PC - Item 4A - Planned Development Review 09-01 Evolution Fitness/ 8920 Glendon WayROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE
ROSEMEAD PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: OCTOBER 19, 2009
SUBJECT: PLANNED DEVELOPMENT REVIEW 09-01
8920 GLENDON WAY
SUMMARY
New Evolution Fitness Center/8920 Glendon Way Associates, LLC, doing business as
"Ultimate Fitness Center (UFC) Gym," has submitted an application requesting to
convert an existing 39,703 square foot commercial building into a fitness center, located
at 8920 Glendon Way, in the PD (Planned Development) Zone.
Environmental Determination: Section 15301 of the California Environmental Quality
Act (CEQA) guidelines exempt projects that consist of the operation, repair,
maintenance, permitting, leasing, licensing, or minor alteration of existing public or
private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of use beyond that existing at the time of the lead agency's
determination. Accordingly, Planned Development Review 09-01 is classified as a
Class 1 Categorical Exemption pursuant to Section 15301 of CEQA guidelines.
Municipal Code Requirements
The Planned Development zone is designated to accommodate various types of
development such as shopping centers, professional and administrative areas, multiple
housing developments, single-family residential developments, commercial service
centers and industrial parks and other uses or a combination of uses which can be
made appropriately a part of planned development. Section 17.76 of the Rosemead
Municipal Code (RMC) states the development as authorized shall be subject to all
conditions so imposed. Such conditions may be modified where circumstances warrant
after a hearing by the Planning Commission.
Staff Recommendation
Staff recommends that the Planning Commission APPROVE Planned Development
Review 09-01 for a period of six (6) months and adopt Resolution 09-20, subject to
conditions outlined in Exhibit "B" attached hereto.
Planning Commission
PD-R 09-01
Page 2 of 17
Property History and Description
The subject site is located north of the San Bernardino (1-10) Freeway, just west of
Rosemead Boulevard, on the southwest corner of Glendon Way and the Interstate 10-
Freeway On/Off Ramp. The project area consists of one parcel, totaling approximately
3.17 acres (138,094± square feet). The site is currently developed with a 39,703
square foot commercial building. According to the City's Building Division records, the
commercial building was constructed and operated by "Toys R' Us" in 1971. In 2004,
the commercial building was renovated for "Levitz Furniture," which yvent out of
business in 2008.
Figure 1 illustrates a site plan of the project site and the adjacent lot to the west, labeled
Parcels A and B. The project site is shaded grey and labeled Parcel B. Originally,
parcels A and B were one (1) parcel and zoned PD (Planned Development). In 1967,
Zone Change 25 changed the north-western portion of the lot to C-3D (Medium
Commercial with a Design Overlay). On August 15, 1988, the Planning Commission
approved Design Review 88-32, which allowed the commercial business on Parcel B to
expand its parking into Parcel A. As indicated in Figure 1, the proposed gym will only
utilize the parking spaces within Parcel B. In 2005, a Lot Line Adjustment was
Planning Commission
PD-R 09-01
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completed to create a new lot (labeled as Lot A on the site plan), which totals
approximately 1.75 acres (76,147± square feet). This lot was then sold to a different
owner. Although Parcel A is not part of the proposed project site, a Declaration of
Restrictions and Grant of Easements is recorded on both properties, which imposes
certain restrictions on the development and use of the parcels and provides for
maintenance and control of easements for the benefit of the property owners of both
Parcels A and B.
North Elevation
Site & Surrounding Land Uses
The site is designated in the General Plan for Mixed Use: Residential/Commercial
(30du/ac), and on the Zoning Map it is designated for PD (Planned Development) zone.
The site is surrounded by the following land uses:
North:
General Plan: Mixed Use: Reside ntial/Commercia1 (30 du/ac)
Zoning: PO-D (Professional Office within a Design Overlay) and PD (Planned Development)
Land Use: Multiple-Family Dwellings and Hotel
South:
General Plan: San Bernardino (1-10 Freeway)
Zoning: San Bernardino (1-10 Freeway)
Land Use: San Bernardino (1-10 Freeway)
East:
General Plan: 1-10 Freeway On/Off ramp (at Rosemead Boulevard)
Zoning: 1-10 Freeway On/Off ramp (at Rosemead Boulevard)
Land Use: 1-10 Freeway On/Off ramp (at Rosemead Boulevard)
Planning Commission
PD-R 09-01
Page 4 of 17
West:
General Plan: Mixed Use: Residential/Commercial (30 du/ac)
Zoning: C-3D (Medium Commercial within a Design Overlay) and PD (Planned Development)
Land Use: Parking Lot
Administrative Analysis
The applicant is proposing to convert an existing 39,703 square foot commercial
building into an upscale health and fitness gym called "UFC Gym." The only proposed
construction changes include interior building remodeling, the removal of an existing
loading dock and new exterior signage.
The proposed project is not considered as a change in the zoning designation of the
property and does not require City Council approval. This Planned Development was
approved for commercial use and has previously been occupied by commercial
retailers, such as Toys R' Us and Levitz Furniture since 1971. Since the proposed gym
is classified as a different type of commercial use and the previous retail development
conditions are not appropriate for a gym use, it has been determined that additional
conditions are required to assure a reasonable and compatible development in harmony
with, and not detrimental to, the surrounding area.
The proposed gym is private, requiring monthly fees, and based on individual and group
training sessions. The training sessions include group fitness, private mixed martial arts
(MMA) training, personal training and group dynamic training. Group fitness will
encompass cycling, extreme cardio conditioning, shadow boxing, weight training,
kickboxing, abs and core workouts. Private MMA training will include kickboxing,
wrestling, Muay Thai, and Jiu Jitsu, which will take place in the training octagon.
Personal training programs will incorporate strength, core, flexibility and balance
training, cardio conditioning and nutrition. Group Dynamic Training provides technique
and conditioning for all MMA disciplines, which include self defense fundamentals and
effective striking techniques. A detailed description of each class and training program
is attached in this staff report as Exhibit "D." Staff has added conditions of approval to
ensure that UFC Gym does not conduct any fighting onsite.
The applicant has indicated that the initial membership fee will be up to $89/month and
the hours of operation will be between 5:00 a.m. and 11:00 p.m. The applicant has also
indicated that a maximum number of fifteen (15) employees onsite during peak hours.
Site Plan
Access to the project site will be via three driveways, two ingress/egress driveways
located along Glendon Way on Parcel B, and one ingress/egress driveway along Ivar
Avenue located on Parcel A. Although the project site is located on Parcel B, an access
easement between Parcels A and B grants each owner and their invitees, licensees,
patrons, and customers, non-exclusive easements for loading and unloading and for all
ingress/egress points.
Planning Commission
PD-R 09-01
Page 5 of 17
There are minor modifications that will be made to the site plan. The applicant is
proposing to remove an existing loading dock which extends beyond the property line.
Since the applicant is incorporating a juice bar, staff will require that the applicant fully
enclose the existing trash enclosure located along the west property line with a solid
cover and have opaque steel self-closing and self-latching doors.
Floor Plan
According to the architectural floor plan, marked Exhibit "C," the applicant is proposing
interior tenant improvements to create a check-in area, retail area, juice bar, offices,
kid's gym, main workout area, octagon training area, specialty workout rooms, aerobics
training rooms, personal training area, men's and women's restrooms, showers and
locker rooms, and a mezzanine for electrical components. The main entrance to the
UFC Gym will remain on the north side of the building, which faces Glendon Way.
Parkinq
A surface parking lot consisting of one hundred eighty-five (185) parking stalls is
provided to the north, south and east of the existing commercial building. As shown on
Figure 1, on page two (2), there is an additional one hundred ninety-two (192) parking
stalls on Parcel A, which will not be utilized by the proposed UFC Gym. The property
owner of Parcel B shall not at any time utilize the on Parcel A for his or her benefit.
Since the Rosemead Municipal Code (RMC) offers no provisions in the parking
standards for fitness centers or gymnasiums, staff required the applicant to complete a
Trip Generation and Parking Analysis to analyze potential traffic and parking impacts
that could result from the proposed project.
A Trip Generation Study and Parking Demand Analysis were conducted by KOA
Corporation. A copy of their report, dated September 28, 2009, has been attached as
Exhibit "E." The analysis consisted of a survey of trip generation and parking demand
activity at an existing similar use in the area, in order to develop localized rates for the
proposed project and to determine general activity that could be expected at the
proposed project site.
For this analysis, a "24-Hour Fitness Center" located in the City of Arcadia was
determined to be the ideal survey location. Since the proposed fitness center will not
be a typical membership fitness center, such as "24-Hour Fitness Center," it is important
to note that the expected activity could be as much as fifty (50) percent less than a
typical membership fitness center. For this reason, a conservative reduction factor of
twenty (20) percent was applied to the calculated trip generation and parking demand
numbers.
The parking study concluded that the project would have a parking supply surplus of as
many as fifteen (15) spaces on weekdays and twenty (22) spaces on weekends.
Securi
The applicant has informed staff that the security and safety of UFC Gym members and
employees are a paramount concern and an issue that UFC Gym will plan for carefully.
Planning Commission
PD-R 09-01
Page 6 of 17
The conceptual security plan that has been attached as Exhibit "F" indicates that UFC
Gym proposes to use a top of the line membership identification system, a
comprehensive security surveillance system, security guard services during evening
and nighttime hours and parking lot lighting to ensure a safe environment. The
Planning Division and City of Rosemead Chief of Police met with the applicant to ensure
that the applicant will take appropriate security measures. Staff has added a condition
of approval requiring that the applicant submit a security plan to the City of Rosemead
Chief of Police for review and approval, prior to the issuance of building permits.
Lighting
The applicant is proposing to maintain all existing light fixtures onsite. To ensure that
there is sufficient lighting in the parking area, staff has added a condition of approval
requiring that the applicant submit a lighting plan to the Planning Division for review and
approval, prior to the issuance of building permits. Light standards shall also be
repainted.
Landscaping and Fencing
Staffs site inspection revealed that all landscape planters require rehabilitation. As a
condition of approval, staff will require that the applicant submit a landscape plan, which
indicates a wide variety of new, colorful and drought tolerant shrubs, flowers and ground
covers for the review and approval of the Planning Division, prior to the issuance of
building permits. A new automatic irrigation system, with moisture sensors, will also be
required in any planter that is not being adequately maintained by the existing system.
The applicant will also be required to improve all public right-of-way landscaping
adjacent to their site.
The subject site is surrounded by an existing concrete block wall located along the north
and east property line and a chain link fence is located along the south property line.
Staff has added a condition of approval, requiring that all dilapidated fencing be repaired
or replaced.
Signage
A conceptual sign plan has been submitted for the proposed UFC Gym, attached in this
staff report as Exhibit "G." The applicant is proposing to install three (3) new exterior
building wall signs and reface two (2) existing double-sided pylon signs. Exterior
building wall signs are proposed on the north, south and east elevations. As a condition
of approval, staff will require that the exterior building wall signs consist of internally
illuminated channel letters and logos, with black or dark bronze returns and trim caps.
The applicant further proposes to reface two (2) existing double-sided pylon signs; one
located at the northeast corner of the subject parcel, as well as, one freeway oriented
sign located on Parcel A. A signage easement between Parcels A and B allows the
applicant to reface the pylon sign located on Parcel A. As a condition of approval, staff
will require that the background be opaque, so that only the letters illuminate during
night-time illumination.
Planning Commission
PD-R 09-01
Page 7 of 17
Per Rosemead Municipal Code (RMC) Section 17.76.120 (B), exterior wall signs may
occupy not more than twenty (20) percent of any front, side or rear wall of a main
building or structure. The conceptual UFC Gym sign plan exceeds this requirement.
Since the proposed sign plan is conceptual, staff will require that a final sign plan be
submitted to the Planning Division for the review and approval, prior to the issuance of
building permits. Staff has also added a condition, requiring that all signage proposed
shall not occupy more than twenty (20 percent of any front, side or rear wall of a main
building structure.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300' property owner public hearing notice, and postings of the notice at the
six (6) public locations and on the subject site.
Prepared b :
Lily Trinh
Assistant Planner
Submitted by:
~4 `J ~ 6~
Sheri Bermejo
Principal Planner
EXHIBITS:
A. Resolution 09-20
B. Conditions of Approval
C. Site Plan, Floor Plan and Elevation Plans
D. UFC Gym Classes and Training Programs
E. Trip Generation and Parking Demand Analysis
F. Preliminary Security Plan
G. Conceptual Sign Plan
H. Assessor Parcel Map (5390-018-036)
Planning Commission
PD-R 09-01
Page 8 of 17
EXHIBIT "A"
PC RESOLUTION 09-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING PLANNED DEVELOPMENT REVIEW 09-01 TO CONVERT
AN EXISTING 39,703 SQUARE-FOOT COMMERCIAL BUILDING INTO
A FITNESS CENTER, LOCATED AT 8920 GLENDON WAY, IN THE PD
(PLANNED DEVELOPMENT) ZONE (APN: 5390-018-036).
WHEREAS, on July 9, 2009, New Evolution Fitness Center/8920 Glendon Way
Associates, LLC submitted an application for a Planned Development Review proposing
to convert an existing 39,703 square foot commercial building into a fitness center,
located at 8920 Glendon Way, in the PD (Planned Development) Zone.
WHEREAS, 8920 Glendon Way is located in the PD (Planned Development)
Zone; and
WHEREAS, Chapter 17.76 of the Rosemead Municipal Code specifies the
criteria by which the aforementioned permit may be granted; and
WHEREAS, on October 8, 2009, fifteen (15) notices were sent to property
owners within a 300-foot radius from the subject property, in addition to notices posted
in six (6) public locations and on-site, specifying the availability of the application, plus
the date, time and location of the public hearing for Planned Development Review 09-
01; and
WHEREAS, on October 19, 2009, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Planned
Development Review 09-01; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Planned
Development Review 09-01 is Categorically Exempt under Section 15301 of the
California Environmental Quality Act (CEQA) and local environmental guidelines, where
projects consist of the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of use beyond that
existing at the time of the lead agency's determination. Accordingly, Planned
Planning Commission
PD-R 09-01
Page 9 of 17
Development Review 09-01 is classified as a Class 1 Categorical Exemption pursuant
to Section 15301 of CEQA.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Planned Development Review 09-01 according
to the Criteria of Chapter 17.76 of the Rosemead Municipal Code as follows:
A. That the proceedings to alter the development plan for this Planned
Development zoned property is justified in that it is in the public's necessity,
convenience and general welfare and is good zoning practices for such action;
FINDING: The project site is designated in the General Plan for Mixed Use:
Residential/Commercial (30du/ac), and on the zoning map it is designated for P-D
(Planned Development). The project site has been approved for commercial uses since
1971. The area is dominated by a mix of commercial businesses, which makes the use
complimentary to the surrounding area. Staff has added conditions of approval to
ensure that the public's necessity, convenience and general welfare is not altered from
the proposed project.
B. The Planning Commission may approve or conditionally approve minor
modifications or development in the Planned Development zone if compliant with the
General Plan and compatible with existing and future developments in surrounding
areas.
FINDING: Over the last two (2) years, the site has been vacant with the
exception of temporary seasonal tenants. Planned Development Review 09-01 will be
consistent with the goals and policies of the General Plan, as it encourages continued
development of self-sustaining commercial uses at strategic intersections. The
proposed use may have the potential to also increase patronage, which translates to
economic benefits to the business and the community.
SECTION 3. The Planning Commission HEREBY APPROVES Planned
Development Review 09-01, to convert an existing 39,703 square foot commercial
building into a fitness center, located at 8920 Glendon Way, subject to conditions listed
in Exhibit "B" attached hereto and incorporated herein by reference.
SECTION 4. This resolution is the result of an action taken by the Planning
Commission on October 19, 2009, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Planning Commission
PD-R 09-01
Page 10 of 17
SECTION 5. The secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED and ADOPTED this 19th day of October, 2009.
Diana Herrera, Chairwoman
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 19th day of
October 19th, 2009 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Sheri Bermejo, Secretary
Planning Commission
PD-R 09-01
Page 11 of 17
EXHIBIT "B"
PLANNED DEVELOPMENT REVIEW 09-01
(APN: 5390-018-036)
CONDITIONS OF APPROVAL
October 19, 2009
The following conditions of approval must be complied with to the satisfaction of
the Planning Division prior to final approval of the associated plans, building
permits, occupancy permits, or any other appropriate request.
2. Conditions of approval listed on Exhibit "B" shall be copied directly onto final
development plans submitted to the Planning and Building Division for review.
3. Planned Development Review 09-01 is approved to convert an existing 39,703
square foot commercial building into a fitness center, to be developed in
accordance with the architectural plans marked Exhibit "C", dated September 28,
2009. Any revisions to the approved plans must be resubmitted for review and
approval by the City of Rosemead Planning Division.
4. Approval of Planned Development Review 09-01 shall not take effect for any
purpose until the applicant has filed with the City of Rosemead a notarized
affidavit stating that he/she is aware of and accepts all of the conditions of
approval as set forth in the letter of approval and this list of conditions, within ten
(10) days from the Planning Commission approval date.
Planned Development Review 09-01 is approved for a period of six (6) months.
The applicant shall commence the proposed use or request an extension within
30-calendar days prior to expiration. The six (6) months initial approval period
shall be effective from the Planning Commission approval date. For the purpose
of this petition, project commencement shall be defined as beginning the
permitting process with the Planning and Building Divisions, so long as the
project is not abandoned. If the Planned Development Review has been unused,
abandoned or discontinued for a period of six (6) months it shall become null and
void.
6. Planned Development Review 09-01 is granted or approved with the City and its
Planning Commission and City Council retaining and reserving the right and
jurisdiction to review and to modify the permit, including the conditions of
approval based on changed circumstances. Changed circumstances include, but
are not limited to, the modification of the use, a change in scope, emphasis, size,
or nature of the use, or the expansion, alteration, reconfiguration, or change of
use. This reservation of right to review is in addition to, and not in lieu of, the right
of the City, its Planning Commission, and City Council to review and revoke or
Planning Commission
PD-R 09-01
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modify any permit granted or approved under the Rosemead Municipal Code for
any violations of the conditions imposed on Planned Development Review 09-01.
7. The applicant shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding
against the City of Rosemead or its agents, officers, or employees to attack, set
side, void, or annul, an approval of the Planning Commission and/or City Council
concerning the project, which action is brought within the time period provided by
law.
8. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications to the approved plans.
9. The applicant shall comply with all Federal, State and local laws relative to the
approved use including the requirements of the Planning, Building, Fire, Sheriff
and Health Departments.
10. Building permits will not be issued in connection with any project until such time
as all plan check fees, and all other applicable fees are paid in full.
11. Prior to the issuance of building permits, all school fees shall be paid. The
applicant shall provide the City with written verification of compliance from the
School District.
12. City staff shall have access to the subject property at any time during
construction to monitor progress and after construction to monitor compliance.
13.Occupancy will not be granted until all improvements required by this approval
have been approved, completed and inspected by the appropriate department(s).
14.The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday to
Saturday. No construction shall take place on Sundays or on any legal holidays
without prior City approval.
15. Applicant shall obtain a public works permit for all work in or adjacent to the
public right-of-way.
16. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of '/4 inches, contrasting in color and easily visible at
driver's level from the street. The location, color and size of such sign shall be
subject to the approval of the Planning Division.
17. Gym patrons and employees shall be prohibited from parking in the parking area
on the adjacent Parcel A (APN: 5390-018-037). Unless such permission is
granted by the owners of Parcel A (APN: 5390-018-037), the gym management
shall advise its patrons and employees not to park within Parcel A (APN: 5390-
Planning Commission
PD-R 09-01
Page 13 of 17
018-037) at any time. The gym shall post a written notice in the gym reception
area and parking lot informing customers of this condition.
18. The parking area within Parcel B, as indicated on the site plan in Exhibit "C,"
shall be re-striped.
19. The parking area within Parcel B, as indicated on the site plan in Exhibit "C",
including handicapped spaces, shall be paved and re-painted periodically to City
standards to the satisfaction of the Planning Division. In accordance with
Chapter 17.84 of the Rosemead Municipal Code, all designated parking stalls
shall be double striped. Such striping shall be maintained in a clear, visible, and
orderly manner.
20. The parking space markers shall be re-painted periodically to City standards to
the satisfaction of the Planning Division, including double striping, wheel stops
and handicapped parking/markings.
21.At least two percent of the required parking shall be designated for handicap
space pursuant to California Vehicle Code Section 22511.8. A letter by the
property owner shall be given to the City for authorizing enforcement.
22. The developer shall comply with the City's storm water ordinance and Los
Angeles County's SUSMP requirements with respect to planning and
development of the site.
23.The site shall be maintained in a graffiti-free state. Any new graffiti shall be
removed within twenty-four (24) hours. A 24-hour, Graffiti Hotline can be called
at (626) 569-2345 for assistance.
24. The onsite public hearing notice posting shall be removed within 30 days from
the end of the 10-day appeal period of Planned Development Review 09-01.
25. The site shall be maintained in a clean, weed and litter free state in accordance
with Sections 8.32.010-8.32.040 of the Rosemead Municipal Code, which
pertains to the storage, accumulation, collection, and disposal of garbage,
rubbish, trash, and debris. All trash containers shall be stored in the appropriate
trash enclosure at all times. All trash, rubbish, and garbage receptacles shall be
regularly cleaned, inspected, and maintained in a clean, safe, and sanitary
condition. The trash enclosure doors shall be closed at all times.
26. The applicant shall keep the electrical and mechanical equipment and/or
emergency exits free of any debris, storage, furniture, etc., and maintain a
minimum clearance of five (5) feet.
27. All roof top appurtenances and equipment shall adequately be screened from
view to the satisfaction of the Planning Division. There shall be no mechanical
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PD-R 09-01
Page 14 of 17
equipment located on the sides of the building. Such equipment shall not exceed
the height of the parapet wall. All ground level mechanical/utility equipment
(including meters, back flow preservation devices, fire valves, A/C condensers,
furnaces, utility cabinets and other equipment) shall be located away from public
view or adequately screened by landscaping or screening walls so as not to be
seen from the public right of way or other public space within the development.
The Planning Division shall approve said screening prior to installation.
28.A landscape plan shall be submitted to the Planning Division for review and
approval prior to the issuance of building permits. All existing landscape planters
onsite and in the public right-of-way, adjacent to the lot, shall be renovated with
new drought tolerant landscape materials.
29. The landscaped areas shall be maintained with adequate landscaping on a
regular basis, including the removal of trash and litter, the replanting of dead or
missing shrubs and plants as shown on the aforementioned plans, as well as the
periodic pruning of dead limbs and branches as necessary. A new automatic
irrigation system, with moisture sensors, will also be required in any planter that
is not being adequately maintained by the existing system.
30. All open area not covered by concrete, asphalt, or structures shall be landscaped
and maintained on a regular basis.
31.The existing trash enclosure located along the west property line shall be fully
enclosed with a solid cover and have opaque steel self-closing and self-latching
doors.
32.Adequate lighting shall be provided in the vehicle parking area. A lighting plan
shall be reviewed and approved by the Planning Division prior to the issuance of
building permits.
33. The hours of operation shall be posted in the front window or door. Hours of
operation shall be limited to 5:00 a.m. to 11:00 p.m., daily.
34.Applicant shall not publicize, hold, host, authorize, or allow to be held or hosted
on the subject property any mixed martial arts events or demonstrations that
include as any part of the event two (2) or more individuals engaging in physical
competition or contest between or among them in which the individuals strike
each other in any way or otherwise come into physical contact (e.g., by wrestling,
grappling, or throwing one another). Should applicant desire to hold, host,
authorize or allow to be held or hosted any such event, applicant must apply for a
separate permit from the City for each such event to take place on the subject
property. The City reserves the right to approve, conditionally approve, or deny
any such request for permit.
Planning Commission
PD-R 09-01
Page 15 of 17
35. In connection with the mixed martial arts training and other training provided on
the subject property, applicant shall not allow any two (2) or more individuals to
engage in training, "sparring" or simulated or real physical combat in which the
individuals strike each other in any way or otherwise come into physical contact
(e.g., by wrestling, grappling, or throwing one another). The foregoing shall not
be deemed to prohibit one (1) employee of applicant to train or "spar" with one
(1) patron in connection with the patron's training by the employee on the subject
property.
36. No exterior vending machines shall be permitted.
37.A security plan shall be submitted to the City of Rosemead Chief of Police for
review and approval, prior to the issuance of building permits. The security plan
shall include a surveillance camera system, the presence of a security guard
during night time hours of operation, a parking lot lighting plan, and picture ID
Membership control system. If warranted on the basis of the City of Rosemead
Public Safety or Los Angeles County Sheriffs Department incident reports, the
City shall have the right to require additional security measures.
38.A final sign plan shall be submitted to the Planning Division for review and
approval, prior to Planning Final Inspection. The exterior building wall signs shall
consist of internally illuminated channel letters and logos with bronze returns and
trim caps. The background on the double-sided pylon signs shall be opaque, so
that only the letters illuminate during night-time illumination. The pylon signs
shall be re-painted. All signage proposed shall comply with RMC Section
17.76.120.
39. The applicant shall obtain a Certificate of Occupancy Permit and any applicable
City of Rosemead Business License prior to beginning business operations.
40.Additional services, which include chiropractic services, tanning, therapeutic
massage, sports, rehabilitation therapy, babysitting, etc. shall not be allowed,
unless and until the applicant receives approval of a Planned Development
Review from the Planning Commission for such services and all applicable city
permits are obtained.
41. The applicant shall remove the existing loading dock which extends beyond the
property line to the satisfaction of the Rosemead Building Official and Rosemead
City Engineer, prior to Planning Final Inspection.
42.All openings along the west property line shall be closed to the satisfaction of the
Rosemead Building Official, prior to Planning Final Inspection.
43. All bent or broken bollards or wheel stops in the parking lot area shall be
removed and replaced.
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PD-R 09-01
Page 16 of 17
44.All dilapidated block walls surrounding the property shall be replaced.
45.All portions of the building affected by graffiti shall be re-painted to match the
base color of the building.
46.All light fixtures shall be re-painted.
47. All "Levitz Furniture" signs in the parking lot area shall be removed.
48. Violation of the conditions of approval may result in a citation and/or initiation of
revocation proceedings.
Planning Commission
PD-R 09-01
Page 17 of 17
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EXHIBIT E
KOA CORPORATION
PLANNING & ENGINEERING
TECHNICAL MEMORANDUM
Date: September 28. 2009
To: Sovirya May - 8920 Glendon Way Associates, LLC
Vanessa Delgado - 8920 Glendon Way Associates, LLC
From: Brian A. Marchetti, AICP
Subject: Trip Generation and Parking Demand Analysis
New Evolution Fitness Center, Rosemead
1055 Corporate Center Dr., Suite 300
Monterey Park, CA 91754
t: 323.260.4703 f: 323.260.4705
www.koacorporation.com
KOA Corporation conducted a trip generation and parking demand analysis for the proposed New Evolution
Fitness Center (Project), located at 8920 Glendon Way in Rosemead, while under contract with 8920 Glendon
Way Associates, LLC. A summary of this analysis, necessary to complete the initial review by the City of the
project potential traffic and parking impacts, is provided below.
SUMMARY
A former furniture store (Levitz Furniture) building will be remodeled as part of the proposed project. The
existing building is temporarily occupied by a discount retail tenant, but is primarily open on weekends only. The
proposed project would use the existing building at the project site for the development of a membership fitness
center. The existing floor area of 39,703 square feet would be converted into the proposed use.
The Project site plan is provided in Attachment A to this memorandum. Parcel B would be used for the Project..
The City of Rosemead Municipal Code does not define parking requirements for gyms/fitness centers. Parking
demand rates and trip generation rates for such land uses are defined by Trip Generation and Parking Generation,
national sources for such rates that are published by the Institute of Transportation Engineers (ITE). The City of
Rosemead requested that the project applicant survey trip generation and parking demand activity at an existing
similar use in the area, in order to develop localized rates for the proposed Project and to determine general
activity that could be expected for each hour of a typical weekday and weekend day.
The Project applicant has indicated that, based on the characteristics of the proposed fitness center, activity could
be as much as 50 percent less than a typical general membership fitness center. A conservative reduction factor
of 20 percent was applied to the calculated trip generation and parking demand numbers.
Parking mitigation measures are not recommended, as based on parking demand calculations for the proposed
Project, all anticipated parking demand could be accommodated within the proposed off-street parking supply.
The calculated trip generation of the proposed Project totals 154 trips during the a.m. peak hour, 186 trips during
the p.m. peak hour, and 172 trips during the Saturday mid-day peak hour.
The study is discussed in more detail in the sections below.
LOS ANGELES OAKLAND ONTARIO ORANGE COUNTY SAN DIEGO SOUTH BAY
KOA CORPORATION
P
PLANNING & ENGINEERING
RELATIONSHIP OF PROJECT CHARACTERISTICS TO EXISTING SITES
SVP UFC GYM, the project owner, has indicated that the proposed project will likely enroll 50 percent of the
members that a typical general membership fitness center such as 24-Hour Fitness branch might enroll. The
proposed gym facility will charge members up to $89 per month, is private, and based on group training sessions.
Estimates by the project applicant have indicated that membership, and therefore general activity, at the proposed
fitness center would be as much as 50 percent less than a typical general membership fitness center.
Data to support the use of a reduction in trip generation and parking demand intensity is not available, however,
as the project owner is currently opening one fitness center location in Southern California and does not operate
any other facilities in the area.
Attachment B provides a letter from the project applicant that explains the unique characteristics of the proposed
project.
METHODOLOGY
The City of Rosemead requires that new projects complete an initial evaluation that is used for the estimation of
potential traffic impacts. This form is required for submittal to the City and is included in the City traffic study
guidelines. Once this initial assessment is reviewed and it is determined that a traffic study is required, a
supplemental scoping form for such a study must be submitted.
KOA discussed the methodology for the trip generation and parking survey with the City of Rosemead. The
discussions included a defined need for the collection of hourly parking demand on one weekday and one
Saturday at a comparable use. Trip generation during peak periods was also included in the survey efforts, in
order to provide trip generation and parking demand rates that were based on the same source.
EXISTING USE SURVEY
Trip generation and parking demand rates for gym uses were collected by surveying similar uses in the area that
were to be applied to the proposed use. Characteristics of 12 potential survey sites were reviewed. including the
overall building floor area in square footage, the hours of operation, the amenities (organized exercise, sports
programs, pool, etc.). and the income of the surrounding area. Among the analyzed locations. 24 Hour Fitness,
located in the City of Arcadia, was determined to be the ideal survey location. The matrix of potential survey
locations is provided in Attachment C to this memorandum.
The operating hours of the proposed fitness center have not yet been defined by the applicant. A 24-hour survey
was conducted at an existing 24 Hour Fitness facility in the City of Arcadia, located at 125 North First Avenue.
The survey was conducted on a 24-hour basis in order to collect data on all operating hours of the existing gym.
The Arcadia facility has a floor area total of 38,521 square feet, includes a dedicated parking structure, and shares
an additional surface parking lot with an adjacent night club/restaurant use. The facility amenities include exercise
classes, a snack bar, personal training, a swimming pool, a sauna room, organized sports, and a kids club. 24-Hour
Fitness permitted access to the parking facilities during the survey as a courtesy to the project team.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page 2
Prepared for Glendon Way Associates, LLC
September 28, 2009
KOA CORPORATION
PLANNING & ENGINEERING
Similarity to Proposed Project
The proposed project will have many of the same amenities that are present at the Arcadia facility, but would not
have a swimming pool or organized sports. The project would generally have a lower intensity that a typical
fitness facility, due to the proposed project's high proportion of members who would receive personal training.
Due to the lack of local facilities with similar floor area and operating aspects, the 24-Hour Fitness facility was
considered to be the closest match for the local collection of trip generation and parking demand data. This
conclusion was reached despite the lack of exact facility component matches, and better matches could not be
identified.
Estimated reductions in trip generation and parking demand were applied, however, based on the unique
characteristics of the proposed project.
The selection of the Arcadia site for the parking demand and trip generation studies represents a conservative
solution to the analysis of the proposed Project. Surveys at other sites that could more closely match the
characteristics of the proposed site would reduce the overall trip generation and parking demand numbers. In
addition, other sites of comparable floor area and matching use were not identified in a local search of area fitness
centers.
The analysis that is provided for this report is conservative and is based on the best local comparative use. The
proposed project is expected to have a total number of members that is 50% lower than a typical general
membership gym. The analysis within this report was based on surveys at a general membership gym and a
conservative 20% reduction was applied.
Survey Parameters
Parking demand and trip generation Surveys at the Arcadia facility were conducted on Friday, August 14, 2009 and
Saturday, August 15. 2009, on a 24-hour basis over the course of both days. Parking demand within the parking
structure, the surface parking lot, and the immediately adjacent on-street parking areas were monitored during
the survey times. Trip generation data was collected during peak periods to determine the weekday and weekend
peak trip generation rates for the proposed project. The trip generation survey was conducted during the
following timeframes, overlapping typical peak periods of street traffic:
• Friday: 7:00 a.m. to 10:00 a.m. and 4:00 p.m, to 7:00 p.m.
• Saturday: 10:00 a.m. to 2:00 p.m.
Table I provides the weekday and weekend trip generation totals for the 24 Hour Fitness location. Based on the
weekday and Saturday surveys, the facility generates the following number of peak trips:
• 193 a.m. peak-hour trips (99 inbound and 94 outbound trips) in the 9:00 a.m. to 10:00 a.m. weekday time
period
• 243 p.m. peak-hour trips (133 inbound and 110 outbound) in the 4:45 p.m. to 5:45 weekday time period.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page 3
Prepared for Glendon Way Associates, LLC
September 28, 2009
FF KOA CORPORATION
PLANNING 8 ENGINEERING
• 246 mid-day peak-hour trips (132 inbound and 114 outbound) in the 10:15 a.m. to 1 1:15 a.m. Saturday
time period
These three peak hours of activity are highlighted in Table I by bold text.
Table I - Trip Generation Survey Summary
and Peak-Hour Definitions
Parking Structure / Lot
On-Street Parking
TOTAL
IN
OUT
IN OUT
IN OUT
WE
EKDAY AM P
EAK HOUR
7:00 AM 8:00 AM
75
53
6
4
81 57
7:15 AM 8:15 AM
7:30 AM 8:30 AM
7:45 AM 8:45 AM
75
92
103
59
61
68
5
6
5
5
8
7
60 64
98 69
108 75
8:00 AM 9:00 AM
97
64
5
6
102
70
8:15 AM 9:15 AM
98
4
70
3
5
101
75
8:30 AM 9:30 AM
103
71
4
3
107
74
8:45 AM 9:45 AM
98
81
5
4
103
85
9:00 AM 10:00 AM
93
90
6
4
99
94
WE
EKDAY PM P
EAK HOUR
4:00 PM 5:00 PM
89
86
5
4
94 92
4:15 PM 5:15 PM
4:30 PM 5:30 PM
92
109
99
108
4
5
3
4
96 102
114 { 112
4:4S PM SAS PM
128
105
5
5
133
110
5:00 PM 6:00 PM
120
91
4
5
124
96
5:15 PM 6:15 PM
128
89
3
4
131
93
5:30 PM 6:30 PM
129
103
3
3
132
106
5:45 PM 6:45 PM
6:00 PM 7:00 PM
99
104
103
108
3
8
6
5
102 109
112 113
Wg~ MW DAY PIEM R
10:00 AM 1 1:00 AM
96
74
1
3
97 77
10:15 AM 11:15 AM
131
108
1
6
132 114
10:30 AM 11:30 AM
10:45 AM 1 1:45 AM
123
106
1 10
109
1
1
5
4
124 115
107 113
11:00 AM 12:00 PM
92
102
2
S
94
107
11:15 AM 12:15 PM
72
102
3
3
75
105
11:30 AM 12:30 PM
84
110
3
4
87
114
11:45 AM 12:45 PM
87
112
4
5
91
117
12:00 PM 1:00 PM
76
104
3
3
79
107
12:15 PM 1:15 PM
65
79
2
2
67
81
12:30 PM 1:30 PM
48
73
3
3
51 76
12:45 PM 1:45 PM
40
69
3
3
43 72
1:00 PM 2:00 PM
40
68
2
4
42 72
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page 4
Prepared for Glendon Way Associates, LLC
September 28, 2009
PF KOA CORPORATION
PLANNING & ENGINEERING
Table 2 provides a parking demand summary for the weekday and weekend survey periods. Similar to the trip
generation calculations, the data for the parking demand calculations include both off-street and on-street parking
demand that was generated by the surveyed site as determined by the survey observations.
As shown by the bold text within Table 2, the peak weekday parking demand occurred during the 7:00 p.m. hour,
at 207 total vehicles. The peak weekend (Saturday) parking demand occurred during the 11:00 a.m. hour, at 198
total vehicles.
Table 2 - Parking Demand Survey Summary
and Peak Period Definition
PARKING
WEEKDAY
WEEKEND
DEMAND
Structure/Lot
On-Street
Total
Structure/Lot
On-Street
Total
12:00 AM
81
9
90
133
9
142
1:00 AM
42
6
48
78
5
83
2:00 AM
28
8
36
22
2
24
3:00 AM
4:00 AM
17
23
9
6
26
29
12
9
2
4
14
13
5:00 AM
6:00 AM
36
55
8
13
44
68
19
32
5
8
24
40
7:00 AM
80
10
90
51
12
63
8:00 AM
102
11
113
83
14
97
9:00 AM
10:00 AM
139
149
12
13
151
162
173
171
15
14
188
185
11:00 AM
139
10
149
185
13
198
12:00 PM
150
10
160
158
14
172
1:00 PM
2:00 PM
126
111
9
9
135
120
130
101
10
8
140
109
3:00 PM
133
7
140
109
12
121
4:00 PM
169
5
174
133
10
143
5:00 PM
164
9
173
122
12
134
6:00 PM
192
10
202
125
10
135
7:00 PM
19S
12
207
81
9
90
8:00 PM
183
6
189
106
8
114
9:00 PM
10:00 PM
141
I57
10
8
151
165
129
146
10
10
139
156
11:00 PM
154
9
163
149
9
158
TOTAL 2,766 219 2,985 2,457 225 2,682
TRIP GENERATION OF PROPOSED USE
Trip Generation Rate Calculations
Based on the surveyed trip generation of the existing Arcadia facility (summarized within Table 1) and its total
floor area of 38.521 square feet, trip generation rates per 1,000 square feet of floor area were calculated. These
rates are provided within Table 3.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page 5
Prepared for Glendon Way Associates, LLC
September 28, 2009
KOA CORPORATION
PLANNING 8 ENGINEERING
Table 3 - Trip Generation of Arcadia Facility
(Based on survey trip activity and floor area)
WEEKDAY
WEEKEND - Mid-Day
AM Peak
PM Peak
Mid-Day Peak
Total IN OUT
Total
IN OUT
Total
IN
OUT
Parking Structure / Lot
On-Street Parking
4.75 2.41 2.34
0.26 0.16 0.10
6.05
0.26
3.32 2.73
0.13 0.13
6.20
0.18
3.40
0.03
2.80
0.15
TOTAL
5.01 2.57 j 2.44
6.31
3.45 2.86
6.38
3.43
2.95
Comparison of Surveyed Trip Generation Rate to Other Sources
The calculated rates from the surveyed site in Arcadia provided in Table 3 were compared to published rates
from the Institute of Transportation Engineers (ITE). The ITE rates (for Land Use #492, "Health/Fitness Club",
within Trip Generation, 8th edition) were used to compare the calculated rates to national average rates. These
comparisons are summarized below:
The peak-hour rate for the weekday a.m. period is defined as 1.38 trips per 1,000 square feet, 72.4%
lower than the surveyed rate.
The peak-hour rate for the weekday p.m. period is defined as 3.53 trips per 1,000 square feet, 44.1 %
lower than the surveyed rate.
The peak-hour rate for the Saturday mid-day period is defined as 2.78 trips per 1,000 square feet, 56.4%
lower than the surveyed rate.
Proposed Project Trip Generation
Using the trip generation rates defined from the Arcadia site surveys, and the estimated reduction factor of 20
percent, trip generation totals for the proposed project were calculated and are provided in Table 4. The
calculations include credits for the former furniture store use.
The total calculated trip generation of the proposed Project would be 154 trips (78 inbound and 76 outbound
trips) in the a.m. peak hour, 186 trips (102 inbound and 84 outbound trips) in the p.m. peak hour, and 172 trips
(93 inbound and 80 outbound trips) in the Saturday mid-day peak hour. Daily trip totals were calculated based on
the peak hour totals and proportions of ITE daily/peak trip generation rates.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page 6
Prepared for Glendon Way Associates, LLC
September 28, 2009
FF KOA CORPORATION
PLANNING & ENGINEERING
Table 4 - Trip Generation Estimate -
Proposed Project
WEEKDAY
WEEKEND
Daily
AM Peak Hour
PM Peak Hour
Daily
Mid-Day Peak Hour
Intensity
Units
Total
Total In Out
Total In Out
Total
Total In Out
Trip Generation Rotes
Fitness Center'
Furniture Store (ITE 890) "
-
KSF
KSF
75.92
5.06
5.01 2.57 244
0.17 0.12 0.05
6.31
0.45
3.45 2.86
0.22 0.23
47.90
4.94
6.38
0.95
3.43 195
0.51 0.44
Proposed Trip Generation Estimates
Proposed Gym - New Evolution Fitness Center
Furniture Store - Former Use
39.703
39.703
KSF
KSF
3.014
199 102 97
251
137 114
1.902
253
136 1 117
SUBTOTAL
2.813
192 97 j 95
233
128 105
1.706
215
116 100
Trip Credit. 20% Reduction
St .4
-3e 19 .15
. -
TOTAL
2,250
154 78 76
186
102 84
1,365
172
93 80
• Trip gem aeon rates were derried by a survey conduriM by K0A Corporation a the 24 Hour Fatness branch in Arcado
Trip generaron rates woe defined by the ITE Trip Generarort 81h Edition
Note Daily rates wire defined by the wrvered peokdioui rates and the propomons, of RE peakliour rates to daily rates 20% redutnon was based on o caiservorrve assumption of proposed protect operawm as compared to the
survey site The applicant estimated that aaiwq may be as math as 50% lower than o tradeiaid membership gym
TRIP GENERATION CONCLUSIONS
Based on the proposed Project floor area of 39,703 square feet and the trip generation rates per 1,000 square
feet of floor area calculated from the surveys conducted at the Arcadia site, the project would generate as many
as 186 one-way vehicle trips in the peak hour. Typical jurisdictional thresholds for traffic studies use a 43-trip
(such as LADOT) or a 50-trip threshold (County of Los Angeles, City of Rosemead, and others) for the
determination of need for a project traffic impact study.
Based on the calculated trip generation, a traffic impact study could be required by the City of Rosemead for the
project. Attachment D provides the initial traffic evaluation form, based on the trip generation rates defined by
the survey conducted for this study and the total floor area of the proposed Project and the former use.
Parking demand impact determinations are discussed within the following sections of this memorandum.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page
Prepared for Glendon Way Associates, LLC
September 28, 2009
KOA CORPORATION
Mcl
PLANNING & ENGINEERING
PARKING DEMAND OF PROPOSED USE
Parking Demand Rate Calculations
Based on the surveyed parking demand of the existing Arcadia facility (summarized within Table 2) and its total
floor area of 38,521 square feet, parking demand rates per 1,000 square feet of floor area were calculated. These
rates are provided within Table 5.
Table S - Parking Demand Rates of Arcadia Facility
(Based on survey parking demand activity and floor area)
Weekday
Weekend
Parking
Demand
Rate
Parking
Demand
Rate
Structure / Lot
On-Street Parking
195
12
5.06
0.31
185
13
4.80
0.34
TOTAL
207
5.37
198
S.14
Note: Rates are based on 1,000 square feet of floor area.
Table 6 provides a summary of the proposed Project parking supply surplus/deficit calculations, based on the
parking demand rates determined from the Arcadia site survey and the 20 percent reduction factor based on
project characteristics. Parcel B of the site plan would provide 185 parking stalls for the Project.
Table 6 - Parking Demand per Survey at 24 Hour Fitness
Weekday
Weekend
Parking
Parking
Average Weekday Peak Hour
Average Weekend Peak Hour
Demand I
Demand I
Land Use
Size
Parking Demand Rate
Parking Demand Rate
Supply
Supply
Existing Gym Site (24 Hour Fitness - Arcadia)
38.521
5.37 spaces per L000 square feet
5.14 spaces per L000 square feet
207
198
Proposed Gym (New Evolution Fitness Center)
39.703
213
204
Parking Spaces to be Provided On-Site
185
185
Parking Credit - 20°o Reduction
-4 ~
-4
Parking Excess!(Shortage)
IS
22
Note 10% reduction was based on a conserratere em mptlon of proposed P(wd operomm as compored to the surrry see. Ihr oppKam esbnWted that anmry mot be m moth as 5U7. lower than a
troditionol mrmbershep gym.
Using rates defined by Parking Generation, published by ITE, calculated weekday Project parking demand would be
slightly lower and the resulting parking surplus would be 20 spaces. Parking Generation, however, does not
provide rates for weekend periods.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Page 8
Prepared for Glendon Way Associates, LLC
September 28, 2009
FF KOA CORPORATION
PLANNING & ENGINEERING
PARKING IMPACT CONCLUSIONS
Based on the application of the rates computed from the survey at the Arcadia site, it was determined that the
project would have a parking supply surplus of as many as 15 spaces on weekdays and 22 spaces on weekends.
Therefore, due to the computed Project parking supply surplus and therefore a lack of Project parking impacts,
specific mitigation measures are not recommended. Based on the project site off-street parking supply, and the
anticipated parking demand calculated by the parking study summarized within this memorandum, a site parking
supply surplus would exist under normal operating conditions in the post-project period.
Project Generation and Parking Demand Analysis - New Evolution Fitness Center
Prepared for Glendon Way Associates, LLC
September 28, 2009
PP KOA CORPORATION
PLANNING S ENGINEERING
ATTACHMENT A -
PROPOSED PROJECT SITE PLAN
OL[NOON WAY
.n rr
PARCEL
,92 O
Y
Y
t
l p'.[a
In r
Dec..
c Ir
/ ii[wJ
O O PARCEL
p.e ~u OB
185 STALLS
0
PROPOSED
MULTIPURPOSE
FITNESS FACILITY
(E) 79.703 BD. R.
(INTERIOR REMODEL ONLY)
prs
O 0
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Project Generation and Parking Demand Analysis - New Evolution Fitness Center Attachments
Prepared for Glendon Way Associates, LLC
September 28, 2009
KOA CORPORATION
C PLANNING & ENGINEERING
ATTACHMENT B -
PROJECT LETTER FROM APPLICANT
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Attachments
Prepared for Glendon Way Associates, LLC
September 28, 2009
October 13, 2009
Vanessa Delgado
Primestor Development Inc.
228 South Beverly Drive
Beverly Hills, CA 90212
Dear Vanessa
As you know the UFC GYM is currently under review with a parking study. I would like to clarify
the type of private fitness center being developed and compare the facility to a generic 24 Hour
Fitness. Please review some facts below:
Fact
24 Hour Fitness
UFC GYM
Year Established
1983
2009
Number of Gyms
430+
1
Gym members at maturity
8,000(est)
3,000(est)
Marketing Budget
40 million(est)
$2,000/mo
Cost of Membership
$29
$149
Monthly Dues
$29
$89
Business Focus
Mass Member Enrollment
Private/Group Training
As is reflected in the information above, we do not consider UFC GYM to be in the same
classification as 24 Hour Fitness, Bally's, or LA Fitness. The UFC GYM model is developed as a
high price point with far fewer members as compared to the traditional fitness club. UFC GYM
expects up to 40% fewer customer scans or visits a day as compared to the traditional fitness club.
Additionally our model is specific to private, group, and kids training not high volume independent
workouts. Please take this information under consideration as we plan the UFC GYM Rosemead
project.
Sincerely,
Adam Sedlack
SVP UFC GYMS
(925)899-5200
1575 Oh" wod Bled, Caroonf. CA 94520
925265.8130 ECM Old Gmd
inlopufogrMcwn ulcyym. com
KOA CORPORATION
P
PLANNING & ENGINEERING
ATTACHMENT C -
EVALUATION MATRIX OF POTENTIAL SURVEY SITES
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Attachments
Prepared for Glendon Way Associates, LLC
September 28, 2009
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KOA CORPORATION
PLANNING & ENGINEERING
ATTACHMENT D -
PROJECT INITIAL ASSESSMENT FORM
Project Generation and Parking Demand Analysis - New Evolution Fitness Center Attachments
Prepared for Glendon Way Associates, LLC
September 28, 2009
APPENDIX A
TIA: INITIAL ASSESSMENT (FORM 1
SECTION 1: PROJECT AND APPLICANT INFORMATION (rO BE COMPLETED BYAPPUCAIYT)
PROJECT TITLE
PROJECT LOCATION
APPLICATION NO.
4ev4 Q.s01u tiara
$~j2u G-~1.2nda~ ~^'a~{
~ttwlsS csntvi
APPUCANT
APPLICANT CONTACT
APPLICANT PHONE
C1lthdtr~ ws'(
Sojlfytt Ma-'
(3~a) GeSZ 11"1?
Mssoc~.r4tt t.t~
SEC'T'ION 2: APPLICATION TYPE AND PROJECT DESCRIPTION
(TO BE COMPLETED BY APPLICANT)
TYPE OF APPLICATION
cheold
ZONING
AMENDMENT TO DEVELOPMENT APPROVAL
TENTAIWE MAP
NEW DEVELOPMENT/ CONSTRUCTION
USE PERMIT
OTHER:
PROJBCr DESCRIP om Age lce let.."" at 542-
Gtt..d.~n r..
Tnt V*o?* Pi r.ct s fitv.tsf u•.t+ y
t„ tagefntaA. -(Iht .ttJoW~A "+ouW convert VA& QHSh..t~ Wi\di,y into Y6u1t, pfoposkA
u~Se c0neabw9 04 3q.10-, sat►mfr 4aei 04 .Ft.o- ~f.a. Oyu 4kf~& V%q 6uNd1v%ol is At qo'° 4l
Ott 14d >,a Aitco&Ank Will -aytant _Jb,lt,T.t~_nee n s^ wtelcenAc enhi
PROPOSED LAND USZ
(check)
Yes
No
RESIDENTIAL
Is the proposed residential project greater than 100 dwelling
units?
COMMERCIAL
is the proposed commercial project building larger than 1,500 sq.
ft.?
Does the proposed commercial project have a fast-food
rcataursnt?
OFFICE
is the proposed offioe project building larger than 15,000 sq. ft.?
INDUSTRIAL
is the proposed industrial project building larger than 20,000
sq. R.?
OTHER. (please describe)
Q
ro?use d a (~?w 4+t+nPSr etvrte~
X
TRAFFIC GENERATION AVERAGE WEEKDA
ITE Land Use Code site Unit Name e.g. sQ a is
(TIE 44X Rook -PC's S0-
c
Appendix A 1 (Form 1)
g85 1 TE Ram
Total Vehicle trips Peak -340
Peak Hour Trips
• New vehicle trips I Qq
EX~~1in tr: Cr ec(i~ -y
10'1• c ~ - 38
'Vehicle trips Total 154
Total trips IN 7
Total trips OUT 7(6
Submitted by:
Signature of Applicant
Vehicle trips per day 2, Z 50 {qc{p Red PQ i ly
A.M. Peak !lour P.M. Peak Hour
Vehicle trips per hour Z51 Vehicle trips per hour
Vehicle trips per hour 18 Vehicle trips per hour
47
Vehicle trips per hour I $ b Vehicle trips per hour
Vehicle trips per hour 102 Vehicle trips per hour
Vehicle trips per hour S4 Vehicle trips per hour
Date
Appendix A-2 (Form 1)
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