Tutoring center permit sparks talk on decline of retail in La Cañada
Chamber President Pat Anderson questions the wisdom of the city’s allowing service-oriented businesses to occupy what could be prime spaces for retail.
A recent La Cañada Flintridge Planning Commission hearing over whether to allow a tutoring operation to move into the heart of the business district prompted discussion about the decline of retail stores and whether high commercial rents or city zoning allowances might be to blame.
Commissioners were asked in a Dec. 14 meeting to consider a minor conditional use permit to allow Kumon Math and Reading Center to move into a storefront at 850 Foothill Blvd., a portion of the space previously occupied by Citizens Business Bank.
Bank officials moved their operations into space in La Cañada’s new city hall in October, claiming they’d been driven out by a steep rent increase at the building they’d occupied for more than 25 years.
Commissioners reviewed an application by Kumon owner Alain Argonza to relocate his business from 1051 Foothill into a 2,056-square-foot portion of the storefront at 850 Foothill, which comprises 7,615 square feet of space.
A minor conditional use permit would allow for tutoring use at the site, designated as Mixed 1 in the Downtown Village Specific Plan.
The space is one of three adjoining properties owned by GIP Investments, LLC, which maintains 41 parking spaces behind the storefronts — 10 fewer than the 51 spaces required by city statutes.
Assistant planner Gary Yesayan said additional on-street parking would easily serve the 17 maximum student population sustained by Kumon during its peak operating hours, especially as most students are dropped off by parents.
But in a public hearing for the item, Pat Anderson, president and chief executive for the La Cañada Flintridge Chamber of Commerce, questioned the wisdom of allowing service-oriented businesses to take over space previously occupied by retail tenants.
“There’s a disturbing trend in our city to move away from retail. And this trend poses some negative consequences in the city,” Anderson said, listing more than 20 Foothill Boulevard addresses that used to generate sales tax revenue but now house tutoring, fitness and salon services.
“The new property owners are increasing rents to the point where independent retailers cannot afford to stay,” she continued. “They … buy property, raise rents and demand the city change zoning codes to fit their needs.”
Anderson encouraged city leaders not to simply lengthen the list of permitted uses but engage with property owners and retail chains to keep sales taxes inside city limits.
Commissioner Jeff McConnell said the panel had little ground to deny Kumon’s relocation but recognized the decline in retail as unfortunate.
“When I saw this site become available, I thought it was an amazing opportunity for something truly special to come into our community,” McConnell said. “Unfortunately, what I have in front of me is a use which is allowed in our zoning code with a conditional use permit.”
Commissioners pointed to the fact that the main part of the former Citizens Business Bank space would, in February, become the new location for Flintridge Bookstore, a prominent retailer.
Vice Chair Henry Oh said the fate of retail is driven much more by consumer demand than any planning decisions. Chair Mike Hazen acknowledged what he called the “sad reality” of an affluent community.
“It’s self-indulgent, oftentimes, because you have the money so you can, and so that’s where we see Pilates and exercise and all these other things where you can take care of yourself and then take care of your kids,” he said. “But to turn down a business because of a condition that we have in our city, I don’t see any way I can do that.”
Commissioners voted 4-0 (Commissioner Mark Kindhouse was absent) to approve Kumon’s minor conditional use permit at the new address.
