HomeMy WebLinkAbout1287
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PLANNING COMMISSION RESOLUTION NO. 1287
A RESOLUTION GRANTING CONDITIONAL USE PERMIT 85-6 FOR THE
REt-DDELING AND OPERATION OF A RESTAURANT AT 311 EAST LIVE OAK
AVENUE
WHEREAS,on March 27, 1985, an application was filed by Ralph Sabatella to
remodel and operate a restaurant, Plannin9 Department Case No. C.U.P. 85-6, on
property commonly known as 311 East Live Oak Avenue, more particularly described
as follows:
The easterly portion of Lots 53 and 54, Tract No. 13217, in the
City of Arcadia, County of Los Angeles, State of California, as
per Map recorded in Book 264, Pages 26 and 27 of Maps, in the
Office of said County Recorder.
WHEREAS, a public hearing was held on April 23, 1985, 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:
1. That the granting of such Conditional Use Permit will not be
detrimental to the public health or welfare, or injurious to the property or
improvements in such zone or vicinity.
2. That the use applied for at the location indicated is properly one
for which a Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping and other features required to adjust said use with the land and uses
in the neighborhood.
4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely
affect the comprehensive General Plan.
6. That the use applied for will not have a substantial adverse impact
on the environment.
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Section 3. That for the foregoing reasons this Commission grants a
Conditional Use Pennit for the remodeling and operation of a restaurant upon the
followi ng conditions:
1. That the following modifications be granted subject to compliance with
the conditions imposed upon C.U.P. 85-6:
A. Existing 5'.0" high block wall in lieu of 6'.0"
along north property line between residentially
and parking lot (9269.13).
Deletion of requirement for a 5'_0" wide landscaped area along
north property line between residentially zoned property and
parking lot.
2. Directional signage shall be provided for the one-way driveway on Live
Oak Avenue. Signs shall meet with the approval of the Planning and Public Works
Departments.
3. A landscape and irrigation plan shall be submitted to the Planning
Department for review and approval prior to issuance of any building pennits.
Six inch high concrete curbing will be required around new landscaped areas.
4. Prior to issuance of any building pennits, a covenant shall be
recorded consolidating the two lots into one parcel. This shall be subject to
the City Attorney and Planning Department review.
5. If the existing landscaping along the north property line adjacent to
the block wall is removed, a minimum of four IS-gallon trees shall be planted.
Location of said trees shall be subject to Planning Department review.
6. If the block wall between 2600 South Thi rd Avenue and the north
property line of 311 East Live Oak Avenue is removed, a new 6'_0" high solid
masonry wall shall be built by the applicant or his successors. The applicant or
his successors shall only be responsible for that portion of the wall abutting
the north property line of 311 East Live Oak. Said wall shall be completed
within 30 days after the removal of the existing wall.
7. Wheel stops shall be maintained for all parki ng spaces.
8. The restaurant shall be maintained as per the plans on file in the
Pl anni ng Depa rtment.
high allowed
zoned property
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\1287
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9. That C.U.P. 85-6 shall not take effect until owner and applicant have
executed a fonn available at the Planning Department indicating awareness and
acceptance of the conditions of approval.
Section 4. The decision, findings and conditions contained in this
Resolution reflect the Commission's action of April 23, 1985 and the following
vote:
AYES: Commissioners Dixon, Fee, Kovacic, Harbicht
NOES: None
ABSENT: Commissioners Hedlund, Jahnke
ABSTAIN: Commissioner Szany
Section 5. 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
Arcadi a.
I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 14th day of May, 1985 by the
following vote:
AYES:
NOES:
ABSENT:
ATTEST:
/~~
Cha i nnan
Planning Commission, City of Arcadia
s41&1~~~~
City of Arcadi a
3
1287
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APRI L 23, 1985
TO:
FROM:
ARCADIA PLANNING COMMISSION
PLANNING DEPARTMENT
WILFRED E. WONG, ASSISTANT PLANNER
CONDITIONAL USE PERMIT 85-6
CASE NO.:
GENERAL INFORMATION
AP PLIC ANT:
LOCATION:
Ral ph Sabatella
311 East Live Oak Avenue
R EQUE ST:
Conditional Use Pennit to renodel a 2,370 square foot building
into a restaurant with the following modifications:
A. ExistIng 5'.0" high block wall in lieu of 6'-0" high
allowed along north property line between residentially
zoned property and parking lot (9269.13).
Deletion of requirement for a 5'_0" wide landscaped area
along nort h prope rty 1 i ne between res ident i ally zoned
property and parking lot.
LOT AREA: Approximately 11,200 square feet (.25 acre)
B.
FRONTAGE: 88 feet on live Oak Avenue.
EXIST! NG LAND
USE & ZONING: Vacant commercial buildin9; zoned C-Z & D, and PR-3
SURROUNDING LAND
USE & ZONING: North:
West:
East:
South:
Single-family dwellings; zoned R-2 and R-l
Office Buil di ng; zoned C-Z&D, and PR-3
Restaurant; zoned C-2&D and PR-3
Light Manufacturing; zoned C-M&D
GENERAL PLAN
DESIGNATION:
Comme rei a 1
HISTORY
In 1966 a 2,300 square foot restaurant was constructed with 18 parking spaces.
In ~968 the restaurant closed and the building was converted into commercial
offlces. Presently the building is vacant.
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In 1971 Conditional Use Permit 71-1 was filed to reopen the restaurant with 16
parking spaces in lieu of 23 spaces. This application was denied because the
proposal lacked adequate parking and landscapIng.
PR OPOSAL
The applicant is proposing to remodel the existing 2,300 square foot building
into a restaurant, which calls for the existing patio to be enclosed. The
exterior treatment of the building will consist of stucco walls with wood trim.
--New wi ndows will be added and the metal roof will be repainted.
Three percent, or 275 square feet, of the parki ng lot is requi red to be
landscaped. Proposed landscaping within the parking lot will total 653 square
feet or 7 percent. This does not include landscaping under the automobile
overhangs and between the parking lot and street, which totals 280 square feet.
24 on-site parking spaces are proposed, 23 spaces are required. Ingress and
egress will be from a 20-foot wide dedicated alley along the northerly portion of
the property, and a one-way driveway on Live Oak Avenue.
ANAL YSIS
A restaurant is a pennitted use in the C-2 zone with an approved conditIonal use
pe nnit .
The proposed development will comply or exceed all zoning regulations, except for
the wall and landscapi ng requirements along the north property line. The
existing block wall along the north property line varies from 5 to 6 feet in
height (6'_0" required). Also, it appears the wall belongs to the property at
2600 South Third Avenue. Staff does not believe another wall should be built,
but would recommend requiring a new wall if the existing wall Is taken down.
Presently, landscaping exists along the north property line adjacent to the block
wall, but it is part of the automobile overhang. Existing landscaping consists
of a mixture of trees and shrubs which provides for adequate buffering. If the
applicant removes the existing landscaping, a minimum of four IS-gallon trees
shoul d be planted.
It is staff's opinion that the requested modifications are minor and that the
proposed restaurant is consistent with the conditions set forth in the zoning
ordi nance.
Attached is a letter from the resident at 2600 South Third Avenue expressing some
concerns.
Pursuant to the provisions of the California Environmental Quality Act, the
Planning Department has prepared an initial study for the proposed project.
C.U.P. 85-6
4/23/85
Page 2
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Said initial study did not disclose 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.
RECOMMENDATIONS
The Planni ng Department recommends approval of Conditional Use Pennit 85-6
--subject to the following conditions:
1. That the following modifications be granted subject to compliance with
the conditions imposed upon C.U.P. 85-6:
A. Existing 5'_0" high block wall in lieu of 6'_0" high allowed
along north property line between residentially zoned property
and parking lot (9269.13).
B. Deletion of requirenent for a 5'-0" wide landscaped area along
nort h prope rty 1 i ne between res i dent i ally zoned prope rty and
parki ng lot.
2. Directional signage shall be provided for the one-way driveway on Live
Oak Avenue. Signs shall meet with the approval of the Planning and
Public Works Departments.
3. A landscape and irrigation plan shall be submitted to the Planning
Department for review and approval prior to issuance of any buildIng
pennits. 6 inch high concrete curbi ng will be requi red around new
landscaped areas. .
4.
Prior to issuance of any building pennits, a covenant shall be
recorded consolidating the two lots into one parcel. This shall be
subject to the City Attorney and Planning Department review.
If the existing landscaping along the north property line adjacent to
the block wall is renoved, a minimum of four IS-gallon trees shall be
planted. Location of said trees shall be subject to Planning
Department revi ew.
S.
6.
If the block wall between 2600 South Thi rd Avenue and the north
property line of 311 East Live Oak Avenue is removed, a new 6'_0" high
solid masonry wall shall be built by the applicant or his successors.
The applicant or.his successors shall only be responsible for that
portion of the wall abutting the north property line of 311 East Live
Oak. Said wall shall be completed withi n 30 days after the removal of
the existing wall.
7.
Wheel stops shall be maintained for all parking spaces.
C.U.P. 85-6
4/23/85
Page 3
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8. The restaurant shall be maintained as per the plans on file in the
Planning Department.
9. That C.U.P. 85-6 shall not take effect until owner and applicant have
executed a fonn available at the Planning Department indicating
awareness and acceptance of the conditions of approval.
FINDINGS AND MOTIONS
.. ~proval
If the Planning Commission intends to take action to approve this project, the
Commission should move to approve and file the Negative Declaration and find
that the project will not have a significant effect on the envi ronment and
direct staff to prepare the appropriate resolution incorporating the specific
findings and conditions of approval set forth in the staff report (or as
modified by the Commission).
Deni al
If the Planning Commission intends to take action to deny this project, the
- Commission should move to deny and direct staff to prepare an appropriate
resolution incorporating the Commission's decision and findings in support of
that decision. .
C.U.P. 85-6
4/23/85
Page 4
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CUP ~~ LAND USE B ZONING I" = lOa'
SCALE
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Mr. t. Mrs. Donald Stehlel
Z600 South Third Avenue
Arcadia, California 91006
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April 4, 1985
['H::CEIVED
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CJ!X ..r'?,r;:,~RCADLA
. .' '''''''':''1")''1"'
Ci ty Hall
Planning Dept.
I,:r. ',.'[ill Long
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De ar hlr. Long:
following our phone conversation this morning I will
set out three problem areas that I feel sure we can
work around. The business address I am talking about
is 311 E. Live Oak, in Arcadia. In the past this lo-
cation has been offices, 9am thru 5p",. If this is to
be a sit-down restaurant, then there will be a major
problem in parking. Between 7pm and 10pm, Thursday,
Friday and Saturday night the next door Velvet Turtle
"over flow" takes all the parking at 311 8. Live oak,
(rear parking) and over to the insurance company on
the corner of Third and Live Oak.
Second, The once a week paid clean up of the Velvet Turtle
area doesn't start to keep the place clean of cans and
bottles of beer, papers thrown out after the customers
return to their cars, talk a while, drink some more, throw
out what they don't want and drive away. Now if there
'was a daily pick up of the parking area required at 311
E. Live Oak, that would help.
Third, the concrete block wall is on my property and it
gets a block a year knocked out and I have to always re-
pair it. So if cement stops are employed that should
also help out.
One of the continueing problems with persons leasing this
address is the problems \'.'i th ni:-;l1t time parking at 311
E. Live Oak. The person ownin~ this property will not
assist in this problem either.
Parking on side streets in a residential area is not good
for any in the area.
.
;J;lncerely,
(; '.C1:L:.' I
W~ ~p1";:u):
Donald Stehsel
2600 S. Third .eve.
Arcadia,
446-3679
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C.U.P. 85-6
File No.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
A.
Description of project:
Conditional Use Permit to operate a restaurant.
B.
Location of project:
311 East Live Oak Avenue
Arcadia, CA 91006
C. Name of applicant or sponsor:
Ralph Sabatella
D. Finding: This project will have no significant effect upon the
environment within the meaning of the California Environmental
Quality Act of 1970 for the reasons set forth in the attached
Initial Study.
E. Mitigation measures, if any, included in the project to avoid
potentially significant effects:
Date:
April 1, 1985
WQY~ol U~
S~gnat'\1 e
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Date Posted:
Assistant Planner
Title
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A. BACKGROUND
1.
Name of Proponent
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4It C.U.P.
File No.
85-6
ENVIRONMENTAL CHECKLIST FORM
Ralph Sabatella
624 East Norman Avenue
2.
Address and Phone Number of Proponent
Arcadia, CA
91006
(818) 447-4445
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
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Date
April 1, 1985
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,,111 the Pl'OP'Mal .....ult 111 Ul.
ere.t.hmo{.I\....d1.t!c.llyalt....i....
ute open to PIlbli.o:vl...?
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U. ItKIUtion. Will t.M p~'l ....lllt
Ill'''.~o:tW>Ol>U>.q....lJtyol
qu...tlty of .H.tUMiI raer..tlonal
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propo',. r.'U t LI'I a.. . t.rat~Oft of
. q--t'",,.,,t .rdL_loqlC:&l or
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or Qu' ,1.n~'
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lublUnt1.lly reduce u.,"ab.lut o(a
nlh Or "lldHt. lpel:l... e.ll... fl."
Or ",:'~:: I.. popul.t10n to drop belc>w
selr-s'"t&1fllfl~ In'.h. u.r.aten to
...)."""..t.. .. pllnt or Inl_) ~IUt~,
r..duee ~he n~.r or r..tnc:t th. r....".
of .rar..or.l\d",qer.dpl.ntor'1'I1..1
Ot ..1"11...te U1,port.nt ...~1.. ot the
_,or p",~odI of C.li.torl'lll hutor)'
or pr"hUtory?
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to .eh1e"~ Ihort-tlnoo, to dI. dll."v."t..,.
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lOl'la.t..... ''''Plcta .0U endllre ....ll Into
the !4ture.i
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t. DCI..st!lepro'j.ctl'>......IIp.etl
"",.,.,., .re H'<l1vldv'Lly l1-.1(.d, b<ft
c",""lltlvely cOfIudlrul.? (,. proJ.ct
"'Y .llpIctOI'l two or "I'. I'Nr.te
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dlrectlyor.,.dlrlctly1
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C. OI5t'U$~:ON 01' '!:li'vtllOtl/'WIT.l.L !Vl>.1.UA~JOIl
D, DIETEJlIII.III.lTIOl1
'lOtla.<!~l.tadDoytll.t.e.cl,...IM:Y)
Of\th.~uot till. iflitid.wl1....tt_,
(4.f1ftod tIl. propOlld prO)acl COC/U) 'tOT h.... . li;n.1f1_t
Hact OIl tM 'nvl~M.. ",<I a MEGA'Un DEa.U.ATIQI
".11 bll'nl"nd.
o I Had t.I\.t dt~ the prClpOll" proj.et _old "_ .
1l9fL1f1c.ntltt.etOlltllllfLV1r_fLt,tJl.In...iUlIOt
1:1. .. uqllit1c.t1t .ttlct !II tJlil cu. b.e.~ tlM atetq.t!OIt
"',,,,,'. d..crlb.d 0" tfL .tt'Ch.d .h..t I'll... ball! .d.lWd to
th.& prOlKt. "lfEla~IVI: DECU.U.TIDl'l Wll.&. II '''AJ!bl.
o I t1l'1d th. propoae.d prl))act MAt 1.._ . a1,,,Ule..t ,,"act
OIL tJ>. 'I'Ivir_flt. .1'1(I .I'I 11fY1~M. llOlln' IZPQft 11
r,",ulrld.
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File No. CJ..:R t) s--4?
ENVIRONMENTAL INFORMATION FORM
A,
Applicant's Name:
/4 ~tJi ;I ~ /~ /.4, // CiA-l,/ ~I
(; J... t/ r /1)""u-/ dill Jll'{~ JlJt[{ /7~A) (A
(:-. lJ LI~ /JA ,(
9/~(){{'
Address:
B.
Property Address (Location): '3//
/1"" {.4r:!".; (!.J c.; /t'/' /
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General Plan Designation:
C,
0, ZOne Classification:
E. Proposed Use (State exactly ~hat use is intended for the property, i.e" type"
activities. employment):
Ti-11 /; /7/1/ ~ s ),4 ~"A" /? /;/ I
~F
Square Footage of Site:
G. Square Footage of Existing Buildings:
c2/0c':' /'
1. To Remain: S4 ..;./
/ (
2. To Be Removed:
H, Square Footage of New Buildings: d./ {l(i ,. /f
I
L Square Footage of Buildings to be Used for:
1. CoIIImercial Activities: ::..'; (! LJ J; rl
I /
2. Industrial Acti vi ties: 0
3, Residential Activities: 0
NUlllber of Uni ts : 0
On a separate sheet, describe the following:
1.
The environmental setting of the project site as it exists.
Vacant commercial building.
The proposed alterations to the project site,
Remodel building, enclose patio, new landscaping and parking spaces.
The use and development of the surrounding properties.
Residential to the north, offices to the west, restaurant to the east and
light manufacturing to the south. -1-
2.
3.
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Environmental Information Form
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K. Oleck the appropriate answers to the following questions,
Yes
1. Will the proposed project result in a substantial alteration
of ground contours and/or alteration of existing drainage
pattern?
2. Will the proposed project result in a change in groundwater
quality and/or quantity?
3. Will the proposed project result in an increase in noise,
vibration, dust, dirt, smoke, fumes, odor or solid waste?
4, Will the proposed project result in the use or disposal of
potentially hazardous materials?
5. Will the proposed project result in a substantial increase
in demand for municipal services and/or energy consumption:
Explain in detail any "YES" answers to the above questions on additional sheets.
L. Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project,
No
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M. Certification: I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial
evaluation to the best of my ability. and that the facts, statements and informatior>
presented are true and correct to the best of my knowledge and belief.
Date, .3 /::2}/rO)-
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i+~ ~{. A' /-7/~A
Signature of Applicant
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