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 Commercial School will operate within an existing building that requires interior tenant improvements only.   

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA, MAKING THE REQUIRED FINDINGS AND APPROVING CONDITIONAL USE PERMIT 23-08 TO ESTABLISH AND OPERATE A COMMERCIAL SCHOOL AT 1211 EAST LA HABRA BOULEVARD, SUITE A, AS PER THE APPROVED PLANS AND SUBJECT TO CONDITIONS, AND MAKING THE DETERMINATION THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15301(A), CLASS 1: “EXISTING FACILITIES” OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES

The Applicant, David Ostendi, is requesting a Conditional Use Permit (CUP) to establish and operate a Commercial School (4th Chamber Personal Training Center and Clinic) within an existing multi-tenant building at 1211 West La Habra Boulevard, Suite A. The subject 1,456 square foot tenant space is located at the west end corner of the multi-tenant building (see Exhibit 1 below). Other tenants in the same multi-tenant building include Heavenly Threading Salon, La Torta Libre Cocina Mexicana, Hamachi Sushi Express, and Wing Stop. The General Plan designates the subject property for Mixed Use Center 3 land use, and it is within the La Habra Boulevard Specific Plan (SP-1) Zone, which implements the General Plan Mixed Use Center 3 land use designation.

The subject site is adjacent to a shopping center property that shares the subject site's northern and eastern property lines. The adjacent shopping center includes two multi-tenant buildings. Harbor Freight, Kanstar Outlet and the Hart Academy of Dance are tenants in the building to the north of the subject site. Arthur's Coffee Shop, H&A Smoke Shop, Akshar Dental, and La Habra Chiropractic Group and Rehab are tenants in the building to the east of the subject site. The subject site and the adjacent shopping center have a shared access/parking agreement (see Attachment 4). The adjoining property to the west of the project site, contains a Starbucks store and a Subway restaurant. The properties surrounding the subject site, to the north, east and west, are designated by the General Plan for Mixed-Use Center 3 land use. The property to the south, directly across La Habra Boulevard, is occupied by the Metro Auto Used Car Dealership, and designated by the General Plan for Mixed Use Center 2 land use, a less-intensive mixed-use designation than Mixed-Use Center 3. 

EXHIBIT 1


Business Operations
Staff reviewed the proposed business operations of the 4th Chamber Personal Training Center and Clinic, which are further described below, and determined that it fits within the class of uses referred to in the La Habra Municipal Code (LHMC) as a "Commercial School." Other examples given by the LHMC for this category include dance studios, martial arts, music and vocal instruction, etc.

The 4th Chamber Personal Training Center and Clinic will offer both individual and small group sessions, primarily related to wrestling. The proposed Commercial School intends to meet the needs of their clients by providing a range of services including strength training, weight loss training, and massage therapy with a focus on physical rehabilitation. The hours of operation are proposed as follows:
The applicant will provide up to three individual training sessions, from 8:00 a.m. to 11:00 a.m. and three additional individual training sessions from 12:00 p.m. to 3:00 p.m. It is anticipated that there will only be three trainers and three clients during each three-hour block of time. Two small group sessions will be offered Monday through Friday. The first group is expected to meet from 4:00 p.m. to 5:00 p.m. and the second group is expected to meet from 6:00 p.m. to 7:00 p.m. Each small group will consist of one trainer and a maximum of six clients. Conditions of approval have been included in the Draft Resolution (Attachment 2) that require the applicant to adhere to these operating hours and class sizes.

The floor plan for the proposed facility is provided below as Exhibit 2.  All personal training activities will take place within the main gym area. This area includes a wrestling mat area, exercise equipment stations and a massage table. The tenant space also includes an office/storage room and an accessible unisex bathroom. No training activities will occur outside the building. To view the entire set of plans, see Attachment 3.





EXHIBIT 2




































  ANALYSIS

Pursuant to LHMC Section 18.06.040.A, approval of a Conditional Use Permit (CUP) is required for the establishment of a Commercial School in the SP-1 Zone. 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 proposed Commercial School (4th Chamber Personal Training Center and Clinic) will be located within an existing multi-tenant building. The property is located within the La Habra Boulevard Specific Plan (SP-1) Zone. Surrounding uses include a threading salon, restaurants, retail stores, dance school, and dental and chiropractic offices. The conditions of approval for CUP 23-08 ensure that the proposed commercial school 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 Commercial School to the site will not impair the character of the SP-1 Zone. It is expected that the addition of the commercial school located near the intersection of La Habra Boulevard and Harbor Boulevard 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.

According to the project plans, the subject tenant space is 1,456 square feet within an existing 5,458 square foot multi-tenant building. The building is part of an established commercial shopping center. The proposed project plans show that the existing commercial building is adequate in size, shape, and topography to accommodate the commercial school. The 4th Chamber Personal Training Center and Clinic will have a maximum of six clients at any given time. The parking requirements for a Commercial School are set forth in Table 18.14.060.B.2 of the LHMC. At the required parking ratio of 0.35 spaces per student, per session, the proposed Commercial School would require three parking spaces for its larger sessions. As there is a shared access/parking agreement between 1211 East La Habra Boulevard and 250 North Harbor Boulevard that provides a total of 186 parking spaces onsite, the site has adequate parking to meet the City’s parking requirements. Therefore, the subject site is physically suitable to handle the addition of the proposed Commercial School.

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 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.

The granting of CUP 23-08 to allow for the operation of a commercial school 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 at the intersection of La Habra Boulevard and Harbor Boulevard, near a variety of commercial uses and services. The addition of the proposed Commercial School at this site, would add another Commercial School option, in addition to the Hart Academy of Dance, to the range of surrounding uses.

The granting of CUP 23-08 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 near an existing single-family neighborhood, south of the Metro Auto Used Car Dealership, across the street from the subject site, and existing apartments situated less than 1/4 mile away to the east. The addition of another Commercial School to this area expands the commercial uses available within walking distance to the adjacent residences as well as the greater La Habra area.

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.