| Item No. 1. | |
| MEETING DATE: October 10, 2022 |
|
| TO: | PLANNING COMMISSION |
| FROM: | SUSAN KIM, DIRECTOR OF COMMUNITY & ECONOMIC DEVELOPMENT By: |
| SUBJECT: | DULY NOTICED PUBLIC HEARING TO CONSIDER A REQUEST FOR CONDITIONAL USE PERMIT 22-21 TO ESTABLISH A PERSONAL TRAINING FACILITY (COMMERCIAL SCHOOL) AT 530 WEST LA HABRA BOULEVARD |
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15301, Class 1: "Existing Facilities" of the CEQA Guidelines because the proposed personal training business will operate within an existing building that requires interior tenant improvements only.
RECOMMENDATION:
That the Planning Commission approve:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA APPROVING CONDITIONAL USE PERMIT 22-21 TO ESTABLISH AND OPERATE A PERSONAL TRAINING FACILITY (COMMERCIAL SCHOOL) AT 530 WEST LA HABRA BOULEVARD, MAKING THE APPROPRIATE FINDINGS, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA APPROVING CONDITIONAL USE PERMIT 22-21 TO ESTABLISH AND OPERATE A PERSONAL TRAINING FACILITY (COMMERCIAL SCHOOL) AT 530 WEST LA HABRA BOULEVARD, MAKING THE APPROPRIATE FINDINGS, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS.
DISCUSSION:
The Applicant, Yair Smolinisky, is requesting a Conditional Use Permit (CUP) to establish and operate a personal training facility within an existing building in the La Habra Plaza shopping center at 530 West La Habra Boulevard. The La Habra Plaza shopping center comprises several properties, with separate property owners. The buildings within the shopping center were developed with zero side setbacks and lined up next to one another, giving the appearance of a single, multi-tenant center. The subject building, comprised of 7,750 square feet according to the project plans, was developed on a 15,682 square foot lot (as shown outlined in pink on Exhibit 1) located between Central Drugs Pharmacy (520 West La Habra Boulevard) and Discount Max (540 West La Habra Boulevard). The entire La Habra Plaza shopping center is situated on the south side of La Habra Boulevard between Hillcrest Street and Walnut Street. Other tenants in the same shopping center include Smile Big Dentistry, La Princesa Beauty Salon, Launderal Laundromat, Botanica Tata Nsunga, La Habra Barber Shop and Pampered Paws Pet Groomers. The General Plan designates the subject property for Neighborhood Commercial land use, and it is within the La Habra Boulevard Specific Plan (SP-1) Zone, which implements the General Plan Neighborhood Commercial land use designation.To the north of the La Habra Plaza shopping center, across La Habra Boulevard, there are a variety of small independent commercial businesses including Intermex International Money Express, King's Burrito, Pacific Dental, Imagen's Beauty Salon, Delgado's Tools, and El Beso Cigar; and a few residential properties. These properties are designated by the General Plan for Mixed-Use land use. To the east, across South Walnut Street, is the Evergreen commercial center as well as residential dwellings; to the south, across West First Avenue, there is a single-family neighborhood; and, to the west, is a vacant building (the former location of Northgate Market). These properties are designated for Mixed Use, Low-Density Residential, and Neighborhood Commercial land uses respectively.
EXHIBIT 1
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Business Operations
Powerhouse Fitness Training is a small group personal training facility. Since 2013, they have been in operating in Duarte and the City of Industry. Powerhouse Fitness Training focuses on strength training and cardio exercises. Each training session in the proposed facility is expected to last for 45 minutes with a 15 minute break provided between sessions. At each training session, they expect six to 12 individuals to be occupying the facility, including one to two employees for every shift.
The hours of operation are proposed as follows:
The floor plan for the proposed facility is provided below as Exhibit 2. All personal training activities will take place within the 4,500 square foot space reserved for the gym area. The gym includes an indoor turf area, designated training space, and exercise equipment stations. Dumbbells, treadmills, and barbells will be made available for client use during training sessions. No training activities will occur outside the building. With the incorporation and implementation of the conditions of approval included within the draft resolution (Attachment 2), staff believes that the proposed use will be harmonious with the surrounding uses.
Parking
In determining compliance with current parking standards, staff viewed the personal training facility use as being comparable to a commercial school. Per La Habra Municipal Code Section 18.14.060.B.2, a commercial school requires 0.35 spaces per student during a session. In keeping with past planning practice, staff calculated the required parking based on the most highly attended, peak session which is a maximum of 12 clients. As a result, Powerhouse Fitness Training is required to provide a total of five parking spaces. The applicant's property currently contains a total of 19 spaces, therefore, the applicant is in compliance with city parking standards.
Although the subject property is able to provide ample parking for the proposed use, it should be noted that the proposed business will be part of the La Habra Plaza shopping center which has provided shared access and parking for all of the tenants addressed 520 - 570 West La Habra Boulevard, managed under a shared parking agreement. In fact, a Zone Variance was granted in 1989 which allow for reduced parking from 112 to 78 spaces. According to City records, it appears the shared parking agreement has technically expired even though the neighboring businesses continue to share the parking area today. To ensure appropriate site access and parking is provided on an on-going basis, the applicant shall be required to provide an updated parking agreement as a condition of approval.
EXHIBIT 2
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ANALYSIS
Pursuant to La Habra Municipal Code (LHMC) Section 18.06.040.A, approval of a Conditional Use Permit (CUP) is required for the establishment of commercial schools. In order to grant the CUP for this request, the Planning Commission must make the findings below. Following each finding, staff has provided justification to make said finding.
1. The granting of the Conditional Use Permit will not be detrimental to the public welfare and will not unreasonably interfere with the use, possession and enjoyment of surrounding and adjacent properties and will not impair the character of the zone in which it is to be located.
The resolution to approve CUP 22-21 includes conditions of approval to ensure that the proposed personal training facility will not be detrimental to the public welfare and will not unreasonably interfere with the use, possession, and enjoyment of surrounding and adjacent properties. Through compliance with the conditions of approval, the addition of the personal training facility to the site will not impair the character of the SP-1 Zone. It is expected that the addition of the personal training facility would add to the vibrancy of the existing shopping center.
2. The subject site is physically suitable for the type of land use being proposed.
The 7,750 square foot building is part of an established commercial center known as the La Habra Plaza shopping center. The proposed plans for the personal training facility show that the existing commercial building is adequate in size, shape, and topography to accommodate the personal training facility. The proposed land use type best aligns with the commercial school category. Using the commercial school parking requirements, the facility would require five parking spaces for its larger sessions. With 19 parking spaces available onsite, the site has enough parking to accommodate the use type. Therefore, the subject site is physically suitable to handle the addition of the personal training facility.
3. The use is conditionally permitted within the subject zone and complies with the intent of all applicable provisions.
The subject site is located in the SP-1 Zone, which conditionally allows for the operation of a personal training facility, which is viewed as being the same as a commercial school. With the incorporation and implementation of the conditions of approval, the use will be harmonious with the surrounding land uses. The proposed use does not involve any exterior modification to the site, so the site remains in conformance with all applicable requirements of the SP-1 Zone.
4. The granting of the Conditional Use Permit is consistent with the General Plan.
Granting CUP 22-21 to allow for the operation of a personal fitness facility will be consistent with La Habra's General Plan Policy LU 11.1 which encourages “the development of a broad range of uses in La Habra’s commercial centers and corridors that reduce the need to travel to adjoining communities, and capture a greater share of local spending.” The subject property is situated on West La Habra Boulevard where there are currently no other personal training facilities. By adding a personal training facility at this site, Powerhouse Fitness Training adds a fitness option to the range of surrounding uses. Granting CUP 22-21 is also consistent with General Plan Policy LU 3.2 which promotes “uses that meet daily needs... within walking distance of residences.” The subject property is conveniently located adjacent to existing single-family dwelling units to the south along First Avenue. The addition of a personal training facility to the shopping center expands the fitness opportunities available within walking distance to the adjacent residences as well as the greater La Habra area.
Related Cases
EXHIBIT 1
Business Operations
Powerhouse Fitness Training is a small group personal training facility. Since 2013, they have been in operating in Duarte and the City of Industry. Powerhouse Fitness Training focuses on strength training and cardio exercises. Each training session in the proposed facility is expected to last for 45 minutes with a 15 minute break provided between sessions. At each training session, they expect six to 12 individuals to be occupying the facility, including one to two employees for every shift.
The hours of operation are proposed as follows:
Monday - Thursday: 5:00 a.m. - 9:45 a.m., 5:00 p.m. - 8:45 p.m.
Friday: 5:00 a.m. - 9:45 a.m., 5:00 p.m. - 6:45 p.m.
Saturday: 7:00 a.m. - 9:45 a.m.
Sunday: Closed
Saturday: 7:00 a.m. - 9:45 a.m.
Sunday: Closed
The floor plan for the proposed facility is provided below as Exhibit 2. All personal training activities will take place within the 4,500 square foot space reserved for the gym area. The gym includes an indoor turf area, designated training space, and exercise equipment stations. Dumbbells, treadmills, and barbells will be made available for client use during training sessions. No training activities will occur outside the building. With the incorporation and implementation of the conditions of approval included within the draft resolution (Attachment 2), staff believes that the proposed use will be harmonious with the surrounding uses.
Parking
In determining compliance with current parking standards, staff viewed the personal training facility use as being comparable to a commercial school. Per La Habra Municipal Code Section 18.14.060.B.2, a commercial school requires 0.35 spaces per student during a session. In keeping with past planning practice, staff calculated the required parking based on the most highly attended, peak session which is a maximum of 12 clients. As a result, Powerhouse Fitness Training is required to provide a total of five parking spaces. The applicant's property currently contains a total of 19 spaces, therefore, the applicant is in compliance with city parking standards.
Although the subject property is able to provide ample parking for the proposed use, it should be noted that the proposed business will be part of the La Habra Plaza shopping center which has provided shared access and parking for all of the tenants addressed 520 - 570 West La Habra Boulevard, managed under a shared parking agreement. In fact, a Zone Variance was granted in 1989 which allow for reduced parking from 112 to 78 spaces. According to City records, it appears the shared parking agreement has technically expired even though the neighboring businesses continue to share the parking area today. To ensure appropriate site access and parking is provided on an on-going basis, the applicant shall be required to provide an updated parking agreement as a condition of approval.
EXHIBIT 2
ANALYSIS
Pursuant to La Habra Municipal Code (LHMC) Section 18.06.040.A, approval of a Conditional Use Permit (CUP) is required for the establishment of commercial schools. In order to grant the CUP for this request, the Planning Commission must make the findings below. Following each finding, staff has provided justification to make said finding.
1. The granting of the Conditional Use Permit will not be detrimental to the public welfare and will not unreasonably interfere with the use, possession and enjoyment of surrounding and adjacent properties and will not impair the character of the zone in which it is to be located.
The resolution to approve CUP 22-21 includes conditions of approval to ensure that the proposed personal training facility will not be detrimental to the public welfare and will not unreasonably interfere with the use, possession, and enjoyment of surrounding and adjacent properties. Through compliance with the conditions of approval, the addition of the personal training facility to the site will not impair the character of the SP-1 Zone. It is expected that the addition of the personal training facility would add to the vibrancy of the existing shopping center.
2. The subject site is physically suitable for the type of land use being proposed.
The 7,750 square foot building is part of an established commercial center known as the La Habra Plaza shopping center. The proposed plans for the personal training facility show that the existing commercial building is adequate in size, shape, and topography to accommodate the personal training facility. The proposed land use type best aligns with the commercial school category. Using the commercial school parking requirements, the facility would require five parking spaces for its larger sessions. With 19 parking spaces available onsite, the site has enough parking to accommodate the use type. Therefore, the subject site is physically suitable to handle the addition of the personal training facility.
3. The use is conditionally permitted within the subject zone and complies with the intent of all applicable provisions.
The subject site is located in the SP-1 Zone, which conditionally allows for the operation of a personal training facility, which is viewed as being the same as a commercial school. With the incorporation and implementation of the conditions of approval, the use will be harmonious with the surrounding land uses. The proposed use does not involve any exterior modification to the site, so the site remains in conformance with all applicable requirements of the SP-1 Zone.
4. The granting of the Conditional Use Permit is consistent with the General Plan.
Granting CUP 22-21 to allow for the operation of a personal fitness facility will be consistent with La Habra's General Plan Policy LU 11.1 which encourages “the development of a broad range of uses in La Habra’s commercial centers and corridors that reduce the need to travel to adjoining communities, and capture a greater share of local spending.” The subject property is situated on West La Habra Boulevard where there are currently no other personal training facilities. By adding a personal training facility at this site, Powerhouse Fitness Training adds a fitness option to the range of surrounding uses. Granting CUP 22-21 is also consistent with General Plan Policy LU 3.2 which promotes “uses that meet daily needs... within walking distance of residences.” The subject property is conveniently located adjacent to existing single-family dwelling units to the south along First Avenue. The addition of a personal training facility to the shopping center expands the fitness opportunities available within walking distance to the adjacent residences as well as the greater La Habra area.
Related Cases
- On August 25th, 1953, the City issued building permits for the construction of a commercial building at 530 West La Habra Boulevard.
- On January 9th, 1989, the Planning Commission approved a Zone Variance to reduce the parking requirement from 112 to 78 spaces for the La Habra Plaza (520 - 570 West La Habra Boulevard).
- On Janurary 9th, 1989, the Planning Commission approved a Zone Variance to reduce the street-front landscaping setback along First Avenue for the La Habra Plaza (520 - 570 West La Habra Boulevard).
- On February 7th, 1989, the City Council overruled the Planning Commission and approved a Zone Variance to exceed the maximum height for a freestanding sign and to exceed the maximum advertising area for the La Habra Plaza (520 - 570 West La Habra Boulevard).
FISCAL IMPACT/SOURCE OF FUNDING:
The Applicant has paid for the processing costs associated with the Conditional Use Permit, which total $6,252.00.
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES):
The Applicant's proposal has been reviewed pursuant to the requirements of the City's National Pollutant Discharge Elimination System (NPDES) Municipal Permit, the Local Implementation Plan (LIP), and the Model Water Quality Management Plan (WQMP), Section 7.2. Since no disturbance of soil will occur, the project is exempted by the Water Quality Ordinance from the preparation of a WQMP.
GENERAL PLAN RELEVANCE/CITY COUNCIL GOALS & OBJECTIVES:
The proposed project is related to the following General Plan policies:
- LU 3.2: Uses to Meet Daily Needs. Encourage uses that meet daily needs such as grocery stores, local-serving restaurants, and other businesses and activities within walking distance of residences to reduce the frequency and length of vehicle trips.
- LU 11.1 Diversity of Uses. Provide for and encourage the development of a broad range of uses in La Habra's commercial centers and corridors that reduce the need to travel to adjoining communities, and capture a greater share of local spending.
- Goal 5 - Development Activity and Business Assistance
- Objective D: Continue to improve the City's business retention and expansion program.