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HomeMy WebLinkAboutAdministrative Permit APX2011017 - Supporting DocumentsArabe, Jill From: De Coite, Kim Sent: Tuesday, September 13, 2011 4:17 PM Cc: Arabe, Jill Subject: Notice of Action: Administrative Permit No. 11-017 (Kumon Learning Center) Attachments: AP 11-017 (9011 Adams) - Kumon Learning Center.pdf SUBJECT ENTITLEMENT : ADMINISTRATIVE PERMIT NO. 11-017 (KUMON LEARNING CENTER) APPLICANT/ PROPERTY OWNER: Shelley Ren, 9301 Hudson Drive, Huntington Beach, CA 92646 REQUEST: To permit the establishment of a tutoring center (personal enrichment use) within an existing 900 sq. ft. unit. LOCATION: 9011 Adams Avenue, 92646 (northeast corner of Adams Ave. and Magnolia St.) PROJECT PLANNER: Jill Arabe, Assistant Planner On September 13, 2011, the Planning & Building Department of the City of Huntington Beach took action on the above mentioned application and APPROVED the request with conditions. Please note the action by the Planning & Building Department/Planning & Building Director is appealable to the Planning Commission within ten calendar days from the date of the action. An appeal of the action shall be filed with the Department of Planning & Building along with the appeal fee of $494. The last day for filing an appeal and paying the filing fee for the above mentioned application is Friday, August 23, 2011, at 5:00 pm. If there are any questions about this action or the application please contact Jill Arabe at 714-374-5357. 1 Magnolia / Adams Ave Center Parking Summary as of 09/12/2011 Address Bussiness Name Square Footage Uses Parking Requirement Retail & Food Food Office Furniture Med Off. Retail Food Office Fum Med Off wl less than 12 seats & App @ 11200 @ 1/100 @ 1/250 @ 11500 @ 1/175 9003 Adams Ave The Finest Nails Salon 1,15200 0 00 0 00 0 00 0 00 5 76 0 00 0 00 0 00 0 00 9005 Adams Ave Michael's Carpet 3,50000 0 00 0 00 0 00 0 00 17 50 0 00 0 00 0 00 0 00 9011 Adams Ave Kumon 90000 000 000 000 000 857 000 000 000 000 9015 Adams Ave Adams Ave Donuts 0 00 980 00 0 00 0 00 0 00 0 00 9 80 0 00 0 00 0 00 9017 Adams Ave Mona Lisa Restaurant 1,10000 0 00 0 00 0 00 0 00 5 50 0 00 0 00 0 00 0 00 9023 Adams Ave ALLSTATE 0 00 0 00 90000 0 00 0 00 0 00 0 00 3 60 0 00 0 00 9025 Adams Ave SUBWAY 1,45600 0 00 0 00 0 00 0 00 7 28 0 00 0 00 0 00 0 00 9027 Adams Ave Elegant Beauty Salon & Spa 1,05000 0 00 000 0 00 0 00 5 25 0 00 0 00 0 00 0 00 9029 Adams Ave Js Vaun's Carpet & Drapes 1,05000 0 00 0 00 0 00 0 00 5 25 0 00 0 00 0 00 000 9033 Adams Ave Adams Cleaners 2,00000 0 00 0 00 0 00 0 00 10 00 0 00 0 00 0 00 0 00 09037 Adams Ave Rose Closet 1,050 00 0 00 0 00 0 00 0 00 5 25 0 00 0 00 0 00 0 00 9039 Adams Ave Larry's Liquor 1,890 00 0 00 0 00 0 00 0 00 9 45 0 00 0 00 0 00 0 00 9045 Adams Ave Ace Hardware 20.155 00 0 00 0 00 0 00 0 00 100 78 0 00 0 00 0 00 0 00 9059 Adams Ave Zubie's Dry Dock 0 00 7,200 00 0 00 0 00 0 00 0 00 72 00 0 00 000 0 00 9067 Adams Ave Quick Plates Auto Registration 0 00 0 00 1,50000 0 00 0 00 0 00 0 00 6 00 0 00 0 00 9073 Adams Ave FICO Appliance 0 00 000 0 00 2,00000 0 00 0 00 coo 0 00 4 00 0 00 9079 Adams Ave Goodw ill 10,000 00 0 00 0 00 0 00 0 00 5000 0 00 0 00 0 00 0 00 9093 Adams Ave Don Jose's Restaurant 0 00 4,00000 0 00 0 00 0 00 0 00 4000 0 00 0 00 0 00 000 000 000 000 000 000 000 000 000 000 000 000 000 000 000 000 000 000 000 000 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00 Total Square Footage 45,303.00 12,180.00 2,400.00 2,000.00 0.00 61,883.00 total sq. ft. Total Requi red Parking Spaces 230.59 121.80 9.60 4.00 0.00 365.99 parkin spaces Parking Provided 366 Number of Parkin S aces lost - 0 Total Number of parking Spaces provided 366 Required Parking - 366 Excess Parking 0 - 3 0 0/3S = 1 53'T l r6ly% (,'f are -A. Arabe, Jill From: Arabe, Jill Sent: Tuesday, September 13, 2011 10:58 AM To: 'Shelley Ren' Subject: RE: 9011 Adams Expires: Thursday, October 13, 2011 12:00 AM I will condition it as part of the Administrative Permit, in the event that the use expands. Jill Arabe Assistant Planner I City of Huntington Beach (714) 374-5357 (office) From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Monday, September 12, 2011 6:00 PM To: Arabe, Jill Subject: Re: 9011 Adams Thanks for the quick response. I can use the 300 sq. ft. as instructional area for now, depend on the future growth of the business I might need additional instructional area. My question is if I get the approval for 300 sq. ft. now and later I need more space. Can I either apply for the conditional use permit or have the the property owner add more spaces at a later time? Thanks, Shelley From: "Arabe, Jill" <jarabe@surfcity-hb.org> To: Shelley Ren <shelley_ren@yahoo.com> Sent: Monday, September 12, 2011 5:43 PM Subject: RE: 9011 Adams Shelley, Is there any way that 50sq. ft. within the proposed 350 sq. ft. cannot be considered instruction area? If you want staff to consider a joint use parking agreement such as divergent hours, the application is a Conditional Use Permit, which involves a public hearing and discretionary approval (not staff level approval). Please note that when considering these Administrative Permit applications, staff reviews the proposed land use as it applies in the present and future. For example, although your use may not require parking spaces now (because they're primarily students who don't drive); in the future, a fitness studio may want to occupy the unit which involves adults who may drive and utilize those parking spaces. My other suggestion is to see if there is available area in the parking lot to stripe 2 more parking spaces (9 ft x 19 ft each), which you will need to obtain approval from the property owner. Jill Arabe From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Monday, September 12, 2011 5:08 PM To: Arabe, Jill Subject: Re: 9011 Adams Hi Jill, 1 I agree with your calculation. Thanks. The 300 sq-ft max instruction area is slightly smaller than what we needed. Is there any flexibility on your end to increase that area to 350 sq-ft (which is close to the floor plan we provided for zoning application)? We have the following reasons to believe that this modification will not adversely impact the parking situation in the plaza. The reasons are: a) Our center only opens for student instruction two afternoons per week. b) The timing of the student instruction (3pm - 6:30pm) is not in conflict with neighboring stores. For example, the donut shop next door is closed in the afternoon. c) The majority of parents will drop off their children and pick them up later. So, many parent will not use the parking space at all. With that said, I understand that these reasons alone are not enough to grant exception to the rule, but please consider that we only need less than two more parking spaces (10 parkings instead of 8.57 per your calculation - only 1.43 more parking space). Please let me know if you're open to our request. The reason that we care so much about the small difference is due to kumon franchise approval. A smaller instructional area will make the final approval less likely. Thank you for your time. Shelley From: "Arabe, Jill" <jarabe@surfcity-hb.org> To: Shelley Ren <shelley_ren@yahoo.com> Sent: Monday, September 12, 2011 3:11 PM Subject: RE: 9011 Adams Shelley, I adjusted the numbers based on review with the prior CofO's. Typically, once the use has been classified as retail, then the entire structure/unit is parked as retail, not a mix between retail and office. Furthermore, the attached revised matrix allows for your instruction area not to exceed 300 sq. ft., will this work for you? Please note that your previous attachments do not park your use. Although there is a 19 space surplus on the property, it does not automatically allocate all 19 spaces for your use. The previous use at your unit was parked at retail (1/200 sq. ft.) Please review my email below to explain the process. Jill From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Tuesday, September 06, 2011 9:49 AM To: Arabe, Jill Subject: Re: 9011 Adams Hi Jill, Per your request, attached is the parking space analysis for the Adams/Magnolia Plaza. Two items are provided as part of the analysis: a) a plaza map showing store location and parking spaces, and b) an excel table calculates number of parking needed for each store, based on parking requirement rules of City of Huntington Beach. In summary, the total parking space needed for the plaza is 347, excluding Kumon store. The total available onsite parking space is 366 (see attached map). The total available parking space for Kumon is 19. Therefore, the plaza will have sufficient parking for the proposed Kumon store. All store square footage information was based on data from certificate of occupancy (COO) from City planning's database. For restaurants, distinctions were made on whether it has more than or less than 12 seats per COO. For restaurants with more than 12 seats, I used 1/100 as the parking ratio, while 1/200 if less than 12 seats. Whenever there is uncertainty on the type of usage of the store space, for example, office use vs. retail use, I gave square footage to the more restricted use (retail use instead of office use for example), so that the estimate of parking space will be more conservative. 2 ot available in city's database. WeThere are 2 stores (Michael's Carpet aid All State), where the COO information was n0 calculate the construction square footage and confirmed with the owners of the store (verbally). The sizes of these two stores were also compared to the adjacent stores to ensure that these estimates are close. Please review my application with this parking analysis. Let me know if you have any questions. Thanks, Shelley 646-512-3638 From: "Arabe, Jill" <jarabe@surfcity-hb.org> To: Shelley Ren <shelley_ren@yahoo.com> Sent: Wednesday, August 31, 2011 1:35 PM Subject: RE: 9011 Adams Shelley, As Andrew explained, there are two ways in calculating parking for a personal enrichment use. Typical uses will be parked at a retail parking ratio of 1/200 sq. ft., which limits the number of students to the amount allotted to the suite. (In this case, it would be beneficial to count the entire unit, in order to maximize the number of students allowed.) Therefore, if the unit is 900 sq. ft., the parking requirement yields 4.5 spaces, or maximum 4 students for the use. This limit would also require a maximum of 75% of the unit (675 sq. ft.) to be utilized for instruction area. If you request to utilize the parking ratio of 1/35 sq. ft. of instruction area, no limit would be applied to the maximum number of students. Per the plans received 8/23/11, the instruction area is proposed at 23x 15.8' (approximately 363 sq. ft.), and the use would require 11 parking spaces (round up to the next whole number). You would need to then demonstrate the size (sq. ft.) of each unit on the property, the use of each unit, the parking required per use, and the total number of parking spaces provided on-site. The total number of parking spaces required per use shall not exceed the number of parking spaces provided on-site. Attached is a sample parking matrix you could use, just substitute the information applicable to the property. Please note that with this shopping center, the restaurants (parked at 1/100 sq. ft.) take up a substantial amount of parking on the site. Please email me the matrix upon completion and a site plan of the entire property, so staff may consider the 1/35 sq. ft. parking ratio analysis. Jill Arabe Assistant Planner I City of Huntington Beach (714) 374-5357 (office) From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Tuesday, August 30, 2011 10:37 AM To: Arabe, Jill Subject: Re: 9011 Adams Hi Jill, Thanks for the quick response. I have a question on your concerns about the parking space. Andrew Gonzales discussed this issue with me when I turned in my application. He discussed with his supervisor briefly regarding my situation and was told that for the spaces used for bathroom, storage and waiting area we do not have to consider those spaces for parking allocation. Andrew also asked me to put together the floor layout with tables and chairs to map out what's being used for instruction area (which we will use the 1/35 parking ratio) and what's being used as general office use (which we will use the 1/200 parking ratio). This layout page is attached to the site plans. 3 He also suggested that we can conct a research on the sq-ft of the entire plazaad total parking spaces. This will help to answer the questions on whether the plaza will handle the added parking needs due to our store. If this helps, we can researched the current COOs for all the stores and prepared a parking space analysis To be honest I am a little worried at this point, because this is the location we really liked, and there is not many other choice in Huntington beach at this moment. If possible, I hope you can provide some direction on how likely my application will be approved. If it is not likely and what other alternatives we have, we will have to start looking for other retail spaces as soon as possible. Sincerely, Shelley Ren 646-512-3638 From: "Arabe, Jill" <jarabe@surfcity-hb.org> To: Shelley Ren <shelley_ren@yahoo.com> Sent: Tuesday, August 30, 2011 8:02 AM Subject: RE: 9011 Adams Hi Shelley, I received your application. It takes a minimum of 10 days for the general public to be able to comment on the project prior to the Department's action. After action has been taken on the application, there is a 10-day appeal period. Please note that the maximum amount of students you can have is related to the number of parking spaces allotted to the unit. With a 900 sq. ft. unit and the retail parking ratio of 1/200 sq. ft., the maximum number of students is 4. The narrative and plans call out for 20 students, which is more than what is allowed by code. If you have any questions, please contact me. Jill Arabe Assistant Planner I City of Huntington Beach (714) 374-5357 (office) From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Friday, August 26, 2011 8:47 PM To: Arabe, Jill Subject: 9011 Adams Hi Jill, I have recieved letter regarding the Administrative Permit application that I submitted. I just want to send a quick email to you and let you know that if you need anything or have any questions, please feel free to contact me via email or phone. The best number to reach me is my cell 646-512-3638. I always check my email, so that will work to. Thanks, Shelley 4 MAGNOLIAAVENEALMona LisaALLStateSubway-iEt.TiT11tiJ Ila..rElegant BueatyJe Vaun's CarpetAdam's CleanerRose ClosetLarry's LiquorNi I1IA ams Donuts Arabe, Jill From: Shelley Ren [shelley_ren@yahoo.com] Sent: Tuesday, September 06, 2011 9:49 AM To: Arabe, Jill Subject: Re: 9011 Adams Attachments: 9011 PlazaParkingMap.ppt; Magnolia Adam Parking Matrix.xls Hi Jill, Per your request, attached is the parking space analysis for the Adams/Magnolia Plaza. Two items are provided as part of the analysis: a) a plaza map showing store location and parking spaces, and b) an excel table calculates number of parking needed for each store, based on parking requirement rules of City of Huntington Beach. In summary, the total parking space needed for the plaza is 347, excluding Kumon store. The total available onsite parking space is 366 (see attached map). The total available parking space for Kumon is 19. Therefore, the plaza will have sufficient parking for the proposed Kumon store. All store square footage information was based on data from certificate of occupancy (COO) from City planning's database. For restaurants, distinctions were made on whether it has more than or less than 12 seats per COO. For restaurants with more than 12 seats, I used 1/100 as the parking ratio, while 1/200 if less than 12 seats. Whenever there is uncertainty on the type of usage of the store space, for example, office use vs. retail use, I gave square footage to the more restricted use (retail use instead of office use for example), so that the estimate of parking space will be more conservative. There are 2 stores (Michael's Carpet and All State), where the COO information was not available in city's database. We calculate the construction square footage and confirmed with the owners of the store (verbally). The sizes of these two stores were also compared to the adjacent stores to ensure that these estimates are close. Please review my application with this parking analysis. Let me know if you have any questions. Thanks, Shelley 646-512-3638 From: "Arabe, Jill" <jarabe@surfcity-hb.org> To: Shelley Ren <shelley_ren@yahoo.com> Sent: Wednesday, August 31, 2011 1:35 PM Subject: RE: 9011 Adams Shelley, As Andrew explained, there are two ways in calculating parking for a personal enrichment use. Typical uses will be parked at a retail parking ratio of 1/200 sq. ft., which limits the number of students to the amount allotted to the suite. (In this case, it would be beneficial to count the entire unit, in order to maximize the number of students allowed.) Therefore, if the unit is 900 sq. ft., the parking requirement yields 4.5 spaces, or maximum 4 students for the use. This limit would also require a maximum of 75% of the unit (675 sq. ft.) to be utilized for instruction area. If you request to utilize the parking ratio of 1/35 sq. ft. of instruction area, no limit would be applied to the maximum number of students. Per the plans received 8/23/11, the instruction area is proposed at 23' x 15.8' (approximately 363 sq. ft.), and the use would require 11 parking spaces (round up to the next whole number). You would need to then demonstrate the size (sq. ft.) of each unit on the property, the use of each unit, the parking required per use, and the total number of parking spaces provided on-site. The total number of parking spaces required per use shall not exceed the number of parking spaces provided on-site. Attached is a sample parking matrix you could use, just substitute the information applicable to the property. Please note 1 that with this shopping center, theestaurants (parked at 1/100 sq. ft.) takeT,ip a substantial amount of parking on the site. Please email me the matrix upon completion and a site plan of the entire property, so staff may consider the 1/35 sq. ft. parking ratio analysis. Jill Arabe Assistant Planner I City of Huntington Beach (714) 374-5357 (office) From: Shelley Ren [mailto: shelley_ren @yahoo. com] Sent: Tuesday, August 30, 2011 10:37 AM To: Arabe, Jill Subject: Re: 9011 Adams Hi Jill, Thanks for the quick response. I have a question on your concerns about the parking space. Andrew Gonzales discussed this issue with me when I turned in my application. He discussed with his supervisor briefly regarding my situation and was told that for the spaces used for bathroom, storage and waiting area we do not have to consider those spaces for parking allocation. Andrew also asked me to put together the floor layout with tables and chairs to map out what's being used for instruction area (which we will use the 1/35 parking ratio) and what's being used as general office use (which we will use the 1/200 parking ratio). This layout page is attached to the site plans. He also suggested that we can conduct a research on the sq-ft of the entire plaza and total parking spaces. This will help to answer the questions on whether the plaza will handle the added parking needs due to our store. If this helps, we can researched the current COOs for all the stores and prepared a parking space analysis To be honest I am a little worried at this point, because this is the location we really liked, and there is not many other choice in Huntington beach at this moment. If possible, I hope you can provide some direction on how likely my application will be approved. If it is not likely and what other alternatives we have, we will have to start looking for other retail spaces as soon as possible. Sincerely, Shelley Ren 646-512-3638 From: "Arabe, Jill" <jarabe@surfcity-hb.org> To: Shelley Ren <shel ley_ren @yahoo. com> Sent: Tuesday, August 30, 2011 8:02 AM Subject: RE: 9011 Adams Hi Shelley, I received your application. It takes a minimum of 10 days for the general public to be able to comment on the project prior to the Department's action. After action has been taken on the application, there is a 10-day appeal period. Please note that the maximum amount of students you can have is related to the number of parking spaces allotted to the unit. With a 900 sq. ft. unit and the retail parking ratio of 1/200 sq. ft., the maximum number of students is 4. The narrative and plans call out for 20 students, which is more than what is allowed by code. If you have any questions, please contact me. Jill Arabe Assistant Planner I City of Huntington Beach (714) 374-5357 (office) 2 From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Friday, August 26, 2011 8:47 PM To: Arabe, Jill Subject: 9011 Adams Hi Jill, I have recieved letter regarding the Administrative Permit application that I submitted. I just want to send a quick email to you and let you know that if you need anything or have any questions, please feel free to contact me via email or phone. The best number to reach me is my cell 646-512-3638. I always check my email, so that will work to. Thanks, Shelley 3 Arabe, Jill From: Arabe, Jill Sent: Tuesday, August 30, 2011 8:02 AM To: 'Shelley Ren' Subject: RE: 9011 Adams Expires : Thursday, September 29, 2011 12:00 AM Hi Shelley, I received your application. It takes a minimum of :Lo days for the general public to be able to comment on the project prior to the Department's action. After action has been taken on the application, there is a io-day appeal period. Please note that the maximum amount of students you can have is related to the number of parking spaces allotted to the unit. With a goo sq. ft. unit and the retail parking ratio of 1/200 sq. ft., the maximum number of students is 4. The narrative and plans call out for 20 students, which is more than what is allowed by code. If you have any questions, please contact me. Jill Arabe Assistant Planner I City of Huntington Beach (714) 374-5357 (office) From: Shelley Ren [mailto:shelley_ren@yahoo.com] Sent: Friday, August 26, 2011 8:47 PM To: Arabe, Jill Subject : 9011 Adams Hi Jill, I have recieved letter regarding the Administrative Permit application that I submitted. I just want to send a quick email to you and let you know that if you need anything or have any questions, please feel free to contact me via email or phone. The best number to reach me is my cell 646-512-3638. I always check my email, so that will work to. Thanks, Shelley 1 • Date: August 23, 2011 Dear Sir/Madam: AUG232011 Hunting,-on Coach PLANN.I1 DEPT. This letter is to notify you that Kumon Huntington Beach South (Owner/Shelley Ren) is proposing to remodel the newly opened center at 9011 Adams Ave, including adding a customer waiting room, a storage closet and minor bathroom improvement. The 900 sq-ft center will be open to public two days a week, from 3 pm to 7 pm. For the rest of the week, the center may be used as private office for center employees (up to five employees). The center has a maximum capacity of 30 students (normally 20 students or less at anytime). Students will normally stay for 15 minutes to one hour depending on the type of enrollment. Huntington Beach, CA. Pursuant to Section 241.24 of the Huntington Beach Zoning and Subdivision Ordinance, the Neighborhood Notification process is required. You may review the proposed plans at the Planning Department, 2000 Main Street, Huntington Beach, CA, from August 25, 2011 to September 3, 2011, or contact the Planning Department at (714) 536-5271. All comments must be submitted to the Planning Department prior to the expiration date for review of the proposal. Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the Director of Planning becomes final, unless appealed. A person desiring to appeal the decision shall file a written notice of appeal with the Planning Department within ten calendar days of the date of the Planning Department's action. The notice of appeal shall include the name and address of the appellant, the decision being appealed and the basis for the appeal. A filing fee shall also accompany the notice of the appeal. The appeal fee is $494. The appeal period starts at the end of the 10-day review period. If you have any questions, please feel free to call me at 714-855-4493. Sincerely, S ley en U Cc: City of Huntington Beach Planning Department