PC - Item 3A- Conditional Use Permit 13-04 and Zone Variance 13-03 9241 Valley Boulevard, Units 202, 203, and 204ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: MARCH 3, 2014
SUBJECT CONDITIONAL USE PERMIT 13 -04 AND ZONE VARIANCE 13 -03
9241 VALLEY BOULEVARD, UNITS 202, 203 AND 204
Summary
Paul Dang of Advance Tutoring Center has submitted a Conditional Use Permit
application requesting to operate a tutoring center within an existing multi -unit
commercial center. The applicant also submitted a Zone Variance application
requesting to deviate from the required number of parking stalls. The subject property is
located at 9241 Valley Boulevard, Units 202, 203 and 204, in the C -3D (Medium
Commercial with a Design Overlay) zone.
Environmental Determination:
Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempts
projects that consist of inspections to check for the performance of an operation, or for
quality, health, or safety of a project. Accordingly, Conditional Use Permit 13 -04 and
Zone Variance 13 -03 are classified as a Class 9 Categorical Exemption pursuant to
Section 15309 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 -05 with findings (Exhibit "A "), and
APPROVE Conditional Use Permit 13 -04 and Zone Variance 13 -03, subject to twenty -
seven (27) conditions outlined in Exhibit "B" attached hereto.
Property History and Description
The subject site is located on a single parcel of land totaling 19,058 square feet of area.
According to Building and Safety records, the property was developed as a two -story,
9,230 square foot, multi -unit commercial building in 1987.
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March 3, 2014
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Front Elevation
Site & Surrounding Land Uses
The project site is designated in the General Plan as Commercial and is zoned C -31D
(Medium Commercial with a Design Overlay). The site is surrounded by the following
land uses:
North
General Plan:
Medium Density Residential
Zoning.
R -2 (Light Multiple Residential)
Land Use.
Residential
South:
General Plan:
Commercial
Zoning:
C -3D (Medium Commercial with a Design Overlay)
Land Use
Commercial
East:
General Plan.
Cemetery
Zoning:
O -S (Open Space)
Land Use
Cemetery
West:
General Plan:
Commercial
Zoning.
C -31D (Medium Commercial with a Design Overlay)
Land Use
Commercial
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March 3, 2014
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ADMINISTRATIVE ANALYSIS
The applicant is requesting to operate an after school tutoring center. Rosemead
Municipal Code (RMC) Section 17.112.020(6) permits the operation of an education
institution upon the approval of a conditional use permit.
Business Operations
Advance Tutoring Center offers tutoring for children in first` grade through high school.
The tutoring center operates from 2:00 p.m. to 8:00 p.m., Monday through Friday.
Private sessions, SAT study courses, and Vietnamese classes will be provided
Saturdays from 8:00 a.m. to 2:00 p.m.
The tutoring center will operate with nine (9) instructors and one (1) manager and a
maximum of sixty -five (65) students at one time. As an added service for the business,
Advance Tutoring Center provides pick -up and drop -off services for their students.
Floor Plan
The tutoring center will occupy three adjoining units totaling 3,000 square feet of area,
located on the second floor of an existing commercial center. The floor plan (attached
as Exhibit "C') illustrates that the three (3) units are comprised of a lobby, two (2) open
areas, eight (8) classrooms, a recreation room, and four (4) restrooms.
Parking and Zone Variance
The property is accessed from two (2) separate driveways along Valley Boulevard. The
building is located at the rear of the site and the parking is located in front of the
building. According to the site plan, thirty -seven (37) parking stalls are provided for the
center.
RMC Section 17.84.080(8) 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. RMC Section 17.84.100(A) specifies for office and
commercial buildings shall have at least one (1) parking space for each 250 square feet
of floor space. Based on these requirements, a total of forty -three (43) parking spaces
are required for the operation of this tutoring center and twenty-seven (27) parking
spaces are required for remaining businesses operating within the center. Based on the
code requirements, the center would be deficient by thirty -three (33) parking spaces
with the operation of the tutoring center.
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The following table illustrates the parking demand for the center.
r:nMPARIQnN OF PARKING REOUIREMENTS
-
Land Ili
- -cRy's Paulding
Square
Number of
Employees and
Total Number of
Parking Spaces
Roqutranind
Footage
Students
Required
Commercial
1 space per 250
6,750
(retail, office, and
square feet of Floor
3F
N/A
27
massage)
area
1 parking space
_
Education Facility
per employee and
1 space for each 2
3,000
10 employees and
65 students
43
students
Required Parking
70
Parking Provided
37
To address the parking deficiency, the applicant had a parking study completed to
determine the onsite parking demand for the center. The parking study (Exhibit "E "),
conducted by KOA Corporation, looked at the existing onsite parking supply for the
center and analyzed whether it could accommodate the parking demand for the tutoring
center with sixty -five (65) students and ten (10) employees. The parking study also
analyzed the hours of operation for the tutoring center along with the pick -up and drop -
off transportation service for students and the current businesses operating in the
center. The parking study concluded that the center could accommodate the tutoring
center and the current and future uses for the center with a surplus of eleven (11)
spaces on weekdays and fifteen (15) spaces on Saturdays.
Based on the findings of the parking study, the applicant submitted an application for a
Zone Variance requesting a code exemption from the required number of parking
spaces. The parking study was reviewed by the City's Traffic Consultant and was
deemed acceptable with the addition of two (2) conditions of approval. First, two (2)
parking spaces should be marked 'reserved for ATC use only ". These reserved spaces
will accommodate pick -up and drop -off of students without vehicles queuing in the drive
aisles. Second, the tutoring center shall be limited to a maximum of sixty -five (65)
students and ten (10) instructors.
MUNICIPAL CODE REQUIREMENTS
Rosemead Municipal Code (RMC) Section 17.112.020(6) allows the operation of
education institutions in any zone upon the granting of a Conditional Use Permit (CUP).
RMC Section 17.112.010 sets the following criteria that must be met in order to approve
the use:
The granting of such a Conditional Use Permit will be in harmony with the
elements or objectives of the General Plan.
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March 3, 2014
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The proposed use is designated Commercial in the General Plan. The
proposed use is in conformity with the General Plan in that C -31D (Medium
Commercial with a Design Overlay) zoning is a corresponding zoning district
with the Commercial General Plan land use category.
• 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 tutoring center will not be
detrimental to the health, safety, piece, morals, comfort, or general welfare of
persons residing or working in the neighborhood. The proposed tutoring center
is located in a commercial building with two separate driveways accessed
directly from Valley Boulevard. To prevent any unforeseeable impacts to
available parking within the commercial center, a condition of approval will limit
the maximum number of students and employees permitted onsite during each
tutoring 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.
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.
All activities of the tutoring center will be conducted entirely within the enclosed
units. The tutoring center is located in a commercial 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 commercial center, a condition of approval will limit the maximum number of
students and employees permitted onsite during each tutoring 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.
An applicant must obtain a Zone Variance in order to operate with less than the required
number of parking stalls. Section 17.108.020 sets criteria required for granting such a
variance. If one of these criteria cannot be met, then the variance may not be granted.
These criteria require that the granting of a variance will not:
• Constitute a grant of special privilege inconsistent with the limitations upon other
properties in the vicinity,
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The subject property is improved with a surface parking lot containing
approximately thirty -seven (37) spaces. The tutoring center operates differently
than other tutoring centers in which it provides pick -up and drop -off services to
the students, which reduces the actual demand for parking stalls. A parking
study determined that the center could accommodate the tutoring center
operation along with the current and future uses of the center with a surplus of
eleven (11) spaces on weekdays and fifteen (15) spaces on Saturdays.
Therefore, the parking variance would not grant a special privileged inconsistent
with the limitations upon the other properties in the vicinity and zone.
Be materially detrimental to the public health or welfare or be injurious to the
property or improvements in such zone or vicinity;
The tutoring center will operate within an established commercial center and all
activities will be conducted entirely within the enclosed units. To prevent any
unforeseeable impacts to the available parking within the commercial center, a
condition of approval will limit the maximum number of students and employees
permitted onsite during each tutoring 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. Therefore, the granting of such
variance will not be materially detrimental to the public health or welfare or
injurious to the property or improvements in such zone or vicinity in which the
subject property is located.
Adversely affect the comprehensive General Plan, and
The proposed use is designated Commercial in the General Plan. Permitted
uses within the Commercial land use category include a broad range of retail,
office, and service uses that serve local and regional needs. Approval of the
Zone Variance would be consistent with Action 3.4 of the General Plan which
encourages grouping of land uses of certain types of commercial activities that
would benefit from this development. The tutoring center would be consistent
with other uses on the subject property under the General Plan. Therefore, the
granting of the parking variance will not adversely impact the General Plan.
That because of special circumstances, the strict enforcement of the code would
deprive the subject property of privileges enjoyed by other properties in the
vicinity under identical zone classifications.
Strict application of the zoning ordinance would require seventy (70) onsite
parking spaces for the center with the tutoring center. A parking study
determined that the center could accommodate the tutoring center operation
along with the current and future uses of the center with a surplus of eleven (11)
spaces on weekdays and fifteen (15) spaces on Saturdays. The tutoring center
operates differently than other tutoring centers in which it provides pick -up and
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March 3, 2014
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drop -off services to the students, which reduces the actual demand for parking
stalls. Therefore, approval of a Zone Variance allowing the tutoring center to
operate is reasonable.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to thirty -five (35) property owners,
publication in the Rosemead Reader, and postings of the notice at the five (5) public
locations and on the subject site.
Prey pared by Submitted by:
Gina Casillas Michelle Ramirez
Planning Technician Community Development Director
EXHIBITS:
A. Resolution 14 -05
B. Conditions of Approval
C. Site Plan and Floor Plan
D. Assessor Parcel Map (APN:5391- 014 -017)
E. Parking Study dated August 2, 2013
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March 3, 2014
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EXHIBIT "A"
PC RESOLUTION 14 -05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 13 -04 FOR THE
OPERATION OF A TUTORING CENTER AND ZONE VARIANCE 13 -03
REQUESTING TO DEVIATE FROM THE REQUIRED NUMBER OF
PARKING STALLS LOCATED AT 9241 VALLEY BOULEVARD, UNITS
202, 203, AND 204, IN THE C -3D (MEDIUM COMMERCIAL WITH A
DESIGN OVERLAY) ZONE. (APN: 5391 - 014 -017)
WHEREAS, on September 25, 2013, Paul Deng of Advance Tutoring Center,
submitted a Conditional Use Permit application for the operation of a tutoring center and
a Zone Variance application requesting to deviate from the required number of parking
stalls located at 9241 Valley Boulevard, and
WHEREAS, 9241 Valley Boulevard is located in the C -31D (Medium Commercial
with a Design Overlay) zone, and
WHEREAS, Section 17.112.020(6) of the Rosemead Municipal Code permits the
operation of education institutions in any zone upon the granting of a Conditional Use
Permit, and
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Sections 17.112. 010 and 17.108.020 of the Rosemead Municipal Code authorize the
Planning Commission to approve, conditionally approve, or deny conditional use permit
and zone variance applications, and
WHEREAS, Section 17.112.010 of the Rosemead municipal Code specifies the
criteria by which a Conditional Use Permit may be granted; and
WHEREAS, An applicant must obtain a zone variance in order to create a
development that does not meet the minimum standards. Section 17.108.020 sets
criteria required for granting such a variance. If one of these criteria cannot be met then
the variance may not be granted; and
WHEREAS, on February 20, 2014, thirty -five (35) 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 -04 and
Zone Variance 13 -03, and on February 20, 2013 notice was published in the Rosemead
Reader, and
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WHEREAS, on March 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 -04 and Zone Variance 13 -03; 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 -04 and Zone Variance 13 -03 is classified as a Class 9
Categorical Exemption pursuant to Section 15309 of California Environmental Quality
Act (CEQA) guidelines. Section 15309 of the CEQA guidelines exempts projects that
consist of inspections to check for the performance of an operation, or for quality,
health, or safety of a project.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Conditional Use Permit 13 -04 according the
Criteria of Chapter 17.112.010 of the Rosemead Municipal Code as follows:
A. The granting of such a Conditional Use Permit will be in harmony with the
elements or objectives of the General Plan.
FINDINGS: The proposed use is designated as Commercial in the General Plan.
The proposed use is in conformity with the General Plan in that C -3D (Medium
Commercial with a Design Overlay) zoning is a corresponding zoning district with the
Commercial 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.
FINDINGS: The maintenance and operation of the proposed tutoring center will
not be detrimental to the health, safety, peace, morals, comfort, or general welfare of
the persons residing or working in the neighborhood. The proposed tutoring center is
located in a commercial building with two separate driveways accessed directly from
Valley Boulevard. To prevent any unforeseeable impacts to the available parking within
the commercial center, a condition of approval will limit the maximum number of
students and employees permitted onsite during each tutoring 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.
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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.
FINDINGS: All activities of the tutoring center will be conducted entirely within
the enclosed units. The tutoring center is located in a commercial 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
commercial center, a condition of approval will limit the maximum number of students
and employees permitted onsite during each tutoring 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.
SECTION 3. The Planning Commission HEREBY APPROVES Zone Variance
13 -03 granting a deviation from the required number of parking stalls.
D. Constitute a grant of special privilege inconsistent with the limitations upon
other properties in the vicinity;
FINDINGS: The subject property is improved with a surface parking lot
containing approximately thirty -seven (37) spaces. The tutoring center operates
differently than other tutoring centers in which it provides pick -up and drop -off services
to the students, which reduces the actual demand for parking stalls. A parking study
determined that the center could accommodate the tutoring center operation along with
the current and future uses of the center with a surplus of eleven (11) spaces on
weekdays and fifteen (15) spaces on Saturdays. Therefore, the parking variance would
not grant a special privileged inconsistent with the limitations upon the other properties
in the vicinity and zone.
E. Be materially detrimental to the public health or welfare or injurious to the
property or improvements in such zone or vicinity;
FINDINGS: The tutoring center will operate within an established commercial
center and all activities will be conducted entirely within the enclosed units. To prevent
any unforeseeable impacts to the available parking within the commercial center, a
condition of approval will limit the maximum number of students and employees
permitted onsite during each tutoring 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. Therefore, the granting of such variance will not
be materially detrimental to the public health or welfare or injurious to the property or
improvements in such zone or vicinity in which the subject property is located.
Adversely affect the comprehensive General Plan; and
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FINDINGS. The proposed use is designated Commercial in the General Plan.
Permitted uses within the Commercial land use category include a broad range of retail,
office, and service uses that serve local and regional needs. Approval of the Zone
Variance would be consistent with Action 3.4 of the General Plan which encourages
grouping of land uses of certain types of commercial activities that would benefit from
this development. The tutoring center would be consistent with other uses on the
subject property under the General Plan. Therefore, the granting of the parking
variance will not adversely impact the General Plan.
G. That because of special circumstances, the strict enforcement of the code
would deprive the subject property of privileges enjoyed by other properties in the
vicinity under identical zone classifications.
FINDINGS: Strict application of the zoning ordinance would require seventy (70)
onsite parking spaces. A parking study determined that the center could accommodate
the tutoring center operation along with the current and future uses of the center with a
surplus of eleven (11) spaces on weekdays and fifteen (15) spaces on Saturdays. The
tutoring center operates differently than other tutoring centers in which it provides pick-
up and drop -off services to the students, which reduces the actual demand for parking
stalls. Therefore, approval of a Zone Variance allowing the tutoring center to operate is
reasonable.
SECTION 4. The Planning Commission HEREBY APPROVES Conditional Use
Permit 13 -04 permitting the operation of a tutoring center and Zone Variance 13 -03
granting a deviation from the required number of parking stalls.
SECTION 5. 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 6. This resolution is the result of an action taken by the Planning
Commission on March 3, 2014, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 7. 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 3rd day of March, 2014.
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March 3, 2014
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CERTIFICATION
Diane Herrera, Chair
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 3rd day of
March, 2014 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
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March 3, 2014
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EXHIBIT "B"
CONDITIONAL USE PERMIT 13 -04 AND ZONE VARIANCE 13 -03
(APN: 5391- 014 -017)
CONDITIONS OF APPROVAL
March 3, 2014
1. Conditional Use Permit 13 -04 is approved for the operation of a tutoring center
and Zone Variance 13 -03 is approved for the deviation from the required number
of parking stalls in accordance with the plans marked Exhibit "C ", dated
November 26, 2013. 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 -04 and Zone Variance 13 -03 shall not
take effect for any purpose until the applicant has fled 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 -04 and Zone Variance 13 -03 is approved for a period
of six (6) months from the date of adoption of Planning Commission Resolution
14 -05. 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 -04 and Zone
Variance 13 -03 has been unused, abandoned, or discontinued for a period of six
(6) months, it shall become null and void.
4. Conditional Use Permit 13 -04 and Zone Variance 13 -03 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 Conditional Use
Permit 13 -04 and Zone Variance 13 -03, 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 -04 and
Zone Variance 13 -03.
The applicant shall defend, indemnify, and hold harmless the City of Rosemead
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March 3. 2014
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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.
6. The onsite public hearing notice posting shall be removed by the end of the 10-
day appeal period of Conditional Use Permit 13 -04 and Zone Variance 13 -03.
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 2:00 p.m. to 8:00 p.m. Monday
through Friday and 8:00 a.m. to 2:00 p.m., Saturdays. 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).
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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.
17. The site shall be maintained in a clean, weed and litter free state in accordance
with Sections 8.32.010 - 832.040 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 paved, and re- striped
periodically to City standards to the satisfaction of the Planning Division. In
accordance with 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 sixty -five (65) students and ten (10) employees.
22. No vehicles associated with the tutoring 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. Two (2) parking stalls shall be marked "Reserved for ATC use only' and shall be
utilized to provide drop -off and pick -up of students.
25. All driveway entrances and exits shall remain open and unobstructed at all times.
26. The vehicles of parents' and guardians' shall not be permitted to idle in drive
aisles at any time.
27. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
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EXHIBIT "D"
SITE
KOA CORPORATION
PLANNING & ENGINEERING
TECHNICAL MEMORANDUM
To:
Gina Casillas
Planning Division
City of Rosemead
From:
Bruce Chow
Date:
August 2, 2013
Subject:
Revised Parking Study — Orchid Plaza at 9241 Valley Boulevard,
Advance Tutoring Center Units 202, 203, and 204
KOA Proiect JB31085
INTRODUCTION
The City of Rosemead provided comments on the parking study on June 20, 2013. KOA Corporation has
reviewed the comments and revised this technical memorandum, which summarizes a parking study that was
performed at the Orchid Plaza, a multi- tenant building located at 9241 Valley Boulevard in the City of Rosemead.
The project site is located on the north side of Valley Boulevard, east of Loma Avenue and west of Savannah
Cemetery.
The study was undertaken to determine if the existing on -site parking supply could accommodate the parking
demand of the current tenants plus the current operation of the existing tutoring center. Therefore, this parking
study documents the existing parking demand associated with the project site, the Advance Tutoring Center pick.
up/drop-off operations, and determines the adequacy of the on -site parking supply with the tutoring center
operation.
EXISTING CONDITIONS
The commercial building located at 9241 Valley Boulevard is fully occupied by tenants, with the exception of Unit
205 as shown in Table I. The types of current land uses were based on our observations of the site. The hours
of operation are based on information displayed on the store fronts, where available, and provided by the Orchid
Plaza property manager.
The Advance Tutoring Center (ATC) is an existing active use based on our count collection effort According to
the applicant, the tutoring center operates Monday through Friday from 2:00 p.m. to 8:00 P.M. Saturday from
8:00 a.m. to 2:00 p.m., and is closed on Sundays. The tutoring center serves students ranging from I•t grade to
12- grade. There are nine tutors plus one manager with a current enrollment of 65 students on weekdays and 28
students on Saturday.
Parking for the building is provided on -site. Based on our site inspection, there are 36 surface parking spaces
which includes three handicapped spaces. Vehicular access is provided by two driveways on Valley Boulevard.
Parking Study— 9241 Valley Boulevard. Advance Tutoring Center JB31085
August 2, 2013
EXHIBIT E
P I CORPORATION
I PLANNING & FNGiNEERING
Table I
Existing Land Uses
Unit
Tenant I Land Use
Size
Hours of Operation
100
Qin liar, ling Fang Association
750 S, Ft
9:00 a.m. to 7:00 p.m.
101
TratOC School
750 Sq. R
varies, by appointment only
103
Metnamese American Seniors Association
750 Sq, Ft
900 a.m to 890 p.m.. Monday though Saturday:
closed Sunday
104
Real Massage
750 Sq, R
9:00 am to 1000 p.m. Monday through Sunday
105
Real Massage
750 Sq. Ft,
900 am to 1000 p m. Monday through Sunday
106
LA Water,
750 Sq. R.
9:00 am to 700 p.m. Monday through Sunday
203
Advance Tutoring Center
1,500 Sq.R
2 00 p.m. on 8:00 p.m. Monday to Friday: 8 00 am
to 2:00 p. m. Saturday
202
Advance Tutoring Center
750 Sq, Ft
2:00 p.m. m 8:00 p or Monday to Friday: 8:00 am
he 2:00 p.m Saturday
204
Advance Tutoring Center
750 Sq. FL
200 p m. m 800 p m. Monday m Friday: 8,00 am.
to 2.00 pm Saturday
205
vacant 0f4ce
750 Sq, Ft
nla
206
Thanh Tin General Service Center
]50 Sq. R
9:00 am no The p.m. Monday through Friday, by
appointment Saturday, closed Sunday
Terri Building Size[ I]
9.000 Sq, R.
[I ] Thc bniiding has a 150 square (ou utility and storage r an Nat,s not part 0 the mnant units and not induded in thin .1
ADVANCE TUTORING CENTER (ATC) OPERATIONS
ATC serves students from In grade through 12th grade. There are nine tutors with a current enrollment of 65
students on weekdays and 28 students on Saturday. During operating hours on the weekday (2:00 p.m. to 8:00
p.m.) and Saturday (8:00 a.m. to 2:00 p.m.) periods, there are 10 employees (one manager plus nine tutors) on-
site at ATC. Additional details of our observations conducted on Thursday, May T^, 2013 and Saturday, May I I N.
2013 are provided below.
Students
All of the ATC students are either dropped-off/picked-up or walk to the site, ATC provides pick -up and drop -of
services for its students, as working parents are generally unable to pick up their children from school and then
drop them off at the tutoring center. Based on observations, none of the ATC students drove to the site and
parked during their tutoring time period.
Parking Study -9241 Valley Boulevard, Advance Tutoring Center IB31085
August 2, 2013
Page 2
KOA CORPORATION
PLANNING & FNGINFFRING
A summary of the ATC's operation is provided in Attachment A. Approximately 37 students are picked up by
ATC's drivers at the nearby schools and are driven to the tutoring center. A total of four ATC drivers, which
includes the manager and three contractors, provide pick -up and drop -off services as well as escort the children
to or from the vehicles. The ATC contract drivers are not tutors. The manager and three contractors each
provide their own mini -van for the pick -up and drop -off services and each provides their own commercial auto
insurance. One additional driver Is reserved for emergencies and is available on an on -call basis.
Approximately 24 students are dropped off at the tutoring center by parents. Rosemead High School is located
approximately three blocks to the north and there are four students that walk to the tutoring center from that
school.
The current number of ATC students by grade is as follows:
I- Grade = 2 students 4w Grade = 6 students 7N Grade = 7 students
2 ^d Grade = 5 students 5- Grade = 8 students 8d Grade= 10 students
3rd Grade = 8 students 6N Grade = 8 students High School = I I students
ATC's drivers take approximately 15 students home and the remaining 50 students are picked up by parents.
During student pick -up, the ATC manager is located near the parking lot and uses a hand -held radio to coordinate
with his staff to send the children outside that are waiting in the tutoring center. The manager escorts the
children to their respective parent's vehicles. The maximum number of cars that lined up, based on observations,
was two vehicles.
Tutors
Nine high school students are employed as tutors at ATC, and three of them drive to the site and park.
During the weekday, two tutors parked on the site and carpool with two other tutors. One tutor parked on
Valley Boulevard and walked to ATC. Three tutors are Rosemead High School seniors and they walked to ATC.
One tutor took the bus to and from ATC. The weekday peak parking demand for the tutors and the manager is
four spaces, which occurred between 2:55 p.m. and 6:30 p.m.
During Saturday, two tutors parked on the site. One tutor parked on Valley Boulevard and walked to ATC. Five
tutors were dropped -off. One tutor took the bus to and from ATC. The Saturday peak parking demand for the
tutors and the manager is four spaces, which occurred between 9:55 a.m. and 11:00 a.m.
The parking demand for the tutors is three spaces plus one space for the manager. The total ATC parking
demand for the tutors and manager is four spaces and they are shown in the second column of the Thursday and
Saturday tables provided in Attachment B.
Trip
Detailed trip activity for only the ATC was observed, in order to document the number of vehicles and
pedestrian trips that are being generated by this land use. The ATC trip activity data included those vehicles that
parked on -site and on- street. Also collected are pedestrian trips that enter and exit the site. The ATC trip
activity summary table is provided in Attachment B.
Parking Study — 9241 Valley Boulevard, Advance Tutoring Center JB3108S
August 2, 2013
Page 3
KOA CORPORATION
PIANNING 8 ENGINEEFiNG
KOA observed vehicles that parked in a space and dropped -off or picked -up children attending ATC. This data is
provided in the columns titled "Temporarily Parked in Space" in the Attachment B table. These vehicles parked in
a space for less than a minute during drop -off and pick -up and then exited the site after the drop -off and pick -up.
These temporarily parked vehicles included parents and ATC drivers. Parents did not park and wait in the
parking lot after dropping off students, as most of the students are in the tutoring center for at least three hours.
During student drop -off and pick -up, parents either temporarily parked their vehicle for less than a minute in a
parking space or stopped in the parking aisle temporarily, and then exited the site. During the peak parking
demand periods at 6:30 p.m. on the weekday and at 11:00 a.m. on Saturday, two parking spaces were occupied by
parents.
KOA also observed vehicles that parked in the drive aisle to drop -off and pick -up ATC students. This data is
provided in the columns titled "in Drive Aisle" in the Attachment B table. The queue of vehicles during the drop -
off and pick -up period was two vehicles. ATC staff escorted the children to or from these vehicles in a safe
manner. During the observations on the weekday and Saturday, there were no safety issues with student drop -off
and pick -up in the drive aisles since the ATC staff was there assisting with the student drop -off and pick -up.
Although there are no issues with safety, KOA recommends that two parking spaces be marked for ATC use.
The two parking spaces would be located on the west side of the parking lot This will provide additional safety
for ATC students during drop -off and pick -up. A figure illustrating the location of the recommended ATC spaces
is provided in Attachment C.
The vehicle trips that are generated by ATC are scattered throughout the survey period. On Thursday, the drop -
off period occurred between 2:00 p.m. and 4:15 pm. and the pick -up period occurred between 4:40 p.m. and 7:20
P.m
For Saturday, the drop -off and pick -up periods were varied and are most likely defined by the parents' availability
to drop off and pick up their children.
For pedestrian trips, all of the inbound trips are made by students without parents. These children came from the
west along Valley Boulevard, most likely from Rosemead High School and Muscatel Middle School.
EXISTING PARKING DEMAND
A count of the parking demand was conducted on Thursday, May 9a, 2013 and Saturday, May I IN, 2013 to
determine the parking utilization of the site when the tutoring center is in operation. As noted previously, the
tutoring center is open from 2:00 p.m. to 8:00 p.m. on weekdays and from 8:00 a.m. to 2:00 p.m. on Saturdays.
For this study, the parking counts were collected every 15 minutes from 2:00 p.m. to 8:00 p.m. on Thursday and
from 8:00 a.m. to 1:30 p.m. on Saturday.
Table 2 summarizes the existing parking demand of the Orchid Plaza site which includes the parking demand for
the Advance Tutoring Center tutors, the manager, and parents of ATC students that temporarily park in parking
space. The survey includes a count of all vehicles that parked on -site in I5- minute increments and includes the
one Advance Tutoring Center employee that parked on the street.
Parking Study — 9241 Valley Boulevard. Advance Tutoring Cenrer JB31085
August 2, 2013
Page 4
/ KOA CORPORATION
1' PLANNING & EPG1N65PING
Table 2
Existing Orchid Plaza Parking Utilization
IPTZI
Thursday, May %
2013
ATC'
Regular
HC
Total
Available
Parking
2.00 PM
2
13
0
15
21
2'.15 PM
2
11
0
13
23
2:30 PM
5
10
0
15
21
M
5
15
0
20
16
M
4
13
0
17
19
M
5
U
8
17
19
PM
4
14
9
18
18
PM
4
14
9
18
18
PM
14,15PM
4
13
14
17
19
PM
4
14
Re
18
18
PM
4
12
18
16
20
PM
4
11
16
15
21PM
6
5
13
18
18
18
PM
4
13
16
17
19
5'.30 PM
4
13
0
17
19
5:45 PM
5
14
0
19
17
6'.WPM
4
13
0
17
19
6:15 PM
5
15
0
20
16
6:30 PM
6
16
0
22
14
645 PM
4
17
1
22
14
7:00 PM
2
19
1
22
14
7:15 PM
1
14
1
16
20
230 PM
1
12
1
14
22
T.45 PM
1
12
1
14
22
8:00 PM
0
15
1
16
20
One tutor for Advance Tutoring Center parked on the street.
ATC includes tutors, manager, and parents parked.
Time
Period
Saturday, May 11, 2013
ATC
Regular I
HC I
Total
Available
Panting
8'.00AM
1
2
3
33
8'15 AM
1
3
4
32
8:30 AM
1
3
4
32
8'.45 AM
1
3
Eq
4
32
9.WAM
4
5
9
27
9:15 AM
3
5
8
28
9:3 0 AM
4
5
0
9
27
945 AM
3
6
0
9
2]
10.00 AM
5
8
1
14
22
10.15AM
4
12
1
17
19
1o:30AM
4
14
0
18
18
10:45 AM
4
12
0
16
20
11'0p AM
6
12
0
18
18
11.15AM
4
12
0
16
20
11:30 AM
3
12
0
15
21
1145 AM
3
14
0
17
19
1200 PM
4
13
0
17
19
12:15 PM
3
12
0
15
21
12L45PP,11 30 PM
2
10
0
12
24
3
8
0
11
25
3
8
0
11
25
1
9
0
10
26
F 1
1 7
1 0
8
28
One tutor for Advance Tutoring Center paved on the street.
ATC includes tutors, manager, ant parents palled.
The peak on -site parking demand of the Thursday surveys was 22 parked vehicles, which occurred between 6:30
p.m. and 7:00 p.m. The weekday peak parking demand of 22 spaces includes six spaces occupied by the ATC.
The ATC parking demand includes three spaces occupied the tutors, one space occupied the manager, and two
spaces by parents picking up their children.
On the Saturday surveys, the peak on -site parking demand was 18 parked vehicles, which occurred at 10:30 a.m.
and 11:00 a.m. The Saturday peak parking demand of 18 spaces at 11:00 a.m. includes six spaces occupied by the
ATC. The Saturday ATC parking demand includes three spaces occupied the tutors, one space occupied the
manager, and two spaces by parents picking up their children.
During operating hours on the weekday and Saturday, there are 10 employees (one manager plus nine tutors) at
ATC. ATC employees had a long -term parking demand for four vehicles between 2:55 p.m. and 6:30 p.m. on the
weekday and between 9:55 a.m. and 11:00 a.m. on Saturday. The ATC employee parking demand includes one
space for the tutoring center manager and three spaces for tutors. As mentioned above, the tutors are high
school students and most of them don't drive themselves to ATC.
During the peak parking demand periods at 6:30 p.m. on the weekday and at 11:00 a.m. on Saturday, two parking
spaces were occupied by parents.
Parking Study— 9241 Valley Boulevard, Advance Turoring Center JB31085
August 2, 2013
Page 5
KOA CORPORATION
PLANNING & ENGINEEh(NG
As the site currently provides 36 surface parking spaces, the site had a surplus of 14 unoccupied spaces on
Thursday and 18 unoccupied spaces on Saturday when the tutoring center is open.
It should be noted that based on our observations. the Qin Lian Ling Fang Association, the Vietnamese American
Seniors Association, and the Real Massage tenants generated the most parking demand.
CODE PARKING REQUIREMENTS
Parking Code
Per City of Rosemead staff, the applicable Municipal Code requirements for off- street parking for the existing
tutoring center are described in Title 17 — Zoning, Chapter 17.84, Section 17.84.080B:
• Trade, Business, Professional or Vocational Schools, Colleges, and Universities. One space per employee on the
largest shift plus one for each two students the school is designed to accommodate.
As shown in Table 3. the tutoring center with 10 employees and 65 students, per these parking requirements,
would require 43 parking spaces. The total required parking for the project site would be 67 parking spaces.
Based on the Section 17.84.080B parking requirement and the on -site supply of 36 spaces, the site would have a
deficit of 31 spaces. Although there is a deficit per the City's parking requirements, consideration of the observed
parking demand at the site results in a surplus of 14 unoccupied spaces on Thursday and 18 unoccupied spaces on
Saturday when the tutoring center is open.
Recommended Alt ti g Parking Code
Section 17.84.080B applies to schools with adult students that would drive to the schools listed (Trade, Business,
Professional or Vocational Schools, Colleges, and Universities). Based on observations of the tutoring center,
none of the students are adults and none them drive to the site.
ATC's drop -off and pick -up operation functions similar to elementary schools or middle schools where students
walk or are driven to and from school. The parents drop -off the students and return later to pick -up the
students. The students are at the tutoring center for at least three hours and the parents do not park and wait
during tutoring sessions.
The City does not have parking requirements identified specifically for elementary or middle schools. KOA
recommends that the parking requirement in Section 17.84.080C be applied to the tutoring center, as the drop -
off/pick -up operations are similar to child -care facility drop - off /pick -up operations where most of the children are
driven to the site for drop -off and parents leave the site after drop -off. The parking requirement in Section
17.84.080C states the following:
• Child -Care and Nurseries. One space for each ten children the facility is designed to accommodate plus one space
for each employee and adequate room for vehide drop off
As shown in Table 3, using the Section 17.84.080C parking rate for the tutoring center, ATC with 10 employees
and 6S students would require 17 parking spaces. The total required parking for the project site would be 41
parking spaces if this alternative parking rate is used. Based on the Section 17.84.080C parking requirement and
the on -site supply of 36 spaces, the site would have a deficit of five spaces. Although there is a deficit per the
City's parking requirements, consideration of the observed parking demand at the site results in a surplus of 14
unoccupied spaces on Thursday and 18 unoccupied spaces on Saturday when the tutoring center is open.
Parking Study -9241 Valley Boulevard, Advance Tutoring Center JB310B5
August 2, 2013
Page 6
KOA CORPORATION
PLANNING S FNGINEERING
Table 3
Required Parking
Uni[
DESCRIPTION
SIZE [I]
PARKING RATE [Z]
STAND-
ALONE
SPACES
REQUIRED
SECTION 17.84.11WC
PARKING RATE [Z]
STAND-
ALONE
SPACES
REQUIRED
100
Qin ban lung Fang Aslearec on
750 SF
I space per 250 SF
3
Ispace per 250 SF
3
102
Traffic School
750 SF
I space per 250 SF
3
1 space per 250 SF
3
103
Vem amese American Seniors
Association
750 SF
I space per 250 SF
3
1 space per 250 SF
3
104
Real Massage
750 SF
I space per 250 SF
3
1 space per 250 SF
3
105
Real Massage
750 SF
I space per 250 SF
3
1 space per 250 SF
3
106
IA Water
750 SF
I space per 250 SF
3
1 space per 250 SF
3
203
Advance Tutoring Center [3]
1,500 SF
Ispace per employee
plus onefor each two
students
42.50
gxpace per emplaces pkt!
one or h 10 eac children
f
1658
202
Advance Tutoring Center
750 SF
204
Advance Tutoring C enter
750 SF
205
Vac ant
750 SF
I space per 2SO SF
3
I space per 250 SF
3
206
Than Tn General Service Center
750 SF
I space per 250 SF
3
I space per 250 SF
3
TOTAL PARKING REQUIREMENT [41 9,000 SF
(W ITHOUT CONSIDERATION OF SHARED PARKING BY TIME OF DAY)
66.50
Tool Pai RequgreFribel
ufiingsim d. I].Swuti C
40.50
ON -SITE PARKING SUPPLY DEFICIT
(31)
1 [5).
5F = square feet
[I] The building has a 250 square Font utility and storage room that is not part of the tenant units and not included In meta 1
(2] Cry of Roremead Municipal Code, Title 17 sating, Chapter 17.04. Ciff ga et Par ang and Leading Requirements .
[3] Advance Timor, Center has 10 employees and 65 smdenu.
[4] The sum of me svnd -alone spaces r paired assumes chat me parking tlemand of all uses peak at the same tirm, and does not account for vanavoms in
demand for me different uses daring me course of a day.
Parking Sady -9241 Valley Boulevard, Advance Tutoring Center J831085
August 2, 2013
Page 7
KOA CORPORATION
PLANNING & ENGINFEkiNG
FUTURE PARKING DEMAND
The tenant space at Unit 205 was vacant during the parking demand counts. As shown on Table 3, the parking
code requirement for the vacant unit is three spaces. The parking demand of three parking spaces for the vacant
unit was added to the existing observed parking demand for the site to determine the future parking demand.
As shown by Table 4, the weekday peak future parking demand would be 25 vehicles, and Saturday peak future
parking demand would be 18 vehicles. The site currently provides 36 surface parking spaces. As our analysis
shows, the site is expected to have a future surplus of I I unoccupied spaces on the weekday and 15 unoccupied
spaces on Saturday when the tutoring center is open.
Table 4
Future Parking Demand
Time
Period
Weekday
Eaising
Vacant
Unit 205
Total
Available
Parking
2:00 PM
15
3
18
18
2:15 PM
13
3
16
20
3-0 -PM
15
3
18
18
245PM
20
3
23
13
3:00PM
17
3
20
16
7-1-5 PM
17
3
20
16
T30 -PM
18
3
21
15
3:45 PM
18
3
21
15
10'00 AMI
17
3
20
1
-15PM
4'.15 PM
18
3
21
15 5
430 PM
16
3
19
17
4:45 PM
15
3
18
18
300 PM
18
3
21
15
5:15 PM
17
3
20
16
535 PM
17
3
20
16
1145 AM
17
3
22
14
12:00 PM
1]
3
20
16
12:15 PM
20
3
23
13
12:30 PM
22
3
25
11
12:45 PM
22
3
25
11
WPM
22
M16319
3
25
11
7'.15 PM
16
3
19
17
1:30 PM
14
3
17
19
14
3
17
19
M
16
3
19
17
Time
Period
Saturday
Existing
Vacant
Uni[205
Total
Available
Parking
B:OOAM
3
3
6
W
8:15 AM
4
3
7
29
8'SO-AM
4
3
7
29
6.45 AM
4
3
7
29
4.00 AM
9
3
12
24
9'.15 AM
8
3
11
25
9:30AM
9
3
12
24
9:45 AM
9
3
12
24
10'00 AMI
14
3
17
19
10:15 AM
17
3
20
16
10:30AM
18
3
21
15
10:45 AM
16
3
19
17
11:OOAM
18
3
21
15
1115AM
16
3
19
17
11'.30AM
15
3
18
18
1145 AM
17
3
20
16
12:00 PM
17
3
20
16
12:15 PM
15
3
18
18
12:30 PM
12
3
15
21
12:45 PM
11
3
14
22
WPM
11
3
14
22
7'.15 PM
10
3
13
23
1:30 PM
1 6
3
11
25
Parking Study- 9241 Valley Boulevard, Advance Tutoring Center JB31085
August 2, 2013
Page 8
KOA CORPORATION
PUNNING & ENGINEERING
SUMMARY AND CONCLUSIONS
o Orchid Plan is a multi- tenant building located at 9241 Valley Boulevard, is fully occupied by tenants with the
exception of Unit 205.
c The tutoring center serves students from Pt grade through 120 grade. The Advance Tutoring Center has
nine tutors plus one manager with a current enrollment of 65 students on weekdays and 28 students on
Saturday.
o The peak on -site parking demand of the Thursday surveys was 22 parked vehicles, which occurred between
6:30 p.m. and 7:00 p.m. The weekday peak parking demand of 22 spaces includes six spaces occupied by the
ATC. The ATC parking demand includes three spaces occupied the tutors, one space occupied the manager,
and two spaces by parents picking up their children.
o On the Saturday surveys, the peak on -site parking demand was 18 parked vehicles, which occurred at 10:30
a.m. and 11:00 a.m. The Saturday peak parking demand of 18 spaces at 11:00 a.m. includes six spaces
occupied by the ATC. The ATC parking demand includes three spaces occupied the tutors, one space
occupied the manager, and two spaces by parents picking up their children.
o All of the tutoring center students are either dropped -off /picked -up or walk to the site. Advance Tutoring
Center provides pick -up and drop -off services for its students as working parents are generally unable to pick
up their children from school and then drop them off at the tutoring center.
o Two tutors parked on the site, one tutor parked on Valley Boulevard, and the remaining six tutors either
carpooled with another tutor, walked to the site, were dropped -off and picked -up, or took the bus to and
from the tutoring center.
o The tutoring center, per the City staff recommended parking requirement, would require 43 parking spaces.
The total required parking for the project site would be 67 parking spaces. Based on the Section 17.84.0808
parking requirement and the on -site supply of 36 spaces, the site would have a deficit of 31 spaces. Although
there is a deficit per the City's parking requirements, consideration of the observed parking demand at the
site results in a surplus of 14 unoccupied spaces on Thursday and 18 unoccupied spaces on Saturday when the
tutoring center is open.
o Applying the recommended Section 17.84.080C parking rate for the tutoring center, the tutoring center
would require 17 parking spaces. The total required parking for the project site would be 41 parking spaces,
if this alternative parking rate is used. Based on the Section 17.84.080C parking requirement and the on -site
supply of 36 spaces, the site would have a deficit of five spaces. Although there is a deficit per the City's
parking requirements, consideration of the observed parking demand at the site results in a surplus of 14
unoccupied spaces on Thursday and 18 unoccupied spaces on Saturday when the tutoring center is open.
o The parking demand of three parking spaces for the vacant unit was added to the existing observed parking
demand for the site to determine the future parking demand.
o The weekday peak future parking demand would be 25 parked vehicles, and Saturday peak future parking
demand would be 18 parked vehicles. The site is expected to have a future surplus of I I unoccupied spaces
on the weekday and 15 unoccupied spaces on Saturday when the tutoring center is open.
Parking Study— 9241 Valley Boulevard, Advance Tutoring Center JB31085
August 2, 2013
Page 9
KOA CORPORATION
t PLANNNG 8 ENGINEERING
o The existing parking supply of 36 spaces can accommodate the total parking demand of the current tenants in
the Orchid Plan, including the current operation of Advance Tutoring Center with nine tutors and 65
students.
o KOA recommends that two parking spaces closest to the stairway serving ATC be marked for ATC use.
This will provide additional safety for ATC students during drop -off and pick -up.
Parking Study — 9241 Valley Boulevard, Advance Tu[oring Center JB31085
August 2. 2013
Page 10
KOA CORPORATION
C PLANNING & ENGINEERING
ATTACHMENT A
ADVANCE TUTORING CENTER INFORMATION SHEET
Parking Smdy— 9241 Valley Boulevard. Advance Tu[oring Center JB31085
August 2, 2013
Advance Tutoring Center
Paul Dang (626) 616 -5943
9241 Valley Blvd. #203, Rosemead, CA 91770
Office: (626) 614 - 8672
Operation Hours:
Monday 2:00pm- 8:00pm
Tuesday 2:00pm- 8:00pm
Wednesday 2:00pm- 8:00pm
Thursday
2:00pm-
8:00pm
24
Friday
2:00pm-
8:00pm
65
Saturday
8:00am-
2:00pm
Sunday Closed
Center Pick -u p students from their schools
37
Parents drop -off students at center
24
Rosemead High School students walk to center
4
Total number of students
65
Tutors takes the bus
1
Tutors that car pool
2
Tutors walk to work (Rosemead H igh School seniors)
3
Tutors needs parking
3
Total number of tutors
9
Center takes students home after 6:OOpm: 15 students
Parents pick un schedule:
5:45 - 6:OOpm
6:00 - 6:15pm
6:15- 6:30pm
6:30 - 6:45pm
6:45 - 7:OOpm
7:00- 7:30pm
KOA CORPORATION
PLANNING A iNGINEFR NG
ATTACHMENT B
ADVANCE TUTORING CENTER TRIP ACTIVITY
Perking Study— 9241 Valley Boulevard, Advance Tutoring Center JB31085
August 2, 7013
OrtM1ld PW ,9341 Velby BM1J.
wnl�ecwM BUrvey ADVANCE TUTORING CENTER ACTIVITY ONLY
m,Mwy, n,y S. 2013
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KOA CORPORATION
PtANNING 8 ENGINEERING
ATTACHMENT C
FIGURE WITH RECOMMENDED
PARKING SPACE DESIGNATION
Parking Study -9241 Valley Boulevard, Advance Tutoring Center JB31085
August 2, 2013
RECOMMENDED PARKING SPACE DESIGNATION FOR ADVANCE TUTORING CENTER
OPROPOSED ADVANCE TUTORING CENTER PARKING SPACE