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Agenda Item 10.

Special Planning Commission Meeting

Meeting Date:	06/12/2018
FROM:	Jennifer A. Lilley

Subject:

PRECISE DEVELOPMENT PERMIT NO. 18-01 AND CONDITIONAL USE PERMIT NO. CUP 18-04 AN AMENDMENT TO PLANNING COMMISSION RESOLUTION NO. PC 3-81 TO REQUEST MEDICAL OFFICE USE AND A PARKING MODIFICATION, IN AN EXISTING ADMINISTRATIVE AND PROFESSIONAL OFFICE BUILDING LOCATED AT 3230 E IMPERIAL BLVD IN THE C-G (PD) - GENERAL COMMERCIAL, PRECISE DEVELOPMENT ZONE

REQUEST

The applicant, Mr. Preston Chan, on behalf of PRES JCR Corporate Plaza Office Investor, LLC, is requesting the following: (1) modification of Planning Commission Resolution No. PC 3-81 to amend condition of approval “a” to remove the restriction of medical and dental office uses; and (2) a Conditional Use Permit for the consideration of a parking modification related to the proposed medical and dental office use. The project site contains an existing administrative and professional office building located at 3230 E Imperial Boulevard in the C-G (PD) - General Commercial, Precise Development zone.

RECOMMENDATION

Staff recommends the Planning Commission approve Precise Development Permit No. 18-01 and Conditional Use Permit No. CUP 18-04, subject to the conditions in the draft Resolution.

BACKGROUND/DISCUSSION

The subject property is a 5.57-acre site located at 3230 East Imperial Highway, see Figure 1 – Aerial Map. The development was originally approved in 1981 under Planning Commission Resolution No. PC 13-81 (PCR 13-81). This approval allowed the construction of a three-story, commercial office building mainly comprised of professional and administrative office uses totaling 118,678 square feet in size.

The property includes a surface parking lot surrounding the building. The development was built at an administrative and professional office parking ratio of 1 parking stall for every 250 square feet resulting in a total of 467 parking stalls. Vehicle access to the site is provided by a driveway on East Imperial Highway and a secondary driveway on South Valencia Avenue. As part of of the original approval, conditions of approval were placed on the property indicating what uses were permitted or not permitted. Condition of Approval “a” specifically indicated administrative and professional offices are allowed but explicitly excluded medical and dental offices (See Attachment 5 - PCR 3-81).

DISCUSSION
The applicant proposes to modify Planning Commission Resolution No. PC 3-81 to amend condition of approval “a” to remove the restriction of medical and dental office uses, this includes consideration of a parking modification for the proposed medical and dental office uses.

The site is currently developed with a multi-tenant commercial office building totaling 118,678 square feet. The building includes 32 units, ranging in size from 390 square feet to 19,936 square feet. The site was originally entitled with a parking ratio of 1 parking stall for every 250 square feet resulting in a total of 467 parking stalls shared among the various tenants.

The C-G (PD) - General Commercial, Precise Development zone allows the operation of medical offices subject to compliance with the parking requirements. The Brea Zoning Code requires 5.5 parking stalls for every 1,000 square feet of medical office. The Code also allows modification to the parking standards with the review of a technical parking analysis to identify parking demand and allocation.

A parking analysis was prepared for the subject property to determine the current parking demand and the maximum amount of medical use square footage that could be accommodated based parking supply (See Attachment 6 – Parking Analysis). At full occupancy, the parking analysis determined the site could accommodate a maximum of 36,410 square feet of medical office uses. In order to ensure that sufficient parking is provided for the combination of uses, Staff has applied a 15% buffer and reduced the medical office use square footage to a maximum of 30,949 square feet. Staff has included condition b and d, to ensure any future uses are in substantial conformance with the parking study dated May 29, 2018, prior to occupancy. Should parking issues arise in the future, staff has added condition c to require immediately remedy and modify operations accordingly.

The majority of the units will continue to be utilized as professional and administrative office uses. As proposed and with the conditions of approval, there is sufficient on-site parking for the proposed medical office use. Medical office use will be complementary to the existing administrative and professional office uses in the building similar to other office developments in the City. No negative impacts to the center or adjacent tenants are anticipated to occur. There are no proposed changes to the physical structure of the building or existing parking and the site will remain in compliance with Building and Fire codes.

ENVIRONMENTAL ASSESSMENT

The proposed project is exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of Title 14, Chapter 3, Article 19 of the California Code of Regulations.

RESPECTFULLY SUBMITTED

Jennifer A. Lilley, AICP, City Planner
Prepared by:Jessica Magaña, Associate Planner

Attachments
1. Techinacal Background
2. Vicinity Map
3. Public Hearing Notice
4. Draft Resolution
5. Exhibit A - PCR 3-81
6. Exhibit B -Parking Analysis dated May 29, 2018
7. Exhibit C - Site Plan