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RESOLUTION NO. 1102
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA MAKING FINDINGS OF FACT
AND DENYING CONDITIONAL US~ PERMIT 79-9 FOR
AN ADDITION TO A RESTAURANT AT 116 EAST LIVE
OAK ."'VENUE.
WHEREAS, on March 23, 1979, an application was filed by
Steerburger, Inc. to expand an existing restaurant, Planning Depart-
ment Case No. C.U.P. 79-9, on the property commonly known as
116 East Live Oak Avenue, more particularly described as follows:
Lot 4 of Tract No. 13623, Map Book 278, Page 29 as recorded
in the office of the Los Angeles County Recorder.
WHEREAS, a pUblic hearing was held on May 8, 1979, at
which time all interested persons were given full opportunity to
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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. That we hereby make the following findings
of fact:
1. That the site for the proposed use is not adequate
in size and shape to accommodate said proposed expansion including
all parking, landscaping and other features required to adjust
said expansion with the land uses in the neighborhood.
2. That the proposed expansion will generate an increase
in vehicular traffic which cannot be accommodated on the subject
. site.
3. That the granting of the permit would be detrimental
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1102
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to the public health and welfare, and injurious to the property
or improvements in its zone or vicinity.
SECTION 3. Based on the foregoing findings of fact we
hereby deny the application for Conditional Use Permit 79-9.
SECTION 4. The Secretary shall certify to the adoption
of this resolution.
I HEREBY CERTIFY that the foregoing resolution was
adopted at a regular meeting of the Planning Commission of the
City of Arcadia on the 22nd day of May, 1979, by the following vote:
AYES:
Commissioners Clark, Hedlund, Hegg, Perlis,
Soldate, Brink
NOES:
None
ABSENT:
Commissioner Sargis
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ATTEST:
~~d
Secretary
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1102
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May 8, 1979
TO;
FROM:
CASE NO:
PREPARED BY:
CITY OF ARCADIA
PLANNING COMMISSION
PLANNING DEPARTMENT
CONDITIONAL USE PERMIT 79-9
WILFRED WONG
ASSISTANT PLANNER
GENERAL INFORMATION
APPLICAllT:
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LOCATION:
REQUEST:
EXISTING
LAND USE
AND ZONING:
AREA:
FRONTAGE:
SURROUNDING
LAND USE
AND ZONING:
Steerburger, Inc.
116 East Live Oak Avenue
Conditional use permit to expand a restaurant
Commercial building containing the Steerburger
restaurant and a vacant store, zoned C-2
8,250 square feet
50 feet on Live Oak Avenue
North: Developed with professional offices; Zoned C-O
and C-l D
South: Developed with single-family residential uses;
Zoned R-A*
East: Developed with commercial uses;
Zoned C-2
West: Developed with commercial uses;
Zoned C-2
*Located in County area
GENERAL The subject site is designated for commercial use,.
PLAN:
. MODIFICATIONS l. 20 substandard parking spaces in lieu of 30
REQUESTED: parking spaces required.
C,U,P, 79~9
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a. approximately 7' wide parking spaces
in lieu of 9' required.
b. Aisle width of 9' in lieu of 15.7'
2. Elimination of the required wheel stops.
3. Elimination of the required trash enclosure.
4. Elimination of the 3% landscaping requirement
in the interior parking area.
5. Elimination of the required screening of the
roof mounted mechanical equipment.
SPECIAL INFORMATION
Building:
Building Area: 3,000 square feet
Existing Restaurant Area; 1,800 square feet
Floor Area for Proposed Restaurant: 3,000 square feet (See Exhibit "A")
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Seating Capacity: The existing seating capacity is 55 persons; with the
proposed expansion the total seating capacity will be approximately 83.
PARKING LANDSCAPING AND BUFFERS:
Thirty parking spaces are required for the expanded restaurant use.
Eighteen substandard parking spaces exist (single line striping,
aisle width and parking space width).
There exists no wheel stops on the site.
Access to the parking lot is through a 20 foot alley to the south
of the subject site.
There is no landscaping in the interior of the parking lot.
MISCELLANEOUS INFORMATION:
The mechanical equipment on the roof can be seen from the rear of
the adjoining properties. Driving east or west on Live Oak Avenue,
the mechanical equipment is slightly noticeable.
There is no trash enclosure on the site.
. The proposed hours of operation are 11 a.m. to 11 p.m.
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C.U.P. 79-9
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ANALYSIS
A restaurant is a premitted use in a C-2 zone with an approved
conditional use permit.
The existing Steerburger restaurant is a legal nonconforming use
and, therefore, does not have a conditional use permit.
A total of 30 parking spaces are required for the expansion of the
restaurant. The applican~s p+ot plan indicates a restriping of the >
parking lot to accorrnnodate 20 substandard parking spaces (See Exhibit "B")
After an inspection by staff it was found that 18 substandard
parking spaces exists on the site and the striping runs the
opposite direction to the proposed restriping, The existing
striping does provide for a better circulati,on pattern.
A preliminary analysis by staff on the number of standard parking
spaces that can be accommodated on this site is eleven. This would
allow for a 5' landscape buffer which would meet the 3% interior
landscaping requirement for the parking lot.
Therefore, to approve this project the Planning Commission would need
to grant a modification for 11 parking spaces in lieu of 30 spaces
required or a 63% reduction in the required parking.
Prior to this application the Planning Commission denied proposals
to expand the LaPinata and Noda Restaurants which had parking
deficiences of 58"% and 60% respectively. The conditional use permit
presently being considered by the Planning Commission is similar
to the LaPinata and Noda Restaurants conditional use permits in
respect to the parking deficiency created by the proposed expansion.
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 for
this project.
Before the Planning Commission takes action on this project, the
C6nnnission should "move to approve and file the Negative Declara-
tion and find that the project will not have a significant effect
on the environment."
RECOMMENDATION
Due to the parking deficiency and the numerous modifications
requested, the Planning Department reconnnends denial of C.U.P.79-9.
However, should the Planning Commission wish to consider approval,
the Planning Department recommends the follwoing conditions:
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C.D.P. 79-9
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1. That a trash enclosure be provided to the
satisfaction of the Planning Department.
2. That the parking lot be restriped and wheel
stops be provided to the satisfaction of the
Planning Department.
3. That a modification be granted for 11 standard
parking spaces in lieu of 30 required.
4. That a 5' landscape buffer be provided along
the east or west side of the parking lot to
the satisfaction of the Planning Department.
5. That all mechanical equipment be screened
from view.
6. That the expansion meet all Building and Fire
Department requirements. (See Exhibit "c" for
changes needed after a preliminary plan check.
This would require a change in the applicant's
floor plan).
7. That C.U.P. 79-9 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 the resolution.
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Attachments'
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To: Mr. Henry Spurgeon
It is suggested by both the Building and Fire Departments
that you consider altering your plan so that there will be
a rear exit from the new dining area to the outside, by
creating a passage way through the proposed storage room.
The two front exit doorways are too close together and front
onto the same area. The existing rear doorway can not be
used as an exit unless the kitchen area is made to conform
by installing a one-hour fire assembly door unit.
Total seating capacity will need to be shown on the final
plans. Total seating may require additional water closets.
U.P.C. minimum requirements for restaurants are 2 for 1-501
2 for 51-100, same for lavatories.
You will be required to provide all handicap requirements.
Exhibit "c"