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RESOLUTION NO. 1211
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA GRANTING A CONDITIONAL
USE PERMIT TO ALLOW A CHANGE IN USE OF AN
EXISTING TAKE-OUT FOOD ESTABLISHMENT TO AN
EATING ESTABLISHMENT AT 31 EAST DUARTE ROAD
(DBA MUNCHIES SANDWICH SHOPPE)
WHEREAS, on September 24, 1982, Fabiola Corporation (dba
Munchies Sandwich Shoppe) filed an application for an eating esta-
blishment, Planning Department Case No. C.U.P. 82-15, on property
commonly known as 31 East Duarte Road, more particularly described as
follows:
Lot 11 and the easterly 25.08 feet of Lot 10, Block 3,
Tract No. 101, in the City of Arcadia, County of Los
Angeles, State of California, as per Map recorded in
Book 13, Page 52 of Maps in the Office of said County
Recorder.
WHEREAS, a public hearing was held on October 26, 1982 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 report is true and correct.
Section 2. This Commission finds that:
1. The granting of Conditional Use Permit as hereinafter
provided will not be detrimental to the public health or welfare or
injurious t~ the property or improvements in such zone or vicinity.
2. The use applied for at the location indicated is properly
one for which a Conditional Use Permit is authorized.
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3. The sire for the proposed use is adequate in size and
shape to accommodate said use including all yards, parking, loading,
4It, circulation and other features required to adjust said use with the
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land and uses in the neighborhood.
4. The site abuts streets and highways adequate in width and
pavement t~pe to carry the kind of traffic generated by the proposed
use.
5. The granting of such Conditional Use Permit will not
adversely affect the General Plan.
6. The use applied for will not have a substantial adverse
impact on the environment.
Section 3. That for the foregoing,'reasons, subject to the
approval of the City Council, this Commission grants a 'Conditional Use
Permit for the operation of an eating establishment upon the following
conditions:
~
1. That the eating area (square footage) shall not be en-
larged beyond the area shown on the floor plan on file in the Planning
Department. Any change in design shall be subject to the review and
approval of the Planning Department.
2. That there shall be a maximum of three (3) round tables
(thirty inches in diameter) with six (6) chairs.
3. That the parking area be restriped to accomodate nine
parking spaces as shown by Exhibit "A". The striping shall conform to
the standards set,forth in Section 9269.8 and wheel stops shall be
provided per Section 9269.9. This shall be subject to the review and
approval of the Planning Department.
4. That a trash enclosure be constructed so that refuse~~
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shall be completely screened from public view. The enclosure shall
~ consist of three sides of six foot high masonry walls (9263.6.6).
Location of enclosure shall be subject to review and approval of the
Planning Department.
5. That a modification is granted permitting the deletion
of the commercial landscaping requirement (9269.13): 3% of parking area
shall be landscaped, one tree for every ten parking spaces or any frac-
tion thereof and a 5',...3" wide landscaped buffer adjacent to the residen-
tially zoned property to the north.
6. That a modification is granted allowing 9 parking spaces
in lieu of 22 spaces required.
7. That the balance of the building, presently vacant as
shown in Exhibit "A", shall be limited to uses which require 5 or less
parking spaces per 1,001 square feet of gross floor area.
.
8.
That C.U.P. 82-15 shall not take effect until the owner
and applicant have executed a form available at the Planning Department
indicating awareness and acceptance of the conditions of approval.
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 9th day
of November, 1982, by the following vote:
AYES: Dixon, Jahhke, Kirkpatrick, Kuyper, Sargis, Fee
NOES: None
ABSENT: None
ABSTAIN: Harbicht
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4IP October 26, 1982
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TO:
FROM:
CASE NO.:
PREPARED BY:
GENERAL INFORMATION
APPLICANT:
LOCATION:
REQUEST:
MODIFICATIONS:
LOT AREA:
FRONTAGE:
SURROUNDING
LAND USE &
ZONING:
CITY OF ARCADIA
PLANNING COMMISSION
PLANNING DEPARTMENT
CONDITIONAL USE PERMIT 82-15
WILFRED E. WONG
ASSISTANT PLANNER
Fabiola Corp. (dba ~unchies Sandwich Shoppe)
31 East Duarte Road
Conditional Use Permit to allow a change in use
of an existing take-out food establishment (no
tables) to an eating establishment (6 tables,
18 seats).
A. 9 parking spaces in lieu of 22 pa.king
spaces required (9269.5),
B. Deletion of commercial landscaping require.,
ments: 31', of parking area shall be land--
scaped, one tree for every ten pa.king spaces
or any ~raction thereof and a 5'-3' wide
landscaped buffer adjacent to the .esidentially
zoned property to the north (9269.13). '
C. Deletion of outside storage refuse which
requires refuse to be screened from public
view by an enclosure of which three sides
shall consist of six-foot high masonry
walls (9263.6.6).
Approximately 7,575 square feet (.17 acre).
75.92 feet on Duarte Road
North:
Single-family dwellings: zoned R-3 & H.
Single-family dwelling; zoned C-2 & H.
Wes~:
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.
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C;U.P. 82-15
2.
South:
Retail uses; zoned C-2
East:
Retail uses; zoned C-2 & H
GENERAL PLAN
DESIGNATION:
PROPOSAL/ANALYSIS
Commercial
The applicant is proposing to locate six tables with eighteen
chairs within an existing sandwich shop. Due to the seating,
the'business can no longer be considered take-out, but will
become an eating establishment which requires a Conditional Use
Permit.
In 1960 a 1,440 square-foot retail building was constructed on
the subject site (presently vacant). Then, in 1965, a 730 square-
foot addition was built, which Munchies Sandwich Shoppe presently
occupies.
Eleven parking spaces are required for a 2,170 square-foot retail
building (5 parking spaces per 1,001 square feet of gross floor
area). The proposed change in use will result in an increase in
the off-street parking ~equirement from eleven parking spaces to
twenty-two spaces. The sandwich shop,would need 14.6 spaces
(20 parking spaces per 1,001 square feet of gross floor area) and
the reamining retail space 7.2 spaces.
The original building plans show the site having nine 8' X 20'
parking spaces along the northerly property line (see Exhibit "A:'l.
Under the present zoning regulations only seven parking spaces
can be accommodated along the northerly property line; two parallel
spaces could be placed along the west side of the building for a
total of nine spaces (see Exhibit "B"l.
The site does not comply with the landscaping requirements for a
commercial lot. Staff feels that a mitigating factor to the lack
of 'landscaping would be the location of the parking area at the
rear of the building which is partially screened from public view.
Requiring a 5'-3" wide landscaped buffer along the northerly
property is not recommended due to the need for adequate back-out
aisle width,.
Presently, the site does not have a trash enclosure, but by striping
the lot to comply with code, an enclosure could te placed 'at the
, northwes t or northeas t corners of the lot (see Exhi bi t liB" l .
An eating establishment is a permitted use in the C-2 zone with
an approved Conditional Use Permit.
C.U.P. 82-15
3.
.
Recently, Conditional Use Permits have been granted allowing
the change in use of two take-out food establishments to eating
establishments, but the seating and table requests were sub-
stantially less. At 150 East Duarte Road three tables were
permitted (C.U.P. 82-10, Tereyaki Housel and at 108 East Foothill
Boulevard six chairs with attached tables were allowed (C.U.P. 82-7,
Baskin Robbins Ice Cream Store).
It is staff's opinion that allowing a limited amount of seating in
small take-out food establishments would not be detrimental to a
site or its surrounding properties and that the addition of seats
would not increase the business currently generated by the existing
operation, but will serve as a convenience for patrons.
The request for six tables with eighteen seats would not be consistent
with past approvals.
Only by limiting the site to three round tables (thirty-inch diameters)
with six chairs can staff determine that the site would be appropriate,
that the circulation and parking would be adequate to accommodate
the use and that the parking deficiency would not be detrimental to
the site or surrounding properties.
~
Attached for your information are Exhibits "A" and "B", a floor plan
and a site plan submitted by the applicant.
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 disclose any sub-
stantial or potentially substantial adverse change in any of the
physical conditions within the area affected by the project in-
cluding land, air, water, minerals, flora, fauna, ambient noise,
and objects of historical or aesthetic significance. Therefore, a
Negative Declaration has been prepared for this project.
Before the Planning Commission or the City Council take action on
this project, they should "move to approve and file the Negative
Declaration and find that the project will not have a significant
effect on the environment".
RECOMMENDATION
The Planning Department recommends approval of C.U.P. 82-15 subject
to the following conditions:
.
1. That the eating area (square footage) shall not be enlarged
beyond the area shown on the floor plan on file in the Planning
Department. Any change in design shall be subject to the review
and approval of the Planning Department.
.
.
'.
C.U.P. 82-15
4.
2. That there shall be a maximum of three round tables (thirty
inches. in diameter) with six chairs.
3. 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. 82-15. That a modification is granted
allowing 9 parking spaces in lieu of 22 spaces required.
4. That the parking area be restriped to accommodate nine parking
spaces as shown by Exhibit "B". The striping shall conform to
the standards set forth in Section 9269.8 and wheel stops shall
be provided per Section 9269.9. This shall be subject to the
review and approval of the Planning Department.
5. That a trash enclosure be constructed so that refuse shall be
completely screened from public view. The enclosure shall
consist of three sides of six-foot high masonry walls (9263.6.6).
Location of enclosure shall be subject to review and approval
of the Planning Department.
6. That C.U.P. 82-15 shall not take effect until the owner and
applicant have executed a form available at the Planning
Department indicating awareness and acceptance of the conditions
of approval.
After taking action on this application, the Planning Commission should
direct staff to prepare a resolution for adoption at its next meeting.
The Planning Commission's action shall ,not be final until adoption
of the resolution. The appeal period for this action commences at
the time the Commission adopts said resolution (five working days).
.
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NINE PARKING SPACES 8'x20' (tyP.)
PER THE ORIGINAL BLDG. PLANS.
DOES NOT COMPLY WITH CURRENT
ZONING ORDINANCE.
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