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HomeMy WebLinkAbout1290 . . ~ PLANNING COMMISSION RESOLUTION NO. 1290 A RESOLUTION GRANTING CONDITIONAL USE PERMIT 85-9 TO RECONSTRUCT AND OPERATE AN EATING ESTABLISHMENT AT 422 SOUTH FIRST AVENUE. WHEREAS, On May 14, 1985, an application was filed by C.R. Enterprises for Cecilia Ramos to reconstruct and operate an eating establishment, Planning Department Case No. C.U.P. 85-9, on property commonly known as 422 South First Avenue, more particularly described as follows: Lots 1 and 2, Block 64, a part of Arcadia Santa Anita Tract, in the City of Arcadia, County of Los Angeles, State of California, as per Map recorded in Book 15, Pages 89 and 90 of Miscellaneous Records, in the Office of said County Recorder. WHEREAS, a publiC hearing was held on June 11, 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 t rue and correct. Section 2. This Commission finds: 1. That the granting of such Conditional Use Pennit 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 requi red 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. S. That the granting of such Conditional Use Pennit will not adversely affect the comprehensive General Plan. 6. That the use applied for will not have a substantial adverse impact on the environment. . Section 3. That for the foregoi ng reasons this Commi ssion grants a Conditional Use Permit for the reconstruction and operation of an eating establishment upon the following conditions: 1. That the following modifications be granted subject to compliance with the conditions imposed upon C.U.P. 85-9: A. 27 Parking spaces in lieu of 34 spaces (9269.5) B. 3'-9" wide landscaped buffer in lieu of 5'-3" in width along the easterly property line adjacent to residentially zoned property (9269.13.A) . Existing 5'-0" high masonry wall along the easterly property line property (9269.13.A) 2. The memo randum da ted May 28, 1985 from the Depa rtment of Pub 1 i c Works shall be complied with to the satisfaction of the Director of Public Works. 3. A landscape and irrigation plan shall be submitted to the Planning Department for review and approval prior to issuance of any building permits. Landscaping shall comply with Arcadia Municipal Code Section 9269.13.A. This shall include a minimum of four IS-gallon trees, ground cover underneath the vehicle overhangs for the pl anter along the east property 1 i ne and 6 inch high concrete curbing shall surround all landscaped areas. 4. Prior to the issuance of any building pennits, a covenant or parcel map shall be recorded consolidating the two lots into one parcel. This shall be subject to the City Attorney and Planning Department review. S. If the existing block wall along the easterly property line between the subject site and 115 El Dorado is removed, a new 6'-0" high solid masonry wall shall be built by the applicant or his/her successors. The applicant or successors shall only be responsible for that portion of the wall abutting the east property line of 422 South First Avenue. Said wall shall be completed within 30 days after the removal of the existing wall. 6. The eating establishment shall be maintained as per the plans on file in the Planning Department. 7. The maximum seating capacity (indoor and outdoor) for the eating establishment shall not exceed 60 persons. Said seating capacity shall be decreased if requi red by the Fi re Department. C. in lieu of a 6'-0" high wall adjacent to residentially zoned . - 2 - 1290 . . . 8. All exterior lighting shall be hooded and arranged to reflect away from adjoining properties and streets. Any lighting adjacent to the site's east property 1 i ne shall not exceed in height the top of the wall along the east property line. Exterior lighting shall be subject to the review and approval of tbe Planning Department. 9. That C.U.P. 85-9 shall not take effect until owner and applicant have executed a form available at the Planning Department indicating awareness and acceptance of the conditions of approval. 10. Noncompliance with the provisions and conditions of this Conditional Use Permit shall constitute grounds for the immediate suspension or revocation of said Permit. Section 4. The decision, findings and conditions contained in this Resolution reflect the Commission's action of June 11, 1985 and the following vote: AYES: Commissioners Dixon, Fee, Jahnke, Kovacic, Harbicht NOES: None ABSENT: Commissioners Hedlund, Szany Section S. 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 25th day of June, 1985 by the fo 11 owi ng vote: AYES: Commissioners Fee, Jahnke, Kovacic, Szany, Harbicht NOES: None ABSENT: Commissioners Dixon, Hedlund //~ ~~ Chairman, Planning Commission City of Arcadi a ATTEST: !U~ Secretary, Planning Commission Ci ty of Arcadi a - 3 - 1290 . . - JUNE 11, 1985 TO: FROM: ARCADIA CITY PLANNING COMMISSION CASE NO.: PLANNING DEPARTMENT WILFRED E. WONG, ASSISTANT PLANNER CONDITIONAL USE PERMIT 85-9 GENERAL INFORMATION AP PLICANT: LOCATION: REQUE ST: C.R. Enterprises for Cecilia Ramos 422 South First Avenue Conditional Use Pennit to reconstruct and operate an eating establishment with the following modifications: A. 27 Parking spaces in lieu of 34 spaces (9269.5) B. 3'-9" wide landscaped buffer in lie'u of 5'-3" in width along the easterly property line adjacent to residentially zoned property (9269.13.A) Existing 5'-0" high masonry wall in lieu of a 6'-0" high wall along the easterly property 1 i ne adjacent to residentially zoned property (9269.13.A) LOT AREA: 13,500 square feet (.31 acre) C. FRONTAGE: 100 feet on Fi rst Avenue 135 Feet on El Dorado Street EXISTING LAND USE & ZONING: Eating Establishment; zoned C-2 SURROUNDING LAND USE & ZONING: NORTH: WEST: SOUTH: EAST: Mixed Commercial; zoned C-2 Mixed Commerci al; zoned C-2 & H Mortuary; zoned C-2 Mixed Res ident i al; zoned PR-3 GENER AL PLAN DESIGNATION: Commerci al . . ~ HISTORY In 1959 the existing eating establishment was constructed and in 1961 the metal canopy was added. A drive-in eating establishment ( A & W Rootbeer) operated at the site until 1974. Since 1974 the existing operation (El Loco) has been in business. PROPOSAL The applicant is proposing to remove all exi sting structures and construct a new 1,320 square foot eating estab 1 i shment with a 374 square foot outdoor eat i ng area. Construction will be done in three stages so that the business can minimize loss of patronage. Presently, the site has no trash enclosure or landscaping. Mechanical equipment is unscreened and parking spaces to not comply with Code (size, striping and wheel stops). With the new building, landscaped buffers will be provided, a trash enclosure built, mechanical equipment screened and parking spaces striped in accordance wi th Code. ANAL YSIS An eating establishment is a permitted use in the C-2 zone with an approved conditional use permit. When the existing building was built in 1959 a conditional use pennit was not requi red. The following is a comparison of the existing and proposed development's square footages and pa rki ng: Kitchen, bathrooms & counter area Seat i ng area Total buildi ng with outdoor eating area Pa rk i ng spaces provi ded Requi red pa rki ng spaces Existi ng 802 square feet 680 square feet All outdoor 1,482 square feet Proposed 926 square feet 732 square feet Indoor/Outdoor 1,694 square feet 25 3D 27 34 The proposed building with outdoor eating area will be 212 square feet larger than the existing. The seating area will increase by 52 square feet and the kitchen, bathroom and counter area will increase by 124 square feet. C.U.P. 85-9 6/11/85 Page 2 . . ~ A modification for 27 parking spaces in lieu of 34 spaces is required. The proposed 1,320 square foot building requires 27 parking spaces, if the 320 square foot outdoor eating area is included a total of 34 parking spaces are needed. An eating establishment's parking is calculated at 20 spaces per 1,000 square feet of gross floor area. Presently, there is seating for 60 persons. Staff would recommend also limiting the proposed development's seating to 60 persons. This would permit seating for 24 persons in the outdoor eating area. Modifications are also needed for the wall height and landscaping along the easterly property line. The existing block wall along the east property line is 5'-0" in height, 6'-0" is required. It appears the wall is part of 115 El Dorado, since it runs the length of the property. Staff does not believe another wall should be built, but would recommend requiring a new 6'-0" high block wall if the exi sting wall is removed. The applicant proposes a 3'-9" wide landscaped buffer along the east property line in lieu of 5'-3". To help mitigate this situation the planter curbing is proposed to serve as a replacement for the wheelstops, thus allowing for a 7'-0" wide landscaped area. Vehicles will overhang 3'-3" of the 7'-0" wide area. Staff prefers the 7'-0" wide planter in lieu of the wheel stops. It is staff's opinion that the modifications are minor and that their approval would secure an appropriate improvement. Since this proposal consists of two lots, a parcel map or covenant will be required to consolidate the lots into one parcel. Due to the residentially zoned property to the east. the Planning Department would recommend limiting the height of any lighting within the landscaped buffer along the east property line. Lights should not exceed the top of the wall along the east property line. 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 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. RECOMME NDA TI ON The Planning Department recommends approval of Conditional Use Permit 85-9 subject to the foll owi ng conditi ons: 1. That the following modifications be granted subject to compliance with the conditions imposed upon C.U.P. 85-9: C.U.P. 8S-9 , 6/11/85 Page 3 . A. 27 Parking spaces in lieu of 34 spaces (9269.5) 3'-9" wide landscaped buffer in lieu of 5'-3" in width along the easterly property line adjacent to residentially zoned property (9269.13.A) B. C. Existing 5'-0" high masonry wall in lieu of a 6'-0" high wall along the easterly property line adjacent to residentially zoned property (9269.13.A) 2. The memorandum da ted May 28, 1985 from the Depa rtment of Pub 1 i c Works shall be complied with to the satisfaction of the Director of Public Works. 3. A landscape and irrigation plan shall be submitted to the Planning Department for review and approval prior to issuance of any building permits. Landscaping shall comply with Arcadia Municipal Code Section 9269.13.A. This shall include a minimum of four IS-gallon trees, ground cover underneath the vehicle overhangs for the planter along the east property line and 6 inch high concrete curbing shall surround all landscaped areas. . 4. Prior to the issuance of any building pennits, a covenant or parcel map shall be recorded consolidating the two lots into one parcel. This shall be subject to the City Attorney and Planning Department revi ew. 6. S. If the existing block wall along the easterly property line between the subject site and 115 El Dorado is removed, a new 6'-0" high solid masonry wall shall be built by the applicant or his/her successors. The applicant or successors shall only be responsible for that portion of the wall abutting the east property line of 422 South First Avenue. Said wall shall be completed within 30 days after the removal of the existing wall. The eating establishment shall be maintained as per the plans on file in the Planning Department. 7. 8. Maximum occupancy shall not exceed Fire Department requirements. 9. All exterior lighting shall be hooded and arranged to reflect away from adjoining properties and streets. Any lighting adjacent to the site's east property line shall not exceed in height the top of the wall along the east property line. Exterior lighting shall be subject to the review and approval of the Planning Department. The maximum seating for the eating establishmnent shall not exceed 60 persons. This shall include indoor and outdoor seating. ~ C.U.P. 85-9 6/11/85 Page 4 . . ~ 10. That C.U.P. shall not take effect until owner and applicant hav8 executed a form available at the Planning Department indicating awareness and acceptance of the conditions of approval. FI NDINGS AND MOTIONS Approval 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 envirorunent 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. 85-9 6/11/85 Page 5 . . ~ May 28, 1985 TO: FROM: DEPARTMENT OF PUBLIC WORKS PLANNING DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT NO. 85-9 422 S. FIRST AVENUE This department has reviewed the subject CUP and recommends the following conditions of approval: 1. Close existing driveways not to be used and construct new P.C.C. driveway apron according to City of Arcadia Standard Drawing No. S-ll. 2. Removal of buildings, structures, and fences from the property sha 11 be arranged to the satisfaction of the Director of Public Works. 3. Provide all necessary easements and install all utilities underground. 4. Plant parkway trees at locations determined by the Director of Public Works. 5. The subject property is served by a sewer line that has the capacity to transport sewage flows generated in accordance with land use reflected in the City's current general plan to the CSD's system. &udc71 ){~,~z/ CHESTER N. HOWARD Director of Public Works CNH:CAH:rk SO ,..I ~~ ;j~ .~....' ~, ::"....' . PIA-MON t) Sf 5J I~I (;9 ~= r?/~/ " ,,0 S-J 50 SO ffl (58) ;;;- (20) {d'2.J (/;&.1 (/32) 0 f"') s,\ 0 0 0 ,[I .O~~ '" '" ~ ~oO W ~ C]) '~ 0 oil ' 19 '" ~ ~L -r ~'" ~~ goll :-I'" u1r1 ~ 33 ,,~ 31 .30 '29 '21 .). ~ :'. -1- 18 9l '" ~~ oc:~ '" '" .tl I..i ;;9 ~ ~ 135 50 "0 SO SO SO 0 ~ N 14:,"9 J3S 50 ;0 SO SO SO '" 0R=\C.e: 17 ~'" U'.! ~gE- U) 0 .n... U) on ~ ~ 4 G ..., '" /4 ~ , ~ to ------ ~? ~-? 0 Ie. ~Lfl l,~ EL 4M J~ - :l :g '5ttE. SUI c( r"1m'.J~;;: 0 0 0 -r 'c:. - o Cf\=lCf.IS ~ U- b ~;a (1/7) "'N !: C-1. 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'~ File No. C.D.P. 85-9 CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION CITY OF ARCADIA, CALIFORNIA Conditional Use Permit to reconstruct and A. Description of project: operate an eating establishment. B. Location of project: 422 South First Avenue Arcadia, CA 91006 C. Name of applicant or sponsor: C.R, Enterprises for Cecilia Ramos 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: May 14, 1985 UJDYM ~ Signa~re ~ Date Posted: Assistant Planner Title . . , C.U.P. 85-9 File No, ENVIRONMENTAL CHECKLIST FORM A. BACKGROUND 1. C.R. Enterprises for Cecilia Ramos Name of Proponent 2. P.O. Box 4818 Address and Phone Number of Proponent Covina, CA 91722 (213) 731-4547 B. 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':~ ~ "~"'Ie~~t .rc:h_loqlc.1 o. I'll~'_'''''''_ .:too, Itrvetllr., CItIl.c:t or l>u,l,hn<;~ I H, ~lId=~ t:~n:~:!:C:f ~:;:n~~c:O~~tta1 tod.'lradetllaq....Utyott"...."lr_at, sllbstant1dly red.- u.. IlablUt of a tI." or ...1ldlLla .peci.l, calif' . !i.1I o. ...i:.~llte pG9UI.t10l1 to 4rap tooIlCIII lell-I'..tailll.lI, I......h, Uln.t.. to pl".."~t.. . plallt Dr I..~_I ~Ul', r..ducp :l'Iell......rorr..ttlcttl..r...... of a rue ore'ftdlllqerl'd ,lIlIt or 1111_1 or el'......U ll1pOrt...t ...lIpl.. of thl _)01' penoc!.l 01 CI1Uol'llla !lutory o.prlhln.ory? I b. !)oa. the prol~ II... lbI poleU1a! to.cl'll.....llOrt-t."'.toth.rlllad.,...~ of 10lI9~t.... ell"l",-..ul 9Oda1 10\ .1'I0rt.te...u~>actDl'ltha."Ylr_t ..olle"I'I,elloec....IIII....I.u..ly ou.l. d.fllI.Byt ,.r1~ of u.....n. 101l0.t..... ,-"",.et. "'111.ndllre_l1 ;,nto th.lutur..1 j ~. Does the proj...t h....e Il1p.ctl ...hleh.n ...dIYlrl".lly h.lt.d. bllt e.."lu,...ly conudtlrUlh1 1,\ PI'O)_t ..y .-.paet Oil t...o or.:)u ..paru. r,.ollre.. "".n the I.......et oil ..ch ,.10\lre. u r.lali_ly ._Lt. bllt.......... th. .ft..Ct <>t the toul 0' thou ,lIpaell ....th..ell....._lIl..l19>\lt1e.flt.1 / d. Doe'th..prOl....,th._.IIY..._nt.l .fl.eu ..n,eh ...11 c...... .ubltalllul ad....rl.. .ffectl 011 I'I....~ botlll<f', .llbIr ,htl.etly or Ind.r.etly.' ) 0, Of SC't)S:> ION Dr tll'vrllOlli'ltlf'UJ. I:V.u.uATICII D. DtTl:JU'U_UIOIl {tOfllC....l.tedby th. t.ead """""'l'1 ,"~h bUuotU.l.1n1tt.l.".1_tuw" f1nclth.propI.ed'roj.ctCOlJLO-.oTI'I......d9ftlH_t U.e1.01lt.h..1I..1,.........t........WI!:CATlvt~fCII "Ill tool pnpand. OlllDdtJ\at.1tIl.o"""'tJ>epr~edP"'JlCtCO\l14b...... u<flliHc&llt.U.et....tb...II..ir_lIt. u..r.....UftDt b. I U911.f1c."l .11.et l" tl'lll cu. _...... thoe .it19att_ ....111'.. d..cnb.(f 0" III att.ch.4 .1'I_t h.... Mell .d4ed to tll. pro)....,t. A NI!:c'\TlV1: DtCLAAATICIl WILL U PItl!:PIl.IlED. 0: I1l1d th. prcpo"" pro,....,t "'" II.... . dqllUlc...t .fleet .... UI. ''''''lI'_"t. IlId .11 DlVI~1U. liOllC'T DPOft 11 requlne!. (O~tIJ ,~] \ -2- , ' File No. (? U PIS - r . ENVIRONMENTAL INFORMATION FORM A. AppUcaIlt' s N_, ('~elia R^.il;)S) ;J. . .~ 't{;, -I '.:: AddrellS: -::'.:... B. Property Mdrells (IDeation): .:? C, General Plan Ollsiqnation: 0, Zone Classificlltion: E. Proposed Use (State exactly what use is intended for the property, l,e,. type" activities, employment): , 'I. j. ;,i,.-,,; ~.),;P.~....,:UYl,.'..,.~,: e.,_,. L..:J l.,at:2 out. . r. Square Footage of Site: (;, Square Footage of Existing Buildings: 1. '1'0 Remai.n : ~~a:1e 2. '1'0 Be Removed: 72LO H, Square Footage of New Buildings: 1 ":I~r:: [, Square Footage of Buildings to be Used for: 1. CoIIIDercial Activities: 1 "5( 2. Industrial Activities: .) 3. Residential Activities: '} Nlllllber of uni ts : O1one On a separate sheet, describe the following: - 1. The environmental setting of the project site as it exists. El Loco;Prive-In Restaurant 2. The proposed alterations to the project site. Remove-all buildings and construct new eating establishment, 3. The use and development of the surrounding properties. Mi d to the east where an apartment is built. xe commercial except -1- . . ~ . . Bnvi~tel Information Form Ie Oteck the appropriate answers to the followinq questions: ) 1. Will the proposed project result in a substantial alteration of qround contours and/or alteration of existinq drainaqe pattern? Yes ~ " " 2. Will the proposed project result in a chanqe in qroundwater quality and/or quantity? x 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 result in a substantial increase in demand for municipal services and/or enerqy 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. 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 knowledqe and belief, DatSI sf I~ (~:JJ (/~ j:' &. /!1; & It( (..(t'~2d/Z-- Signature of Applicant I -2- ;j