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Home My WebLink About1524 . . . RESOLUTION 1524 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE PERMIT 95-003 TO CONSTRUCT A 6,392 SQUARE FOOT RESTAURANT AT 166 EAST HUNTINGTON DRIVE, WHEREAS, on May 1, 1995, an application was filed by Fancher Development Services, Inc, for a 6,392 square foot restaurant Planning Case No, C.U,P. 95-003 at 166 East Huntington Drive more particularly described as follows: Lots 19, 20, 21, 22, 23, 24 and 25 in Block 72 of 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, Page 89 and 90 of Miscellaneous Records, in the office of the County Recorder of said County, WHEREAS, a public hearing was held on June 13, 1995 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 Community Development Division 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 as established in the zoning ordinance, 3, That the site for the proposed restaurant is adequate in size and shape to accommodate said use, All yards, spaces, walls; fences, parking, loading, landscaping and other features are adequate as designed 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, The subject site is designed as commercial on the General Plan, The proposed restaurant is consistent with that designation and the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan, -1- 1524 . . . 6, Subject to the conditions set forth in this Resolution, the use applied for will not have a substantial adverse impact on the environment, Section 3, That for the foregoing reasons the Commission approved Conditional Use Permit 95-003 for the construction of a restaurant subject to the following conditions: 1. Conditions as set forth below from the Development Services Department - Engineering Division, shall be complied with to the satisfaction of the Assistant City Engineer, The conditions set forth below relate to the applicant's and Arcadia Redevelopment Agency involvement with a DDA Agreement and construction of Downtown.2000 Streetscape Project, a, Submit grading and drainage plan prepared by a registered civil engineer subject to the approval of the Development Services Director, Provide calculations for the gravity drainage system, Computations should show hydrology, hydraulics, elevations, and all topographic and proposed design details, NOTE: Show all existing and proposed parkway trees, pull boxes, meters, power poles, street lights, driveways, sidewalks and handicapped ramps on grading/drainage plan. b, The site construction plan shall be coordinated with and accurately depict parkway and landscape improvements proposed in the City of Arcadia Downtown 2000 Streetscape Project. Removal and replacement of pavement in Huntington Drive will not be permitted following completion of the Downtown 2000 project, c. Submit erosion control plan prepared by a Registered Civil Engineer for City's approval. d, Since the area utilized by the proposed development straddles lot lines, it is recommended that the applicant submit a parcel map for a lot split or for lot consolidation of the various properties involved, e, Obtain permit for all work performed in Public right-of-way, f, Replace AC payment in the alley damaged during construction, Limits of removal shall be subject to approval of the Engineering Inspector, -2- 1524 . . . g, Remove and replace deficient or damaged curb, gutter, sidewalk and/or pavement to satisfaction of the City Engineer, Contact Engineering Division for exact locations of removal and replacement. h, Arrange for underground utility service and dedicate easements to utility companies, i. The Engineering Inspector shall be contacted at (818) 574-5490 at least 24 hours prior to construction of off-site improvements, All improvements shall be completed to the satisfaction of the Development Services Department prior to final acceptance by the Building Section and prior to occupancy, j, Contractor shall comply with all requirements of Federal, State and local laws and regulations pertaining to the CLEAN AIR AND CLEAN WATER ACT. k. All off-site improvement plan checking, inspection charges and other miscellaneous costs associated with the proposed development shall be reimbursed to the City, L All construction in the public right-of-way shall be in accordance with all applicable sections and/or provisions of the latest edition of the "Standard Specification for Public Works Construction" (Green Book), 2, Fire Safety shall be provided to the satisfaction of the Fire Chief including the following conditions from the Fire Department: a, An automatic fire sprinkler system designed and installed to NFP A 13 requirements, 1991 Edition, b, Fire sprinkler system shall be electrically supervised and monitored through an approved central station monitor, The water flow switch shall be connected to audible and visual notification devices, placed throughout the occupancy in compliance with ADA. The fire alarm system shall also have at least one manual pull station to manually activate the system, c, "Knox" keyed fire department entry system will be required, d Fire hydrant must be within 150 feet of fire department connection, -3- 1524 . . . e, Hood fire suppression system(s) required for all commercial cooking areas and appliances. All cooking suppression systems shall be connected to the main fire alarm of the occupancy to sound all notification devices when the hood system(s) have been activated, f. Maximum occupancy sign(s) required in all dining areas, g, Clearly visible address numbers visible from the street, on contrasting background, 3, Conditions as outlined below from the Water Division shall be complied with to the satisfaction of the Water Manager, a, Fire protection requirements per Arcadia Fire Department. b, Any installation, removal or relocation of fire protection and/or domestic water services and/or meters, which may be required, will be made by the Water Division at the developer's expense, c, A Water Meter Clearance Application may be required to ensure adequate meter/service size, d, No water service, meter, flush-out or fire hydrant may be located in any driveway or shall it be closer than 3' from the top of "x" of any driveway or any other utility, e, All landscape irrigation and fire sprinkler systems are subject to Water Division approval for backflow protection, f, All backflow devices for fire protection and irrigation systems shall be screened from view and are subject to Community Development Division approval. 4, Exterior lighting within 100' of the residentially zoned property to the south shall not exceed 15'-0" in height measured from the elevation of the adjacent pavement of the parking lot, Said lighting shall be designed to be an integral part of the project and shall complement the design of the area in which it is located (Per Design Overlay Resolution 5293), 5, Per architectural design review ordinance 1850, the main pedestrian entrances and walkways shall be enhanced by the use of colored and textured paving -4- 1524 . . . materials which are appropriate to the design of the building, The walkway paving material shall provide walking surfaces which are even surfaced and easily negotiated, 6, Driveway entrances shall be enhanced through the use of colored and textured paving materials to visually delineate driveway openings, 7, The design of the trash enclosure and enclosed patio shall match the design, materials and colors of the restaurant. The final design of both shall be subject to review and approval of the Community Development Administrator, 8, New landscaping materials shall be mature and of a size and quality appropriate to the scale of the project, A landscape plan incorporating the comments set forth in the 6/6/95 letter from Pete Kinnahan, Economic Development Administrator shall be submitted to the Community Development Division for review and approval. 9, Backflow prevention devices, if located within the front yard or a side yard shall be screened as set forth in Section 9263,6,3,1 of the Arcadia Municipal Code. 10, A minimum of four (4) handicap parking stalls shall be providedi one of which shall be van accessible, 11. Conditions as set forth below shall be provided to the satisfaction of the Inspection Services Manager: a) Restrooms shall comply with Title 24 disabled access requirements, b) A walkway shall be provided in front of the vehicles instead of behind the handicap parking spaces, c) Specific details shall be provided for the enclosed patio area, 12, Said plans will be subject to additional Redevelopment Agency Design Review as part of the Disposition and Development Agreement (DDA) approval process, 13, Approval of this project does .not include approval of the signs on the proposed building and free standing signs, Additional design review shall be required for all signs, -5- 1524 . . . 14, The applicant shall maintain the City landscaped island at his cost. Developer shall integrate the restaurant landscape design into the island landscaping. 15, A planter area shall be constructed along one edge of the free standing parking spaces located in the middle of the western parking area to eliminate confusion in access to the parking spaces, 16, That a covenant in a form and content approved by the City Attorney holding the properties as one shall be filed by the applicant prim: to a Certificate of Occupancy being issued for the project, 17, That access to the alley from the southeast driveway shall be restricted to "right turns" only and shall be so marked. 18, That CUP. 95"003 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. 19, 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 13, 1995 and the following vote: A YES: Commissioners Bell, Clark, Huang, Kovacic, Murphy and Daggett NOES: None ABSENT: Commissioner Kalemkiarian 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 27th day of, June, 1995 by the following vote: AYES: NOES: ABSENT: Commissioners Bell, Clark, Huang, Kalemkiarian, Kovacic, Murphy and Daggett None None -6- 1524 . . . ATTEST: ~4~~ Secretary, Planning ommission City of Arcadia Approved as to form: ~~Jf Michael H, Miller City Attorney ~ -7- 1524 STAFF REPORT DEVELOPMENTSER~CESDEPARTMENT June 13, 1995 TO: Chairman and Members of the Arcadia City Planning Commission FROM: Donna L, Butler, Community Development Administrator SUBJECT: Consideration of Conditional Use Permit 95-003 - the Outback Steakhouse Restaurant SUMMARY . This application was filed by Fancher Development Services, Inc, requesting a conditional use permit to construct a 6,392 square foot restaurant (the Outback Steakhouse)at 166 East Huntington Drive, The Development Services Department/ Community Development Division. is recommending approval subject to the conditions outlined in this report. GENERAL INFORMATION APPLICANT: Fancher Development Services, Inc, LOCATION: 166 East Huntington Drive, the southwest comer of Huntington Drive and Second Avenue REQUEST: LOT SIZE: Conditional use permit to construct a 6,392 square foot restaurant 53,788 square feet (1.23 acres) LOT FRONT AGE: 'Approximately 375:t' (not including the existing landscape park along Second Avenue EXISTING LAND USE & ZONING The project site consists of eight vacant lots and a portion of the Second A venue right-of-way that is proposed to be vacated, The properties are zoned C-2 and D and located within the Arcadia Redevelopment Area, . ~ \ \ / . . . SURROUNDING LAND USE & ZONING North: Properties to the north are developed with mixed commercial uses; zoned C-2 & D, South: Properties to the south are developed with mixed single-family and multiple-family dwellings; zoned PR-3 & D and R-3 & D, East: Property to the east across Second Avenue is developed with Bonita Park; zoned S-2 (public purpose), West: Properties to the west are developed with mixed commercial uses; zoned C-2 & D, GENERAL PLAN DESIGNATION Commercial PROPOSAL AND ANALYSIS The applicant, Fancher Development Services, Inc" is proposing to construct a 7,151 square foot full-service restaurant serving alcoholic beverages (this includes the 759 square foot enclosed patio area), There will be seating for approximately 290 persons (96 seats in the bar area, 144 seats in the dining area and 50 seats in the patio area). According to the applicant the normal hours of operation will be 4:00 p,m, to midnight and will be open for lunch on special occasions and holidays only, However, that could change depending on the needs of the market area, Building Information The architectural design is based on an "Australian" outback theme, The building will be single story, with a maximum height of approximately 24'-0". Gray (Nickel) wood siding with an off-white (creamy cream) trim will be the predominant building material. A green metal mansard roof will extend around the entire building, The front of the building will be enhanced by a porch with wood railing, The porch will be set back l1:!:' from the Huntington Drive property line (approximately 30' to the "new" curb line), A23' x 33' enclosed patio (759 sq, ft.) is proposed on the west side of the building. Based upon occupancy limitations, the patio could accommodate approximately 50 persons, The 12' x 16' trash enclosure will be adjacent to the southeast corner of the building, by the loading area. c.u.p, 95-003 June 13, 1995 Page 2 . Both the enclosed patio and the trash enclosure should be designed so that the materials and colors used are compatible with the materials, colors and design of the building, All mechanical equipment will be screened by the mansard roof, Parking Based on code requirements, 72 parking spaces are required (this includes the square footage in the patio), The applicants are proposing 85 parking spaces, including ten (10) compact spaces and three (3) handicap spaces. Code requires four (4) handicap spaces, one (1) of which must be van accessible, With the exception of the handicap parking and the parking lot striping, the parking layout complies with all code requirements. Access to the site will be from four (4) 30' wide driveways, two (2) along Huntington Drive and two (2) from the alley, Ingress and egress will be allowed from all driveways, . A concern has been raised by an adjoining neighbor (Dr, Silas Chan at 153 Alta Street) regarding utilization of the alley for access to the site, Dr, Chan suggests in his letter (attached) that the project be redesigned so that all the entrances and exits are from Huntington Drive, since an alley is not for "commercial traffic purposes", Based upon code definition an "alley is a public or private way permanently reserved as a secondary means of access to abutting property," Many of the commercial areas in the City abut alleys which provide the primary access to the businesses, The primary access to the restaurant would be from the driveways on Huntington Drive, however, the alley provides secondary access to the site, A 6'-0" wide landscape buffer is proposed between the parking area and the alley, Dr, Chan is requesting that a 6'-0" high wall be installed in this area, A 6'-0" high wall would obstruct driveway visibility onto the alley, In addition, the Police Department does not encourage high walls around parking areas in commercial areas because the walls obstruct visibility into the parking >areas, reducing the Police Department's effectiveness in patrolling the alleys, In order to provide a buffer between the residential units across the alley and to maintain visibility, the 6'-0" planter area should be heavily landscape to help screen the parking area and reduce the glare of vehicular lights in the parking area, Landscaping . Code requires a minimum of 5% of the interior parking area to be landscaped, The proposed landscaping exceeds code requirements. The proposed landscaping should complement the building and be compatible with the Downtown 2000 plan which is currently under construction and also should reflect the Australian theme of the restaurant. The following are some concerns regarding the original landscape plan: CU,P, 95-003 June 13,1995 Page 3 .' 1. There is need for some trees in front of the restaurant building (north side), Open branched eucalyptus like those being used on Huntington Drive would tie this project into the Downtown 2000 streetscape and would not hide the proposed wall signs, 2, There is very little planting around the building, The rear and side walls of the building are dominated by asphalt and concrete, The finger planter at the southwest corner of the building should have shrubs and a tree and the rear walk should be cut out where there are no doorways to provide for landscape planters, 3, The enclosed patio is not landscaped. This western-oriented space will be hot and uncomfortable much of the year, A large shade tree, wall vines and espaliers would enhance the space, An overhead trellis with vines would also help this area, 4, Instead of weeping bottlebrush trees along the west and east boundaries, it is recoIIlmended that small flowering eucalyptus type trees should be provided, Flowering eucalyptus are being used in the Downtown 2000 streetscape and this would be in keeping with the Australian theme of the restaurant. Trees facing the eastern park/open space should be informal, meandering and complement the park-line setting, . 5, In addition, it is suggested that the landscaping be redesign.ed with plants which are more in keeping with the Australian theme, ~ MISCELLANEOUS INFORMATION ~; The proposed project includes the ~'-o" wide access road which currently allows turn movements from east bound Huntington Drive to south bound Second Avenue without having to pass through the signalized intersection, To help facilitate the needs of the developer of the Outback Steakhouse, the City and Agency will be requesting the City Council to consider vacation of a portion of this public right-of-way and incorporate the .?Xf-o" into the project design, ?p '/f) I Several years ago when the City began marketing the project site, Barton-Aschman Associates, a Pasadena traffic engineering firm, in cooperation with the Engineering Division and Redevelopment Agency design.ed an alternative corner configuration which would continue to allow southbound turn movements while increasing the size of the southwest corner properties, This concept was recently revised by ASL Consulting Engineers as part of the Downtown 2000 plan and now includes a right-turn lane on Huntington Drive to Second Avenue (see attached design.), . The new configuration was reviewed as part of the environmental assessment for the Downtown 2000 Streetscape and Public Improvement Program and approved as part of the Downtown 2000 Mitigated Negative Declaration, C.U,P, 95-003 June 13, 1995 Page 4 . The City Council will be considering vacation of the street at a public hearing scheduled for their July 18 meeting, Section 65402 of the Government Code requires that prior to the City taking action to vacate a street, the Planning Agency must make a finding that said action is in conformity with the adopted General Plan, This minor access street is not shown on the Circulation Map or discussed in the text of the General Plan Circulation Element. The proposed alternative of creating a right- hand turn land provides for a logical transition from Huntington Drive to Second Avenue. Because there is no reference to this access way in the General Plan, the Planning Commission may make the finding that the proposed vacation of this public right-of- way is consistent with the General Plan, ARCHITECTURAL DESIGN REVIEW Concurrent with the consideration of this conditional use permit, the Planning Commission may approve, conditionally approve or deny the applicant's design concept. . The Community Development Division and Redevelopment Agency have been working with the applicant to refine and improve the project design and layout, It is staff's opinion that the proposed design with the conditions of approval set forth in this report, reflects the Australian outback theme of the restaurant and complies with the intent of the design criteria set forth in the City's Architectural Design Review Regulations, Because the subject property is within the Arcadia Redevelopment Area, it is subject to Agency Design Review as part of the Disposition and Development Agreement (DDA) and will be forwarded to the Redevelopment Agency for its review and approval. CEOA 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. When considering the record as a whole, there is no evidence that the proposed project will have any potential for adverse effect on wildlife resources or the habitat upon . CU,P, 95-003 June 13, 1995 PageS . . . which the wildlife depends, Therefore, a Negative Declaration has been prepared for this project. RECOMMENDATION. The Development Services Department/Community Development Division recommends approval of c.u.p, 95-003 subject to the conditions set forth below and request that the Planning Commission find that the proposed vacation of the public right-of-way access road on Second Avenue is consistent with the General Plan, 1. Conditions as outlined in the attached report from the Development Services Department - Engineering Division, shall be complied with to the satisfaction of the Assistant City Engineer, 2, Pire Safety shall be provided to the satisfaction of the Fire Chief and per the conditions as set forth in the attached report from the Pire Department. 3, Conditions as outlined in the attached report from the Water Division shall be complied with to the satisfaction of the Water Manager, 4, Exterior lighting within 100' of the residentially zoned property to the south shall not exceed 15'-0" in height measured from the elevation of the adjacent pavement of the parking lot. Said lighting shall be designed to be an integral part of the project and shall complement the design of the area in which it is located (Per Design Overlay Resolution 5293), 5, Per architectural design review ordinance 1850, the main pedestrian entrances and walkways shall be enhanced by the use of colored and textured paving materials which are appropllate to the design of the building, The walkway paving material shall provide walking surfaces which are even surfaced and easily negotiated, 6, Driveway entrances shall be enhanced through the use of colored and textured paving materials to visually delineate driveway openirigs. 7, The design of the trash enclosure and enclosed patio shall match the design, materials and colors of the restaurant, The final design of both shall be subject to review and approval of the Community Development Administrator, 8, New landscaping materials shall be mature and of a size and quality appropriate to the scale of the project, A landscape plan incorporating the comments set forth in the 6/6/95 letter from Pete Kinnahan, Economic Development Administrator shall be submitted to the Community Development Division for review and approval. c.U,P, 95-003 June 13, 1995 Page 6 . 9, Backflow prevention devices, if located within the front yard or a side yard shall be screened as set forth in Section 9263.6,3,1 of the Arcadia Municipal Code, 10, A minimum of four (4) handicap parking stalls shall be provided; one of which shall be van accessible, 11. Conditions as set forth below shall be provided to the satisfaction of the Inspection Services Manager: a) Restrooms shall comply with Title 24 disabled access requirements, b) A walkway shall be provided in front of the vehicles instead of behind the disabled parking, c) Specific details shall be provided for the enclosed patio area, 12, Said plans will be subject to additional Redevelopment Agency Design Review as part of the Disposition and Development Agreement (DDA) approval process, 13. Approval of this project does not include approval of the signs on proposed building and free standing signs, Additional design review shall be required for all signs, . 14, The applicant shall maintain the City landscaped island at his cost. Developer shall integrate the restaurant landscape design into the island landscaping, 15, A planter area sha11 be constructed along one edge of. the free standing parking spaces located in the middle of the western parking area to eliminate confusion in access to the parking spaces, 16, That a covenant in a form and content approved by the City Attorney holding the properties as one shall be filed by the applicant prior to a Certificate of Occupancy being issued for the project. 17, That c.u.p, 95-003 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. 18, Noncompliance with the provisions and conditions of this Conditional Use permit shall constitute grounds for the immediate suspension or revocation of said Permit. . C.U,P, 95-003 June 13, 1995 Page 7 . . . . 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), 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, Should the Planning Commission have any questions regarding this project prior to ::i:''''' pub lie hoaring, ;1_ =..ct me at """ ~,"",t "">v~i_. ;./ - . ~1fe::; / {fe::, - Donna L. Butler Community Development Administrator Attachments: Engineering Division Report Water Division Report Fire Department Report Report frorn Building Section (Roy Streeter) Land Use Map Plot Plan/Elevations Letter from Dr, Chan regarding the proposed project June 6 Letter from Pete Kinnahan to the applicant regarding landscaping Exhibits regarding the proposed public right-of-way vacation Environmental Documentation C.U.P, 95-003 June 13, 1995 Page 8 . . , Memorandum - Date: June 2. 1995 TO: Donna Butler. Community Development Administrator Mohammad R. Mostahkami, Assistant city Engineer/~p1_ Engineering FROM: SUBJECT: CUP 95-003. 166 W. Huntington Drive - Outback Steakhouse OPTXON A: Conditions of approval based on existing site conditions and infrastructure (No DDA Agreement). In response to your memorandum, the items which this division has concern or special knowledge of are listed below: 1. The existing parkway width varies from nine (9) feet to two (2) feet on Huntington Drive. Traffic volume may be increased, but there will be no major impact. 3. 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 with Los Angeles county's Sanitation District. Connection to the sewer shall be made in the alley abutting the south side of the project site. 2. This division has reviewed the subject CUP and recommends the following conditions of approval: 1. Submit grading and drainage plan prepared by a registered civil engineer subject to the approval of the Development Services Director. Provide calculations for the gravity drainage system. Computations should show hydrology, hydraulics, elevations, and all topographic and proposed design details. 2. NOTE: Show all existing and proposed parkway trees, pull boxes, meters, power poles, street lights, driveways, sidewalks and handicapped ramps on grading/drainage plan. Submit street lighting, signal relocation. and street improvement plans prepared by a Registered civil Engineer on city provided drawing sheets subject to approval of the Development Services Director. . . . . CUP 95-003 (Option A & B) June 2, 1995 Page 2 3. Submit erosion control plan prepared by a Registered civil Engineer for City'S approval. 4. Dedicate eight feet (8') on a portion of Huntington Drive for street purposes to provide a ten foot (10') parkway width. 5. The proposed development necessitates vacation of the existing Second Avenue right-of-way approximately thirty feet (30') wide, abutting the east side of the development. The developer shall reimburse the city for the administrative cost of roadway vacation, estimated to be $2,000. 6. Since the area utilized by the proposed development straddles lot lines, it is recommended that the applicant submit a parcel map for a lot split or for lot consolidation of the various properties involved. 7. Existing parkway trees in good condition shall remain and sidewalk will be constructed around them to the satisfaction of the Development Services Director. 8. Close existing driveways not to be used and reconstruct curb, gutter and sidewalk to match existing. 9. Construct full parkway width sidewalk as per Arcadia City Standard S-17. 10. Obtain permit for all work performed in Public right-of-way. 11. Replace AC pavement in the alley damaged during construction. Limits of removal shall be subject to approval of the Engineering Inspector. 12. Remove and replace deficient or damaged curb, gutter, sidewalk and/or pavement to satisfaction of the City Engineer. Contact Engineering Division for exact locations of removal and replacement. 13. Construct P.C.C. driveway apron with ramp for the handicapped per Standard Plans 110-0 and 130-0 of the American Public Works Association (Green Book). No driveway shall be constructed closer than three (3) feet from any curb return, fire hydrant. ornamental light standard, telephone or electrical pole, meter box, underground vault or manhole or tree. NOTE: No portions of existing gutter and A.C. pavement shall be removed unless prior approval is obtained from Development Services Director. . . . CUP 95-003 (Option A & B) June 2, 1995 Page 3 14. Gravity drainage outlets, and curb return driveway aprons on Huntington Drive shall be constructed to conform to Arcadia City standard Drawing No. S-11 and Standard Plans 110-0 and 130-0 of the Green Book. 15. Arrange for underground utility service and dedicate easements to utility companies. 16. Arrange with Edison Company for relocation of existing street light on Huntington Drive and removal of existing street light at the intersection of Second Avenue and the alley. 17. The Engineering Inspector shall be contacted at (818) 574-5490 at least 24 hours prior to construction of off-site improvements. All improvements shall be completed to the satisfaction of Development services Department prior to final acceptance by Building Division and prior to occupancy. 18. Contractor shall comply with all requirements of Federal, State, and local laws and regulations pertaining to the CLEAN AIR AND CLEAN WATER ACT. 19. All off-site improvement plan Checking, inspection charges, and other miscellaneous costs associated with the proposed development shall be reimbursed to the City. 20. All construction in the public right-of-way shall be in accordance with all applicable sections andlor provisions of the latest edition of the "Standard specification for Public Works Construction" (Greenbook). The above items are to be complied with to the satisfaction of the Development Services Director in accordance with the applicable provisions of the Arcadia Municipal Code. OPTION B: Arcadia Redevelopment Agency involvement with a DDA Agreement and construction of Downtown 2000 Streetscape Project. In response to your memorandum, the items which this division has concern or special knowledge of are listed below: 1. The proposed parkway width will be ten (10') feet on Huntington Drive. The Second Avenue frontage (after vacation of the thirty foot (30') access road) consists of an existing fifty-six (56) foot wide landscaped buffer between the project site and Second Avenue. CUP 95-003 (Option A & B) June 2, 1995 . Page 4 2. Traffic volume may be increased, but there will be no major impact. 3. 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 with Los Angeles County's Sanitation District. Connec~ion to . the sewer shall be made in the alley abutting the south side of the project site. 4. All off-site improvements (curb, gutter, sidewalk. tree planting, driveways, street lighting. traffic signal relocation) will be done by City contractor performing Downtown 2000 project. This division has reviewed the subject CUP and recommends 'the following conditions of approval: . 3. 4. 5. 6. . 1. Submit grading and drainage plan prepared by a registered civil engineer subject to the approval of the Development Services Director. Provide calculations for gravity drainage system. computations should show hydrology, hydraulics, elevations, and all topographic and proposed design details. NOTE: Show all existing and proposed parkway trees, pull boxes. meters. power poles, street lights. driveways, sidewalks and handicapped ramps on grading/drainage plan. 2. The site construction plan shall be coordinated with and accurately depict parkway and landscape improvements proposed in the City of Arcadia Downtown 2000 Streetscape Project. Removal and replacement of pavement in Huntington Drive will not be permitted following completion of the Downtown 2000 project. Submit erosion control plan prepared by a Registered civil Engineer for City'S approval. Since the area utilized by the proposed development straddles lot lines, it is recommended that the applicant submit a parcel map for a lot split or for lot consolidation of the various properties involved. Obtain permit for all work performed in Public right-of-way. Replace AC pavement in the alley damaged during construction. Limits of removal shall be subject to approval of the Engineering Inspector. . . . CUP 95-003 (Option A & B) June 2, 1995 Page 5 7. Remove and replace deficient or damaged curb, gutter. sidewalk andlor pavement to satisfaction of the City Engineer. Contact Engineering Division for 'exact locations of removal and replacement. 8. Arrange for underground utility service and dedicate easements to utility companies. 9. The Engineering Inspector shall be contacted at (818) 574-5490 at least 24 hours prior to construction of off-site improvements. All improvements' shall be completed to the satisfaction of Development Services Department prior to final acceptance by Building Division and prior to occupancy. 10. Contractor shall comply with all requirements of Federal, State, and local laws and regulations pertaining to the CLEAN AIR AND CLEAN WATER ACT. 11. All off-site improvement plan checking, inspection charges, and other miscellaneous costs associated with the proposed development shall be reimbursed to the city. 12. All construction in the public right-of-way shall be in accordance with all applicable sections and/or provisions of the latest edition of the "Standard Specification for Public Works Construction" (Greenbook). The above items are to be complied with to the satisfaction of the Development Services Director in accordance with the applicable provisions of the Arcadia Municipal Code. MRM:DAS:mlo cc: Building Oivision Pete Kinnahan. Economic Development Administrator MEMORANDUM MAINTENANCE SERVICES DEPARTMENT 17 May 1995 TO: Planning Section, Development Services Department FROM: Water Services Division, Maintenance Services Department Carol Thompson RE: 166 W, Huntington Drive CUP 95-003 Water Services Division general comments and preliminary conditions of approval are as follows: 1, Fire protection requirements per Arcadia Fire Department, 2, Any installation, removal or relocation of.fire protection andlor domestic water services aOOlor meters, which may be required, will be made by the Water Division at the developer's expense, . 3, A Water Meter Clearance Application may be required to ensure adequate meterlservice size, 4, No Water service Lateral, meter, flush-out, or fire hydrant may be.located in any driveway or shall it be closer than 3' from the top of 'x' of any driveway or any other utility, 5, AU landscape irrigation andfire sprinkler systems are subject to Water Division approvalfor backflow protection, 6. All backflow devices for fire protection and irrigation systems shall be screened from view and are subject to Planning Division approval, . Existing water mains are marked on the attached print, No building or other structure shall be allowed to be constructed over these facilities and easements will be required for any facilities which remain on private property, Domestic and fire protection service will be provided from the existing main in Huntington Drive. 1t is advisable that financial arrangements for service installation be made prior to the completion of the Huntington Drive Downtown Streetscape Project filial paving in order to avoid excavating in the new pavement section, Some savings on repaving costs may be realized" The existing fire hydrant shown on the print will be relocated . . . 18 May ]995 166 W. Huntington Drive Page 2 as directed by the Arcadia Fire Department, These conunents and conditions are preliminary, Final requirements will be determined when final plans are submitted for plan check, . . . DATE: TO: FROM: SUBJECT: Memorandum May 19, 1995 Donna Butler Laura Chaf~e Proposed Restaurant-SWC Huntington & 2nd The following is a list of Arcadia Fire Department Requirements for the proposed Restaurant: 1. An automatic fire sprinkler system designed and installed to NFPA 13 requirements, 1991 Edition, 2. Fire sprinkler system shall be electrically supervised and monitored through an approved central station monitor, The water flow switch shall be connected to audible and visual notification devices, placed throughout the occupancy, in compliance with ADA. The frre alann system shall also have at least one manual pull station to manually activate the system, 3, "Knox" keyed fITe department entry system will be required 4, Fire hydrant must be within 150 feet of fire department connection, 5, Hood fire suppression system(s) required for al1 commercial cooking areas and appliances, AI1 cooking suppression systems shal1 be connected to the main frre alann of the occupancy to sound al1 notification devices when the hood system(s) have been activated, 6, Maximum occupancy sign(s) required in all dining areas, , . 7, 05/19/95 Clearly visible address numbers visible from the street, on contrasting background, cc: B/C CRABB . . Page 2 . . . , ..,~ ~<>f!.--"" <Si' ~~ --- ~~ 8t' -;':':::::-"~' , I .. 'lt1l\ '~i.~ -.>\ ARCADIA . . -'~JfLV "'+. . ,. /-, C'o'~ ...0 ,'!POIIATt:.O. Memorandum - DATE: 5/1/95 ( ~i1ding See, ( ) Engineering Div, ( ) Econ, Dev, Div, () Fire Dept, Planning See. .AbJ-<./A ~~ ( ) TO: ( ) Police Dept, ( ) Water Div, FROM: SUBJECT: Application No, . CUP 95-003 Address: 166 W. Huntinl/;ton (SWC of Huntington & 2nd) ProjectlAs:ription: 6 ,392 so. ft. restaurant Please review the attached proposal and comment on the following cheeked items and any other item(s) with which your Dept,lDiv, may have concerns or special knowledge, Please respord by: 5/25 I 95 ( ) Dedications ( ) Legal Description ( ) Traffic Circulation ( ) Parkway Width(s) ( ) Street Lights ( ) Tentative Parcel/Tract Map Contents ( ) Final Map Contents ( ) Street trees &. plants ( ) Is the subject property served by a sewer line that is tributary to a deficient City trunk sewer. line? ( ) Location &. design of driveway &. driveway apron ( ) Encroachment into a special setback on: ( ) Water Services ( ) Irrigation System ( ) -Backflow Devices ( ) Fire Hydrants ( ) rire Safety ( '-'IOccupancy Limits (1.1---Public Safety &. Security (vr Handicap Accessibility ( t)""Building Code Compliance ( ) Signs ( ) Consistency with Redevelopment &. Revitalization Plans ( ) Other. ( ) "crading &. Drainage ( j( Conditions of Approval RESroN5F;--4-W~ bAt';! A7>Hr ~.:JI+ ~~ ~ ~CPP~.~' ~ 't~ ~ m jund" 1 ~ ~~.Mu:rJ Jc1'th ~.~CAI{ ~~.?' 3) ?1t9-~ ~ fr?L.~ ~A"~. By: ~Afv;k;, Date: ~ 0: l'1f; . - WHEEL STOP ,48' MIN. -- r- , / .. .. , PEDESTRIAN ROUTE - 70 SQ. INCH ACCESSIBIUTY SIGN x <{ ~ o CD .. .. q Co ~ N z ~ STRIPES AT 36' ON CENTER i. L .L!l Figure 4.6b ~ J.~ --T S'-Q'MIN, ATTYP, A;CESSIBLE PARKING STALl 8'.0' MIN, AT VAN ACCESSIBLE PARKING STALL DOUBLE PARKING STALLS TYP. PAVEMENT SYMBOL I L- FACE OF a.m I 'I II!' ,I -I,; I '~ ,I. i, iF: "II I!~ . Ii' .1' I.: , , j: ! I II' . 70 SQ. INCH ACCESSIBILflY SIGN .- - WHEEL STOP f :1. 'I' . ~ \/\ ~ \ \ / X\\ ~~~>\A\ TYP,PAVEMENT \ ~~~~~~. ~ / SYMBOL \,. c" ~.<) / \ / S'.{)'MIN, ATTYP. ACCESSIBLE PARKING STALL S',O'MIN. AT VAN ACCESSIBLE PARKING STALL , . ,I " i ~ Ili~ul'c 4,(.< IlIA(;ONAI. PARKING STAI.I.S @i calho 49 :':'~~~,,"..l , '.. '.'....".... '.Z,' ,.,'.,..' .~,l..,.~,. ..~,~...__..',_ ,.. ~,...~ ~ ......::.......'\~:._.~.7..:.,~~ ...._.; ,'j ...~.\. .;...:....,.~,'r.",;.;-;.:',.:,~.:~' . . . Single-Accommodation Toilet Facilities 3105A (b)3.B. General. There shill! be s.ufficient space in the toilet room for a wheelchair measuring 30 inches wide by 4H inches long to enter tbe room and permit the door to close, There shall be in the room a clear floor space of at least 60 inches in diameter (Sl.'e Figure 6.7), or a T- shaped space (Sl.'e Figure 6.8), No door shall encroach into this space, The water closet shall be located in a space which provides a minimum 28-ineh-wide clear space from a fixture or a minimum 32-ineh-wide clear space from a wall at one side, The other side shall provide 18 inches from the centerline of the water closet to the wall. A minimum 48 inches of clear space shall he provided in iron of the water closet. All doors, fIXtures and controls shall be on an accessible route, Refer to Figure 6.7a for minimum requirements for equivalent Facilitation for existing buildings only, CENTERUNE -------- OF lS" FIXTURE FUJSH ACTIVATOR ONWlDE SlOE 1S"~~~1S" ----. RX1URE i MIN~ '" ~ ~: NI l ~/$' \ ( i ~ .~~ \ I~ ~()u I \ ~i ~'?' I '<) I I ./ --L.......--""" '" N II: ~ Co 0 ..,. z ~ -I.. I lS' n~IN. SINGLE OCCUPANCY TOILET MULTIPLE TOILET STALL Fi~urc 6,7 SINGI."-ACCOMMO()ATlON TOil,"." F,\CILlTmS @ (:alho 92 . '.' , ., ':1 il ~'-' ~. I....' .". " I' Ill, '., .- :. " ,~' } , , t: ~t . 310SA (b)3.A.(iv) @l calbo Except for door-opening width~and door swings, a clear, unoh~tructcd accc~~ of l10t less than 44 il1che~ shall he provided to water clo~el cOl11partment~ and the ~pace immediately in front of a wattr closet compartment shall not he less than 48 inches from the compartment door when closed. Six or More Stalls, Where six or more stalls arc provided within a multiple-accommodation toilet room, at ICast one stall shall comply with suhparagraphs (ii) and (iii) ahove, and at least one additional stall shall be 36 inches wide with an outward. swinging self-closing door and parallel grab bars, r- , 60"MIN, ., ~[ 34" rMIN, CLEAR! - ...... R.USH ACTIVATOR ON WIDE SIDE 42"MIN, GRAB BAR a: NI~ M 0 36' MIN, ,~ GRABBAR ' ::;: o J o o r---- I~SPACE I I L___ 44"MIN, Ct.EAFi r I I I 60' X 60' 1 LEVEL AND CLEAR I I L______-1 ~~ M Figure 6,6 Ml1LTlI'LE ACCOMMOIlATION TOII.ET 91 . '& 50 50 L'lO .... 17 13 ~ ~ C-2&D 1P:M(5~ (/"'~/ !',M,Il, 75-7; (/59) 50 tD~,'2. . HUNTINGTON '0 e>- ~, .. III III 14 15 3 O.n -.0 0@ R-3 170 ~S ~ 1C.0 ~5l 1<15 (/,U) '0.0 o ((57) ... 50 (/5/) 50 t'(54) 50 ALTA ST '8 DRIVE c z o u w en 15,",4 ' Q '" 'Ii .. I , 79 '2 W CPD-1 > I I ? < I '2 " k'" ?IS' \,"1211) (7151 H,7 ~s ~5 . o Q BONITA PARK (p art 0 B L}\ 5-2 AND ZONING CUP 95-003 166 E, HUNTINGTON DRIVE scale: 1" -100' . -~- -, , U: ..... I <!l I , =. I :1 \ .... 1 ':;'.1',/1;:,,(:.;, ~~L~ I . ,I 'I I I I .4- u ., . V+C S 'SUlC: ,". w-r 10 OHO ZO t ....... . t _ .cr--_ . ''''"-- -. -- D - D -- ... u :;, t 0 I 0<<1 I I II I , ,I .. .-- IE, . -.- HUNTiNGTON -= _t_ _ OFlIVE .~= -.- .~- -- ..... - .. .. I .. e OUTBACK M__ STEAKHOUSE . 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Ii" " i ~ nb jUI 0=;:"~'" [:II .11) ~JI ~ 4 NCRlH aevA'l1OIl --......... ~ A I U ~~ ; ~t "Ii ~I ~~ ~ Q~ III Mil J ..~ , . - I -- I , I AS ; EAST aevATlON -- 0_ ~-- -- ---- SOU1ll B..EV41lON -- toLET AOCN Pl..J.N - WAU. SEC'I1ON -.- Ill. t Ilil ! 'ijl l;.l "II II! ~ 4> ~ II a : I ~. "'I if ;: ~i ~~ '=r&= ............. OF' A6 . . ., . RECEiVED JUN 0 2 1995 May31,1995 JOVOiOPI:19IH ~...r;;C(,$ Community OGvolopinaM Divi,ior. To: Donna L. Butler, Community DevelopmentDivision Re: Application # CUP 95.0()3, 166 East Huntington Drive Dear Madame: I am the owner of the house behind the proposed plan, and I would like to voice my concern regarding this project, I understand that when the development project was designed, the protection of the residents' privacy and safety was one of the city's major concern. I have had the chance to view the plan for the project and I found out that the following items need special attention: 1) There is no wall separating the construction site and my residence. Therefore, may I suggest the city to ask the constructor to put up a wall, so that a clear distinction of the property lines may be drawn, 2) There are two entrances from the alley. This will create traffic and cause noise. May I suggest that the city ask the constructor to redesign the project so that all the entrances 'and exits are from Huntington Drive and Second Ave, since an alley is not for commercial traffic purpose, I will be present on the June I3 public hearing. However, I want to make my concern known ahead of time. Thank you for your attention to this matter. Dr, Silas Chan 153 Alta St. Arcadia, CA 91006 DDD f!h,ti/tlJ.-; 1II'Clldill redevelllpme~ IIgEmq 2AO..."Itcmtt.~to1tdllrl8. ".a.1ltDt6CJ02f. _ fft..,m.,.,CG r-",.lIIB.S74S4G8 .1IDt8f8A47.:uo11 June 6, 1995 Mr. William Fancher Fancher Development 1342 Bell Avenue, Ste, 3K Tustin CA 92680 , Dear Bill: As I have informed you in our previous conversations, we had hoped for an attractive, mature landscaping plan, highlighting an Australian flora for this gateway site, We are disappointed in what we feel is a rather bland concept. Our comments and recommendations are as follows: . 1, There is a need for some trees in front (north side) of the restaurant building. Open branched eucalyptus like those used on Huntington Drive would tie the project landscape potlife to the streetscape and would not hide existing wall signs I if any, on this site, '. 2, There is very little planting around the building itself, The rear and sides of the building are dominated by asphalt and concrete, The finger planter at the southwest corner should have a tree and shrubs and the rear walk could be cut out for planters where there are no doorways. 3, The enclosed patio is not landscaped, This western oriented space would be hot and uncomfortable much of the year, A large shade tree, wall vines and espaliers would help enhance the space, An overhead trellis with vines would also help this space, 4, In keeping with an Austrilian theme, we suggest using the following: . Cassia artemisidiodes/Featherly cassia Grewia caffra/Lavender starflower Leptospermum (sp)fTea Tree (dwarf shrub types) Hardenbergia violaceaNine lilac Chamelaucium uninatum/Geraldton Wax Flower Cistus purpurea/Orchid rockrose Phormium tenaxlFlax Myoporum parvifolium Westringia sp, Rosmarinus prostratus/Rosemary Santolina virens/Lavender cotton . . . Fancher Letter Page Two June 5, 1995 5, Instead of weeping bottlebrush trees along the west and east boundaries, we recommend a more interesting small flowering eucalyptus such as eucalyptus torquata (coral gum) or eucalyptus erythrocorys (red cap gum) or geijera parvifolium -(Australian willOW), These are being used in the Arcadia 2000 streetscape, The trees facing the eastern park/open space should be informal I meandering and complimentthe park-like setting. I am fowarding these comments to Donna Butler for consideration by the Planning Commission in their review of your CUP application, I would like to see a revised landscaping plan addressing the above comments as soon as possible for inclusion in the DDA and Design Review process (ie, ready for the June 20 Agency meeting). If that is not possible, we will have the landscaping plan come back to the Agency for consideration at their July 11 meeting, Also, in reviewing your site plan, your building does not layout as shown on the site unless you are going to reverse it (ie, "mirror" the plan), However, if you do that, there is no door to the patio, This needs to be resolved, In the interest of time, I have also includ~d for your review the CUP comments of the Engineering Division..D _ lOll.. l..J ~ ~ If you have any questions, please give me a call, Sincerely, f~ Pete Kinnahan Economic Development Administrator PK:rl cc: Bill Kelly, Executive Director Rick Gomez, Deputy Executive Director Donna Butler, Community Development Administrator Steve Smith, Lawrence R. Moss & Associates < . AREA OF PROPOSED STREET VACATION SECOND AVENUE, ARCADIA <> ... t' / ..'1~~./I - f ,. _~-.:!1!_' . -=-~-~- , '" I "''''' ',I I f;,,'.ji/:>rN ~' yf,- . ~i it' .'" j" ,)/ ~I " !~ . .-- I" ~, " , -~r ,. , ~ .....-.C\. I .<Iii" , c-.n . \ ! .... J"f'~ I :. ...-t:".I;~' ~j \~... ""\--'.' \ ". .....~ r \ 0 .OJ ' ~I '~ ,'I \ ~:. ~I ' , ..,I' I 11~ '., i"1 '-':~ ~'. \""-.'.L..' /lJ;1 ,.' / ,li. \ I r::;.l'M",- 'i5,j I~ "'~" o ~.., .....,bt..;t If~ :l, 6't'~ ~ I ..- Off' .' if II I l.o-~ ,..1 / ~..~..tf~ !.. \ OI.1f . ' . '\ ~ 0 ,,,\ 'l~ 'if" ~"~'I ), ....rJij-/.. '- ... ---": Q" .r.~ ~. . . . 0' .! ' CJ . ~'IJJ .rl .:J ~ .1 f".J;~ I ~' 'L . , ','" : S''f'i'j o ,. ~ ....,. / ~~j.r I NO 5C4tE: _ AREA AFFECTED BY PROPOSED VACATION (SECOND AVE. BETWEEN HUNTINGTON AND THE ALLEY SOUTHWARD I . Ex.hibit IlA" . . . SOUTHWEST CORNER OF SECOND AND HUNTINGTON CORNER RECONFIGURA rlON _.- '::';'^\":.j!?~r~"',:; \~;('3" ,J:~;tt~';:;.~'::. .' .: : '<'~:-I-':' '.:i' c<-::'[ . '. -, ".: ..--: ,~i " ."~' , ; "::';'\ . " ":,~,:"". ':.:::.'." '.', ,. .....f . '-::." . .:. ~ :::. .:. 0' . . .. ..... ':'::~:r:' ".~,;'.' ~t:~ " '~~,: ..,:!. "0' :;\ ..... =;. , :e~.: 'l~.~' ;"! '. 21" . _:.~~:~. '. 1'\:':"';' '~~)..~. .. !i;l;.!;f::~;J'~~l~yZ~~':ft~:}~~ ! ....,..._. _... .r. _.-. 1. ~............, ._t.... ,I...,.... _~~..":"'..._':_. 1".' . " .f ~;.<";." ,'., .' . " . ,",.:.' ....,.~ '. .'.;. .;. ". '. _ ....... . ....: :.1.',;., ...,:....;:......:.:,. ........ ..... h. ; -- ~ : i:"-:" '. '. - . '~:-' .".... :;.: '.:, " "'-4' . " ".. .. .......- ...." .~ ,.- ... - ....",.~ ", .... '.:'.' -' ow. . '" ..;' ; . .. . ~...t'. .. .. ..: ..... .... .- , -" :'~Y' ...,.... " '.- , , -. \, IIf-r 1Il''-<r ....... ~....~...H ::.:"i!: ;. .:.. , ;-. 1.... ...... .:~ ... ~:;: .." ",. " .:~~~F;,~;~ '. "~". ..'; . ~~;:;~;:' ~'(t~j~ ::~1!/~..i. . ~:i ::}."'>:~-:;' .....:'. :.:.~~. '"::;0 . f . <( '_'1..'/[1. . ':.~ :'o}~:..~~.'~,_~ :.',.;..~~.:,:~. "K~i~i\~is:~,.;.{ I ~':~y~' .~'" , ,': .;:-." , '.i~.' '.': , '" - :,,: ;'~ ':.. ~...:. ""'0 ")l 1.1 ,. ',:.- II ~: ", >, , :' ".. ':: . , . '. "::"'~':; " . ,.. . - o. ~.'" .', :.: l' .. o,~ . ... ....._ ....... . ...~~~ : ,... ,', ,'r-A. .. ." ,... /'~N":' .':r: - S 'O;1:;~.~ :~.. . .. l/So.d.._ .;........~. ,~..,:.. '::''':~_'...',.,>~.,.:]-,;;:<i;,.iS' ::"::""",:" ". ~ . ,.. M M >0" ", o' 170:: . . .u . " .... It''''' ~ " " '. ~:" . ~> ?c "'.' f''; . . , . File No.: CUP 95-003 CI1Y OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION A. Title and Description of Project: Conditional Use Permit 95-003 A conditional use permit to construct a 6,392 square foot restaurant (the Outback Steakhouse). B. Location of Project: 166 E, Huntington Dr, (Southwest corner of Huntington Dr, and Second Ave,) C. Name of Applicant or Sponsor: Fancher Development Services, Inc, 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, Eo Mitigation measures, if any, included in the project to avoid potentially significant effects: See Staff Report . ) .. Date: Date Posted: 5/1/95 5/1/95 , I ~ '-, '/-''77.,ur''rr-../ . . ,L,.t'///(/.L \'<::-,..~z.=:, Community Dev, Administrator File No. CUP 95-003 . ENVIRONMENTAL CHECKLIST FORM A. BACKGROUND 1. Name of Proponent Outback Steakhouse (T-Bird Restaurant Group) 2. Address and Phone Number of Proponent 166 E. Huntington Drive (Site Address) 13000 Dale Mabry Highway. Tampa. FL 33618 B. ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required on attached sheets.) 11111 u.. pnipo..' nIIoll:: ..... !!! tQYU .!!!. !!! !!M!! .!!!. " .anh. '.. s=-l:anUal ndlacUon, 11'1 U1a _I: IIlf ..tee ot:hecwl... '.".Uabl. a, Ul'Iuel. aal'e!I CDIl4UUOM. 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IIUI ~ propo..l cavlt ~ub:t=.~O:I=a:l:::-~ ::e '011_ ltI9 gUUUur "" ~ .!!!!. .x X .x X J(, X X X X ~ ...x ...x .x .x ..x. x x ., rowel' or natural 'ifa'" X b, ~C&tt__ qat_t ...x c, "atart ...x ., '_I' or .aptia tanka? ~ .' .~wa~r4t'at.uoOJ.t ~ t, SOUd "ute del 4upo..n ...x U, ffWMfl".alth. "Ul UIe p~.l ~.vltJ.nl .. ere.don-Of &111 "ealUro ha.ar4" potaftthl Ileeltb tln.1'd tuclll41At: ...z ..nul h...ldlll b. bpo.1ln of peoplAl 'to po~l'Itf.al ...! Malth baur4111 Date 5/1/95 11_ .....tJI.tlC1l. lIil1 tile p<<lpo..l rtrau..lt. 1n t.!l-e Ob.tructlan ot any ae.nic vhu or vl_ opoatl t.o the public-. or ..Ul tha propo.al nault In thli cr..,lon ot an ....tl'14dcally otfetlal"", alt,e open to public vi..,? !teer.au"", Will tha propoa,d tUvlt .1.1\ &II 1lIIp.ct upoft the qua11ty 'or quantity of euaUIi9, .tecr..ucne1 oppottwu.tlea? !!!.~.!!2. lL ,", !L. >0, ~=~r~~l~:o~~it.r:~l;.. ~~ '" dfl\itlc.nt .rditlO1Qo'l1cel or hhtlldce1 .1te, .tr~\U:e. Objaet or bUild1n'J'? x.... u, IUnI5.tolY l'lndlnqa of S14ftlf1e.n~. e. 'DOe. tAa pl:oJeot. n." U.a potenU"l tG 4<<'11:&401 t.l\e qlUlUty of tho envll'01U111tnt. ellb'.t...t1.eUy re,~_ tho buiUt of . nab or ..UI5Ufe a~d"" c.euae .. Uab or .,UI5Ute pclfalatiCJtl Ul 15rop "1_ .eU'~.ut.alnl~ 1..,.1.. Ul....tCl t.c) elWnat.e.pl.ntol'.-nl"1~ty, ..edllce the ,...er 0" re.t.rict. the I'U'l8 of. 1'.... or end.eftll8rel5 phnt Or .1'1....1 01' elUi1n.te llllpOrt.., .uq.W of tll. ...jOt per10da of c.l1toral. hhmry or preblatory? b. _ the pro)ece have me potential to .cn~._ abort,~t.ra, to t.l\1t 4l..adv....U90 of 101l9"rtara envlrQM1l1ntlll fOal.? I" abort-tel'll ~~t,on tba Itnvll'01lMnt i.e one IIhich oc:eura 1n .. ..-uU..ely brief. detlniUYe ,"sod of tu. whl1. lonll-tal'll lNpacta vll1 ell1110lre _11 Lilto tile flltu.re.1 e. DOlt... Ule projectJla.. 111lPllCt.a which .n 'ud1vJ.duaUy Ual.tel5. bllt ~laU"1y c:onalderloltt.? (A pro,.et ..,. 11llpac:t on tv'O or IlOnI .epere" r.._r:oe. lIb.re dre ll11P"'ct on eadt r.-ource 1. rel.U..ly .--11, bOIl' .,he.... Uaa .tlace of the cotel,ot tJ'\o.e lWlpae:b on tile .nYl~l\t h a.ip1ticut.1 15. DOn- tlIe projaclt 10._ .nvl~tel eftecU wtUcl:I will r:&US. ellhf,tAtltJ..e1. ad..ru, etfoeu on bUllo<lD be1nW-. .ither d.1ne:tly or indLncdy? x lL lL x.. c. DJSCQ3SIQI' 0# EJI9UOQCElftAlo ,NAWA1'IC* See attached Section C discussion. 0, OE'fUICUll.1'roN Ita ba eGIIpleted by Ute Lud -'9afterl OIl ~ beau of tIli, InhUll avalvaeloll' ~f~;nC: :et:~::l~i:~ .f:U~"=T~:z-~:~~~.nt .,111 be ~.pa""" at fllld th.t dt.hog9" t.l1e propoa'" proJact. _Id n.v.. .. a1'1ftlUC&I\t .tho;'!: OQ ,tbe ..nvil'QllllMlllt. the... ..lll not b. . ai9J\lflc."e .tfeet_ln t.l'I.U e..e bac.au.a. ttle .1u'IatI0tl .UW'Q ~..(tdbad on aD .tud1e4 .h"t h."" beom .d,1Itd to c.n. proj.tt. A MaGA'UVE Dte1.AIl.ATIOl'I ifiLL H PIlDAIlZO. o t Und th.. ptopo.ed ptoJ...:t ""1' h.V. . d'lnUlcant dreat O!I the .e:nvlnl11'l_nt. .nd .n ElIVtlltlfUl,ElftM. UQI.\CT JIt!:'OIl'l' ta requ.1R4. .,2- . . . SECTION C. OISCUSSION OF ENVIRONMENTAL EVALUATION OUTBACK STEAKHOUSE GENERAL DISCUSSION- The following environmental evaluation takes into account the following relevant information concerning the proposed development site located at the southwest corner of Huntington Drive and Second Avenue: · The site is zoned for commercial uses (C-2) and as such retains certain development entitlements, · Historically, the site has been developed. Earlier site improvements include a paved auto sales lot, auto service station, professional office space and miscellaneous retail buildings, These were demolished in 1991, · The site lies in an urban area where development is expected. · Adjacent land uses in the area are generally compatible with the proposed use as it is allowed under the City land use plans. 1. Earth - Will the proposal result In: a. Unstable earth conditions or in changes in geologic substructures? No. Development will require only a minor amount of surface grading and trenching, This is a previously developed site where surface disruption will be kept to a minimum, b. Disruptions, displacements, compaction .or overcovering of soli? No, Development will require only a minor amount of surface grading and trenching. This is a previously developed site where surface disruption will be kept to a minimum. c, Change in topography or ground relief features? No. The development site is predominantly flat, The proposed development will not result in any changes in this regard, . . . d. The destruction, covering or modification of any unique geologic or physical features? No. No unique geologic or physical features are found on the development site, e. Any increase in wind or water erosion of soils. either on or off the site? No. The site is currently vacant and contains no vegetation, Development will actually reduce soil erosion and discharge into the storm drain system. Landscaping and ground cover will help hold soil in place while other currently exposed areas will be paved or developed with the restaurant improvements, f. Changes In siltation. deposition or erosion which may modify the channel of a river or stream? No, Development will actually reduce soil erosion and discharge into the storm drain system, Landscaping and ground cover will help hold soil in place while other currently exposed areas will be paved or developed with the restaurant improvements, The existing channelized washes and waterways found in this urban setting will not be impacted, g. Exposure of people or property to geologic hazards such as earthquakes. landslides. mudslides. ground failure, or similar hazards? No, The development site is in a fully developed urban setting and is no more susceptible to these problems than any other site in the City of Arcadia. The Raymond Fault lies to the Northwest of the site. 2. Air - Will the proposal result in: a. Substantial air emissions or deterioration of ambient air Quality? No, The proposed land use is consistent with uses allowed under the zoning and does not generate a disproportionate amount of emissions or result in a substantial deterioration to air quality, . . . b, The creation of objectionable odors? No, The proposed land use is consistent with uses allowed under the zoning and will not generate substantial objectionable odors, Enforcement of City zoning, nuisance and County Health laws governing property maintenance and restaurant operation will mitigate any potential in this regard, c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? No, The size, scope and nature of this development will not resl:llt in any of these impacts. 3. Water - Will the proposal result in: a, Changes in the currents or the course of direction of water movements in fresh water? No. The course and direction of fresh water will not be altered. Fresh water flows from the site into existing concrete curbs and gutters, and then flows into the urban storm drain system, b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Maybe. Development will result in construction of improvements (restaurant and paved parking) which will prevent water from being absorbed on the site. This surface water will run off into the storm drain system, The amount of runoff generated through development of this site is not significant and this site has not been established as a groundwater recharge basin. c. Alterations to the course or flow of flood waters? No. The existing storm water runoff system will remain intact. Development of this site does not result in significant increases in storm water flow. d. Change in the amount of surface water in any body of water? No, While runoff will be generated by the site, the amount is not significant. Historically, the site has contributed runoff to the urban storm drain system, . . . e, Discharge into surface waters, or in any alteration or surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? No, While runoff will be generated by the site, the amount is not significant, Historically, the site has contributed runoff to the urban storm drain system, f. Alteration of the direction or rate of flow of ground waters? No. Water tables will not be affected by development of this site, g, Change in the quantity or ground waters, either through direct additions or withdrawals, or through interception of any aquifer by cuts or excavations? No. This site is not part of a goundwater recharge basin, Any recharge effect this site currently has on the water table is incidental. h. Substantial reduction in the amount of water otherwise available for public water supplies? No. The Water Division advises that demands placed upon public water supplies by this development will not be significant, i. Exposure of people or property to water related hazards such as flooding? No, The site is not in a flood plain and poses no risk to people or property with respect to flood exposure, 4. Plant life - Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, micro flora and aquatic plants)? No. The site is a vacant lot with no significant plants of any kind, On a regular basis, the Agency's maintenance contractor scarifies the site to clear it of weeds and other unwanted vegetation. . . . 6. b, Reduction of the numbers of any unique, rare or endangered species of plants? No, The site is a vacant lot with no significant plants of any kind, On a regular basis, the Agency's maintenance contractor scarifies the site to clear it of weeds and other unwanted vegetation. c. Introduction of new species of plants into the area, or result in a barrier to the normal replenishment of existing species? No. While the proposed development will have landscaping per the City Code requirements, none of the species proposed for these areas are being newly introduced. Proposed species are widely used in commercial apPlications throughout the area. 5. Animal Life - Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? No. The site is a vacant lot with no significant animal life of any kind. b. Reduction of the numbers of any unique, rare or endangered species of animals. No, The site is a vacant lot with no significant plants of any kind, c. Introduction of new species of animals into the area, or result in a barrier to the migration of movement of animals? No, No new species will be introduced, Migration of animals will not be affected by development, d. Deterioration to existing wildlife habitat? No. The site is not a wildlife habitat, Noise - Will the proposal result in: a. Increases in existing noise levels? Yes, Any development on the Southwest corner site will result in some increase in existing noise levels as the property is currently undeveloped, Operation of a restaurant use in a manner consistent . . . with the required Conditional Use Permit and City Code requirements will mitigate significant impacts, These standard operating conditions will be made and enforced as a part of the Redevelopment Agency's Disposition and Development Agreement (DDA), b, Exposure of people to severe noise levels. No, This use does not generate severe noise levels, 7. Light and Glare - Will the proposal produce new light and glare. Yes. Any development on the Southwest corner site will result in some increase in light and glare levels as the property is currently undeveloped. Operation of a restaurant use in a manner consistent with the required Conditional Use Permit and City Code requirements will mitigBte significant impacts, The restaurant will be oriented (and the majority of the new light and glare will be directed) toward Huntington Drive and away from the residential uses to the south, Additionally, parking lot light standards are limited to 15 feet in height and will be focused on the development site, These standard operating conditions will be made and enforced as a part of the Redevelopment Agency's Disposition and Development Agreement (DDA), 8. Land Use - Will the proposal result in a substantial alteration of the present or planned land use of the area? Yes. The development site is currently an undeveloped vacant lot. The proposed development is consistent with City land use restrictions and long range plans for the area. 9. . Natural Resources - Will the proposal result in: a. Increase in the rate of use of any natural resources? No, This development is part of the natural urban development process and is consistent with long range development plans for the area. 10. Risk of Upset - Does the proposal involve risk of an explosion or the release of hazardous substances (including, but not limited to, oil. pesticides. chemicals or radiation) in the event of an accident or upset conditions? . No, This commercial use is not considered a generator of hazardous waste, The risk of explosion is negligible, 12. Population - Will the proposal alter the location, distribution, density or growth rate of the human population of the area? No, This project will serve primarily the existing population and is not considered growth inducing. 12. Housing - Will the proposal alter the existing housing, or create a demand for additional housing? No, This commercial development will not generate new housing demand, 13. Transportation/Circulation - Will the proposal result in: a. Generation of substantial additional vehicular movement? . Yes. Measurable traffic volume increases will occur as a result of the proposed project, However, this increase is consistent with I.lses anticipated for the site as a result of any commercial development for which the property was formerly used and for which it is now zoned. Measures taken to mitigate negative impacts on the environment include construction of a dedicated right hand turn lane for eastbound Huntington traffic turning south onto Second, 30 foot wide driveways instead of Code required 25 feet, and not allowing ingress/egress to the site closer than 150 feet to the Second Avenue corner, ,Analysis of the Downtown 2000 project by Associated Transportation Engineers (ATE) indicates that use of this site by a 20,000 Sq, Ft. retail user la use more intense that the proposed 6,392 Sq, Ft, restaurant) was not significant, See page Table 3, Pg, 13 of the ATE report, This report is on file and available in the Economic Development Division offices. b, Effect on existing parking facilities or demand for new parking? No, The proposed commercial development will provide parking in excess of that required by the City Code. Current development plans exceed City parking requirements by approximately 50% (6,392 Sq. Ft, = 64 spaces required; provided - 85 spaces), . . c. Substantial impact upon existing transportation systems? No, However, measurable impacts to the transportation system will occur as a result of the proposed project, These impacts are consistent with uses anticipated for the site as a result of any commercial development and not substantial. Measures taken to mitigate negative impacts on the environment include construction of a dedicated right hand turn lane for eastbound Huntington traffic turning south onto Second, 30 foot wide driveways instead of the Code required 25 feet, not allowing ingress/egress to the site closer than 150 feet to the Second Avenue corner and relocation of the bus stop from the southwest corner of Second and Huntington to the southeast corner as part of the ongoing Downtown 2000 project. d. Alterations to present patterns of circulation or movement of people and/or goods? . No. No significant circulation pattern changes will take place as part of this development, The corner of Second Avenue and Huntington Drive is being reconfigured; however, the ability to make southbound turn movements from Huntington will be maintained. There will be some increase in the use of ttie alley to the south of the site (see below). e. Alterations to waterborne, rail or air traffic? No. The development will not impact any of the modes described. f. Increase in traffic hazards to motor vehicles, bicycles or pedestrians? No, The site is currently vacant and does not generate any measurable activity which causes traffic hazards, The proposed development will generate traffic (vehicular and pedestrian), light, glare, noise and alter lines of sight, However, these impacts are consistent with the uses allowed in this Commercial Zone, Hazards will be mitigated by enforcement of State law and City codes. Design of the site shall direct traffic safely into the alley (east/west) and Huntington Drive. If traffic in the alley becomes excessive, the alley can be made one-way, . . 14. Public Services - Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a, Fire protection? No, The Arcadia Fire Department has indicated that it has adequate resources to service this development, b. Police protection? No. The Arcadia Police Department has indicated that it has adequate resources to service this development. c. Schools? . No. This development will not generate additional demand for school services, However, the school district has established development fees which are levied prior to the issuance of City Building Permits. These fees are used by the -Arcadia Unified School District to provide school services. d. Parks and other recreational facilities? " No. This development will not impact parks and recreation facilities, e. Maintenance of public facilities, including roads? No, A major public infrastructure upgrade is currently taking place in the area know as the Downtown 2000 Project. This program includes reconstruction of water, storm drain and gas lines as well as resurfacing portions of Huntington. Upon completion, the City does not anticipate the need for additional work of this type in the foreseeable future. The Agency anticipates vacation of the access road which lies along the eastern edge of the site. This land will be incorporated as part of the development's parking lot, The vacation will occur only after the , legally required hearings and notices have occurred. Utility easements, if necessary, will be reserved. . . . . f. Other governmental services? No. All applicable governmental agencies have been noticed as part of the review process, No comments have been received, 15. Energy - Will the proposal result in: a, Use of substantial amount of fuel or energy? No, While energy will be consumed, the amounts will be consistent with this type of land use, b, Substantial increase in demand upon existing sources of energy, or sources of energy? No, No substantial increase in demand will occur. 16. Utilities - Will the proposal result in a need for new systems, or substantial alterations to the following utilities? a. Power or natural gas1 No, Edison undergrounded and upgraded their facilities serVing this site within the last several years, The Gas'Company is currently replacing old lines with new as part of the Downtown 2000 Project, These facilities will adequately serve the site, b. Communications Systems? No, The site is served by Pacific Bell. Service to the site is sufficient, having been undergrounded and upgraded in the last several years, c. Water? No. The Arcadia Water Division is upgrading the water mains serving this site as part of the Downtown 2000 Project. The service system is adequate, d. Sewer or septic tank? No. Adequate capacity exists to serve this site, ,- . e. Storm water drainage? No, The Downtown 2000 Project calls for the construction of a new storm drainage system to the west which will help alleviate problems which currently exist in the area, Development of this site will not cause additional demand for new facilities, f. Solid waste disposal? No, The City is served by several commercial haulers, These haulers and their clients are subject to governmental regulation of the waste stream, Measures imposed to limit refuse generation and control collection activities will apply to this use as with all others in the area, 17. Human Health - Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? No. The proposed land use does not introduce health hazards. . b. Exposure of people to potential health hazards? No. The proposed land use will not expose people to health hazards. 18, Aesthetics - Will the proposal result in the obstruction of any scenic vista or view open to the public. or creation of an aesthetically offensive site open to public view? No, Development will be done with an emphasis placed on good design and heavy landscaping. The project will undergo both Redevelopment Agency and City Design Reviews. 19, Recreation - Will the proposal result in an impact upon the quality of existing recreational opportunities? No. This development will incorporate the existing City, .pocket park" at the corner of Second and Huntington, This may result in increased use of this passive recreational use, . . 20. Archeological/Historical - Will the proposal result in an alteration of a significant archeological or historical site, structure. object or building? No. No known archeological or historical sites, structures. objects or buildings are known to exist in the area, The site is vacant of any improvements, 21, Mandatory Findings of Significance - a. Does the project have the potential to degrade the quality of the environment. substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range or a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? No. The project site is vacant and undeveloped with no known historic, archeological or biological sensitivities. Developm'ent will not result in an impact to any of the concerns cited above. . b. Does the project have the potential to achieve short-term. to the disadvantage of long-term environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief. definitive period of time while long-term impacts will endure well into the future) No. Developments of this type and design tend to endure over an extended period of time, The intent of the developer is to operate this land use well into the future and has indicated this by negotiating a five year lease with an obligation to buy the land after the lease term is finished.. c. Does the project have impacts which are individually limited. but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small. but where the effect of the total of those impacts on the environment is significant). No. The combined impacts generated by this project do not create a significant cumulative impact. . . d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? No, This development and proposed land use is intended to provide a direct service to people, No substantial adverse effects on human beings is anticipated, . . i , , , , , " , riLE NO. Q.,GLP <15 -003 . ENVIRONMENTAL INFORMATION FORM A, Applicant's Name: Fancher Development Services, Inc. (William D. Fancher-) Address: 1342 Bell Ave. Suite 3K, Tustin, Ca. 92680 13, Property Address (Location): 166 E. Huntinqton Dr-. / S,W.C. of Huntinaton & 2nd. C General Plan Designalion: Commer-cial D. Zone Classification: C-2 E. Proposed Use (State exactly what use is intended for the property, t.e,. type, activities, employment): The proposed project will be a 6392 sq. ft. full service r-estaurant servina alcoholic beverages. It will employ approximatley 70 persons and operate between . the hours of rOam to Midniaht- The maiority of business will be diner onlv. however, lnnl""h tolil' ~ !=:ervpd on ~pPCi;:\l (')('y'orl~inn~ :C:llC""h ::i~ F.~~t:~y ;:inti nf-hpr l1nlinPlYO:::: 'T'hP .staff will beqin arrivinq one and one-half hour earlier. Additional Info Attached: F, Square Footage of Site: 53,788.033 so_ ft. G Square Footage of Existing 13uildings: I. To Remain: -0- 2, To Be Removcd: -0- 1-1, Square Footage of New Buildings: 6392 sq. ft, I. Square Footage of Buildings to be Uscd for: l. Commercial Activities: 6392 sq. ft, 2, Industrial Activities: -0- 3, Residential Activities: -0- . Number of Units: one Environmental Information Form - 1 - , . . ." . . I }, . . . Describe the following; I, The cnvironmcntal selling of the projccl site as it exists, The project site is a vacant lot that is flat, void of structures, and does not have any distinguishable vegetation. 2. The proposed alterations to the project site, The proposed proiect will consist of a 6.392 sa. ft. buildinq and its associated parkinq lot. See Attachment "A" 3, The use and development of the surrounding properties. Uses to the North & East are commercial retail (carcet store, hair salon. Rpal - Estate Office, etc.), To the South exist MUlti-familv residcntal, To the West there is a railroad easement and more commercial retail. Environmental Information form -2- " , . L . . K. Check the appropriate answers to the following questions: M, Date: Yes No 1. Will the proposed project result in a substantial alteration of ground contours and lor alteration of existing drainage pattern? ~ 2, Will the proposed project result in a change in groundwater quality andlor quantity? -x 3, Will the proposed project result in an increase in noise, vibration, dust, dirt, smoke, fumes, odor or solid waste? - ..2s... 4, Will the proposed project result in the use or disposal of potentially hazardous materials? -~ 5. Will the proposed project result in a substantial increase in demand for municipal services and/or energy consumption? _-A Explain in detail any "YES" answers to the above questions on additional sheets, Provide any additional information which would elaborate on the potential environmental consequences resultant from the proposed project, 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. s- {- q~ ~ Environmental Information Form -4- " , . . . ATTACHMENT "AU E, Proposed Use Hours of Operation: The normal hours of operation will be 4:pm to midnight or as dictated by the local market, Outback Steakhouse will open for lunch on special occasions and holidays but that will also be dictated by the needs of the local market, Breakdown of Seating Area: The restaurant will have seating capacity for 240 dinners with this proposal. Bar Area: will be approx, 870 sq, ft, with seating for 96, The Dinning Area: will be approx. 1960 sq. ft, with seating for 144, J.2. The Proposed Alterations to the Site The project consist of eight small lots and a portion of the 2nd St, right-of-way that is to be abandoned. All lots will be consolidated into one and a 6392 sq, ft, building will be constructed with 7,320 square feet of landscaping, The building will be setback from Huntington Drive 21.12 feet and 85 parking spaces, including 10 compact and 3 handicap accessible spaces and one loading zone wi I! make up the parking lot.