HomeMy WebLinkAbout1398 (2)
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PLANNING COMMISSION RESOLUTION 1398
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A RESOLUTION GRANTING CONDmONAL USE PERMIT 88-030
TO OPERATE A RESTAURANT AT 1317 SOUTH BALDWIN
A VENUE.
WHEREAS, on November 21,1988, an application was filed by Steven K. and
Diana Lau to operate a restaurant, Planning Department Case No. C.U.P. 88-030, on
property commonly known as 1317 South Baldwin Avenue, more particularly
described as follows:
Lot 16, of Tract No. 6925, in the City of Arcadia, County of Los
Angeles, State of California, as per Map recorded in Book 74,
Page 79 of Maps in the office of said County Recorder.
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WHEREAS, a public hearing was held on December 13, 1988, 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 a proper use 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. All yards, spaces, walls, fences, parking, loading, landscaping
and other features are adequate to adjust said use with the land and uses in the
neighborhood.
4. That the site abuts streets and highways adequate in width and
pave~ent 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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1398
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Section 3. That for the foregoing reasons this Commission grants a
Conditional Use Permit to operate a restaurant upon the following conditions:
1. Pursuant to Section 7490 of the Arcadia Municipal Code the proposed
restaurant shall be connected to the house connection sewer through a grease
interceptor subject to the satisfaction of the Director of Public Works.
2. Any change in the existing water service shall conform to the Uniform
Plumbing Code and will be installed by the Arcadia Water Division upon the
request and payment of fees by the developer.
3. Water requirements for fire protection shall be determined by the
Arcadia Fire Department.
4. That fire protection and building occupancy shall be maintained to the
satisfaction of the Arcadia Fire Department.
5. Seating shall be limited to a maximum of fifty-two people (excluding
the waiting areas).
6. That take out food shall be incidental to the restaurant use and there
shall be no specific area within the restaurant for take out food service.
7. A modification be granted for 756 parking spaces in lieu of 1,398 spaces;
and that this approval shall not constitute an approval for a general reduction in
parking for the total site. That this parking modification shall only be for the use
approved by C.U.P. 88-030 (a restaurant).
8. That C.U.P. 88-030 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.
9. 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 December 13, 1988 and the following vote:
A YES: Commissioners Hedlund, Papay, Clark
NOES: None
ABSENT: Amato
ABSTAINED 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
Arcadia.
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. 1398
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I HEREBY CERTIFY that ~the foregoing Resolution was adopted at at
regular meeting of the Planning Commission held on the 10th day of January,
1989 by the following vote:
AYES: Commissioners Amato, Clark, Hedlund. Szany
NOES: None
ABSENT: Papay
Chairman, Planning Commission
City of Arcadia
ATTEST:
Secretary, Planning Commission
City of Arcadia
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1398
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December 13, 1988
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TO:
FROM:
CASE NO.:
SUMMARY
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ARCADIA CITY PLANNING COMMISSION
PLANNING DEPARTMENT
CORKRAN W. NICHOLSON, ASSOCIATE PLANNER
CONDmONAL USE PERMIT 88-030
This application was filed by Steven K. and Diana Lau to operate a restaurant with
seating for 52 patrons. The proposed restaurant would be within an existing retail
shopping center, and requires a modification request for 756 existing on-site parking
spaces in lieu of 1,398 spaces required per the current parking standards.
The Planning Department is recommending denial of the applicants' proposal.
GENERAL INFORMATION
APPLICANT:
Steven K. and Diana Lau
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LOCATION:
REQUEST:
LOT AREA:
FRONTAGE:
1317 South Baldwin Avenue
A Conditional use Permit for a proposed restaurant.
391,720 square feet (8.99 acres)
678.88 feet along Baldwin Avenue
705.16 feet along Duarte Road
550.00 feet on Naomi Avenue
EXISTING LAND USE & ZONING:
The site is developed with the Hinshaw's department store complex and
retail shops; zoned C-2 and C-2 & H (along the Baldwin Avenue frontage).
SURROUNDING LAND USE & ZONING:
North:
South:
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East:
West:
General commercial uses; zoned C-2 and C-2 & D
Retail shopping center (Osco Drugs) and mixed residential
uses; zoned C-2 and R-3 respectively.
General commercial uses; zoned C-2 & H
Yon's Pavilion; zoned C-2
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GENERAL PLAN DESIGNATION:
Commercial
SPECIAL INFORMATION
On October 28,1986, the Planning Commission approved Modification Application
No. M-86-134 for the remodeling/upgrading of the Hinshaw's department store
complex at 1201-1325 South Baldwin Avenue and its warehouse site at 748 Naomi
Avenue.
The granting of M-86-134 permitted the property owner, Golden West Properties, to
redesign the parking areas for the Hinshaw's department store complex and
integrated them with the parking lot for Yon's Pavilion. A total of 812 on-site
parking spaces (56.6% of the required) were to be provided for the Hinshaw's site in
lieu of 1,435 (based on the requirement of 5 spaces per 1,000 square feet of gross floor
area including basements, storage, and warehouse areas). This total included 56
parking spaces (to be designated for employee parking) that would be provided on
the Hinshaw's warehouse site at 748 Naomi Avenue. Conditions of approval for
M-86-134 included the requirement that all of the basement areas (excluding the
retail area within the Hinshaw's department store) and the warehouse building
remain for the sole purpose of providing storage and warehousing.
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In August, 1987 the property owner posted a cash bond to delay the site
improvements on the above mentioned warehouse site to consider the possibility of
developing the site into a multiple-family development.
On June 7, 1988, the property owner filed for Conditional Use Permit 88-017 for a
proposed IS-unit residential condominium project to be within a general
commercial zone at 748-756 Naomi Avenue. This application included a Parking
Demand Study by Assodated Traffic Consultants to inform staff of the existing and
anticipated parking demands for the Yon's Pavilion Shopping Center/Hinshaw's
Department Store site with reference to the proposed residential condominium
project. This study indicated that the Hinshaw's site has a peak parking demand of
451 parking spaces (count occurred at 12:00 P.M. on Saturday, May 21, 1988), and
concluded that: 1) the warehouse site is not needed for the additional. parking (56
spaces); and 2) the applicant's request will not significantly impact the present
vehicular parking/circulation for the Hinshaw's department store complex.
On June 28, 1988, the Planning Commission approved Conditional Use PElrmit 88-
017 for the subsequent construction of an IS-unit residential condominiwn project
at 748-756 Naomi Avenue, which will require the removal of the existing 10,000
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CU.P.88-030
December 13, 1988
Page 2
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square foot warehouse building and the deletion of the additional parking lot (56
spaces). This results in a current net parking space defidency of 756 existing on site
parking spaces (54.6% of the required) in lieu of 1,385 spaces requiredJor the
Hinshaw's department store complex.
PROPOSAL AND ANALYSIS
Restaurants are permitted uses in the C-2 zone with an approved conditional use
permit.
The applicant is seeking a conditional use permit to operate a restaurant with
seating for 52 patrons (excluding the seating in the waiting areas), as illustrated on
the attached floor plan. This business would occupy approximately 2,550 square feet
of retail space within a 276,905 square foot shopping complex.
On-site parking consist of 756 spaces for the Hinshaw's department store complex.
This request requires 26 spaces, which would increase the site's existing parking
deficiency by an additional 13 spaces. Said increase is due to the difference in the
required parking standards (Le., 5 spaces per 1,000 square feet for retail as compared
to 10 spaces per 1,000 square feet for a restaurant). With the addition of the proposed
restaurant, 1,398 parking spaces are required for the subject site.
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The attached traffic counts were submitted by the applicant, which indicate that the
Hinshaw's department store complex has a peak parking demand of 408 parking
spaces (count occurred at 1:00 P.M. on Saturday, November 19, 1988). As previously
mentioned 756 spaces exist on the site, which indicates that there would be ample
on-site parking for the proposed restaurant. However, staff is concerned with the
potential increase in traffic which may result from new retail uses which may locate
on this site. Uses such as eating establishments and restaurants require conditional
use permits and traffic concerns can be addressed as part of the consideration of such
applications. Other uses such as convenience stores do not require conditional use
permits and would be permitted even though they generally are associated with
increased vehicular traffic. At this time staff does not wish to see any further
increase in the site's existing parking deficiency and therefore is opposed to the
requested parking modification.
Attached for your consideration are copies of the proposed plans, traffic counts and a
petition in favor of this proposal.
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 aH:ected by the project
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CU.P.88-030
December 13, 1988
Page 3
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including land, air, water, minerals, flora, fauna, ambient noise, and objects of
historical or aesthetic significance. Therefore, a Negative Declaration has been
prepared for the project.
RECOMMENDATION
The Planning Department recommends denial of Conditional Use Permit 88-030.
If the Planning Commission wishes to approve Conditional Use Permit 88-030, the
Planning Department recommends the following conditions of approval:
1. Pursuant to Section 7490 of the Arcadia Municipal Code the proposed
restaurant shall be connected to the house connection sewer through a
grease interceptor subject to the satisfaction of the Director of Public
Works.
2. Any change in the existing water service shall conform to the
Uniform Plumbing Code and will be installed by the Arcadia Water
Division upon the request and payment of fees by the developer.
3. Water requirements for fire protection shall be determined by the
Arcadia Fire Department. .
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4. That fire protection and building occupancy shall be maintained to the
satisfaction of the Arcadia Fire Department.
5. Seating shall be limited to a maximum of fifty-two people (excluding
the waiting areas).
6. A modification be granted for 756 parking spaces in lieu of 1,398 spaces.
This approval shall not constitute an approval for a general reduction
in parking for the total site. That this parking modification shall only
be for the use approved by Cu.P. 88-030 (a restaurant).
7. That c.u.P. 88-030 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.
8. Noncompliance with the provisions and conditions of this
Conditional Use Permit shall constitute grounds for its immediate
suspension or revocation.
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C.U.P.88-030
December 13, 1988
Page 4
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FINDINGS AND MOTIONS
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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 environment 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.
Denial
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.
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CU.P.88-030
December 13, 1988
Page 5
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FileNo.~R ~'D?,o
CALFIRONlA ENVIRONMENTAL QUALITY ACf
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
Name of applicant or sponsor:
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.
Mitigation measures, if any, included in the project to avoid potentially
significant effects:
~ l1Pr.LtI-~
Date Posted:
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Title
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File No. C1.LLP E:;f). o?:b
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ENVIRONMENTAL CHECKLIST FORM
A. BACKGROUND
Name of proponent ..2:b-vP;V\ ~. La,).
1.
2. Address and Phone Number of Proponent
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
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b. .U."tlon.ahUn9PUkin9
hcUiU.. or 4.-.nd for illY ~rltin9'
C'. 8\1blt&lluAl l.pact upclII IXlaUn,
un.pan.tion JYlt_7
d. .\It....tion. to pqlel1t ..tt.~
of Cll'CNbUOll or _~t of people
..4101' 9OC'4I7
10 Altlration. to llltlrbCl.fnI, 1'&11
~ dr tzaU1G1
t. Inc...... 18 UafUo uuru to
..,tor vQ1cl... b1C1Jclhtll CU'
p..s..Uhnl'
U. ...110 "r.l_. "111 tM PRPOIIal
_'AI an arr.c1: 1IPOh. or ,..,ult in I
na..s tor n_ CU' attlnd 9~nul
..rri_. In .., ot t.IMI tou._lDt
u_,
'0 'in probctlea'
b. ,all. Pl'oUc:t.:L_7
G. 'CIIOo~1'
4. '&cb ot tn,M1: ~tl._1
faclUU'"
.. MUllt_ of public 1&0'111-
U... lnoluo!l..., nMIU?
t. Ot.hlu 9O'"~1 .......1_7
U. !!!!!IX' WUl tJW pr~d rHult inl
.. o.a of ..m.~anthJ. ~u of
tllal or -.nargyl
b. ..mat&l\thl 11lon.ue t.n de-.nd
lIpOtl ..lltlQq 10UI"Ca of enel:9)'. or
.-.quUe t.lM .s.w.~t tit 11_
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u.
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lublU.llthl Iltlr,UClIIII to I:h. tClllow-
in"UtJ.l1t1"1
I. 'I\lWer or nlttU'a! ,..1'
b. C-.1o:aU__ 'rlt_1'
C1. .ltlr1'
d. ._ or ..pt1a t.u.1'
a. 8t~....tlr llza1navl1'
t. .olld vute an4 4,hpa..U
11. K\IlIWl nallth. 'flU t.bII pZ'OPO'II
....lUt UII
I. er.e.tioa of all)' b..J.th MIU'IS or
potandll hedth M..n. (odo1u4ia9
MnUll\u.ltb)l'
b. 1tiqIOa\U1l ot people to potaUll
Maltll bI......sa'
Pate
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ln tAl oIllt.rvcUoa ot I1IY 'C'all1e
'liIU or v1_ open to W pdll1C1. OJ:"
vUl tM "rova..1 ....lI.lt to' u.. ./
crtolU_ ot III ...tb.t.10111, C1ft_h,
lie. open to P\lbUe n.1'
u. aacr"UCln. _111 W ~d .....ult
1n &II l..aet upoa the queUe, O'J:" /
qUlIltity ot 11<1It.l\\li ~..Uo_l
o5IPDrtlln.1U..'
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1I.1ItoJ:"1cII.ltl. .trl&Ct.u.....<:ab:l.d
0.. blllllUn91'
n. ~~:v ~n~:J:C1~t h:~~a~COI~t1.t1
to dal91'14II tIiI queUty of tM Invil'Olllllnt,
lubltanU.Uy ndUCII u, babltat ot .
tUb or vU41U. .peele., c..... , ti.n
or wildlit, populnlon tQ drup bel..
..U~'W1ta1n1n91_1I. thl'lot..tO
dlaJ.,..t. . plant 01' ~1 ~tJ.
ndllCl th. nUIIItMr or ~Ulet tIMt r&lllJll
at . ran or 1OlSanqe~ plaat 0.. IZl1.outL
or .u.a1QU ~I't&llt _upt.. ot tJUI /"
..;or periOdll of CIUtor1l11 hilCMY
or prlh1ltary?
b. ao.. tIie prajeat; be" tlI. paUlltlAJ,
to acb.i_ a./iOTt-t...... to tl'ltId1llltvant'9'l
ot ltlll9-te.... Ilftv1~t.l .,.:>au1' (j,
.bO",-tl"" lQJ1at Clft tboI .llY1r_t
La _ wb1d1 ocwn 10 I nlatl..1r
brial. 4eUn1U", 5*1'10-' ot U_ ""111 L
loIlrten ~ ,,111 en4u.n _11 10to
UlI tlllt,,",,1
c. eo.. the prajeat; ~.,. f....IIlt..
wMcb en ln41ridulUr Ua1lt1d. b>llt
_l,unL, _.l.s...lbll' IA p"jaCl't
lIlY 1arpa~ 011 two 0' all,. hlparle.
rHOUl'eal vb.n the ~at on .1IIlb
ntlO"UCIo 11 ~laIt1"'lJ' ...n. bat wbln L
tlI. .neet of tll. ~ta.1 ot U1_ ~tI
011 tb. ..."J....-.It 11 aipUl0a0t.)
d. Dole th. pra2<<lt h.". IQvl~l
.fflCtI wtl1cb. .Ul caWl_ adtlt.IQU,l /
ad....... .ftac:U on b._ blla... 11t!M;J:"
oUrectlr or inlU.rectly'
C. l)tSc:us.t~ QI' 1IWl1ttlQlllll'1'JroL ~tCIl
D. Da'l'EDUllUlCII
(to be cOIIPlIUd by tJw a:..ad .~,
on u..~1' at U11. 1uttl. ....l..c1ozIl
m'i _ ~1n4 tlIe p~ proj.ct COltLD !lOt' PYI . dipitlOlJlt
dt.ct otl thI...t._t. aIId . Il:mu'l" DlCLUA!'lCII
w111 be p....pand.
C 1 tiod tbat .1U100gD tJMI p~ pra:l'ct _14 b'''' I
a19iUUCUlt.: .nlet on !tAl lIIWt_t. tlloIn. .111 aat.
be a 11pJ.fl_t .UIC't 10 ddI oa.. bIc&lII. tM aJ.t.l.IU_
_1lJ:1III OIIIcdbld 01'1 III .U....,. abel, Il.PI bMa I6IH to
the project. A IIIGlnn ~l.:II .ILI. II ....ADD.
C I tlAd th. prapaIIIA PI'Ir'3-=t. lIIU ....... I a191l1tlC1At. effect.
on t!Ia ""ri...-M:. and 11'I. dft-.alrtAL- UCI'.et IdIll'<Ia la
nqu11'1d.
Cl~ l1111ull~
(Signature)
-2-
.
.
.
FILE NO. C. U .'? 8~ ~O~
ENVIRONMENTAL INFORMATION FORM
A. Applicant's Name: ~ .u..u.::l- Ar1AZ;,:"'"
Address: '8 560 u/~& 4t J.:L.I
B. Property Address (Location): /."') 17 S. /!fa t/ d~,
,
C General Plan Designation: (' ~ J
D. Zone Classification: ~ .;<~';'.t (~.2J
E. Proposed Use (State exactly what use is intended for the property,
Le., type, activities, employment):
~~ /~. 4/~Ifi7~
.
F. Square Footage of Site: rl-;'S<)- 0 t/:J
G
Square Footage of Existing Buildings:
1. To Remain: ~o rp~ "'~A~A,-"",,/
2. To Be Removed: ~
Square Footage of New Buildings: ~ /;--~
Square Footage of Buildings to be ~ for:
1. Commercial Activities: ~--l>-Ll:;G J
I ~
R
I.
2. Industrial Activities:
3. Residential Activities:
Number of Units:
.
Environmental Information Form
- I -
.
.
.
.
.
J.
Describe the following:
I . The environmental setting of the project site as it eltists.
frJ~;I A Lr ~/
2. The proposed alterations to the project site.
--nP./~"'/ A''''-/; ~~~ ...,../~ /.2/1........~
3. The use and development of the surrounding properties.
~
Environmental Infomlation Form
-2-
,
K
.
2.
4.
.
.
Check the appropriate answers to the following questions:
.::lli. !'i2
1.
Will the proposed project result in a substantial
alteration of ground contours and/or alteration
of exiting drainage pattern?
x
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?
_1-
Will the proposed project result in the use or
disposal of potentially hazardous materials?
,t
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.
5.
~
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 information presented are true and correct
to the best of my knowledge and belief.
Date: //- ;2-1 - ~1?
.
~<<-~&".~~ ~ ~'/'Autild
Signature of APplicant ~ .
Environmental Information Form
- 3-
.
.
.
.
[lllllllli'AtJ
.
PROPERTIES
A,HC^.).LA '1Il.II\
TJ,-AFFTC cour.,res
************;:*****~t~~*****~~*~k~****~***'h********"~6~**************~*~~**~******
NO\'T,~.lllER 1 i. 18, 19
PARKING LOT
IIIN~;IlAW I S
(UPPER [, LuWER)
TOTAL
PARKING LOT
HINSIIAW'S
(UFPER " LOI.mH.i
'l'u'rA L
?M!KJNG LU'~
III NSE,W' S
(UE'PH, " LOVEH:'
TO'TAL
PAR;(lNG LOT
TOTAL
A
TlIURSi.;,\ ;'
n<l Qt Y SATURDAY
1. l. : 00 AM .1. - 00 RM
122 130
116 98
233 168
1 , 00 PM l. : 00 PM
tSO 221
~ (':1 !Ri
'-"/1.'1 ;,P8
(~ : ('" .... PM tj 00 PM
".... '.
1 oJ:.) F..!
...2l 11- HiNSHAW'S
223 95 CLOSED
7 : 00 Plvf 7 : no PM
171 1'6
8 ; 00 E-'M 8 - 00 PM
;20 l.('1JI
11:00 AM
l:!O
11"
I.'
2:\9
1. : 00 PM
I.'" ~.
l79
J~;f!
G : ou PH
I .:: ~1
l'H
226
7 , 00 PM
92
8 : () ':-, Pt-I
1"J
.,~
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8500 WILSHIRE BOUlEVARO. SUITE52I . BEVERLYHIli.S, CAUFORNIA90211. TELEPHONE:2J3/8S4-5856
4ItAUGUST 19, 19aa
.
CITY OF ARCADIA
PLANNING COMMISSION
240 W. HUNTINGTON OR.
ARCADIA, CA 91006-0060
LADIES AND GENTLEMEN:
.
AS BUSINESS OWNERS AND TENANTS OF THE
ARCADXA HUB SHOPPING CENTER, WE WISH TO
INFORM YOU OF OUR DESIRE TO HAVE THE
MANDARIN CAFE RESTAURANT LOCATED WITHIN
THE ARCADIA HUB SHOPPING CENTER...
WE HAVE HEARD FROM MANY OF OUR PATRONS AND
CUSTOMERS OF THE NEED FOR A RESTAURANT
WHERE THEY CAN BE PROPERLY SERVED WITHXN
THIS LARGE SHOPPING CENTER.. TH:E LACK OF
SUCH A RESTAURANT CAUSES US TO LOSE
CUSTOMERS TO OTHER. SHOPPING AREAS OR NEIGH-
BORING C:::rXIES..
WE WOULD APPRECIATE YOUR FAVORABLE DECISION
TO THIS APPLICANT.
THANK YOU FOR YOUR COOPERATION.
.
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7kv~ \ (0":' (I~,-[)~O+c;
tlrUGUST 19, 1988
CITY OF ARCADIA
PLANNING COMMISSION
240 w. HUNTINGTON DR.
ARCADIA, CA 91006-0060
.
LADIES AND GENTLEMEN:t
.
AS BUSINESS OWNERS AND TENANTS OF THE
ARCADIA HUB SHOPPXNG CENTER, WE WISH TO
INFORM YOU OF OUR DESXRE TO HAVE n-lE
MANDARIN CAFE RESTAURANT LOCATED 'fiY'ITH'LN
THE ARCADIA HUB SHOPPING CENTER.
WE HAVE HEARD FROM MANY OF OUR PATRONS AND
CUSTOMERS OF THE NEED FOR A RESTAURANT
WHERE THEY CAN BE PROPERLY SERVED WITHLN
THIS LARGE SHOPPING CENTER. THE LACK OF
SUCH A RESTAURANT CAUSES US TO LasE
CUSTOMERS TO OTHER SHOPPING AREAS OR NEIGH-
BORING CITIES.
WE WOULD APPRECIATE YOUR FAVORABLE DECIsrON
TO THIS APPLICANT.
THANK YOU FOR YOUR COOPERATION.
..
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