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HomeMy WebLinkAbout1094 r" . RESOLUTION NO. 1094 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA GRANTING A CONDITIONAL USE PERHIT FOR A DRIVE-THRU EATING ESTABLISHMENT AT 420 NORTH SANTA ANITA AVENUE. WHEREAS, on February 5, 1979, an application was filed by George W. Fasching and Thomas J. Rose, to construct and operate a drive-thru eating establishment, Planning Department Case No. C.U.P. 79-5, on the property commonly known as 420 North Santa Anita Avenue, more particularly described as follows: Lots 32, 33 & 34, Block 82, Santa Anita Tract, Arcadia as per map recorded in Book 15, page 8~, in the office of the Recorder of Los Angeles County. WHEREAS, a public hearing was held on February 27, 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. 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 to 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. 3. The site for the proposed use is adequate in size . and shape to accommodate said use including all yards, parking, -1- 1094 . . . . loading, landscaping and other features required to adjust said use with the land and uses in the neighborhood. 4. The site abuts streets and highways adequate in width and pavement type 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 significant effect on the environment. 7. SECTION 3. That for the foregoing reasons, subject to approval of the City Council, this Commission grants a conditional use permit to construct and operate a drive-thru eating establish- ment upon the following conditions: 1. The property shall be improved and maintained in accordance with the plans which are on file in the subject Case No. C.D.P. 79-5 and applicable regulations of the Arcadia Hunicipal Code. 2. Conditions outlined in the attached report from the Department of Public Works shall be complied with to the satisfaction of the Director of Public Works. 3. That final building plans shall substantially comply with the building plans shown as alternative "C" in this conditional use permit. Colors, materials and elevations are subject to the review and approval of the Planning Director. 4. That landscaping and irrigation plans be submitted to the Planning Department for its review and approval. 5. A modification is granted to permit the development of 21 parking spaces in lieu of 31 parking spaces required. -2- 1094 1 6. This application shall not take effect until the I owner and applicant have executed a form available at the Planning Department indicating awareness and acceptance of the conditions of approval. 7. The exit from the westerly drive-thru lane on to Colorado be marked with a right turn only sign. 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 of the City of Arcadia held on the 13th day of March, 1979, by the following vote: . AYES: Commissioners Brink, Clark, Hedlund, Perlis, Soldate and Sargis NOES: None ABSENT: Commissioner Hegg ATTEST: ~~711~/ Secretary . -3- 1094 .. . February 27, 1979 TO: FROM: CASE NO: PREPARED BY: CITY OF ARCADIA PLANNING COMMISSION PLANNING DEPARTMENT CONDITIONAL USE PERMIT 79-5 JEFFREY F. WITTE ASSOCIATE PLANNER GENERAL INFORMATION APPLICANT: George W. Fasching & Thomas J. Rose . ADDRESS: PROPOSAL: EXISTING LAND USE AND ZONING: AREA: FRONTAGE: SURROUNDING LAND USE AND ZONING: GENERAL PLAN: 420 N. Santa Anita Avenue A conditional use permit to construct a drive- thru eating establishment The subject site contains a service station building and is zoned C-2 The proposed site for the eating establishment contains 22,500 square feet. This property has approximately 150 feet on Santa Anita and 151 feet on Colorado Blvd. The lot also has access to the adjacent alley. North: South: West: East: Service station Cleaners Car wash Apartments Zoned C-2 Zoned C-2 Zoned C-2 Zoned R-3 Area is designated commercial . SPECIAL INFORMATION , The existing service station was constructed in 1954 prior to the requirement for a conditional use permit and the present development standards for service stations. Conditional Use Permit 67-4 was filed in 1967 requesting a minor structural . . . h C.U.P.-79-5 2 addition for the existing service station. The applicant did not want to update the service station to meet the 1967 City Code standards and the Planning Commission denied C.U.P. 67-4. On June 13, 1978, the Planning Commission approved a conditional use permit (C.U.P. 78-9) for auto polishing and cleaning at the aforesaid site. Later on December 12, 1978, after the applicant had failed to comply with some of the requirements of C.U.P. 78-9, the Planning Commission approved a time extension subject to demolition of the existing building by July 1, 1979. ANALYSIS The proposed drive-thru eating establishment would contain approximately 1,500 square feet and consist of a kitchen, waiting area, storage area, patio, and toilet facilities. A canopy structure adjacent to the serving/kitchen area provides some overhead protection for cars picking up orders. Present City parking standards require 31 parking spaces for an eating establishment of the size proposed. The plans for the proposed project include 21 parking spaces with 900 parking and 4 parallel parking spaces located adjacent to a proposed block wall. Staff feels that a parking deficiency of 6 parking spaces would not create a problem as the primary focus of the proposed business is drive-thru with very little actual seating area. The applicants have submitted a report form Mr. Larry Greer, a registered Traffic Engineer, expanding on their proposal in the area of parking and traffic circulation. Mr. Greer felt that parking and traffic circulation were adequate with certain precautions identified in his report (see attached Greer report). Staff concurs with Mr. Greer's analysis of the parking actually needed for the proposed use but disagrees with his analysis of the proposed traffic flow outlined on Page 3 of his report. Mr. Greer feels that approximately three-quarters of the entering vehicles would come from Colorado Blvd. due to the median st~ip on Santa Anita Avenue. Although the proposed plot plan is designed to route a large portion of traffic into the Colorado Blvd. entrance and through the drive-thru area and back onto Colorado Blvd., staff feels that further attention should be given to the Santa Anita Avenue entrance. The proposed eating establishment like other fast food businesses should experience peak hours of operation around noon at a time when a significant portion of the Arcadia populace is located in commercial/industrial/school areas south of the railroad tracks. Thus, it would appear that a substantial number of future patrons may utilized Santa Anita Avenue to reach this business. If the aforesaid supposition is in part accurate, traffic would tend to enter from Santa Anita and exit on the Colorado Blvd. The stacking length of the westerly most drive-thru lane could accommodate three to four cars before a conflict would develop with the driveway area off Santa Anita Avenue. Drivers using the westerly drive-thru lane would be slowed and somewhat inconvenienced by the necessity to make transactions out of the passenger side of the car. The easterly drive-thru .; C.U.P. 79-5 3 . lane has the advantage of correct positioning for the driver and a somewhat larger stacking area. One potential problem associated with the easterly drive-thru lane is the partial reliance on the driveway adjacent to the parallel parking located on the southerly portion of the site. Parallel parking is at best more time con- suming than other means of parking. The placement of parallel parking spaces adjacent to an area used for traffic and driveway access would only slow the traffic movement in an area where an even flow of traffic is important. Staff feels that the site plan could be improved through one of two of the following alternatives: (see attached plan) ALTERNATIVE "A" Alternative "A" would require the relocation and/or redesign of the building to facilitate a greater amount of stacking area. This alternative also eliminates the four parallel parking spaces, the southerly block wall and would increase the landscaped area. ALTERNATIVE "B" . Alternative "B" would permit the building to remain in its same location but would require the closing of the Santa Anita Avenue entrance, would eliminate the parallel parking and the southerly block wall and would increase the landscaped area. Conditions requJ.rJ.ng the aforesaid alternatives have been included in the conditions of approval and the Planning Commission should consider these alternatives in their action. REQUIRED FINDINGS To grant a conditional use permit for a drive-in business, the Planning Commission must make the following findings: 1. The proposed use complies with all requirements set forth for the issuance of a conditional use permit. . 2. The proposed use will not substantially increase vehicular traffic on any street in a residentially zoned district. 3. The proposed use will not lessen the suitability of any nearby commercially zoned property for commercial use by interfering with pedestrian traffic. 4. The proposed use will not create increased traffic hazards to pedestrians when located near a school, church, auditorium, theater or other place of assembly. 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- .-. C.D.P. 79-5 4 . 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 signifi- cance. Therefore, a Negative Declaration has been prepared for this project. Before the Planning Commision takes action on this project, the Commission 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 The Planning Department recommends approval of C.U.P. 79-5 subject to the following conditions: 1. Conditions outlined in the attached report from the Depart- ment of Public Works shall be complied with to the satis- faction of the Director of Public Works. . 2. That final building plans shall substantially comply with the building plans on file in this conditional use permit. Colors, materials and elevations are subject to the review and approval of the Planning Director. 3. That landscaping and irrigation plans be submitted to the Planning Department for its review and approval. 4. A modification is granted to permit the development of 21 parking spaces in lieu of 31 parking spaces required. 5. This application 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. 6. That Alternative Plot Plan "A" be developed. 7. That Alternative Plot Plan "B" be developed. 8. All signs to comply with code. After taking action of 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 Planning Commission adopts the resolution. . JFW/cm Attachments . . . February 14, 1979 TO: PLANNING DEPARTMENT FROM: DEPARTMENT OF PUBLIC WORKS SUBJECT: C.U.P. 79-5 -- 416-420 N. SANTA ANITA AVENUE The following conditions of approval are recommended: 1. Close existing drive aprons not to be used. 2. 'Submit grading and drainage plan for approval of the Director of Public Works. 3. Drive-thru and parking facilities to be operated in accordance with the recommendations contained in the report prepared by Larry Greer, Traffic Engineer. CNH:JD:ms 1{~.t:.lI ~t,7Z.' ./ cfEflsltilf'N. HOWARD "If' Director of Public Works Larry E. Greer, P.E. 470 West Lemon Avenue Arcadia, Cali~ornia 91006 Messrs. Tom Rose and George Fasching c/o Faschino Car Wash 425 North Santa Anita Avenue Arcadia, California 91006 January 31, 1979 Re: Drive-through Restaurant at Santa Anita and Colorado Gentlemen: As authorized, I have conducted a traffic impact analysis of the drive-through restaurant proposed for the southeast corner of Santa Anita and Colorado. The site is 150' x 150' standard gas station parcel that was formerly occupied by a gas station. The present use of the parcel is an auto detailing paint shop. The south side of the parcel abuts an existing 20-foot public alley with a dry cleaning establishment south of the alley. An apartment building occupies the adjacent parcel to the east. Santa Anita Avenue abuts the west side of the site with Colorado Boulevard adjacent to the north side. The traffic review of both on-site and off-site considerations was based on a site plan proposal dated December 12, 1978. The site plan proposes an entrance/exit from Santa Anita Avenue at the south ed~e of the property. Two driveways are proposed along Colorado Boulevard--an exit only serving one of the two drive-through windows approximately 60 feet east of Santa Anita and a major entrance/ exit approximately 120 feet east of Santa Anita. A pair of drive- through lanes serve two service windows of the restaurant on the west portion of the property. Twenty-five parking spaces including two handicapped spaces are provided on the property. Access is also provided directly from the public alley to the parking area. Two particular concerns from a traffic standpoint were analyzed, namely the traffic impact of the estimated traffic volumes ~hat will be generated by the restaurant facility, and the adequacy of the internal circulation system including the reservoir or storage space provided for queuing vehicles at the service windows of the drive-through facility. While some limited seats will be provided on an outside patio, the primary service of the restaurant is a fast food drive-through and take out service. , Tom Rose/George Fasching Drive-through Restaurant at Santa Anita ~olorado page 2 1/31/79 INTERSECTION ANALYSIS Manual turning movement traffic counts were made at the intersection of Santa Anita and Colorado during the p.m. peak hour on Monday, January 22, 1979. The following data is the result of those counts: Approach Movements Direction Left Turns Through Rioht Turns Total Northbound 57 795 99 951 Southbound 149 492 76 717 Eastbound 85 141 43 269 Westbound 26 141 79 246 These counts are comparable to the automatic traffic counts made of directional traffic movements by the City on Colorado Boulevard east of Santa Anita and on Santa Anita at Santa Clara and near the freeway. An intersection capacity analysis based on the above traffic volumes and the exisitng roadway geometries indicate that the intersection is operating well within acceptable operating levels at approximately 64 percent of capacity. Based on tr~ffic generation studies by the Institute of Transportation Engineers and others, the traffic generated by the proposed drive-through restaurant was estimated. Actual counts during noon peak periods for the restaurants ranged from 68 to 96 in-bound vehicles. During p.m. peak hours for street traffic, restaurant traffic ran oed from 63 to 91 in-bound vehicles. Maximum oueue lenoths at two of the facilities reached 10 and 11 vehicles, resoectively, in one or two combined drive-through lanes. Using the maximum traffic generation found at the restaurants counted, the intersection capacity analysis was recalculated with the restaurant traffic added to current traffic volumes. The restaurant traffic was assigned to the intersection based on estimated directions of approach resultin9 from the site access configuration Tom Rose/George Fasching Drive-through Restaurant at Santa Anita/Colorado page 3 1/31/79 and restricted turning access from Santa Anita. With project traffic added, the intersection still will operate at an acceptable level of service well within its designed capability. The calculations indicate that the intersection will operate at about 69 percent of its capacity, up only 5 percent from existing operational levels. INTERNAL CIRCULATION AND ACCESS Of primary concern regarding internal circulation and access is the location of access points relative to intersection proximity and the internal storage area for queuing vehicles at the drive-through service windows. Relative to site access, the entrance/exit from Santa Anita Avenue will provide only right-turns- in/right-turns-out due to the barrier median in Santa Anita. This should present no access problems for the restaurant or to street traffic along Santa Anita. Two access points are propoposed from Colorado Boulevard along the north side of the site. An exit only serving the westerly drive-throuqh widnow is proposed approximately 60 feet east of the intersection with Santa Anita. Because of the close proximity of the access point to Santa Anita and the length of the westbound left turn lane on Colorado Boulevard, traffic movements should be restricted to right-turns-out only. The second access point is a major entrance/exit approx- imately 120 feet east of Santa Anita Avenue. It is situated back of the left turn lane on Colorado Boulevard and should adequately serve full access movements to and from Colorado. In regard to the reservoir area provided for queuing vehicles at the drive-through windows. the site plan provides adequate storage lengths. Nearly three-quarters of the entering vehicles are expected to enter from the Colorado entrance because of the median on Santa Anita and the proximity of residential areas to the,north, west and east. Approximately nine spaces are provided between the drive-through windows and Santa Anita Avenue with an additional 7 or 8 spaces' provided through the parking area to Colorado Boulevard. Based on actual traffic' counts of queued .vehic1es at other facilities, a maximum of .11 vehicles were stored in all drive-through lanes combined, in this case two lanes are proposed. With a total of 16 or 17 reservoir spaces provided, there should be no overflow into adjacent streets. While the available , Tom Rose/George Fasching Drive-through Restaurant at Santa Anita/Colorado page 4 1/31/79 reservoir spaces is limited for vehicles enterin9 the Santa Anita entrance, as mentioned above most vehicles are expected to enter from Colorado where access to reservoir spaces should be no problem. PARKING The site plan proposes to provide 25 on-site designated parking spaces. The drive-through restaurants counted ranged from 14 to 39 walk-up or carry-out customers during the entire peak hour. These parking spaces have a very high turn over rate. Using the hi9hest number of parked vehicles at 39 and an average occupancy of 15 minutes each, a total of 12 parking spaces would be required. In order to allow for unusual peaking conditions, an increase of approximately 25 percent in the number of parking spaces should be provided, or a total of 15 spaces. This still allows for 5 employee parking spaces on-site and 5 excess spaces. CONCLUSIONS AND MITIGATION MEASURES Based on the foregoing analyses: o The drive-through restaurant as proposed should have a minimal impact on the intersection of Santa Anita and Colorado. o The location of proposed access points is adequate with the turning movement restrictions noted below. o Proposed on-site parking provisions are adequate. o Internal circulation pattern and queuing areas are adequate. The following actions are recommended: o The first exit just east of Santa Anita to Colorado Boulevard should be restricted to right turn only out-bound movements. o All curb-side parking should be prohibited adjacent to the site to insure driver viSibility at access points. rry E Greer, P.E. Registered Traffic Engineer 766 , . CD o " 165 o III R-3 10 ~ o ., '310.01 373,08 . CAR WA&H C-z PEACOCK PROPERTIES . C.U:P. 79-5 r-o-' "I" ""In ..,.,,, ~ ,.....,.... .. ~ '<\ ~~ '>~ ~ I": " .. N ... ... 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