HomeMy WebLinkAbout1513 (3)
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RESOLUTION 1513
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA, CALIFORNIA, GRANTING
CONDmONAL USE PERMIT NO. CUP 94-006 TO EXTEND
THE HOURS OF OPERATION AND ADQ KARAOKE
ENTERTAINMENT AT THE RESTAURANT AND
COCKTAIL LOUNGE AT 16 EAST HUNTINGTON DRIVE.
WHEREAS, on May 6, 1994, a Conditional Use Permit application was
filed by Paula Zdara, Doris Ferguson and Larry Lorin to extend the hours of
operation and add karaoke entertainment at an existing restaurant and
cocktail lounge, Planning Division Case No. CUP 94-006, at property
commonly known as 16 East Huntington Drive, more particularly described
as follows:
Lot 30, of Block 73, of the Santa Anita Tract, in the City of
Arcadia, County of Los Angeles, State of California, as per map
recorded in Map Book IS, Pages 89 and 90, in the Office of the
Recorder of said County.
WHEREAS, a public hearing was held on June 14, 1994, at which time
all interested persons were given full opportunity to be heard and to present
evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY
OF ARCADIA HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Planning 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. To ensure such, this Conditional
Use Permit shall be subject to a reevaluation by the Planning Commission at
a public hearing six months from the date of implementation to determine
whether or not the extension of the hours of operation and/or the addition of
karaoke entertainment has been detrimental to the public health or welfare,
or injurious to the property or improvements in that zone or vicinity. If the
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reevaluation discloses any detrimental or injurious affects, the Planning
Commission may amend the approval and impose additional conditions of
approval to mitigate such affects.
2. That the use applied for at the location indicated is properly one for
which a Conditional Use ~ermit is authorized.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping and other features required to adjust said use with the land and
uses in the neighborhood. The existing restaurant and cocktail lounge
operate under Conditional Use Permit No. CUP 7Pr7 (Resolution No. 1048)
which granted Modifications for the existing parking and loading facilities.
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, and, that based upon 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 which the wildlife depends.
SECTION 3. That for the foregoing reasons this Commission grants a
Conditional Use Permit to extend the hours of operation and add karaoke
entertainment at the restaurant and cocktail lounge at 16 East Huntington
Drive upon the following conditions:
1. The daily hours of operation shall be limited to 10:00 a.m. to 2:00
a.m., and it is required that the kitchen be fully operational with the full
menu available from 11:30 a.m. to 1:30 a.m. These hours of operation are
subject to reevaluation by the Planning Commission during the 6 months
following implementation of the extended hours.
2. Maximum building occupancy, seating arrangement, accessibility,
egress, and safety features shall be provided and maintained to the
satisfaction of the Building Division which shall include, but are not limited
to, the following:
a. Handicapped accessible toilet facilities for both sexes are to be
provided in accordance with Federal Law; the Americans with Disabilities Act
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(ADA) and California State Title-24.
b. A one-hour corridor for the rear exiting of the building shall be
provided.
c. Exterior on-site parking for disabled persons shall be provided.
d. The kitchen range canopy hood shall comply with the requirements
of Chapter 20 of the Uniform Mechanical Code.
e. A seating arrangement shall be submitted for review and approval
and the approved plan shall be posted in a conspicuous location on the
premises.
3. Fire protection, water supply, and maximum building occupancy
shall be provided and maintained to the satisfaction of the Arcadia Fire
Department, which shall include, but are not limited to, the following:
a. Maximum occupancy signs shall be posted in all public assembly
areas.
b. The fire alarm system is to be functional at all times and is subject
to testing by the Arcadia Fire Department.
c. Fire extinguishers of an approved size and type are to be provided
at 50 foot intervals in all directions.
d. Exit paths shall be clearly signed from all areas.
e. A Knox Box shall be provided.
f. A current and proper service tag shall be maintained on the kitchen
range canopy hood.
g. The exit from the kitchen shall be subject to review and approval
by the Arcadia Fire Department.
h. Plans for these and any other fire safety installations shall be
reviewed and approved by the Fire Department prior to installation and
implementation of this Conditional Use Permit.
4. Water supply and facilities shall be provided and maintained to the
satisfaction of the Arcadia Water Division which shall include, but are not
limited to, the following:
a. Water flow for fire protection shall be maintained to the satisfaction
of the Arcadia Fire Department.
b. Any changes in size or location of existing and/or additional fire or
domestic water services are to be provided by the Arcadia Water Division at
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the expense of the property owner or applicants.
c. All fi're protection and landscape irrigation systems shall have
backflow protection and are subject to review and approval by the Arcadia
Water Division.
5. The applicant shall obtai~ all the required Business Licenses,
Entertainment Permits, and Alcoholic Beverage Control Licenses, and shall
comply with the Business Licensing and Game Machine Regulations
stipulated in Article VI of the Arcadia Municipal Code, and the Karaoke
Regulations stipulated in Article IX of the Arcadia Municipal Code. All
licenses, permits and regulations shall be posted in conspicuous places on the
premises.
6. A Modification for 5 parking spaces (2 standard, 2 handicapped on-
site, and one space in Parking District II) in lieu of 50 is granted for CUP 94-006.
7. The parking area shall be redesigned to provide the required
handicap spaces and access, shall be restriped according to the Arcadia
Municipal Code, and shall include the required landscaping and trash
enclosure. Plans for the redesign shall be subject to review and approval by
the Planning and Building Divisions.
8. No loading activities shall take place at curbside along Huntington
Drive or in the adjacent alley during operating hours.
9. The design of all exterior alterations to the building and signs shall
be subject to review and approval by the Planning and Building Divisions
and the Arcadia Redevelopment Agency.
10. The subject site, building and parking area shall be maintained in
a manner that is consistent with the approval of CUP 94-006.
11. All of the conditions of approval shall be complied with, and
completed prior to implementing the extended hours or the karaoke
entertainment approved by CUP 94-006, Noncompliance with the provisions
and conditions of CUP 94-006 shall constitute grounds for its immediate
suspension or revocation which may result in closure of the restaurant.
12. Approval of CUP 94-006 shall not take effect until the property
owner and applicants have executed and filed an Acceptance Form to indicate
awareness and acceptance of the conditions of approval.
SECTION 4. The decision, findings and conditions contained in this
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. Resolution reflect the Commission's action of June 14, 1994 and the following
vote:
A YES: Commissioners Daggett, Huang and Clark
NOES: Commissioners Hedlund and Kovacic
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 12th day of July,
1994 by the following vote:
A YES: Commissioners Hedlund, Huang, Kovacic and Daggett
NOES: None
ABSENT: Commissioner Clark
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ATTEST:
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Secretary, Planning Cl5mmission
City of Arcadia
APPROVED AS TO FORM:
JJJifit,f}!-
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1513
June 14, 1994
TO: ARCADIA CITY PLANNING COMMISSION
FROM: PLANNING DMSION
JAMES M. KASAMA, ASSISTANT PLANNER
SUBJECT: CONDmONAL USE PERMIT NO. CUP 94-006
EXTENSION OF RESTAURANT HOURS AND
ADDmON OF KARAOKE AT 16 E. HUNTINGTON DR.
SUMMARY
This Conditional Use Permit application was submitted by Paula Zdara, Doris
Ferguson and Larry Zorin (dba: Club 101 Sports Bar & Grille) to extend the hours of
operation and add karaoke at the restaurant and cocktail lounge at 16 E. Huntington
Drive. The Planning Division is recommending approval of Conditional Use
. Permit No. CUP 94-006 subject to the limitations and conditions in this report.
GENERAL INFORMATION
APPLICANTS: Paula Zdara, Doris Ferguson and Larry Zorin
(dba: Club 101 Sports Bar & Grille)
LOCATION: 16 E. Huntington Drive
REQUEST: A Conditional Use Permit with parking and landscaping
modifications to extend the operating hours to 10:00 a.m. to 2:00
a.m., and add karaoke entertainment at an existing restaurant and
cocktail lounge.
The current operating hours are 11:30 a.m. to 10:00 p.m. Sunday
thru Thursday and 11:30 a.m. to 11:00 p.m. on Friday and
Saturday.
7,300 square feet (0.168 acre)
SITE AREA:
FRONTAGE:
50.00 feet along E. Huntington Drive
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.. EXISTING LAND USE & ZONING:
A 5,000 sq. ft. restaurant and cocktail lounge for up to 100 patrons.
The site is zoned C-2 (General Commercial)
GENERAL PLAN DESIGNATION:
Commercial
SURROUNDING LAND USES & ZONING:
North: Restaurant and offices zoned C-2
South: Multiple family residential zoned R-3
E a s t : Offices and retail zoned C-2
West: Retail center zoned C-2
PROPOSAL AND ANALYSIS
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The proposal is to extend the operating hours of the existing restaurant and cocktail
lounge to 10:00 a.m. to 2:00 a.m. daily, and add karaoke entertainment. Sections
9275.40.1.,9275.1.50.1.2. and 9275.1.53.5. of the Arcadia Municipal Code allow for bars,
karaoke, and restaurants, respectively, in the C-2 zone with an approved conditional
use permit. section 9275.1.53.7. also requires a Conditional Use Permit for any
business that is open between midnight and 6:00 a.m. and is less than 150 feet from a .
residential zone. The subject property is separated from an R-3, Multiple-Family
zone by a 20 foot wide alley.
Prerequisite Conditions
Section 9275.1.2. of the Arcadia Municipal Code requires that before a Conditional
Use Permit may be granted, the following conditions must be satisfied:
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 properly one for which a
Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to accommodate
said use, and all yards, spaces, walls, fences, parking, loading, landscaping and
other features required to adjust said use with the land and uses in the
neighborhood.
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CUP 94-006
June 14, 1994
Page 2
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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.
Background Information
The property is developed with a 5,000 sq. ft. building. The existing restaurant with
cocktail lounge was approved by CUP 78-7 CReso. 1048) and is cu~rently being
redecorated with the new sports theme. The expansion of the existing restaurant
and cocktail lounge (i.e. the extension of the hours and adding of karaoke) requires
that the Conditional Use Permit be upgraded.
During the hearing for CUP 78-7 there were concerns expressed regarding the lack of
parking and the "closing hour" disturbances at the existing legal nonconforming
cocktail lounge. The staff report for CUP 78-7 noted that a denial could result in the
continued operation of the cocktail lounge as a separate business and continuance of
the associated problems. Approval, however, with the limited hours of operation
for an expanded restaurant could mitigate the closing hour disturbances associated
with the cocktail lounge. The conditions of approval for CUP 78-7 are as follows:
1. The property shall be improved and maintained in accordance with the plans
which are on file in the subject Case No. CUP 78-7 and applicable regulations of
the Arcadia Municipal Code.
2. That landscape plans for all unused portions of the parking area be submitted to
and approved by the Planning Department.
3. That a trash enclosure be provided in a location approved by the Planning
Department.
4. That the hours of operation be restricted to 11:30 a.m. to 10:00 p.m. Sunday
through Thursday and 11:30 a.m. to 11:00 p.m. Friday and Saturday.
5. That no loading activities take place during operating hours.
6. That a Modification be granted for 5 parking spaces in lieu of 50 required.
7. That plans for improvement of the exterior design be submitted to and approved
by the Planning Department.
CUP 94-006
June 14, 1994
Page 3
. Extension of Hours
The current Conditional Use Permit (CUP 78-7) restricts the operating hours to
11:30 a.m. to 10:00 p.m. Sunday through Thursday, and 11:30 a.m. to 11:00 p,m.
Friday and Saturday. Operating hours refers to the times when the business is open
to the public:. They do not prohibit the proprietors or employees from being on the
premises earlier or later to prepare or clean-up for conducting business.
The current Conditional Use Permit (CUP 78-7) was granted with consideration
toward abating the former legal nonconforming cocktail lounge, and while it is very
difficult to monitor whether this business emphasizes food service over cocktail
service, it is generally accepted that 2:00 a.m. closing times are associated with
cocktail lounges and not restaurants.
In 1988 the City added Section 9275.1.53,7. to the Municipal Code to require a
Conditional Use Permit for retail businesses within 150 feet of a residential zone
that are open more than 16 hours per day or any time between 12:00 midnight and
6:00 a.m. The adoption of this requirement was in recognition of the need to closely
scrutinize, and limit late night businesses that are near residential uses.
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The subject property is separated from an R-3, Multiple Family area by a 20 foot wide
a.1ley and there are several residential developments within 150 feet. Except for
those uses that require a Conditional Use Permit, businesses are permitted to be
open as late as 12:00 midnight at this location.
Karaoke
Karaoke has become a popular form of entertainment and the City of Arcadia
adopted regulations for this use in July of 1992. The applicants will comply with all
of the City's karaoke regulations.
Section 9275.10.3. of the Arcadia Municipal Code stipulates that no karaoke business
shall operate between the hours of 2:00 a.m. and 8:00 a.m. and no patrons shall be on
the premises between said hours. Section 9275.10.4. also lists the following
regulations for karaoke:
1. Karaoke and/or sing-along businesses shall only be allowed in open areas. There
shall be no private rooms, booths or enclosures.
2. No person under the age of twenty-one (21) shall be permitted unless otherwise
authorized by the specific Alcoholic Beverage Control license issued by the
Alcoholic Beverage Control Department.
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CUP 94-006
June 14, 1994
Page 4
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3. No minors (persons under eighteen (18) years of age) shall be allowed on the
premises after 10:00 p.m., unless accompanied by a parent or legal guardian and
specifically authorized by the Alcoholic Beverage Control license issued by the
Alcoholic: Beverage Control Department.
4. No alcoholic beverages may be consumed or sold in any business exclusively
operated as a karaoke sing-along. Alcohol may only be consumed or sold in
conjunction with a restaurant and cocktail lounge when karaoke is an incidental
or nonprimary use.
5. All businesses shall be located with street visibility to allow direct inspection and
response by emergency personnel.
6. All entrance and exit doors shall remain unlocked and unobstructed during
business hours and when any patrons are on the premises.
7. The business premises shall be open and available for inspection by any lawful
agent of the City of Arcadia during regular business hours.
8. All conditions of the Conditional Use Permit shall be posted at a conspicuous
location at the premises and all employees shall be apprised of the conditions.
Parkini
The parking requirement for restaurants and bars, and/or establishments with
karaoke entertainment is 10 spaces per 1,000 gross square feet. This results in a
requirement of 50 parking spaces; 2 of which,must be handicap accessible, and one
loading zone.
The only on-site area available for parking is at the rear of the building. The
applicants are proposing to restripe this area to provide 2 handicap spaces and 2
standard spaces. Also, one space from Parking District n (across the street) is allotted
to this property. The property is in compliance with the Modification of 5 spaces in
lieu of 50 granted by CUP 78-7, and the loading zone deficiency is addressed by the
condition that prohibits loading activities during operating hours.
A review of the parking situation indicates that there is the potential for a parking
problem at this location that could adversely affect the other uses in the vicinity.
The adjacent office and retail uses have gated their parking lots to prevent
unauthorized use. The applicants wish to emphasize the front entrance as the
primary means of access.
CUP 94-006
June 14, 1994
Page 5
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The on-site parking spaces are not enough for even the employees, and the one
space allotted from the Parking District is inconvenient. Curb-side parking is
usually fully occupied during daytime business hours, however, on-street parking is
available during the evening and nighttime hours which would be the peak
business period for this restaurant.
Parking has been, and will continue to be a problem for a restaurant at this location.
ExteIlsion of the hours and adding karaoke will not necessarily increase the parking
problem. The popularity of the restaurant is the primary factor that would affect the
parking situation.
Landscaping
Based on the area available for on-site parking, the Code requires 100 sq. ft. (5%) of
landscaping and one tree. The applicants are proposing to satisfy these
requirements with the redesign of the rear parking area.
Trash Enclosure
CUP 78-7 required that a trash enclosure be provided. There is an existing
enclosure, however, it does not comply with current requirements for a trash and
recyclables enclosure. The applicants are proposing to upgrade the enclosure.
Security
As was noted in the staff report for the existing Conditional Use Permit (CUP 78-7)
there were "closing hour" disturbances associated with the former legal
nonconforming cocktail lounge. These problems seem to have been abated by the
expanded restaurant. The problems that were recently experienced at this location
were due in large part to the fact that the former operators were violating the
limited hours of operation stipulated by CUP 78-7. The applicants have indicated
that they will closely monitor the rear parking area, and if necessary, will hire
security personnel to patrol the premises.
Redevelopment Agency Review
The Arcadia Redevelopment Agency adopted Resolution No. 172 in 1993 which
identifies certain uses as inappropriate for the Central Redevelopment Project Area.
Two of those uses are cocktail lounges and karaoke unless they are accessory or
incidental to a restaurant. Therefore, it is important that a restaurant be the primary
use being requested through Conditional Use Permit No. CUP 94-006.
CUP 94-006
June 14, 1994
Page 6
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It is very difficult to monitor, or even determine whether the majority of the
business conducted by a restaurant is due to food service, alcohol service or
accompanying entertainment. The only practical indicators are an extensive menu,
that the kitchen be fully operational, and that food service be offered during most, if
not all of the operating hours.
The Arcadia Redevelopment Agency staff recommends against extending the hours
because a 2:00 a.m. closing time is customarily not associated with a restaurant. The
Agency staff is not opposed to adding karaoke provided it is limited to the stage and
dance floor areas and is conducted in accordance with the karaoke regulations of the
Arcadia Municipal Code. The Agency staff also requests that any exterior alterations
to the building and signs be subject to review and approval by the Agency.
Environmental Review
Pursuant Jo the provisions of the California Environmental Quality Act, the
Planning Division 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 which the wildlife depends. Therefore, a '
Negative Declaration has been prepared for this project.
RECOMMENDATION
The Planning Division recommends a conditional approval of CUP 94-006 to allow
the daily hours of operation to be expanded to 10:00 a.m. to 12:00 midnight. and to
allow the addition of karaoke, subject to the following conditions:
L The daily hours of operation shall be limited to 10:00 a.m. to 12:00 midnight,
and it is required that the kitchen be fully operational with the full menu
available during all operating hours.
2. Maximum building occupancy, seating arrangement, accessibility, egress, and
safety features shall be provided and maintained to the satisfaction of the
Building Division which shall include, but are not limited to, the following:
a. Handicapped toilet facilities for both sexes are to be provided in accordance
with Federal Law; the Americans with Disabilities Act (ADA) and California
Sta te Title-24.
CUP 94-006
June 14, 1994
Page 7
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b. A one-hour corridor for the rear exiting of the building shall be provided.
c. Exterior on-site parking for disabled persons shall be provided.
d. The kitchen range canopy hood shall comply with the requirements of
Chapter 20 of the Uniform Mechanical Code.
e. A seating arrangement shall be submitted for review and approval and the
approved plan shall be posted in a conspicuous location on the premises.
3. Fire protection, water supply, and maximum building occupancy shall be
provided and maintained to the satisfaction of the Arcadia Fire Department,
which shall include, but are not limited to, the following:
a. Maximum occupancy signs shall be posted in all public assembly areas.
b. The fire alarm system is to be functional at all times and is subject to testing
by the Arcadia Fire Department.
c Fire extinguishers of an approved size and type are to be provided at 50 foot
intervals in all directions.
d. Exit paths shall be clearly signed from all areas.
e. A Knox Box shall be provided.
f. A current and proper service tag shall be maintained on the kitchen range
canopy hood.
g. The exit from the kitchen shall be subject to review and approval by the
Arcadia Fire Department.
h. Plans for these and any other fire safety installations shall be reviewed and
approved by the Fire Department prior to installation and implementation
of this Conditional Use Permit.
4. Water supply and facilities shall be provided and maintained to the satisfaction
of the Arcadia Water Division which shall include, but are not limited to, the
following:
a. Water flow for fire protection shall be maintained to the satisfaction of the
Arcadia Fire Department.
CUP 94-006
June 14, 1994
Page 8
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b. Any changes in size or location of existing and/or additional fire or domestic
water services are to be provided by the Arcadia Water Division at the
expense of the property owner or applicants.
c. All fire protection and landscape irrigation systems shall have backflow
protection and are subject to review and approval by the Arcadia Water
Division.
5. The applicant shall obtain all the required Business Licenses, Entertainment
Permits, and Alcoholic Beverage Control Licenses, and shall comply with the
Business Licensing and Game Machine Regulations stipulated in Article VI of
the Arcadia Municipal Code, and the Karaoke Regulations stipulated in Article
IX of the Arcadia Municipal Code. All licenses, permits and regulations shall be
posted in conspicuous places o,n the premises.
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6. A Modification for 5 parking spaces (2 standard and 2 handicapped on-site, and
one space in Parking District m in lieu of 50 is granted for CUP 94-006.
7. The parking area shall be redesigned to provide the required handicap spaces and
access, shall be restriped according to the Arcadia Municipal Code, and shall
include the required landscaping and trash enclosure. Plans for the redesign
shall be subject to review and approval by the Planning and Building Divisions.
8. No loading activities shall take place at curbside along Huntington Drive or in
the adjacent alley during operating hours.
9. The design of all exterior alterations to the building and signs shall be subject to
review and approval by the Planning and Building Divisions and the Arcadia
Redevelopment Agency.
10. The subject site, building and parking area shall be maintained in a manner that
is consistent with the approval of CUP 94-006.
11. All of the conditions of approval shall be complied with, and completed prior to
implementing the extended hours or the karaoke entertainment approved by
CUP 94-006. Noncompliance with the provisions and conditions of CUP 94-006
shall constitute grounds for its immediate suspension or revocation which may
result in closure of the restaurant.
12. Approval of CUP 94-006 shall not take effect until the property owner and
applicants have executed and filed the Acceptance Form available from the
Planning Division to indicate their awareness and acceptance of the conditions
of approval.
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CUP 94-006
June 14, 1994
Page 9
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FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to approve this Conditional Use Permit
application, the Commission should move to approve and file the Negative
Declaration and direct staff to prepare an appropriate resolution that incorporates
the Commission's decision, specific findings and conditions of approval.
Denial
If the Planning Commission intends to deny this Conditional Use Permit
application, the Commission should move for denial and direct staff to prepare an
appropriate resolution that incorporates the Commission's decision and specific
findings.
CUP 94-006
June 14, 1994
Page 10
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i~LUB 101 SPORTS BAR AND GRILLE.
Located in the heart of downtown Arcadia, Club 101 will be one of
the major draws to the city. The restaurants ambience was
engineered by Michael J. Onuschak. The sports theme is carried
throughout the club and is highlighted by many four-foot by
eight-foot pictures and signed sports memorabilia. The front
window is a real drawing feature with Horseracing, Football,
Baseball, Basketball, and gaming items. As you walk into the
club a little tourist man with a toy camera takes a flash picture
of you. Then you enter a restaurant and sports club of fun.
The food will be prepared by a team of culinary experts which
have been trained by the World Famous Chef Robert. An extensive
appetizer menu is offered with a sports theme throughout. The
Salads will be served in oversized glass bowls and are the best
Salads in the City. The Rose Bowl and Super Bowl Salads will be
favorites with the crowd. Sandwiches and Entrees will be enjoyed
by all while watching their favorite sporting event on one of the
two 60 inch or one of the eight 27 inch TV's. Satalite and Cable
sports programing will be available upon opening. With the
Speciality Food items like Baby Rack of Lamb Chops, Jumbo Shrimp
Cocktails, and the selection of easy listening music Club 101
cliental is expected to be of a mature age.
The owners of Club 101 bring with them 16 years of sucessful
business experience here in Arcadia. Paula Zadara and Toni
Ferguson figure to bring back to Arcadia many of the Arcadians
who have been traveling to Old Town Pasadena to eat and enjoy a
fun day or evening. The club consists of large eating areas, a
dance floor with karoake stage, a large game room, and an
attractive bar. The viewing areas are conducive for a TV
newscaster to televise the reaction of the LA audience this year
when the Dodger's are playing in the World Series.
RECEIVED
MAY 0 9 199't
ClTYOF ARCADIA
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LAND USE & ZONING MAP
Conditional Use Permit No. CUP 94-006
Restaurant Hours & Karaoke . North
16 E. Huntington Drive Scale: 1" = 100'
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MINUTES
Arcadia City Planning Coaunlsslon
Tuesday, June 14, 1994
7:15 P.M. in the Coundl Clambers
Planning Commission proceedings'are tape recorded and on file in the offlc:e of the Planning Division.
The Planning Commission of the City of Arcadia met In regular session on Tuesday, June 14, 1994 at 7:15 p.rn. in the
Council Chambers of the Arcadia City Hall, 240 West Huntington Drive, with Chairman Tom Oark presiding.
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2, PUBUC HEARING CUP 94-006
16 E. Huntington Drive
Paula Zdara, Doris Ferguson and Larry Lorin
lorin: Club 101 Sports Bar and Grille
Consideration of a conditional use pennlt with parking and landscaping modifi~ations to extend the
operating hours to 10:00 a.m. to 2:00 a.m., and add karaoke entertairunent at an existing restaurant and
cocktail lounge.
The staff report was presented.
In answer to questions from the Commission, staff said that the <:urrent CUP has not lapsed and they can continue
to operate the business as long as they comply with the conditions set forth In the existing CUP. The applicants
are requesting extension o/the business hours. With the existing CUP,the business hours are from 11:39 a.m. to
10:00 p.m. Sunday through Thursday and 11:30 a.m. to 11:00 p.m. on Friday and Saturday.
Staff furlher stated lhat Ibis is the same reslaurant IMt several months ago, a public hearing was held to revoke
the CUP, they were violating the hours of operation. The difference between the two uses Is that the proposal Is
more of a restaurant than a bar.
In answer to Commissioner Kovacic's questions, staff explained condition 5 on page 5 of the staff report which
deals with street "visibility to allow direct inspection and response by emergency personnel". He said that when
one comes into the restaurant, he should be able to have a clear and unobstrucled view of the entire restaurant and
bar area. No rooms sl)ouJd be enclosed. Staff explained that the minor alteration In hours and the addition of
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Arcadia City Planning Commission
6/14/94
Page 2
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karaoke does not affect the parking. Employees can be asked to park in the parking district and noted that two of
the parking spaces would become handicap parking.
Chairman Clark explained the background of the karaoke regulations to Commissioner Kovacic and how the
conditions were derived.
In response to questions hom Commissioner Huang, staff said that the eating establishments in this block that
stay open late, are legal non-conforming and do not have CUPs. They stay open until 2:00 a.m.
Ms. Butler expanded and said lhat Baker's Square stays open until 12:00 a.m., because it is adjacent to residential
properties and does have a CUP. With regard to the parking, she indicated that the restaurants have a lot of on-
street parking, in the evening hours, when the other businesses are closed. This offsets the lack of parking. It
would be difficult to police the location where the customers will park but hopefully they will utilize the
parking district.
In answer to Commissioner Daggett's question, staff said that coin operated pool machines are considered an
arcade machine and they can have up to seven wilhout an additional CUP.
.
In response to inqUiries from Commissioner Huang, staff said that just because a business has a modification for
parking does not mean lhere will be parking problems. . Staff has not observed any parking problems. The parking
regulations have been designed to hopefully avoid problems, but if a business is extremely successful, even if they
comply or exceed the parking requirements. there may still be a parking problem. In this instance, there is a CUP
with an approved parking modification.
Ms. Butler said there is always adequate spaces in the parking district. The restaurant can operate under the
existing CUP and the proposal before the Commission is to determine if the karaoke and the additional business
hours should be granted. The parking is not an issue and a modification was granted with the existing CUP. She
remarkedlhat the "Downtown Revitalization Plan" prepared by Mid\ael Freedman, whid\ has not been adopted
by the City Council, does not recommend discouraging restaurant type uses but rather to encourage them with the
hope that people will park at the parking district.
Commissioner Kovacic felt there is a relationship belween the hour that the restaurant may remain open and the
location where cars are parked.
The public hearing was opened.
Larry Lorin, 3475 Barhite, Pasadena, one of the partners briefly explained the backgrounds of all the partners and
how they became partners. He said that Paula Zdara is the owner of "100 to 1 Club" and has operated lhat
busi~ess for 16 years. The "100 10 1 Club" has never had any problems and has been running smoothly for many
years. Jim Eldrige, was the V.P. of Saga Corp. which sold out to Marriott Foods in 1960s. Marriott Foods is the
establishment that caters hospitals and schools,
He submitted photos of the restaurant before they began renovating to illustrate the extent of deterioration prior
to their move. They have spent $75,000 to renovate the facility. He was excited about their proposal and felt
they needed to stay open until 2:00 a.m. to be able 10 compete wilh the other restaurants/bars in the immediate
area. He remarked that all along they thought they would be able to stay open until 2:00 a.m. and were surprised
when they discovered the time limits. In order to compete and help their competition, they need to have the
same hours of operation. If they are forceclto close at 12:00, they will be at a severe disadvantage to the other
restaurants and bars in the immediate area.
He said their establishment will be for the older crowd with music primarily of the 40's and LheSO's. There will
be no rap or hard rock music. They will be catering to an older crowd. The pinball machines are hom the SO's and
60's and two coin operated pool tables. He briefly explained the design inside and the types of food lhal will be
served. He also submitted a menu showing the foods they will serve.
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6/14/94
Page 3
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He felt that Arcadia needs this type of an establishment for people to go to and have fun. otherwise, people wiU
go to neighboring cities like S. Pasadena. If parking Is a problem, they will hire a valet company, which they
have already contacted, to mitigate the parking problem. Patrons will drop their car in the front and the valet
wlll take the cars to the parking district.
Mr. Lorin went on to say that parking might be a problem from 6:00-10:00 p.m. but people would not be coming in
after that to eat. He anticipated that the restaurant would be 55%-65% of the business and the bar area would
make up the difference. The noise level wl\1 not be excessive and would not be loud enough to be heard to the
homes to the back, especially with two ,doors separating lhis area from the alley. There is only one music
machine which serves as both a juke box and the karaoke. He thought they would be able to seat 100 people and
did not know what the Fire Department's limit would be and commented that they did have Health Dept.
approval. He said Arcadians need a place like this to go to instead of having to go to neighboring cities. He noted
that they will be producing revenues for the City.
Paula Zdara, 1203 Willow, Glendora, one of the partners, spoke in favor of the proposal. She said that her
family has owned the "100 to 1 Club" and they have never been a burden to the City. They are in agreement with
aU of the conditions in the staff report with the exception of the hours. She feltlhey are more than qualified to
operate a successful business, considering her experience of 15 years with the 100 to 1 Oub and employment with
the race track. She submitted a petition signed by many of the residents and property owners to the rear of the
subject site, including the two immediately to lhe rear indicating their approval of their proposed hours of
opera lion.
In ans~er to a question by Commissioner Kovacic, staff said that the valet would be permitted to take the cars to
the parking district.
Bill Connolly, 21 S. First, previous owner of White Eyes, spoke in favor of the proposed use. During the time that
he had his business at the above address, he never observed any parking problems. He frequently goes to the "100
to 1 Cub" and enjoys the crowd.
He said that the previous Council spent a lot of money to hire a consultant to make recommendationS regarding
downtown, and now this Council has not implemented al)Y of them. He did not thiN: thal this many restrictions
should be placed on a potential business, especially considering all the vacancies in the downtown area, because
that will drive them away, subsequenlly taking their tax money wilh them to neighboring cities.
William Wong. 117 W. Magna Vista, the property owner said that he made a mistake when he lea,sed to the.
owners of "Love Boat". They created a lot of problems for him as well as with the City. He believed that this
new lenant would be an asset to the City and did not think there would be parking problems.
Mike Roberts, 110 Mill Run, Monrovia, said he is one of the partners and said they will serve food until 1 :00 a.m.
The neighboring business will benefit from them because they will be bringing patronage to the area, especially
the ones that are open late. They will keep a lot of the money in the City considering their proximity to the race
track.
Kermit Hartzler, 1804 Windsor Rd., San Marino, spoke againslthis use. He Is the property owner of 15-17 E.
Huntington Drive. He was afraid of the clientele that would come to this location. He feared the loss of his
Lenants and wondered what he would do if they did leave? If by any chance, his tenants would leave this
location, he believed his property would depreciate.
He thought this would be a pool and pinball hall. A restaurant does not need to be open until 2:00 a.m. He asked
how, many of the Commissioners go out to a restaurant at 10:00 or 11:00 at night? In his opinion, this is not a
restaurant, but a bar. He thought that approving this under a "restaurant" would be retrodevelopment rather than
redevelopment.
He asked that the Commission unanimously deny the request. He could not understand how they spent $75,000,
without consulting the City regarding the regulations.
Arcadia City Planning Commission
6/14/94
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In answer to questions. from the Conunission he thought an office type of use, such as an attorney or a real estate
office would be compatible and not a bar. In his opinion, the proposed use would be incompatible with the
excellent properties lhat art! presenUy there and is not a suitable use for the downtown area.
He was concerned with the parldng situation and felt vandalism would increase. He thought this business would
cosllhe City money instead of generating one. He explained that additional police would be required to monitor.
The proposa1 would reduce propefty values.
In response to questions form Conunissioner Kovacic, he said there have already been sports bars in the area that
have not been successful. He did not think the site is large enough to accommodate this use, especially with the
existing parking situation. He commented that this use would be a problem for the residents on Alla and
explained that approximatlely 10 years ago, he lived on Alta behind the Cheyenne Supper Cub and he recalled
vandalism and parking prOblems created by their tenants.
In response 10 comments made by Mr. HarlZler, Mr. Miller said the number of bars in a particular area are not an
issue before the Conunission.
.
Zelde Lawson, 9 Alla, said he is the manager of lhe apartments at 509 Alla. They have had many problems with
eating establishments on the soulh side of Huntington. They have found drunk customers urinating in their
carports, lhe patrons block their cars and on several occasions they have needed police assistance. Because the
apartments do not have adequate parking, they purchase parking pennits annually from the City and find that
sometimes they cannot parI< on lhe streel. because the customers from the bars are parldng on Alla. He
complained of lhe noise crleated by the rock bands at the ban that they can hear late at night.
In rebuttal, Mr. Lorin said that the bars that the previous genUeman was referring to have live performances by
rock bands, which is something that they will not be doing. He commented that Mr. Lawson's property is not
directly behind their restallrant and remarked that the petition that they submitted includes the Signature of the
property owner directly behind lheir restaurant. He fell Lheir establishment wouLd be an asset and would
enhance property values rather than decrease,them. This would be a nice atmosphere for people to go for lunch or
dinner.
He reiterated that parking would not be a problem after 11:00 p.m. The problem might occur from 6:00 p.m.-l0:00
p.m., during the dinner hOlln, but pointed out that many of the offices will be closed at that time and street
parldng will become available and said that they will be required to provide one handicap parldng space. He
was in favor of closing the entrance from the alley but thought that the rear entrance might be a Fire Dept.
requirement.
He remarked that the karaoke machine and the juke box are one machine and he did not think that the
amplification from it would get through lWO exit doors located In the rear to disturb the properties to the rear.
MOTION
It was moved by Conunissloner Daggett, seconded by Commissioner Hedlund to close the public hearing.
The motion passed by voice vote with none dissenting.
Ms. Butler responded to questions by Commissioner Kovacic, by saying that the other bars and restaurants are
legal non-conforming becallse they were in operation prior to the requirement of CUPs.
In response to questions asked by the Conunission, Mr. Miller noted that the Commission can impose a sunset clause
to review the project ailer it has been in operation for a certain time period. This will allow the Conunisslon to
see if there have been any problems as a result of the hours of operation. The CUP runs with the land, and if this
CUP is granted. anyone can open a reslaurant under the CUP.
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Arcadia City Planning Commission
6/14/94
Page 5
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Commission Hedlund commented that valet parking would not be a viable solution to the parking problem. He
lhought that people would tend to park on the residential streets rather than utilize valet parking. This
probably could be a very successful operation and could add to the deterioration of the parking on the south side of
Huntington. He was concerned with the lack of parking and the additional hours and its proximity to residential
properties. He felt there are other properties in lhe CIty that would be a more suitable location.
Commissioner Kovacic felt they are facing a dilemma; if they approve the project, it restricts the flexibility of
the area 10 create parking and on lhe other hand there is the plan to encourage this type of uses. He said the
Commission should ask if this is the right location, for this establishment, especially with the limited parking
and the impact on the residents to the south?
Commissioner Huang said the downtown area needs successful businesses to revitalize it. He felt the hours of
operation are an important part of survival, especially in this economy.
Commissioner Daggett thought this is a good concept. He sympathized with the residents on Alta. He did not
want to discuss parking and said they should consider the hours and the karaoke and should stick strictly the
parameters of approval for this Commission.
Chairman Clark felt this would be a good project. There will be some impact on the residents to the south and
that is the big difference with this area and S. Pasadena. He felt noise levels can be controlled and said a sunset
clause will allow them to review the hours of operation after they open.
Commissioner Kovacic suggested limiting them to staying open until midnight on weekends. The only way he
would consider staying open later would be if they had a trial run of staying open until midnight, and if there are
no problems then he would be in favor of remaining open later.
.
Commissioner Daggett lhoughllheir requeSllo Slay open until 2:00 a.m. should be approved. He would not be in
favor of limiting them to midnight and he lhought lheir request should be approved as submitted and see what
happens.
Commissioner Huang agreed with Commissioner Daggett and wanted to allow them to try it for a set period of
time. He thought they should be allowed to SLay' open until 2:00 a.m. and it should be monitored to see if there are
any problems,
Commissioner Hedlund commented that the parking problem already exists and he could not see why they would
want a trial run to see if there is a problem. The other restaurants/bars are legal non-conforming.
Commissioner Kovacic asked If the CIty is going in anyone direction with regard to the downtown area and are
there any set goals?
Ms. Buller responded that lhe downtown revitalization plan done by Michael Friedman has been put on hold by
lhe Council. Slaff has not been directed to go forward with his recommendations. This concept tried to aeate a
retail area with restaurants or a "people downtown".
Commissioner Daggett pointed out that the immediate residents to the rear submitted signatures Indicating their
approval. The applicant provided a petition with the signatures of the majority of the people to the south. The
neighbor in opposition, does not reside directly behind this property.
Commissioner Kovacic recommended approving the CUP as suggested by staH and the additional 2 hours can be
gtanted at a later date if there are no problems. He thought that the community should go in some direction and
there should be a goal. Is the goal to have a vibrant old Pasadena style area that people can walk safely at night
and if that is the goal, then that leads him to one decision. If the goal is to have a respectable restaurant row,
then that leads him to another decision.
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Arcadia City PlannIng Commission
6/14/94
Page 6
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Mr. Miller said as Ms. Buller explained the City has been working on the revitalization of downtown. Some of the
. ~Ived significant expenditures, 50 it was put on hold and then there was the election with three new
Commissioner Kovadc said lhe Commission is in favor of the COncepl of allowing the restaurant/bar being open
until midnight. The issue is whether they permit them to stay open the extra two hours to 2:00 a.m.
Commissioner Hedlund remarked lhat this is nOl an ideal site. He remarked that the applicant did not look into
the condilions of the exisling CUP, until after he spent a considerable amount of money renovating.
MOTION
Commissioner Kovadc moved to approve the CUP 94-006 subject 10 the conditions in the staff report but
limiting the time until to 12:00 a.m. but without prejudice 10 the applicant to come back to the Commission
al a later daLe for the additional two hours.
The molion died due 10 a lack of a second.
MOTION
It was moved by Commissioner Huang, seconded by Commissioner Daggett to approve the CUP 94-006
subject 10 the conditions in lhe slaff report with the condition that the Commission review It after it has
been in operation for six monlhs.
Commissioner Huang clarified and said the applicant will be permitted to stay open until 2:00 a.m. and after six
months of being In operation, lhe Commission should review the CUP again 10 see If there have been any problems.
The Commission at that time can determine whether to allow them to continue to stay open until 2:00 am. or to
. reduce the hours, depending on the outcome of the trial run.
ROLL CALL:
AYES:
NOES:
Commissioners Daggett, Huang, Clark
Commissioners Hedlund, Kovadc
Chairman Clark noted there is a five working day appeal af~er the adoption of the resolution whicl1 will be on
July 12.
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Arcadia City Plannlng Commission
6/14/94
Page 7