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HomeMy WebLinkAbout1102 , '.. .... --------------- . 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 . 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 -1- 1102 . . . .. ~ . 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 .~1~ ATTEST: ~~d Secretary -2- 1102 . 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: . 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 2 . 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") . 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. . . . C.U.P. 79-9 3 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: . . . C.D.P. 79-9 4 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. WW/cm Attachments' " ~ "'''''0 g.' \) ;::.:] ~ t.-.: 9. ;~ .~ 157.7' -" 0 .: L!.'2 p.~2.. ( 0' R-2. w I~O 0 ... .. 0 D I ""^ '" .:) ~, 0 .;. r- r- ....~ L) ....... 0 "' rha7 '\i 1.1 .. ...,.~ ~.Oo . l ' !SO.~5 I 0 ~ ~ '" c-op ~ ?J C-OO 80 -- 0 i!!<( '3@ - 0 <> ~. { "" 95,09 .- " -J , ,. ! , ',- W I /5'0 \: . G.... ~<" i' .". - ... '-'- :::: t PI-l6.~t.'\y2 Z I C( c.-OO , ,.....~J;)ICA, <"' !:: 0 {\I f;j E O~1C.E5 iO ~ 0 '2 "" CC .... ~ ~ (::g () C-IQ C-IO C-2. ~ ~ (67) hO~FICE5 <;" (/J/) ("/ I .< ~. ("//5/ >;J (1';5 ('/1// ~.10. .,~. t 50,98 8098 100 12 :r.e 13':".1.1 108,!9 LI V E. OA.K AVENUE.. C-l. ~ r _ ;V"'c....:EBe...;-ZO,.:....1 ,_ cl/~' 70,'" (/~" 6""0 f(;;~) . (/'<0) 9 Mj} \J zhl (/J~JT; ~ tJ:~ 1 &':~~~ ,. s ?~;~~f~ S~ '!1!~ ~ ~ ~ ::t ~ ~ ~~-t ;,Q ~ ~~O ~~~~ ~s:B~o ~ ::'0'''0 z ,;,0 W ~ ~ So "'3."Z. I OF 0 ,... s~ " I."~ (j) 11, Z1 :::J :-,0 -0- l- ... - cr:: -I :,. .... ,.. :;: >- on ~ ~' ?j .- c.o S, 4'-.$'.(. so. ;~ 7J-<r. ( , Z7.7~L '-<.6;] to. U _ 27, 28 23 ' .. 0 '0 - ....0;: ~ . 40 ;;0 ~ ~" ~O ~ :0 ~O~,O o Q tJ:J "" ....... " +- ' .., ~3 .l-::.o ~o 0(;00) /o~) V'c.l! l!(:r~~J. ~"'f () r;" ., &1 33 - I _ G ev:;; E:..~ l*" QUN,. ~ ~ 0;,0 ro so ;;: ARCADIA 'I 5S.6~ 5~COU 'Tr~ -.: 23 ,24 Z 5 sc. '~'O " ,.,. , '\. .G ~G 5C. 5'- Z "'4 I Z7.~ 3.]5) 7~ r C.o R-A L'{Nl<,OSE. -;,"\. . C.U.P 19 -'1 LAND USE ~ .ZONING 1"= ~oo' 6 S~ALE NORTH . 00.rY 0., ~~..~o o .0.----------- 0 .....0 ' ~h ' 0-: tEATII-tO.: A\ CAF.AC-IT,. 3!7 V' 0 CJ:1 .0..-.-_----- ------- ~~H4 u __ ~I:h~ .w6r'a1- ' . ~ ". . 'tJ\ II I II ~ '0 I = .\..D.::Q. I 19><lS- ~ .(01...12- ~e. ~1:i6t 7-OJ..tE 6-2 "., u_ .. __ ___0_ . -- . ~.~', ~~ Exhibit "An -' .. "'.' . . . ~~-----_.- ~~~ Exhibit "B" --~_1J~,-O\t' 1L!L 50'-0" 7, " '- " ~~- , , '0 I 2 0" :_ ~' I ~ ~~HC1~ Q I ~HQ ~-' ~ I~ ,. - IVI ~~~,I :~ . 1(, ~~ 'Iyl ~~ ~~~~I ....;;.~ 111 ' ~ . I /1 __J i--~ ~'( ~ ~f..lb :e..\.-tb, .ft 'I J" .?/,.Mf"'_~ 1-=20'0 .' " ~ , ' . . . 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"