COUNCIL CONFERENCE ROOM FULLERTON CITY HALL
THURSDAY, 9:00 A.M., MARCH 17, 2005
| CALL TO ORDER:||Chairman Rosen called the meeting to order at 9:05 a.m. |
| COMMITTEE MEMBERS PRESENT:||Cortez (for Voronel), King (for Becerra), Mullis, Rosen, Tabatabaee, Thompson |
| COMMITTEE MEMBERS ABSENT:||Becerra, Voronel |
| STAFF MEMBERS PRESENT:||Kusch, and Norton |
March 3, 2005 approved as written.
INTRODUCTIONS - COMMITTEE AND STAFF MEMBERS:
PRJ05-00142 ZON05-00009. APPLICANT: DANNY V. BATIMANA; PROPERTY OWNER: RAYMOND VILLAGE.
A request to operate a dance instruction school in an existing storefront on property located at 1227 and 1239 East Wilshire Avenue (north side of Wilshire Avenue, east of Raymond Avenue) (C-2 Zone) (Categorically exempt under Section 15301 of CEQA Guidelines) (AK)
Present were Danny Batimana, applicant and business owner; Emily Cellis and Anthony Calub co-business owners.
Assistant Planner Kusch stated that the school would occupy two tenant spaces. The tenant spaces are comprised of two dance studios, a lounge, an office and a reception area. The total floor area is approximately 2,360. Each dance studio has access to one restroom. The office/reception room also has access to a restroom. The students range in age from 6 to 25. There would be 10 employees in addition to the three co-owners of the business.
Class would occur every hour on the hour, 4-9 p.m. M-Thurs. and Sat. 10 a.m. 1:00 p.m. The average class size is up to a maximum of 30 students, and students are usually dropped off.
The property is part of the Raymond Village Shopping Center which has a sign program and any new signage would have to adhere to the sign program. The shopping center included the previous La Rioa Market formerly an Alpha Beta. In December 2000, Staff identified a surplus of 38 parking spaces for the shopping center. A recently approved Walgreens was approved with less square footage than the previous market and staff identified 50 surplus parking spaces. Based on the surplus amount of parking, Staff does not foresee an issue with parking availability for the dance school. Staff noted that the parking area is non-conforming from a landscaping perspective.
Committee Member Tabatabaee stated that the site plan does not show details such as exits or partitions, and noted that neither of the bathrooms is handicapped accessible. Additional restrooms and medications to the existing restrooms may be required by Code.
Chairman Rosen asked how often the school would have recitals. Mr. Batimana stated that recitals are held twice a year (August and November) in a theater and do not take place at the studio. Committee Member Mullis asked how many students would be in the studio at one time. Mr. Batimana said the maximum number of students would be 50-70 per hour. There would not be a class every hour. Sixty percent of the students are of driving age. Mr. Batimana was asked if any of the space is intended for retail. In response, he indicated that they plan to sell shirts, towels and other dance type paraphernalia.
Committee Member Thompson noted that there is drive aisle serving the back portion of the property that is between the subject tenant space and an adjacent building. He indicated that it is currently too narrow for fire truck access. At some time in the future, the driveway should comply with the Fire Program.
Assistant Planner Kusch summarized the recommended conditions of approval:
Upgrade two existing 5/8 water meters to building per standard 601. Install an approved 1 reduced pressure backflow prevention device at each meter per standard 604. Location and all parts need to be approved by Water Engineering Department prior to construction.
Prior to the issuance of Building Permits the applicant shall obtain a Change of Occupancy Permit from the Building Department changing the occupancy from Retail to an A occupancy. Detailed plans shall be prepared by a licensed architect.
All signage for the project site will adhere to the adopted Sign Program for the Raymond Village Shopping Center and be submitted for approval by the Director of Development Services prior it issuance of a sign permit.
A 2-foot dedication for future street sidewalk improvements along Raymond Avenue may be required as determined by the Director of Engineering.
Additional right-of-way for a curb return at Raymond and Wilshire Avenues sufficient to accommodate a 35-foot radius curb return ramp construction may be required, as determined by the Director of Engineering.
The building must be compliant with the American Disabilities Act based on occupancy.
Underground utilities may be required subject to the Director of Engineering Department
MOTION made SECONDED, and CARRIED by all members present, to APPROVE PRJ05-00142 ZON05-00009 as conditioned (Resolution No. 410).
There is a 10-day appeal period where any action by this Committee can be appealed to the Planning Commission and ultimately to the City Council. The request may be approved subject to conditions. Minutes of the hearing and a Resolution will be prepared.
ADJOURNED AT 9:35 A.M. AS STAFF SITE PLAN REVIEW COMMITTEE: