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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
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and shape to accommodate said use including all yards, parking,
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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.
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1094
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6. This application shall not take effect until the
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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:
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AYES: Commissioners Brink, Clark, Hedlund, Perlis, Soldate
and Sargis
NOES: None
ABSENT: Commissioner Hegg
ATTEST:
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Secretary
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1094
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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
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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
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SPECIAL INFORMATION
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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
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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
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C.U.P. 79-5
3
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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"
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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.
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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-
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C.D.P. 79-5
4
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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.
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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.
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JFW/cm
Attachments
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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
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