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PLANNING COMMISSION RESOLUTION 1396
A RESOLUTION GRANTING CONDmONAL USE PERMIT
88-029 FOR ONE RESTAURANT, NOT TO EXCEED 4,800 SQUARE
FEET AT 1220-1300 SOUTH GOLDEN WEST AVENUE,
WHEREAS, on October 31, 1988 an application was filed by Mr, Albert Hsu
and Mr, Alexander Chen for three restaurants consisting of 4,800, square feet, 1,600
square feet and 1,200 square feet, Planning Department Case No, C.U,P, 88-029, on
property commonly known as 1220-1300 South Golden West Avenue, more
particularly described as follows:
The Westerly 278 feet of Lots 2 and 3, Block A, Santa Anita Land
Company's Tract, in the City of Arcadia, County of Los Angeles,
State of California, as per Map recorded in Book 6, Page 137 of Maps,
in the Office of the County Recorder of Said County,
.
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 RESOL YES 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 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.
7. That only one restaurant of 4,800 square feet would be appropriate at
this time, Consideration of other restaurants would be possible after the shopping
center has reopened, This would permit parking and traffic studies to be conducted,
Section 3. That for the foregoing reasons this Commission grants a
Conditional Use Permit to operate one restaurant not to exceed 4,800 square feet,
upon the following conditions:
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1. Fire protection shall be provided to the satisfaction of the Fire
Department which shall include the following:
A. Fire sprinklers per NFPA-13 standards,
B. A central station fire alarm system is required per NFP A
standards #71 and 72E, Plans shall be submitted and approved prior to installation,
C. Fire alarm to central station shall be operational prior to
occupancy,
2. Water service shall conform to the Uniform Plumbing Code and any
new water service shall be subject to the East Pasadena Water Company.
3, Dedicate a 15 foot corner cut-off for street purposes at the comer of
Naomi Avenue and Golden West Avenue prior to issuance of any business license,
This shall be completed to the satisfaction of the Director of Public Works,
4, Wall signs shall be individual channel letters. All signs shall be subject
to a separate Architectural Design Review application,
5, Any new free-standing sign shall consist of a pole cover,
6. Compliance with Resolution No. 3731 shall be adhered to, unless
modified by the Planning Commission or City Council, which includes the
following conditions:
A, Only one free-standing sign identifying the name of the center
shall be permitted. All other signs permitted shall be mounted on the facades of the
building and shall pertain only to the name of the business or the use conducted
within the building (Section 2,14).
B, The free-standing sign shall not exceed an area of 100 square feet
(Section 2,15),
C. The amount of sign area permitted on the front facades of the
buildings shall not exceed one square foot of sign area for each lineal foot of building
frontage. Only one-half of the previously stated amount of sign area shall be
permitted on the east, south and north side of the building (Section 2.16),
D, For sale or lease signs shall not exceed four square feet (Section
2,19),
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7, Trash enclosure shall consist of 6'-0" solid decorative block walls with
solid metal gates, Stuccoed masonry walls would be acceptable in lieu of decorative
block. Colors shall match the building. This shall be subject to the approval of the
Planning Department.
8, A lighting program for the parking lot shall be submitted to the
Planning Department. Said lighting program shall be subject to the approval of the
Planning Department,
9, Hours of operation for the 4,800 square foot restaurant shall be limited
to the following:
Sunday through thursday: 8:00 am to 11:00 pm
Friday and Saturday: 8:00 am to 12:00 am (midnight)
10. Approval of Conditional Use Permit 88-029 shall only be for the 4,800
square foot restaurant as shown on the plans on file in the Planning Department.
11. The 4,800 square foot restaurant shall comply with all relevant City
codes and regulations (i.e. noise, dance permit). Also, said restaurant shall not
operate in such a manner to constitute a public nuisance.
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12. The site shall be maintained per the plans on file in the Planning
Department, This includes landscaping and trees,
13. That c.u.p, 88-029 shall not take effect until the owner and applicant
have executed a form available at the Planning Department indicated awareness and
acceptance of the conditions of approval.
14, 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:
AYES: Commissioners Amato, Clark, Szany, Papay
NOES: Commissioner Hedlund
ABSENT: None
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
.
Ch rman, Planning Co
City of Arcadia
ATTEST:
Mt&d11/{~~
Secretary, Planning Commission
City of Arcadia
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November 22, 1988
TO:
ARCADIA CITY PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
WILFRED E, WONG, ASSOCIATE PLANNER
CONDmONAL USE PERMIT 88-29
CASE NO,:
SUMMARY
This application was filed by Albert Hsu and Alexander Chen for three restaurants of
4,800 square feet, 1,600 square feet and 1,200 square feet within the existing shopping
center located at 1220-1300 South Golden West Avenue, No new buildings will be
built.
The Planning Department is recommending approval subject to the conditions
outlined in the report.
GENERAL INFORMATION
APPLICANTS:
Alexander Chen and Albert Hsu
LOCATION:
1220-1300 South Golden West Avenue
REQUEST:
Conditional use permit for three restaurants of 4,800 sq. ft., 1,600 sq,
ft. and 1,200 sq, ft, Request will require a parking modification for
318 parking spaces in lieu of 352 spaces,
LOT AREA:
240,930 square feet (5.53 acres)
FRONTAGE:
637 feet on Golden West Avenue
378 feet on Duarte Road
378 feet on Naomi Avenue
EXISTING LAND USE & ZONING:
The subject site is developed with an existing commercial retail
center; zoned C-1D
CUP 88-29
November 22, 1988
Page 1
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SURROUNDING LAND USE & ZONING:
North:
South:
East:
Multiple-family residential; zoned R-3
Multiple-family residential; zoned R-3
Commercial retail center and nonconforming
apartment building; zoned C-2
Multiple-family residential and automobile service
station; zoned R-3 and C-2
West:
GENERAL PLAN DESIGNATION:
Neighborhood Commercial
BACKGROUND
On July 26,1988 the Planning Commission approved a proposal to remodel the
exterior of the existing buildings at 1220-1300 South Golden West Avenue (ADR 88-78),
Modifications were approved for the height of architectural features and the location
of two signs,
PROPOSAL AND ANALYSIS
The applicants are proposing three restaurants of 4,800 square feet, 1,600 square feet and
1,200 square feet within an existing 62,428 square foot shopping center. No new
buildings will be built and the existing landscaping will not change, Improvements to
the site will include stamped concrete at each driveway entrance, restriping of a
portion of the parking lot and two 10' x 25' trash enclosures,
At this time the applicants, whom are also the owners of the shopping center, do not
know who will lease the restaurant locations, They are applying for the restaurants
before leasing any space to help them market the shopping center. In this way each
potential restaurant user would not have to go through the the time and expense
needed for a conditional use permit. Also, other tenants would be attracted to the
shopping center knowing that a restaurant would be opening,
A restaurant is a permitted use in the C-2 zone with an approved conditional use
permit, It is the Planning Department's opinion that the parking deficiency of 34
parking spaces (318 in lieu of 352) would not be detrimental to the site or the
surrounding neighborhood, It has been the Planning Department's experience that
shopping centers of this size with multiple tenants do not need the required number
of parking spaces, Also, usually the two peak business times in a day (lunch and
dinner) for a restaurant do not conflict with the peak business hours for most of the
retail stores in a shopping center,
CUP 88-29
November 22, 1988
Page 2
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Any new signs or changes to the building's facade will need a Architectural Design
Review application.
The proposal would be consistent with the Zoning Ordinance and General Plan,
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 Conditional Use Permit 88-29
subject to the following conditions:
1. Fire protection shall be provided to the satisfaction of the Fire
Department which shall include the following:
A, Fire sprinklers per NFPA-13 standards.
B.
A central station fire alarm system is required per NFPA standards
#71 and 72E, Plans shall be submitted and approved prior to
installation,
C. Fire alarm to central station shall be operational prior to occupancy,
2, Water service shall conform to the Uniform Plumbing Code and any new
water service shall be subject to the East Pasadena Water Company,
3. Dedicate a 15 foot corner cut-off for street purposes at the corner of Naomi
Avenue and Golden West Avenue prior to issuance of any business
license, This shall be completed to the satisfaction of the Director of
Public Works.
4, Wall signs shall be individual channel letters, All signs shall be subject to
a separate Architectural Design Review application,
5. Any new free-standing sign shall consist of a pole cover.
6.
Compliance with Resolution No, 3731 shall be adhered to, unless
modified by the Planning Commission or City Council, which includes
the following conditions:
CUP 88-29
November 22, 1988
Page 3
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A.
Only one free-standing sign identifying the name of the center
shall be permitted, All other signs permitted shall be mounted on
the facades of the building and shall pertain only to the n,ame of
the business or the use conducted within the building (Section
2,14).
B, The free-standing sign shall not exceed an area of 100 square feet
(Section 2,15),
C. The amount of sign area permitted on the front facades of the
buildings shall not exceed one square foot of sign area for each
lineal foot of building frontage, Only one-half of the previously
stated amount of sign area shall be permitted on the east, south and
north side of the building (Section 2.16),
D, For sale or lease signs shall not exceed four square feet (Section
2,19).
7.
Trash enclosure shall consist of 6'-0" solid decorative block walls with
solid metal gates. Stuccoed masonry walls would be acceptable in lieu of
decorative block. Colors shall match the building, This shall be
subject to the approval of the Planning Department.
8, The site shall be maintained per the plans on file in the Planning
Department. This includes landscaping and trees,
9. That c.u.p, 88-29 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,
10. 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.
CUP 88-29
November 22, 1988
Page 4
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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,
CUP 88-29
November 22, 1988
Page 5
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CUP
88-029
NOT TO SC "LE
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File No, CUP 88-029
CALFIRONIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
A. Description of project: r.nMideration of a ConditinMl Use Permit for
three restaurants of 4,800 SQ. ft., 1,600 SQ. ft., and 1,200 SQ. ft.
Reauest will require a parking modification for 316 parking spaces in
lieu of 352 soaces. No new buildings will be built and existing
1andscaoine will remain.
B.
Location of project:
Existing shopping center bordered bv Duarte Road
Golden West Avenue and Naomi Avenue (1220-1300 Golden West Avenue)
c
Name of applicant or sponsor:
Albert Hsu and Alexander Chen
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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:
10/31/88
t()J1N
Date Posted:
Associate Planner
Title
.
File No.
CUP 88-029
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ENVIRONMENTAL. CHECKLIST FORM
A, BACKGROUND
1.
Name of Proponent
Albert Hsu/Alexander Chen
2.
Address and Phone Number of Proponent
1840 Enterprise Way
Monrovia, CA
91016
(818) 303-5589
B. ENVIlUlNMENTAL IMPACTS
(Explanations of all .yes. and "maybe" answers are required on attached sheets.)
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Discussion of Environmental Evaluation for CUP 88-29,
6,a, An increase in existing noise levels will occur because the
majority of the existing stores in the shopping center have been
vacant, Noise levels will return to the level experienced in the
past as the number of stores reopen,
13,a, An increase in vehicular movement will occur because the
majority of the existing stores in the shopping center have bl..'en
vacant, Vehicular movement will return to the level
experienced in the past as the number of stores reopen,
it
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b. bpoaur. of 5"'OI'la ~ ~nt.ia1
hlI.lt.h lI.rud.al'
Date
10/31/88
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"'.thatiea. lf111th.p~.lr'.1I1t
In tn. o2l.trQCtlon of &IIy .canlc
"'l.ta oe vi... cpan to tho plltHc. or
will tho prope.al I:..u.lt in thAI
crr..Uon of .n auth.tl~Uy oft.Mln
.1ta open to publ1cr "1_1
It.or..tlon. 11111 th. P1'Clpo:a.l n....lt
in an l"'Pact "'pontII.quaUtyor
qu.anUty of exbHI"i recr.ational
opportWl!ti",
:~=;.04~~:~l~~O~O:~t.r~~~~ c.::
. .1vn1t1cant 1I.1'd\101D9icd or
1\:l.ltorioa\. aita. .tru.t'tl.l.ra. Ol:Ij.ct.
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to "avn'" the qua11ty of thl .nvir_Int.
.ul:lIl.U.nUaUyra"".:.t.h.hebH.tof.
t1ah o:r vl1"l1h .pac1... eau... _ h.h
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.UlUn.t. . pl...t or .,.1..1 CO-..nl ty.
nd;uc. tII. n1:llllboe.Qr nat.rict tM r.nq..
of. 1'.1"1 or .nd_npr.d pl.nt 01' en1..1
Qr.UlI.1Mt.iIlIport.....t........l... of th.
"201' parl.(I(ta of cd1to.C"ll1a hiatory
or pnhiatoJ:'y1
b. Daea ui. PI"O:I.ct II.... t.ha potentia I
to .ch1.va .hQrt-t_nII, to th. dlU,dven:.!II
of 10n9-t.nI _vl~ta1 god.1 (A
.hort-tar. hap.ct on tho .rlll'ia:ona.nt
1.a 00. wn1eh occura 1n . r.Lati...l,
bri.f. lSeUn1U... 5"'rled ot U_ while
10tl'i""t.nx i.avacta wUl ~ _U Lnt"
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c. Doa1I th. P1"02ect. h.... l~eta
..hid! at. 1nd1vldua.Uy 11.a1tacl. bu.t.
cuaulaUv.ly conll4arabl'l1 IA PI"O'.ct
"1' ll1P1C't 011 two or -.on a~rata
E"UQI,lrc.. wh.n the 1....ot ClI'I ..cb
n.ourca 1. nl.t1\11ly "'U. but wllail"ll
the .ftact ot th. tot.l of t.ho.. ~:a
on tn. .lIv1~t 11 .1vaif1cant.)
d. no.. the Pl'O~ac.1:. to".... .,W! ~.l.
.trace.. ..lIiell will COU. .u.batUlU.l
.<!v.n. .ttacu 011 tn_n be1q.. .1th.,'
dlrectly or 11W!1rectly1
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c. DISCUSSION or DYIItllOGDrrAL a\1U.l1ATrGt
D. DBTI!:JUO:RATlal
(to be cClIIP1.tad by the t..d A)..."'Y)
011 t.ba; baau o.t U11. hJ.t1al ....alaat.1clII.
1= hnd the ptopolad pr02...t COlIUl !tOT hO" . dtpliU~t
neet DA ~. .:r.v~r_t, aM . B1GM'lVB ~Tll>>
will be P$apaud.
[J t U!Id tlUtt altho"", t1le lil~ed proj.ct ccW.d b.... .
1I..L9l'llU~t. .rfa.ct on the .n...l~ltt. th.n will not
be . a1plUcaJlt. .ttloCt;. in t.h.la cu. bee..... the eJ.t1..Uoa
_ural lSescriHd on an .J.ttadled. Itte.t tI.... been .~d to
th.a prejact. A .I:G.\TIW occ:r..uATI'" BILL .. 'UPAJlIltJ.
OlUnd the ProfOMd projao:t IUl' he'" . .1.""Ul.cant etl.et
on the .nd~t, a:Id an IIIWl_GII'I'AL IJa'IoCT Il1n'Oa!' ia
nqu1nd.
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rile No. DJP 88-dl
A.
ENVIRONMENTAL INFORMATION FORM
Applicant's NaJIllll ,A/Off! Hstt / A/e;ull,Jer cA€,,,--_
l\4drem 1f?4-o Etlte7f'I'S~ /Vav jl!;'I?/c)J!It'l (IJ- ?/N{)
I
Property l\4dress (Location), r:;.o/deJl/ /Alps! Av-<z- 'if /)urafe.. ~
B.
C, General Plan Desiqnetion: AlC-t'c;j,hcrhlX;d r-Cd)'Tn-"lerc:.,'Ct I
0, Zone Clusiticetion: C- J.D
B. Proposed Use (Stete exactly wbet use is intended tor the property. i. e., type.,
activities, employment):
5uperWla. rKe- f
R e fa 1/ <; 4of}s
,
Bq n I <.
f.(e~+a u ral1ts
r. Square FootaC}e ot Site,
240. Q30 Sf=: C5,~3 C~cv.f~)
,
G,
SqIlare FootaCJl! ot Existing Bu1ld1nC}s:
02, 42JtSF
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1. To Re~n:
2. To Be Remo'Ved:
H. Square Pocrtage ot New Bulld1nC}s,
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[ . Square FootaC}e of Bu1l41ngs to be Used tor:
1. eo..ercial Activities:
02,42-<1: 5.)=
(j)
rf>
/3
2. Induatrial ADtivities:
3. Reddenti&l Activities,
N\llllber ot tlni ts I
CtI a separate sheet, describe the tollovinC},
1. 't'he env1ranaent.el setting of the project site as it ex1stll.
2. The prcpoaed alterations to the project site.
3. '1'he uae and de'Velopment of the surround1ng properties.
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Bnv1~Dtal Infonllltion Pom
It. OIeclc the appropriate anlNers to the following questions:
1. Will the preposed project result in a substantial alteration
of ground contours and/or alteration of existing drainage
pattern?
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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,
vibraUOIl, duet, cUrt, slllOke, fumes, odor or solid waste?
4. Will the pl'Op08ed project result in the use or cUsponl of
potenUally hazardous materials?
5. Ifill the proposed project result in a substanUal 1ncA..e
1n demand for municipal services and/or energy consumption.
bplain 1n detail any "YES" anlNers to the above question. on additional aII_u.
L. Provide any adcUtional information which would elaborate on the potent1al
environmental consequences resultant from the proposed project.
N. cutJ. ti cation : I hereby certify that the stat_nts furnished abow an4 ill the
attached exhibits present the data and information required for th1. 1nitial
evaluaUon to the be.t of tIrf ability, and that the facts, ste~nt8 and informat1G1l
pre.entad are true and correct to the best of tIrf lcnowlsd98 and belief.
Datal
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Signature of Applicant
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Applicant's Name: Albert Hsu / Alexander Chen
Property Address: Golden West Ave & Durate Ave
The subject site is developed with an existing commercial retail center;
Zoned C-1D.
Surrounding Land Use & Zoning:
North
South
East
West
Multiple-family residential; Zoned R-3.
Multiple-family residential; Zoned R-3.
Commercial retail center; Zoned C-2.
Multiple-family residential and automobile
service station; Zoned R-3 & C-2.