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Item No. 1.
MEETING DATE: September 27, 2021
TO:	PLANNING COMMISSION
FROM:	DAVID CRABTREE, INTERIM DIRECTOR By:
SUBJECT:	DULY NOTICED PUBLIC HEARING TO CONSIDER A REQUEST FOR CONDITIONAL USE PERMIT 21-07 FOR A COMMERCIAL SCHOOL AT 1202 SOUTH IDAHO STREET, SUITE I

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15301(b), Class 1 “Existing Facilities” of the California Environmental Quality Act Guidelines.

RECOMMENDATION:

That the Planning Commission Approve:

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA APPROVING CONDITIONAL USE PERMIT 21-07 FOR A COMMERCIAL SCHOOL AT 1202 SOUTH IDAHO STREET, SUITE I, MAKING THE APPROPRIATE FINDINGS AND SUBJECT TO CONDITIONS AS PER THE APPROVED PLANS.

DISCUSSION:

The applicant, LA Retail 1, LLC, on behalf of Yoga Six La Habra, is requesting approval to operate a commercial school within the Imperial Promenade shopping center. The property is located at the southeast corner of Imperial Highway and Idaho Street (see Vicinity Map, attachment 1). The General Plan land use designation for the site is Community Shopping Center 1. The property is zoned C-2S (Community Shopping Center) with a PUD (Planned Unit Development) Overlay zone which is consistent with the General Plan.

The applicant is proposing to occupy the suite that was previously occupied by a bank. The suite is located in the southern end portion of the commercial building adjacent to Idaho Street. The suite is 1,831 square feet in area. The proposed floor plan consists of a 466 square foot lobby area, an 882 square foot studio area, a 135 square foot equipment storage room, and two ADA-accessible restrooms (see Floor Plan, attachment 3).

Yoga Six La Habra will be a yoga studio offering a variety of yoga classes seven days a week from 6:00 a.m. to 7:00 p.m. The studio will employ four people including the owners, a general manager, and yoga teachers. The average class size is expected to be 15-20 people, with a maximum size of 40 people. The location will also sell retail yoga clothing.

The property is located along a main thoroughfare and improved as a community shopping center where the establishment of a commercial school is a compatible use with the other commercial businesses in the vicinity. Residences to the northeast, south and west of the site are more than 350 feet away from the yoga studio and buffered by walls, buildings, and vegetation. The operation will be fully contained inside the building, therefore, noise is not anticipated to be an issue.

Based on the mix of uses within the center, 828 parking spaces are required by the Zoning Code and 802 spaces exist on-site. However, pursuant to Section 18.08.120 of the La Habra Municipal Code (LHMC), the Director of Community Development may grant up to a 10% deviation of any code standard when deemed appropriate. In April 2014, a deviation was granted for an urgent care facility for 10 spaces and in August 2014, a deviation was granted for a restaurant expansion for eight spaces which represented a 2% total reduction from the standards. The cumulative effect of granting this deviation for an additional eight spaces for the commercial school use represents a total of a 3% reduction from code and would not adversely impact the shopping center.

Code Compliance
                                                  City Requirements                 Proposal
Parking                                      828 spaces                             802 spaces*
Landscaping                             25,079 sq. ft. (7%) 61,869 sq. ft. (17%)

* Pursuant to Section 18.08.120 of the LHMC, up to a 10% deviation of any standard may be granted by the Director of Community Development.

Related Cases

On August 28, 2006, the Planning Commission recommended that the City Council approve Planned Unit Development Precise Plan 05-01 and Negative Declaration of Environmental Impact 05-33 to improve the former K-Mart building for two major tenants, establish shops along the west end of the existing building, and construct two commercial pad buildings at the northwest corner of the property.
On September 18, 2006, the City Council concurred with the Planning Commission recommendations and approved Planned Unit Development Precise Plan 05-01 and Negative Declaration of Environmental Impact 05-33 to improve the former K-Mart building for two major tenants, establish shops along the west end of the existing building, and construct two commercial pad buildings at the northwest corner of the property.
On December 10, 2007, the Planning Commission approved Conditional Use Permit 07-29 for a restaurant and Conditional Use Permit 07-30 for on-sale beer and wine at 1202 South Idaho Street, Suite B.
On October 27, 2008, the Planning Commission approved Conditional Use Permit 08-17 for a food-to-go restaurant at 1202 South Idaho Street, Suite D.
On July 11, 2011, the Planning Commission approved Conditional Use Permit 11-09 to establish a restaurant at 1202 South Idaho Street, Suite F (Z Pizza).
On August 25, 2014, the Planning Commission approved Modification 14-05 to Conditional Use Permit 11-09 for a restaurant and Conditional Use Permit 14-13 for the sale of alcoholic beverages (Type 41 On-sale Beer and Wine license) at 1202 South Idaho Street, Suites E and F.

FISCAL IMPACT/SOURCE OF FUNDING:

There is no impact to the City's General Fund as a result of this request.

NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES):

The proposed project is exempt from the requirements of the National Pollutant Discharge Elimination System since no disturbance of soil will occur.

GENERAL PLAN RELEVANCE:

The project implements Policies LU 3.2 (Uses to Meet Daily Needs), LU 11.2 (Diversity of Uses), and ED 1.1 (Consumer Demand) of the General Plan 2035.

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