on weekdays and 10:00 AM–12:00 PM on weekends. 7.2.b Packet Pg. 112 Mr. Greg James January 29, 2020 Page 10 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc For bank uses, the parking profile in the ULI publication was used and applied to the City’s Parking Code rati o of 1 space per 300 SF of floor are to forecast its weekday and weekend hourly demand. Peak demand for bank occurs between 10:00 AM– 11:00 AM and 5:00 PM–6:00 PM on weekdays, and 11:00 AM–12:00 PM on weekends. The day care center/pre-school parking profile for Kiddie Academy was based on the operational characteristics that LLG has compiled on similar Kiddie Academy sites. The peak-parking ratio for proposed day care center / pre-school exactly equals the City’s Parking Code requirement of 1 space per 10 children plus 1 space for each employee. Per the direction of City staff the existing recycling bins onsite would require 3 parking spaces. To be conservative the 3-space requirement for the recycling bins were assumed to be occupied throughout the entire day. As noted earlier, no monthly adjustment factors were applied to account for variations of parking demand over the year to provide a conservative parking demand forecast. Application of Shared Parking Methodology with Crunch Fitness Data Tables 4 and 5 present the overall weekday and weekend parking demand profiles for the Center based on the shared parking methodology, assuming full occupancy of the center and including the proposed Project based on Crunch Fitness data. Columns (1) through (10) of these tables present the parking accumulation characteristics and parking demand of the existing uses for the hours of 6:00 AM to midnight. Columns (11) through (13) present the re-occupancy of existing vacancies and future improvements. Columns (14) through (15) presents the expected joint-use parking demand for the Center on an hourly basis and further presents the hourly parking surplus/deficiency for the proposed Project compared to the existing parking supply of 944 spaces. Review of Tables 4 and 5 indicates that the future full occupancy weekday peak parking demands will occur at 1:00 AM with peak demands of 794 spaces. Based on the proposed parking supply of 944 spaces, the peak demand hours on a weekday will yield a surplus of 150 spaces. On a weekend the peak parking demand will occur at 12:00 PM with a peak demand of 706 spaces resulting in a surplus of 238 spaces. Appendix B contains the detailed weekday and weekend shared parking worksheets. 7.2.b Packet Pg. 113 Mr. Greg James January 29, 2020 Page 11 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc Figures 4 and 5 graphically illustrate the weekday and weekend hourly parking demand forecast for the Project, respectively. Each land use component and its corresponding hourly Shared Parking demand for various mixes of uses, which were presented in Tables 4 and 5, are depicted in these two figures relative to a shared parking supply of 944 spaces. A review of these figures indicate that the Project’s existing parking supply of 944 spaces will adequately accommodate Diamond Hills Plaza’s weekday and weekend hourly shared parking demand of all existing and future uses, including the proposed health club, for all morning, midday, afternoon and evening hours. Application of Shared Parking Methodology with Planet Fitness Data Tables 6 and 7 are setup similar to Tables 4 and 5 with the exception that the health club ratios and profiles derived specific to Planet Fitness were utilized for the weekday and weekend. Review of Tables 6 and 7 indicates that the future full occupancy weekday peak parking demands will occur at 1:00 AM with peak demands of 766 spaces. Based on the proposed parking supply of 944 spaces, the peak demand hours on a weekday will yield a surplus of 178 spaces. On a weekend the peak parking demand will occur at 12:00 PM with a peak demand of 719 spaces resulting in a surplus of 225 spaces. Appendix B contains the detailed weekday and weekend shared parking worksheets. Figures 6 and 7 graphically illustrate the weekday and weekend hourly parking demand forecast for the Project, respectively. Each land use component and its corresponding hourly Shared Parking demand for various mixes of uses, which were presented in Tables 6 and 7, are depicted in these two figures relative to a shared parking supply of 944 spaces. A review of these figures indicate that the Project’s existing parking supply of 944 spaces will adequately accommodate Diamond Hills Plaza’s weekday and weekend hourly shared parking demand of all existing and future uses, including the proposed health club, for all morning, midday, afternoon and evening hours. Survey Plus Shared Parking Application to the Project and Vacant Floor Area with Crunch Fitness Data To assess the actual parking demands of Diamond Hills Plaza, in combination with the Project’s parking requirements , utilization of the actual field study data of the subject property for the existing tenancies that was collected in August 2019 has been combined with ULI shared parking techniques applied to the proposed Project and vacant floor area/proposed tenant mix assuming full occupancy of the center and 7.2.b Packet Pg. 114 Mr. Greg James January 29, 2020 Page 12 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc including the proposed Project based on Crunch Fitness data (empirical parking rate and parking profile). Tables 8 and 9 summarize the results of this approach. Appendix C presents the parking demand counts collected at Diamond Hills Plaza on a Friday and Saturday. Column (1) of Tables 8 and 9 presents a summary of the weekday (Friday) and weekend (Saturday) parking survey data collected at the site for Parking Zones A through N, as summarized in Appendix A. Columns (2) through (4) present the parking accumulation characteristics of the anticipated mix of uses proposed by the Project and occupancy of existing vacant retail and food use floor area, respectively. Column (5) presents the expected joint-use parking demand for the entire site on an hourly basis, while Column (6) summarizes the hourly parking surplus/deficiency for the Project compared to an adjusted parking supply of 944 spaces. As presented in Tables 8 and 9, the forecast peak parking demand would total 727 parking spaces at 4:00 PM, which results in a minimum functional surplus of 217 spaces. Peak overall demands on a Weekend are forecast at 588 spaces at 11:00 AM and 12:00 PM, for a minimum functional surplus of 356 spaces. Therefore, we conclude that there is adequate parking on site to accommodate the existing vacant retail and vacant food use along with the proposed Project based on Crunch Fitness data. Figures 8 and 9 graphically illustrate the weekday and weekend hourly parking demand forecast for the Project, respectively. Each land use component and its corresponding hourly Shared Parking demand for various mixes of uses, which were presented in Tables 8 and 9, are depicted in these two figures relative to a shared parking supply of 944 spaces. A review of these figures indicate that the Project’s proposed parking supply of 944 spaces will adequately accommodate Diamond Hills Plaza’s weekday and weekend hourly shared parking demand of all existing and future uses, including the proposed Project, for all morning, midday, afternoon and evening hours. Based on LLG’s experience, the surpluses identified in the shared parking analysis finding coupled with the functional parking surplus indicated by the “blended” results indicate an adequate parking supply following full center occupancy with the proposed improvements. Although the site holistically provides adequate parking to accommodate the existing tenants and proposed Planet Fitness forecasted parking demands, parking zones (Zone E and Zone F) located directly in front of the proposed Planet Fitness may impact parking near H Mart which is located south of the proposed Planet Fitness. Therefore, 7.2.b Packet Pg. 115 Mr. Greg James January 29, 2020 Page 13 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc a zonal assessment has been conducted for the parking field in front of Planet Fitness to assess the potential displacement of parking and identify its effect on the surrounding parking. Tables 10 and 11 further present the parking zonal breakdown for Zones F, E, D, C and A with the inclusion of the proposed Planet Fitness for the weekday and weekend, respectively. These five parking zones, as illustrated in Figure 3, are located in front of H Mart and the proposed Planet Fitness. Figures 10 and 11 graphically illustrate the weekday and weekend hourly zonal parking demand forecast for Zones F, E, D, C and A, respectively. Figures 10 and 11 present the existing and forecasted hourly demands, which were presented in Tables 10 and 11, depicted in these two figures relative to the existing and proposed parking supply for each zone. A review of these figures indicates that weekday demands would displace up to 120 vehicles out of the parking area directly in front of Planet Fitness (Zone F). This displacement would continue into Zone E displacing up to 104 vehicles out of Zone E into Zone D. This displacement would continue into Zone D displacing up to 84 vehicles out of Zone D into Zone C. This displacement would continue into Zone C displacing up to 77 vehicles out of Zone C into Zone A. This displacement would continue into Zone A displacing up to 73 vehicles out of Zone A into Zone B. This displacement would continue into Zone B displacing up to 62 vehicles out of Zone C into Zone H. This displacement would continue into Zone H displacing up to 14 vehicles out of Zone H into Zone J. The weekend demands would displace up to 23 vehicles out of the parking area directly in front of Planet Fitness (Zone F). This displacement would continue into Zone E, D, C, and A. Survey Plus Shared Parking Application to the Project and Vacant Floor Area with Planet Fitness Data Tables 12 and 13 are setup similar to Tables 8 and 9 with the exception that the health club ratios and profiles derived specific to Planet Fitness were utilized for the weekday and weekend. As presented in Tables 12 and 13, the forecast peak parking demand would total 665 parking spaces at 12:00 PM, which results in a minimum functional surplus of 279 spaces. Peak overall demands on a Weekend are forecast at 611 spaces at 11:00 AM, for a minimum functional surplus of 333 spaces. Therefore, we conclude that there is adequate parking on site to accommodate the existing vacant retail and vacant food use along with the proposed Project based on Planet Fitness data. Figures 12 and 13 graphically illustrate the weekday and weekend hourly parking demand forecast for the Project, respectively. Each land use component and its corresponding hourly Shared Parking demand for various mixes of uses, which were 7.2.b Packet Pg. 116 Mr. Greg James January 29, 2020 Page 14 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc presented in Tables 12 and 13, are depicted in these two figures relative to a shared parking supply of 944 spaces. A review of these figures indicate that the Project’s proposed parking supply of 944 spaces will adequately accommodate Diamond Hills Plaza’s weekday and weekend hourly shared parking demand of all existing and future uses, including the proposed Project, for all morning, midday, afternoon and evening hours. Although the site holistically provides adequate parking to accommodate the existing tenants and proposed Planet Fitness forecasted parking demands, parking zones (Zone E and Zone F) located directly in front of the proposed Planet Fitness may impact parking near H Mart which is located south of the proposed Planet Fitness. Therefore, a zonal assessment has been conducted for the parking field in front of Planet Fitness to assess the potential displacement of parking and identify its effect on the surrounding parking. Tables 14 and 15 further present the parking zonal breakdown for Zones F, E, D, C and A with the inclusion of the proposed Planet Fitness for the weekday and weekend, respectively. These five parking zones, as illustrated in Figure 3, are located in front of H Mart and the proposed Planet Fitness. Figures 14 and 15 graphically illustrate the weekday and weekend hourly zonal parking demand forecast for Zones F, E, D, C and A, respectively. Figures 14 and 15 present the existing and forecasted hourly demands, which were presented in Tables 14 and 15, depicted in these two figures relative to the existing and proposed parking supply for each zone. A review of these figures indicates that weekday demands would displace up to 32 vehicles out of the parking area directly in front of Planet Fitness (Zone F). This displacement would continue into Zone E displacing up to 17 vehicles out of Zone E into Zone D. This displacement would continue into Zone D displacing up to 3 vehicles out of Zone D into Zone C. The weekend demands would displace up to 31 vehicles out of the parking area directly in front of Planet Fitness (Zone F). This displacement would continue into Zone E, D, C and A. Therefore, to help manage parking demands of the existing tenants and the proposed health club in the immediate vicinity of the Proposed Planet Fitness it is recommended that a Parking Management Plan (PMP) be implemented to minimize customer disruption. 7.2.b Packet Pg. 117 Mr. Greg James January 29, 2020 Page 15 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc PARKING MANAGEMENT PLAN This Parking Management Plan (PMP) outlines the proposed allocation of parking supply on site and key parking management strategies to maximize the availability of parking for customers and employees of the Diamond Hills Plaza. PMP measures Specific PMP measures relative to the employee parking operation, Planet Fitness customers/members and short-term parking for customers are described below, and were developed based on the following objectives:  The PMP shall identify where the retail/commercial employees park within the site. Approximately 130 spaces will be required to accommodate the parking demand of employees of the retail center during the weekday and weekend peak hours. Employees shall be directed to park in the rear of the site given the spaces are currently underutilized.  Planet Fitness shall inform customers/members to primarily park in Zones H and J, thereby eliminating the Project’s potential parking impacts within Zone E and Zone F, as well as Zone C and Zone D, which is located in front of H Mart and the proposed health club.  The PMP should identify where location of short-term parking spaces for service retail uses and/or food uses (take-out/curb side service, etc.). 1. The Property Owner/Property Management Company shall work with tenants of the retail center to implement an employee parking program, with the goal of providing convenient and accessible shopping experience for the customers of the retail center and to leave the most desirable parking spaces for use by customers. Based on the current conditions at the center the most underutilized area is the rear of the site located in Zone N. The employee parking program shall direct employees to park in Zone N. The Property Owner/Propert y Management Company shall periodically monitor the site and make adjustments to the employee parking program as needed. The employee parking spaces shall be identified with a white or yellow circle. It should be noted that although employees will be directed to park in Zone N these spaces will still be available for customer use. Figure 16 highlights where the employees should be directed to park. 2. Planet Fitness shall develop a policy that will direct/encourage customers/ members to utilize available parking and primarily park in Zones H and J. Below are a few strategies that could be implemented by Planet Fitness to encourage customers/members to utilize the available parking in Zones H and J.  Have employees directing customers/members where to park when entering Planet Fitness. 7.2.b Packet Pg. 118 Mr. Greg James January 29, 2020 Page 16 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc  At the front desk include materials directing customers/members where to park.  Disseminate emails/pamphlets periodically to customers/members directing them where to park. Figure 16 also highlights where the customers/members of Planet Fitness should be directed to park. 3. Property Owner/Property Management will work with tenants of the retail center to identify the need for “short term/time restricted spaces” on an as need basis, dependent on the needs of the proposed retail and/or food use. The short-term spaces may be used for “curbside/take out” and/or for service retail-type users. The number and location of spaces will be determined by Property Owner/Property Management and the existing/potential tenants. Property Owner/Property Management will work closely with the tenants to insure that both employees and property management work together to provide the best shopping experience for the customers, as well as allowing the most desirable parking spaces to be accessed by the customers rather than the employees. SUMMARY OF FINDINGS AND CONCLUSIONS 1. Diamond Hills Plaza is an established mixed-use retail center with a total floor area of 203,181 square-feet (SF). The current tenant mix, which occupies 176,561 SF, includes H-Mart, AAA and a variety of retail/commercial and restaurant/food uses. The remaining floor area of 26,620 SF consists of 2,707 SF of vacant retail floor area, 2,473 SF of vacant fast food floor area and 21,440 SF of vacant retail space (former Rite Aid), which is proposed to be converted to health club space. The existing parking supply for Diamond Hills Plaza totals 944 spaces. 2. Direct application of City parking codes to the existing and proposed mix of uses results in a total parking requirement of 786 parking spaces. When compared against the existing parking supply of 944 spaces the Center has a theoretical surplus of 158 spaces. 3. Given the mix of tenancies within the existing retail/commercial center, a shared parking analysis has been prepared and indicates that the available shared parking supply of 944 spaces will be sufficient to meet the projected peak parking demands of existing and proposed uses based on either Crunch Fitness data or Planet Fitness data. The weekday and weekend scenarios result in a surplus in excess of 150- 7.2.b Packet Pg. 119 Mr. Greg James January 29, 2020 Page 17 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29- 2020.doc space. Hence, it is concluded that adequate parking will be provided for the proposed Planet Fitness. 4. A zonal assessment has been completed for the area adjacent to the proposed Planet Fitness. As a result, Planet Fitness will displace vehicles to other areas. To minimize Planet Fitness’s effect on the surrounding commercial users it is recommended that PMP measures be implemented to minimize customer disruption. * * * * * * * * * * We appreciate the opportunity to prepare this analysis for the proposed Diamond Hills Plaza Project and the City of Diamond Bar. Should you have any questions or need additional assistance, please do not hesitate to call me at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Richard E. Barretto, P.E. Principal cc: Shane S. Green, P.E., LLG Attachments 7.2.b Packet Pg. 120 7.2.bPacket Pg. 121 7.2.bPacket Pg. 122 7.2.bPacket Pg. 123 7.2.bPacket Pg. 124 7.2.bPacket Pg. 125 7.2.bPacket Pg. 126 7.2.bPacket Pg. 127 7.2.bPacket Pg. 128 7.2.bPacket Pg. 129 7.2.bPacket Pg. 130 7.2.bPacket Pg. 131 7.2.bPacket Pg. 132 7.2.bPacket Pg. 133 7.2.bPacket Pg. 134 7.2.bPacket Pg. 135 7.2.bPacket Pg. 136 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 1 EXISTING AND PROPOSED PROJECT DEVELOPMENT SUMMARY [1] DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Building Tenant Land Use Hours of Operation Retail Inline Food/ Restaurant Fast Food Office Medical/ Dental Office Service Retail Bank Day Care Studio School Health/ Fitness Club Recycling Facility 2705 Office Building Office M-F: 8am - 5pm, Sat/Sun: Closed 36,245 36,245 SF 2711 Chase Bank M-F: 9am - 6pm, Sat: 9am - 4pm, Sun: Closed 3,431 3,431 SF ATM --Bank --150 150 SF 2751 Orchepia Music School School Wed-F: 2:30pm - 7pm, Sat: 9am - 2pm, Sun-Tu: Closed 10,000 10,000 SF 2753A Bait Clothing Retail M-Th: 11am - 7pm, F/Sat: 11am - 8pm, Sun: 11am - 6pm 2,220 2,220 SF 2753B Dance Fitness Studio M-Sun: 8am - 10pm 2,280 2,280 SF 2755 Total Image Concepts Salon Personal Services Tu-F: 10am - 6:30pm, Sat: 9am - 6:30pm, Sun: 10am - 5pm, M: Closed 900 900 SF 2757 Kumon School M/W/Th: 10am - 6pm, Tu/F: 10am - 7pm, Sat/Sun: Closed 900 900 SF 2759 Tea Rush Inline Food/Restaurant M-Sat: 11am - 9pm, Sun: 11:30am - 9pm 903 903 SF 2761 Snowy Village Inline Food/Restaurant M-Th: 12pm - 9:30pm, F: 12pm - 10pm, Sat: 11am - 10pm, Sun: 11am - 9:30pm 1,112 1,112 SF 2763 101 Café Inline Food/Restaurant M-Sun: 11am - 9:30pm 1,698 1,698 SF 2767 Bakery Café Inline Food/Restaurant N/A 907 907 SF 2769 Tasty Box Inline Food/Restaurant M-Sun: 11am - 8pm 1,212 1,212 SF 2771 Optometry Dr. Ami Patel Medical/Dental Tu: 11am - 7pm, W-F: 10am - 6pm, Sat: 9am - 4pm, Sun/M: Closed 1,214 1,214 SF 2773 Shisheido Cosmetics Retail M-Sat: 10am - 7pm, Sun: 11am - 6pm 1,214 1,214 SF 2775A Soma Music Academy Studio M-F: 1pm - 8pm, Sat: 9am - 2pm, Sun: Closed 1,214 1,214 SF 2775B Red Persimmon Nails Personal Services M-Sat: 9:30am - 7pm, Sun: 10am - 5pm 1,214 1,214 SF 2777 Pho Hana Inline Food/Restaurant M-Sun: 10am - 10pm 1,759 1,759 SF 2779 Curry India Bistro Inline Food/Restaurant M-Sun: 11am - 9pm 2,999 2,999 SF 2781/2783 HSBC Bank M-W/F: 9am - 5pm, Th: 9am - 6pm, Sat: 9am - 1pm, Sun: Closed 5,000 5,000 SF 2785 Kennedy's Realty Office M-Sun: 9am - 6pm 2,920 2,920 SF 2801 Palace Beauty Retail M-Sun: 10am - 8pm 2,400 2,400 SF 2803 Shabu Shabu Inline Food/Restaurant N/A 2,400 2,400 SF 2809 Bank of Hope Bank M-Th: 9am - 5pm, F: 9am - 6pm, Sat: 9am - 1pm, Sun: Closed 2,066 2,066 SF 2825 H-Mart Retail M-Sun: 8am - 10pm 45,000 45,000 SF 2825 ArmBar Recycling Center INC Recycling Bin M-Sat: 9am - 5pm, Sun: 10am - 2pm ------ 2837 Starbucks Fast Food M-Th: 5am - 9pm, F: 5am - 10:30pm, Sat: 5:30am - 10pm, Sun: 5:30am - 8:30pm 1,754 1,754 SF 2839A Young Dong Tofu House Restaurant M-Sun: 11am - 9:30pm 2,205 2,205 SF 2839B Flame Broiler Inline Food/Restaurant M-F: 10:30am - 8pm, Sat: 11am - 5pm, Sun: Closed 1,408 1,408 SF 2841B DB Smiles Medical/Dental M: 8:30am - 6pm, Tu/Th: 9am - 6pm, W: 8:30am - 7pm, F: 8:30am - 4:30pm, Sat: 7am - 3pm, Sun: Closed 3,038 3,038 SF 2841C Kokio Chicken Inline Food/Restaurant M/Tu: 11:30am - 10:30pm, W-Sat: 11:30am - 11:30pm, Sun: 12pm - 10:30pm 1,373 1,373 SF 2843 AAA Office M-F: 9am - 5pm, Sat: 8am - 4pm, Sun: Closed 20,000 20,000 SF 21335A JP US Taekwondo Studio M-Sat: 11am - 8pm, Sun: 2pm - 7pm 2,016 2,016 SF 21341 Masil Retail M-Sat: 11am - 8pm, Sun: 2pm - 7pm 910 910 SF 21343 Foot Spa Personal Services M-Sun: 10am - 10pm 1,138 1,138 SF 21345 Amor Skin Clinic Medical/Dental M-Sat: 9am - 8pm, Sun: Closed 1,395 1,395 SF 21347 GNC Retail M-F: 10am - 8pm, Sat: 10am - 6pm, Sun: 12pm - 6pm 1,194 1,194 SF 21349 Pine Edu School M: 2:30pm - 8:30pm, Tu-Th: 12:30pm - 8:30pm, Sat: 8:30am - 4:30pm, F/Sun: Closed 1,322 1,322 SF 21385 Kiddie Academy Day Care M-F: 6:30am - 6:30pm, Sat/Sun: Closed 7,450 7,450 SF Existing Subtotal 52,938 17,976 1,754 59,165 5,647 3,252 10,647 7,450 5,510 12,222 0 0 176,561 SF 2709 Vacant Fast Food To Be Determined 2,473 2,473 SF 2797 Proposed Gym Health/Fitness Club To Be Determined 21,440 21,440 21,440 SF 2807 Vacant Retail To Be Determined 1,600 1,600 SF 21335B Vacant Retail To Be Determined 1,107 1,107 SF VACANT/PROPOSED SUBTOTAL 2,707 0 2,473 0 0 0 0 0 0 0 21,440 21,440 26,620 SF TOTAL 55,645 17,976 4,227 59,165 5,647 3,252 10,647 7,450 5,510 12,222 21,440 21,440 203,181 SF Percentage Land Use Mix:27.4%8.8%2.1%29.1%2.8%1.6%5.2%3.7%2.7%6.0%10.6%10.6% Notes: [1] Source: Diamond Hills Plaza, tenant information supplemented with field observations conducted by LLG in April 2019. 100.0% Building Size (SF) 7.2.b Packet Pg. 137 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 2 SUMMARY OF EXISTING PARKING SUPPLY [1] DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Zone Regular [2]Handicapped Clean Air Time Restricted Total A[2]53 1 0 0 54 B 15 2 0 0 17 C 151 3 0 0 154 D 215 2 0 2 219 E 190 6 3 0 199 F 72 26 0 6 104 G 39 0 0 0 39 H 158 0 0 0 158 Total 893 40 3 8 944 Notes: [1] Plaza contains 4 cart return spaces, these have been excluded from the total parking supply. [2] Zone A contains 5 parking spaces that are being utilized with recycling bins, these spaces are not included in the total parking supply. 7.2.b Packet Pg. 138 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 3 CITY CODE PARKING REQUIREMENTS [1] DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use City of Diamond Bar Parking Ratio Spaces Required Existing Tenant Mix Retail 52,938 SF 1 space per 300 SF of GFA for centers over 50,000 SF, plus 1 space per 1,000 SF of outdoor display area.176 Inline food/ Restaurant 17,976 SF 1 space per 300 SF of GFA for centers over 50,000 SF, plus 1 space per 1,000 SF of outdoor display area.60 Fast Food 1,754 SF 1 space per 100 SF of GFA plus 1 space per 100 SF of outdoor dining area.18 Office 59,165 SF 1 space per 400 SF of GFA.148 Medical/Dental Office 5,647 SF 1 space per 250 SF of GFA. 23 Services Retail 3,252 SF 1 space per 300 SF of GFA for centers over 50,000 SF, plus 1 space per 1,000 SF of outdoor display area.11 Bank 10,647 SF 1 space per 300 SF of GFA for centers over 50,000 SF, plus 1 space per 1,000 SF of outdoor display area.35 Day Care 7,450 SF 1 space per 300 SF of GFA for centers over 50,000 SF, plus 1 space per 1,000 SF of outdoor display area.25 Studios - for Art, Dance and Martial Arts 5,510 SF 1 space per 150 SF of GFA plus 1 space per each employee. [2]40 School - Studios and Non-Degree Schools 12,222 SF 1 space per 200 SF of GFA plus 1 space per each employee. [3]70 Recycling Facility ----3 spaces [4]3 Vacant/Proposed Project Vacant/Proposed Retail 2,707 SF 1 space per 300 SF of GFA for centers over 50,000 SF, plus 1 space per 1,000 SF of outdoor display area.9 Vacant/Proposed Fast Food 2,473 SF 1 space per 100 SF of GFA plus 1 space per 100 SF of outdoor dining area.25 Health/Fitness Clubs 21,440 SF 1 space per 150 SF of GFA.143 609 177 786 944 158 [1] Source: City of Diamond Bar Municipal Code, Sec. 22.30.040 - Number of Parking Spaces Required. [3] Based on research/information, there are 9 employees. [2] Based on research/information, there are 3 employees. C. TOTAL PARKING CODE REQUIREMENT BASED ON FULL OCCUPANCY D. PROPOSED PARKING SUPPLY E. PARKING SURPLUS/DEFICIENCY (+/-) BASED ON FULL OCCUPANCY (D - C) [4] Per City staff direction the Recycling Facility has a parking requirement of 3 spaces. Size A. TOTAL OCCUPIED PARKING CODE REQUIREMENT B. TOTAL VACANT/PROPOSED PARKING CODE REQUIREMENT 7.2.b Packet Pg. 139 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 4 WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] – WITH CRUNCH FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Retail Family Restaurant Fast-Food Restaurant Office Medical/Dental Office Service Retail Bank Day Care Studio School Recycling Facilities Vacant Retail Vacant Fast Food Restaurant Proposed Health Club [3] Size 52.94 KSF 17.98 KSF 1.75 KSF 59.17 KSF 5.65 KSF 3.25 KSF 10.65 KSF 7.45 KSF 5.51 KSF 12.22 KSF 3.00 Bins 2.71 KSF 2.47 KSF 21.44 KSF Total Pkg Rate[2]4 /KSF 10 /KSF 2.5 /KSF 4 /KSF 4 /KSF 3.3 /KSF 4 /KSF 9.01 /KSF Spaces = Comparison w/ Gross 212 Spc.244 Spc.18 Spc.148 Spc.23 Spc.13 Spc.35 Spc.22 Spc.40 Spc.67 Spc.3 Spc.11 Spc.25 Spc.193 Spc.1,054 Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 6 50 1 4 0 0 0 4 1 2 3 0 2 66 139 805 7:00 AM 15 92 3 F 41 0 1 0 11 3 5 3 0 3 98 275 669 8:00 AM 39 110 4 104 19 2 19 16 7 13 3 2 5 193 536 408 9:00 AM 83 133 6 136 22 5 33 14 15 26 3 4 8 176 664 280 10:00 AM 133 150 10 148 23 8 35 12 25 42 3 7 15 168 779 165 11:00 AM 167 157 16 141 23 11 24 11 32 53 3 9 22 149 818 126 12:00 PM 184 171 18 124 13 12 24 12 35 58 3 10 25 97 786 158 1:00 PM 191 157 18 127 22 12 24 10 36 61 3 10 25 98 794 150 2:00 PM 184 98 17 148 23 12 28 11 35 58 3 10 23 97 747 197 3:00 PM 176 86 11 141 23 11 24 12 33 56 3 9 16 160 761 183 4:00 PM 176 86 10 124 22 11 30 13 33 56 3 9 14 181 768 176 5:00 PM 182 134 11 69 20 12 35 13 35 57 3 10 16 178 775 169 6:00 PM 182 140 16 35 15 12 0 7 35 57 3 10 22 183 717 227 7:00 PM 182 140 15 14 7 12 0 1 35 57 3 10 21 143 640 304 8:00 PM 156 140 10 10 3 9 0 0 29 50 3 8 13 106 537 407 9:00 PM 105 108 6 4 0 7 0 0 19 33 3 5 8 --298 646 10:00 PM 61 98 4 1 0 4 0 0 12 20 3 3 5 --211 733 11:00 PM 21 89 3 0 0 1 0 0 4 7 3 1 3 --132 812 12:00 AM 0 47 2 0 0 0 0 0 0 0 3 0 2 --54 890 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. [3] Crunch Fitness in Diamond Bar was not open during the entire desired parking demand analysis times. Dashes (--) signify times when Crunch Fitness was closed. ----See Table 3 See Table 3 See Table 3See Table 3 7.2.b Packet Pg. 140 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 5 WEEKEND SHARED PARKING DEMAND ANALYSIS [1] – WITH CRUNCH FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Retail Family Restaurant Fast-Food Restaurant Office Medical/Dental Office Service Retail Bank Day Care Studio School Recycling Facilities Vacant Retail Vacant Fast Food Restaurant Proposed Health Club [3] Size 52.94 KSF 17.98 KSF 1.75 KSF 59.17 KSF 5.65 KSF 3.25 KSF 10.65 KSF 7.45 KSF 5.51 KSF 12.22 KSF 3.00 Bins 2.71 KSF 2.47 KSF 21.44 KSF Total Pkg Rate[2]4 /KSF 10 /KSF 2.5 /KSF 4 /KSF 4 /KSF 3.3 /KSF 4 /KSF 9.01 /KSF Spaces = Comparison w/ Gross 212 Spc.244 Spc.18 Spc.148 Spc.23 Spc.13 Spc.35 Spc.22 Spc.40 Spc.67 Spc.3 Spc.11 Spc.25 Spc.193 Spc.1,054 Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 6 40 1 0 0 0 0 0 1 2 3 0 2 --55 889 7:00 AM 15 80 2 3 0 1 0 0 3 5 3 0 3 8 123 821 8:00 AM 34 126 4 9 19 2 17 2 6 10 3 2 5 44 283 661 9:00 AM 83 178 5 12 22 5 21 2 16 26 3 5 7 56 441 503 10:00 AM 121 223 10 13 23 8 29 2 23 38 3 7 14 60 574 370 11:00 AM 151 223 15 15 23 10 35 2 29 47 3 8 21 62 644 300 12:00 PM 178 244 17 13 13 11 33 2 34 56 3 9 24 69 706 238 1:00 PM 195 213 17 12 0 12 0 2 37 62 3 10 24 69 656 288 2:00 PM 212 172 16 9 0 13 0 2 40 67 3 11 22 81 648 296 3:00 PM 212 111 10 5 0 13 0 0 40 67 3 11 15 68 555 389 4:00 PM 204 121 10 3 0 13 0 0 38 64 3 11 13 73 553 391 5:00 PM 193 159 10 1 0 12 0 0 37 61 3 10 15 85 586 358 6:00 PM 172 180 15 1 0 11 0 0 33 54 3 9 20 39 537 407 7:00 PM 162 180 14 0 0 10 0 0 30 51 3 9 19 --478 466 8:00 PM 143 170 9 0 0 9 0 0 27 45 3 8 12 --426 518 9:00 PM 112 92 5 0 0 7 0 0 21 35 3 6 7 --288 656 10:00 PM 79 76 4 0 0 5 0 0 15 25 3 4 5 --216 728 11:00 PM 32 55 2 0 0 2 0 0 6 10 3 1 3 --114 830 12:00 AM 0 34 2 0 0 0 0 0 0 0 3 0 2 --41 903 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. [3] Crunch Fitness in Diamond Bar was not open during the entire desired parking demand analysis times. Dashes (--) signify times when Crunch Fitness was closed. ----See Table 3 See Table 3 See Table 3See Table 3 7.2.b Packet Pg. 141 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 6 WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] – WITH PLANET FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Retail Family Restaurant Fast-Food Restaurant Office Medical/Dental Office Service Retail Bank Day Care Studio School Recycling Facilities Vacant Retail Vacant Fast Food Restaurant Proposed Health Club Size 52.94 KSF 17.98 KSF 1.75 KSF 59.17 KSF 5.65 KSF 3.25 KSF 10.65 KSF 7.45 KSF 5.51 KSF 12.22 KSF 3.00 Bins 2.71 KSF 2.47 KSF 21.44 KSF Total Pkg Rate[2]4 /KSF 10 /KSF 2.5 /KSF 4 /KSF 4 /KSF 3.3 /KSF 4 /KSF 5.48 /KSF Spaces = Comparison w/ Gross 212 Spc.244 Spc.18 Spc.148 Spc.23 Spc.13 Spc.35 Spc.22 Spc.40 Spc.67 Spc.3 Spc.11 Spc.25 Spc.117 Spc.978 Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 6 50 1 4 0 0 0 4 1 2 3 0 2 56 129 815 7:00 AM 15 92 3 41 0 1 0 11 3 5 3 0 3 57 234 710 8:00 AM 39 110 4 104 19 2 19 16 7 13 3 2 5 70 413 531 9:00 AM 83 133 6 136 22 5 33 14 15 26 3 4 8 70 558 386 10:00 AM 133 150 10 148 23 8 35 12 25 42 3 7 15 56 667 277 11:00 AM 167 157 16 141 23 11 24 11 32 53 3 9 22 62 731 213 12:00 PM 184 171 18 124 13 12 24 12 35 58 3 10 25 59 748 196 1:00 PM 191 157 18 127 22 12 24 10 36 61 3 10 25 70 766 178 2:00 PM 184 98 17 148 23 12 28 11 35 58 3 10 23 52 702 242 3:00 PM 176 86 11 141 23 11 24 12 33 56 3 9 16 61 662 282 4:00 PM 176 86 10 124 22 11 30 13 33 56 3 9 14 72 659 285 5:00 PM 182 134 11 69 20 12 35 13 35 57 3 10 16 69 666 278 6:00 PM 182 140 16 35 15 12 0 7 35 57 3 10 22 66 600 344 7:00 PM 182 140 15 14 7 12 0 1 35 57 3 10 21 70 567 377 8:00 PM 156 140 10 10 3 9 0 0 29 50 3 8 13 62 493 451 9:00 PM 105 108 6 4 0 7 0 0 19 33 3 5 8 54 352 592 10:00 PM 61 98 4 1 0 4 0 0 12 20 3 3 5 27 238 706 11:00 PM 21 89 3 0 0 1 0 0 4 7 3 1 3 8 140 804 12:00 AM 0 47 2 0 0 0 0 0 0 0 3 0 2 0 54 890 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. ----See Table 3 See Table 3 See Table 3See Table 3 7.2.b Packet Pg. 142 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 7 WEEKEND SHARED PARKING DEMAND ANALYSIS [1] – WITH PLANET FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Retail Family Restaurant Fast-Food Restaurant Office Medical/Dental Office Service Retail Bank Day Care Studio School Recycling Facilities Vacant Retail Vacant Fast Food Restaurant Proposed Health Club Size 52.94 KSF 17.98 KSF 1.75 KSF 59.17 KSF 5.65 KSF 3.25 KSF 10.65 KSF 7.45 KSF 5.51 KSF 12.22 KSF 3.00 Bins 2.71 KSF 2.47 KSF 21.44 KSF Total Pkg Rate[2]4 /KSF 10 /KSF 2.5 /KSF 4 /KSF 4 /KSF 3.3 /KSF 4 /KSF 5.48 /KSF Spaces = Comparison w/ Gross 212 Spc.244 Spc.18 Spc.148 Spc.23 Spc.13 Spc.35 Spc.22 Spc.40 Spc.67 Spc.3 Spc.11 Spc.25 Spc.117 Spc.978 Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency) 6:00 AM 6 40 1 0 0 0 0 0 1 2 3 0 2 16 71 873 7:00 AM 15 80 2 3 0 1 0 0 3 5 3 0 3 43 158 786 8:00 AM 34 126 4 9 19 2 17 2 6 10 3 2 5 47 286 658 9:00 AM 83 178 5 12 22 5 21 2 16 26 3 5 7 64 449 495 10:00 AM 121 223 10 13 23 8 29 2 23 38 3 7 14 72 586 358 11:00 AM 151 223 15 15 23 10 35 2 29 47 3 8 21 85 667 277 12:00 PM 178 244 17 13 13 11 33 2 34 56 3 9 24 82 719 225 1:00 PM 195 213 17 12 0 12 0 2 37 62 3 10 24 65 652 292 2:00 PM 212 172 16 9 0 13 0 2 40 67 3 11 22 66 633 311 3:00 PM 212 111 10 5 0 13 0 0 40 67 3 11 15 62 549 395 4:00 PM 204 121 10 3 0 13 0 0 38 64 3 11 13 46 526 418 5:00 PM 193 159 10 1 0 12 0 0 37 61 3 10 15 52 553 391 6:00 PM 172 180 15 1 0 11 0 0 33 54 3 9 20 38 536 408 7:00 PM 162 180 14 0 0 10 0 0 30 51 3 9 19 38 516 428 8:00 PM 143 170 9 0 0 9 0 0 27 45 3 8 12 20 446 498 9:00 PM 112 92 5 0 0 7 0 0 21 35 3 6 7 6 294 650 10:00 PM 79 76 4 0 0 5 0 0 15 25 3 4 5 1 217 727 11:00 PM 32 55 2 0 0 2 0 0 6 10 3 1 3 1 115 829 12:00 AM 0 34 2 0 0 0 0 0 0 0 3 0 2 0 41 903 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. ----See Table 3 See Table 3 See Table 3See Table 3 7.2.b Packet Pg. 143 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 8 WEEKDAY SURVEY PLUS SHARED PARKING DEMAND ANALYSIS [1] – WITH CRUNCH FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Existing Center (Year 2019)Vacant Retail Vacant Fast Food Restaurant Proposed Health Club [3] Size 2.71 KSF 2.47 KSF 21.44 KSF Pkg Rate[2]4 /KSF 9.01 /KSF Comparison w/ Gross 11 Spc.25 Spc.193 Spc.Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Demand (Deficiency) 8:00 AM 205 2 5 193 405 539 9:00 AM 265 4 8 176 453 491 10:00 AM 444 7 15 168 634 310 11:00 AM 505 9 22 149 685 259 12:00 PM 571 10 25 97 703 241 1:00 PM 552 10 25 98 685 259 2:00 PM 487 10 23 97 617 327 3:00 PM 527 9 16 160 712 232 4:00 PM 523 9 14 181 727 217 5:00 PM 504 10 16 178 708 236 6:00 PM 400 10 22 183 615 329 7:00 PM 311 10 21 143 485 459 8:00 PM 303 8 13 106 430 514 9:00 PM 233 5 8 --246 698 10:00 PM 121 3 5 --129 815 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. see table 3Actual Demand [4] [4] Existing parking counts conducted by National Data & Surveying Services (NDS) on Friday, August 2, 2019. [3] Crunch Fitness in Diamond Bar was not open during the entire desired parking demand analysis times. Dashes (--) signify times when Crunch Fitness was closed. Observed Hourly Parking 7.2.b Packet Pg. 144 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 9 WEEKEND SURVEY PLUS SHARED PARKING DEMAND ANALYSIS [1] – WITH CRUNCH FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Existing Center (Year 2019)Vacant Retail Vacant Fast Food Restaurant Proposed Health Club [3] Size 2.71 KSF 2.47 KSF 21.44 KSF Pkg Rate[2]4 /KSF 9.01 /KSF Comparison w/ Gross 11 Spc.25 Spc.193 Spc.Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Demand (Deficiency) 8:00 AM 140 2 5 44 191 753 9:00 AM 253 5 7 56 321 623 10:00 AM 377 7 14 60 458 486 11:00 AM 497 8 21 62 588 356 12:00 PM 486 9 24 69 588 356 1:00 PM 456 10 24 69 559 385 2:00 PM 417 11 22 81 531 413 3:00 PM 394 11 15 68 488 456 4:00 PM 389 11 13 73 486 458 5:00 PM 353 10 15 85 463 481 6:00 PM 330 9 20 39 398 546 7:00 PM 267 9 19 --295 649 8:00 PM 215 8 12 --235 709 9:00 PM 155 6 7 --168 776 10:00 PM 58 4 5 --67 877 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. [3] Crunch Fitness in Diamond Bar was not open during the entire desired parking demand analysis times. Dashes (--) signify times when Crunch Fitness was closed. [4] Existing parking counts conducted by National Data & Surveying Services (NDS) on Saturday, August 3, 2019. Actual Observed Hourly Parking Demand [4] see table 3 7.2.b Packet Pg. 145 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 10 WEEKDAY ZONAL ASSESSMENT FOR PLANET FITNESS WITH CRUNCH FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Time of Day Zone F Existing Parking Demand Added Crunch Fitness Demand Zone F plus Crunch Fitness Comparison to Zone F Supply (120 Spaces) (+/-) Zone E Existing Parking Demand Added Vacant Suite 2807 Demand Zone E Plus Added Demand From Zone F Where Applicable Plus Suite 2807 Comparison to Zone E Supply (60 Spaces) (+/-) Zone D Existing Parking Demand Zone D Plus Added Demand From Zone E Where Applicable Comparison to Zone D Supply (91 Spaces) (+/-) Zone C Existing Parking Demand Added Vacant Suite 21335B Demand Zone C Plus Added Demand From Zone D Where Applicable Plus Suite 21335B Comparison to Zone C Supply (63 Spaces) (+/-) 8:00 AM 31 193 224 (104)9 1 114 (54)26 80 11 8 1 9 54 9:00 AM 39 176 215 (95)13 3 111 (51)34 85 6 11 2 13 50 10:00 AM 57 168 225 (105)31 4 140 (80)61 141 (50)39 3 92 (29) 11:00 AM 75 149 224 (104)47 5 156 (96)60 156 (65)53 4 122 (59) 12:00 PM 84 97 181 (61)49 5 115 (55)74 129 (38)55 4 97 (34) 1:00 PM 82 98 180 (60)35 6 101 (41)81 122 (31)52 5 88 (25) 2:00 PM 60 97 157 (37)33 5 75 (15)66 81 10 47 4 51 12 3:00 PM 61 160 221 (101)42 5 148 (88)73 161 (70)49 4 123 (60) 4:00 PM 59 181 240 (120)39 5 164 (104)71 175 (84)52 4 140 (77) 5:00 PM 48 178 226 (106)40 5 151 (91)64 155 (64)49 4 117 (54) 6:00 PM 56 183 239 (119)24 5 148 (88)62 150 (59)45 4 108 (45) 7:00 PM 54 143 197 (77)17 5 99 (39)61 100 (9)40 4 53 10 8:00 PM 60 106 166 (46)15 5 66 (6)58 64 27 40 4 44 19 9:00 PM 51 ---------------------------- 10:00 PM 39 ---------------------------- Time of Day Zone A Total Parking Demand Zone A plus Added Demand From Zone C Where Applicable Comparison to Zone A Supply (54 Spaces) (+/-) Zone B Total Parking Demand Zone B plus Added Demand From Zone A Where Applicable Comparison to Zone B Supply (17 Spaces) (+/-) Zone H Total Parking Demand Zone H plus Added Demand From Zone B Where Applicable Comparison to Zone B Supply (82 Spaces) (+/-) Zone J Total Parking Demand Zone J plus Added Demand From Zone H Where Applicable Comparison to Zone J Supply (80 Spaces) (+/-) 8:00 AM 21 21 33 5 5 12 8 8 74 29 29 51 9:00 AM 25 25 29 9 9 8 11 11 71 35 35 45 10:00 AM 46 75 (21)7 28 (11)13 24 58 58 58 22 11:00 AM 44 103 (49)5 54 (37)22 59 23 58 58 22 12:00 PM 47 81 (27)7 34 (17)35 52 30 66 66 14 1:00 PM 45 70 (16)5 21 (4)39 43 39 63 63 17 2:00 PM 48 48 6 2 2 15 31 31 51 57 57 23 3:00 PM 51 111 (57)4 61 (44)36 80 2 60 60 20 4:00 PM 50 127 (73)6 79 (62)34 96 (14)55 69 11 5:00 PM 48 102 (48)5 53 (36)32 68 14 51 51 29 6:00 PM 33 78 (24)4 28 (11)26 37 45 22 22 58 7:00 PM 18 18 36 1 1 16 21 21 61 11 11 69 8:00 PM 15 15 39 0 0 17 19 19 63 13 13 67 9:00 PM ------------------------ 10:00 PM ------------------------ 7.2.b Packet Pg. 146 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 11 WEEKEND ZONAL ASSESSMENT FOR PLANET FITNESS WITH CRUNCH FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Time of Day Zone F Existing Parking Demand Added Crunch Fitness Demand Zone F plus Crunch Fitness Comparison to Zone F Supply (120 Spaces) (+/-) Zone E Existing Parking Demand Added Vacant Suite 2807 Demand Zone E Plus Added Demand From Zone F Where Applicable Plus Suite 2807 Comparison to Zone E Supply (60 Spaces) (+/-) Zone D Existing Parking Demand Zone D Plus Added Demand From Zone E Where Applicable Comparison to Zone D Supply (91 Spaces) (+/-) Zone C Existing Parking Demand Added Vacant Suite 21335B Demand Zone C Plus Added Demand From Zone D Where Applicable Plus Suite 21335B Comparison to Zone C Supply (63 Spaces) (+/-) 8:00 AM 26 44 70 50 7 1 8 52 22 22 69 6 0 6 57 9:00 AM 29 56 85 35 10 3 13 47 34 34 57 22 2 24 39 10:00 AM 49 60 109 11 25 4 29 31 56 56 35 37 3 40 23 11:00 AM 62 62 124 (4)41 4 49 11 86 86 5 53 4 57 6 12:00 PM 69 69 138 (18)43 5 66 (6)86 92 (1)51 4 56 7 1:00 PM 63 69 132 (12)45 6 63 (3)81 84 7 59 5 64 (1) 2:00 PM 55 81 136 (16)35 6 57 3 81 81 10 54 5 59 4 3:00 PM 52 68 120 0 38 6 44 16 82 82 9 49 5 54 9 4:00 PM 51 73 124 (4)35 6 45 15 75 75 16 53 5 58 5 5:00 PM 58 85 143 (23)28 6 57 3 62 62 29 46 5 51 12 6:00 PM 55 39 94 26 30 5 35 25 59 59 32 39 4 43 20 7:00 PM 60 ---------------------------- 8:00 PM 53 ---------------------------- 9:00 PM 53 ---------------------------- 10:00 PM 16 ---------------------------- Time of Day Zone A Total Parking Demand Zone A plus Added Demand From Zone C Where Applicable Comparison to Zone A Supply (54 Spaces) (+/-) Zone B Total Parking Demand Zone B plus Added Demand From Zone A Where Applicable Comparison to Zone B Supply (17 Spaces) (+/-) Zone H Total Parking Demand Zone H plus Added Demand From Zone B Where Applicable Comparison to Zone B Supply (82 Spaces) (+/-) Zone J Total Parking Demand Zone J plus Added Demand From Zone H Where Applicable Comparison to Zone J Supply (80 Spaces) (+/-) 8:00 AM 10 10 44 0 0 17 2 2 80 27 27 53 9:00 AM 20 20 34 1 1 16 11 11 71 40 40 40 10:00 AM 30 30 24 0 0 17 23 23 59 45 45 35 11:00 AM 33 33 21 0 0 17 35 35 47 52 52 28 12:00 PM 37 37 17 0 0 17 37 37 45 40 40 40 1:00 PM 38 39 15 0 0 17 29 29 53 21 21 59 2:00 PM 42 42 12 0 0 17 27 27 55 20 20 60 3:00 PM 43 43 11 0 0 17 18 18 64 14 14 66 4:00 PM 40 40 14 0 0 17 14 14 68 19 19 61 5:00 PM 39 39 15 0 0 17 11 11 71 17 17 63 6:00 PM 32 32 22 0 0 17 15 15 67 11 11 69 7:00 PM ------------------------ 8:00 PM ------------------------ 9:00 PM ------------------------ 10:00 PM ------------------------ 7.2.b Packet Pg. 147 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 12 WEEKDAY SURVEY PLUS SHARED PARKING DEMAND ANALYSIS [1] – WITH PLANET FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Existing Center (Year 2019)Vacant Retail Vacant Fast Food Restaurant Proposed Health Club [3] Size 2.71 KSF 2.47 KSF 21.44 KSF Pkg Rate[2]4 /KSF 5.48 /KSF Comparison w/ Gross 11 Spc.25 Spc.117 Spc.Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Demand (Deficiency) 8:00 AM 205 2 5 70 282 662 9:00 AM 265 4 8 70 347 597 10:00 AM 444 7 15 56 522 422 11:00 AM 505 9 22 62 598 346 12:00 PM 571 10 25 59 665 279 1:00 PM 552 10 25 70 657 287 2:00 PM 487 10 23 52 572 372 3:00 PM 527 9 16 61 613 331 4:00 PM 523 9 14 72 618 326 5:00 PM 504 10 16 69 599 345 6:00 PM 400 10 22 66 498 446 7:00 PM 311 10 21 70 412 532 8:00 PM 303 8 13 62 386 558 9:00 PM 233 5 8 54 300 644 10:00 PM 121 3 5 27 156 788 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. [4] Existing parking counts conducted by National Data & Surveying Services (NDS) on Friday, August 2, 2019. Actual see table 3 Observed Hourly Parking Demand [4] [3] Crunch Fitness in Diamond Bar was not open during the entire desired parking demand analysis times. Dashes (--) signify times when Crunch Fitness was closed. 7.2.b Packet Pg. 148 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 13 WEEKEND SURVEY PLUS SHARED PARKING DEMAND ANALYSIS [1] – WITH PLANET FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Land Use Existing Center (Year 2019)Vacant Retail Vacant Fast Food Restaurant Proposed Health Club [3] Size 2.71 KSF 2.47 KSF 21.44 KSF Pkg Rate[2]4 /KSF 5.48 /KSF Comparison w/ Gross 11 Spc.25 Spc.117 Spc.Parking Supply Spaces Shared 944 Spaces Number of Number of Number of Parking Surplus Time of Day Spaces Spaces Spaces Demand (Deficiency) 8:00 AM 140 2 5 47 194 750 9:00 AM 253 5 7 64 329 615 10:00 AM 377 7 14 72 470 474 11:00 AM 497 8 21 85 611 333 12:00 PM 486 9 24 82 601 343 1:00 PM 456 10 24 65 555 389 2:00 PM 417 11 22 66 516 428 3:00 PM 394 11 15 62 482 462 4:00 PM 389 11 13 46 459 485 5:00 PM 353 10 15 52 430 514 6:00 PM 330 9 20 38 397 547 7:00 PM 267 9 19 38 333 611 8:00 PM 215 8 12 20 255 689 9:00 PM 155 6 7 6 174 770 10:00 PM 58 4 5 1 68 876 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. [4] Existing parking counts conducted by National Data & Surveying Services (NDS) on Saturday, August 3, 2019. Actual see table 3 Observed Hourly Parking Demand [4] [3] Crunch Fitness in Diamond Bar was not open during the entire desired parking demand analysis times. Dashes (--) signify times when Crunch Fitness was closed. 7.2.b Packet Pg. 149 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 14 WEEKDAY ZONAL ASSESSMENT FOR PLANET FITNESS WITH PLANET FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Time of Day Zone F Existing Parking Demand Added Planet Fitness Demand Zone F plus Planet Fitness Comparison to Zone F Supply (120 Spaces) (+/-) Zone E Existing Parking Demand Added Vacant Suite 2807 Demand Zone E Plus Added Demand From Zone F Where Applicable Plus Suite 2807 Comparison to Zone E Supply (60 Spaces) (+/-) Zone D Existing Parking Demand Zone D Plus Added Demand From Zone E Where Applicable Comparison to Zone D Supply (91 Spaces) (+/-) Zone C Existing Parking Demand Added Vacant Suite 21335B Demand Zone C Plus Added Demand From Zone D Where Applicable Plus Suite 21335B Comparison to Zone C Supply (63 Spaces) (+/-) Zone A Total Parking Demand Zone A plus Added Demand From Zone C Where Applicable Comparison to Zone A Supply (54 Spaces) (+/-) 8:00 AM 31 70 101 19 9 1 10 50 26 26 65 8 1 9 54 21 21 33 9:00 AM 39 70 109 11 13 3 16 44 34 34 57 11 2 13 50 25 25 29 10:00 AM 57 56 113 7 31 4 35 25 61 61 30 39 3 42 21 46 46 8 11:00 AM 75 62 137 (17)47 5 69 (9)60 69 22 53 4 57 6 44 44 10 12:00 PM 84 59 143 (23)49 5 77 (17)74 91 0 55 4 59 4 47 47 7 1:00 PM 82 70 152 (32)35 6 73 (13)81 94 (3)52 5 60 3 45 45 9 2:00 PM 60 52 112 8 33 5 38 22 66 66 25 47 4 51 12 48 48 6 3:00 PM 61 61 122 (2)42 5 49 11 73 73 18 49 4 53 10 51 51 3 4:00 PM 59 72 131 (11)39 5 55 5 71 71 20 52 4 56 7 50 50 4 5:00 PM 48 69 117 3 40 5 45 15 64 64 27 49 4 53 10 48 48 6 6:00 PM 56 66 122 (2)24 5 31 29 62 62 29 45 4 49 14 33 33 21 7:00 PM 54 70 124 (4)17 5 26 34 61 61 30 40 4 44 19 18 18 36 8:00 PM 60 62 122 (2)15 5 22 38 58 58 33 40 4 44 19 15 15 39 9:00 PM 51 54 105 15 13 3 16 44 46 46 45 29 3 32 31 4 4 50 10:00 PM 39 27 66 54 11 1 12 48 19 19 72 11 1 12 51 2 2 52 7.2.b Packet Pg. 150 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc TABLE 15 WEEKEND ZONAL ASSESSMENT FOR PLANET FITNESS WITH PLANET FITNESS DATA DIAMOND HILLS PLAZA PROJECT, DIAMOND BAR Time of Day Zone F Existing Parking Demand Added Planet Fitness Demand Zone F plus Planet Fitness Comparison to Zone F Supply (120 Spaces) (+/-) Zone E Existing Parking Demand Added Vacant Suite 2807 Demand Zone E Plus Added Demand From Zone F Where Applicable Plus Suite 2807 Comparison to Zone E Supply (60 Spaces) (+/-) Zone D Existing Parking Demand Zone D Plus Added Demand From Zone E Where Applicable Comparison to Zone D Supply (91 Spaces) (+/-) Zone C Existing Parking Demand Added Vacant Suite 21335B Demand Zone C Plus Added Demand From Zone D Where Applicable Plus Suite 21335B Comparison to Zone C Supply (63 Spaces) (+/-) Zone A Total Parking Demand Zone A plus Added Demand From Zone C Where Applicable Comparison to Zone A Supply (54 Spaces) (+/-) 8:00 AM 26 47 73 47 7 1 8 52 22 22 69 6 0 6 57 10 10 44 9:00 AM 29 64 93 27 10 3 13 47 34 34 57 22 2 24 39 20 20 34 10:00 AM 49 72 121 (1)25 4 30 30 56 56 35 37 3 40 23 30 30 24 11:00 AM 62 85 147 (27)41 4 72 (12)86 98 (7)53 4 64 (1)33 34 20 12:00 PM 69 82 151 (31)43 5 79 (19)86 105 (14)51 4 69 (6)37 43 11 1:00 PM 63 65 128 (8)45 6 59 1 81 81 10 59 5 64 (1)38 39 15 2:00 PM 55 66 121 (1)35 6 42 18 81 81 10 54 5 59 4 42 42 12 3:00 PM 52 62 114 6 38 6 44 16 82 82 9 49 5 54 9 43 43 11 4:00 PM 51 46 97 23 35 6 41 19 75 75 16 53 5 58 5 40 40 14 5:00 PM 58 52 110 10 28 6 34 26 62 62 29 46 5 51 12 39 39 15 6:00 PM 55 38 93 27 30 5 35 25 59 59 32 39 4 43 20 32 32 22 7:00 PM 60 38 98 22 22 5 27 33 47 47 44 29 4 33 30 20 20 34 8:00 PM 53 20 73 47 21 4 25 35 52 52 39 16 4 20 43 12 12 42 9:00 PM 53 6 59 61 14 4 18 42 32 32 59 9 3 12 51 9 9 45 10:00 PM 16 1 17 103 4 2 6 54 12 12 79 4 1 5 58 6 6 48 7.2.b Packet Pg. 151 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc APPENDIX A CRUNCH FITNESS AND PLANET FITNESS PARKING RATIOS AND PROFILES 7.2.b Packet Pg. 152 TABLE A-1 CRUNCH FITNESS PEAK HOUR PARKING DEMAND1 Time Weekday Weekend Demand % of Peak Demand % of Peak 5:00 AM 30 28% -- -- 6:00 AM 36 34% -- -- 7:00 AM 54 51% 4 4% 8:00 AM 106 100% 24 23% 9:00 AM 96 91% 31 29% 10:00 AM 92 87% 33 31% 11:00 AM 82 77% 34 32% 12:00 PM 53 50% 38 36% 1:00 PM 54 51% 38 36% 2:00 PM 53 50% 44 42% 3:00 PM 88 83% 37 35% 4:00 PM 100 94% 40 38% 5:00 PM 98 92% 47 44% 6:00 PM 101 95% 21 20% 7:00 PM 78 74% -- -- 8:00 PM 58 55% -- -- Diamond Bar Crunch Fitness Building Size 16,800 SF Empirical Parking Rate – August 2019 (Spaces per 1,000 SF) 6.31 Seasonal Adjustment – January2 (Spaces per 1,000 SF) 9.01 TABLE A-2 ULI SEASONAL ADJUSTMENT FACTOR BY MONTH3 Month Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Seasonal Adjustment Factor 100% 95% 85% 70% 65% 65% 65% 70% 80% 85% 85% 95% Empirical Rate4 9.01 8.56 7.66 6.31 5.86 5.86 5.86 6.31 7.21 7.66 7.66 8.56 1 Counts collected on August 16th and August 17th, 2019 by National Data & Surveying Services at the Crunch Fitness located at 1132 S. Diamond Bar Blvd in the City of Diamond Bar. 2 Parking counts were collected by NDS. The seasonal adjustment factor for health club in August outlined in the ULI is 70%. Therefore, in order to reflect peak-January conditions a seasonal adjustment factor was added to the empirical parking ratio. 3 Source: Urban Land Institute’s (ULI) Shared Parking, 2nd Edition, Table 2-3 Recommended Monthly Adjustment Factors for Customer/Visitor Parking. 4 Empirical Rate calculated using the following equation: (Seasonal Adjustment Factor/August Factor)* August 2019 Empirical Parking Rate of 6.31. 7.2.b Packet Pg. 153 TABLE A-3 PLANET FITNESS PEAK HOUR PARKING DEMAND5 Time Weekday Weekend Demand % of Peak Demand % of Peak 6:00 AM 44 66% 13 19% 7:00 AM 45 67% 34 51% 8:00 AM 55 82% 37 55% 9:00 AM 55 82% 50 75% 10:00 AM 44 66% 57 85% 11:00 AM 49 73% 67 100% 12:00 PM 46 69% 64 96% 1:00 PM 55 82% 51 76% 2:00 PM 41 61% 52 78% 3:00 PM 48 72% 49 73% 4:00 PM 57 85% 36 54% 5:00 PM 54 81% 41 61% 6:00 PM 52 78% 30 45% 7:00 PM 55 82% 30 45% Laguna Niguel Planet Fitness Building Size 18,820 SF Empirical Parking Rate – July 2017 (Spaces per 1,000 SF) 3.56 Seasonal Adjustment – January6 (Spaces per 1,000 SF) 5.48 TABLE A-4 ULI SEASONAL ADJUSTMENT FACTOR BY MONTH7 Month Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Seasonal Adjustment Factor 100% 95% 85% 70% 65% 65% 65% 70% 80% 85% 85% 95% Empirical Rate8 5.48 5.20 4.66 3.83 3.56 3.56 3.56 3.83 4.38 4.66 4.66 5.20 5 Counts collected on July 15 and July 17, 2017 by National Data & Surveying Services at the Planet Fitness located at 30272 Crown Valley Parkway in the City of Laguna Niguel. 6 Parking counts were collected in July by NDS. The seasonal adjustment factor for health club in July outlined in the ULI is 65%. Therefore, in order to reflect peak-January conditions, a seasonal adjustment factor was added to the empirical parking ratio. 7 Source: Urban Land Institute’s (ULI) Shared Parking, 2nd Edition, Table 2-3 Recommended Monthly Adjustment Factors for Customer/Visitor Parking. 8 Empirical Rate calculated using the following equation: (Seasonal Adjustment Factor/July Factor)* July 2017 Empirical Parking Rate of 3.56. 7.2.b Packet Pg. 154 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc APPENDIX B ULI SHARED PARKING CALCULATION WORKSHEETS 7.2.b Packet Pg. 155 Appendix Table B-1 SHOPPING CENTER (TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Shopping Center (Typical Days) Size 52.938 KSF Pkg Rate[2] 4 /KSF Gross 212 Spaces Spaces 171 Guest Spc. 41 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 2 9% 4 6 7:00 AM 5% 9 14% 6 15 8:00 AM 14% 24 36% 15 39 9:00 AM 32% 55 68% 28 83 10:00 AM 59% 101 77% 32 133 11:00 AM 77% 132 86% 35 167 12:00 PM 86% 147 90% 37 184 1:00 PM 90% 154 90% 37 191 2:00 PM 86% 147 90% 37 184 3:00 PM 81% 139 90% 37 176 4:00 PM 81% 139 90% 37 176 5:00 PM 86% 147 86% 35 182 6:00 PM 86% 147 86% 35 182 7:00 PM 86% 147 86% 35 182 8:00 PM 72% 123 81% 33 156 9:00 PM 45% 77 68% 28 105 10:00 PM 27% 46 36% 15 61 11:00 PM 9% 15 14% 6 21 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 156 Appendix Table B-2 SHOPPING CENTER (TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Shopping Center (Typical Days) Size 52.938 KSF Pkg Rate[2] 4 /KSF Gross 212 Spaces Spaces 170 Guest Spc. 42 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 2 10% 4 6 7:00 AM 5% 9 15% 6 15 8:00 AM 10% 17 40% 17 34 9:00 AM 30% 51 75% 32 83 10:00 AM 50% 85 85% 36 121 11:00 AM 65% 111 95% 40 151 12:00 PM 80% 136 100% 42 178 1:00 PM 90% 153 100% 42 195 2:00 PM 100% 170 100% 42 212 3:00 PM 100% 170 100% 42 212 4:00 PM 95% 162 100% 42 204 5:00 PM 90% 153 95% 40 193 6:00 PM 80% 136 85% 36 172 7:00 PM 75% 128 80% 34 162 8:00 PM 65% 111 75% 32 143 9:00 PM 50% 85 65% 27 112 10:00 PM 35% 60 45% 19 79 11:00 PM 15% 26 15% 6 32 12:00 AM 0% 0 0% 0 0 Notes: [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. 7.2.b Packet Pg. 157 Appendix Table B-3 FAMILY RESTAURANT WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Family Restaurant Size 17.976 KSF Pkg Rate[2] -- Gross 244 Spaces Spaces 209 Guest Spc. 35 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 18% 38 35% 12 50 7:00 AM 35% 73 53% 19 92 8:00 AM 42% 88 63% 22 110 9:00 AM 53% 111 63% 22 133 10:00 AM 60% 125 70% 25 150 11:00 AM 63% 132 70% 25 157 12:00 PM 70% 146 70% 25 171 1:00 PM 63% 132 70% 25 157 2:00 PM 35% 73 70% 25 98 3:00 PM 32% 67 53% 19 86 4:00 PM 32% 67 53% 19 86 5:00 PM 53% 111 67% 23 134 6:00 PM 56% 117 67% 23 140 7:00 PM 56% 117 67% 23 140 8:00 PM 56% 117 67% 23 140 9:00 PM 42% 88 56% 20 108 10:00 PM 39% 82 46% 16 98 11:00 PM 35% 73 46% 16 89 12:00 AM 18% 38 25% 9 47 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 158 Appendix Table B-4 FAMILY RESTAURANT WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Family Restaurant Size 17.976 KSF Pkg Rate[2] -- Gross 244 Spaces Spaces 207 Guest Spc. 37 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 10% 21 50% 19 40 7:00 AM 25% 52 75% 28 80 8:00 AM 45% 93 90% 33 126 9:00 AM 70% 145 90% 33 178 10:00 AM 90% 186 100% 37 223 11:00 AM 90% 186 100% 37 223 12:00 PM 100% 207 100% 37 244 1:00 PM 85% 176 100% 37 213 2:00 PM 65% 135 100% 37 172 3:00 PM 40% 83 75% 28 111 4:00 PM 45% 93 75% 28 121 5:00 PM 60% 124 95% 35 159 6:00 PM 70% 145 95% 35 180 7:00 PM 70% 145 95% 35 180 8:00 PM 65% 135 95% 35 170 9:00 PM 30% 62 80% 30 92 10:00 PM 25% 52 65% 24 76 11:00 PM 15% 31 65% 24 55 12:00 AM 10% 21 35% 13 34 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 159 Appendix Table B-5 FAST-FOOD RESTAURANT WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Fast-Food Restaurant Size 1.754 KSF Pkg Rate[2] 10 /KSF Gross 18 Spaces Spaces 15 Guest Spc. 3 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 5% 1 15% 0 1 7:00 AM 10% 2 20% 1 3 8:00 AM 20% 3 30% 1 4 9:00 AM 30% 5 40% 1 6 10:00 AM 55% 8 75% 2 10 11:00 AM 85% 13 100% 3 16 12:00 PM 100% 15 100% 3 18 1:00 PM 100% 15 100% 3 18 2:00 PM 90% 14 95% 3 17 3:00 PM 60% 9 70% 2 11 4:00 PM 55% 8 60% 2 10 5:00 PM 60% 9 70% 2 11 6:00 PM 85% 13 90% 3 16 7:00 PM 80% 12 90% 3 15 8:00 PM 50% 8 60% 2 10 9:00 PM 30% 5 40% 1 6 10:00 PM 20% 3 30% 1 4 11:00 PM 10% 2 20% 1 3 12:00 AM 5% 1 20% 1 2 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 160 Appendix Table B-6 FAST-FOOD RESTAURANT WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Fast-Food Restaurant Size 1.754 KSF Pkg Rate[2] 10 /KSF Gross 18 Spaces Spaces 15 Guest Spc. 3 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 5% 1 14% 0 1 7:00 AM 9% 1 19% 1 2 8:00 AM 19% 3 28% 1 4 9:00 AM 28% 4 37% 1 5 10:00 AM 51% 8 70% 2 10 11:00 AM 79% 12 93% 3 15 12:00 PM 93% 14 93% 3 17 1:00 PM 93% 14 93% 3 17 2:00 PM 84% 13 89% 3 16 3:00 PM 56% 8 65% 2 10 4:00 PM 51% 8 56% 2 10 5:00 PM 56% 8 65% 2 10 6:00 PM 79% 12 84% 3 15 7:00 PM 75% 11 84% 3 14 8:00 PM 47% 7 56% 2 9 9:00 PM 28% 4 37% 1 5 10:00 PM 19% 3 28% 1 4 11:00 PM 9% 1 19% 1 2 12:00 AM 5% 1 19% 1 2 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 161 Appendix Table B-7 OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Office Size 59.165 KSF Pkg Rate[2] 2.5 /KSF Gross 148 Spaces Spaces 12 Visitor Spc. 136 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 3% 4 4 7:00 AM 1% 0 30% 41 41 8:00 AM 20% 2 75% 102 104 9:00 AM 60% 7 95% 129 136 10:00 AM 100% 12 100% 136 148 11:00 AM 45% 5 100% 136 141 12:00 PM 15% 2 90% 122 124 1:00 PM 45% 5 90% 122 127 2:00 PM 100% 12 100% 136 148 3:00 PM 45% 5 100% 136 141 4:00 PM 15% 2 90% 122 124 5:00 PM 10% 1 50% 68 69 6:00 PM 5% 1 25% 34 35 7:00 PM 2% 0 10% 14 14 8:00 PM 1% 0 7% 10 10 9:00 PM 0% 0 3% 4 4 10:00 PM 0% 0 1% 1 1 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 162 Appendix Table B-8 OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Office Size 59.165 KSF Pkg Rate[2] 2.5 /KSF Gross 148 Spaces Spaces 12 Visitor Spc. 136 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 2% 0 2% 3 3 8:00 AM 6% 1 6% 8 9 9:00 AM 8% 1 8% 11 12 10:00 AM 9% 1 9% 12 13 11:00 AM 10% 1 10% 14 15 12:00 PM 9% 1 9% 12 13 1:00 PM 8% 1 8% 11 12 2:00 PM 6% 1 6% 8 9 3:00 PM 4% 0 4% 5 5 4:00 PM 2% 0 2% 3 3 5:00 PM 1% 0 1% 1 1 6:00 PM 1% 0 1% 1 1 7:00 PM 0% 0 0% 0 0 8:00 PM 0% 0 0% 0 0 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 163 Appendix Table B-9 MEDICAL/DENTAL OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Medical/Dental Office Size 5.647 KSF Pkg Rate[2] 4 /KSF Gross 23 Spaces Spaces 15 Visitor Spc. 8 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 90% 14 60% 5 19 9:00 AM 90% 14 100% 8 22 10:00 AM 100% 15 100% 8 23 11:00 AM 100% 15 100% 8 23 12:00 PM 30% 5 100% 8 13 1:00 PM 90% 14 100% 8 22 2:00 PM 100% 15 100% 8 23 3:00 PM 100% 15 100% 8 23 4:00 PM 90% 14 100% 8 22 5:00 PM 80% 12 100% 8 20 6:00 PM 67% 10 67% 5 15 7:00 PM 30% 5 30% 2 7 8:00 PM 15% 2 15% 1 3 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 164 Appendix Table B-10 MEDICAL/DENTAL OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Medical/Dental Office Size 5.647 KSF Pkg Rate[2] 4 /KSF Gross 23 Spaces Spaces 15 Visitor Spc. 8 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 90% 14 60% 5 19 9:00 AM 90% 14 100% 8 22 10:00 AM 100% 15 100% 8 23 11:00 AM 100% 15 100% 8 23 12:00 PM 30% 5 100% 8 13 1:00 PM 0% 0 0% 0 0 2:00 PM 0% 0 0% 0 0 3:00 PM 0% 0 0% 0 0 4:00 PM 0% 0 0% 0 0 5:00 PM 0% 0 0% 0 0 6:00 PM 0% 0 0% 0 0 7:00 PM 0% 0 0% 0 0 8:00 PM 0% 0 0% 0 0 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 165 Appendix Table B-11 SERVICE RETAIL WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Service Retail Size 3.252 KSF Pkg Rate[2] 4 /KSF Gross 13 Spaces Spaces 10 Guest Spc. 3 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 9% 0 0 7:00 AM 5% 1 14% 0 1 8:00 AM 14% 1 36% 1 2 9:00 AM 32% 3 68% 2 5 10:00 AM 59% 6 77% 2 8 11:00 AM 77% 8 86% 3 11 12:00 PM 86% 9 90% 3 12 1:00 PM 90% 9 90% 3 12 2:00 PM 86% 9 90% 3 12 3:00 PM 81% 8 90% 3 11 4:00 PM 81% 8 90% 3 11 5:00 PM 86% 9 86% 3 12 6:00 PM 86% 9 86% 3 12 7:00 PM 86% 9 86% 3 12 8:00 PM 72% 7 81% 2 9 9:00 PM 45% 5 68% 2 7 10:00 PM 27% 3 36% 1 4 11:00 PM 9% 1 14% 0 1 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 166 Appendix Table B-12 SERVICE RETAIL WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Service Retail Size 3.252 KSF Pkg Rate[2] 4 /KSF Gross 13 Spaces Spaces 10 Guest Spc. 3 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 10% 0 0 7:00 AM 5% 1 15% 0 1 8:00 AM 10% 1 40% 1 2 9:00 AM 30% 3 75% 2 5 10:00 AM 50% 5 85% 3 8 11:00 AM 65% 7 95% 3 10 12:00 PM 80% 8 100% 3 11 1:00 PM 90% 9 100% 3 12 2:00 PM 100% 10 100% 3 13 3:00 PM 100% 10 100% 3 13 4:00 PM 95% 10 100% 3 13 5:00 PM 90% 9 95% 3 12 6:00 PM 80% 8 85% 3 11 7:00 PM 75% 8 80% 2 10 8:00 PM 65% 7 75% 2 9 9:00 PM 50% 5 65% 2 7 10:00 PM 35% 4 45% 1 5 11:00 PM 15% 2 15% 0 2 12:00 AM 0% 0 0% 0 0 Notes: [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. 7.2.b Packet Pg. 167 Appendix Table B-13 BANK WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Bank Size 10.647 KSF Pkg Rate[2] 3.3 /KSF Gross 35 Spaces Spaces 23 Visitor Spc. 12 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 50% 12 60% 7 19 9:00 AM 90% 21 100% 12 33 10:00 AM 100% 23 100% 12 35 11:00 AM 50% 12 100% 12 24 12:00 PM 50% 12 100% 12 24 1:00 PM 50% 12 100% 12 24 2:00 PM 70% 16 100% 12 28 3:00 PM 50% 12 100% 12 24 4:00 PM 80% 18 100% 12 30 5:00 PM 100% 23 100% 12 35 6:00 PM 0% 0 0% 0 0 7:00 PM 0% 0 0% 0 0 8:00 PM 0% 0 0% 0 0 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 168 Appendix Table B-14 BANK WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Bank Size 10.647 KSF Pkg Rate[2] 3.3 /KSF Gross 35 Spaces Spaces 23 Visitor Spc. 12 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 25% 6 90% 11 17 9:00 AM 40% 9 100% 12 21 10:00 AM 75% 17 100% 12 29 11:00 AM 100% 23 100% 12 35 12:00 PM 90% 21 100% 12 33 1:00 PM 0% 0 0% 0 0 2:00 PM 0% 0 0% 0 0 3:00 PM 0% 0 0% 0 0 4:00 PM 0% 0 0% 0 0 5:00 PM 0% 0 0% 0 0 6:00 PM 0% 0 0% 0 0 7:00 PM 0% 0 0% 0 0 8:00 PM 0% 0 0% 0 0 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 169 Appendix Table B-15 DAYCARE WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Daycare Size 7.450 KSF Pkg Rate[2] -- Gross 22 Spaces Spaces 12 Guest Spc. 10 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 20% 2 20% 2 4 7:00 AM 50% 6 50% 5 11 8:00 AM 55% 7 85% 9 16 9:00 AM 30% 4 95% 10 14 10:00 AM 15% 2 100% 10 12 11:00 AM 5% 1 100% 10 11 12:00 PM 25% 3 90% 9 12 1:00 PM 5% 1 90% 9 10 2:00 PM 5% 1 95% 10 11 3:00 PM 20% 2 95% 10 12 4:00 PM 45% 5 75% 8 13 5:00 PM 60% 7 55% 6 13 6:00 PM 45% 5 15% 2 7 7:00 PM 0% 0 10% 1 1 8:00 PM 0% 0 0% 0 0 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on City Code. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [4] The existing Kiddie Academy will have a staff/employee of 10 staff members and maximum of 120 students. Direct application of City Code requirement of 1 space per 10 children, plus 1 space per each employee would result in a total parking requirement of 22 spaces. 7.2.b Packet Pg. 170 Appendix Table B-16 DAYCARE WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Daycare Size 7.450 KSF Pkg Rate[2] -- Gross 22 Spaces Spaces 12 Guest Spc. 10 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 2% 0 2% 0 0 8:00 AM 6% 1 6% 1 2 9:00 AM 8% 1 8% 1 2 10:00 AM 9% 1 9% 1 2 11:00 AM 10% 1 10% 1 2 12:00 PM 9% 1 9% 1 2 1:00 PM 8% 1 8% 1 2 2:00 PM 6% 1 6% 1 2 3:00 PM 4% 0 4% 0 0 4:00 PM 2% 0 2% 0 0 5:00 PM 1% 0 1% 0 0 6:00 PM 1% 0 1% 0 0 7:00 PM 0% 0 0% 0 0 8:00 PM 0% 0 0% 0 0 9:00 PM 0% 0 0% 0 0 10:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [4] The existing Kiddie Academy will have a staff/employee of 10 staff members and maximum of 120 students. Direct application of City Code requirement of 1 space per 10 children, plus 1 space per each employee would result in a total parking requirement of 22 spaces. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on City Code. 7.2.b Packet Pg. 171 Appendix Table B-17 STUDIO - SHOPPING CENTER (TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Studio - Shopping Center (Typical Days) Size 5.510 KSF Pkg Rate[2] See Table 3 Gross 40 Spaces Spaces 32 Guest Spc. 8 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 9% 1 1 7:00 AM 5% 2 14% 1 3 8:00 AM 14% 4 36% 3 7 9:00 AM 32% 10 68% 5 15 10:00 AM 59% 19 77% 6 25 11:00 AM 77% 25 86% 7 32 12:00 PM 86% 28 90% 7 35 1:00 PM 90% 29 90% 7 36 2:00 PM 86% 28 90% 7 35 3:00 PM 81% 26 90% 7 33 4:00 PM 81% 26 90% 7 33 5:00 PM 86% 28 86% 7 35 6:00 PM 86% 28 86% 7 35 7:00 PM 86% 28 86% 7 35 8:00 PM 72% 23 81% 6 29 9:00 PM 45% 14 68% 5 19 10:00 PM 27% 9 36% 3 12 11:00 PM 9% 3 14% 1 4 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 172 Appendix Table B-18 STUDIO - SHOPPING CENTER (TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Studio - Shopping Center (Typical Days) Size 5.510 KSF Pkg Rate[2] See Table 3 Gross 40 Spaces Spaces 32 Guest Spc. 8 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 10% 1 1 7:00 AM 5% 2 15% 1 3 8:00 AM 10% 3 40% 3 6 9:00 AM 30% 10 75% 6 16 10:00 AM 50% 16 85% 7 23 11:00 AM 65% 21 95% 8 29 12:00 PM 80% 26 100% 8 34 1:00 PM 90% 29 100% 8 37 2:00 PM 100% 32 100% 8 40 3:00 PM 100% 32 100% 8 40 4:00 PM 95% 30 100% 8 38 5:00 PM 90% 29 95% 8 37 6:00 PM 80% 26 85% 7 33 7:00 PM 75% 24 80% 6 30 8:00 PM 65% 21 75% 6 27 9:00 PM 50% 16 65% 5 21 10:00 PM 35% 11 45% 4 15 11:00 PM 15% 5 15% 1 6 12:00 AM 0% 0 0% 0 0 Notes: [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. 7.2.b Packet Pg. 173 Appendix Table B-19 SCHOOL - SHOPPING CENTER (TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use School - Shopping Center (Typical Days) Size 12.222 KSF Pkg Rate[2] See Table 3 Gross 67 Spaces Spaces 54 Guest Spc. 13 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 1 9% 1 2 7:00 AM 5% 3 14% 2 5 8:00 AM 14% 8 36% 5 13 9:00 AM 32% 17 68% 9 26 10:00 AM 59% 32 77% 10 42 11:00 AM 77% 42 86% 11 53 12:00 PM 86% 46 90% 12 58 1:00 PM 90% 49 90% 12 61 2:00 PM 86% 46 90% 12 58 3:00 PM 81% 44 90% 12 56 4:00 PM 81% 44 90% 12 56 5:00 PM 86% 46 86% 11 57 6:00 PM 86% 46 86% 11 57 7:00 PM 86% 46 86% 11 57 8:00 PM 72% 39 81% 11 50 9:00 PM 45% 24 68% 9 33 10:00 PM 27% 15 36% 5 20 11:00 PM 9% 5 14% 2 7 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 174 Appendix Table B-20 SCHOOL - SHOPPING CENTER (TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use School - Shopping Center (Typical Days) Size 12.222 KSF Pkg Rate[2] See Table 3 Gross 67 Spaces Spaces 54 Guest Spc. 13 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 1 10% 1 2 7:00 AM 5% 3 15% 2 5 8:00 AM 10% 5 40% 5 10 9:00 AM 30% 16 75% 10 26 10:00 AM 50% 27 85% 11 38 11:00 AM 65% 35 95% 12 47 12:00 PM 80% 43 100% 13 56 1:00 PM 90% 49 100% 13 62 2:00 PM 100% 54 100% 13 67 3:00 PM 100% 54 100% 13 67 4:00 PM 95% 51 100% 13 64 5:00 PM 90% 49 95% 12 61 6:00 PM 80% 43 85% 11 54 7:00 PM 75% 41 80% 10 51 8:00 PM 65% 35 75% 10 45 9:00 PM 50% 27 65% 8 35 10:00 PM 35% 19 45% 6 25 11:00 PM 15% 8 15% 2 10 12:00 AM 0% 0 0% 0 0 Notes: [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. 7.2.b Packet Pg. 175 Appendix Table B-21 PURPOSED RETAIL WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Purposed Retail Size 2.707 KSF Pkg Rate[2] 4 /KSF Gross 11 Spaces Spaces 9 Guest Spc. 2 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 9% 0 0 7:00 AM 5% 0 14% 0 0 8:00 AM 14% 1 36% 1 2 9:00 AM 32% 3 68% 1 4 10:00 AM 59% 5 77% 2 7 11:00 AM 77% 7 86% 2 9 12:00 PM 86% 8 90% 2 10 1:00 PM 90% 8 90% 2 10 2:00 PM 86% 8 90% 2 10 3:00 PM 81% 7 90% 2 9 4:00 PM 81% 7 90% 2 9 5:00 PM 86% 8 86% 2 10 6:00 PM 86% 8 86% 2 10 7:00 PM 86% 8 86% 2 10 8:00 PM 72% 6 81% 2 8 9:00 PM 45% 4 68% 1 5 10:00 PM 27% 2 36% 1 3 11:00 PM 9% 1 14% 0 1 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 176 Appendix Table B-22 PURPOSED RETAIL WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Purposed Retail Size 2.707 KSF Pkg Rate[2] 4 /KSF Gross 11 Spaces Spaces 9 Guest Spc. 2 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 10% 0 0 7:00 AM 5% 0 15% 0 0 8:00 AM 10% 1 40% 1 2 9:00 AM 30% 3 75% 2 5 10:00 AM 50% 5 85% 2 7 11:00 AM 65% 6 95% 2 8 12:00 PM 80% 7 100% 2 9 1:00 PM 90% 8 100% 2 10 2:00 PM 100% 9 100% 2 11 3:00 PM 100% 9 100% 2 11 4:00 PM 95% 9 100% 2 11 5:00 PM 90% 8 95% 2 10 6:00 PM 80% 7 85% 2 9 7:00 PM 75% 7 80% 2 9 8:00 PM 65% 6 75% 2 8 9:00 PM 50% 5 65% 1 6 10:00 PM 35% 3 45% 1 4 11:00 PM 15% 1 15% 0 1 12:00 AM 0% 0 0% 0 0 Notes: [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. 7.2.b Packet Pg. 177 Appendix Table B-23 PROPOSED FAST-FOOD RESTAURANT WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Proposed Fast-Food Restaurant Size 2.473 KSF Pkg Rate[2] See Table 3 Gross 25 Spaces Spaces 21 Guest Spc. 4 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 5% 1 15% 1 2 7:00 AM 10% 2 20% 1 3 8:00 AM 20% 4 30% 1 5 9:00 AM 30% 6 40% 2 8 10:00 AM 55% 12 75% 3 15 11:00 AM 85% 18 100% 4 22 12:00 PM 100% 21 100% 4 25 1:00 PM 100% 21 100% 4 25 2:00 PM 90% 19 95% 4 23 3:00 PM 60% 13 70% 3 16 4:00 PM 55% 12 60% 2 14 5:00 PM 60% 13 70% 3 16 6:00 PM 85% 18 90% 4 22 7:00 PM 80% 17 90% 4 21 8:00 PM 50% 11 60% 2 13 9:00 PM 30% 6 40% 2 8 10:00 PM 20% 4 30% 1 5 11:00 PM 10% 2 20% 1 3 12:00 AM 5% 1 20% 1 2 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 178 Appendix Table B-24 PROPOSED FAST-FOOD RESTAURANT WEEKEND SHARED PARKING DEMAND ANALYSIS [1] Month: Land Use Proposed Fast-Food Restaurant Size 2.473 KSF Pkg Rate[2] See Table 3 Gross 25 Spaces Spaces 21 Guest Spc. 4 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak [3] Spaces Peak [3] Spaces Demand 6:00 AM 5% 1 14% 1 2 7:00 AM 9% 2 19% 1 3 8:00 AM 19% 4 28% 1 5 9:00 AM 28% 6 37% 1 7 10:00 AM 51% 11 70% 3 14 11:00 AM 79% 17 93% 4 21 12:00 PM 93% 20 93% 4 24 1:00 PM 93% 20 93% 4 24 2:00 PM 84% 18 89% 4 22 3:00 PM 56% 12 65% 3 15 4:00 PM 51% 11 56% 2 13 5:00 PM 56% 12 65% 3 15 6:00 PM 79% 17 84% 3 20 7:00 PM 75% 16 84% 3 19 8:00 PM 47% 10 56% 2 12 9:00 PM 28% 6 37% 1 7 10:00 PM 19% 4 28% 1 5 11:00 PM 9% 2 19% 1 3 12:00 AM 5% 1 19% 1 2 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee parking provided by ULI. [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. 7.2.b Packet Pg. 179 Appendix Table B-25 HEALTH CLUB - CRUNCH FITNESS (JANUARY CONDITIONS) WEEKDAY SHARED PARKING DEMAND ANALYSIS Land Use Crunch Fitness Health Club Size 21.440 KSF Pkg Rate[1] 9.01 /KSF Gross 193 Spaces Spaces Shared Time % Of # Of Parking of Day Peak [2] Spaces Demand 6:00 AM 34% 66 66 7:00 AM 51% 98 98 8:00 AM 100% 193 193 9:00 AM 91% 176 176 10:00 AM 87% 168 168 11:00 AM 77% 149 149 12:00 PM 50% 97 97 1:00 PM 51% 98 98 2:00 PM 50% 97 97 3:00 PM 83% 160 160 4:00 PM 94% 181 181 5:00 PM 92% 178 178 6:00 PM 95% 183 183 7:00 PM 74% 143 143 8:00 PM 55% 106 106 9:00 PM -- -- -- 10:00 PM -- -- -- 11:00 PM -- -- -- 12:00 AM -- -- -- Notes: [1] The parking rate is based on empirical ratio derived from counts collected at an existing Crunch Fitness in Diamond Bar on August 16th, 2019 [2] Percentages based on peak demand derived from empirical data collected. 7.2.b Packet Pg. 180 Appendix Table B-26 HEALTH CLUB - CRUNCH FITNESS (JANUARY CONDITIONS) WEEKEND SHARED PARKING DEMAND ANALYSIS Land Use Crunch Fitness Health Club Size 21.440 KSF Pkg Rate[1] 9.01 /KSF Gross 193 Spaces Spaces Shared Time % Of # Of Parking of Day Peak [2] Spaces Demand 6:00 AM -- -- -- 7:00 AM 4% 8 8 8:00 AM 23% 44 44 9:00 AM 29% 56 56 10:00 AM 31% 60 60 11:00 AM 32% 62 62 12:00 PM 36% 69 69 1:00 PM 36% 69 69 2:00 PM 42% 81 81 3:00 PM 35% 68 68 4:00 PM 38% 73 73 5:00 PM 44% 85 85 6:00 PM 20% 39 39 7:00 PM -- -- -- 8:00 PM -- -- -- 9:00 PM -- -- -- 10:00 PM -- -- -- 11:00 PM -- -- -- 12:00 AM -- -- -- Notes: [1] The parking rate is based on empirical ratio derived from counts collected at an existing Crunch Fitness in Diamond Bar on August 17th, 2019 [2] Percentages based on peak demand derived from empirical data collected. 7.2.b Packet Pg. 181 Appendix Table B-27 HEALTH CLUB - PLANET FITNESS (JANUARY CONDITIONS) WEEKDAY SHARED PARKING DEMAND ANALYSIS Land Use Planet Fitness Health Club Size 15.549 KSF Pkg Rate[1] 5.48 /KSF Gross 85 Spaces Spaces Shared Time % Of # Of Parking of Day Peak [2] Spaces Demand 6:00 AM 66% 56 56 7:00 AM 67% 57 57 8:00 AM 82% 70 70 9:00 AM 82% 70 70 10:00 AM 66% 56 56 11:00 AM 73% 62 62 12:00 PM 69% 59 59 1:00 PM 82% 70 70 2:00 PM 61% 52 52 3:00 PM 72% 61 61 4:00 PM 85% 72 72 5:00 PM 81% 69 69 6:00 PM 78% 66 66 7:00 PM 82% 70 70 8:00 PM 73% 62 62 9:00 PM 64% 54 54 10:00 PM 32% 27 27 11:00 PM 9% 8 8 12:00 AM 0% 0 0 Notes: [1] The parking rate is based on empirical ratio derived from counts collected at an existing Planet Fitness in Laguna Niguel on July 17, 2017. [2] Percentages based on peak demand derived from empirical data collected. 7.2.b Packet Pg. 182 Appendix Table B-28 HEALTH CLUB - PLANET FITNESS (JANUARY CONDITIONS) WEEKEND SHARED PARKING DEMAND ANALYSIS Land Use Planet Fitness Health Club Size 15.549 KSF Pkg Rate[1] 5.48 /KSF Gross 85 Spaces Spaces Shared Time % Of # Of Parking of Day Peak [2] Spaces Demand 6:00 AM 19% 16 16 7:00 AM 51% 43 43 8:00 AM 55% 47 47 9:00 AM 75% 64 64 10:00 AM 85% 72 72 11:00 AM 100% 85 85 12:00 PM 96% 82 82 1:00 PM 76% 65 65 2:00 PM 78% 66 66 3:00 PM 73% 62 62 4:00 PM 54% 46 46 5:00 PM 61% 52 52 6:00 PM 45% 38 38 7:00 PM 45% 38 38 8:00 PM 23% 20 20 9:00 PM 7% 6 6 10:00 PM 1% 1 1 11:00 PM 1% 1 1 12:00 AM 0% 0 0 Notes: [1] The parking rate is based on empirical ratio derived from counts collected at an existing Planet Fitness in Laguna Niguel on July 15, 2017. [2] Percentages based on peak demand derived from empirical data collected. 7.2.b Packet Pg. 183 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Diamond Hills Plaza Parking Demand Analysis 1-29-2020.doc APPENDIX C EXISTING DIAMOND HILLS PLAZA PARKING DEMAND COUNTS 7.2.b Packet Pg. 184 Location:2825 S. Diamond Bar BlvdDate:8/2/2019City:Diamond Bar,CADay:FridayLotEF HMNSpace Type Regular HC VanSpace with ContainerRegular HC HC Van Regular HC Van Regular HC Van HC Regular Regular Regular HC Regular Regular HC Van HCClean Air VehicleRegular HC HC Van Regular HC HC Van Regular HC HC Van Yellow Zone Regular Regular TotalSpaces 53 1 5 15 1 1 62 1 89 1 1 60 120 37 2 82 10 1 1 3 78 1 1 20 1 1 72 20 6 6 39 158 9498:00 AM210050080260093131181000290010021200832059:00 AM25009001103310133935111500035003002920010326510:00 AM460070039059113157351138002561110040103192244411:00 AM440050053058114775361224001561110051404182150512:00 PM47007005507211498437135400066001006042319235711:00 PM45005005207911358237139500163001005732317235522:00 PM48002004706510336037131400157000005621315234873:00 PM50104004907300426136036600060000006031319235274:00 PM49106005117100395932034500155000006452420245235:00 PM47105004816400404834032900151000006752421245046:00 PM33004004506200245612026700022000006261512234007:00 PM180010040061001754712100001100000562031183118:00 PM150000040058001560601900001300000494141183039:00 PM40000029046001351101500006000004631211523310:00 PM2000001101900113910900003000001610009121TABLE C1Parking StudyPrepared by National Data & Surveying ServicesIJKLABCD G7.2.bPacket Pg. 185 Location:2825 S. Diamond Bar BlvdDate:8/3/2019City:Diamond Bar,CADay:SaturdayLotEF HMNSpace Type Regular HC VanSpace with ContainerRegular HC HC Van Regular HC Van Regular HC Van HC Regular Regular Regular HC Regular Regular HC Van HCClean Air VehicleRegular HC HC Van Regular HC HC Van Regular HC HC Van Yellow Zone Regular Regular TotalSpaces 53 1 5 15 1 1 62 1 89 1 1 60 120 37 2 82 10 1 1 3 78 1 1 20 1 1 72 20 6 6 39 158 9498:00 AM100000060210172611024000270010014110441409:00 AM20001002203301102912011400040001004521210925310:00 AM300000037055012549140236002450010049513112037711:00 AM330000053084114162240356001520010055535102549712:00 PM3700000510850143692403751004000000486357244861:00 PM3800000581791145632202950112100000476265254562:00 PM4110000531800135552102740001910000433165204173:00 PM4300000490810138522201860001310000383032243944:00 PM4000000530731135511701430001900100444154233895:00 PM390000046061012858801100011700000458252213536:00 PM320000039058013055801500011100000448331213307:00 PM19100002904601226070200000400000401111142678:00 PM120000016051012153906000010000030105182159:00 PM90000090310114534010000100000221121515510:00 PM600000401101416300000010010030001758TABLE C2Parking StudyPrepared by National Data & Surveying ServicesIJKLABCD G7.2.bPacket Pg. 186 January 22, 2020 Mr. Greg James McKently Malak Architects 35 Hugus Alley, Suite 200 Pasadena, CA 91103 LLG Reference No. 2.19.4115.1 Subject: Comparative Assessment of Parking Demand Analyses For Diamond Hills Plaza and Diamond Bar Town Center Diamond Bar, California Dear Mr. James: As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this comparative assessment of parking demand analyses prepared for Diamond Hills Plaza and Diamond Bar Town Center. Based on our discussions, it is our understanding that the City of Diamond Bar has raised concerns that the existing/proposed mix for Diamond Hills Plaza could result in parking demands similar to what currently exists at Diamond Bar Town Center. Therefore, a comparative assessment has been requested to document the similarities/contrasts between the two centers, especially as it relates to tenant mix and associated parking demands. Diamond Hills Plaza Description Diamond Hills Plaza is located along the west side of Diamond Bar Boulevard, between Cold Springs Lane and Fountain Springs Road. Diamond Hills Plaza is an established mixed-used retail center with a total floor area of 203,181 square-feet (SF). The current tenant mix, which occupies 176,561 SF (87% occupancy), includes H-Mart, AAA and a variety of retail/commercial and restaurant/food uses. The remaining floor area of 26,620 SF consists of a mix of retail and restaurant/fast food floor area. It is our understanding that the proposed Project includes the renovation and re-occupancy of 21,440 SF of vacant retail designation space (former Rite Aid) with a Planet Fitness health/fitness club. The existing parking supply for Diamond Hills Plaza totals 944 spaces. 7.2.c Packet Pg. 187 Mr. Greg James January 22, 2020 Page 2 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Comparison Memo 1-22-2020.doc Diamond Bar Town Center Description Diamond Bar Town Center is located east of Diamond Bar Boulevard, north of Grand Avenue and south of Clear Creek Canyon Drive and addressed at 1100 - 1188 S. Diamond Bar Boulevard. Diamond Bar Town Center is an established mixed-used neighborhood retail center with a total floor area of 107,025 square-feet (SF). The current tenant mix, which occupies 101,823 SF (95% occupancy, is anchored by Walmart Neighborhood Market and Crunch Fitness and includes a tenant mix consisting of a variety of retail/commercial, service retail, office, financial institutions/bank, and restaurant/food uses. The remaining floor area of 5,202 SF is located within two (2) vacant suites that were previously occupied with restaurant tenants. The existing parking supply for Diamond Bar Town Center totals 385 spaces. COMPARATIVE ASSESSMENT LLG prepared two parking studies for both Diamond Hills Plaza and Diamond Bar Town Center. Information contained in the Diamond Hills Plaza Parking Demand Analysis dated January 22, 2020 and in the Diamond Bar Town Center Project Parking Demand Analysis dated December 23, 2019 have been used as a resource in this comparative assessment. The table below highlights key attributes from each Center along with their parking needs. Description Center Size 203,181 SF 107,025 SF Parking Supply 944 Spaces 385 Spaces Parking Supply/1000 SF of GFA 4.65 Spaces/1000 SF 3.60 Spaces/1000 SF Code Parking Requirements 786 Spaces 416 Spaces Code Surplus/Deficiency +158 Spaces -31 Spaces Survey Plus Shared Surplus/Deficiency +279 Spaces -7 Spaces Diamond Hills Plaza Diamond Bar Town Center Direct comparison between the two centers shows that the floor area of Diamond Hills Plaza is has a floor area that is 90% larger than Diamond Bar Town Center. However, a comparison of the existing parking supply at these two centers indicates that the on-site supply at Diamond Hills Plaza is roughly 2½ times that of the on-site supply at Diamond Bar Town Center, and further yet, Diamond Hills Plaza’s parking supply ratio is just over 1¼ time greater than that of Diamond Bar Town Center (4.65 spaces per 1000 SF vs. 3.60 space per 1000 SF). 7.2.c Packet Pg. 188 Mr. Greg James January 22, 2020 Page 3 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Comparison Memo 1-22-2020.doc Relative to City code parking requirements, the existing/proposed tenant mix for Diamond Hills Plaza results in surplus of 158 spaces when compared to City code, however, Diamond Bar Town Center results in a parking shortfall of 31 spaces. Further, based on the survey plus shared parking approach, Diamond Hills Plaza resulted in parking surplus of 279 spaces while Diamond Bar Town Center resulted in a parking shortfall of 7 spaces1. CONCLUSIONS Review of the information above clearly shows that Diamond Hills Plaza and Diamond Bar Town Center are vastly different centers with tenant mixes that are unique to each center along with drastically different building square footage to supply ratios. Therefore, the parking congestion observed at Diamond Bar Town Center should not be used to draw a conclusion that Diamond Hills Plaza would have similar parking characteristics/demands if a health/fitness club is to occupy the former Rite Aid Pharmacy (which is now vacant). Therefore, it is concluded that based City code parking requirements and the results of the shared parking analysis, the existing parking supply at Diamond Hills Plaza will be adequate based on the proposed tenant mix. However, as indicated in the Diamond Hills Plaza Parking Demand Analysis, dated January 22, 2020, to help manage parking demands of the existing tenants and the proposed health club in the immediate vicinity of the Proposed Planet Fitness, it is recommended that a Parking Management Plan (PMP) be implemented to minimize customer disruption. * * * * * * * * * * 1 It should be noted that ROIC is proposing to make site modifications to Diamond Bar Town Center which would increase the parking supply by +24 spaces. 7.2.c Packet Pg. 189 Mr. Greg James January 22, 2020 Page 4 N:\4100\2194115 - Diamond Hills Plaza, Diamond Bar\Report\4115 Comparison Memo 1-22-2020.doc We appreciate the opportunity to prepare this analysis for you and the City of Diamond Bar. Should you have any questions or need additional assistance, please do not hesitate to call me at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Richard E. Barretto, P.E. Principal cc: Shane S. Green, P.E., LLG 7.2.c Packet Pg. 190 CRIMINAL JUSTICE PROFESSIONAL EDUCATION Mailing, Corporate & Classroom 22600 Savi Ranch Road A-13 Yorba Linda, CA 92887 Mailing Address 31103 Rancho Viejo Road 2308 San Juan Capistrano, CA 92675 Phone 800.295.6041 Email inquire@vollmerinstitute.co m Website www.vollmerinstitute.com November 29, 2019 ROIC California, L.L.C. (ROIC) 11250 El Camino Real, Suite #200 San Diego, CA 92130 To whom it may concern: This report is prepared at the request of ROIC in response to issues raised by the City of Diamond Bar regarding the leasing of premises located at 2711-2899 Diamond Bar Blvd in Diamond Bar also known as Diamond Hills Plaza to Planet Fitness (PF). It is the intent of PF to place a fitness center at the location in question as a part of their overall business plan to be a major presence in the fitness world. With over 1,800 locations it is the goal of PF to provide a clean, safe and welcoming workout environment in the Diamond Bar community. Planet Fitness is a well-known name brand in the fitness industry and is internationally acclaimed as one of the best in overall customer service with an affordable membership plan that ensures all can take part in physical fitness at a reasonable price. ROIC has requested an examination of the location from the perspective of the overall impact on the existing business plaza as it relates to customer flow and crime prevention issues through an examination of Crime Prevention Through Environmental Design, also known as CPTED. The principles embraced by CPTED involve setting processes in motion before a crime is committed. It focuses on direct and indirect controls over behavior with emphasis on the physical environment in which crimes have the potential to be committed. It deals with an interdisciplinary effort, is less costly and more effective than a response to criminal activity after the fact. The Vollmer Institute principle General Manager, Dr. Joseph C. De Ladurantey, has previous experience with the CPTED concepts related to business design and basic recommendations for hardening business targets from potential threats or challenges to entry, potential damage, infiltration or other breaches of security. As Senior Vice President of Willdan Homeland Solutions, he developed several assessment studies that utilized the principles of CPTED as outlined by its primary conceptual founder, Mr. C. Ray Jeffery. The methodology utilized was through the following efforts: 1. Field observations 2. Inspection of facilities 3. Discussions with tenants of the existing businesses 4. Examination of current business practices by existing businesses 5. Discussion with law enforcement officials who provide policing services to the City of Diamond Bar 6. Evaluation of crime statistics for the location in question 7.2.d Packet Pg. 191 CRIMINAL JUSTICE PROFESSIONAL EDUCATION 7. Application of the principles of CPTED to the current site The location in question, Diamond Hill Plaza, is a mixed-use business and shopping center with a variety of types of businesses, dental offices, with over eleven various ethnic restaurants, Hmart Supermarket, Starbucks, and a host of other business providers including the Southern California Auto Club, add to a cosmopolitan and rather eclectic mix of services and purveyors. The Center appears to be active and vibrant. With the variety of businesses within the Center, many businesses serve the public from early morning to about 8:00 to 10:00 PM seven days a week. Several of the restaurants remain open until 11:00 or 11:30 PM to accommodate their clientele. Parking appears to be ample and able to accommodate the coming and going of this busy center. Whenever people gather for a specific reason there is always the possibility for activities that are not within the intended purpose of the original gathering. The Center is patrolled by the Los Angeles County Sheriff’s Department out of the Walnut substation, located at 21695 Valley Blvd. Based on observation and an examination of the crime statistics provided by the Los Angeles Sheriff’s Department the overall crime is minimal and of no significance during the daytime or nighttime hours. A physical environment plays a critical role in the behavior of people. The methods utilized to ensure that people conduct their business in a forthright manner, complete whatever they may be engaged in and go about their personal activities after enjoying a workout is the overall goal of PF. Based upon these premises it is understood that PF is committed to a risk assessment that includes: 1. Employee observation and reporting 2. Employee training 3. Emphasis on external access control to include entry, lobby, offices and special areas within the premises 4. Exterior access control of the building perimeter, parking structures, neighboring businesses 5. Threat analysis 6. Video surveillance 7. Written security measures for all employees to include policies and procedures 8. Use of identification cards for employees and members 9. Access control via unobtrusive but effective measures to include stanchions, control doors, and limited access 10. The practice of sound safety and security measures 11. Establishing a Business Continuity Plan and Crisis Preparation Plan. The prevention of incidents of a negative nature can be accomplished through the above efforts. Crime prevention through environmental design is an environmental approach to 7.2.d Packet Pg. 192 CRIMINAL JUSTICE PROFESSIONAL EDUCATION behavior modification and compliance. Law enforcement generally responds after an incident occurs. It is up to the motivated business owner, including the landlord/lessee to create an environment that deters criminal activity through environmental design and an emphasis on deterrence and compliance. Crime follows an ecological pattern depending upon the physical environment and the attention of people involved in purposeful activity. The concepts of CPTED are applied not only to physical environments but human interaction, flow, and control. Crimes deal with areas where crimes are committed. It makes use of direct, rather than indirect controls over human behavior. There is a physical layout component, a hardware component a physical social planning and educational component as well as a realistic view of human activity. Any solid business enterprise, which PF clearly subscribes to, includes a plan that incorporates basic crime prevention methods discussed in this report. An analysis of crimes and calls for service for the addresses 2711-2899 for the period November 1, 2018, to November 26, 2019, was conducted. There were no discernible patterns and there were no significant incidents during this period. For the number of businesses and the activities associated with public access, the calls for service and crimes, as well as a few non-criminal matters are within the norm for a series of locations such as the Diamond Hills Plaza. Within the Diamond Hill Plaza, there are “offender areas” that are vulnerable to the potential for criminal activity. Recommendations listed below are based upon a physical inspection and the application of CPTED principles. It is not within the purview of this study to determine whose responsibility it would be to accomplish these recommendations. 1. From the approach on Diamond Bar Blvd a patrol car may have difficulty viewing the entire center as it is lower than the boulevard itself by about 30 to 50 feet. Observation of the parking lots and business frontage will be improved with the trimming of trees and bushes on the property. A passing patrol car would have difficulty determining if there was any illegal activity unless they took the time to enter the parking lot itself. In any event, attention should be paid to this area of concern. 2. Landscaping separates some parking area aisles and parking islands. Trimming of this area is appropriate and would lessen the ability for someone to hide in these areas. 3. There did not appear to be any cameras in the parking lot to surveil the area and act as a deterrent. Cameras can be installed that would be monitored by PF employees both inside the facility and for a 180-degree area of the parking lot in question. This plus some enhanced lighting by the PF will act as a deterrent and improve environmental conditions. 7.2.d Packet Pg. 193 CRIMINAL JUSTICE PROFESSIONAL EDUCATION Activity in the parking lot area does diminish after 11:00 PM. It is not however void of vehicular traffic that services the buildings off hours. Deliveries are made throughout the night with the majority of activity taking place to the rear of the facilities but also periodically active in the major parking lot structure. Planet Fitness has a long history of being the anchor tenant in a multi-use shopping center. While the Diamond Hill Plaza currently utilizes the Hmart Supermarket and Starbucks as a draw to the center, this will be modified as the PF footprint will significantly enhance the overall activity. In every locale, PF has been the anchor tenant that brings vehicular and foot traffic to the shopping centers. This continuous pattern will benefit all businesses in the Plaza and increase city revenues in the process. Currently, there are at least eight eating establishments, the Starbucks and Market that will benefit from the PF presence. The business model that PF subscribes to is based upon continuous use within small windows of time; 45 minutes to an hour. This model is based upon providing the highest quality of fitness training with exercise equipment. Unlike workout facilities that provide a swimming pool, juice bar and other add on amenities, PF provides a quality workout environment that focuses on reasonable membership fees that draw the serious workout enthusiast without the social activity associated with most workout facilities. This provides a niche market for the serious beginner or an advanced level client, a demographic that is clearly needed in the vibrant community of Diamond Bar. This enhanced business model with an accelerated turnover system will add to Plaza use in an environment that will ensure a constant vigilance in keeping with the principles of CPTED. It is a well-known adage in the crime prevention world that areas with little use would have a low crime rate because of the lack of victims. It is also recognized that high use would also have a low incidence of crime due to the people factor, activity and overall surveillance efforts. Locations with eyes are safer than areas with no activity. The principles of CPTED include addressing the issues of defensible space, control of access points, control of outside public space to include parking and walkways, anti-intrusion techniques that passively but effectively deter rather than prohibit. Image is important as efforts are made to support the PF mission of customer service for its clientele. The time of day, night or location will not matter as long as efforts are put in place to ensure businesses are successful in achieving their goals and the public is served. CPTED principles move away from models of deterrence and retribution toward a preventative system based upon scientific principles. It utilizes the practices of behavior modification, psychosurgery and other methods designed to represent new and successful applications of scientific research. This study, on behalf of Planet Fitness, focuses on the 7.2.d Packet Pg. 194 CRIMINAL JUSTICE PROFESSIONAL EDUCATION interdisciplinary theory of behavior which is psychobiological in nature coupled with an appreciation for the role of the physical environment in behavior, including criminal behavior. The adoption of the previous recommendations will no doubt prevent the occurrence of an act in the first place. Continued application of CPTED principles will enhance the efforts of the Diamond Hill Plaza, the city of Diamond Bar, the specific business communities as well as ensure the economic viability of the San Gabriel Valley area. Should you have any questions, please do not hesitate to contact us at 1-800-295-6041. Joseph C. De Ladurantey The Vollmer Institute ADDENDA 1 Row Labels Count of Primary_Stat_Code_ Description ACCIDENTS, TRAFFIC-VEHICLE OR BOAT: Traffic (Non-Injury) 1 ASSAULT, NON-AGG: Hands, Feet, Fist, Etc. 2 ASSAULT, NON-AGGRAVATED: DOMESTIC VIOLENCE 1 BURGLARY, OTHER STRUCTURE: Night, Entry By Force 5 BURGLARY, OTHER STRUCTURE: Unknown, Entry By Force 1 FRAUD: Fraud By False Pretenses 1 GRAND THEFT VEHICLE (GTA): Automobile/Passenger Van 1 GRAND THEFT: From Unlocked Auto 4 GRAND THEFT: Purse Snatch 4 7.2.d Packet Pg. 195 CRIMINAL JUSTICE PROFESSIONAL EDUCATION IDENTITY THEFT (GOODS/SERVICES/CREDIT) 1 MISCELLANEOUS: Vehicle Repossessed 1 NON-CRIMINAL: Property Lost/Found/Recovered 1 NON-CRIMINAL: Suspicious Circumstances, Possible Criminal Activity 1 Person(s) Mentally Ill - 5150 Hold Placed 1 ROBBERY, STRONG-ARM: Other 1 THEFT, PETTY: Auto Parts And Accessories 1 THEFT, PETTY: From Auto (Except Parts/Accessories) 1 VANDALISM MISD 2 VEHICLE AND BOATING LAWS: Hit And Run, Misdemeanor 3 VEHICLE AND BOATING LAWS: Misdemeanor 1 VEHICLE BURGLARY: Auto/Passenger Van Burglary 3 VEHICLE/BOAT, OTHER NON-CRIMINAL: Veh/Boat Recovered (Other Juris) 1 VEHICLE/BOAT, OTHER NON-CRIMINAL: Vehicle/Boat, Stored/Impounded 3 WORTHLESS DOCUMENTS/FORGERY: Forgery - Checks/Money Orders 1 (blank) Grand Total 42 7.2.d Packet Pg. 196 Legend: Camera – End in Data Room to be terminated for connection into NVR. **Wiring not to be run above fan blade locations. The devices to be mounted will require accessibility once they are installed. We will need to be able to access via ladder. This document is strictly private, confidential and personal to its recipients and should not be copied, distributed or reproduced in whole or in part, nor passed to any third party. 4 360 Cameras 3 IP/BNC Dome Cameras with Monitor 6 Dome Cameras 2 Outdoor Bullet Diamond Hills PF Supreme 12/20/19 Rev 1.1 360 Camera Cardio (POLE MOUNT ) 360 Camera Cardio (POLE MOUNT ) Black Card Hallway 360 Camera Cardio (POLE MOUNT ) Front Desk BNC/IP Camera WITH MONITOR 360 Camera Cardio (POLE MOUNT ) Locker Room in drop ceiling of enterance Locker Room in drop ceiling of entrance. BNC/ IP Camera WITH Monitor Front Door USE JUDGEMENT FOR PLACEMENT 30 Min Abs and Stretching 1 PF 360 OUTDOOR BULLET CODEBLUE TO DETERMINE BEST PLACEMENT WHEN ONSITE Aux Workout / Exit OUTDOOR BULLET CODEBLUE TO DETERMINE BEST PLACEMENT WHEN ONSITE 7.2.e Packet Pg. 197 TITLE SHEETT1.0190414May 17, 2019As ShownPlanet Fitness Tenant ImprovementSheetChk'd By:Issue Date:LocationProject/Space No.Sheet TitleScale:Drawn By:Project No.Project Manager ApprovalArchitect/Engineer of RecordIssue SetsNo.Issue SetByAppr.Date2825 S Diamond Bar BlvdDiamond Bar, CA 91765N.P.Planet Fitness4 Liberty Lane WestHampton, New Hampshire 03842COPYRIGHTThese plans are an instrument of service and arethe property of DKMullin Architects, and may not beduplicated, disclosed, or reproduced without thewritten consent of DKMullin Architects. Copyrightand infringement will be enforced and prosecuted.ARCHITECTSDaniel K. Mullin, Architect, NCARB517 S Main St.Moscow, ID 83843P. (208) 892-8433F. (208) 892-8533Peter A. Leptuch, P.E.100 West Oak Street, #200ELECTRICAL ENGINEERDenton, TX 76201P. (940) 735-5127MECH. & PLUMBING ENGINEERSDon Penn Consulting EngineerWestlake, TX 76262P. (817) 410-2858F. (817) 251-84111301 Solana, Bldg. 1, Suite 1420STRUCTURAL ENGINEERSDavid Sansotta, PEGarden City, ID 837145509 N. Glenwood StreetP. (208) 501-2289N.P.Plumbing Occupant Load Calculations per section 422 Table ABuilding TypeOcc. GroupCodesCode DataAbbreviationsFranchiseFranchiseeLandlordProject LocationMechanical & Plumbing EngineersArchitectVicinity MapSite PlanProject TeamsSHEET INDEXT1.0A1.0A4.0ARCHITECTURALSP1.0SCOPE OF WORKElectrical EngineersVENDOR LISTDeferred SubmittalsLoad CalculationOccupantPlumbing Fixture CountTenant Improvement Scope of WorkGeneral NotesPROPOSEDFITNESS GYM21,440 S.F.(E) BANK OF HOPE 2,066 S.F. (E) CLEANERS 1,600 S.F. (E) JAPANESE RESTAURANT 2,803 S.F. (E) PALACE BEAUTY 2,400 S.F. (E) HSBC BANK 5,000 S.F. (E) CURRY INDIA BISTRO 7.2.fPacket Pg. 198 7.2.f Packet Pg. 199 CTVTSTS TSCTVTSTS TSFLOOR PLANA1.0190414May 17, 2019As ShownPlanet Fitness Tenant ImprovementSheetChk'd By:Issue Date:LocationProject/Space No.Sheet TitleScale:Drawn By:Project No.Project Manager ApprovalArchitect/Engineer of RecordIssue SetsNo.Issue SetByAppr.Date2825 S Diamond Bar BlvdDiamond Bar, CA 91765N.P.Planet Fitness4 Liberty Lane WestHampton, New Hampshire 03842COPYRIGHTThese plans are an instrument of service and arethe property of DKMullin Architects, and may not beduplicated, disclosed, or reproduced without thewritten consent of DKMullin Architects. Copyrightand infringement will be enforced and prosecuted.ARCHITECTSDaniel K. Mullin, Architect, NCARB517 S Main St.Moscow, ID 83843P. (208) 892-8433F. (208) 892-8533Peter A. Leptuch, P.E.100 West Oak Street, #200ELECTRICAL ENGINEERDenton, TX 76201P. (940) 735-5127MECH. & PLUMBING ENGINEERSDon Penn Consulting EngineerWestlake, TX 76262P. (817) 410-2858F. (817) 251-84111301 Solana, Bldg. 1, Suite 1420STRUCTURAL ENGINEERSDavid Sansotta, PEGarden City, ID 837145509 N. Glenwood StreetP. (208) 501-22897.2.fPacket Pg. 200 7.2.f Packet Pg. 201 Project Status Report CITY OF DIAMOND BAR February 25, 2020 COMMUNITY DEVELOPMENT DEPARTMENT LEGEND PH = PUBLIC HEARING X = NON PUBLIC HEARING AP = ASSIGNED PLANNER PC = PLANNING COMMISSION AR = ADMINISTRATIVE REVIEW CC = CITY COUNCIL PROPERTY LOCATION PLANNING COMMISSION REVIEW File # AP Applicant PC 2/25/20 CC 3/3/20 PC 3/10/20 CC 3/17/20 PC 3/24/20 CC 4/7/20 General Plan Conformity MN X 1959 Viento Verano Dr. (Addition to single family residence) DR PL2019-179 MN Xin Wang/Yongli Luan Cont. PH 2825 S. Diamond Bar Blvd. (New fitness gym) CUP PL2019-103 NTE Chase Villafana PH 1111 N. Diamond Bar Blvd. (New Single family residence) ZC/DR PL2015-253 GL Creative Design Associates PH ADMINISTRATIVE REVIEW Property Location AP Applicant NONE PENDING ITEMS Property Location File # AP Applicant Status Crooked Creek (11-unit subdivision) TTM, DR, CUP, TP PL2017-203 MN Robert Chiang Incomplete letter sent 1/10/20 – waiting for additional information 367 S. Diamond Bar Blvd. (Modification to CUP for fitness center) MCUP PL2020-06 NTE Jennifer Venevacion Under review 800 N. Diamond Bar Blvd. (Sign program) CSP PL2019-164 MN Raj Panchal Under review 340 Fern Place (New single family residence) DR PL2018-100 NTE Alan Lim Fifth incomplete letter sent 1/20/20 – waiting for additional information 20657 Golden Springs (Sign program amendment) CUP PL2019-172 MN Sign Express Incomplete letter sent 10/10/19 – waiting for additional Information 2360 Indian Creek (Addition and remodel to single family residence) DR PL2019-185 MN Pete Volbeda Under review 22589 Pacific Ln. (New single family residence) DR PL2020-17 NTE Under review 23135 Ridge Line Rd. (New single family residence) DR PL2018-233 MN Faiz Ennabe Second incomplete letter sent 2/6/20 – waiting for additional information 9.1 Packet Pg. 202 Project Status Report CITY OF DIAMOND BAR Page 2 February 25, 2020 COMMUNITY DEVELOPMENT DEPARTMENT PENDING ITEMS (continued) Property Location File # AP Applicant Status 2775 Shadow Canyon (New single family residence) DR PL2019-188 NTE Edwin Agabao Incomplete letter sent 11/14/19 - waiting for additional information 22438 Steeplechase (Additon to single family residence) DR PL2019-162 NTE Joan Lee Incomplete letter sent 11/18/19 – waiting for additional information Public Right-Of-Way on Grand Ave., adjacent to Golden Springs Dr. (Wireless facility) CUP PL2017-69 MN Christopher Yoo Third incomplete letter sent 1/2/20 - waiting for additional information 9.1 Packet Pg. 203 CITY OF DIAMOND BAR NOTICE OF PUBLIC MEETING AND AFFIDAVIT OF POSTING STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF DIAMOND BAR I, Stella Marquez, declare as follows: On February 25, 2020, the Diamond Bar Planning Commission will hold its Regular Meeting at 6:30 p.m. at City Hall, Windmill Community Room, 21810 Copley Drive, Diamond Bar, California. I am employed by the City of Diamond Bar. On February 20, 2020, a copy of the Planning Commission Agenda was posted at the following locations: South Coast Quality Management District Auditorium 21865 East Copley Drive Diamond Bar, CA 91765 Diamond Bar Library glow Copley Drive Diamond Bar, CA 91765 Heritage Park 2900 Brea Canyon Road Diamond Bar. CA 91765 City of Diamond Bar -City Hall 21810 Copley Drive Diamond Bar, CA 91765 I declare under penalty of perjury that the foregoing is true and correct. Executed on February 20, 2020, at Diamond Bar, California. 1112 -- Stella Mar q z Community Development Dept. CD:\zstella\affidavitposting.doc VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION AGENDA ITEM: -. SUBJECT: �[ Zid TO: Planning Commission DATE: Z7�- 7�} SPEAKER NAME: (V �o v t f 1' i IM CCU ✓i (Please print clearly) ADDRESS: 1 1 L60 f�2 4- Vrt._.. # z cn7 � } cl Z i 50 (Please print clearly) I would like to address the'Planning Commission on the above stated item. Please have the Commission Minutes reflect my name and address as printed above Signature Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so, and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. . VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION AGENDA ITEM: SUBJECT: �/� � OL � �1 �✓03 •7 TO: Planning Commission DATE: Tpt SPEAKER (Please print clearly) ADDRESS: Tf (Please print clearly) I would like to address the -Planning Commission on the above stated item. Please have the Commission Minutes reflect my name and address as printed above Signature Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so, and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION AGENDA ITEM: SUBJECT: IC4I r 6,ptivia C TO: Planning Commission SPEAKER NAME: Vf (Please print clearly) ADDRESS: �� i/(J PG',t�L (Please print clearly) DATE:_/��,�Cj ur� i ut� I would like to, address fhe Planning Commission on the above stated item. Please have the Commission Minutes reflect my name and address as printed above Signature Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so, and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. . VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION SUBJECT: TO: Planning Commission DATE: SPEAKER w NAMFd (Please print clearly) I would Like to address thePlanning Commission on the above stated item. Please have the Commission Minufes reflecf my name and address as panted above 'Signature Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so, and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. .