HomeMy WebLinkAbout1 PLN-11-00074
STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: MAY 18, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT WILLIAM E. DAVIS, CITY PLANNER
SUBJECT: PLN CASE NO. 11-00074 (CONDTIONAL USE PERMIT) -A REQUEST BY KRESHA CRAWFORD TO OPERATE A SCHOOL OF BARBERING, ON PROPERY AT 8828 IMPERIAL HIGHWAY AND ZONED C-2 (GENERAL COMMERCIAL
ZONE) CEQA Staff has reviewed the proposed use for compliance with California Environmental Quality Act (CEQA). Upon completion of this review, staff determined that this request is
categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities). Categorical Exemptions are projects, which have been determined not to have a
significant effect on the environment and have been exempted from the requirements of the California Environmental Quality Act. Class 1 includes minor expansion of uses. It is staff’s
opinion that the proposed barbering school will not have a significant effect on the environment; thereby qualifying for the Class 1 exemption. RECOMMENDATION Staff recommends that the
Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING PLN CASE NO. 11-00074 (CONDTIONAL USE PERMIT) -A REQUEST
BY KRESHA CRAWFORD TO OPERATE A SCHOOL OF BARBERING, ON PROPERY AT 8828 IMPERIAL HIGHWAY AND ZONED C-2 (GENERAL COMMERCIAL ZONE) CODE AUTHORITY Section 9314.04 of the Downey Municipal
Code requires a conditional use permit for schools (business, professional, trade, technical, or vocational.) The Planning Commission’s authority to consider conditional use permit applications
is set forth in Section 9802 of the Code.
PROPERTY LOCATION: 8828 Imperial Highway SITE DESCRIPTION A. Subject Property: 1. Property Information: Site Location: 8828 Imperial Highway APN 6263-001-012 2. Applicant Information:
Applicant: Property Owner Kresha Crawford ABC School of Barbering P.O. Box 59344 Norwalk, Ca 90652 David S. Gonsalves 8818 Imperial Highway Downey, CA 90242 3. CEQA Determination: Categorical
Exemption (Class 1, Existing Facilities) 4. Noticing Information: Applicant Notification: April 15, 2011 PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 2
B. Surrounding Properties: Zone Use North C-2 (General Commercial) Vacant City-Owned Lot East C-2 (General Commercial) Retail West C-2 (General Commercial) Retail South R-3-O (Multiple-Family
Residential Ownership) Residential BACKGROUND The applicant, Kresha Crawford, submitted a Land Use Permit Application to obtain approval of a conditional use permit (PLN-11-00074) to
establish a barber school (ABC School of Barbering) at 8828 Imperial Highway. The proposed site is a shopping center at the southwest corner of Lakewood Boulevard and Imperial Highway.
Three distinct commercial buildings comprise the shopping center: a restaurant, a building that faces Lakewood Boulevard and a building facing Imperial Highway. Ms. Crawford proposes
to occupy a 1,200 square foot tenant space within the Imperial Highway-facing building for the barbering school. The space will include fourteen barber chairs and stations, two shampoo
bowls, a waiting area and a classroom/break room area. The subject property is zoned C-2 (General Commercial). Staff completed a review of the application on April 15, 2011 and deemed
the application complete. On May 5, 2011, staff sent notice of the pending public hearing to all property owners within 500’ of the subject site and published the notice in the Downey
Patriot. DISCUSSION/ANALYSIS Section 9314.04 of the Downey Municipal Code requires a conditional use permit for schools (business, professional, trade, technical, or vocational.) The
proposed use falls into this category because the numbers of students, instructors and other participants associated with a barbering school could have a unique impact on the area where
it is located and could create special problems for adjacent properties due to noise, traffic or parking issues. The subject property is a 69,051 square foot parcel that has been developed
to accommodate a variety of general commercial land uses. It exists in an area where similar retail developments exist, except that a residential development borders the south side of
the site. As the following Table illustrates, three buildings comprise the subject property. PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 3
They consist of a small restaurant, and two buildings with various retail uses. A karate studio occupies one space of the same building the proposed use intends to occupy. Otherwise,
this building is vacant. TABLE 1 Building Square Footage Parking Required Building 1 12623 Lakewood Bl. -Tacos Los Gordos Restaurant) 1,480 sq. ft. 15 Spaces (1 space per 100 sq. ft.
of gross floor area Building 2 12631-12639 Lakewood Bl. -Retail Uses 4,868 sq. ft. 20 Spaces (I space per 250 sq. ft. of gross floor area for general retail uses) Building 3 8818-8832
Imperial Hwy – Karate Studio, proposed barbering school, and vacant tenant spaces 10,200 sq. ft. (Total Building ) -or-1,200 sq. ft. Barbering School 2,160 sq. ft. Karate Studio 6,600
Remaining for general retail uses in vacant spaces 41 Spaces (I parking space per 250 sq. ft. of gross floor area for general retail uses) -or-Barbering school requires eight (8) parking
spaces: (I parking space per 150 sq. ft. of gross floor area for trade schools) Karate Studio requires 29 spaces: Assembly uses require one (1) parking space per five (5) persons for,
based on an occupancy load of 15. (2,160 sq. ft. /occupancy load factor 15/5 persons). 27 Spaces (I parking space per 250 sq. ft. of gross floor area for general retail uses) Total 16,548
sq. ft. 76 Spaces (minimum) 99 Spaces (maximum) Total Parking Provided 99 Spaces PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 4
The proposed use will not generate noise, traffic, or parking issues because the subject site is large enough to accommodate the number of people the barbering school will attract and
because the site has sufficient parking available to meet the City’s standards. Section 9712 of the Code (Nonresidential Parking Requirements), states that a trade school requires one
(I) parking space per 150 square feet of gross floor area. The proposed barbering school will locate in a 1,200 square foot space. It requires eight (8) off-street parking spaces. The
combined parking requirements for the proposed use, existing uses, and future retail uses are 99 off-street parking spaces, which equals the amount of spaces available on the site. FINDINGS
Pursuant with Section 9824 of the Downey Municipal Code, staff has reviewed the proposal and has developed the following findings to support the approval of PLN-11-00074: 1. That the
requested conditional use permit will not adversely affect the purpose and intent of this chapter chapter or the City’s General Plan or the public convenience or general welfare of persons
residing or working in the neighborhood thereof. The requested conditional use permit for the barbering school will not adversely affect the purpose and intent of the Downey Municipal
Code. The subject property is within the C-2 (General Commercial) zone, and it is adjacent to other properties in the C-2 Zone and property zoned R-3-O (Multiple Family Residential Ownership).
The proposed use is appropriate for the C-2 zone and the noise generated by the use does not exceed 70 dBA, which is the acceptable noise level for residential uses as described in Figure
6-1.2 (Noise/Land Use Compatibility Matrix) of the Downey General Plan, Vision 2025. 2. That the requested use will not adversely affect the adjoining land uses and the growth and development
of the area in which it is proposed to be located. The 69,051 square foot subject site was developed in 1970 as a as a commercial center. Currently, it consists of three (3) distinct
buildings that contain 16,548 square feet of gross floor area. The requested conditional use permit for a barbering school at this site will not adversely affect the adjoining land uses
because sound generated by the operation will be contained within the building and the use will occupy a tenant space that is oriented toward Lakewood Boulevard instead of the residences
to the south. 3. That the size and shape of the subject property proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the
particular area. The size and shape of the site are adequate to allow the project in a manner not detrimental to the particular area because the proposed use would occupy a 1,200 square
foot space of the 16,548 square feet of retail space available on the subject property. Off-street parking and landscaping on-site meet the City’s standards for properties in the C-2
zone. 4. That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The traffic generated by the proposed use will not
impose an undue burden upon the streets and highways in the area. Lakewood Boulevard and Imperial Highway are Major PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 5
Arterial streets. They have sufficient capacity to absorb any additional traffic the requested use may create. CORRESPONDENCE As of the date that this report was printed, staff has not
received any correspondence regarding this matter. CONCLUSION Staff supports the proposal and recommends that the Planning Commission adopt a resolution to approve PLN-11-00074. H:\PLANNING\DAVIS\cas
es\cup\PLN-11-00074 (8828 Imperial)\Staff Report (5-18-11).doc SUBJECT PROPERTY AERIAL PHOTOGRAPH PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 6
SUBJECT PROPERTY ZONING MAP Zoning Legend R-1 Single-Family Residential R-2 Two-Family Residential R-3 Multiple-Family Residential R-3-O Multiple Family Residential Ownership C-P Professional
Office C-2 General Commercial P-B Parking Buffer EXHIBIT NO. 2: ZONING MAP PROJECT NO.: PLN-11-00074 (CONDITIONAL USE PERMIT) PROJECT LOCATION: 8878 IMPERIAL HIGHWAY PLN-11-00074 – 8828
Imperial Highway May 18, 2011 -Page 7
Proposed Location SITE PHOTOGRAPH SUBJECT PROPERTY AERIAL PHOTOGRAPH PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 8
FLOOR PLAN PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 9
PLN-11-00074 – 8828 Imperial Highway May 18, 2011 -Page 10 N SITE PLAN