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RESOLUTION 1428
A RESOLUTION OF THE PLANN1NG COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, GRANTING CONDmONAL
USE PERMIT 89-018 TO OPERATE A RESTAURANT AT 612-614
EAST UVE OAK A VENUE.
WHEREAS, on November 20,1989, an application was filed by George Hsu to
operate a restaurant, Planning Department Case No. C.U.P. 89- 018, on property
commonly known as 612-614 East Live Oak Avenue, more particularly described as
follows:
Lots 3, 4, 5 and 6 of Tract 15233 in the City of Arcadia, County of Los
Angeles, State of California, as per Map recorded in Book 332, Pages
29 and 30 of Maps, in the office of said County Recorder.
WHEREAS, a public hearing was held on December 12, 1989, at which time all
interested persons were given full opportunity to be heard and to present evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
Section 1. That the factual data submitted by the Planning Department in the
attached report is true and correct.
Section 2 This Commission finds:
1. That the granting of such Conditional Use Permit will not be detrimental
to the public health or welfare, or injurious to the property or improvements in
such zone or vicinity.
2 That the use applied for at the location indicated is a proper use for which
. a Conditional Use Permit is authorized.
3. That the site for the'proposed use is adequate in size and shape to
accommodate said use. '.All yards, spaces, walls, fences, parking, loading, landscaping
and other features are adequate to adjust said use with the land and uses in the
neighborhood.
4. That the site abuts streets and highways adequate in width and pavement
type to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely affect
the comprehensive General Plan.
6. That the use applied for will not have a substantial adverse impact on the
environment.
1424
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Section 3. That for the foregoing reasons this Commission grants a
Conditional Use Permit to operate a restaurant upon the following conditions:
1. Pursuant to Section 7490 of the Arcadia Municipal Code the proposed
restaurant shall be connected to the house connection sewer through a grease
interceptor subject to the satisfaction of the Director of Public Works.
2. Any change in the existing water service shall conform to the Uniform
Plumbing Code and will be installed by the Arcadia Water Division upon the
request and payment of fees by the developer.
3. Water requirements for fire protection shall be determined by the Arcadia
Fire Department.
4. That fire protection and building occupancy shall be maintained to the
satisfaction of the Arcadia Fire Department.
5. That the applicant shall have until July 1, 1990 to repaint the building,
provided that the new color combination is acceptable to the Planning Department
by January 31,1990, or before the restaurant is opened, whichever occurs first. In
order to ensure that the building will be repainted in accordance withe c.u.P. 89-
018, the applicant shall sign an agreement and covenants, as required by the City
Attorney, to guarantee repainting, assure that they accrue no vested rights to the
C.U.P. unless they repaint, and acknowledging that this condition runs with the
land.
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6. That C.U.P. 89-018 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.
7. Noncompliance with the provisions and conditions of this Conditional
Use Permit shall constitute grounds for its immediate suspension or revocation.
Section 4. The decision, findings and conditions contained in this Resolution
reflect the Commission's action of December 12, 1989 and the following vote:
A YES: Commissioners Amato, Clark, Hedlund, Szany, Papay
NOES: None
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.
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1428
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I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 9th day of January, 1990 by the
following vote:
AYES:
NOES:
ABSENT:
Commissioners Amato, Clark, Hedlund, Szany, Papay
None
None
~/'.:-:-~ 7~~
airman, Planning Co 's on
City of Arcadia
ATTEST:
1tJ(~/
Secretary, Planning Commission
City of Arcadia
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1428
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December 12, 1989
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TO:
ARCADIA CITY PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
CORKRAN W. NlCHOLSON, ASSOCIATE PLANNER
CONDmONAL USE PERMIT 89-018
CASE NO.:
SUMMARY
This application was filed by George Hsu for the consideration of a conditional use
permit to operate a new restaurant within an existing retail shopping center at 612-
614 East live Oak Avenue.
The Planning Department is recommending approval subject to the conditions
outlined in this report.
GENERAL INFORMATION
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APPUCANT: George Hsu (owner of the subject site)
LOCATION: 612-614 East Live Oak Avenue
REQUEST: A conditional use permit to operate a new restaurant.
LOT AREA: 30,730 square feet (0.71 acres)
FRONTAGE: Approximately 204 feet on live Oak Avenue
Approximately 132 feet on Hempstead Avenue
EXISTING LAND USE & ZONING:
The site is developed with a retail shopping center, and is zoned C-2.
SURROUNDING LAND USE & ZONING:
North: A church and mixed commercial uses: zoned C-2
South: Singly-family residences which are located within the Los
Angeles County area.
East: Arcadia Mounted Police facility; unzoned area
West: Restaurants; zoned C-2
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GENERAL PLAN DESIGNATION:
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Commercial
SPECIAL INFORMATION
On June 24, 1986, the Planning Commission granted a conditional use permit
(C.U.P. 86-8) to operate an 1,175 square foot restaurant within the subject shopping
center. However, the approved restaurant use has been discontinued since July 31,
1988, which makes the conditional use permit for such use null and void per
Municipal Code Section 9275.2.13.
Because of the request for this conditional use permit, the project is subject to design
review. .
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Mayor Roger Chandler, sent a letter (copy attached) to the previous property owner
in response to receiving several negative comments about the recent repainting of
the center. Staff has reviewed the existing colors (which the owner proposes to
retain) and has determined that the bright blue roof, yellow walls do not comply
with the City's architectural design review requirements because the colors are
garish, and are visually non-harmonious with the surrounding development. This
shopping center was built prior to the City's adoption of its architectural design
review requirements. The original architect, David Mi, has designed several other
projects within the City and worked closely with staff in the design of this center.
The colors originally selected by the architect, and originally applied to the center
would have been found to be consistent with the City's design review requirements.
Therefore, staff is recommending, as a condition of approval, that the building be
repainted and that the colors be subject to the review and approval of the Planning
Department.
PROPOSAL AND ANALYSIS
Restaurants are permitted uses in the C-2 zone with an approved conditional use
permit.
The applicant is seeking a conditional use permit to operate a restaurant with the
sale of beer and wine on the premises. This business would occupy approximately
1,990 square feet of retail space within a 9,539 square foot retail shopping center, as
illustrated on the submitted site and parking plan.
On-site parking is located in the front and to the rear of the building. Based upon
Code requirements (i.e., 5 spaces per 1,000 square feet for retail as compared to 10
spaces per 1,000 square feet for a restaurant), 58 parking spaces would be required; 48
.
c.U.P. 89-018
December 12, 1989
Page 2
spaces for the other retail uses within the building and 10 spaces for the proposed
. restaurant. A total of 58 on-site parking spaces exists on the site.
The existing parking areas, landscaping and the trash enclosure comply with the
commercial development standards.
Attached for your consideration are copies of the proposed plans.
Pursuant to the provisions of the California Environmental Quality Act, the
Planning Department has prepared an initial study for the proposed project. Said
initial study did not disclose any substantial or potentially substantial adverse
change in any of the physical conditions within the area affected by the project
including land, air, water, minerals, flora, fauna, ambient noise, and objects of
historical or aesthetic significance. Therefore, a Negative Declaration has been
prepared for the project.
RECOMMEND A TION
The Planning Department recommends approval of Conditional Use Permit 89-018
subject to the following conditions:
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1. Pursuant to Section 7490 of the Arcadia Municipal Code the proposed
restaurant shall be connected to the house connection sewer through a
grease interceptor subject to the satisfaction of the Director of Public
Works.
2. Any change in the existing water service shall conform to the
Uniform Plumbing Code and will be installed by the Arcadia Water
Division upon the request and payment of fees by the developer.
3. Water requirements for fire protection shall be determined by the Arcadia
Fire Department.
4. That fire protection and building occupancy shall be maintained to the
satisfaction of the Arcadia Fire Department.
5. That the subject building shall be repainted with the colors subject to the
review and approval of the Planning Department, prior to occupancy
approval of the proposed restaurant.
6. That C.U.P. 89-018 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.
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. C.u.P.89-018
December 12, 1989
Page 3
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7. Noncompliance with the provisions and conditions of this Conditional
Use Permit shall constitute grounds for its immediate suspension or
revocation.
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 fmdings in support of that
decision.
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. C.U.P.89-o18
December 12, 1989
Page 4
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MARY B. YOUNG
MAYOR PRO TEMPORE
240 West Huntington Drive
Arcadia, California 91007
(818) 574.5400
CHARLES E. GILB
ROBERT C. HARBICHT
DENNIS A. LOJESKI
COUNCILMEMBERS
GEORGE J. WATTS
CIIT MANAGER
June 21, 1989
ROGER CHANDLER
MAYOR
JUNE D. ALFORD
CITY CLERK
Mr. Sherman Lu
701 West Valley Blvd.
Alhambra, CA 91803
RE: Commercial Shopping Center
LiVE! Oak & Sixth Ave., Arcadia
Dear Mr. Lu:
As a resident and the Mayor of Arcadia, I appreciate all property commercial
owners who take the effort to upgrade and maintain their property. I hope
that all business will prosper and in so doing contribute tq the economic
vitality of the City.
. However, I am also concerned that the appearance of the City's commercial
areas be such that they reflect the quality of living which has traditionally
been associated with Arcadia. In order to ensure quality design and
compatible developments with certain portions of the City, strict exterior
building colors have been required.
The City has not, as yet, imposed strict building color requirements to this
part of the City. Instead, the City has relied on the sensitivity of the property
owners and merchants, to improve and maintain their properties in a
manner which does not detract from the quality appearance of the
community.
Arcadia hIlS always prided itself on the fact that our commercial areas have
maintained a unique character and not developed with the gaudy commercial
appearance of some neighboring communities.
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I have recently received several negative comments from residents and other
businesses within your area in regard to the recent repainti,ng of your center
with the bright blue roof and yellow walls. The comments generally focused
on the colors of the roof and wall, which have the appearance of a typical strip
shopping center in unincorporated County territory, not within the City of
Arcadia.
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This project was originally built prior to the City's adoption of its architectural
design review requirements. However, the project architect had designed
several other projects within the City and worked closely with City staff in the
design of this particular commercial center.
The City's architectural design review procedures, which are now in effect,
applies to all new commercial, industrial, multiple-family projects, new signs
and to any projects which require a zoning modification or conditional use
permit. As a part of the architectural design review procedures, the colors of
new buildings are be subject to review. I had the Planning Department staff
visit the property and review the building's colors. The staff has determined
that the new colors would not have been approved if the project had been
reviewed under the provisions of the architectural design review
requirements.
A conditional use permit had been obtained for a small restaurant in a
portion of your shopping center. Chances are that a conditional use permit or
a modification will be required for one of the future uses within the center.
Any future conditional use permit, modification or building permit for
exterior alterations may be approved subject to conditions of approval that
may require alternative exterior building colors.
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Because of the comments I received, I felt obligated to advise you of the
concerns which were expressed to me and to let you know of our desire to
maintain the quality appearance of the City's commercial areas.
At this time the City cannot restrict you color selection. However, the
proliferation of similar appearing projects may well result in the City's
adoption of more stringent design controls for all of the City's commercial
areas.
I hope that you can appreciate my concern on behalf of the City, and will take
these comments into consideration when reevaluating the color scheme on
your building and/or in any future project within Arcadia.
Yours truly,
R~
Roger Chandler, Mayor
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File No, C,0.? t:f\. O\EJ
A,
CALIFORNIA ENVIRONMENTAL QUALITY ACf
NEGATIVE DE-CLARA nON
CITY OF ARCADfA. CALIFORNIA r
"""ription of pmj",,, A {""di-tU.1'.l\ U<;€ rr~ hY
a. W,w te?t 1urMAl-.
B.
Location of project:
~I'l. - itJ 14- E:" d.~niv'~ atA\JeIJUlL
Arauli.L ,tA cql ctJ~
c
Name of applicant or sponsor:
6.l1J'(f ~w.
D, Finding: This project will have no significant effect upon the environment
within the meaning of the California Environmental Quality Act of 1970 for
the reasons set forth in the attached Initial Study,
E Mitigation measures, if any. included in the project to avoid potentially
significant effects:
m4AA w. ~~
~uaK
Date:
J/ /1.1./'lf1
Date Posted:
Sigfature
I\~ t.ith
Title
File No. C.t1. f, ~-DI2:>
.
ENVIRONMENTAL CHECKLIST FORM
A.
BACKGROUND
1.
Name of Proponent
_"~~. H~ s. ~~
&J1vt
L;
2.
Address and Phone
//4 I q4~- &:,lr;b
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
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(Signaturel
-2-
.
FILE NO, ~.
ENVIRONMENTAL INFORMATION FORM
.tf\-o
A. Applicant's Name: 3. h. 1 St!,fN4 {fA ( RE~rAt{~1\J L
Address: C".l -:6/4 E. LivE-oAk ,4v!S
B. Property Address (Location): 0 co - ~ I bE. LI V E cb'/ k A Lo,
A,l'CAO/A c.A
C General Plan Designation: C -:L ~~
n Zone Classification: C - .}.. ~ c.o->-.~~~
E. Proposed Use (State exactly what use is intended for the property,
Le., type, activities, employment):
Re-S~.eANT
.
5 0.00 0 ti/
F.
G
Square Footage of Site: A pp R'o X
Square Footage of Existing Buildings:
1. To Remain: q S.3 9
r;tJ (1'11o~ #Cl. ~
2,
To Be Removed:
c;z5
.
R Square Footage of New Buildings: C;Z;
I. Square Footage of Buildings to be Used for:
1. Commercial Activities: 9 '>- 31 LjJ
2. Industrial Activities: c:;zf
3. Residential Activities: (Zf
Number of Units: ~ I ~
(?- ~ Re.er~)
Environmental Information Form
-1-
.
.
.
],
Describe the following:
1. The environmental setting of the project Si~ :__ i~__e:~sts" .... ()
T0 s~ .:; C-?~J1; Q '---V__m.c-~
shtf~0 N!~J .
2, The proposed alterations to the project site.
l.~
3. The use and development of the surrounding properties.
t~
Environmental Information Form
-2-
.
K
.
L.
M.
Date:
.
Check the appropriate answers to the following questions:
.fis. N2
1.
Will the proposed project result in a substantial
alteration of ground contours and/or alteration
of exiting drainage pattern?
>('
2.
Will the proposed project result in a change in
groundwater quality and/or quantity?
K
3,
Will the proposed project result in an increase in
noise, vibration, dust, dirt, smoke, fumes, odor or
solid waste?
K
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?
x
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,
New- d-O J (11
,
...<.....
of Applicant
Environmental Information Form
-3 -