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HomeMy WebLinkAbout1012 ~ . RESOLUTION NO. 1012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA DENYING A CONDITIONAL USE PERMIT FOR EXPANSION OF A RESTAURANT AT 200 EAST FOOTHILL BLVD. WHEREAS, on August 8, 1977, George Gonzales filed an application for expansion of an existing restaurant, Planning Department case No. C.U.P. 77-18, on the property commonly known as 200 E. Foothill Blvd., the southeast corner of Foothill Blvd. and Second Avenue, more particularly described as follow: . Lots 14, 15 and 16, Block F, Tract 7723, in the City of Arcadia, County of Los Angeles, as per map recorded in Book 93, page 41, of maps, in the office of the Recorder of said County. WHEREAS, a public hearing was held on September 13, 1977 at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Planning Department in the attached staff report is true and correct. SECTION 2. The Planning Commission finds that the pro- posed expansion of the existing restaurant does not provide sufficient parking, could result in increased on-street parking in the surrounding neighborhood, would be incompatable with the existing commercial and residential uses in the neighborhood, would be detrimental to the public health and welfare and injurious . to the property or improvements in such vicinity. -1- 1012 . . . SECTION 3, That for the foregoing reasons, this Commission denies a conditional use permit as requested by the applicant. SECTION 4. The Secretary shall certify to the adoption of this. resolution and shall cause a copy to be forwarded to the City Council of the City of Arcadia. I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the Planning Commission held on the 11th day of October, 1977, by the fOllowing vote: AYES: Commissioners Hegg, Huddy, Kuyper, Sargis, Perlis NOES: Commissioner Clark ABSENT: Commissioner Brink /mr~ Chairman . ATTEST: f~~~e/~ Secretary -2- 1012 . October 10, 1977 TO: FROM: CASE NO.: PREPARED BY: CITY OF ARCADIA PLANNING COMMISSION PLANNING DEPARTMENT CONDITIONAL USE PERMIT 77-18 DONNA L. BUTLER ASSISTANT PLANNER GENERAL INFORMATION . APPLI CANT: LOCATION: REQUEST: SIZE: EXISTING LAND' USE AND ZONING: SURROUNDING LAND USE AND ZONING: GENERAL PLAN: HISTORY George Gonzales ZOO East Foothill Blvd. Remodel and enlarge an existing restaurant (La Pinata Restaurant) The subject site consists of 3 lots containing 13,975 square feet Subject site is developed with a restaurant and a duplex and zoned C-Z North: Commercial uses C-Z & D West: Offices - - C-2 East: Residential uses C-Z South: Residential uses R-l Commercial Building Division records indicate the existing structure was converted in 1949 from a retail use to a restaurant, The restaurant use at this site predates the requirement for a conditional use permit (1968), Thus, it is a legal nonconform- ing use and able to operate without a conditional use permit. . . C.U.P. 77-18 2 Now, however, the applicant proposes to expand the building and, therefore, a conditional use permit is required, ANALYSIS The existing restaurant contains 3,250 square feet with parking for 11 cars (66% deficiency, 33 spaces required), The applicant proposes 'to add a new 486 square foot kitchen, convert the existing kitchen into a storage area and construct a new 542 square foot dining area. In addition, the applicant proposes to remove the existing dwelling at 210 East Foothill Blvd. (east of the existing restaurant) and construct an additional parking lot, thereby providing a total of 18 parking spaces (58% deficiency, 43 spaces required). The proposed dining room addition would increase the seating capacity from ZOO persons to 244 persons, The planned exits are consistent with Fire Depart- ment standards. . Staff feels the proposed parking deficiency of 25 spaces is substantial, Reducing the deficiency would necessitate either the addition of still more parking spaces or the deletion of the proposed dining area, If the proposed new dining area were deleted from the proposed plans, a parking deficiency of 20 spaces would remain (53% deficiency, 38 spaces required), A covenant should be recorded ensuring that the parking lot at 210 East Foothill Blvd. will be maintained for the use of the restaurant at 200 East Foothill Blvd, The Planning Commission may wish to consider approval of the plans without the proposed additional dining area to partially mitigate some of the problems associated with the parking deficiency, The existing restrooms are consistent with the requirements in the 1976 Uniform Plumbing Code. If the additional 542 square foot dining room were constructed, one additional urinal would be required to meet code, . The exterior of the present building and the proposed new additions would be tied together with a new facade. The eleva- tions submitted by the applicant indicate that a portion of the proposed arbor structure would extend into the public right-of- way and would need City Council approval. Although a new facade would substantially enhance the appearance of the existing building, the proposed use of the public right-of-way for part of a private commercial building should be discouraged as said use would set a precedent, The C-2 code requires that there be a 20-foot rear yard setback behind every building, The front of the subject site is located . C.U.P. 77-18 3 on Foothill Blvd. The proposed kitchen expansion will be located adjacent to the rear lot line. There is, however, a l6-foot alley between the proposed kitchen and the residential properties to the south. . The Code notes that where there is an alley such rear yard may be measured to the center of the alley. Therefore, the building should have a l2-foot setback from the rear property line. If these three lots were consolidated, the lot would then front on Second Avenue. There is no special side yard setback for a C-2 lot adjacent to residentially zoned property and the build- ing could be constructed adjacent to the alley. The applicant, however, does not plan to consolidate these lots and the Code does not require that these lots be consolidated since the building will not cross lot lines. The Planning Commission, therefore, may wish to grant a modifica- tion for an 8-foot rear yard setback from the center line of the alley in lieu of 20 feet required. The subject site is wfthin the Raymond Hill Fault Special Studies Zone. The proposed expansion of the restaurant does not qualify as a project which would require a special geologic inves,tigation because the value of the addition does not exceed SO percent of the present market value of the structure. The proposed parking lot and landscaping plan should be subject to final review by the Planning Department staff. The hours of operation which the applicant plans to retain for the existing restaurant are 11:00 a.m. to 10:00 p.m. Pursuant to the provisions of the California Environmental Quality Act, the Planning Department has prepared an initial study for the proposed project. Said initial study did not dis- close any substantial or potentially substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance. Therefore, a Negative Declaration has been prepared and filed for this project. Before the Planning Commission takes action on this project, the Commission should "move to approve and file the Negative Declaration and find that the project will not have a signifi- cant effect on the environment." . . . . C.U.P. 77-18 4 RECOMMENDATION The Planning Department recommends approval of C.U.P. 77-18 without the proposed new dining area subject to the following conditions: I. Conditions as outlined in the attached reports from the Department of Public Works shall be complied with to the satisfaction of the Director of Public Works. 2. All utility service shall be underground. 3. Final plans for all parking lot improvement, landscaping and exterior lighting shall be subject to the review and approval of the Planning Department. 4. All storage (including temporary) shall be inside. S. All mechanical equipment shall be screened from view. 6. All existing improvements in the public right-of-way shall be removed or relocated to comply with Code. 7. Prior to the issuance of any building permits, a covenant shall be recorded in the office of the County Recorder in a form and content approved by the City Attorney indicating that the lot at 210 East Foothill Blvd. shall be used as parking as long as a building is located at 200 East Foothill Blvd. 8. All building elevations shall be subject to the review and approval of the Planning Department. 9. That a modification be granted for an 8-foot Tear yard setback measured from the center or the alley in lieu of 20 feet required. 10. That a modification be granted allowing 18 parking spaces in lieu of 38 spaces required. DLB/at Attachments . . . August 15, 1977 TO: PLANNING DEPARTMENT FROM: DEPARTMENT OF PUBLIC WORKS SUBJECT: C.U.P. 77-18 -- LA PINATA RESTAURANT -- 200 E. FOOTHILL BLVD. The plans show a proposed arbor within the Foothill Blvd. parkway area. The developer should be advised that this area is reserved for sidewalks, driveway aprons, utility porposes, and landscaping:. The following conditions of approval for this development are recommended: 1. Submi t grad ing and dra inage p 1m sub ject to approva 1 by the Di rector of Pub li c Works, 2, Dedicate a 15 ft, radius corner cut-off for street purposes at the southeast corner of Foothill Blvd. and Second Avenue. ), Parkway trees shall be required on Foothill Blvd. and Second Avenue, Location and number of trees to be determined after submittal of final plans, 4. Section 7212 of the Arcadia Municipal Code requires concurrent improvements including the construction of 10 ft, width P.C,C, sidewalk on Foothill Blvd" constroction of sidewalk ramp for handicapped, closure of drive apron not to be used on Second Avenue, and construction of missing sidewalk on Second Avenue. The developer will also be required to repair damaged sections of, existing P.C.C. sidewalk on Second Avenue. Limits of sidewalk to be repaired shall be determined by the Director of Public Works. tZ.z; II ~V'le~ CHESTER ~. HOWARD Director of Public Works CNH:JD:ms . August 30, 1977 TO; PLANNING DEPARTMENT FROM: DEPARTMENT OF PUBLIC WORKS SUBJECT: C.U.P. 77-18 -- LA PINATA RESTAURANT -- 200 E. FOOTHILL BLVD. SUPPLEMENTARY REPORT The following condition of approval should be added to the Public Works Department conditions of August IS, 1977. Construction of the proposed arbor shall not be permitted within the Foothill Boulevard parkway area. t7~ /! $u'tr~ CHESTER N. HOWARD Director of Public Works . CNlI:JD:ms . . . . r . (~~l) , ; C 2 C 2 D I (U") : . C-Z I I I...S) I , C:EN ~ 1.') I I SHOPPING CENTER ) S\10PPING rER I I (2- /I I (2_t' ) I ( .,S) I l!>b,1~ \35 ~ ..... IZO 137 Ins 7".6 Itl.5 ,"0 lzo FOOTHILL BOULEVARD 40 150) 40 lJl.&f 5't.43, , f..} (2.;') 40 40 ....) (f (/58) (11.0) ~ (I I.v) (111..) ~"'''' (;tIt.) (21+) (u..~J (12.04-) Cf.'-"I (2."') 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