PC - Item 3A - Conditional Use Permit 13-05 2727 Stingle Avenue Unit 10-12ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: FEBRUARY 3, 2014
SUBJECT: CONDITIONAL USE PERMIT 13 -05
2727 STINGLE AVENUE, UNITS 10 -12
SUMMARY
Jun Gao has submitted a Conditional Use Permit application, requesting approval to
operate a table tennis training center, located at 2727 Stingle Avenue, Units 10 -12, in
the C- 3- MUDO -D (Medium Commercial with a Mixed Use and Design Overlay) 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 involving negligible or no
expansion of use beyond that existing at the time of the lead agency's determination.
Accordingly, Conditional Use Permit 13 -05 is classified as a Class 1 Categorical
Exemption pursuant to Section 15301 of CEQA guidelines.
STAFF RECOMMENDATION
Based on the analysis and findings contained in this report, it is recommended that the
Planning Commission ADOPT Resolution No. 14 -04 with findings (Exhibit "A ") and
APPROVE Conditional Use Permit 13 -05, subject to the twenty -seven (27) conditions
outlined in Exhibit "B" attached hereto.
PROPERTY HISTORY AND DESCRIPTION
The subject site is located on the west side of Stingle Avenue, between Garvey Avenue
and the Whittier Narrows Golf Course. According to the Los Angeles County
Assessor's Office, the subject site consists of one parcel of land totaling approximately
54,970 square feet. According to Building and Safety Division records, the property is
currently developed with a 24,874 square foot industrial building comprised of multiple
tenants, which include auto repair and garment manufacturing businesses.
On May 20, 1996, the Planning Commission approved Tentative Parcel Map 19898 and
Design Review 88 -40 for the construction of a multi- tenant industrial building. The
subject tenant space is located at the northeast corner of the building.
Planning Commission Meeting
February 3, 2014
Page 2 of 12
According to Planning Division records, several entitlements for conditional use permits
have been processed and approved for auto repair and garment manufacturing
businesses on the subject site.
South Elevation
Site & Surrounding Land Uses
The project site is designated in the current General Plan for Mixed Use:
Residential /Commercial (30du /ac) and on the Zoning map it is designated C -3 MUDO -D
(Medium Commercial with a Mixed Use and Design Overlay). The site is surrounded by
the following land uses:
North:
General Plan: Mixed Use: Residential /Commercial (30du /ac)
Zoning: C -3 MUDO -D (Medium Commercial with a Mixed Use and Design Overlay)
Land Use: Residential
South:
General Plan: Mixed Use: Residential /Commercial (30du /ac)
Zoning: C -3 MUDO -D (Medium Commercial with a Mixed Use and Design Overlay)
Land Use: Industrial
East:
General Plan:
Mixed Use: Residential /Commercial (30du /ac)
Zoning:
C -3 MUDO -D (Medium Commercial with a Mixed Use and Design Overlay)
Land Use:
Residential and Industrial
West:
General Plan: Low Density Residential
Zoning: R -1 (Single Family Residential)
Land Use: Residential (Trailer Park)
Planning Commission Meeting
February 3, 2014
Pape 3 of 12
ADMINISTRATIVE ANALYSIS
The applicant is requesting to operate a tennis training center. California Table Tennis
is a non - profit corporation, registered in the State of California. It is managed by a
renowned table tennis Olympian and World Champion, Jun Gao. Jun has represented
the United States for multiple Olympic events. California Table Tennis is a facility for
people to practice table tennis.
Business Operations
The hours of operation are from 9:30 a.m. to 11:30 a.m. and 6:30 p.m. to 10:00 p.m.,
daily. The floor plan (attached as Exhibit "C ") submitted by the applicant indicates that
the floor plan includes nine (9) tennis tables, an office, a storage, and restrooms. Each
tennis table will consist of two (2) students. The facility will operate with a maximum of
two (2) instructors and eighteen (18) students during each instructional period.
Parking
The proposed number of instructors and students are limited by the available parking on
site. According to the approved site plan, there are 78 parking spaces available.
Section 17.84.080(B) of the Rosemead Municipal Code (RMC) requires that land uses
involving trade, business, professional or vocational schools, colleges, and universities
provide one (1) space per employee on the largest shift plus one (1) parking stall for
each two (2) students the school is designed to accommodate. Based on these
requirements, a total of eleven (11) parking spaces are required for the operation of this
training center.
Staff finds that the applicant's request for two (2) employees and eleven (11) students
per instructional period is acceptable. The floor plan submitted indicates that the
proposed center would occupy a unit that totals 1,200 square feet. Although parking
requirements for the existing development were calculated using the City's
manufacturing and industrial parking requirement of one (1) space per 400 square feet
of floor area, the proposed use would require less parking than what was originally
planned for the development. The following table provides a comparison of the two
parking requirements.
COMPARISON OF PARKING REQUIREMENTS
Manufacturing
per 400
Industrial
feet of
5,880 SF
N/A
14 7
rea
space
++
Education Facloyee
N/A
2 employees and
ace for
18 students
11
tudents
Planning Commission Meeting
February 3, 2014
Page 4 of 12
Site Improvements
Several site inspections were completed on the subject property since the project was
submitted in September of 2013. It was observed at this time that several matters need
attention by the property owner due to the lack of property maintenance over the last
several years. For this reason, several conditions of approval have been added that are
related to property maintenance by the property owner. The maintenance items listed
below will need to be addressed prior to the issuance of a Business License.
1. All landscape planters onsite shall be rehabilitated.
2. The existing trash enclosure shall be returned to a sanitary and safe condition.
3. The parking lot shall be power washed and restriped per City of Rosemead
parking standards.
MUNICIPAL CODE REQUIREMENTS
Section 17.112.020 (6) of the Rosemead Municipal Code (RMC) allows the operation of
education institutions in any zone upon the granting of a Conditional Use Permit (CUP).
Section 17.112.010 (Actual Section 17.108.020) sets the following criteria that must be
met:
A. The granting of such a Conditional Use Permit will be in harmony with the
elements or objectives of the General Plan.
The proposed use is designated Mixed Use: Residential /Commercial (30du /ac)
in the General Plan. The proposed use is in conformity with the General Plan in
that C -3 MUDO -D (Medium Commercial with a Mixed Use and Design Overlay)
zoning is a corresponding zoning district with the Mixed Use:
Residential /Commercial (30du /ac) General Plan land use category.
B. The establishment, maintenance or conduct of the use for which the Conditional
Use Permit is sought will not be detrimental to the health, safety, peace, morals,
comfort or general welfare of the persons residing or working in the
neighborhood thereof.
The maintenance and operation of the proposed tennis training center will not
be detrimental to the health, safety, piece, morals, comfort or general welfare of
the persons residing or working in the neighborhood. The proposed training
center is located in an industrial building and is considered to be
complementary to the existing businesses surrounding the subject property. To
prevent any unforeseeable impacts to the available parking within the industrial
building, a condition of approval will limit the maximum number of students and
employees permitted onsite during each training session. A condition of
approval has also been added to prohibit parents from leaving their cars idle in
the parking lot drive aisles, so that onsite circulation is not impacted.
Planning Commission Meeting
February 3, 2014
Page 5 of 12
C. The establishment, maintenance, and operation of the proposed use so applied
for will not, under the circumstances of the particular case will not be
detrimental or injurious to the general welfare of the City.
The proposed tennis training center will be conducted entirely within the
enclosed units. The training center will not increase traffic nor create parking
deficiencies within the development. Additionally, as part of the project review
process, the business will be inspected and approved by responsible agencies
to ensure compliance with all applicable regulations. Conditions of approval
have been added to protect the welfare of persons working and residing in the
neighborhood. Therefore, no detriment to the general welfare of the City is
anticipated with the operation of the tennis training center.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to thirty-seven (37) property owners,
publication in the Rosemead Reader, and postings of the notice at the five (5) public
locations and on the subject site.
Prepared by:
Ai
Lily Trinh
Associate Planner
Submitted by:
Michelle Ramirez
Community Development Director
EXHIBITS:
A. Resolution 14 -04
B. Conditions of Approval
C. Site Plan and Floor Plan
D. Assessor Parcel Map (APN:5282- 009 -018)
Planning Commission Meeting
February 3, 2014
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EXHIBIT "A"
PC RESOLUTION 14 -04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 13 -05, FOR THE
OPERATION OF TABLE TENNIS TRAINING CENTER LOCATED AT
2727 STINGLE AVENUE, UNITS 10 -12 (APN: 5282 - 009 -018).
WHEREAS, on September 30, 2013, Jun Gao filed a Conditional Use Permit
application requesting to operate a table tennis training center, located at 2727 Stingle
Avenue, Units 10 -12; and
WHEREAS, 2727 Stingle Avenue, Units 10 -12 is located in the C -3 MUDO -D
(Medium Commercial with a Mixed Use and Design Overlay) zoning district; and
WHEREAS, Section 17.112.020(6) of the Rosemead Municipal Code (RMC)
permits the operation of education institutions in any zone upon the granting of a
Conditional Use Permit; and
WHEREAS, Sections 65800 and 65900 of the California Government Code, and
Section 17.112.010 of the Rosemead Municipal Code (RMC) authorize the Planning
Commission to approve, conditionally approve or deny conditional use permits; and
WHEREAS, Sections 17.112.010 of the Rosemead Municipal Code specifies the
criteria by which a Conditional Use Permit may be granted; and
WHEREAS, on January 23, 2014, thirty -seven (37) notices were sent to property
owners within a 300 -foot radius from the subject property, in addition to notices posted
in five (5) public locations and on -site, specifying the availability of the application, plus
the date, time and location of the public hearing for Conditional Use Permit 13 -05; and
WHEREAS, on February 3, 2014, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to
Conditional Use Permit 13 -05; 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
Conditional Use Permit 13 -05 is classified as a Class 1 Categorical Exemption pursuant
to Section 15301 of CEQA guidelines. Section 15301 of the California Environmental
Planning Commission Meeting
February 3, 2014
Page 7 of 12
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 involving negligible or no expansion of use beyond that existing at the
time of the lead agency's determination.
SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Modification 13 -07 according to the Criteria of
Chapter 17.112.010 and 17.112.100 of the Rosemead Municipal Code as follows:
A. The granting of such conditional use permit will be in harmony with the
elements or objectives of the General Plan.
FINDING: The proposed use is designated Mixed Use: Residential /Commercial
(30du /ac) in the General Plan. The proposed use is in conformity with the General Plan
in that C -3 MUDO -D (Medium Commercial with a Mixed Use and Design Overlay)
zoning is a corresponding zoning district with the Mixed Use: Residential /Commercial
(30du /ac) General Plan land use category.
B. The establishment, maintenance or conduct of the use for which the
conditional use permit is sought will not, under the particular case, be detrimental to the
health, safety, morals, comfort, convenience or welfare of persons residing or working in
the neighborhood.
FINDING: The maintenance and operation of the proposed tennis training center
will not be detrimental to the health, safety, piece, morals, comfort or general welfare of
the persons residing or working in the neighborhood. The proposed training center is
located in an industrial building and is considered to be complementary to the existing
businesses surrounding the subject property. To prevent any unforeseeable impacts to
the available parking within the industrial building, a condition of approval will limit the
maximum number of students and employees permitted onsite during each training
session. A condition of approval has also been added to prohibit parents from leaving
their cars idle in the parking lot drive aisles, so that onsite circulation is not impacted.
C. The establishment, maintenance, and operation of the proposed use so
applied for will not, under the circumstances of the particular case, be detrimental or
injurious to the general welfare of the City;
FINDING: The proposed tennis training center will be conducted entirely within
the enclosed units. The training center will not increase traffic nor create parking
deficiencies within the development. Additionally, as part of the project review process,
the business will be inspected and approved by responsible agencies to ensure
compliance with all applicable regulations. Conditions of approval have been added to
protect the welfare of persons working and residing in the neighborhood. Therefore, no
detriment to the general welfare of the City is anticipated with the operation of the tennis
training center.
Planning Commission Meeting
February 3, 2014
Paae 8 of 12
SECTION 3 . The Planning Commission HEREBY APPROVES Conditional Use
Permit 13 -05 for the operation of a table tennis training center, located 2727 Stingle
Avenue, Units 10 -12.
SECTION 4 . This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Article IX - Planning and Zoning of the Rosemead Municipal Code.
SECTION 5 . This resolution is the result of an action taken by the Planning
Commission on February 3, 2014, by the following vote:
YES:
NO:
ABSTAIN:
ABSENT:
SECTION 6 . 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 3 rd day of February, 2014.
Diana Herrera, Chair
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 3 rd day of
February, 2014by the following vote:
YES:
NO:
ABSTAIN:
ABSENT:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
February 3, 2014
Facie 9 of 12
EXHIBIT "B"
CONDTIONAL USE PERMIT 13 -05
2727 STINGLE AVENUE, UNITS 10 -12
(APN: 5282 - 009 -018)
CONDITIONS OF APPROVAL
February 3, 2014
1. Conditional Use Permit 13 -05 is approved for the operation of a table tennis
training center, to be developed in accordance with the plans marked Exhibit "C ",
dated January 16, 2014. Any revisions to the approved plans must be
resubmitted for the review and approval of the Planning Division.
2. Approval of Conditional Use Permit 13 -05 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.
3. Conditional Use Permit 13 -05 is approved for a period of six (6) months from the
date of adoption of Planning Commission Resolution 14 -04. 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 Division and Building and Safety Division so long as the project is
not abandoned. If Conditional Use Permit 13 -05 has been unused, abandoned,
or discontinued for a period of six (6) months, it shall become null and void.
4. Conditional Use Permit 13 -05 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 modify any permit granted or approved under the Rosemead Municipal Code
for any violations of the conditions imposed on Conditional Use Permit 13 -05.
5. 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
Planning Commission Meeting
February 3, 2014
Page 10 of 12
law.
6. The onsite public hearing notice posting shall be removed by the end of the 10-
day appeal period of Conditional Use Permit 13 -05.
7. The Planning Commission hereby authorizes the Planning Division to make or
approve minor modifications to the approved Plans where necessary.
8. The following conditions 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.
9. Any changes to the conditions of operation listed in this Exhibit "B" must first be
approved by the Planning Commission through a modification application.
10. Prior to occupancy, the applicant shall obtain a City of Rosemead Business
License.
11. The hours of operation for shall be limited to 9:30 a.m. to 11:30 a.m. and 6:30
p.m. to 10:00 p.m., daily. The hours of operation shall be posted on the front
window or door.
12. 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. Prior to submittal to the Planning, Building, Fire, Sheriff,
and Health Departments for any approvals related to this Conditional Use Permit,
the applicant shall submit a revised and correct site plan to the Planning Division,
which shall be subject to Division review and approval.
13. No portion of the lot, outside of the building, shall be used for storage of any type,
unless designated and approved by the Planning Division.
14. The numbers of the address sign shall be at least 6" tall with a minimum
character width of 3/4 ", contrasting in color and easily visible at driver's level from
the street. Materials, colors, location, and size of such address numbers shall be
approved by the City Planner, or his or her designee, prior to installation.
15. Occupancy will not be granted until all . improvements required by this approval
have been completed, inspected, and approved by the appropriate
department(s).
16. 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.
Planning Commission Meeting
February 3, 2014
Page 11 of 12
17. 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.
18. The parking area, including handicapped spaces, shall be power washed, paved,
and re- striped 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 and have wheel stops. Such
striping shall be maintained in a clear, visible, and orderly manner.
19. All landscape planters onsite shall be rehabilitated and maintained at all times
20. Adequate lighting shall be provided in the parking area where deemed
appropriate by the Planning Division. All exterior lighting shall be directed away
from adjacent properties.
21. The maximum number of students and employees present during any given time
shall be limited to eighteen (18) students and two (2) employees.
22. No vehicles associated with the training center shall be stored onsite.
23. Any exterior signage shall be subject to the requirements of the Rosemead
Municipal Code and the review and approval of the Planning Division prior to
installation.
24. All driveway entrances and exits shall remain open and unobstructed at all times.
25. The vehicles of parents' and guardians' shall not be permitted to idle in drive
aisles at any time.
26. All site maintenance issues listed in Conditions 17, 18, and 19 shall be
completed by the property owner prior to the issuance of a City of Rosemead
Business License.
27. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
Planning Commission Meeting
February 3, 2014
Page 12 of 12
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