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PLANNING COMMISSION RESOLUTION NO. 1234
A RESOLUTION AMENDING CONDITION 3 OF RESOLUTION 842
(C.U.P. 73-16) TO EXTEND THE HOURS OF OPERATION OF
THE CASK 'N CLEAVER RESTAURANT AT 251 NORTH SANTA ANITA
AVENUE.
WHEREAS, on March 22, 1983, a request was filed by the C & C
Organization to amend Resolution 842 (C.U.P. 73-16) to extend the
hours of operation of the Cask 'n Cleaver restaurant at 251 North
Santa Anita Avenue, more particularly described in attached Exhibit
"A"
WHEREAS, a public hearing was held on April 12,1983 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 Depart-
ment in the attached report is true and correct,
Section 2. This Commission finds that based upon the parking study
there should be adequate parking to accommodate the proposed luncheon
trade and the expansion in hours would not be detrimental to the public
health or welfare or injurious to the property or improvements in such
zone or vicinity and will not have a substantial adverse impact on
the environment.
Section 3. That Condition 3 of Resolution 842 shall be amended
to read "That the hours of operation of the restaurant shall be 11: 30
a. m. to 2: 00 a. m. Monday through Sunday" wi th the following addit ional
conditions:
1. Conditions set forth in Planning Commission Resolution 842.
2. That modification of Condition Number 3 to allow the applicant
to open at 11:30 a.m. Monday through Sunday shall be subject to review
by the Planning Commission 6 months after date of this approval. If it
is determined that parking or other problems have resulted from the
revised hours of operation, the Planning Commission may cancel this re-
vision in the hours, The action of the Planning Commission is subject
to ,appeal before the City Council. The applicant shall sign an agree-
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ment, approved by the City Attorney, acknowledging his understanding
that the expanded use may be cancelled as specified herein. If after
review the extended hours of operation are deemed not to be a problem,
Revised Condition 3 shall become a continuing condition of C.U.P. 73-16,
as approved or with additional conditions.
2. That a modification shall be granted for 77 parking
spaces in lieu of 152 parking spaces required. That this approval shall
not constitute an approval for a general reduction in parking for the
total site. That any modification granted for parking shall only be
for the use approved by C.U.P. 73-16.
. 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 Commi~sion held on the 12th day
of April, 1983 by the following vote:
AYE;': Commissioners Dixon, Harbicht, JaP1ike, Kirkpatrick, Fee
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NOES:
None
ABSENT: Commissioner Sargis
ABSTAIN: None
ATTEST:
Secretary
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APRIL 12, 1983
TO: PLANNING COMMISSION
ARCADIA, CALIFORNIA
FROM: PLANNING DEPARTMENT
CASE NO.: REVISION TO C.U.P. 73-16
PRSPARED BY: DONNA L. BUTLER
ASSOCIATE PLANNER
GENERAL INFORMATION
APPLICANT:
James L. Hardy on behalf of the
C & COrganization
LOCATION:
REQUEST:
251 North Santa Anita Avenue
Revision to Condition 3 of C,U.P. 73-16 to expand
the hours of operation of the Cask'n Cleaver
restaurant to 11:30 a.m, through 2:00 p.m. Monday
through Sunday.
68,240 square feet (1.57 acres)
LOT AREA:
FRONTAGE:
234 feet on Santa Anita Avenue
291 feet on St. Joseph Street
EXISTING LAND
USE & ZONING:
The site is developed with the restaurant and
commercial and industrLal uses: zoned C-M
SURROUNDING LAND
USE &,ZONlNG:
North:
Developed with industrial uses and an
animal hospital; zoned M-1 and C-M
Developed with the Pacific Telephone
Building and parking for the Bank of
America: zoned C-2
Developed with Arcadia Lumber; zoned
C-2 and H
Developed with the School Bus Yard;
zoned M-1
South:
East:
West:
GENERAL PLAN
DESIGNATION:
The site is designated as mixed commercial/indus-
trial use.
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HISTORY
On January 22, 1974, the Planning Commission adopted Resolution 842
granting Conditional Use Permit 73-16 to operate the Cask 'n Cleaver
restaurant. A condition of approval for this C.U.P. was that the hours
of operation be limited from 5:00 p,m. to 2:00 a.m. Monday through
Saturday and 4:00 p.m. to 2:00 a.m. on Sunday. These hours were pro-
posed by the applicant to minimize concerns the City might have in
regard to the parking space deficiency.
PROPOSAL AND ANALYSIS
It is the desire of the applicant to serve lunches from 11:30 a.m. to
2:30 p.m. The applicant is requesting to modify condition 3 of C.U.P.
73-16 which limits the hours of operation. The proposed hours of
operation would be 11:30 a.m. to 2:00 a.m. Monday through Sunday.
There are 77 parking spaces on the entire site. Based upon the existing
uses, 152 parking spaces would be reql:ired:
Restaurant 90 spaces
(9,000 sq. ft. @ 10 spaces per 1,000 sq.ft.)
SREA Building 24 spaces
(6,000 sq, fl. @ 4 spaces per 1,000 sq. ft) )
oruener's Furniture 20 spaces
(4,000 sq. ft. @ 5 spaces per 1,000 sq. ft)
Arcadia Glass 18 spaces
(9,000 sq. ft. @ 2 spaces per 1,000 sq. ft. )
152 spaces
Mr. Hardy has submitted a parking study for the site conducted over an
eight day period. The study illustrates that the parking areas are
not utilized to full capacity. Staff's site inspections verify the
parking counts submitted by the applicant. Also, there is substantial
on-street parking available on Rolyn Place and limited parking on Santa
Anita Avenue. Although this on-street parking is utilized by other
businesses in the area, staff has observed that there is space available
on the street.
They expect an average parking load of 20 automobiles during the lunch
hour, with a high count of approximately 30 automobiles between 12 noon
and 1:00 p.m. They estimate that 15% of their business will be pede-
strians from surrounding businesses.
It is staff's opinion that based upon the study submitted by the appli-
cant as well as staff's observations, there should be adequate parking
to accommodate the proposed luncheon trade. Extending the hours of
operation should not be detrimental to the surrounding uses.
C.U.P. 73-16
4/12/83
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However, the parking study is based on the existing uses on the subject
property. I f any of these uses change to a more intens i ve use then a
parking 'problem could occur. Any change in the existing businesses to
a more intensive use would require a modification of the parking
requirements.
Because there might be a potential impact on the parking, the Planning
Department would recommend that the expanded hours of operation be
reviewed within six months after approval by the Planning Commission
to ascertain if problems have occurred as a result of the extended
hours and determine whether the revised condition should be continued,
continued with conditions, or be cancelled.
Attached for your information are a letter from Mr. Hardy, a copy of
the parking study, a site plan and a letter from L, Howell, the
property owner.
RECOMMENDATION
The Planning Department recommends that Condition 3 be amended to read:
"That the hours of operation for the Cask 'n Cleaver restaurant shall
be 11:30 a.m. to 2:00 a.m. Monday through Sunday." subject to the
following conditions:
1.
That modification of Condition Number 3 to allow the applicant to
open at 11:30 a.m. Monday through Sund"y shall be subject to
review by the Planning Commission 6 months after date of th~s
approval. If it is determined that parking or other problems have
resulted from the revised hours of operation, the Planning
Commission may cancel thi~ revision in the hours, The action of
the Planning Commission is subject to appeal before the City
Council. The applicant shall sign an agreement, approved by the
City Attorney, acknowledging his undeL"standing that the expanded
use, if granted, may be cancelled as specified herein. If after
review the extended hours of operation are deemed not to be a
problem, Revised Condition 3 shall become a continuing condition
of C.U.P. 73-16, as approved or with additional conditions.
That a modification shall be granted for 77 parking parking spaces
in lieu of 152 parking spaces required. That this approval shall
not constitute an approval for a general reduction in parking for
the total site. That any modification granted for parking shall
only be for the use approved by C.U.P. 73-16
2.
C.U.P. 73-16
4/12/83
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THE C&C ORGANIZATION
March 22, 1983
Arcadia Planning Commission
City Hall
240 West Huntington Drive
Arcadia, California 91006
RE: Request for Modification of Existing Conditional Use Permit
Honorable Chairman and fellow members:
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The C & C Organization is the owner and operator of the Arcadia Cask 'n Cleaver
restaurant which is located at 251 North Santa Anita Avenue. We have conducted a
dinner house ~ restaurant here since November, 1973. This style of operation,
which entailed being open to the public from five o'clock in the afternoon until
two o'clock the following morning, was not in any conflict whatsoever with our
chain-wide method of doing business. The Conditional Use Permit currently in force
expressly recites these conditions and, further, for the past nine years we have
had no reason to feel uncomfortable, with them.
For the last two (2) years, however, we have been concerned about our decreasing
profit margins. We have thoughtfully explored the reasons for such a decline and
have concluded that our control of costs and various operating expenses is in
place and that our only practical alternative is to increase our sales per square
foot. We embarked on an aggressive advertising and marketing campaign during the
Fall of 1982. Secondly, we invested approximately two hundred thousand dollars
($200,000) in a major remodeling and decorating effort that was completed in
November of 1982. In our opinion, these two major commitments in concert will
Jntribute to our goal of increasing our dinner/cocktail counts. However, we
ave also concluded that our resistance' to opening for luncheon must finally
ive'way to the financial realities of the restaurant industry. Historically,
\/ewere afforded the economic luxury of not needing this in our sales base. In
a dynamic economy all things change and our ability to endure decreasing profit
ma,rgins is no exception. 'This decision is, therefore, not elective but a mandatory
action required of attentive management in a changing market place.
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CASK'N CLEAVER
LORD CHARLEY'S
EL GATO GORDO
p, 0, Box 1089 . 8651 Madrone Avenue
Rancho Cucamonga, California 91730. (714)981,5771
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Arcadia Planning Commission
Page #2
As mentioned earlier, our current Conditional Use Permit only authorizes
us to open for certain hours commencing late in the day. Therefore, inorder
for us to open for lunches, we respectfully request a Modification to that Permit.
We are sensitive to the opinions of ' our neighbors and have, therefore, solicited
their views on the prospect of our opening for lunches, They have in all
instances enthusiastically supported the decision. For your information, I have
attached a photo copy of the business cards of our neighbors we have contacted
which also evidences their response to our inquiry.
We recognized early on that parking would be a legitimate concern of your
Commission. At the suggestion of your Planning Director, Mr. William Woolard, we
have charted the parking "demand" placed on the available space adjacent to our
restaurant. As indicated on the attached schedule from eleven o'clock in the
morning until two o'clock in the afternoon there is a modest parking demand.
Further, please note that our fellow tenants wh.o would most be affected by
our opening for lunches (SREA, Arcadia Glass & Mirror Corp., etc.) are supportive
of our decision. Finally, I have personally met with Hugh Barton, Vice President
,and Manager of the Bank of America located at 180 North Santa Anita Avenue. Mr.
Barton informed me that he and his staff would welcome our opening for lunches
and would consider it a natural extension of our dinner house concept. We are
also the lessee under a certain lease by and between ourselves and the Bank of
America for the parking lot located at the corner of Santa Clara Street and
Santa Anita Avenue. This lease provides a restriction on our customers use of
the property to other than "banking hours." We are currently pursuing a change
in these terms that will permit our customers to use this facility during the
luncheon period. In view of Mr. Barton's endorsement, we are optimistic that this
amendment to the lease can be obtained. In our opinion, however, securing this
amendment to our lease with the Bank of America should not be, in and of itself,
determinative of your granting us the requested Modification. The availability
of the additional space would be desirable, but not mandatory to the orderly
flow of our customer traffic.
We anticipate an average luncheon count of approximately one-hundred (100) per
business day, Inorder to place this in prospective, please note that the luncheon
period is considered to be between eleven forty-five A.M. until one forty-five'
P.M. daily. Therefore, an expected average of twenty (20) automobiles (2.3 people
per auto) will be present at anyone time during that period with a bias upward
between noon and one o'clocK to approximately thirty (30) autos. These estimates
also entertain the potential of fifteen percent (15%) of our patrons walking to
our' facility from'surrounding business locations. This analysis suggests, there-
fore, that Our parking accommodations alone will provide the necessary space. The
foregoing is an estimate, of course, but it is nevertheless the product of our
research and we justifiably rely on it.
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Marcn Z<:, I ::I~.:l
Arcadia Planning Commission
Page #3
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Our decision to locate in Arcadia has been most rewarding. We have
experienced ,a good customer base and our employees and management have
genuinely enjoyed operating our restaurant here. We have not experienced
any regulatory difficulties, but to the contrary, we have had an excellent
relationship with all facets of ' your City government. We are most grateful
for this circumstance. We have generated a sales volume of approximately one
million three hundred thousand dollars for calendar years 1981 and 1982.
Consequently, we have contributedimpressively'to the retail sales base in Arcadia.
Secondly, we have provided a job opportunity for, a segment of your youth that has
historically found rewarding employment difficult to secure. Our luncheon business
will contribute further to these two worthy objectives of any well managed city.
As a point of information, we anticipate an annual sales volume from our luncheon
business in the approximate amount Of two hundred fifty thousand dollars. This
level of sales increase with only a modest increase in our fixed expenses will
be economically rewarding and, therefore, a legitimate business objective. Please
refer to the enclosed menu that will further acquaint you with our style of luncheon
service.
We have attempted to address the points~f inquiry that you and your colleagues
may raise concerning our request. I trust you will find our explanation to be
clear and honorably intentioned. 'Should yciu require any additional information
during the course of your deliberations on this issue, we shall promptly reply
to any request made of us.
. Very truly yours,
~rrE C & C ORGANIZATION
~..~V~~
James L. Ha rdy
Vice President
JLH:cab
Enclosure
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John R. Hicks, SREA
Executive Vice President
DIA
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TOM SCHMALTZ
446.3181
. Rent
I Breuners Furrkre
Home Furni~hers SInce 18S6
rfltlt-'4(;efL
KAREN BIANCHETTI
Showroom Manager
215 N. SAN\' A AN IT A AVE. . ARCADIA, CA <)lQOb
/ Ill.3) 440-0138
Cc ;:;',..:- /-<.-,',--c'7W
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CHRISTOPHER M. McGUIRE
ClU;J~
446_4437
881..,261
ARCADIA GLASS & MI.RROR CORD.
GLA%lNCiI. CONTR....CTOR
STORE FRONTS err COM""'EERCIAL GLAZING
M''''RO''. . ...uTO OL.AS&
O~ rot. L..uJ..l0-l-\ t. s.
305 N. SANTA ANI'T.
"A CADI"'. e. 910015
Silk Pbotocopy, Service
307 N. Santa Anifa. St.. A
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BRIGID COLGAN ,,tJ~ P.O Box $.4
Offlce Manage, (213) 681.~64
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JONAN INDUSTRIES
307 NORTH SANTA ANITA
SUITE #C
ARCADIA, CALIFORNIA 91006
March 23, 1983
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Arcadia Planning Commission
City Hall
240 West Huntington Drive
Arcadia, CA 91006
Honorable Chairman and Fellow Members:
RE: Arcadia Cask 'n Cleaver
The Arcadia Cask 'n Cleaver is one of my tenants and has been for the last nine years.
They have informed me that they intend to seek your permission to open for lunches.
I am aware of the current restrictions they have on their Conditional Use Permit
as it relates to their hours of operations. Under the terms of my lease with them
I will not financially benefit from their opening for lunch, but I do nevertheless
endorse their decision to do so. It will create additional business traffic for
the balance of my tenants during their business day and secondly, it will be a quality
addition to the general business activity in this area. Their caliber of food and
service is well known, therefore, any reasonable request they make of you for sound
business reasons should be heard with a view to encouraging the success of businesses
that contribute to the/general ambience of our City.
I hope you will hear their request with the full knowledge that they are a welcomed
commercial citizen of our City.
Very truly yours,
JONAN INDUSTRIES
c:/') ~ ' ) ;.~;~^.{.c(
L. R: Howell, President