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Home My WebLink About02/23/2016 PC AgendaPLANNING February 0 • '.:' City Hall, Windmill Community Room 21810 Copley Drive n • • Bar, • OEM •.,.,, • 'Frank Farago Jen 1; " Mahift Bob -Nishimura !i • •I Raymond Wolfe 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. In an effort to comply with the requirements of Title 11 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. II ntr��to�n oarq Please refrain from smoking, eating or i ne uny ui uiamurnu oui uses icuyu — drinking in the Windmill Community Room paper and encourages you to do the same City of Diamond Bar Planning Commission AT4-Afl�� 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 at the public hearing, to the Secretary of the Commission. 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. 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(o-).diamondbarca.gov Website: www.diamondbarca.gov CITY OF DIAMOND BAR PLANNING COMMISSION Tuesday, February 23, 2016 Next Resolution No. 2016-06 PLEDGE OF ALLEGIANCE: 1. ROLL CALL: COMMISSIONERS: Frank Farago, Bob Nishimura, Raymond Wolfe, Vice Chairperson Jen "Fred" Mahike 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 their 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: Vice -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 of Regular Meeting: January 26, 2016 5. OLD BUSINESS: None 6. NEW BUSINESS: None 7. PUBLIC HEARING(S): 7.1 Conditional Use Permit and Parking Permit No. PL2015-427 — Under the authority of Diamond Bar Municipal Code Section 22.58 and 22.30.050, the applicant and property owner are requesting Conditional Use Permit to operate a 6,352 square -foot postsecondary school within a 70,757 square -foot multi -tenant commercial center. A Parking Permit is being requested for a reduction in the required number of parking spaces. The subject property is zoned Community Commercial (C-2) with an underlying General Plan land use designation of Professional Office (OP). Project Address: 2040 Brea Canyon Rd., #100 Diamond Bar, CA 91765 FEBRUARY 23, 2016 PAGE 2 PLANNING COMMISSION AGENDA Property Owner: Plaza Diamond Bar Partners Holding LLC 3029 Wilshire Blvd., #202 Santa Monica, CA 90403 Applicant: Nobel University 505 Shatto Place, #300 Los Angeles, CA 90026 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 such things as interior partitions, plumbing, and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. Recommendation: Staff recommends that the Planning Commission approve Conditional Use Permit and Parking Permit PI -2015-427, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution. 8. PLANNING COMMISSION COMMENTS / INFORMATIONAL ITEMS: 9. STAFF COMMENTS / INFORMATIONAL ITEMS: 9.1 Public Hearing dates for future projects 10. SCHEDULE OF FUTURE EVENTS: PARKS AND RECREATION COMMISSION MEETING: CITY COUNCIL MEETING: PLANNING COMMISSION MEETING: Thursday, February 25, 2016 Diamond Bar City Hall, Windmill Community Room 21810 Copley Drive Tuesday, March 1, 2016 — 6:30 p.m. South Coast Air Quality Management District Auditorium, 21825 Copley Drive Diamond Bar, CA Tuesday, March 8, 2016 Diamond Bar City Hall, Windmill Community Room 21810 Copley Drive FVPAi 1 1.1 TRAFFIC AND TRANSPORTATION COMMISSION MEETING: 11. ADJOURNMENT: Thursday, March 10, 2016 Diamond Bar City Hall, Windmill Community Room 21810 Copley Drive MINUTES OF THE CITY OF DIAMOND BAR MEETING OF THE PLANNING COMMISSICPP-.-, JANUARY 26, 2016 Vice Chair Mahlke called the meeting to order at 7:01 p.m. in the City Hall Windmill Room, 21810 Copley Drive, Diamond Bar, CA 91765. PLEDGE OF ALLEGIANCE: Commissioner Farago led the Pledge of Allegiance. 1. ROLL CALL: Present: Commissioners Frank Farago, Bob Nishimura, Raymond Wolfe, Vice Chair Jennifer "Fred" Mahlke Also present: Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney; Grace Lee, Senior Planner; Natalie T. Espinoza, Assistant Planner; Mayuko (May) Nakajima, Associate Planner; and Stella Marquez, Administrative Coordinator. 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: None 3. APPROVAL OF AGENDA: As presented 4. CONSENT CALENDAR: 4.1 Minutes of the Regular Meeting of January 12, 2016 C/Wolfe moved, VC/Mahlke seconded, to approve the Minutes of the January 12, 2016, Meeting as presented. Motion carried by the following Roll Call vote: AYES: NOES: ABSTAIN: ABSENT: 5. OLD BUSINESS: 6. NEW BUSINESS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: I= None 7. PUBLIC HEARING(S): Farago, Wolfe, VC/Mahlke None Nishimura None 7.1 Development Review No. PL2015-464 - Under the authority of Diamond Bar Municipal Code (DBMC) Section 22.48, the property owner and applicant requested a Development Review to add 4,464 square feet to the first floor of an existing single family residence on a 0.54 gross acre lot. The subject property is zoned Low Density Residential (RL) with an underlying General Plan land use designation of Low Density Residential (RL). JANUARY 26, 2016 PAGE 2 PLANNING COMMISSION PROJECT ADDRESS �TT 011:40-14 21458 Cold Spring Lane Diamond Bar, CA 91765 Adam Hui Gu and Zhi Jun Mo 21458 Cold Spring Lane Diamond Bar, CA 91765 APPLICANT: Jason Sun 2275 Huntington Drive #347 San Marino, CA 91108 AP/Nakjima presented staff's report and recommended Planning Commission approval of Development Review No. PL2015-464, based on the Findings of Fact and subject to the conditions of approval as listed within the Resolution. VC/Mahlke opened the public hearing. Jason Sun, project architect, said he was available to answer Commission questions. C/Nishimura said that basically, the applicant was adding an entryway and room to the front of the house and, Mr. Sun responded "yes." VC/Mahlke closed the public hearing. C/Wolfe moved, C/Nishimura seconded, to approve Development Review No. PL2015-464, based on the Findings of Fact and subject to the conditions of approval as listed within the Resolution. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Farago, Nishimura, Wolfe, VC/Mahlke NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 7.2 DeveloDment Review and Minor Conditional Use Permit No. PL2015-98 - Under the authority of Diamond Bar Municipal Code Section 22.48 and 22.56, the applicant and property owner requested Development Review approval to construct a 1,249 square foot, two-story addition, 298 square foot balcony and a 63 square foot porch to an existing 1,555 square foot, two story single family residence with an attached 438 square -foot two -car garage on a 0.35 gross acre lot. A Minor Conditional Use Permit was requested to allow a second story addition to a nonconforming structure with a pre-existing 11 -foot building ri--o A, �7 PAGE 3 PLANNING COMMISSION separation to the house on the adjacent lot to the south where 15 feet is required. The subject property is zoned Low Medium Density Residential (RLM) with an underlying General Plan land use designation of Low Density Residential. PROJECT ADDRESS: 505 Bellows Court Diamond Bar, CA 91765 Justin Lee 505 Bellows Court Diamond Bar, CA 91765 AP/Espinoza presented staff's report and recommended Planning Commission approval of Development Review and Minor Conditional Use Permit No. PI -2015- 98, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. VC/Mahlke opened the public hearing. Justin Lee, applicant, said he would respond to questions from Commissioners. Cynthia Smith, 500 Bellows Court (north side of the project) said she read the documents and disagrees with all of the items that refer to their privacy not being very significantly impacted. She wanted assurance of when mature landscaping would be installed because staff's report says that since this property was previously developed, landscape plans are not required for this project which she said was not true because there is no landscaping on the property currently. There are protected trees (California Chaparral Oaks) on the property directly behind the project that create the stability of the hillside and if those trees are touched their house will slide down the slope. In fact, there will be beautifully arched windows overlooking her patio which will impede the privacy of her back yard. She said she talked with the neighbor (Richard) at 511 (Bellows Court) which is on the south side of the project who is sick with the flu and he is very concerned about the development being so close to his property and wanted to know if he could speak with someone about his concerns at a later date. Mrs. Smith showed photos that spoke to her concerns regarding privacy issues. Gerald Heath, 552 Topside Place said he purchased his home new in 1987 and paid a premium for a "view" lot and now comes to find that someone wants to block that view. The request before the Planning Commission cannot be approved for a number of reasons but most importantly because the application does not meet the definition of what is allowed for consideration as a Minor Conditional Use Permit as set forth in the Diamond Bar Municipal Code and required Findings cannot be determined based on the facts at hand. In order to grant a Minor Conditional Use Permit it must be shown that the application must meet certain standards, standards which he recited from the code: 1) The JANUARY 26, 2016 I 1 .1'' FT 7')'P",'7 PAGE 4 L:--- —V 0 i. `l ''PLANNING COMMISSION design, location, size and operating characteristics of the proposed use are compatible with the existing and future land uses within the vicinity; 2) The subject site is physically suitable for the type and intensity of use being proposed, including access provision of utilities and compatibility with adjoining land uses and the absence of physical constraints; 3) Granting the Minor Conditional Use Permit will not be detrimental to the public interest, health, safety, convenience or welfare or materially injurious to persons, property or improvements in the vicinity and zoning district in which this property is located; 4) The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (SEQA). He stated that the proposed addition would nearly double the exterior/interior of the already existing non -conforming property. The design and size of this proposal are not compatible with the existing use and it most certainly is incompatible with the use of his property and other residential uses in the vicinity. The expansion would detrimentally impact the view from his home and the balcony addition would allow the applicant or future owner an unobstructed view into his home and backyard which will interfere with the quiet enjoyment of his property and diminish the value of his property. The subject site is not suitable for the type and intensity of use because the proposed use is not compatible with adjoining land uses. It is incompatible with his property and all other properties adjacent to the subject property and adjacent to his home. An additional requirement in evaluating this application is that the granting of the Minor Conditional Use Permit will not be detrimental to the public interest, health, safety, convenience or welfare or be materially injurious to persons, property or improvements in the vicinity in which this property is located. As he previously stated, the application cannot be granted because the expansion of the non- conforming use by nearly doubling the size and intensity of the property does significantly and detrimentally impact his welfare and convenience and welfare and public interests of his neighbors. The proposed property does not meet the attempt to find it categorially exempt under 14CCR15301 because the project does not involve a negligible environmental impact and does involve a substantial expansion of the existing residential use at a consequential environmental impact on such elements as view, services and other environmental concerns. Any consideration of this application requires a further review in order to comply with the provisions of the California Environmental Quality Act (CEQA). For the reasons he has stated, the Commission must deny this application and it should also be mentioned that the applicant has not resided at the property for quite some time, if at all. It is highly probable that all that is intended is that he will sell the residence and the intensity of use and doubling of the square footage will likely result in more than one family inhabiting this single family residence. For the reasons stated, please deny the application. JANUARY 26, 2016 PAGE 5 PLANNING COMMISSION Mr. Heath presented to the Commission a photo that overlooked the subject property, taken from his rear yard, on which he sketched the proposed addition to demonstrate how his view would be obstructed. Mr. Lee thanked AP/Espinoza and said he could understand how concerned residents value the quality of life in Diamond Bar and as a family of four, his family values the quality of life in Diamond Bar as well and has been a resident since 1999. When the opportunity existed for him to better the quality of life for his family by creating a better home for his family, this property came up and his family chose Diamond Bar as the place to live and retire. The picture Mr. Heath presented is misleading and does not adequately depict the project. It is not professionally drawn to scale. The home was built in 1987 and the owner did nothing to update the property and he felt his family would be providing a service to the community by updating the property. Before the design was formulated he looked at the neighboring properties and their design in order to conform his project to the neighborhood. He worked with AP/Espinoza for a year and a half plus through many changes to get the add-on properly designed and conform to the code requirements. He feels the design will enhance the community. He understands the neighbors' concerns about the landscaping. The home has been neglected for many years and his first concern is to upgrade the home after which he will be adding landscaping and plants. He knows in his heart it will look and feel better when it is finished. This is not an improvement to sell the property, he and his family are here for life. His kids have grown up here and his family will remain here in Diamond Bar and he is 100 percent involved in the project as a property owner, not an investor. He agrees that Diamond Bar has a unique landscape and the view is what makes Diamond Bar unique and he can be in LA in 30 minutes or in the mountains in 30 minutes which is why he chose to live here. He will strive to do everything possible to make a balanced project for everyone within the City's guidelines. VC/Mahlke closed the public hearing. C/Wolfe asked staff to display the aerial and highlight the 552 Topside property. He said he believed the project's property owner was correct that the image was a rough sketch and he is not comfortable moving this project forward tonight without having more of a scaled view of the potential impact to the 552 Topside property. He also asked that the matter of project site windows looking down into and onto the property to the north be addressed. He recommended that this item be continued to a future meeting for further review. C/Farago asked staff what the code states with respect to rights to view. AP/Espinoza responded that the Residential Design Guidelines speak to view protection and provides criteria for analyzing projects based on view protection and the Code specifically states that there may be a panoramic view as long as there is no complete loss of a view, a partially obstructed view is allowed. JANUARY 26, 2016 PAGE 6 PLANNING COMMISSION CDD/Gubman clarified that the Residential Design Guidelines include view conservation language that requires a project to be designed to take neighboring views into account. The guidelines also state that properties do not have the right to an unobstructed panoramic view and that it is understood and accepted that there may be intervening obstructions within a viewshed and new development may encroach into what might be currently an unobstructed or panoramic view. While it is certainly appropriate for staff to come back and provide the Commission with additional photo simulations so that the Commissioners can perhaps more measurably assess the potential view impact, the answer to view protection is that property owners are not entitled to having their current view completely preserved without possibility of any encroaching into it in the future. Further viewshed analysis will bring to bear what exactly the amount of the current vista would be obstructed to help the Commission determine whether the proposed addition is conforming with the intent of those guidelines and how they describe "view protection" and retention of certain viewsheds. C/Farago asked about the measurement from the view is within the dwelling itself through a window, in the rear yard or something else. CDD/Gubman responded that the code does not get to that granular level of detail and staff would need to review the design guidelines as the Commission continues to evaluate this question, but it does not say from "ground level" certain considerations should be taken into account, or that if the upper story views are unaffected then everything is good, as an example. There is no sort of distinction as such. The code is more qualitatively providing the Commission with guidance to assess the impact. C/Farago said his reason for asking this question is, depending on where one is on the property whether one has put together of what the future state would be the impact could be minimized or maximized. He is thinking aloud that if the Commission does so it has to settle on what point they are to determine what the actual impact would be. Otherwise, one could take any perspective from any of the properties and say move one foot in one direction and totally wipe out a view and move one foot in another direction and the view is still there. As long as there is clarification on assessing it from a particular point from neighboring properties, he is not certain how beneficial such an exercise would be. SP/Lee pointed out a section in the Residential Guidelines that states that although views should be preserved as much as possible, there are certain "ceremonial" rooms that provide a little bit more importance and those would be "living, dining, kitchen and deck" as opposed to secondary rooms. C/Farago said he did not see that any of the landscaping was being removed and SP/Lee said that C/Farago was correct. The proposed addition is not within the limits of the existing natural vegetation along the slope. C/Farago asked about nn M— JANUARY 26, 2016 PAGE 7 PLANNING COMMISSION the large tree on the north side property line within the front yard and SP/Lee said yes, it is a Pepper tree. CMolfe said there is an oak tree behind the pool that is being removed and AP/Espinoza responded that CNVolfe was correct, there is an oak tree on the slope that is being removed. VC/Mahlke asked if that was the tree Mrs. Smith talked about and AP/Espinoza said yes, it is on the site plan. SP/Lee explained that the oak tree is not considered a "protected" tree because the lot does not exceed a half acre in size. C/Nishimura asked to see the picture with the view from Mr. Heath's property at 522 Topside Place. He noted that the tree on Mrs. Smith's property that is in the middle of the proposed view restriction is a lot smaller in the photo than it normally is. This tree has been pruned back significantly and when it is in full bloom the tree canopy is a lot bigger and not as thin so there will be a lot more view obstructed. There was talk about the scale and size of the proposed project. He believes that there are more than a few other houses on this cul-de-sac that have been improved and expanded so this is not the only house that is being added on to. The Minor Conditional Use Permit shows that this is a non -conforming piece of land in that it shows an 11 foot setback between the two buildings which he believes to be in error and asked AP/Espinoza to explain where the 11 feet comes from. AP/Espinoza stated that this afternoon she contacted the property owner who spoke to the designer to ask him to verify the 11 feet between the subject property and the property to the south and he said that the angle from which he took the measurement it was 11 feet and staff based that figure off of the plans that were submitted to the Planning Department. She further responded to C/Nishimura that the measurement she took was 15 feet but her measurement was not taken from corner to corner. VC/Mahlke asked staff to address the "privacy" issue. The plan calls for frosted glass but she is not sure that the plan ensures privacy for the neighbors. AP/Espinoza stated that based on the design guidelines there is a privacy section which includes that the second story windows facing close neighboring properties are minimized to provide privacy. In this case, on the south side elevation the proposed second story window is a bedroom window and staff spoke with the property owner to let him know that there could be potential privacy concerns. Because the property owner wanted light coming into his bedroom he opted for the frosted glass to help with the privacy issue. In addition, because of the balcony, staff recommended tall trees to be placed along the property lines to help screen for privacy issues and the applicant decided he wanted bamboo which will be maintained to 18 feet to address the privacy issues. AP/Espinoza said she understood the neighbor's concern about bamboo but this is a bamboo that is called "clumping bamboo" which is not as invasive as other bamboos. JANUARY 26, 2016 PAGE 8 PLANNING COMMISSION SP/Lee referred the Commissioners to the site plan which proposes a number of trees along the north and south property lines to help minimize views into neighboring rear yards for possible privacy concerns. C/Wolfe said if those trees are not planted and maintained over time, what is the remedy? SP/Lee responded that the city can require the property owner to maintain them and a condition can be added that they maintain the height and number of trees along both sides of the property line. C/Wolfe moved to continue Development Review and Minor Conditional Use Permit No. PL2015-98 to allow for the development of renderings depicting the loss of a view shed, in particular for the 552 Topside property. C/Farago asked how long it would take to put renderings together and bring it back to the Commission and how would the timing impact the development? SP/Lee said that staff would not want to continue to a date certain and would want to check with the applicant to see when he might be able to provide the requested information and re -notice the project to notify the neighbors. VC/Mahlke seconded C/Wolfe's motion to continue the item. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Farago, Nishimura, Wolfe, VC/Mahlke NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None VC/Mahlke thanked everyone for their participation. 8. PLANNING COMMISSIONER COMMENTS/INFORMATIONAL ITEMS: VC/Mahlke welcomed AP/Nakajima and said the Commissioners looked forward to working with her. 9. STAFF COMMENTS/INFORMATIONAL ITEMS: 9.1 Public Hearing dates for future projects. CDD/Gubman reported that the next Planning Commission meeting is scheduled for February 9 with one item on the agenda, a Conditional Use Permit request for an educational use called "Nobel University", a post baccalaureate school located in the two-story office building at the corner of Pathfinder and Brea Canyon Roads. JANUARY 26, 2016 PAGE 9 PLANNING COMMISSION 11. SCHEDULE OF FUTURE EVENTS: As listed in tonight's agenda. ADJOURNMENT: With no further business before the Planning Commission, VC/Mahlke adjourned the regular meeting at 7:55 p.m. The foregoing minutes are hereby approved this 9th day of February, 2016. Attest: Respectfully Submitted, Greg Gubman Community Development Director Jennifer Mahlke, Vice Chairperson FTITCIAN�=*Q;4 CITY OF DIAMOND BAR - 21810 COPLEY DRIVE - DIAMOND BAR, CA 91765 - TEL. (909) 839-7030 - FAX (909) 861-3117 5 MEETING DATE: February 23, 2016 CASE/FILE NUMBER: Conditional Use Permit and Parking Permit No. PL 2015-427 GENERAL PLAN DESIGNATION: Professional Office (OP) ZONING DISTRICT: Community Commercial (C-2) PROJECT LOCATION: 2040 Brea Canyon Road, Unit 100 Diamond Bar, CA 91765 (APN 8765-001-007) PROPERTY OWNER: Plaza Diamond Bar Partners Holding LLC 3029 Wilshire Blvd. #202 Santa Monica, CA 90403 APPLICANT: Nobel University 505 Shatto Place, #300 Los Angeles, CA 90020 The applicant is requesting approval of a Conditional Use Permit (CUP) to operate a 6,352 square -foot post -secondary school (Nobel University) within a 70,757 square -foot multi - tenant commercial center. A Conditional Use Permit is required for schools in the C-2 zone. A Parking Permit is being requested for the reduction in the required number of parking spaces. The existing unit is currently vacant. I.AA1900#0J11-1061� Adopt the attached Resolution (Attachment 1) approving Conditional Use Permit and Parking Permit No. PL2015-427, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.58 and 22.30.050, subject to conditions. The application was originally scheduled to be heard on the February 9, 2016, Planning Commission agenda. However, due to an error in the hearing notice, the meeting scheduled for February 9, 2016, was adjourned to February 23, 2016. On February 10, 2016, revised public hearing notifications were mailed to residents within a 700 -foot radius of the subject property regarding the rescheduled meeting date. On February 12, 2016, a revised notice was published in the Inland Valley Daily Tribune and San Gabriel Valley Tribune newspapers and the project site was posted with an updated notice. Nobel University is proposing to locate within an existing commercial center, Plaza Diamond Bar, located 'at the northeast corner of Brea Canyon Road and Pathfinder Road. The center is approximately 70,700 square feet and includes tenants consisting of retail, restaurants, tutoring centers, medical offices and personal services. There are five buildings that make up the commercial center. The center provides 274 parking spaces. The unit was previously occupied by a mortgage company and is currently vacant. The following table describes the surrounding land uses located adjacent to the subject property: Conditional Use Permit and Parking Permit No. PL 2015-427 Page 2 of 9 Site Aerial Perspective of Commercial Center Conditional Use Permit and Parking Permit No. PL 2015-427 Page 3 of 9 Project Description Nobel University is a post -secondary school with its main campus in Los Angeles and a branch in Buena Park. Nobel University focuses on post -secondary education in business and entrepreneurial programs. The school offers Bachelor's and Master's degrees in business administration with concentrations in accounting and marketing. The applicant is proposing to open an additional branch in Diamond Bar. Classes are conducted Monday through Friday with one class session from 9:30 am to 11:30 am and 12:00 pm to 2:00 pm; and two class sessions from 6:30 pm to 10:00 pm. The proposed school will be closed Saturday and Sunday. Each class will have between 10 to 15 students and there will be a maximum of two employees at the location at any one time. Library hours are Monday through Friday from 8:00 am to 9:00 pm. The proposed library will be using an internet based system where books are checked -out online. The library is not a standard library where students stay at the library for long periods of time studying and conducting research. The applicant proposes to occupy a 6,352 square -foot unit within the first floor of the building. Other uses occupying the commercial center include restaurants, tutoring centers, personal services, and medical and professional offices. Proposed Class Schedule Conditional Use Permit and Parking Permit No. PL 2015-427 Page 4 of 9 ANALYSIS: Review Authority (DBMC Section 22.58 and 22.30.050 The proposed project requires Planning Commission review and approval of two entitlement applications: Conditional Use Permit (CUP) and a Parking Permit (PP). The analysis that follows provides the basis for staff's recommendation to approve the CUP and PP applications. Conditional Use Permit (DBIVIC 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, configuration, 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 surroundings, 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 Conditional Use Permit and Parking Permit No. PL 2015-427 Page 5 of 9 '_t I" 30'-7 1/2" CONFERENCE RIA. ,i OFFICE 5t (N) (N) ,I 397 S.F. 125 S.F. #3 CLAS6RN, CL248 2itl S. }` 22B S.F. S.F. .1 L (E) CFFlCE kT 117 S.F. i i �— ❑ CME 43 UPRA(N)- FILEGE 110 S.F. - - 756NSRF BBOT S.F. .1 CLASSRM. X92 330 S.F. I _a• (E) i - - - OFFICE 04 tv _ III S.F. (E)ELEC. PANEL �. (N) m 1 CL, y7 330 S. 330 S.F.(E (E) ELEC ROOM ELEC (NOT A PART) P EE m __ g (E) HALLWAY (E) HALLWAY (E) HALLWAY 8 (NOT A PART) (NOT APART) (NOT A PARn UP _ TBAREA ES a ) RECEPTICN UP I (TO RAMAIN) (E)EtE 363 S.F. F? (E) LUNCH ROOFA(TO f ��Ijjj I L, ❑ RAMAVN) 1 Rif 260 S.F. r ❑ J r TENANT IMPROVEMENT PLAN 1 ANALYSIS: Review Authority (DBMC Section 22.58 and 22.30.050 The proposed project requires Planning Commission review and approval of two entitlement applications: Conditional Use Permit (CUP) and a Parking Permit (PP). The analysis that follows provides the basis for staff's recommendation to approve the CUP and PP applications. Conditional Use Permit (DBIVIC 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, configuration, 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 surroundings, 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 Conditional Use Permit and Parking Permit No. PL 2015-427 Page 5 of 9 likely to be detrimental to the general peace, health and general welfare, 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 school 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 school without full review and approval by the Planning Commission. G The required number of parking spaces for schools is one space per 200 square feet of gross floor area plus one space per employee and 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 parking requirements for businesses approved under a CUP (e.g., schools, tutoring, health/fitness studios, etc.) are calculated separately. Plaza Diamond Bar provides 274 off-street parking spaces. The existing gross floor area of the shopping center—excluding the existing tutoring centers, art studio, Chuck E. Cheese's, and the proposed post -secondary school—is 48,814 square feet, and requires 163 parking spaces. The existing tutoring centers require 35 parking spaces and the existing art studio requires 18 parking spaces based on the Development Code requirements. The existing Chuck E. Cheese's restaurant requires 57 parking spaces based on Development Code requirements for a restaurant. Nobel University requires a minimum of 34 parking spaces per the Development Code. The aggregate parking requirement is thus 307 parking spaces, resulting in a technical deficit of 33 parking spaces. Conditional Use Permit and Parking Permit No. PL 2015-427 Page 6 of 9 City's Development Code Parking Requirement Parkina Permit (DBMC Section 22.30.050 As provided under Section 22.30.050 of the Development Code, where two commercial uses are developed as a recognized shopping center and those uses have distinct and differing peak parking usage periods, a reduction in the required number of parking spaces may be allowed through the approval of a parking permit, provided that the most remote space is located within 300 feet of the use it is intended to serve (as measured along the most direct pedestrian path). The amount of reduction may be up to the amount of spaces required for the least intensive of the two or more uses sharing the parking. The applicant is requesting a Parking Permit because there is a technical deficit of 33 parking spaces. Since there is a deficit number of parking spaces when shared parking dynamics are not factored in, staff required a parking study to analyze the parking demand based on the existing and proposed uses on site. The applicant submitted a parking study (Attachment 2) that provides parking demand calculations based on the ITE Trip Generation Rates (9th Edition) signed by a licensed engineer. The parking study uses the p.m. peak business hours and square -footage of each use to calculate the parking demand. The engineer based the parking demand for the proposed school with 17 parking spaces since there is a maximum of 15 students and two employees at the location during peak business hours. In addition, the parking demands were adjusted with land use adjustment factors to the total trips generated by each use. The land use adjustment factor is a statistical coefficient that was derived from information gathered from survey data for specific land uses, therefore different land uses would have different land use adjustment factor. For Conditional Use Permit and Parking Permit No. PL 2015-427 Page 7 of 9 • • • • • • • Shopping Center 48,814 1/300 sq. ft. 163 Existing Tutoring Centers 4,681 1/200 sq. ft. plus one space per employee 35 Existing Art Studio 2,008 1/150 sq. ft. plus one per employee 18 Existing Restaurant & 1,980 (patron area) 1/75 sq. ft. (patron area) 26 (patron area) Play Area (Chuck E. 2,300 (service area) 1/300 sq. ft. (service area) 8 (service area) Cheese's) 4,620 (play area) 1/200 sq. ft. (play area) 23 (play area) Proposed School 6,352 1/200 sq. ft. plus one 34 space per employee Total 70,757 307 274 Parkina Permit (DBMC Section 22.30.050 As provided under Section 22.30.050 of the Development Code, where two commercial uses are developed as a recognized shopping center and those uses have distinct and differing peak parking usage periods, a reduction in the required number of parking spaces may be allowed through the approval of a parking permit, provided that the most remote space is located within 300 feet of the use it is intended to serve (as measured along the most direct pedestrian path). The amount of reduction may be up to the amount of spaces required for the least intensive of the two or more uses sharing the parking. The applicant is requesting a Parking Permit because there is a technical deficit of 33 parking spaces. Since there is a deficit number of parking spaces when shared parking dynamics are not factored in, staff required a parking study to analyze the parking demand based on the existing and proposed uses on site. The applicant submitted a parking study (Attachment 2) that provides parking demand calculations based on the ITE Trip Generation Rates (9th Edition) signed by a licensed engineer. The parking study uses the p.m. peak business hours and square -footage of each use to calculate the parking demand. The engineer based the parking demand for the proposed school with 17 parking spaces since there is a maximum of 15 students and two employees at the location during peak business hours. In addition, the parking demands were adjusted with land use adjustment factors to the total trips generated by each use. The land use adjustment factor is a statistical coefficient that was derived from information gathered from survey data for specific land uses, therefore different land uses would have different land use adjustment factor. For Conditional Use Permit and Parking Permit No. PL 2015-427 Page 7 of 9 example, a convenience store has a land use adjustment factor of 0.39 because peak hour trips to a convenience store are short in duration (approximately 10 minutes), thus not a lot of parking spaces are needed relative to the number of trips the land use generates in an hour. On the other hand, office land uses has a high land use adjustment factor of 0.92 because trips that are generated by this use stay on-site for longer durations. Explained another way, the convenience store would generate 63 vehicle trips during its busiest hour of the day; but given the rapid turnover, only 25 parking spaces are needed to fulfill that peak hour demand. Based on the parking study, the engineer estimates that there would be a total need for 222 parking spaces if all businesses experienced park -hour demand simultaneously, which would be a surplus of 52 parking spaces to remain onsite. Therefore, it is reasonable to anticipate that the existing parking supply is adequate to serve the overall parking demands of Plaza Diamond Bar. In addition, Nobel University is not proposing to increase any square -footage to the existing building. Additionally, there are mitigating measures that would further lessen the parking demand impact for the proposed school, such as: There are approximately 40 parking spaces along the east property line that are underutilized throughout the day and have the most direct pedestrian path to the proposed school; The proposed school has a limited number of classes—one session at time during the day—with a maximum of 15 students and two employees at the location at any one time; The start times of each class are broken up into 30 minute intervals, the overlap of students driving to classes and leaving from classes at the same time is avoided; and e There are no classes between 2:00 p.m. and 6:30 p.m. Nobel University is proposing to locate within an existing commercial center, surrounded by commercial uses to the west, and the 57 freeway to the east. The existing businesses located in the building include restaurants, tutoring and art schools, medical and healthcare offices, and retail businesses. Given the proposed hours of operation, the overall parking demands, and the types of adjoining uses, it is reasonable to conclude that the school will be compatible with the other uses in the building. Conditional Use Permit and Parking Permit No. PL 2015-427 Page 8 of 9 The Public Works Department and Building and Safety Division reviewed this project and included their comments in the attached resolution as conditions of approval. On January 27, 2016, public hearing notices were mailed to property owners within a 700 - foot radius of the project site. On January 29, 2016, the notice was published in the Inland Valley Daily Tribune and San Gabriel Valley Tribune newspapers and the project site was posted with a notice display board, and a copy of the public notice was posted at the City's three designated community posting sites. The project was re -noticed on February 10, 2016, and republished on February 12, 2016, due to an error in the hearing notice. 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(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. Prepared by: Nat "b T. Assistant ta—plar-,/ Reviewed by: Gra e, ee Senior Planner Attachments: 1. Draft Resolution No. 2016 -XX and Conditions of Approval 2. Parking Analysis Dated February 12, 2016 3. Site Plan and Floor Plan Conditional Use Permit and Parking Permit No. PL 2015-427 Page 9 of 9 PLANNING COMMISSION RESOLUTION NO. 2016 -XX A. RECITALS Property owner, Plaza Diamond Bar Partners Holding LLC, and applicant, Nobel University, have filed an application for Conditional Use Permit and Parking Permit No. PL 2015-427 to operate a post -secondary school within a 6,352 square -foot space located within an existing commercial center and to reduce the required number of parking spaces for the proposed school. The project site is more specifically described as 2040 Brea Canyon Road, Unit 100, 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 located in the Community Commercial (C-2) zone with a General Plan land use designation of Professional Office. 3. The legal description of the subject property is described as Assessor's Parcel Number is 8765-001-007. 4. On January 29, 2016, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. On January 27, 2016, public hearing notices were mailed to property owners within a 700 -foot radius of the Project site and posted at the City's three designated community posting sites. 5. On February 9, 2016, the Planning Commission meeting was cancelled due to s an error in the public hearing notice. 6. On February 12, 2016, notification of the public hearing for this project was 14 published in the San Gabriel ValleyTribuneand the Inland Valley Daily Bulletin newspapers. On February 10, 2016, public hearing notices were mailed to property owners within a 700 -foot radius of the Project site and posted at the City's three designated community posting sites. 7. On February 23, 2016, 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. 22012�� 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. 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 and 22.30.050, this Planning Commission hereby finds and approves as follows: Conditional Use Permit Review Findings (DBMC Section 22.58) 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, a school is permitted in the C- 2 zoning district with approval of a conditional use permit. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the proposed use will be compatible with neighboring uses in the commercial center and surrounding neighborhood.. 2. The Proposed Use is consistent with the general plan and any applicable specific plan. The Proposed Use is consistent with General Plan Strategy 1.3.3: ("Encourage neighborhood serving retail and service commercial uses') in that the proposed school complies with Strategy 1.3.3 because the proposed school provides services to Diamond Bar residents. 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. The Proposed Use is located within an existing building in an existing commercial center. Other uses occupying the building include tutoring centers, medical and professional office uses. The varying uses result in a range of peak business hours and parking demands. Although there is a deficit of parking spaces based on Development Code requirements, the applicant submitted a parking study 2 Planning Commission Resolution No. 2016 -XX from a licensed engineer, to provide a parking demand analysis based on ITE Trip Generation Rates (9th Edition). The parking analysis indicates that the forecasted parking demand of 222 parking spaces is lower than the 307 parking spaces required by the Development Code. Additionally, the proposed school will not increase any square footage to the existing building. The existing businesses located in the building include restaurants, tutoring and art schools, medical and healthcare offices, and retail businesses. Given the proposed hours of operation, the overall parking demands, and the types of adjoining uses, it is reasonable to conclude that the school will be compatible with the other uses in the building. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the Proposed Use will be compatible with the other uses within the project site. 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 within an existing building within an existing commercial center and will be using existing access and parking in the 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. Parking Permit Findings (DBMC Section 22.36.060) 1 The intent of the parking regulations, which is to ensure that sufficient parking will be provided to serve the use intended and potential future uses of the subject site, is preserved; and The existing gross floor area of the shopping center is 48,814 square feet, therefore, requires 163 parking spaces. The existing Chuck E. Cheese's requires 57 parking spaces. The various tutoring centers and art school require 53 parking spaces. The proposed post -secondary school requires 34 parking spaces. A 3 Planning Commission Resolution No. 2016 -XX K total of 307 parking spaces are required to be provided. There are 274 existing parking spaces, resulting in a technical deficit of 33 parking spaces. A parking permit is approved in compliance with Section 22.30.050 (Reduction of off-street parking requirements for shared uses). 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, and retail uses. The different uses result in a range of peak business hours and parking demands. Based on a supplemental parking study, the traffic engineer estimates there would be a demand for 222 parking spaces if all businesses experienced park -hour demand simultaneously. Additionally, there are mitigating measures that would lessen the parking demand impact for the proposed school, such as: Approximately 40 parking spaces along the east property line that are underutilized throughout the day and have the most direct pedestrian path to the proposed school; Proposed school has one class session at a time during the day with a maximum of 15 students and two employees at the location at any one time; Start times are broken up into 30 minutes intervals, therefore, the overlap of students driving to classes and leaving classes at the same time is avoided; and ® There are no classes between 2:00 pm and 6:30 pm. Due to this, it is reasonable to anticipate that the existing parking supply is adequate to serve the overall parking demands of Plaza Diamond Bar. Based upon the findings and conclusion set forth above, the Planning Commission hereby approves Conditional Use Permit and Parking Permit No. PL2015-427 subject to the following conditions: 1. The establishment is approved as a post -secondary school as described in the application on file with the Planning Division, the Planning Commission staff report for Conditional Use Permit and Parking Permit No. PL2015-427 dated February 23, 2016, and the Planning Commission minutes pertaining thereto, hereafter referred to as the "Use". The Use shall be limited to a post -secondary school. 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. M Planning Commission Resolution No. 2016 -XX 3. This Conditional Use Permit shall be valid only for 2040 Brea Canyon Road, Unit 100, 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. 4. 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 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. 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, Plaza Diamond Bar Partners Holding LLC, 3029 Wilshire Blvd. #202, Santa Monica, CA 90403 and applicant, Nobel University, 505 Shatto Place, #300, Los Angeles, CA 90020. APPROVED AND ADOPTED THIS 23rd DAY OF FEBRUARY 2016, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. M Jennifer Mahlke, Vice -Chairperson 1, 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 23rd day of February, 2016, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary 5 Planning Commission Resolution No. 2016 -XX DEVELOPMEN DEPARTMENT PROJECT #: Conditional Use Permit and Parking Permit No. PL2015-427 SUBJECT: To allow a post -secondary school within a 6,352 square -foot space located within an existing commercial center PROPERTY OWNER(S): Plaza Diamond Bar Partners Holding LLC 3029 Wilshire Blvd. #202 Santa Monica, CA 90403 APPLICANT: Nobel University 505 Shafto Place, #300 Los Angeles, CA 90026 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: 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 and Parking Permit No. PL2015-427 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. 9 Planning Commission Resolution No. 2016 -XX (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 and Parking Permit No. PL 2015-427 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, and zoning approval 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. 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 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. 7 Planning Commission Resolution No. 2016 -XX C. TIME LIMITS The approval of Conditional Use Permit and Parking Permit No. PL2015-427 shall expire within one (1) year from the date of approval if the use has not been exercised as defined per DBMC 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. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. At the time of plan check submittal, plans and construction shall conform to current State and Local Building Code (i.e., 2013 California Building Code series will apply) requirements and all other applicable construction codes, ordinances and regulations in effect. References to older codes shall be updated to the current applicable code. 2. Provisions for CALGreen 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 CALGreen Code. 3. The use shall be for adults for higher education and not children. z RiAWnr•11 a M 0 z I z 1 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). 2. "Separate permit shall be required for all wall and monument signs" and shall be noted on plans. 3. An exit analysis shall be provided during plan check, showing occupant load for each space, exit width, exit signs, etc. 4. Number of plumbing fixtures shall be in compliance with CPC T-4-1. A plumbing fixture count shall be provided for approval in plan check. 5. Indicate the proposed addition and existing building on the plans. Submit code analysis and justification showing the following: a. Each building square footage b. Each building height C. Type of construction d. Sprinkler system 8 Planning Commission Resolution No. 2016 -XX e. Each group occupancy f. Property line location in relation to each building (side yard) 9. Exit analysis for each building (occupant load/corridor rating/exit width/exit signs, etc.) h. Accessibility analysis for the entire site and for each building i. Shaft rating/ exterior wall construction/ opening protection 6. Plans shall reflect adequate exit requirements. The distance between required exits shall be Y2 of the overall building diagonal dimension. 7. Site plan references to replacing fire burned -out building and a new building shall be removed from plans. 8. Upgrades for current ADA access shall be shown on plans per CBC 11 B-202. 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. 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 Occupancy of the facilities shall not commence until all California Building Code and State Fire Marshal regulations have been met. The buildings shall be inspected for compliance prior to occupancy. 2. Every permit issued by the building official under the provisions of this Code shall expire and become null and void unless the work authorized by such permit is commenced within one -hundred -eighty (180) days after permit issuance, and if a successful inspection has not been obtained from the building official within one - hundred -eighty (180) days from the date of permit issuance or the last successful inspection. A successful inspection shall mean a documented passed inspection by the city building inspector as outlined in Section 110.6. 3. The project shall be protected by a construction fence to the satisfaction of the Building Official. All fencing shall be view obstructing with opaque surfaces. 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. 9 Planning Commission Resolution No. 2016 -XX 5. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6' high fence. 6. 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. 7. Any changes or deviation from approved plans during the course of construction shall be approved by the City prior to proceeding with any work. 8. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for inspection. 9. All plumbing fixtures including existing areas shall have low flow type fixtures installed consistent with California Civil Code Section 1101.1 to 1101.8. AM 10 Planning Commission Resolution No. 2016 -XX VINICITY MAP D Of Of D NOBEL UNWERSITY T.L o 0 2040 S. BREA CANYON RD., #100 w W o w DIAMOND BAR, CA 91765 � m r- PATHFINDER ROAD SITE PROPOSED EGRESS SCOPE OF WORK - PROJECT DATA KEY MAP AREA DIVISION AREA O.L. 0.2 PER EGRESS EXIT OCCUPANT PROVIDED. LEGEND N oLAssRooMs #t, #z, (J3, #a 1146 S.F. 1146 S.F. / 20 = 57.3 11.46 36" PROPOSED TENANT IMPROVEMENT: CONFERENCE ROOM 397 S.F. LIBRARY - STACKING 658 S.F. 397 S.F. / 100 = 3.97 658 S.F. / 100 = 6.58 0.794 36" 1.316 36^ EXISTING WALL TO REMAIN ----- ----- EXISTING WALL TO BE REMOVED PROPOSED PROJECT IS FOR A EDUCATIONAL FACILITY CONSISTING OF FOUR NEW CLASSROOMS, FOURr _.._.._..... �"" T -READING 98 S.F. 98 S.F. / 50 - 1.96 0.392 3s" EMEMEM NEW WALL TO BE CONSTRUCTED EXISTING OFFICES, ONE CONFERENCE ROOM, LIBRARYLIBRARY AND EXISTING EMPLOYEE LUNCH ROOM,EXHAUST OFFICES #1. #2, #3. #4 469 S.F. 469 S.F. / 100 = 4.69 0.938 36" FAN (TO OUTSIDE AIR) MIN. CAPACITY OF 50 CFM"r 1. DELOMISH PORTION OF THE EXISTING WALLS. \, t (_ FILE CABINET /STORAGE 890 S.F. 890 S.F / 300 = 2.96 0.593 36" EXM EXIT LIGHT W/ BATTERY BACKUP 9:9 EMERGENCY LIGHT W/ BATTERY BACKUP 2. INSTALL NEW NON-BEARING PARTITION WALL I I LUNCH ROOM 260 S.F. 260 S.F. / 100 = 2.6 0.52 36" D KEY NOTE RECEPTION 363 S.F. 363 S.F. / 100 = 3.63 0.726 36"+ ELECTRICAL PANEL BUILDING DEPT: t — /�1 I . �� `{� 1, --�-.__ fr` l TOTAL O.L. = 63.66 1. ADA UPGRADE: NEW PARKING SIGNAGE WITH $250 FINE SIGN, TRUNCATED DOMES AND SIGNS. y�l, ; I 75'_4" 14'-2" 30,_10 30•_7 1/2- � Ld Li SHEET INDEX PROJECT SUMMARY CONFERENCE RM. in OFFICE #1 (N) (N) 397 S.F. iv 125 S.F. CLASSRM. #3. _I CLASSRM. #4 11._y^ T-1 TITLE SHEET: VICINITY MAP, SITE PLAN, PROJECT PROJECT ADDRESS: 0 248 S.F. 228 S.F. SUMMARY, SCOPE OF WORK - WORK DATA, SHEET 2040 S. BREA CANYON RD., #100 i INDEX, TENANT IMPRVOEMENT PLAN, DEMOLITION PLAN, DIAMOND BAR, CA AND OCCUPANT LOAD FOR EGRESS. (E) APN #: 8765-001-007 OFFICE#2 117 S.F. OWNER: NOBEL UNIVERSITY 505 SHATTO PL #300 El(E) LOS ANGELES, CA ATTTN: MR. CHONG SOUOL2KIM (N) (E) OFFICE #3 EMAIL: JOHNKIM@NOBELUNIVERSITY.COM LIBRARY - - FILE STORAGE 110 S.F. TEL: (213) 382-1136 CLASSRM. #2 756 S.F. 890 S.F. 330 S.F. ZONE: 1. TOTAL FLOOR AREA: 6,354 S.F. - - - (E) i OCCUPANCY GROUP: B o - - - - - - - - OFFICE #4 OCCUPANT LOAD: 84 (%) 117 S.F. (E)ELEC. PANEI TYPE OF CONSTRUCTION: V -B W' (N) ® (SPRINKLERS: YES) W u> N I CLASSRM. #1 Z n 330 S.F. (E ELEC E (E) ELEC ROOM (NOT A PART) CODE: 2073 EDITION OF THE CALIFORNIA BUILDING STANDARDS CODES AND CALIFORNIA CODE Z a PRE ® OF REGULATIONS, TITLE 24 = a 0 u ® PART 1: 2013 CALIFORNIA ADMINISTRATIVE CODE (E) HALLWAY (E) HALLWAY (E) HALLWAY ® _ PART 2: 2013 CALIFORNIA BUILDING CODE J a m ® NOT A PART . ( ) (NOT A PART) (NOT A PART) UP n e 'A,' .�, "� ` PART 3: 2013 ELECTRICAL CODE W m tl n PART 4: 2013 CALIFORNIA MECHANICAL CODE6 m Z ESTRO PART 5: 2013 CALIFORNIA PLUMBING CODE z O Ov _ Up 0 REMAIN M ^q• PART 6: 2013 CALIFORNIA ENERGY CODE PART 9: 2013 CALIFORNIA FIRE CODE WITH LA CO FIRE Z a N o 1 ARECEPTION EA AMENDMENTS. (TO RAMAIN) 363 (E)ELE PART 11: 2013 CALIFORNIA GREEN BUILDING STANDARD CODE WE 12/10/2015 S.F. 26 (E) LUNCH RAMAIN) 260 S.F, PAN ROOM NEL EL . F �: m (CALGREEN) PART 12: CALIFORNIA REFERENCED STANDARDS CODE STATE SB 407 & 2013 CHAPTER 15 OF THE GARDENA wu 0 MUNICIPAL CODE (GMC). Gcc CALIFORNIA FIRE CODE. CCC TENANT IMPROVEMENT PLAN �i 2013 CALIFORNIA ENERGY CODE AKA ENERGY EFFICIENCY - -- F STANDARDS (EES) T-1 TENANT IMPROVEMENT PLAN 1/6"=1'-0" DEMOLITION PLAN N.I.S. ACCESSIBILITY STANDARDS CURB RAMPS SLOPE ED DUTE myg"' 833%MAX. Q (2013 CBC CHAPTER 11 B) 10%MpX.SIDESLOPE 4B'MIN. 12' DER Q -1-TY xEY Inn. AOA na p 0 nw(oranorwx.) raA srz Aclssa:utt xorts - Psoxcl ZF T i GROOVES O.C. OVES AT 314' 7050.INCHES ACCE55191LIiY SIGN PER CODE HI' R. FRONTEDGE •' ®ENTRANCES & EXITS, DOORS Q 1. All entrances nd tenor ground-floor exit doors to fociliti © evm mnusm swr - Pma m rou >) z tt..s+w) sour msw. nc ur.t - w munwa wro .ousvm xrvmrvan OFSIDEWALK Q buildings grid shall be made accessible to persons w to d sabillfes. 11B-206.5 Izl - p rmmv m.,cum oaa ., w,+au, rmnn - u cuew,n TRUNCATED _ 2. Exit doors shall be repdily operpble from the egress s srxs - ro or vanmm a aon.m ran .cos:mn.. DOMES 0 Sidewithoutthe use of o key or special knowledge PpOViDE WHEEL STOP IF or effort. 11B-206.5 SIDEWALKtS4'INWIDTH 3. Hand-so livoted door posing hardware shall be (WHEEL STOP NOTREOD g INFILLSTRIPES centered between 30 Inches and 44 Inches above the FOR WALK WIDTH 6' OR 4 pT 36'ON CENTE Q floor. Latching and lacking doors (hal are hand- GREATER) rn PAINTEDSULE 12'LETTER Q actly°led and which are n path of travel shall be OR WHITE NO operoble with o single effort by lever-type hardware. panic bars, push-pull activating bars, or other Ki hardware designed to provide Possoge. NP. PAVEMENT SYMBOL- - Locked exit doors shall operate as above In egress® dbeeti.n. 1113-206.5 PER CODE p 4. Every required exit doorway shall be of a size as to 9'4-MIN. 9wmiii. permit the Inslallotion of °door not less than 3 feet less than 6 feet B Inches in height. Area o f Noble IN.ATTYP. ACCESSIBLE DOUBLE PARKING STALLS PARK) n width and not When installed in exit doorways, exit doors shall be capable of opening at least 90 degrees and shall be so mounted that the clear width of the exit way Is of less ]hon 32 University GST LL ir-T MIN. ATVAN FIGURE 118-18A ACCESSIBLE PARKING STALL inches measured between the face et the door and the opposite stop. 118-206.5 5. The floor or landing shall not be more than 1/2 Inch • - (Ground Floor Only) 0 4-®4 @ lower then the threshold of the doorway. 118-405.7 S S. The level areEg a shall have o length i the direction of door swingg of at I tvGO inches the length O O ]I.. . and opposite the direction of door swing of 48 Inches as - - _ ,^ s measured at right angles to the plane of the door in Its _ .•-.-�j` tis rxs¢clxx,u.. closed position. 118-405.7 \v Z 7. The width of the level area on the side to which the door swing shall extend 24 inches past the strike edge j l I _ m m of the door for exterior doors and 18 inches past the strike edge for interior doors. 118-405.7 i In-naves, ''ruvne,.a.nsnn, z '- rn B. Maximum tint la operate doors shall not exceed 5 Bounds far exterior and Interior doors, such pull or ush effort Iled ht P Q®, ( j ae� O Q eing lip of angles to hinged doors and the center pPane of sll�ing or lolding doors. Compensating l l 48'MIN. - _ U devices or outdoor operators may be utilized to meej the above .fondd°yen When fire doors are r�n,� '/ 10% MAX. SIDESLOPE 1TMIN.BORDER 'I I GROOVES AT 3l4' O.C. o 7050.iNCHES ACCEBBiBILfIY WHERE OCCURS required, the astfo t to operate the door may be by the apppropriate increased la the min. ailoa, vr,ry3 c SIGN SIGN PER CODE �>^'FROM EDGE FR NTEDGE U Z I- is aministratiI. authority-mgt to exceed 1I pounds. 178-404.2.9 i �� WHEREI.,'• ••"Q WHERE OCCURS -) Q 9. The bottom 10 inches f all doors exce t oulomallo and sliding doors shall hove a s_ih, unintpa rupted i i ,CURBRAMPS ^'r suttee. to Ilaw the dear to be opened b o wheelchair j I 1 SLOPE N footrest without creating a trap lir hazardyous condition, 1O.DOOR PROVIDEWHEEL STOP IF 9.3`yXTIHAx. (n c m CLOSERS AND GATE CLOSERS SHALL BE ADJUSTED SO THAT FROM AN OPEN POSITION OF 90 DEGREES, THE TIME REQUIRED ) I ] r, SIDEWALK IS4'INWIDTH TRUNCATED O m TO MOVE THE DOOR TO A POSITION OF 12 DEGREES FROM THE LATCH i C (WHELL STOP NOT REOD z INFILL STRIPER AT39'ON CENT DOMES Z O IS 5 SECONDS MINIMUM. CBC itB-404.2.8.1 11. LATCHING AND LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH - L c = - -- j 'y p FOR WALKWIDTH6'OR GREATER) 4 PAINTED RULE m - OR WHITE O >- M ARE IN A PATH OF TRAVEL SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE HARDWARE, BY PANIC BARS, PUSH-PULL , / ryr�, b m i a ACDVATINC BARS. OR OTHER HARDWARE DESIGNED PROVIDE e`GWb/v3 ,y 9 ca OPENINPASSAGG HAGWARD.ATHOUT EQUIRING THE ABILITY TO GRASP THE n ® 12'LETTER G (� 12.HAN0-7),CDVATED DOOR OPENING MINIMUM - 1 2 TYP. PAVEMENTSYMBOL-- Fig. PER CODE g• J ED HARDWARE SHALL BE 34' AND 44 MAXIMUM ABOVE THE FINISH FLOOR OR GROUND.�L2,a Q W-W MIN. r^ so WHERE SLIDING DOORS ARE IN THE FULLY OPEN POSITION, OPERATING V N H HARDWARE SHALL BE EXPOSED AND USABLE FORM BOTH SIDES. CBC 118-404.2.7 O r7Bn 9 z� 5'-0'MIN. AT TTP. ACCESSIBLE dJ qq PARKING STALL F-C'MIN. ATVAN o WALKS & SIDEWALKS �y ACCESSIBLE PARKING STALL 1. Walks and old walk. shall hove a -nils.... common suttee-, not interrupted by stops or by abrupt changes In level cx cceding 1/2", and shall be a minimum of 48" in width iiB-403 se in the direction o! travel of any wsik 2. When the lop QFIGURE 11B-188 exceed. i .Int verb-.I t. zo .nH horizontal. D shell amply with the provision. of Section ^' SINGLE PARKING STALLS 118-403 ��% 17RKI 3. Walk and sidewalk surtece crus, slopes eh,10 not (133815 Dnend) exceed 1/4" per toot, 118-403 UNAI)1NORQEOVEHICLES LETTERING ON PARKEDINDESIGNATm SIGN MUST BE ACCESSIBLE SPACES ACCESSIBLE PARKING REQUIRED M �i%0J NOLOISPtAY1NG A MINIMUM OF 1. Accessible parking spaces sh.11 be located as near as DIETINGURHNGPLACAR06 1" IN. HEIGHT pracli-al to o primary entrance and shall be abin! os OR SPECIAL LICENCE PLATES ISSUED FOR PERSONS tallows LnliB-502 (below & l.lbwing pages).WITH DISABILITIES 22"MIN. WILLBETOWEDAWAYAT 2. Where single spaces are provided, they shot be 14 OWNER'S EXPENSE APPROPRIATE INFORMATION feet wide and Used to provide a 9-toot parking .re. TONED VEHICLES MAYBE and a 5-foot loading and unloading access aisle an the mECLAIMMUST 8E INCLUDED ON MSi. passenger alae -1 me vehicle. IIB-502SIGN (MINIMUM OF P'__ 36, O. R DY IEtEPHONIN INHEIGFIT) L VAN SPACE 310.2/7.8600 1 In every 6 accessible spaces, but not less than 1, shall be served by on access oile 95 inches wide min. placed EMBLEM MUST BE LOCATED IN on the side opposite the driver'. to. when the vehiGc is going NOTE: STALL SO THAT 15 VISIBLE BY AT forward in to the parking space and shall be designated van ENFORCEMENT OFFICER THE INTERIOR EG OF 36" THE INT RIOR END accessible as required , All such spaces may be WHEN A PARKINGSPACE. WHENA VEHICLEAIS PROPERLY INCE grouped on 1 level of sparking structure. 11B-502 STALL AREA OF 5IGNTODE AT ENT TO STALL PARKING PARKING SIGN RECOMMENDED) A MIN.OF 7050.IAL RECOMMENDED) _ 1. The sign .bell not be smaller than 70 aq.... Inches in DestuivinitUH //Y A� 7 and, when in path of travel, shall be posted at o VAN ACCESSIOLE' WHERE APPROPRIATE 0 minimum height of 80 Inches from the bottom al the SITE PLAN NOT TO SCALE W to sign to the parking tip- linished grade and shot] be.p unobscured by a parked vehicle. IIB-20B /'1 Z h O 2. Signs may at sa Is centered an the well a1 the interior z r rn end st the parking space of a minimum 35 Inches wide 36 Inches high from the parking so... finished grade, ground In- 0 B airs � U 11B-208 w,mz Q CIE 3. Spaces complying ,item 2 shall hove an additional sign stating "Van-A... saibie" mounted bd.w the .-bel .1 ...eosib9(ty. 11B-208 -SITE ACCESSIBLE ROUTE OF TRAVEL I 1 n--- v-aeaul.tEEi a wwau�a'a`r J W W Q CO m 4. The sign shah not be less than 17" x 22' in size with Al lease one accessible route within the boundary of the �❑ � \ 34'70 �• AF.P. MINIMUMFINES250 m to z O leftering not less the, i-Inch in height, which clearly stale Is provided to an accessible building entrance from: LEVERa`-sm"1ID°la m, w:rw O O i o Q and consplc....ly states the following: • Public transportation stops z 'Unauthorized vehicles parked in designated • Accessible parking spaces iP T MIN, BOTTOM RAIL xw.0 rwmilm N O o ..tote ap.c a not displaying distinguishing placards o spent I license plate issued for person. with twill • Accessible passenger loading zones • Public streets and sidewalks 118-1002 OR CLEARAT PROVIDE KICK PLATE DOOR HARDWARE wx45V.u.T waw 1/8/2016 diaabllilles be toaway al owner's expense. Towed vehicle. may be reclaimed at _1718 W. 162ND ST lir by Entrance signory At PDUSIDE EXTERIOR t �_ � 24"MIN ODORS RUBBER BUMPER ON CHAIR p /+ C telephoning310-zt7-5600 every primary public entrance and at every major junction along or leading to on accessible route of travel,E. i6"MIN CLEARAT1[ FINISH FLOOR LEVEL there shall be a sign displaying the International symbol of -Flax e< CCC ®ve accessibility. Signs shall in to to the direction to INTERIOR 1_ THREsxDLis DOORS COMPRESSED CARPET f/4'A1AX. ° accessible building entrances and facilities and shall BELOW TAw HRESHOLD comply with the requirements: INTERNATIONAL SYMBOL VANACCESSiBLE AIINiMUM flNE 5250 ownm, CCC • Accessible entrances and routes of travel hove appropriate signage. 118.216 OFACCESSIBILRY p Fig. 8 PROVIDETHIS ADDITIONAL SPACE �j IF DOOR IS EQUIPPED 112• ABX, wA,m i� a - - PUSH SIDE WITH BOTH ALATCH 1/4'AVJ(. ANDA CLOSER. 2 A0'tp1°'`D t2' FI(� 7 IN. "• T-2 Fig. 6 (Ground Floor Only) (PUBLIC STREET) cy�yo� OCCUPANCY LOAD CALCULATIONS ( For Plumbing Fixture Calculations) SUITE SPACE Sq. F4 Occupant Laod per CPC Chapter 4 Table A Occupant Load Noble University #E100 Educalionul 1,177 50 sf 24 67 Group 8 5,177 20D sf 26 All Day Inc. #E 130 Not Included Maintains their own Restrooms 67 4:51-100 4 Vision 21 An & Design Portfolio School 11E160 Not Included Maintains their own Restrooms 2:51-100 2 4 Dr. Robin Abort #E200 Group B 3,174 20D sf 16 Dr. lames Chase #E210 Group B 2,860 20D sf 15 Amor Medical Group #E220 Group B 1,741 200 sf 9 Vacant #E230 Group B 3,077 200 sf 16 Lee's Review Learning #E240 Educolionoi 1,102 50 sf 22 Group B TOTALS 1,179 19,487 200 sf 6 Total Occupant Load 134 Occupant Load per CPC Chapter 4 Table A 50% Mole = 67 Mole Occupants 50% Female = 67 Occupants PARKING TABULATIONS COUNT Total Parking Spots Provided 274 Spaces Required for Noble University 17 (See Parking Analysis by Parking Design Group) 9TRF�) RMSION 0.47E W H z 0 W u. m Site Plan t— N0 µr 1' - 80'-0' 11.20.2015 w A-0.1 Q Plumbing Fixture Analysis Fixture # a( Req'd as per CPC Req'd # of f" es per Occupants Table 4.7.(B) Occupancy Colculotions Sol lidures provided Water Closets - Mole 67 2 : 51-100 2 3 Urinals - Mole 67 1:1-100 1 3 Lavatories -Male 67 1 : 1- 75 1 4 Water Claws - Female 67 4:51-100 4 6 Lavatories -Female 67 2:51-100 2 4 PARKING TABULATIONS COUNT Total Parking Spots Provided 274 Spaces Required for Noble University 17 (See Parking Analysis by Parking Design Group) 9TRF�) RMSION 0.47E W H z 0 W u. m Site Plan t— N0 µr 1' - 80'-0' 11.20.2015 w A-0.1 Q To: Warren C. Vander Helm, Parking Design Group, From: Deepak Kaushik, Iteris Inc. Date: February 12, 2016 Subject: Plaza Diamond Bar Parking Analysis Update 1469-n = 1 This memorandum summarizes the updated parking demand calculations for the Plaza Diamond Bar development, located at the northeast corner of the Brea Canyon Road/Pathfinder Road Intersection in the City of Diamond Bar. The plaza consists of a mix of land uses, including restaurant, general and medical office, retail, and junior college uses. Plaza Diamond Bar has approximately 70,757 square feet of leasable area and an existing parking capacity of approximately 274 spaces. Parking demand calculations are presented based on two methodologies: 1) Use of Institute of Transportation Engineers (ITE) 9t' Edition vehicle trip rates, and 2) Use of City of Diamond Bar Code of Ordinances off-street parking requirements. This section provides the Plaza Diamond Bar parking demand calculation based on the latest ITE Trip Generation rates (9v' Edition). ITE trip rates are based on an accumulation trip survey data of various land uses and are considered an industry standard in trip generation estimation. This methodology uses the p.m. peak hour trip rate for each land use and applies a land use adjustment factor to the total trips generated by each use. The land use adjustment factor, which is a statistical coefficient also acquired from ITE survey data, is applied to reflect local characteristics of a given site. This factor is an adjustment to the peak hourly vehicle trips that a particular land use is expected to generate during the p.m. period. The purpose of the factor is to correlate the peak trip demand of a land use to its expected parking demand. It reflects a general logic that during a peak hour, depending on the type of land use, not all peak hour trips require a parking space. This Is due to the fact that trips come and go from a site frequently during a given peak hour. Thus, parking spaces open up to varying degrees, depending on -the type of land use. For example, land uses that generate more frequent parking turnover (ie, shorter visits by patrons), such as a Convenience Market, have a lower adjustment factor. This lower factor results in a higher "discount" of peak trips to parking demand. Conversely, land uses that generate less frequent parking turnover, such as an office or junior college, have a higher adjustment factor. This reflects the concept that when a person visits either of these uses, their stay is longer, thus their need for a parking space is greater. In addition, the adjustment accounts for the expected on-site interaction of trips between land uses on the site. The unadjusted p.m. peak hour vehicle trip rates provided in the ITE Trip Generation Manual reflect conditions where a land use is assumed to be located in a more isolated, single -use setting, rather than as part of a multi -use shopping. center. This ITE p.m. peak hour vehicle trip rate assumes that all trips are "new" trips to the site. However, because of the type of shopping center being analyzed, it is expected that some forecast vehicle trips convert to pedestrian trips due to the fact that they are not "new" trips on a site. For example, an office worker making a trip to a restaurant, retail store, or convenience market on the site would do so as a pedestrian, not in a vehicle. Thus, this trip would not increase parking demand because their vehicle is already parked per the office trip generation rate. Table 1 summarizes the proposed parking demand for the site based on the ITE 9th Edition trip rates. TABLE 1: PARKING DEMAND PER ITE RATES 9th P.M. Parking Parking Edition Independent Peak GFA sq Demand Land Use Demand ITE Land Land Use Variable Hour Trip ft Without Adjustment w/ P.M. Use End Est. Adjustment Factor Peak Hour Code Method Adjustment 931 Quality Restaurant 1,000 of 7.49 8,900 67 0.56 37 .. 7777 630 Clinics 1,000s of 5.18 10,086 52 0.92 48 GFA 931 Quality Restaurant 1000 s of 7.49 3,379 25 0.56 14 GFA 710 General Office (< 33,557 sf 1,000 sf of 1.49 29,549 440.92 41 of GFA) GFA 933 Fast Food Rest. w/out 1,000 sf of 26.15 1,200 31 0.57 18 Drive Thru GFA p —77 540 Junior/Community 1,000 sf of 2,54 6,354 16 0.9 171 College* GFA tom, At 00 851 Convenience Market 1,000 sf of 52.41 1,200 63 0.39 25 Open 24 hrs GFA t(�'°�'n'��Xdn'1`tOnKd?:S o✓��(f-�F4�°k�,��'xa))`i°= , . _ ::. - .-;.; .... 826 Specialty Retail Center 1,000 s of 2'71 1,200 3 0.5 2 GFA „ .. 815 Free Standing Discount 1,000 sf of L4.98 2,200 11 0.83 9 Store GFA _ lit ia1�Gr11/1� +�'k oma ��- 495 Recreational Community 1,000 sf of 2.74 6,689 18 0.61 11 Center GFA SIO ° r,is, o nom, �A °si@ill rel ifs, C�n7ol7Tu�sGlilkilk66l1nknrkpr2 1900-2040 S. Brea Canyon Blvd. -P.M. Peak Hour est. Parking Demand 222 *Note: The library will be open Mon thru Fri trom Sam-9pm. I his unit will be compromisea OT s tables wanm the r4oDie University space and will be an e -library system where tenants can rent books online- not a sit down all -day library component 1= 17 spaces assumed, as a maximum of 15 students and 2 employees would be on-site at any one time. As shown in Table 1, the site has a forecast parking demand of approximately 222 parking spaces using ITE 91" Edition trip rates, which is 52 spaces less than the 274 spaces provided. 3. PARKING DEMAND PER CODE OF ORDINANCES This section provides the Plaza Diamond Bar parking requirement calculation based on the City of Diamond Bar Code of Ordinances. Table 2 summarizes the parking requirements for each land use and the total site based on the City of Diamond Bar Code of Ordinances. TABLE 2: PARKING REQUIREMENTS PER CODE OF ORDINANCES Notes: 1 = Assumes 1,980 square feet for patrons, 4,620 square feet for children/games/entertainment, 2,300 square feet for service area. 2 = Assumes 12 employees in calculation, in addition to calculation based on GFA. 3 = Assumes 2 employees would be on-site at any one time. 4 = Assumes 4 employees in calculation, in addition to calculation based on GFA. As shown in Table 2, the current site requires approximately 307 parking spaces per the City of Diamond Bar Code of Ordinances, which exceeds the 274 spaces provided. 4. CONCLUSIONS The current project site has a parking capacity of 274 spaces. Using the ITE 9th Edition trip rates, the project site is forecast to have a parking demand of 222 spaces. Using the City of Diamond Bar Code of Ordinances, the project site would require 307 spaces. Thus, while the parking supply does not satisfy the requirements set forth by the City, the project site is forecast to adequately satisfy the parking demands utilizing the ITE trip rate methodology. City of Diamond Bar City of Diamond Bar Land Independent Variable GFA sq ft Code of Ordinances Use Required Parking Spaces Existing Restaurant & Play 1 space/75 sf GFA for patrons + 1 space/200 sf children/games Area + 1 space/300 sf service area 8,9001 57 (Chuck E. Cheese) + 1 space/100 sf outdoor dining Shopping Center 1 space/300 sf GFA 48,814 163 Existing Tutoring Centers 1 space/200 sf GFA + 1 space/employee 4,681 351 Post -secondary/ 1 space/200 sf GFA 6,354 343 Private School + 1 space/employee Existing Art Studio 1 space/150 sf GFA +1 space/employee 2,008 184 Required Parking Spaces 307 Notes: 1 = Assumes 1,980 square feet for patrons, 4,620 square feet for children/games/entertainment, 2,300 square feet for service area. 2 = Assumes 12 employees in calculation, in addition to calculation based on GFA. 3 = Assumes 2 employees would be on-site at any one time. 4 = Assumes 4 employees in calculation, in addition to calculation based on GFA. As shown in Table 2, the current site requires approximately 307 parking spaces per the City of Diamond Bar Code of Ordinances, which exceeds the 274 spaces provided. 4. CONCLUSIONS The current project site has a parking capacity of 274 spaces. Using the ITE 9th Edition trip rates, the project site is forecast to have a parking demand of 222 spaces. Using the City of Diamond Bar Code of Ordinances, the project site would require 307 spaces. Thus, while the parking supply does not satisfy the requirements set forth by the City, the project site is forecast to adequately satisfy the parking demands utilizing the ITE trip rate methodology. 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'o - F -C U) c C m a) c ca M CL CL M Z a, - -0 ca =1 'a =3 0 r_ a) �o - m < m (D E 2 0 > r- a) m a) .2 C: 0 m a) a) o m E E < -114 0 C) 0- w F- w F- z z w F- w w w F- w w F- w F- z z F- 2 (D 2 < z z z z z z z It 0 00 co C14 0) 0) CY) 0) LO LO LO C) LO N C14 CY) LO LO - I 0) 't C� C� 0 - "t LO (D 'It LO L6 L6 LO (D L6 LO LO LO - L6 - LO - to - 4 - Lo - 0 0 C) 0 N - 0 0 cli C� N 0 0 cli 0 N 0 C) N C) N N -j C\l -j -j N cli -j IL -j 0- -j n -j CL (L n a. w 0- ry DL ry ry 0- C) C) D Q 0 F- 0 a) 0 (D 0 Z Z 0 C (D C: a) a) a) a) .0 U) U) (D U) U) �o -D a) 2 0) c (D co 0) a) > > V5 E E U) (D E 42 cn a) E (n (D U) a) a) c 0 0 C.) 0 N (D > -,e 4M- C) 40 0 .0 a) -a a) (n > M = CL > U) N -0 cl) = a) E - (D E 'D 0 �o :3 , c c I E E u 17, cl, = E c: m N w 0 0 U) 0 0 c E 0 a) 0 E cn u) - U) u) (n (D *V5 'ca U- cu (n - 0 F a) 'm CL.T Im CL.T w -0 =3 .0 (n 0 -J L3 M 7F -a a) 0 0 E CD -6-2 a .9 CY, E ca 0.2 E 0 a) a E - 0 a) >- U- -0 (D . i5 c C: Fn , r F) - o- C: -i 0 m § !2 (n w *E (n cl) 0 - r- 05 .0 C: U) U) .2.c: U) U) p Z O QD U') cu u ce) �: C\l 3: .0 co �a 00 -a Lr 00 m 3: - = c?) -a cy) LO Lo N :ro- 0 -0 co 3r 0) 3: Lo 0 9) P- (n (n 2 W 0) w N 2 00 (n C cu 'IT LO Z N < -0 T M 0) a) Z M -0 ms Co Z Cli a) 04 CN z �o - < (N ,t -0 Cf) - a) 1, - z CN (D I-- z 04 - = C14 t C, m 5; U- CL Co C\l t:!:, I N - CNI N Cli STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF DIAMOND BAR 1, Stella Marquez, declare as follows: On February 23, 2016, the Diamond Bar Planning Commission will hold a Regular Meeting at 7:00 p.m. at City, Windmill Community Room, 21810 Copley Drive, Diamond Bar, California. I am employed by the City of Diamond Bar. On February 19, 2016, 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 21800 Copley Drive Diamond Bar, CA 91765 Heritage Park 2900 Brea Canyon Road Diamond Bar, CA 91765 I declare under penalty of perjury that the foregoing is true and correct. Executed on February 19, 2016, at Diamond Bar, California. Stella Marquez CDAzste11a\affidavitposfing.doc