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HomeMy WebLinkAbout1397 . PLANNING COMMISSION RESOLUTION 1397 A RESOLUTION GRANTING CONDITIONAL USE PERMIT 88-028 TO OPERATE THREE EATING ESTABLISHMENTS WITH A COMBINED FLOOR AREA OF 6,000 SQUARE FEET AND A MAXIMUM SEATING FOR 12 PERSONS IN EACH ESTABLISHMENT AT 300 EAST HUNTINGTON DRIVE (ARCADIA GATEWAY CENTRE), WHEREAS, on October 28, 1988 an application was filed by Arcadia Gateway Centre Associates, Ltd, to operate three eating establishments with a combined floor area of 6,000 square feet and a maximum seating for 12 persons in each establishment, Planning Department Case No. c.u.p, 88-028, on property commonly know as 300 East Huntington Drive, more particularly described as follows: Parcel 10, Parcel Map 19433 in the City of Arcadia, County of Los Angeles, State of California as per Map recorded in Parcel Map Book 209, Pages 1 and 2, . WHEREAS, a public hearing was held on November 22,1988, 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 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. Section 3, That for the foregoing reasons this Commission grants a Conditional Use Permit to operate three eating establishments upon the following conditions: . 1 1397 . 1. That the combined gross floor area for all three eating establishments shall not exceed 6,000 square feet. 2, That the seating within each eating establishment shall not exceed 12 persons. 3, That C.U,P, 88-028 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, 4, 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 November 22,1988 and the following vote: A YES: Commissioners Amato, Clark, Szany, Papay NOES: None ABSTAIN: Commissioner Hedlund 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, I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 13th day of December, 1988 by the following vote: AYES: NOES: ABSENT: Commissioners Clark, Hedlund, Szany Papay None Commissioner Amato . ~r-~ ( ____ ./ 4:, ~, ~ Chairman, Planning Co / mifsion City of Arcadia ATTEST: ifrfiIMMvO~tL Secretary, Planning Commission City of Arcadia . 2 1397 .. . November 22, 1988 . . ARCADIA CITY PLANNING COMMISSION PLANNING DEPARTMENT DONNA L, BUTLER, SENIOR PLANNER CASE NO.: C.U.P. 88-028 TO: FROM: GENERAL INFORMATION APPLICANT: LOCATION: REQUEST: . LOT AREA: FRONTAGE: Arcadia Gateway Centre Associates, Ltd. South side of Huntington Drive between Second Avenue and Fifth Avenue Conditional use permit to operate three eating establishments with a combined floor area of 6,000 sq. ft. and a maximum seating for 12 persons in each establishment 9.11 acres 874 feet on Huntington Drive EXISTING LAND USE & ZONING The site is currently developed with a medical office building, a restaurant; a retail building is under construction. Plans for a three story office building (Automobile Club) and a four story office building are in plan check. Additional development proposed for the site includes a second restaurant, The site is zoned CPD-l. SURROUNDING LAND USE & ZONING North: South: East: West: . Developed with the Embassy Suites Hotel, the Derby Restaurant, the Souplantation and a vacated automobile dealership; zoned CPD-1 Developed with the AT & SF Railroad Developed with the California State Bank, and a mini-storage facility and a mobile home park located within the City of Monrovia. Developed with the AT & SF Railroad C.U.P, 88-028 November 22, 1988 Page 1 . . ". . GENERAL PLAN DESIGNATION Planned Development - 1 BACKGROUND In July, 1988 the City Council approved Modification MM 88-005 to allow 821 parking spaces (4.61 parking spaces per 1,000 sq, ft. of gross floor area) in lieu of 908 parking spaces (5.09 spaces per 1,000 sq, ft. of gross floor area) required. PROPOSAL AND ANALYSIS The applicant is requesting a conditional use permit to allow three eating establishments in the 26,979 sq. ft. retail center. At this time there are no specific uses proposed; however, the property owner has received inquiries from small eating establishments to leaSE' space in the retail center. . Eating establishments with seating require a conditional use permit. The property owner would like the flexibility of being able to lease a limited amount of space in the retail center to eating establishments. Therefore, they are requesting permission to allow three eating establishments with seating not to exceed 12 persons each in the retail center. The combined floor area for the three eating establishments would not exceed 6,000 sq. ft, (approximately 22+% of the retail center). In many retail centers small eating establishments are an integral part of a retail center. One of the main concerns staff has with eating establishments is that they may generate more traffic and a greater demand for parking than a retail use. The City has, in the past, granted conditional use permits to eating establishments in retail centers with limitations on the seating to 12 or less persons. . Based upon staffs experience with previously approved similar eating establishments in retail centers, we have not observed any parking problems. The attached letter from Barton-Aschman Associates, Inc. notes that based upon studies they have done for other retail centers, "the parking demands generated by such uses [eating establishments] are not significantly different from more typical retail uses." Also, "that by including a variety of uses in the center, a shared parking situation is created in which individual stores have peak demands that occur at different times, thus potentially reducing the peak demand for the total center." It was Barton- Aschman's opinion that the overall parking ratio approved by the City is sufficient to accommodate the parking demand to be generated by the c.u.p, 88-028 November 22, 1988 Page 2 . . . proposed food related uses, "especially considering the restrictions to be imposed by the City", i.e., limited seating. 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. RECOMMENDATION The Planning Department recommends approval of C.U.P. 88-028 to allow a maximum of three eating establishments in the retail center subject to the following conditions: 1. That the combined gross floor area for all three eating establish- ments shall not exceed 6,000 sq. ft. 2. That the seating within each eating establishment shall not exceed 12 persons. . 3. That C.U.P. 88-021 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. 4. Noncompliance with the provisions and conditions of this Conditional Use permit shall constitute grounds for the immediate suspension or revocation of said Permit. FINDINGS 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 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). . CU.P.88-028 November 22, 1988 Page 3 . . . 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 dedsion. . . C.U.P. 88-028 November 22, 1988 Page 4 . . . 1 , ---- -.....- -- - --"'-- -..--.-- --.-- ==---~_. I I . I I I I 1 . --.-- - .- .-. --.-- - 1'_ ...... -. .-.. I -_._- -- --- ,--- ..-. -.-. ----- _._-- --.....-- '--'. ----.-- - -,__, 17' ._ =_-:1"'- _.__ __ _..-,.._-- . I I , I I . I I I I 1 I --...- -.-- _J ! -. , 11IfJ._._4~T - ll.11 ~I""'''''' ~~~~~ ~ GATEWAV:O"'._ ~ r._~, _..~--~_.......- ~ --- ...~- ::::= ~':. ----. - - - ~- ll; -.- @--~U1I'~==:~iliitrn . .1 _--r-_.-.~l. _~~_-_:-. _~-_~~-.--=_: - D ::.:,.:.;:.::~~:::..:.'~f:~~~= ,-. ..........,.. """..... ......-..-..., _ MILI.ARD ARCHULETA ARCHITECTS .. ""~...... a:-.. """"'-' '--..... ."..-.." ;:;:::: . . . Barton.Aschman Associates, Inc. 75 North Fair Oaks Avenue Pasadena, California 91109-1090 USA Phone: (616) 449-3917 Telex: 6~'5336 Fax: (618) 440-8940 October 25, 1988 Mr. Geotge J. Grosso stanley W. Grilble & Associates 18401 Von Kaman Avenue suite 130 Irvine, Califomia 92715 RE: 1IRC1I[\D GM'ElIlAY CENl'RB Dear Mr. Grosso: . 'lhe Arcadia Gateway Centre includes awroxilDately 26,000 square feet of retail uses in a b1i.1di.1'Kl =rently umer construction alan;} Hunt:in:Jton Drive. In the CXJUrSe of leasirg this space, you have had nie''"'''!''-sians with several food-related tenants, ani are interested in leasirg stores to three such tenants. However, the city of Arcadia has expressed cancern relative to the potential traffic ani parltin;J iJrpacts associated with tenants of this type. Consequently, the city has prc'{'OSed a limitation on the numbe>r ani size of food-related tenants in the retail b1i.1di.1'Kl. Specifically, the limitations ~d allow no m:n:e than a total of 6,000 square feet of such uses. F\.1rther, no m:n:e than three such tenants ~d be allowed an:! each of those '-'OOl.d be restricted to 00 m:n:e than 12 seats each. While the conventional wisdan seems to be that food-related tenants generate higher levels of traffic ani parltin;J danani than other retail tenant.s, _ have not always foond this to be the case. First, it is inportant tel note that the trip generation rates used in the analysis of the retail \AA'i,.......l1t of the Arcadia Gateway Centre are based upon studies of retail centers that are similar in size ani '^"'~ition to the Arcadia project. 1bus, such centers undcubt:edly have food-related tenants included. Consequently, the trip generation estimates prepared for the Arcadia Gateway Centre pxoject are consistent with projects that inc1ude food-related tenants. In lmrt, the inc1usion of such tenants in the Arcadia project will not resutlt in substantially greater trip generation than was inllcated in the project's traffic :iJlpact analysis. 'lhe same is generally true in relation to parltin;J danani. Barton-Asc:tman has been called upal to perfom a number of detailed parltin;J demarn stuclies for small retail centers in the 1':o""""'-1a area. 'lhese studies have eyA1llillSd the peak parltin;J deman:l at a variety of uses typically .included in such centers, such as yogurt shqls, pizza ani chicken take-<::ut shqls, baJcgries, donut shops, Mexican food take-out shops, and deli/sandwich shops. Generally, these shYlie<' have inllcated that the parltin;J demands geno..rated by such uses. are not significantly different fran m:n:e typical retail uses. . (G) . . Barton.Aschman Associates, Inc. . Mr.GeorgeJ.Grosso octd:ler 25, 1988 Page 2 FUrther, it is :interestinJ to note that ~ inc:1udi.rJ;J a variety of uses in the center, a shared park:iIg situation is created in which inllvidual stores have peak deman::Is that occur at different tiJnes, thus potentially reducin;J the peak denarn for the total center. For ex:anple, bakeries am donut shops tend to have peak deman::Is in the early momin;J, while pizza take-out restaurants have their greatest denarn in the late afternoon am early evenirg boors. In summary, it is my qlinion that the overall park:iIg ratio afPI'OVE!d by the City of Arcadia (4.6 spaces per 1,000 square feet) is sufficient to a, .:' ...,. .:'Iate the park:iIg deman:i to be generated ~ the proposed food-related uses in the Arcadia Gateway Centre, especially oonsiderin;J the restrictions to be bposed ~ the City. If ya1 have questions regardin;J this, please feel free to CXlI'Itact me. . Sincerely, ~~~~ Neal K. Liddicoat, P.E. Principal Associate . . . File No. cUP 88-028 . CALFlRONIA ENVIRONMENTAL QUALITY ACf NEGATIVE DEa..ARA TION CITY OF ARCADIA, CALIFORNIA A. Description of project: Consideration of three eatin~ establishments total square footage of all three not to exceed 6,000 sq. ft. and each establishment to not exceed 12 seats. B. Location of project: S/S of Huntington Drive c Name of applicant or sponsor: Arcadia Gateway Centre Assoc., Ltd. . 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. R Mitigation measures, if any, included in the project to avoid potentially significant effects: Date: 10/31/88 I:.~: Date Posted: Senior Planner . Title . . . . - ....-. ,,~,....' FILE NO. . '///' <',,:' '" ';:,.5:) ENVIRONMENTAL INEQRMA nON FORM Applicant's Name: Arcadia Gatewav Centre Associates. Ltd. Address: 18401 Von Karman Avenue. Suite 130. Irvine. CA 92715 B. Property Address (Location): South side Hunti ngton Dr; ve A. between 2nd and 5th Avenue. C General Plan Designation: Planned Developer Arcadia D. Zone Classification: CPD-l E Proposed Use (State exactly what use is intended for the property, i.e., type, activities, employment): Office. Retail Commercial, Restaurants . F. Square Footage of Site: 396,830 G Square Footage of Existing Buildings: I. To Remain: 81,300 Square Feet 2. To Be Removed: None H Square Footage of New Buildings: 97,300 Square Feet I. Square Footage of Buildings to be Used for: 1. Commercial Activities: 179,000 Square Feet 2. Industrial Activities: -0- 3. Residential Activities: -0- Number of Units: -0- . Environmental Information Form - I . . . . 1. Describe the following: I. The environmental setting of the project site as it edsts. The site is currently under construction with 8ennigan's Restaurant having opened in July 1988. The total project to be complete in September of 1989. 2. The proposed alterations to the project site. N/A . 3. The use and development of the surrounding properties. The orooertv to the North of the site is beinq developed for' Hotel, Office and Restaurant uses. . Environmental Information Form -2- . . . K Check the appropriate answers to the following questions: 2. 3. 4. 5. . ~ 1':12 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? x Will the proposed project result in an increase in noise, vibration, dust, dirt, smoke, fumes, odor or solid waste? x Will the proposed project result in the use or disposal of potentially hazardous materials? x Will the proposed project result in a substantial increase in demand for municipal services and/or energy consumption? ....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 informa.tion 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: . ~~, Environmental Information Form -3- 5. The development will cause an increase in the use of buses and other modes of Public transportation and an increasage in EnE,!rgy Construction over previous users. . . File No. CUP 88-028 . ENVIRONMENTAL. CHECKLIST FORM A. BACKGROUND 1. Name of Proponent Arcadia Gateway Centre Associates, Ltd. 2. Address and Phone Number of Proponent .18401 Von Karman, Suite 130 Irvine, CA 92715 B. ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required on attached sheets.) !!!. !!m3 .!!!!,. !!!. !!m3 .!!!. ,. IU.th. .Ultl'l'pl'~alU1lu.ltln. .. l~tMt.1.1 nclvc1:1on 1n the /' -=t 01 .atft ot:Jw;noi.. ...11abla .-' .. 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Will t.AoI prgpoa..l re.lut ,tAl ~ ~ --- ~ ..--- .. Chad. at any /'Iealth haaU'lS " peltenti.l ~alth h...cd luollaoU1lq _tal tLu.lth) 1 2>. a.po.llt'e ot" peopl. to potaJIU.l llaaJth t..aar.s.1' ..- 0/ Date 10/31/88 . '-'! ..,.. .!!!!. U. .....t.h.t1a.If111t.h.p~1I1r..u1t LII I:J\. ol:I.trll~loA of any ae.rUc ..ue. III' '11'1_ IIpeA to the pullUC, or "'11.1 ths p~.!,. nail!,.\' 11l. \:h. ere.don of aft ...th.U..11r C1fhftll1.... ~' aita open to pubUc '11'1_1' lJ. bcn'e.UlIA. ifill tile pcopoall,\. ruult In an l~C1t IlpOI'I tha qual.lr.y C1r v 'l..u.tlt'l of u'iaU,Dq ~at~o.a1 IIppoctunJ.U..? ". :=:~~:;i~i::II~C:ft.r:~t~ c:: adpUiClUlt axcll-.ol"91caJllJ: ht.'ul-d,cal eita. atl'llct:~. llbjact -" or bdld.1AQ" ". Mandatory 1'1~. lit .iall1U";:E:.;. .. DOeIl~~ectlle....tJI.- tbl to _r~ tIIa quaUty of tile .rwh_nt, a1Zn.PlU,aUy rKltCII the hll!J1tat ot" a tilll or ",U411fa .p.o:1.., ea..e .. Uah or vUdlU. popu.1atlcm tQ dJ:OSl belll10f .eU-a..t.ilIj,n9 1.".1., tl\.t..tllll to al1a1nat. a plant or I:ft1u.1 ~t)', redvee tta. n\lllbe.r _ r..u.l.ct the 1'''''_ of a ran 0'" arld_pred plut. or lID_I 01' al1ai.nat. .I.llIf'OrtaAt ......1.. ot" th. ,,- _)Or p.clods o~ Cl1.1.foraia biatory or pl"Gbtat.oryl b. I>>MI tJi~ "'n:>;_t ba_ the poe-d..l tQ adl1e". nort.uno, to tIM dhadlraD':'9A of lon9-t.no _YU-lIt,l 9DA1a1' fA ahort~uno ll1p1tC't 01'1 tba "nrt~t 1a OM wb.l.cb oocun ln . .,.1I,=1_1y lu'.I..f, nUll1u.. p.rl04 lit ti_ "",U. 1cmv-t.ra i..IIIIecn... ,,111 IIllo1Iln _11 ,l.ntl) tl'l. rtltura.J -'" c. DlIoII. tile p",,_t "._1apo:I,eu vI!.1dl an in.uri4ually l1a.l.e.d, but CIlmIlat.1""lY_llc1erul." (A~'llC't ..,. 1IIpact. on _ or aon ..,..caUl reaour.... tolb...n the 1,...ct: on eacll ""ource h rel.ti..ly ...11. tallt ..ban the "feet lit" tJI. total of t:ht.- l.apam:a on t:he "'v1~t. II aivrutiVaftt.) .. DON tile pro'aet ha_ ."vt..-t.IJ eU_u VllllCb ",111 e..e a..t.all-Ual ./ a4Yan. .tt_ OZI h_ "'1~, dC:ha1 .ucaetly or lDdireotly1 C. D18CQSUCIf OJ' IIIIVII:CIOCD'rAL "'~JCIf D. DBftUlIHA'I'ION lto W ~1et...s by the Wad Aq-..c:yl On U. b of thh lait1al e7a.l_tloa, UIld the propoaad. Fojlet c:ovLD 00't b.... e dgn.Uicant .ft.et on tJI. 1IDv1~t.. ed . llItcOA'I'IVI DlCLUA~IC* "111 M ~repuad. C I find that _ltho. dll p~ llro,ltCt _loa ha'" , algniUcant "'feet otl t1Ml _v1~t, till'" ..Hl ....t be , .1pUlcant ItL-.ct in tlU. can. bee.a\I.M t.M ait19n101l _u:r.. .Icrilled an an IItt.1C:IWd; nh..t haft bMm a.4da4 to th.a proi~. A ..~1'%n ~l'" .U.r. u .arllJlSO. [J 1 tilld die prgpo..o:S ",",..tt Md ha... a dvaJ,tictlAt IU.at on tl'Il llllri~t. and U\ .-vx-'lIlrl'lU. UIPACI' lIPOJrr ill rllqUind. (a~",~. -2-