HomeMy WebLinkAboutItem No. 1 - CUP 19-01DATE: April 23, 2019
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Vanessa Quiroz, Associate Planner
SUBJECT: RESOLUTION NO. 2030 – APPROVING CONDITIONAL USE PERMIT
NO. CUP 19-01 WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A NEW
2,400 SQUARE FOOT, LIMITED-SERVICE RESTAURANT WITH THE
SALE OF BEER AND WINE AT 815 W. NAOMI AVENUE, UNITS C & D
WITHIN THE ARCADIA HUB SHOPPING CENTER
Recommendation: Adopt Resolution No. 2030
SUMMARY
The applicant, Medali Gholamreza from Team Blaze, Inc, is requesting approval of
Conditional Use Permit Application No. CUP 19-01 to operate a new 2,400 square foot,
limited-service restaurant (Blaze Pizza) with the sale of beer and wine for on-site
consumption at 815 W. Naomi Avenue, Units C and D, in the Arcadia Hub Shopping
Center. The project has been found to be a Class 1 Categorical Exemption under the
California Environmental Quality Act (CEQA) as the use of an existing building. It is
recommended that the Planning Commission adopt Resolution No. 2030 (Attachment
No. 1) and find that the project is Categorically Exempt under CEQA and approve CUP
19-01, subject to the conditions listed in this staff report.
BACKGROUND
The subject commercial tenant space is located in the Arcadia Hub Shopping Center,
an approximately 772,134 square foot site with 349,768 square feet of commercial floor
area that fronts Duarte Road, Baldwin Avenue, and Naomi Avenue. The subject units
are approximately 2,400 square feet in area, and is located within the westerly building
that is adjacent to Vons supermarket. The units were previously occupied by Jenny
Craig since 1985. The zoning of this property is C-G, General Commercial – refer to
Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the subject
property and surrounding properties. The property is surrounded by commercial
properties to the west, east, north, and south with multi-family residentially zoned
properties to the southwest.
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 2 of 9
PROPOSAL
Blaze Pizza is a popular pizzeria food
chain restaurant that has numerous
locations nationwide. The business
owner currently has 15 other Blaze
Pizza restaurants that are located
throughout Southern California that
have been in operation since 2014. The
applicant is requesting approval of a
Conditional Use Permit to allow a new
limited-service restaurant with the sale
of on-site consumption of beer and
wine, pursuant to an Alcoholic
Beverage Control (ABC) Type 41
license (Blaze Pizza) – see Attachment
No. 3 for the Site Plan and Floor Plan. A
limited-service restaurant is an eating establishment where a patron orders and pays for
their meal before they receive their food. This type of business does not provide waiting
services.
The pizzeria will occupy Units C and D, a 2,400 square foot area, with a seating area for
53 people. The hours of operation will be from 10:00 a.m. – 12:00 a.m., seven days a
week. Substantial interior remodeling is proposed, and would include a new kitchen with
prep area installation of new partition walls, new restrooms, storage area as well new
flooring, plumbing and electrical work. For exterior updates, staff recommends exterior
façade to enhance the front of the unit. This can be handled administratively by staff
during the Building plan-check process.
The pizzeria is proposed within one of Arcadia’s prominent shopping centers. The
Arcadia Hub Shopping Center has over ten (10) eating/drinking establishments as well
* Floor Plan
* Units C&D
N
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 3 of 9
as personal service businesses, a fitness center, medical offices, and retail businesses.
The new restaurant will be complimentary to the existing uses and will be similar in
nature with the other restaurants on the site that offer alcohol beverages. All of the
Blaze Pizzas in Monrovia, Pasadena, South Pasadena, and Alhambra offer the sale
beer and wine on-site. The restaurant will be required to comply with applicable Health
Department regulations, and with the Department of Alcoholic Beverage Control.
Closing at midnight is not of concern to staff since many of the restaurants within this
center close around the same time. In fact, there are four (4) other restaurants that
close past midnight through a Conditional Use Permit, two of which are located in the
same building. The application was reviewed by the Arcadia Police Department. The
Police Department has no objections to the proposed use, and did not have any
concerns with the hours of operation or the sale of beer and wine. The property owner
has staffed security guards on premise that monitor the site throughout all operational
hours.
There are 1,138 parking spaces within the surface parking lots and in the parking
structure adjacent to the Burlington. In 2015, the Planning Commission approved a five-
year parking plan for the center that would allow the property owner to repurpose the
buildings with the right mix of uses for this center while still complying with the parking
requirements based on the existing available parking supply. This plan will end in the
year of 2020. A total of 24 parking spaces are required for the restaurant, which is 1
parking space per 100 square feet of gross floor area. The parking plan applies a credit
factor of 10 parking spaces (1 parking space per 250 square feet of gross floor area for
the previous office use within the two units). With the applied credit of 10 parking
Units C&D
* Aerial view of Arcadia Hub Shopping Center
N
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 4 of 9
spaces, 14 additional parking spaces are required for the proposed restaurant, which
reduces the total available parking in the Arcadia Hub Shopping Center from 127 to 113
spaces. Therefore, the center has sufficient parking to accommodate the new
restaurant.
FINDINGS
Section 9107.09.050 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions
can be satisfied:
1. The proposed use is consistent with the General Plan and any applicable
specific plan.
Facts to Support This Finding: Approval of a limited-service restaurant with the
sale of beer and wine for on-site consumption only is consistent with the Commercial
Land Use Designation of the site. The Commercial designation is intended to permit
a wide range of commercial uses, which serve both neighborhood and citywide
markets. The proposed restaurant, which will offer the sale of alcohol with an ABC
Type 41 License (beer and wine only), will provide the general public with additional
food and beverage opportunities, and the limited-service restaurant will comply with
General Plan Policy LU-6.7 of the Land Use and Community Design Element by
encouraging a balanced distribution of local-serving commercial uses. The proposed
sale of beer and wine is limited as an incidental use to the restaurant, which is the
primary use and it will complement uses within this commercial center (refer to as
Arcadia Hub Shopping Center) and with the other uses along the S. Baldwin Avenue
and Duarte Road commercial corridors.
2. The proposed use is allowed within the applicable zone, subject to the
granting of a Conditional Use Permit, and complies with all other applicable
provisions of the Development Code and the Municipal Code.
Facts to Support This Finding: The zoning of the site is C-G, Commercial-
General. Arcadia Development Code Section 9102.03.020, Table 2-8, allows a
limited/full service restaurant (exceeding 2,000 square feet of gross floor area), with
alcoholic beverage service with an approved Conditional Use Permit. The project
would meet the minimum parking requirements of 24 spaces. The center will still
have 113 parking spaces available on-site based on the approved parking plan so
there is ample parking available. There are already a number of restaurants
operating in the center, four of which provide alcoholic beverage service. As such,
the use is compatible with the surrounding businesses. The proposal complies with
all other applicable provisions of the Development Code and the Municipal Code.
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 5 of 9
3. The design, location, size, and operating characteristics of the proposed
activity will be compatible with the existing and future land uses in the vicinity.
Facts to Support This Finding: The subject tenant space is located within an
existing multi-tenant commercial shopping center. The proposed limited-service
restaurant will occupy an existing 2,400 square foot tenant space. There are already
a number of restaurants located in the shopping center, four (4) of which provide
alcoholic beverage service and four (4) that operate past midnight. The Arcadia Hub
Shopping Center is adequate in size to accommodate the new pizzeria. The use will
be similar in nature with the existing restaurants that offer alcohol sales located in
the center as an ancillary to the primary restaurant use. In addition, the restaurant
will be compatible with the existing commercial and service uses located within the
center and adjacent commercial developments located within the General
Commercial Zone (C-G).
4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, and all fences,
landscaping, loading, parking, spaces, walls, yards, and other features
required to adjust the use with the land and uses in the neighborhood;
Facts to Support This Finding: The new limited-service restaurant with
alcoholic beverage service will occupy a 2,400 square foot tenant space
located in the Arcadia Hub Shopping Center. The required 24 parking spaces
for the new restaurant can be accommodated by the existing parking and will
not negatively impact neighboring uses or properties.
b. Streets and highways adequate in width and pavement type to
accommodate public and emergency vehicle (e.g., fire and medical)
access.
Facts to Support This Finding: The site is located along West Naomi Ave
with access to the shopping center parking lot from Duarte Road and Naomi
Avenue. These streets are adequate in width and pavement type to carry the
traffic generated by the proposed use, any other use that may occupy the
site, and any emergency services that may need to access the site. The
proposed use will not impact these rights-of-way.
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The subject property is developed with
existing multi-tenant commercial buildings that comply with current safety
requirements. The application was reviewed by the Arcadia Police
Department. The Police Department has no objections to the proposed use.
There will be no impact to public safety services.
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 6 of 9
d. The provision of utilities (e.g., potable water, schools, solid waste
collection and disposal, storm drainage, wastewater collection,
treatment, and disposal, etc.).
Facts to Support This Finding: The subject property is developed with
multi-tenant commercial buildings. There are adequate utilities to service this
site. The site and building are in compliance with current health and safety
requirements. There will be no impact to utilities or the City’s infrastructure
from the proposed use.
5. The measure of site suitability shall be required to ensure that the type,
density, and intensity of use being proposed will not adversely affect the
public convenience, health, interest, safety, or general welfare, constitute a
nuisance, or be materially injurious to the improvements, persons, property,
or uses in the vicinity and zone in which the property is located.
Facts to Support This Finding: The tenant space is located within an existing
multi-tenant commercial shopping center where numerous restaurants are already
located. The request to operate a limited-service restaurant with the sale of beer and
wine for on-site consumption will be consistent with similar previously approved uses
in the Arcadia Hub Shopping Center and adjacent commercial developments. The
sale and consumption of beer and wine will be done so in a manner that is safe for
customers of the restaurant and will not adversely affect the public convenience,
health, interest, safety, or general welfare of adjacent uses in the vicinity and zone of
the subject site. The restaurant will also be required to be in compliance with the
California Department of Alcoholic Beverage Control (“ABC”) regulations. The
property owner currently provides security of the site. The Arcadia Police
Department reviewed the application and did not have any concerns with the hours
of operation or the alcoholic beverage service.
ENVIRONMENTAL ANALYSIS
If it is determined that no significant physical alterations to the site are necessary, then
this project, as a use of an existing facility, qualifies as a Class 1 Categorical Exemption
under the California Environmental Quality Act (CEQA) pursuant to Section 15301(a) of
the CEQA Guidelines. Refer to Attachment No. 4 for the Preliminary Exemption
Assessment.
PUBLIC NOTICE
Public hearing notices for this item were mailed to the owners of those properties that are
located within 300 feet of the subject property and published in Arcadia Weekly on April
11, 2019. As of April 19, 2019, staff has not received any comments from the public.
RECOMMENDATION
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 7 of 9
It is recommended that the Planning Commission adopt Resolution No. 2030 and find
that this project is Categorically Exempt under the California Environmental Quality Act
(CEQA), and approve Conditional Use Permit No. CUP 19-01 subject to the following
conditions of approval:
1. The limited-service restaurant is limited to 2,400 square feet in area, with the sale
of beer and wine for on-site consumption. The business shall be operated and
maintained in a manner that is consistent with the proposal and plans submitted
and approved for CUP 19-01.
2. The sale of beer and wine shall be limited to Type 41 License from the Alcoholic
Beverage Control, and shall only be served during the approved hours of
operation.
3. If the sale of beer and wine becomes an issue to the adjacent neighbors and/or
business owners, the Planning & Community Development Administrator has the
ability to adjust the operating hours, and/or remand this issue to the Planning
Commission for reconsideration.
4. The business hours shall be limited to 10:00 a.m. to 12:00 a.m., daily.
5. Any new façade improvements shall be handled administratively prior to
submitting the plans to Building Services for plan-check.
6. The applicant shall provide one (1) 64-gallon bin for organic waste and one (1) 3-
yard bin for recycling materials within the existing trash enclosures designated for
the building.
7. The Best Management Practices (BMPs) required of restaurants by the National
Pollutant Discharge Elimination System (NPDES) shall be complied with by the
applicant/property owner to the satisfaction of the Public Works Services
Director, or designee.
8. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with to the
satisfaction of the Building Official, City Engineer, Planning & Community
Development Administrator, Fire Marshal, and Public Works Services Director.
Any changes to the existing facility may be subject to having fully detailed plans
submitted for plan check review and approval by the aforementioned City officials
and employees, and may subject to building permits.
9. Noncompliance with the plans, provisions and conditions of approval for CUP 19-
01 shall be grounds for immediate suspension or revocation of any approvals,
which could result in the closing of the training facility.
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 8 of 9
10. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officials, officers, employees, and agents from and against any claim, action,
or proceeding against the City of Arcadia, its officials, officers, employees or
agents to attack, set aside, void, or annul any approval or conditional approval of
the City of Arcadia concerning this project and/or land use decision, including but
not limited to any approval or conditional approval of the City Council, Planning
Commission, or City Staff, which action is brought within the time period provided
for in Government Code Section 66499.37 or other provision of law applicable to
this project or decision. The City shall promptly notify the applicant of any claim,
action, or proceeding concerning the project and/or land use decision and the
City shall cooperate fully in the defense of the matter. The City reserves the right,
at its own option, to choose its own attorney to represent the City, its officials,
officers, employees, and agents in the defense of the matter.
11. Approval of CUP 19-01 shall not be of effect unless on or b efore 30 calendar
days after Planning Commission adoption of the Resolution, the property owner
and applicant have executed and filed with the Planning & Community
Development Administrator or designee an Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
these conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
pass a motion to approve Conditional Use Permit No. CUP 19-01, stating that the
proposal satisfies the requisite findings, and adopt the attached Resolution No. 2030
that incorporates the requisite environmental and Conditional Use Permit findings and
the conditions of approval as presented in this staff report, or as modified by the
Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should pass
a motion to deny Conditional Use Permit Application No. CUP 19-01; state the finding(s)
that the proposal does not satisfy with reasons based on the record, and direct staff to
prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the April 23, 2019, hearing, please contact Associate
Planner, Vanessa Quiroz at (626) 574-5422, or VQuiroz@ArcadiaCA.gov.
CUP 19-01
815 W. Naomi Ave, Units C & D
April 23, 2019
Page 9 of 9
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2030
Attachment No. 2: Aerial Photo with Zoning Information & Photos of the Subject Property
and Surrounding Properties
Attachment No. 3: Site Plan and Floor Plan
Attachment No. 4: Preliminary Exemption Assessment
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Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1986
20,172
0
BALDWIN ARCADIA CENTER LP
Site Address:
Parcel Number: 5383-035-034
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
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or otherwise reliable.
Report generated 15-Apr-2019
Page 1 of 1
Subject tenant space – Units C &D
Adjacent units to the North
Adjacent units to the South
Front view of building
Shopping center tenant
Shopping center parking lot and tenants
Shopping center located across the to the South of the site
Shopping center located across the to the South of the site
Multifamily residential developments across a street on Naomi Avenue
Multifamily residential developments across a street on Naomi Avenue
Multifamily residential developments across a street on Naomi Avenue
Multifamily residential development to the rear of the shopping center
President Square Shopping Center to the rear of the site
President Square Shopping Center to the rear of the site
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Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1. Name or description of project: CUP 19-01 Conditional Use Permit with a Categorical
Exemption under the California Quality Act ("CEQA") Section
15301(a) to allow the sale of beer and wine for on-site
consumption at a new restaurant with extended hours of
operation.
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
815 W. Naomi Ave Unit C&D
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Medali Gholamreza, Team Blaze
(2) Address 3210 Abbey Lane
Orange, CA 92807
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 15301(a) – Class 1 (Use of an existing facility)
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date:
March 18, 2019
Staff:
Vanessa Quiroz, Associate Planner