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PLANNING COMMISSION RESOLUTION NO. 1309
A RESOLUTION DENYING CONDITIONAL USE PERMIT 86-2 FOR A
REQUST TO RECONSTRUCT THE GARAGE PORTION OF AN EXISTING
AUTOMOBILE SERVICE STATION AND CONSTRUCT A 3,600 SQUARE
FOOT RETAIL BUILDING AT 529 EAST LIVE OAK AVENUE,
WHEREAS, on January 28, 1986 an application was filed by Narcis Aroyan
DBA Hi Mart Service Station to reconstruct the garage portion of an existing
automobile service station and construct a 4,000 square foot retail building
(plan was revised to 3,600 square feet) at 529 East Live Oak Avenue, Planning
Department Case No. C.U,P, 86-2, on property commonly known as 529 East Live Oak
Avenue, more particulary decirbed as follows:
Lot 6 and part of Lot 109, Arcadia Acreage Tract, in
in the City of Arcadia, County of Los Angeles, State of
California, as per Map recorded in Book 10, Page 18 of
Maps, in the Office of said County Recorder.
WHEREAS, public hearings were held on February 25, 1986 and March 11, 1986,
at which time all interested persons were given full opportunity to be heard and
to present evidence; and
WHEREAS, at the conclusion of the public hearing of March 11, 1986 the
Planning Commission denied C,U,P, 86-2 and directed the preparation of findings
reflective of and consistent with their decision; and
WHEREAS, as part of the record of this proceeding the Planning Commission
reviewed and considered the following:
a, All staff reports and related attachments and exhibits submitted by the
Planning Department to the Planning Commission.
b, All oral presentations made during the public hearings of February 25, 1986
and March 11, 1986,
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NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA DOES HEREBY
RESOLVES AS FOllOWS:
Section 1. Conditional Use Pennit 86-2 is hereby denied pursuant to the
following findings:
Sect ion 2. FINDINGS.
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a, An automobile service station is a pennitted use in the C-2 zone with an
approved conditional use permit
b. Concerning Conditional Use Pennit 86-2 the site for the proposed use is
inadequate to accommodate said use and is deterimental to the welfare of the
vicinity because:
1. The proposed combination of commercial retail uses and a service
station is too intense for the subject site,
Parking is inadequate to accommodate the proposed uses on the subject
site, which may cause parking to overflow onto Sixth and live Oak
Avenues wh i ch are deve loped wi th res ident i al uses,
There is a conflict in circulation patterns upon the subject site
caused by persons patronizing the retail shops, gasoline pumps and
the service station garage,
c, That for the foregoing reasons the Planning Commission detennines that the
granting of Conditional Use Permit 86-2 would be determintal to the welfare of
the property in the vicinity, injurious to such property and inconsistent with
the proper development in the area and zone and, therefore, denies Conditional
U~e Pennit 86-2.
Section 4. The decision, findings and conditions contained in
Resolution reflect the Commission's action of March 11. 1986 and the
vote:
2,
3.
this
foll owi ng
AYES:
NOES:
ABSENT:
Sect ion 5,
and shall cause a
Arcadia.
Commissioners Fee, Galinski, Hedlund, Papay,Szany
Commissioners Amato, Kovacic
None
The Secretary shall certify to the adoption of this Resolution
copy to be forwarded to the City Council of the City of
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1309
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I HEREBY CERTIFY that the foregoing Resolution was adopted at a
meeting of the Planning Commission held on the 25th the day of March,
following vote:
AYES:
NOES:
ABSENT:
regular
1986 by the
None
Commissioners Amato, Galinski, Hedlund, Kovacic, Papay, Szany
Commissioner Fee
ATTEST:
~tk/JkffiauL
ecretary, Planning Commission
Ci ty of Arcad i a
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ss 10n
1309
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. March 11, 1986
TO:
ARCADIA CITY PLANNING COMMISSION
PLANNING DEPARTMENT
WILFRED E, WONG. ASSISTANT PLANNER
CONDITIONAL USE PERMIT 86-2
FROH:
CASE NO,:
The Planning Commission at its February 25. 1986 meeting voted 3 to 2 to deny
Conditional Use Permit 86-2, Since a minimum of four votes were needed to
approve or deny the application, the Commission continued to public hearing to
March 11. 1986,
The applicant's revised plans will require two modifications:
A. 5'-3" setback from Sixth Avenue in lieu of 35'-0" for proposed
automobile service station (9320.69,1).
B. 6 compact parking spaces in lieu of 5 maximum - 22% in lieu of 20%
(9269,5.1) ,
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The original plan required the following modifications:
A, 10'-0" rear yard setback (north property line) in lieu of 20'-0"
for portion of cOOlmercial building (9263,2.4.C).
B, Along the north property line there shall be 6'-0" high masonry
wall for a di stance of 80'-0" and a wood fence for a di stance of
68'-0" in lieu of a masonry wall along the full length of the
property line (9269.13.A),
C. 16'-9" setback frOOl Sixth Avenue in li eu of 35'-0" for proposed
automobile service station (9320.69,1).
Following is a cOOlparison of the original and revised plan:
Ori gi nal
Revised
1. Reta il buil di ng sq, ft, 4.000 sq, ft, 3.600 sq, ft,
2. Garage sq, ft, 27'-4"x32'=873 sq, ft. 30'x32'=960 sq. ft,
office=200 sq, ft,
3, Parki ng spaces 22 standa rd 21 sta nda rd
5 compact 6 compact (5 allowed)
27 total 27 total
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4, Bathroom location Attached to reta i 1
-. building, 10'-0" frern
north property line
5, Ga rage 1 ocat ion 16'-9" frern Sixth Ave,
6, Trash enclosure 10' -0" from north
. < property 1 i ne
7. Wall north property line Mason ry and wood
Attached to garage
5'-3" frern Sixth Ave.
Moved westward, 13'-0"
frOOl north property
1 ine
Ma son ry on ly
Twenty-seven parking spaces will be provided, which is the same as the original
proposal .except for the addition of one compact space (8' x 16') and the loss of
a standard spare (9' x 20'), Eighteen parking spaces are required for the retail
building after its reduction in size from 4,000 square feet to 3,600 square feet
(5 spaces per 1,000 square feet of gross floor area). This l~aves 9 spaces for
the serivce stations employees and patrons,
A mansard roof is proposed for the south and east elevations of the service
station. It is recernmended that the mansard roof be extended to include the
north elevation since it is visible from Sixth Avenue,
The Planning Department does not feel the revised
expressed in the February 25, 1986 staff report.
recommends denial of C.U,P. 86-2.
plan resolves the concerns
The Planning Department still
.
If the Planning Commission determines that this is an appropriate use of the
subject site, the Planning Department would recommend the conditions of approval
1 i sted on Pages 5, 6 and 7 of the February 25, 1986 staff report except for the
following revision and additions:
1, Revise condition number 15 so that the following modifications
shall be granted,
A. 5'-3" setback frOOl Sixth Avenue in lieu of 35'_0" for
proposed automobile service station (9320.69,1),
B. 6 compact parking spaces in lieu of 5 maximum - 22~ in lieu
of 20% (9269.5.1).
2, That the handicap bathrooms shall remain open during the business
hours of both the retail buidling and the automobile service
station, Said bathrooms shall comply with the Unifrom Building
Code Sections for light, ventilation and sanitation (1982 Uniform
Building Code Section 705).
3, The mansard roof for the service station shall be extended to
include the north elevation, This shall be subject to the review
and approval of the Planning Department,
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C.U.P. 86-2
March 11, 1986
Page 2
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TO:,
FRO!'.1:
CASE NO.:
1
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ARCADlA ClTY PLA!'\NPiG CO~nIISSIO\
PLA~;~E\G DEPARnlE\T
WILFRED E. \'i-'ONG. ASSISTANT PLANNER
CONDITIONAL USE PER~llT 86-2
GE!\ERAL INFOR~lATJO\
APPLICANT:
LOCA nON:
REqUEST:
LOT AREA;
FROl\j AGE:
Narcis Mayan
529 Ean Live Oal: Avenue
Conditional use permit to reconstruct the ~araee porticn
of an existing automobile service station and construct a
4,000 square fOOl retail building. The proposal \\"ill
require the follo\\'ing modifications:
A. 10'-0" rear yard setback inorth property lint:) in lieu
of 20'-0' for portion of commercial building
(9263.2.4.C,.
B, Along the north property line there shall be a G '-0"
high masonry wall for a distance of 80'-0" and a
wood fence for a distance of 68'-0" in lieu of a
masonry wall along the full length of the property
line (9269.13.A)
C. 16'-9" setback from Sixth Avenue in lieu of 35'-0" for
proposed automobile service station (9320.69,1)
Approximately 24.000 square feet (,55 acre)
137.44 feet on Live Oak Avenue
139.27 feet on Sixth Avenue
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EXISTING LAND USE & 2O:m:G:
Automobile service station aml the northerlv 6)'-0" of the site is
vacant anti unpaved; zoned (-2
Sl'RROl'!'iDING LA:'W USE l 2O\'I\'G:
;-';orth:
South:
East:
West:
Multiple-family dwellings: zoned R-3
Mixed commerciaL zoned (-2
Church; zoned C-2
Multiple-family dwellings: zoned R-3
GENERAL PLAN DESIGNAT10N:
Commerciall~[ultiple-family residential
PROPOSAL
Building
The eXisling aUlOffiobile service station was constructed in 1947, The
applicant proposes to demolish the existing service station office and remove
one of the three existing gasoline pump islands, The remaining two pump
islands and the existing canopy will remain.
A new two-bay service station building will be constructed along with a
4.000 square foot retail building.
The new service station building will be cunstructed of split face block. The
retail building will be stucco. Both buildings will have mansard roofs.
No remOdeling is proposed for the canopy over the existing gasoline pumps.
Parkinll and Landscapinll
Twenty-seven parking spaces will be provided on the site. Twenty parking
spaces are requiredJor the retail building (five spaces per 1.000 square feet
of gross floor area); seven parking spaces will remain for the service station's
employees and patrons.
C.U,P, 86-2
February 25, 1986
Page 2
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Ingress and egress will be from driveways on Live Gal and Sixth A \'enucs,
A driveway on Live Oalwiil be moved aiJ;:JrO):im~Hc!v eight feet to tlle west
to provide for better circulation around the gasuline pumps.
Lantlscaping \\'itl be meet colle requirements.
A six foot high masonry wall will be cons~ructed along 80'-0" of the north
property line; the existing wood fence will be repaired for the remaining
68'-0".
ANALYSIS
The retail uses are permitted in the (-2 zone. An automobile service station
is a permitted use in the C-2 zone with an approved conditional use permit.
Staff is concerned about the compatibility of the automobile service station
with the potential retail uses.
Generally. service stations are located on separate lots and are not an
integral part of a retail development. Staff feels the combination of retail
uses and a service station at this site could result in the following problems:
( I ) the loss of parking spaces for the retail uses by vehicles waiting to be
repaired by the service station. (2) conflict in circulation patterns caused by
persons patronizing the retail shops. gasoline pumps and the service SLltlOn'S
garage and (3) overflow of parting onto Sixth and Live Oal: Avenues which
are developed with residential uses.
Although the code does not allow outside work on automobiles. service
stations often will conduct preliminary inspections and minor repairs outside
the service bays. These are not activities which are aesthetically compatible
with retail uses.
Another concern would be for public safety. It is staff's opinion that the
operation of the service station, which includes the dispensing of gasoline.
should be kept separate from the retail businesses. The operator of the
service station should be limited to handling only transactions for the service
station (including the garage).
c.r,p. &6-2
Februarv 2'). 1986
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Page 3
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Code requires that "it shall be the responsibility of thc attendant to
supervise, observe and control the dispensing of gasuline, to prevent the
dispensing of gasoline into portable cont:lint'rs that are not approved as per
Section l5.703(dJ of the Fire Code, control suurces or ignition. to immediately
handle accidental spillS and fire extinguishers if neeejed and to lend
assistancc to handicapped pcrsons in the disreming of gasuline." Staff does
not bclieve that a service station operator can handle his required
responsibilities as well as conduct another rewil business on the site,
On March 5, 1985 the City adopted ordinance 1807 which permits the sale of
certain food items within a service station. Said ordinance prohibits the sale
of alcoholic beverages. If this application is approved. the Planning
Department recommends that the sale of alcoholic beverages be prohibited
in any business operating from the subject site.
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The Arcadia i','lunicipal Code requires that a solid masonry wall shall be
required between parking and residentiallY zoned property. The applicant is
proposing a 6 '-0" high wall along 80' of the norther Iv property line and is
requesting to I:eep the existing 6'-0' high fence along the remaining 68'-0".
It is staff's opinion that the block wall should be required along the entire
northerly property line in order to provide an adequate buffer between the
adjacent residential property to the north and the proposed commercial
development.
Attached is a letter from Mrs. Witt owner of the property at 2521-2523
Sixth Avenue. ~Irs, Witt has requested that the proposed bloc~ wall along
tne nortn property line be required for the full length of tne property,
If this project is approved. the service station canopy should be remodeled
to be arChitecturally consistent with the new construction.
Staff does not have any problems with modification requests A and C.
Request A is for a 10'-0" rear yard in lieu of 20'-0" required. The building.
however. will comply with the requirement that no portion of any structure
shall encroach through a plane projected from an angle of forty-five degrees
as measured at the ground leve.! along the rear property line 19263.2A.c and
see Section B of the applicant's plans).
The Public Works Department has no objections to Request C for the 16'-0"
setback from Sixth Avenue. Usually the (-2 ZOne would not require a street
.
C.U.P, 86-2
Februarv 2'\. 1986
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Page 4
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side setbac).;. Due to the size, height :Jnd !oc~tion of the service bays, staff
believes approval of Request C would be appropriate.
Pursuant 10 the provisions of the California Environmental Quality Act, the
Plannint:: Department llas prcparell an initial study for the proposed project.
Saill initial study did not disclose :Jny substami..:l or potentially substantial
adverse change in any of the phYsical conditions within the area affected by
the project including land. air. water. minera!s. flora, fauna, ambient noise
and objects of historical or ae>th-.::tic significance, Therefore, a 1'lcgative
Declaration has been prepared for this proicc,.
RECOMME\DA nON
The Planning Department recommends deni:J! of c.P.P. 86-2 based upon the
reasons set forth in the staff report, .
If the Planning Commission determines that this is an appropriate use of the
subject site, the Planning Department would recommend the following
conditions of approval:
1. The memorandum dated February II. 1986 from the Department of
Public Worts shall be complied with to the satisfaction of the Director
of Public Works.
2. Fire protection shall be provided as required by the Fire Department.
A building fire alarm system will be required.
3, New water service shall be installed by the Arcadia \,later
Department at the developer's expense.
4. The canopy over the gasoline pumps shall be remodeled to be
architecturally consistent with the other buildings on the site. This
shall be subject to the review and approval of the Planning
Department.
;. All the emplovee vehicles for the site and vehicles to be serviced bv
. .
the automobile service s'tation shall be parked on the premises.
CT.P.86-2
February 25. 1986
Page 5
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6. A. coven~nl S!l~1J be recorded \\'hich wjll hold Ihe 1015 as one parcel.
This shall be completed to the satisfaction of Ihe Planning Department
anJ eilv Attornev before the issuance 0:- blliiJlil" oermils.
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7. The sale of alcoholic bevera\'.es SI1<1ll be prohibited for any business
loc;:lled on the subject sit".
8. All work for the aUlOmobile service station shall be done inside the
building,
9. The site shall he maintained as per the plans Oil file in the Planning
Department.
10. The automobile service statio!'. shall adhere 10 code Seclion 9275.4.7
which describes the activities permitted and prohibited, except that
towing service shall not be allowed on the site.
I I. All deliveries shall be between the hours of 7:00 a.m. and IO:OlJ p.m.
12. No vehicles which are offered for sale. lease or renl shall he p:.Irl.:ed
on the premises.
13. Lighting shall comply with Code Section 9263_6.1.
14. That the service station attendant shall be limited to handling only
transactions [or the service station \including the garage),
1 S. The following modifications shall be granted:
A. 10'-0" rear yard setback (north property line) in lieu
of 20'-0" for portion of commercial building (9263.2.4.C).
B, 16'-9" setback from Sixth Avenue in lieu of 35'-0" for
proposed automobile service station (9320.69.1 L
16. That C.D.P. 86-2 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.
C.li.P.86-2
February 25, 1986
Page 6
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17. Noncompliance with the provi~ion~ and conditions of this
Conditionallise permit shall consti,ute grounds for the immediate
suspension or revocation of said l"ermiL
FIl\DE\GS A1'ID 1\WTIO\S
ADProval
If the Planning Commission intends to ral:e action to approve this project, the
Commission should move to approve and file the i'iegative Declaration and
find that the project \vill not have a si~nificant effect on the en\'ironment
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 Commissiun).
Denial
If the Planning Com mission intends to take action to denv this project. the
Commission should move to deny and direct staff to prepare an appropriate
resolution incorpor:lting the Commission's decision and findings in support of
that decision.
C.U,P, 86-2
February 25. 1986
Page 7
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2,
3.
4.
5. .
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February 11, 1986
TO:
FROM: PU8LIC WORKS DEP~RTME~T
PL~~~I~G DEP~RTME~T
SUBJECT: CUP 86-2, 529 E. LIVE OAK AVENUE
'.
This department has revi ewed the subject CUP and recommends the fo 110wing
conditions of approval:
Submit grading and drainage plan prepared by a registered civil engineer
subject to the approval of the Director of Public Works.
The existing parkway widths are twelve (12) feet on Live Oak Avenue and
'eleven (11) feet on Sixth Avenue.
Plant parkway trees at locations determined by the Director of Public
Works.
Close existin9 driveways not to be used and reconstruct curb, gutter and
sidewalk to match existing,
Gravity drainage outlets, and driveway aprons shall be constructed to
conform to Drawing S-ll.
The subject property is served by a sewer 1 ine that is tributary to a
deficient. City trunk sewer 1 ine. However, there is a current project
planned to alleviate this deficiency.
7. Arrange with Edison Company to install street 1 ights with underground
circuits. Location and number of lights subject to approval of the
Director of Public Works.
8, The above items are to be complied with to the satisfaction of the
Director of ~ublic Works in accordance with the applicable provisions of
the Arcadia Municipal Code.
tY:d;/,~~1
CHESTER . HOWARD
Director of Public Works
CNH:DRS:rk
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File No.
C.U.F. 86-2
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
Conditional Use Permit to reconstruct the garage
A, Description of project:
portion or the eX1st1ng automobile service station and construct a 4,000
square foot retail b~ilding,
B, Location of project:
529 East Live Oak Avenue
Arcadia, CA 91006
c,
Name of applicant or sponsor:
Narcis Aroyan
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: January 28, 1986
Date Posted:
Assistant Planner
Title
.
.
.
File No.
C.U.P. 86-2
ENVIRONMENTAL CHECKLIST FORM
A, BACKGIlOUND
1.
Narcis Aroyan
Name of Proponent
2.
50. North Craig, #4
'Address and Phone Number of Proponent
Pasadena, CA
91107
(818) 791-6439
B. ENVIIlONMENTAL IMPACl'S
(Explanations of all .yes" and "maybe" answers are required on attached sheets.)
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January 28, 1986
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14 I1nC1 thoI pl'OpOMd prol_t COULD ." ...... . dqtdUoaM
U.C'"l. _ UIa ."vh_t. ad a _EGATtVl D&CLlAId'l~
"111 N ,....,...-d.
o I Uiod that. altho..,p. the pnlpOIIed PI'O'act _ld Hw .
u'ilft1Uc:.nt .n.ct on toM _"l..-t. then wllt _
~ . U9"ifl".~t efhct 1_ tau <=AlI beC'_ tlllI altlPt4al
....~... d..cn.ba4 on III at.udled .haoet ..... boIea a4dMS ill':
tAl proJIC't.. II .uaUVl!: ~TlaI .ILI. II: .JlZI>u:ED. .
Of flAd th. propoMet pr011et MY N.... , .1f1LiU_t .U4C\
on th. '''''Ir-''t. &Ad &II aWVllmDCDITAL lI"'ACt ItII:I'at 1.
required. .
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File No. C!.l(' t:h-'7 _
ENVIRONMENTAL INFORMATION FORM
· A. Applicant's Name. 4I4f<n:<; hROY,1,.v D134 ~ }If -/J'l11?T 5E1'<.VJZE 57'417"'"
Address. ~ AI. eRIJ? Il/IE #--'1 fIKIrDEtV'A, (II. tJ//,17
B. Property Address (IDeation): ~ f c:. LfYE tJ# ;Jr.F
IJ ROT OJ'.4 ,( A, f'/;tJ?) (
C. General Plan Designation:
O. Zone Classification:
C-tL
E. Proposed Use (State exactly what use is intended for the property, i.e., type"
activities, employment):
Jib ME eR()R~)7tVC- 77J BtI..12D -f'MtJ 5ft!JlH<E ~
IJ(; (alY1/nERc:i'11Z 8/1flD;J'M; FoR RrT'M? 570RE5 e=LdUY< 'S)jt?I',
C-5F7 <)&{? . flfl'R. Df? c)f~. FTC -) R E'SJ D E5 ~ E)':J'<)IDVC;:
(,.tJSJ.;V~SE3 ('SFR.V17E ?/.1DOJV 'J> 5CRv.ru BAyS FoR
$5A-'oR &;n!41 0 flr7E R FfM'R. ti/tJi<. k<:; .
e r, Square Footaqe of Site: ~ 'f)Lj,~
G. Square Footaqe of Existing Buildings:
It5'tJ zj;
2, 'l'o Be Removed, / '--I '}-t> 1/
H. Square Footage of New Bulldinqs: tj~7j1
t. Square Footaqe of Buildinqs to be Used for:
/
~n
J1/'/JIiI!f
A1/1.
,
1. 'l'o R.emain:
R c7t1R
IYlI'S
9:l1R8; + "/5"07/1 ,J/Ew 5'~ VJU
1. Commercial Activities:
2. Industrial Activities:
3. Residential Acti vi ties:
Number of tlni ts :
On a separate sheet, describe the followinq:
1. The environmental setting of the project site as it exists.
.
2. The proposed alterations to the project site.
3. The use and development of the surroundinq properties.
-1-
............,; ---.-
'To Whom It May Concern
.. We are located at NorthWestern corner of Live Oak and 6th street, our
'service station is surrounded by beautiful apartment units, nice shopping
centers and very expensive single family houses. "~le our property is consists
of very old buildings, no landscaping at all and 10,000 square feet of vacant
lot llhich is not paved either. We are proposing to build 4,000 square feet of
nell and modern retail stores, have brand new b~ilding for our service bays,
ptlve the entire property, have 28 parking spaces, have new and more beautiful
signs, nell canopy for the service station, at least 1,700 square feet of land-
scaping and many other renovation and modification to make North Western Corner
of Live Oak and 6th st. as beautiful as Arcadia in general and our neighber-
hood in particular is.
Sincerly Yours,
-
Narcis Aroyan
.
.
.
~
.
. ,
Environmental Information Form
K. Check the appropriate answers to 'the following questions:
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?
S. Will the proposed project r,esult in a substantial increase
in demand for municipal services and/or energy consumption:
.,-~~
Yes
.!!2..
-L
.L
/
L
/
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.
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 rtrf ability, and that the facts, statements and informatior>
presented are true and correct to the best of rtrf knowledge and belief.
Oate.
/ /:J-7 k
I
~f'l'
".,., 0 '" "on,
-2-