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Home My WebLink About01-13-2025 Agenda Packet BUSINESS LICENSE REVIEW BOARD REGULAR MEETING AGENDA Tuesday, January 13, 2026, 7:00 PM Location: City Council Chambers, 240 W. Huntington Drive Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk at (626) 574-5455. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. 根据《美国残障人法案》，需要调整或提供便利设施才能参加会议的残障人士（包括辅助器材或服务）可与市书记官办公室联系（电话：(626) 574-5455）。请在会前 48 小时通知市书记官办公室，以便作出合理安排，确保顺利参加会议。 Pursuant to the City of Arcadia’s Language Access Services Policy, limited-English proficient speakers who require translation services in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City Clerk’s Office at (626) 574-5455 at least 72 hours prior to the meeting. 根据阿凯迪亚市的语言便利服务政策，英语能力有限并需要翻译服务才能参加会议的人可与市书记官办公室联系（电话：(626) 574- 5455），请求提供志愿或专业翻译服务，请至少在会前 72 小时提出请求。 CALL TO ORDER ROLL CALL: Domenico Tallerico, Chair Vincent Tsoi, Vice Chair David Arvizu, Board Member Angela Hui, Board Member Marilynne Wilander, Board Member SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS PUBLIC COMMENTS (5 minute time limit per person) Each speaker is limited to five (5) minutes per person, unless waived by the Board. Under the Brown Act, the Commission or Board Members are prohibited from discussing or taking action on any item not listed on the posted agenda. 1 PUBLIC HEARING None CONSENT CALENDAR All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Board, staff, or the public request that specific items be removed from the Consent Calendar for separate discussion and action. 1. Minutes of the December 9, 2025, Regular Meeting of the Business License Review Board Recommendation: Approve ADJOURNMENT The Business License Review Board will adjourn this meeting to a close. 2 Welcome to the Arcadia Business License Review Board Meeting! The Business License Review Board encourages public participation and invites you to share your views on City business. MEETINGS: Regular Meetings of the Business License Review Board are held on the second and fourth Tuesdays of each month at 7:00 p.m. in the City Council Chambers. A full Board agenda packet with all backup information is available at City Hall, the Arcadia Public Library, and on the City’s website at www.ArcadiaCA.gov. Copies of individual Agenda Reports are available via email upon request (Planning@ArcadiaCA.gov). Documents distributed to a majority of the Board after the posting of this agenda will be available for review at the Business License Office in City Hall, 240 W. Huntington Drive, Arcadia, California. CITIZEN PARTICIPATION: Your participation is welcomed and invited at all the Board meetings. Time is reserved at each regular meeting for those in the audience who wish to address the Board. The City requests that persons addressing the Board refrain from making personal, slanderous, profane, or disruptive remarks. When the Chair asks for those who wish to speak please come to the podium and state your name and address for the record. Please provide a copy of any written materials used in your address to the Board as well as a copy of any printed materials you wish to be distributed to the Board. MATTERS NOT ON THE AGENDA should be presented during the time designated as “PUBLIC COMMENTS.” In general, each speaker will be given (5) minutes to address the Board; however, the Chair, at his/her discretion, may shorten the speaking time limit to allow all speakers time to address the Board. By State law, the Board may not discuss or vote on items not on the agenda. The matter will automatically be referred to staff for appropriate action or response, or will be placed on the agenda of a future meeting. PUBLIC HEARINGS AND APPEALS are items scheduled for which public input is either required or desired. Separate and apart from an applicant or appellant (who may speak longer at the discretion of the Board), speakers shall be limited to (5) minutes per person. The Chair, at his/her discretion, may shorten the speaking time limit to allow all speakers to address the Board. The applicant or appellant may also be afforded an additional opportunity for rebuttal comments. AGENDA ITEMS: The Agenda contains the regular order of business of the Board. Items on the Agenda have generally been reviewed and investigated by the City Staff in advance of the meeting so that the Board can be fully informed about a matter before making its decision. 3 CONSENT CALENDAR: Items listed on the Consent Calendar are considered to be routine by the Board and may be acted upon by one motion. There will be no separate discussion on these items unless a member of the Board, Staff, or the public so requests. In this event, the item will be removed from the Consent Calendar and considered and acted on separately. DECORUM: While members of the public are free to level criticism of City policies and the action(s) or proposed action(s) of the Board or its members, members of the public may not engage in behavior that is disruptive to the orderly conduct of the proceedings, including, but not limited to, conduct that prevents other members of the audience from being heard when it is their opportunity to speak, or which prevents members of the audience from hearing or seeing the proceedings. Members of the public may not threaten any person with physical harm or act in a manner that may reasonably be interpreted as an imminent threat of physical harm. All persons attending the meeting are expected to adhere to the City’s policy barring harassment based upon a person’s race, religious creed, color, national origin, ancestry, physical handicap, medical condition, marital status, gender, sexual orientation, or age. The Chief of Police, or such member or members of the Police Department, may serve as the Sergeant-at-Arms of the Business License Review Board. The Sergeant-at-Arms shall carry out all orders and instructions given by the presiding official for the purpose of maintaining order and decorum at the meeting. Any person who violates the order and decorum of the meeting may be placed under arrest and such person may be prosecuted under the provisions of Penal Code Section 403 or applicable Arcadia Municipal Code section. 4 欢迎来到阿卡迪亚规划委员会会议！规划委员会鼓励公众参与并诚邀您分享对市政业务的看法。会议：规划委员会的例会于每月的第二个及第四个星期二下午七时在市议会会议厅举行。可在市政厅、阿卡迪亚公共图书馆 (Arcadia Public Library) 和市政网站 (www.ArcadiaCA.gov) 上查阅包含所有备份信息的完整的规划委员会议程包。个人议程报告的副本可通过电子邮件的方式 (Planning@ArcadiaCA.gov) 索取。本议程发布后，分发至大多数规划委员会的文件可在规划服务办公室 (地址：City Hall, 240 W. Huntington Drive, Arcadia, California) 查阅。公民参与：欢迎并邀请您参加规划委员会的所有会议。每次例会都为希望向规划委员会发表意见的听众预留时间。本市政要求向规划委员会发表意见的个人不得发表人身攻击、诽谤、亵渎或破坏性言论。当主持人邀请想要发言之人上台发言时，请说出自己的姓名和地址，以便记录。请向规划委员会提供您所在地址所使用的任何书面材料的副本，以及您希望分发给规划委员会的任何印刷材料的副本。未列入日程的事项应在“公众征求意见”所指定的时间提出。一般而言，每位发言者都将获得 (5) 分钟的时间来向规划委员会表达自己的意见；但是主持人可以酌情缩短发言时间，以便可以让所有发言者都可以向规划委员会表达自己的想法。根据州法律，规划委员会不得讨论或就议程外事项进行投票。此事项将自动提交至工作人员采取适当地行动或回应，或将列入今后会议的议程。公众听证会或上诉是需要或希望公众发表意见的计划项目。除了申请人或上诉人（规划委员会可酌情延长其发言时间）外，每位发言者的发言时间不得超过 (5) 分钟。市长可以酌情缩短发言时间，确保所有发言者都可以向市议会表达意见。申请人或上诉人也可获得额外的反驳意见机会。议程事项：该议程包括规划委员会的正常议事日程。市政工作人员一般会在会议前审查和调查议程内事项，以便规划委员会在作出决定前充分了解有关事项。获准日历：“获准日历”上所列事项被规划委员会视为例行公事，可通过一项动议采取行动。除非规划委员会成员、工作人员或公众要求，否则不会单独讨论这些事项。若出现这一情况，则该事项将从“获准日历” 中删除，并对其进行单独审议和行动。礼节：虽然公众可以自由地批评城市政策以及规划委员会或其成员的行动或拟议的行动，但公众不得采取破坏诉讼有序进行的行为，包括但不限于阻止其他听众在有机会发言时发表意见的行为，或阻止听众听到或看到诉讼进程。公众不得以人身伤害威胁任何人，或以可合理地解释为迫在眉睫的人身伤害威胁的方式行事。所有参加会议的人都应遵守本市的政策，禁止基于个人的种族、宗教信仰、肤色、国籍、血统、身体残疾、医疗状况、婚姻状况、性别、性取向或年龄而进行骚扰。警务处处长或警务处的此类成员可担任规划委员会会议的警卫官。警卫官应执行主持会议的官员为维持会议秩序和礼仪而发出的所有命令和指示。任何违反会议秩序和礼仪的人均可被逮捕，并可根据《刑法典》第403条或适用的《阿卡迪亚市政法典》相关部分的规定对其提起诉讼。 5 ARCADIA BUSINESS PERMIT & LICENSE REVIEW BOARD REGULAR MEETING MINUTES Tuesday, December 9, 2025 Any writings or documents provided to a majority of the Business License Permit and Review Board regarding any item on this agenda will be made available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California, during normal business hours. CALL TO ORDER Chair Tallerico called the meeting to order at 6:00 p.m. ROLL CALL PRESENT: Chair Tallerico, Vice-Chair Tsoi, Board Member Arvizu, Board Member Wilander ABSENT: Board Member Hui SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS There were none. PUBLIC COMMENTS (5 minute time limit per person) There were none. PUBLIC HEARING 1. RESOLUTION NO. 2179 - Recommending that the City Council approve Ordinance No. 2411 amending Article VI of the Arcadia Municipal Code regarding the Businesses, Professions, Trades, and Occupations (Business License) Code CEQA: Categorically Exempt Recommendation: Adopt Applicant: City of Arcadia MOTION - PUBLIC HEARING Deputy Development Services Director Lisa Flores introduced the item, provided some background on past efforts, and then turned the presentation over to Economic Development Manager Simon Vuong, who presented the staff report. Board Member Wilander asked if there are objections to the Business License’s decision. 6 2 12/9/2025 Mr. Vuong stated that there are no objections to the process itself; however, we have found that our existing appeal process is uncommon. While no appeal process is being proposed for the City Manager’s decision, the absence of an appeal has not caused issues in other cities. Board Member Arvizu asked about the qualifications of any potential City Manager designee and whether an Appellant might challenge those qualifications. Mr. Vuong responded that the City Manager would appoint a qualified designee and that credentialing has not been an issue with other hearing officers. Ms. Wilander commented that she was concerned about a lack of appeal to a City Manager’s decision, but noted any citizen has the right to speak at any City Council and that was essentially an additional form of appeal. City Attorney Kellan Martz indicated that most cities have streamlined their process similar to what this amendment is proposing. The public hearing was opened. There were no comments. As a result, Board Member Wilander made a motion to close the public hearing. Vice-Chair Tsoi seconded the motion. Without objection, the motion was approved. DISCUSSION The Board acknowledged that the approval of the proposed changes to the appeal process would result in the dissolution of the Business License Review Board. Vice-Chair Tsoi noted that the proposed appeal process is currently very common. Board Member Wilander acknowledged the improvement to the code and thanked the staff for their efforts. Board Member Arvizu noted the enormity of the project and thanked all the staff that were involved. Chair Tallerico expressed his appreciation for the hard work of staff. MOTION It was moved by Board Member Wilander, seconded by Board Member Arvizu to adopt Resolution No. 2179 recommending that the City Council approve Ordinance No. 2411 7 3 12/9/2025 amending Article VI of the Arcadia Municipal Code regarding the Businesses, Professions, Trades, and Occupations (Business License) Code. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Wilander NOES: None ABSENT: Hui ADJOURNMENT The Business License Permit and Review Board adjourned the meeting at 6:14 p.m. Chair Tallerico, Business License Review Board ATTEST: _______________________________________ Lisa L. Flores Secretary, Planning Commission 8 ARCADIA PLANNING COMMISSION REGULAR MEETING AGENDA Tuesday, January 13, 2026, 7:00 PM Location: City Council Chambers, 240 W. Huntington Drive Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk at (626) 574-5455. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. 根据《美国残障人法案》，需要调整或提供便利设施才能参加会议的残障人士（包括辅助器材或服务）可与市书记官办公室联系（电话：(626) 574-5455）。请在会前 48 小时通知市书记官办公室，以便作出合理安排，确保顺利参加会议。 Pursuant to the City of Arcadia’s Language Access Services Policy, limited-English proficient speakers who require translation services in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City Clerk’s Office at (626) 574-5455 at least 72 hours prior to the meeting. 根据阿凯迪亚市的语言便利服务政策，英语能力有限并需要翻译服务才能参加会议的人可与市书记官办公室联系（电话：(626) 574- 5455），请求提供志愿或专业翻译服务，请至少在会前 72 小时提出请求。 CALL TO ORDER ROLL CALL: Domenico Tallerico, Chair Vincent Tsoi, Vice Chair David Arvizu, Commissioner Angela Hui, Commissioner Marilynne Wilander, Commissioner SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS PUBLIC COMMENTS (5 minute time limit per person) Each speaker is limited to five (5) minutes per person, unless waived by the Planning Commission. Under the Brown Act, the Commission or Board Members are prohibited from discussing or taking action on any item not listed on the posted agenda. 9 PUBLIC HEARING All interested persons are invited to appear at a public hearing and to provide evidence or testimony concerning any of the proposed items set forth below for consideration. Separate and apart from the applicant (who may speak longer at the discretion of the Commission) speakers shall be limited to five (5) minutes per person. The applicant may additionally submit rebuttal comments, at the discretion of the Commission. You are hereby advised that should you desire to legally challenge in court or in an administrative proceeding any action taken by the City Council regarding any public hearing item, you may be limited to raising only those issues and objections you or someone else raised at the public hearing or in written correspondence delivered to the City Council at, or prior to, the public hearing. 1. Resolution No. 2184– Approve a one-year time extension request for the Derby Mixed-Use Project located at 233 and 301 East Huntington Drive CEQA: Not a Project Recommendation: Approve Applicant: Dustin Nicolarsen There is a ten day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, January 26, 2026. 2. Resolution No. 2185– Approve a one-year time extension request to preserve a legal nonconforming restaurant/bakery use with a drive-through service window at the former Goldstein's Bagel Bakery, located at 408-412 N. Santa Anita Avenue CEQA: Not a Project Recommendation: Approve Applicant: Daniel Ross There is a ten day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, January 26, 2026. CONSENT CALENDAR All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Commission, staff, or the public request that specific items be removed from the Consent Calendar for separate discussion and action. 10 3. Minutes of the December 9, 2025, Regular Meeting of the Planning Commission Recommendation: Approve MATTERS FROM CITY COUNCIL LIAISON MATTERS FROM PLANNING COMMISSIONERS MATTERS FROM ASSISTANT CITY ATTORNEY MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS ADJOURNMENT The Planning Commission will adjourn this meeting to Tuesday, January 27, 2026, at 7:00 p.m. 11 Welcome to the Arcadia Planning Commission Meeting! The Planning Commission encourages public participation and invites you to share your views on City business. MEETINGS: Regular Meetings of the Planning Commission are held on the second and fourth Tuesdays of each month at 7:00 p.m. in the City Council Chambers. A full Planning Commission agenda packet with all backup information is available at City Hall, the Arcadia Public Library, and on the City’s website at www.ArcadiaCA.gov. Copies of individual Agenda Reports are available via email upon request (Planning@ArcadiaCA.gov). Documents distributed to a majority of the Planning Commission after the posting of this agenda will be available for review at the Planning Services Office in City Hall, 240 W. Huntington Drive, Arcadia, California. CITIZEN PARTICIPATION: Your participation is welcomed and invited at all Planning Commission meetings. Time is reserved at each regular meeting for those in the audience who wish to address the Planning Commission. The City requests that persons addressing the Planning Commission refrain from making personal, slanderous, profane, or disruptive remarks. When the Chair asks for those who wish to speak please come to the podium and state your name and address for the record. Please provide a copy of any written materials used in your address to the Planning Commission as well as a copy of any printed materials you wish to be distributed to the Planning Commission. MATTERS NOT ON THE AGENDA should be presented during the time designated as “PUBLIC COMMENTS.” In general, each speaker will be given (5) minutes to address the Planning Commission; however, the Chair, at his/her discretion, may shorten the speaking time limit to allow all speakers time to address the Planning Commission. By State law, the Planning Commission may not discuss or vote on items not on the agenda. The matter will automatically be referred to staff for appropriate action or response, or will be placed on the agenda of a future meeting. PUBLIC HEARINGS AND APPEALS are items scheduled for which public input is either required or desired. Separate and apart from an applicant or appellant (who may speak longer at the discretion of the Planning Commission), speakers shall be limited to (5) minutes per person. The Chair, at his/her discretion, may shorten the speaking time limit to allow all speakers to address the Planning Commission. The applicant or appellant may also be afforded an additional opportunity for rebuttal comments. AGENDA ITEMS: The Agenda contains the regular order of business of the Planning Commission. Items on the Agenda have generally been reviewed and investigated by the City 12 Staff in advance of the meeting so that the Planning Commission can be fully informed about a matter before making its decision. CONSENT CALENDAR: Items listed on the Consent Calendar are considered to be routine by the Planning Commission and may be acted upon by one motion. There will be no separate discussion on these items unless a member of the Planning Commission, Staff, or the public so requests. In this event, the item will be removed from the Consent Calendar and considered and acted on separately. DECORUM: While members of the public are free to level criticism of City policies and the action(s) or proposed action(s) of the Planning Commission or its members, members of the public may not engage in behavior that is disruptive to the orderly conduct of the proceedings, including, but not limited to, conduct that prevents other members of the audience from being heard when it is their opportunity to speak, or which prevents members of the audience from hearing or seeing the proceedings. Members of the public may not threaten any person with physical harm or act in a manner that may reasonably be interpreted as an imminent threat of physical harm. All persons attending the meeting are expected to adhere to the City’s policy barring harassment based upon a person’s race, religious creed, color, national origin, ancestry, physical handicap, medical condition, marital status, gender, sexual orientation, or age. The Chief of Police, or such member or members of the Police Department, may serve as the Sergeant-at-Arms of the Planning Commission meeting. The Sergeant-at-Arms shall carry out all orders and instructions given by the presiding official for the purpose of maintaining order and decorum at the meeting. Any person who violates the order and decorum of the meeting may be placed under arrest and such person may be prosecuted under the provisions of Penal Code Section 403 or applicable Arcadia Municipal Code section. 13 欢迎来到阿卡迪亚规划委员会会议！规划委员会鼓励公众参与并诚邀您分享对市政业务的看法。会议：规划委员会的例会于每月的第二个及第四个星期二下午七时在市议会会议厅举行。可在市政厅、阿卡迪亚公共图书馆 (Arcadia Public Library) 和市政网站 (www.ArcadiaCA.gov) 上查阅包含所有备份信息的完整的规划委员会议程包。个人议程报告的副本可通过电子邮件的方式 (Planning@ArcadiaCA.gov) 索取。本议程发布后，分发至大多数规划委员会的文件可在规划服务办公室 (地址：City Hall, 240 W. Huntington Drive, Arcadia, California) 查阅。公民参与：欢迎并邀请您参加规划委员会的所有会议。每次例会都为希望向规划委员会发表意见的听众预留时间。本市政要求向规划委员会发表意见的个人不得发表人身攻击、诽谤、亵渎或破坏性言论。当主持人邀请想要发言之人上台发言时，请说出自己的姓名和地址，以便记录。请向规划委员会提供您所在地址所使用的任何书面材料的副本，以及您希望分发给规划委员会的任何印刷材料的副本。未列入日程的事项应在“公众征求意见”所指定的时间提出。一般而言，每位发言者都将获得 (5) 分钟的时间来向规划委员会表达自己的意见；但是主持人可以酌情缩短发言时间，以便可以让所有发言者都可以向规划委员会表达自己的想法。根据州法律，规划委员会不得讨论或就议程外事项进行投票。此事项将自动提交至工作人员采取适当地行动或回应，或将列入今后会议的议程。公众听证会或上诉是需要或希望公众发表意见的计划项目。除了申请人或上诉人（规划委员会可酌情延长其发言时间）外，每位发言者的发言时间不得超过 (5) 分钟。市长可以酌情缩短发言时间，确保所有发言者都可以向市议会表达意见。申请人或上诉人也可获得额外的反驳意见机会。议程事项：该议程包括规划委员会的正常议事日程。市政工作人员一般会在会议前审查和调查议程内事项，以便规划委员会在作出决定前充分了解有关事项。获准日历：“获准日历”上所列事项被规划委员会视为例行公事，可通过一项动议采取行动。除非规划委员会成员、工作人员或公众要求，否则不会单独讨论这些事项。若出现这一情况，则该事项将从“获准日历” 中删除，并对其进行单独审议和行动。礼节：虽然公众可以自由地批评城市政策以及规划委员会或其成员的行动或拟议的行动，但公众不得采取破坏诉讼有序进行的行为，包括但不限于阻止其他听众在有机会发言时发表意见的行为，或阻止听众听到或看到诉讼进程。公众不得以人身伤害威胁任何人，或以可合理地解释为迫在眉睫的人身伤害威胁的方式行事。所有参加会议的人都应遵守本市的政策，禁止基于个人的种族、宗教信仰、肤色、国籍、血统、身体残疾、医疗状况、婚姻状况、性别、性取向或年龄而进行骚扰。警务处处长或警务处的此类成员可担任规划委员会会议的警卫官。警卫官应执行主持会议的官员为维持会议秩序和礼仪而发出的所有命令和指示。任何违反会议秩序和礼仪的人均可被逮捕，并可根据《刑法典》第403条或适用的《阿卡迪亚市政法典》相关部分的规定对其提起诉讼。 14 STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT DATE: January 13, 2026 TO: Honorable Chairperson and Planning Commission FROM: Lisa L. Flores, Interim Development Services Director By: Fiona Graham, Planning Services Manager SUBJECT: APPROVE A SUBSEQUENT ONE-YEAR TIME EXTENSION REQUEST FOR THE DERBY MIXED-USE PROJECT LOCATED AT 233 AND 301 EAST HUNTINGTON DRIVE CEQA: Not A Project Recommendation: Approve SUMMARY The Applicant and Property Owner, Dustin Nicolarsen, is requesting approval of a one-year time extension (EXT 25-04) to Minor Use Permit No. MUP 22-02 and Architectural Design Review No. ADR 22-06 with a Density Bonus, and a Lot Line Adjustment, for the approved The Derby Mixed-Use Project located at 233 and 301 East Huntington Drive (“Project”). The Project was originally approved by the City Council on December 19, 2023. The Project previously had a one (1) year extension approved administratively by Staff on December 9, 2024 which extended the expiration date to January 16, 2026. It is recommended that Planning Commission adopt Resolution No. 2184 (refer to Attachment No. 1) approving the subsequent one (1) year extension. BACKGROUND On December 19, 2023, the City Council approved Minor Use Permit No. MUP 22-02 and Architectural Design Review No. ADR 22-06, with a Density Bonus and Lot Line Adjustment, to allow construction of a six-story mixed-use development known as The Derby Mixed-Use Project at 233 and 301 East Huntington Drive. 15 EXT 25-04 – The Derby Mixed Use Project January 13, 2026 Page 2 of 6 2 As part of the original approvals, the Project included a Zone Change from General Commercial (C-G) to Downtown Mixed Use (DMU), application of the H-7 Special Height Overlay, and a corresponding amendment to the General Plan land use designation from Commercial to Downtown Mixed Use. The second reading of the ordinance for the Zone Change occurred on January 16, 2024, after which the Project entitlements went into effect. The Project’s original approval carried an expiration date of January 16, 2025. On November 12, 2024, the Applicant requested a one-year time extension, which was administratively approved by staff on December 9, 2024, pursuant to Section 9108.11.090(D) of the Development Code, extending the approvals through January 16, 2026 (refer to Attachment No. 3). On December 4, 2025, the Applicant submitted a request for a subsequent one-year time extension. This request requires Planning Commission review and approval pursuant to Section 9108.11.090(F) of the Development Code (refer to Attachment No. 2). DISCUSSION Since approval of the Project, the Applicant has remained actively engaged with City staff regarding implementation of the approved entitlements, demonstrating a continued good-faith intent to proceed with development. However, due to unforeseen circumstances, the Property Owner and Applicant, Mr. Nicolarsen—who also owns and operates The Derby restaurant—has been required to secure a new development partner. In addition, changes in construction costs, financing conditions, and broader development-industry factors have affected the Project’s timing and feasibility within the original approval period. Collectively, these circumstances have resulted in the need to evaluate potential changes to the approved Project. Additional time is necessary to review and consider any such changes and to ensure that the existing entitlements remain active. Any future modifications to the Project would be subject to separate review and approval and are not part of this Extension Request. Approval of the requested extension would not authorize any expansion, intensification, or modification of the approved Project. All conditions of approval 16 EXT 25-04 – The Derby Mixed Use Project January 13, 2026 Page 3 of 6 3 and mitigation measures associated with the original entitlements would remain in full force and effect (Refer to Attachment No. 4 for City Council Resolution No. 7532 approving the Project). Since the original approval, surrounding properties have been rezoned from C-G to DMU. This change is consistent with the approved Project and does not change the overall development context. In addition, no changes to State law, the City’s Development Code, or the General Plan have occurred that would prevent the Project from being supported today. For these reasons, the requested extension is consistent with the intent of the Development Code and would provide the Applicant a reasonable opportunity to proceed with development of the approved Project or to pursue future amendments through a separate process, as appropriate. FINDINGS Section 9108.11.090(F) of the Arcadia Development Code requires that the Planning Commission may approve an extension to an approval if all the following findings can be made: 1. There have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based. Facts to support finding: There have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based. The Project was originally approved with a change in zoning designation from General Commercial (C-G) to Downtown Mixed Use (DMU), the application of the H-7 Special Height Overlay, and a corresponding amendment to the General Plan land use designation from Commercial to Downtown Mixed Use. These approvals remain in effect and have not been modified. Although the zoning of surrounding properties has subsequently been changed from C-G to DMU, this change is consistent with the City’s adopted Housing Element and does not alter the regulatory basis of the original approval. No amendments to the General Plan, Zoning Code, or applicable State law have occurred that would invalidate or 17 EXT 25-04 – The Derby Mixed Use Project January 13, 2026 Page 4 of 6 4 undermine the original findings. Accordingly, there have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based. 2. Appropriate evidence has been provided by the applicant to document that: a. A good faith intent to exercise the permit or approval has been demonstrated; and b. The extension is required due to an unusual hardship that was not the result of personal action(s) undertaken by the applicant. Facts to support finding: The Applicant and Property Owner has diligently pursued development of the Project and has remained in regular contact with City staff regarding Project implementation, demonstrating a continued good faith intent to exercise the approved entitlements. The request for a time extension is necessitated by changes in construction costs and conditions within the development industry that have created challenges to Project timing. These circumstances are beyond the Applicant’s control and are not the result of personal actions undertaken by the Applicant. Accordingly, the evidence supports approval of the requested extension. ENVIRONMENTAL ANALYSIS The requested extension is not a project pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) (Common Sense Exemption). The extension does not result in any physical changes to the environment and does not alter the environmental findings previously adopted in the Environmental Impact Report for the Project. No further CEQA review is required. Refer to Attachment No. 5 for the environmental assessment. PUBLIC COMMENTS/NOTICE A public hearing notice was mailed to property owners within 300 feet of the property and posted at the City Clerk’s Office, City Council Chambers, at the Arcadia Library, and on the City’s Planning website on December 30, 2025. As of January 8, 2026, no public comments have been received regarding the request. 18 EXT 25-04 – The Derby Mixed Use Project January 13, 2026 Page 5 of 6 5 RECOMMENDATION Staff recommends that the Planning Commission approve EXT 25-04, allowing a one- year time extension to Minor Use Permit No. MUP 22-02 and Architectural Design Review No. ADR 22-06, with a Density Bonus and Lot Line Adjustment, for the Derby Mixed-Use Project located at 233 and 301 East Huntington Drive, as detailed in Resolution No. 2184 (Attachment No. 1). If the Project is not carried out within the extension period, the approvals shall expire in accordance with the Development Code. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve a one (1) year time extension to The Derby Mixed Use Project, the Commission should approve a motion approving the extension, find that the extension is exempt from the California Environmental Quality Act (CEQA), and that it is consistent with the findings. Denial If the Planning Commission intends to deny the one (1) year time extension to The Derby Mixed Use Project, the Commission should approve a motion to deny an extension and state the reason for not granting an extension. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the January 13, 2026, Planning Commission Meeting, please contact Planning Services Manager, Fiona Graham at (626) 574-5442, or by email at fgraham@ArcadiaCA.gov. Approved: Fiona Graham On behalf of 19 EXT 25-04 – The Derby Mixed Use Project January 13, 2026 Page 6 of 6 6 Lisa L. Flores Interim Development Services Director Attachment No. 1: Resolution No. 2184 Attachment No. 2: Extension Request Letter from Applicant/Property Owner Attachment No. 3: Resolution No. 7532 Attachment No. 4: Administrative approval of EXT 24-04 (December 9, 2024) Attachment No. 4: Preliminary Exemption Assessment 20 Attachment No. 1 Attachment No. 1 Resolution No. 2184 21 1 RESOLUTION NO. 2184 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING A ONE-YEAR TIME EXTENSION TO THE DERBY MIXED USE PROJECT LOCATED AT 233 AND 301 EAST HUNTINGTON DRIVE WHEREAS, on December 19, 2023, the City Council approved Minor Use Permit No. MUP 22-02 and Architectural Design Review No. ADR 22-06 with a Density Bonus and a Lot Line Adjustment to construct a six-story mixed-use development at 233 & 301 E. Huntington Drive known as “The Derby Mixed-Use Project” (“Project”); and WHEREAS, the Project had an original expiration date of January 16, 2025, and the Applicant and Property Owner, Dustin Nicolarsen, requested a one-year extension on November 12, 2024. The extension request was administratively approved by Staff on December 9, 2024 pursuant to Section 9108.11.090(D) of the Development Code; and WHEREAS, Mr. Nicolarsen submitted a request to extend the Project approval for a subsequent one-year term on December 4, 2025; and WHEREAS, on December 23, 2025, Development Services staff completed an environmental assessment for the requested extension in accordance with the California Environmental Quality Act (“CEQA”) and determined that the extension to the Project will not change the environmental findings that were previously adopted in the Environmental Impact Report, and thus, no further CEQA review is required as 22 2 an extension is not a project pursuant to Section 15061(b)(3) of the CEQA Guidelines; and WHEREAS, on January 13, 2026, a duly noticed public hearing was held before the Planning Commission on said extension request, 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, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: SECTION 1. The factual data submitted by the Development Services Department in the staff report dated January 13, 2026, are true and correct. SECTION 2. This Commission finds that based upon the entire record, pursuant to Section 9108.11.090(F) of the Arcadia Development Code, all of the following findings can be made. 1. There have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based; and FACT: There have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based. The Project was originally approved with a change in zoning designation from General Commercial (C-G) to Downtown Mixed Use (DMU), the application of the H-7 Special Height Overlay, and a corresponding amendment to the General Plan land use 23 3 designation from Commercial to Downtown Mixed Use. These approvals remain in effect and have not been modified. Although the zoning of surrounding properties has subsequently been changed from C-G to DMU, this change is consistent with the City’s adopted Housing Element and does not alter the regulatory basis of the original approval. No amendments to the General Plan, Zoning Code, or applicable State law have occurred that would invalidate or undermine the original findings. Accordingly, there have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based. 2. Appropriate evidence has been provided by the applicant to document that: a. A good faith intent to exercise the permit or approval has been demonstrated; and b. The extension is required due to an unusual hardship that was not the result of personal action(s) undertaken by the applicant. FACT: The Applicant and Property Owner has diligently pursued development of the Project and has remained in regular contact with City staff regarding Project implementation, demonstrating a continued good faith intent to exercise the approved entitlements. The request for a time extension is necessitated by changes in construction costs and conditions within the development industry that have created challenges to Project timing. These circumstances are beyond the Applicant’s 24 4 control and are not the result of personal actions undertaken by the Applicant. Accordingly, the evidence supports approval of the requested extension. SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), no further CEQA review is required as an extension is not a project pursuant to Section 15061(b)(3) of the CEQA Guidelines. SECTION 4. For the foregoing reasons the Planning Commission approves a subsequent one-year time extension (EXT 25-04) to Minor Use Permit No. MUP 22-02 and Architectural Design Review No. ADR 22-06 with a Density Bonus and a Lot Line Adjustment to construct a six-story mixed-use development at 233 & 301 E. Huntington Drive. SECTION 5. The Secretary shall certify to the adoption of this Resolution. [SIGNATURES ON THE NEXT PAGE] 25 5 Passed, approved and adopted this 13th day of January, 2026 ______________________________ Domenico Tallerico Chair, Planning Commission ATTEST: __________________________ Lisa L. Flores Secretary APPROVED AS TO FORM: __________________________ Michael J. Maurer City Attorney 26 Attachment No. 2 Attachment No. 2 Extension Request Letter from Applicant/Property Owner 27 28 Attachment No. 3 Attachment No. 3 City Council Resolution No. 7532 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 Attachment No. 4 Attachment No. 4 Administrative Approval of EXT 24-04 (December 9, 2024) 61 12/9/2024 12/19/20245.30 p.m. 1/16/2026 24-0004 62 Attachment No. 5 Attachment No. 5 Preliminary Exemption Form 63 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: APPROVE A SUBSEQUENT ONE-YEAR TIME EXTENSION REQUEST FOR THE DERBY MIXED-USE PROJECT LOCATED AT 233 AND 301 EAST HUNTINGTON DRIVE 2. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 233 & 301 E. Huntington Drive 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Dustin Nicolarsen (2) Address 233 E. Huntington Drive 4. Staff Determination: The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. The proposed action does not constitute a project under CEQA. b. The project is a Ministerial Project. c. The project is an Emergency Project. d. The project constitutes a feasibility or planning study. e. The project is categorically exempt. Applicable Exemption Class: f. The project is statutorily exempt. Applicable Exemption: g. The project is otherwise exempt on the following basis: 15061(b)(3) – Common Sense Exemption h. The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: December 23, 2025 Staff: Fiona Graham, Planning Services Manager 64 STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT DATE: January 13, 2026 TO: Honorable Chairperson and Planning Commission FROM: Lisa L. Flores, Interim Development Services Director Fiona Graham, Planning Services Manager By: Simon Vuong, Economic Development Manager SUBJECT: APPROVE A ONE-YEAR TIME EXTENSION REQUEST TO PRESERVE A LEGAL NONCONFORMING RESTAURANT/BAKERY USE WITH A DRIVE- THROUGH SERVICE WINDOW AT THE FORMER GOLDSTEIN’S BAGEL BAKERY, LOCATED AT 408-412 N SANTA ANITA AVENUE CEQA: Not A Project Recommendation: Approve SUMMARY The Applicant and Property Owner, Daniel Ross on behalf of Towne Group, LLC, is requesting approval of a one-year time extension (EXT 25-05) of Conditional Use Permit No. CUP 94-004 to preserve a legal nonconforming restaurant/bakery use with a drive-through service window for the former Goldstein’s Bagel Bakery, located at 408–412 North Santa Anita Avenue. It is recommended that Planning Commission adopt Resolution No. 2185 (refer to Attachment No. 1) approving the one (1) year extension. BACKGROUND The subject property is developed with a commercial building formerly occupied by Goldstein’s Bagel Bakery. The restaurant/bakery use with a drive-through service window was legally established under Conditional Use Permit No. CUP 94-004, which was approved by the Planning Commission on March 8, 1994. Refer to Attachment No. 4 for a copy of the March 8, 1994 Planning Commission Staff Report and Resolution No. 1511. 65 EXT 25-05 January 13, 2026 Page 2 of 7 2 At that time the property was zoned C-2 (Commercial), however the zoning subsequently changed to Downtown Mixed Use (DMU) which does not allow drive- through uses. As such, the restaurant/bakery use with a drive-through service window is considered legal nonconforming. Under the Development Code, legal nonconforming uses or structures may continue, provided they are not discontinued for more than one year. If discontinued, the nonconforming status may be lost unless a time extension is granted by the approving authority, in this case, the Planning Commission. Goldstein’s Bagel Bakery ceased operations beginning September 2024 and the property has remained vacant since. In recognition of the Applicant’s ongoing efforts to identify a tenant for the property, and to facilitate the formal extension process, the City granted a one-time 60-day administrative extension on September 17, 2025 extending the CUP expiration to November 18, 2025 (refer to Attachment No. 3). This temporary extension was provided to preserve the existing entitlement for two-months while the Applicant prepared and submitted a formal request for a one-year time extension. Refer to Attachment No. 2 for a copy of the Applicant’s extension request. DISCUSSION The business license for Goldstein’s Bagel Bakery was closed on September 19, 2024. Pursuant to the Development Code, the legal nonconforming use rights remained in effect for 12 months from that date, meaning a new business could have occupied the site subject to Conditional Use Permit No. CUP 94-004. Economic Development staff has worked closely with the property owner’s broker for more than 18 months to secure a viable, high-quality tenant for the site. These efforts have included reviewing business proposals and letters of interest, discussing applicable business license and entitlement requirements, identifying site constraints and operational challenges, and exploring alternative redevelopment or reuse scenarios. Despite these efforts, additional time has been needed due to the site’s location, surrounding land use considerations, and broader economic uncertainty that has slowed brick-and-mortar business expansion. The Applicant is now requesting a one-year extension to preserve the existing legal nonconforming restaurant/bakery use with a drive-through service window while 66 EXT 25-05 January 13, 2026 Page 3 of 7 3 continuing to look for potential future tenants or to consider redevelopment options for the site. Approval of the requested extension would not authorize any expansion, intensification, or modification of the nonconforming drive-through feature; rather, it would allow the continued existence of the existing entitlement for an additional one-year period, until September 19, 2026. Granting the requested extension would support the City’s Economic Development goals by maintaining the site’s flexibility and attractiveness to prospective tenants. Preserving the existing restaurant/bakery with a drive-through service window is particularly relevant in the current economic environment, as many quality businesses seek drive-through-enabled buildings due to changing consumer behavior, operational efficiency, reduced labor demands, and increased resilience during periods of economic uncertainty. The drive-through window is an existing physical feature of the building, and any future tenant would be expected to operate in a manner that preserves the existing nonconformity rather than expanding or changing the use. For these reasons, the requested one-year extension would allow continued efforts to secure an appropriate tenant or potential redevelopment of the property while maintaining consistency with the intent of the Development Code and the City’s broader economic development objectives. FINDINGS Section 9108.11.090(F) of the Development Code requires that for a Time Extension to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. There have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based. Facts to Support This Finding: There have been no changes in circumstances or law that would preclude the Planning Commission from making the findings upon which the original approval was based. Although the site’s zoning has changed from C-2 (Commercial) to DMU (Downtown Mixed Use), and applicable development standards have also changed since the original approval of Conditional Use Permit No. CUP 94-004, the approved bakery/restaurant use 67 EXT 25-05 January 13, 2026 Page 4 of 7 4 with a drive-through service window remains consistent with the findings made for the original approval. The requested extension does not authorize a new use, expansion, or intensification of the originally approved operations, but instead seeks to preserve the existing entitlement consistent with its prior approval. The fundamental conditions and assumptions upon which the original findings were based remain substantially unchanged. The physical characteristics of the site, including its size, configuration, access, and circulation, continue to be adequate to accommodate the approved use as originally evaluated. The surrounding land use context has not changed in a manner that would render the use incompatible with adjacent properties or detrimental to the public health, safety, or welfare. Further, no changes in State or local law have occurred that would prohibit the continuation of the approved use. The bakery/restaurant with a drive-through service window has historically operated at the site without creating adverse impacts related to traffic, parking, circulation, or environmental effects that would undermine the basis for the original approval. Accordingly, despite changes to the zone since 1994, there have been no changes in applicable law, policy, or factual circumstances that would preclude the Planning Commission from making the same findings today as for the originally approved Conditional Use Permit No. CUP 94-004. 2. Appropriate evidence has been provided by the applicant to document that: a. A good faith intent to exercise the permit or approval has been demonstrated; and b. The extension is required due to an unusual hardship that was not the result of personal action(s) undertaken by the applicant. Facts to Support These Findings: Since the site became vacant in approximately September 2024, the property owner has demonstrated a good faith intent to exercise the approval by actively and continuously pursuing re- tenanting of the site. The City’s Economic Development Division has worked closely with the property owner and its representatives throughout this period to identify and secure a viable, high-quality tenant who would continue to use the property, including the drive-through service window. Over the past 18 months, the owner has diligently evaluated multiple potential tenants, including reviewing business proposals and letters of interest, discussing applicable business license and entitlement requirements, 68 EXT 25-05 January 13, 2026 Page 5 of 7 5 addressing site constraints and operational challenges associated with the existing location being on a busy road, and exploring alternative feasible uses for the property. These efforts reflect ongoing, affirmative actions to implement the approval rather than abandonment or delay. Despite these efforts, the ability to exercise the approval within the original time frame has been impeded by circumstances beyond the applicant’s control, including the site’s location, surrounding land use constraints, and broader economic uncertainty affecting the commercial leasing market. These factors have limited the pool of suitable tenants and extended the timeframe necessary to secure an appropriate business for the site. As a result, additional time is required to allow the applicant to exercise the approval, and the extension request is not attributable to personal action or inaction by the applicant. ENVIRONMENTAL ANALYSIS The requested extension is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption), as it involves an extension to an approved Conditional Use Permit within an existing structure with no expansion or change in use. Refer to Attachment No. 5 for the Preliminary Exemption Assessment. PUBLIC COMMENTS/NOTICE A public hearing notice for this item was posted at the City Clerk’s Office, City Council Chambers, at the Arcadia Library, and on the City’s Planning website. The notice was also sent out by mail to property owners within 300 ft of the property. As of January 7, 2025, no public comments have been received regarding the request. RECOMMENDATION Staff recommends that the Planning Commission approve EXT 25-05, allowing a one- year time extension to Conditional Use Permit No. CUP 94-004 to preserve the legal nonconforming restaurant/bakery use with a drive-through service window at the former Goldstein’s Bagel Bakery located at 408–412 North Santa Anita Avenue. 69 EXT 25-05 January 13, 2026 Page 6 of 7 6 If the restaurant/bakery use with the drive-through service window is not reactivated within the extension period, the legal nonconforming status shall expire in accordance with the Development Code and the drive-through use will no longer be allowed to operate. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve a one (1) year time extension to Conditional Use Permit No. CUP 94-004, the Commission should approve a motion approving the extension, find that the extension is exempt from the California Environmental Quality Act (CEQA), and that it is consistent with the findings. Denial If the Planning Commission intends to deny the one (1) year time extension to Conditional Use Permit No. CUP 94-004, the Commission should approve a motion to deny an extension and state the reason for not granting an extension. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the January 13, 2026, Planning Commission Meeting, please contact Economic Development Manager, Simon Vuong at (626) 574- 5409, or by email at svuong@ArcadiaCA.gov. Approved: Fiona Graham On behalf of Lisa L. Flores Interim Development Services Director Attachment No. 1: Resolution No. 2185 Attachment No. 2: Extension Request Letter from Applicant/Property Owner (November 11, 2025) Attachment No. 3: Letter from City Extension for Nonconforming Drive-Through Letter (September 17, 2025) 70 EXT 25-05 January 13, 2026 Page 7 of 7 7 Attachment No. 4: CUP 94-004 and Resolution No. 1511 (Goldstein's Bagel Bakery) Attachment No. 5: Preliminary Exemption Assessment 71 Attachment No. 1 Resolution No. 2185 72 1 RESOLUTION NO. 2185 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING A ONE-YEAR TIME EXTENSION TO PRESERVE A LEGAL NONCONFORMING DRIVE-THROUGH SERVICE WINDOW FOR A FORMER RESTAURANT, GOLDSTEIN’S BAGEL BAKERY, LOCATED AT 408-412 N. SANTA ANITA AVENUE WHEREAS, on March 22, 1994, the Planning Commission approved Conditional Use Permit No. CUP 94-004 to allow a bakery/restaurant use with a drive-through service window, known as Goldstein’s Bagel Bakery, located at 408–412 N. Santa Anita Avenue; and WHEREAS, Goldstein’s Bagel Bakery operated at the site pursuant to CUP 94- 004 until approximately September 2024, at which time the business ceased operations and the property became vacant; and WHEREAS, since the site became vacant, representatives for the property owner have actively worked with the City’s Economic Development Division to secure an appropriate tenant to occupy the existing building; and WHEREAS, the bakery/restaurant use with a drive-through service window constitutes a legal nonconforming use that was scheduled to expire on September 17, 2025, and the City granted a one-time, 60-day extension to allow the property owner to submit a formal Extension Request pursuant to Division 8 of the Development Code; and 73 2 WHEREAS, on November 14, 2025, a formal Extension Request (EXT 25-05) was filed by Danny Ross on behalf of the property owner, Shirley Rosenberg, requesting a one-year extension of Conditional Use Permit No. CUP 94-004 in order to preserve the existing drive-through service window; and WHEREAS, on December 23, 2025, Development Services staff completed an environmental assessment for the requested extension in accordance with the California Environmental Quality Act (“CEQA”) and determined that the extension to the Conditional Use Permit will not change the environmental findings that were previously adopted in the Initial Study/Negative Declaration, and thus, no further CEQA review is required as an extension is not a project pursuant to Section 15061(b)(3) of the CEQA Guidelines; and WHEREAS, on January 13, 2026, a duly noticed public hearing was held before the Planning Commission on said extension request, 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, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS: SECTION 1. The factual data submitted by the Development Services Department in the staff report dated January 13, 2026, are true and correct. 74 3 SECTION 2. This Commission finds that based upon the entire record, pursuant to Section 9108.11.090(F) of the Arcadia Development Code, all of the following findings can be made. 1. There have been no changes in circumstances or law that would preclude the Review Authority from making the findings upon which the original approval was based; and There have been no changes in circumstances or law that would preclude the Planning Commission from making the findings upon which the original approval was based. Although the site’s zoning has changed from C-2 (Commercial) to DMU (Downtown Mixed Use), and applicable development standards have also changed since the original approval of Conditional Use Permit No. CUP 94-004, the approved bakery/restaurant use with a drive-through service window remains consistent with the findings made for the original approval. The requested extension does not authorize a new use, expansion, or intensification of the originally approved operations, but instead seeks to preserve the existing entitlement consistent with its prior approval. The fundamental conditions and assumptions upon which the original findings were based remain substantially unchanged. The physical characteristics of the site, including its size, configuration, access, and circulation, continue to be adequate to accommodate the approved use as originally evaluated. The surrounding land use context has not changed in a manner that would render the use 75 4 incompatible with adjacent properties or detrimental to the public health, safety, or welfare. Further, no changes in State or local law have occurred that would prohibit the continuation of the approved use. The bakery/restaurant with a drive-through service window has historically operated at the site without creating adverse impacts related to traffic, parking, circulation, or environmental effects that would undermine the basis for the original approval. Accordingly, despite changes to the zone since 1994, there have been no changes in applicable law, policy, or factual circumstances that would preclude the Planning Commission from making the same findings today as for the originally approved Conditional Use Permit No. CUP 94-004. 2. Appropriate evidence has been provided by the applicant to document that: a. A good faith intent to exercise the permit or approval has been demonstrated; and b. The extension is required due to an unusual hardship that was not the result of personal action(s) undertaken by the applicant. FACT: Since the site became vacant in approximately September 2024, the property owner has demonstrated a good faith intent to exercise the approval by actively and continuously pursuing re-tenanting of the site. The City’s Economic Development Division has worked closely with the property owner and its representatives throughout this period to identify and secure a viable, high-quality 76 5 tenant who would continue to use the property, including the drive-through service window. Over the past 18 months, the owner has diligently evaluated multiple potential tenants, including reviewing business proposals and letters of interest, discussing applicable business license and entitlement requirements, addressing site constraints and operational challenges associated with the existing location being on a busy road, and exploring alternative feasible uses for the property. These efforts reflect ongoing, affirmative actions to implement the approval rather than abandonment or delay. Despite these efforts, the ability to exercise the approval within the original time frame has been impeded by circumstances beyond the applicant’s control, including the site’s location, surrounding land use constraints, and broader economic uncertainty affecting the commercial leasing market. These factors have limited the pool of suitable tenants and extended the timeframe necessary to secure an appropriate business for the site. As a result, additional time is required to allow the applicant to exercise the approval, and the extension request is not attributable to personal action or inaction by the applicant. SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), no further CEQA review is required as an extension is not a project pursuant to Section 15061(b)(3) of the CEQA Guidelines. 77 6 SECTION 4. For the foregoing reasons the Planning Commission approves a one-year time extension (EXT 25-05) to Conditional Use Permit No. CUP 94-004 to preserve the existing legal nonconforming bakery/restaurant use with a drive- through service window, located at 408-412 N Santa Anita Avenue. SECTION 5. The Secretary shall certify to the adoption of this Resolution. [SIGNATURES ON THE NEXT PAGE] 78 7 Passed, approved and adopted this 13th day of January, 2026 _____________________________ Domenico Tallerico Chair, Planning Commission ATTEST: __________________________ Lisa L. Flores Secretary APPROVED AS TO FORM: ___________________________ Michael J. Maurer City Attorney 79 Attachment No. 2 Extension Request Letter from Applicant/Property Owner (November 11, 2025) 80 81 Attachment No. 3 Letter from City Extension for Nonconforming Drive-Through Letter (September 17, 2025) 82 DEVELOPMENT SERVICES DEPARTMENT ArcadiaCA.gov | 240 West Huntington Drive, Arcadia, CA 91007 | (626) 574- 5415 September 17, 2025 Jodi Shoemake Founding Principal Lee & Associates 1055 East Colorado Boulevard, Suite 330 Pasadena, CA 91106 jshoemake@lee-associates.com Towne Group LLC Property Owner of 408-412 N Santa Anita Ave, Arcadia, CA 91006 c/o Danny Ross, Darren Ross 10341 Vanalden Avenue Northridge, CA 91326 danny@pinnacleestate.com darren@magiccastlehotel.com SUBJECT: Extension of Nonconforming Drive-Through Use in Downtown Mixed Use (DMU) Zone SITE ADDRESS: 408-412 N Santa Anita Avenue, Arcadia Dear Ms. Shoemake: The City of Arcadia has received your request to extend the nonconforming drive-through use at 408-412 N Santa Anita Avenue. For background information, a Conditional Use Permit (CUP 94-004) was granted on March 8, 1994, to Goldstein’s Bagel Bakery and Restaurant, for the operation of a bagel bakery and restaurant over 1,500 sq ft with a drive- through service window. This permit also included approvals of various other modifications related to parking and signage, along with a list of conditions of approval that must be complied with. Since Goldstein’s Bagel Bakery closed its business on September 19, 2024, the site has remained vacant. During that time, we have been actively collaborating with you to secure 83 viable tenant(s) for the site. Several proposals and businesses have expressed interest, however, the common theme amongst them is the desire to retain the existing drive- through use. The site is currently zoned Downtown Mixed-Use (DMU), which per Section 9102.05.020, Table 2-10 Land Use Regulations and Allowable Uses in Downtown Zones, does not permit drive-through or drive-up facilities. As a result, the current drive-through facility is classified as a legal nonconforming use. If this use is discontinued for more than 12 months following the business license expiration date, the CUP will expire on September 19, 2025. This letter grants a 60-day extension beyond the initial 12-month period to preserve the drive-through use, extending the deadline from September 19, 2025, to November 18, 2025. This extension is being provided since a significant amount of time and resources have been invested in securing a quality tenant for the property, and considering the location has a number of site challenges that still need to be resolved, additional time is warranted for prospective tenants to complete their due diligence. To preserve the drive- through use beyond this extended deadline, the property owner must submit an Extension application (attached) associated with the existing CUP. This application must be submitted to the City no later than November 18, 2025. If a complete application is not received by that date, the legal nonconforming drive-through use will expire. The extension may be granted if the Applicant can show that a good faith effort has been demonstrated. This request will be subject to review by the Planning Commission since they were the Authority that reviewed the original CUP. Public noticing is required pursuant to Development Code Section 9108.13, Public Notices and Hearings. A radius map and mailing list covering a 300-foot radius must be submitted, along with one set of mailing labels. These items must be saved on a flash drive in digital format. Each lot on the map must be consecutively numbered to correspond with the property owner’s list, the radius map, and the Excel spreadsheet. The Excel spreadsheet must include the following columns, in this exact order: 1. Assessor’s Parcel Number (APN) 2. Property Owner’s Name 3. Mailing Address 4. City, State, and Zip Code The names and addresses of current property owners may be obtained from the Los Angeles County Assessor’s Office, or you may choose to have a radius mapping company prepare the list on your behalf. 84 For any questions or assistance regarding this extension, please contact Simon Vuong, Economic Development Manager, at (626) 574-5409 or svuong@arcadiaca.gov. Sincerely, DEVELOPMENT SERVICES DEPARTMENT Jason Kruckeberg Assistant City Manager/Development Services Director Enclosed: Extension Request Application c: Simon Vuong, Economic Development Manager Lisa Flores, Deputy Director of Development Services Fiona Graham, Planning Services Manager 85 Attachment No. 4 CUP 94-004 and Resolution No. 1511 (Goldstein's Bagel Bakery) 86 RESOLUTION NO. 1511 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, GRANTING CONDmONAL USE PERMIT 94-004 FOR A BAGEL BAKERY AND RESTAURANT WITH A DRIVE"THROUGH SERVICE WINDOW AT 412 NORm SANTA ANITA A VENUE, WHEREAS, on January 31, 1994, a Conditional Use Permit application was filed by Robert Friedman for a "Goldstein's" bagel bakery and restaurant with a drive-through service window, Planning Division Case No. c.u.P. 94-004, on property commonly known as 412 North Santa Anita Avenue, more particularly described as follows: Lots 2 and 3, Block 82, of the Arcadia Santa Anita Tract, in the City of Arcadia, County of Los Angeles, State of California, as filed in Map Book 15, Pages 89 - 90 in the Office of the Los Angeles County Recorder, WHEREAS, a public hearing was held on March 8, 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. 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, loading, landscaping and other features are adequate to adjust said use with the land and uses in the neighborhood. 1-1511 87 4. That there will be adequate on~site parking to accommodate the proposed use because during the peak hours of business i.e., from 7:00 a.m. to 9:00 a.m., the majority of the business would be drive-through service and take-out. 5. That if there are current on-street parking and traffic circulation problems, such problems should be addressed as separate issues; therefore, staff shall forward the following advisory recommendations to the City Council: 1) consider imposing a time limit on the street parking along La Porte Street and Santa Anita Avenue; and 2) close the existing median opening in the vicinity of the proposed Goldstein's" bagel bakery and restaurant at 412 North Santa Anita Avenue 6. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. 7. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. 8. That the use applied for will not have a substantial adverse impact on the environment. Section 3. That for the foregoing reasons this Commission grants a Conditional Use Permit for a "Goldstein's" bagel bakery and restaurant with a drive- through service window subject to the following conditions: 1. Conditions as set forth below from the Department of Public Works shall be complied with to the satisfaction of the Director of Public Works. 1) The applicant shall provide, through the Department of Public Works, a "Right Turn Only" restriction on the westbound alley traffic at Santa Anita Avenue, and a "No Parking" restriction (red curb) shall be placed across the property frontage on Santa Anita Avenue. 2) The applicant shall comply to the additional traffic and circulation conditiol1s of approval proposed by the Arcadia Police Department and adopted by the Arcadia Planning Commission. 3) Obtain a permit for all work performed in the Public right-of-way. 4) Remove and reconstruct 25 feet of existing A.C. alley pavement from Santa Anita Avenue easterly, to the satisfaction of the City Engineer. The structural section shall consist of a 1 inch surface A.c., on a 2 1/2 inch base A.c., upon a 4 inch aggregate base. Contact the Department of Public Works for type of A.c. 5) Reconstruction of the existing off-site improvements or reconstruction or regrading of existing on-site parking or drive areas will require additional review of finalized construction drawings by the Engineering Division. 2-1511 88 6) Installation of a sand/grease interceptor, if required, shall conform to the requirements of the Los Angeles County Sanitation District and the Arcadia Building Division. 7) Replace the A.C. pavement in the alley if it is damaged during construction. Limits of removal shall be subject to approval of the public works inspector. 8) Remove and replace deficient or damaged curb, gutter, sidewalk and/or pavement to the satisfaction of the City Engineer. 9) Arrange for underground utility service and dedicate easements to utility companies. 10) All survey monuments, center line ties and survey reference points shall be protected in place or re-established where disturbed. This work will be the responsibility of the permittee and . shall be at the permittee's expense. 11) Public Works Inspector shali be contacted at (818) 574-5490, at least 24 hours prior to construction of off-site improvements. All Public Works improvements shall be completed to the satisfaction of the Director of Public Works prior to final acceptance by Building and Safety Division and prior to occupancy. 2. That the center divider along Santa .Anita Avenue shall be posted with a No Left Turn" sign to prohibit the southbound traffic on Santa Anita Avenue from turning into the public alley. This condition shall be complied with to the satisfaction of the Arcadia Police Department. 3. That fire protection shall be provided to the satisfaction of the Arcadia Fire Department. 4. Conditions as set forth below from the Water Division shall be provided to the satisfaction of the Water Manager. 1) Water requirements for fire protection shall be determined by the Arcadia Fire Department. 2) A Water Meter Clearance Application shall be submitted to ensure proper meter / service sizing. 3) New water service shall conform to the Uniform Plumbing Code and must be installed by the Arcadia Water Division upon request and payment of fees by the developer. 4) Backflow protection for all landscape irrigation and fire protection services shall be provided to the satisfaction of the Water Division. 5) No water service lateral, meter or flush out shall be permitted in any driveway. 3-1511 89 5. That a modification be granted for 19 on-site parking spaces in lieu of 45 spaces required, and that this approval shall not constitute an approval for the general reduction in parking for the site. That this parking modification shall only be for the use approved by c.u.P. 94-004 (a bagel bakery/restaurant). 6. That the following sign modifications are granted for the proposed business: A. A rear wall sign would be provided in lieu of the requirement that no wall sign shall be located within 100 feet of a residential zone (Sec. 9262.4.4.B.). B. To permit a proposed free-standing sign to be within a 10'-0" special setback along Santa Anita Avenue (Sec. 9320.65.15 - 60'-0" from the center-line of Santa Anita), C To permit the free-standing sign to provide a vertical clearance of 14'- 4" over the drive-through lane in lieu of a require clearance of 15'-0" (Sec. 9262.4.6,E.). 7. That the ,seating for the patrons shall not exceed a total of 12 interior tables with 24 seats and 7 outdoor tables with 14 seats. 8. That C.U.P. 94-004 shall not take effect'until the owner and applicant have executed a form available at the Planning Division indicating awareness and acceptance of the conditions of approval. 9. Noncompliance with the provisions and conditions of this Conditional Use Permit shall constitute grounds for its immediate suspension or revocation, 10. That the Planning Commission shall reserve jurisdiction, and will hold a hearing 3 months after the issuance of the Certificate of Occupancy to review all related parking and traffic circulation issues; and that the Commission retains jurisdiction to impose such conditions that the Commission feels are appropriate, based on the evidence presented at the hearing. 11, That a sign containing alternative transportation information to encourage rldesharing, carpools, etc., shall be posted in a location where the greatest number of employees are likely to see it. Section 4. The decision, findings and conditions contained in this Resolution reflect the Commission's action of March 8, 1994 and the following vote: A YES: Commissioners Daggett, Hedlund, Huang, Kovacic, Clark NOES: None ABSENT: None 4-1511 90 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 22nd day of March, 1994 by the following vote: AYES: NOES: ABSENT: ATTEST: Commissioners Daggett, Hedlund, Huang, Kovacic, Clark None None ecretary, Pia ing Commission City of Arcadia Ch irman, Planning Commission City of Arcadia 5-1511 91 MARCH 8, 1994 TO:ARCADIA CITY PLANNING COMMISSION PLANNING DIVISION CORKRAN W. NICHOLSON, SENIOR PLANNER CASE NO.: C.U.P.94-004 FROM: SUMMARY The applicant, Robert Friedman, is requesting a conditional use permit for a Goldstein's" bagel bakery and restaurant at 412 North Santa Anita Avenue. The Planning Division is recommending approval of the applicanfs request subject to the conditions set forth in this staff report. GENERAL INFORMATION APPLICANT: Robert Friedman (Architect for the project) LOCATION: 412 North Santa Anita Avenue REQUEST: A conditional use permit for a "Goldstein's" bagel bakery and restaurant, which also requires the approval of the following modifications: A. 19 on-site parking spaces would be provided in lieu of 45 spaces required (Section 9269.5.). B. A rear wall sign would be provided in lieu of the requirement that no wall sign shall be located within 100 feet of a residential zone Sec. 9262.4.4.B,), C. To permit a proposed free-standing sign to be within a 10'-0" special setback along Santa Anita Avenue (Sec, 9320.65.15 - 60'-0" from the center-line of Santa Anita). D. To permit the free-standing sign to provide a vertical clearance of 14'-4" over the drive-through lane in lieu of a require clearance of 15'-0" (Sec. 9262.4.6.E,). LOT AREA: 15,713.34 sq.ft. (.36 acres) 92 FRONTAGE: 103.65 feet along Santa Anita Avenue EXISTING LAND USE & ZONING: The subject site is within the Arcadia Redevelopment Agency's area, and is currently developed with a vacant 4,000 sq.ft., commercial building and a parking lot; zoned C-2. SURROUNDING LAND USE & ZONING: North South: East: West: In-N-Out; zoned C-2 Office building; zoned C-2 Mixed light industrial uses; zoned M-l Fasching's car wash facility; zoned C-2 GENERAL PLAN DESIGNATION: The subject site is designated as Commercial. BACKGROUND INFORMATION On January 18, 1994, the Arcadia Redevelopment Agency reviewed and approved the applicanfs design proposal for the subject bakery and restaurant, The purpose of the required Agency's review is as follows: 1. To give the Agency the opportunity to determine if new private projects are in conflict with any Agency projects which are being considered or developed in the same area. 2. To provide the opportunity to incorporate the private project with the Agency project and/or to eliminate or to mitigate any conflicts at the earliest stage of the design process, 3. To afford the Agency an opportunity to review the preliminary architectural plans of private projects to insure that these projects are not out of character with the area as to be a hindrance to future development. The Agency's action does not supersede the City's building or zoning regulations. Such regulations must be complied with unless modified in accordance with the procedures set forth in the Arcadia Municipal Code; therefore, only the proposed architectural treatment of the building (including the new signs) was approved by the Agency. c.U.P.94-004 March 8,1994 Page 2 93 PROPOSAL The applicant is requesting a conditional use permit for a "Goldstein's" bagel bakery and restaurant with a drive-through service window, as .shown on the submitted site plan. The building, which was previously occupied by a dry cleaning establishment, would be remodeled to provide a bakery and restaurant service arrangement. A maximum of 12 tables with 24 seats are proposed inside the building, and a new outdoor patio area (450 sq.ft.) would provide for an additional 7 tables with 24 seats. Exterior improvements will significantly alter and enhance the appearance of the building. A small portion of the building will be removed and replaced with landscaping and parking. The projecting mansard roof will also be removed. The building will be sandblasted and painted an off-white color, with a grey stucco accent cornice around the entire building. Incorporated within this cornice will be two neon bands. Additional raised grey stucco accent trim around window and door openings is proposed along the entire Santa Anita frontage. This stucco trim will also be extended (i.e., wrapped around the corners of the building) onto the north and east elevations. The applicant is also proposing to install a rear entrance doorway, burgundy awnings over window and door openings, goose neck lamp fixtures to the wall in the outdoor patio area and a blue glazed ceramic title wainscot along the bottom edge of the primary window areas ( see the attached building elevations). The existing driveway that extends along the front and south side of the building will remain and be used for access to the proposed drive-through service window. Landscaping In addition to the site's existing landscape planter along Santa Anita Avenue, landscape planters will be added along the public alley to buffer a proposed stamped concrete pedestrian walkway. Parking and traffic circulation The site currently has 13 on-site parking spaces with no handicapped parking. This proposal will provide 19 on-site parking spaces, which includes a handicapped space, in lieu of 45 spaces required for the proposed restaurant use (i.e., 10 space per 1,000 sq.ft., of gross floor area @ 4,000 sq.ft., plus the outdoor patio area @ 450 sq.ft.). The Public Works Department is recommending that the applicant provide, through thf? Public Works Department, a "Right Turn Only" restriction on the C.U.P.94-004 March 8, 1994 Page 3 94 westbound alley traffic at Santa Anita Avenue. Also, a "No Parking" restriction (i.e., a red curb) shall be placed across the property frontage on Santa Anita Avenue. In addition, the Arcadia Police Department has reviewed this proposal and is recommending that the center divider along Santa Anita Avenue be posted with a No Left Turn" sign to prohibit the southbound traffic on Santa Anita Avenue from turning into the public alley; and that the site's parking lot exit onto the public alley also be posted with a "No Left Turn" sign. The posted signs will help to mitigate any potential traffic congestion at the intersection of the alley and Santa Anita Avenue. Signs The proposed plans also detail open channel letter signs with neon lighting on the building's east and west elevation as well as a 25'-0" tall illuminated Plexiglass pole sign within the site's landscape planter along Santa Anita Avenue. The signs were reviewed by the Public Works Department and the Arcadia Redevelopment Agency. Neither had any opposition to the location of the signs or to the related modifications. MISCELLANEOUS INFORMATION The applicant has advised staff that the hours of operation would be Monday through Sunday 7:00 a.m. to 7:00 p,m., and that the peak hours of business would be from 7:00 a.m. to 9:00 a.m. Also, there would be a total of 5 employees. ANALYSIS A bagel bakery/restaurant is a permitted use in the C-2zone with an approved conditional use permit. Based upon the applicant's proposal it is staffs opinion that the on-site parking would be adequate because during the peak hours of business i.e., from 7:00 a.m. to 9:00 a.m., the majority of the business would be drive-through service and take-out. However, staff feels that the applicant's drive-through service should only be in operation during the morning hours from 7:00 a.m. to 10:00 a,m. This would mitigate potential problems with the traffic that is currently generated by the neighboring "In-N-Out" drive-through business, which opens at 10:30 a.m, CEOA Pursuant to the provIsions of the California Environmental Quality Act, the Planning Division has prepared an initial study for the prop05ed 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 C.u.P.94-004 March 8, 1994 Page 4 95 historical or aesthetic significance. When considering the record as a whole, there is no evidence that the proposed project will have any potential for an adverse effect on wildlife resources. Therefore, a Negative Declaration has been prepared for this project. RECOMMENDATION The Planning Division recommends approval of Conditional Use Permit 94-004 subject to the following conditions: 1. Conditions as outlined in the attached report from the Department of Public Works shall be complied with to the satisfaction of the Director of Public Works. 2. That the following conditions shall be complied with to the satisfaction of the Arcadia Police Department: A. The center divider along Santa Anita Avenue shall be posted with a No Left Turn" sign to prohibit the southbound traffic on Santa Anita Avenue from turning into the public alley. B. The site's parking lot exit onto the public alley shall also be posted with a ''No Left Turn" sign to prohibit westbound traffic from the parking lot. 3. That'fire protection shall be provided to the satisfaction of the Arcadia Fire Departmen t. 4. The following conditions as submitted by the Water Division shall be complied with to the satisfaction of the Water Manager: A. Water requirements for fire protection shall be determined by the Arcadia Fire Department. B. A Water Meter Clearance Application shall be submitted in to ensure proper meter / service sizing. C New water service shall conform to the Uniform Plumbing Code and must be installed by the Arcadia Water Division upon request and payment of fees by the developer. D. Backflow protection for all landscape irrigation and fire protection services shall be provided to the satisfaction of the Water Division. c.u.p, 94-004 March 8, 1994 Page 5 96 E. No water service lateral, meter or flush out shall be permitted in any driveway. 5. That a modification be granted for 19 on-site parking spaces in lieu of 45 spaces required, and that this approval shall not constitute an approval for the general reduction in parking for the site. That this parking modification shall only be for the use approved by C.u.P. 94-004 (a bagel bakery/restaurant). 6. That the following sign modifications are granted for the proposed business: A. A rear wall sign would be provided in lieu of the requirement that no wall sign shall be located within 100 feet of a residential zone (Sec. 9262.4.4.B.). B. To permit a proposed free-standing sign to be within a 10'-0" special setback along Santa Anita Avenue (Sec. 9320.65.15 - 60'-0" from the center-line of Santa Anita). C To permit the free-standing sign to provide a vertical clearance of 14'-4" over the drive-through lane in lieu of a require clearance of 15'-0" (Sec. 9262.4.6.E.). 7. That the seating for the patrons shall not exceed a total of 12 interior tables with 24 seats and 7 outdoor tables with 14 seats. 8. That the drive-through service window shall only be in operation during the morning hours from 7:00 a.m. to 10:00 a.m. 9. That C.U.P. 94-004 shalL not take effect until the owner and applicant have executed a form available at the Planning Division indicating awareness and acceptance of the conditions of approval. 10. Noncompliance with the provisions and conditions of this Conditional Use Permit shall constitute grounds for 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 C.u.P, 94-004 March 8, 1994 Page 6 97 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. C.U.P.94-004 March 8, 1994 Page 7 98 memotanJum Date: Februarv 22. 1994 TO:Planning Department Joseph R. Lopez, Director of Public workjfFROM: SU8JECT: CUP #94-004 - Review of Plans for 412N. Santa Anita Avenue (Proposed Goldstein's Bagel Bakery Shop) In response to your memorandum, the items which this department has concern or special knowledge of are listed below: 1. The existing parkway width is 5 feet on Santa Anita Avenue. A public alley, 20 feet wide, abuts the north side of the site. 2. 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 to CSD's system. Th~s department has reviewed the subject CUP and recommends the following conditions of approval: 1.There are no conditions of approval encroachment into any special setback along Avenue. imposed by Santa Anita 2. Traffic volume will be increased on Santa Anita Avenue and in the public alley adjacent to the site. The applicant shall provide, through the City PUblic Works Department, RIGHT TURN ONLY restriction on westbound alley traffic at Santa Anita Avenue, and NO PARKING restriction (red curb) across the property frontage on Santa Anita Avenue. The applicant shall comply to' additional traffic and circulation conditions of approval proposed by the Arcadia Police Department and adopted by the Arcadia Planning commission. 3. Obtain permit for all work performed in PUblic right-of- way. 99 HI'" 4. Remove and reconstruct 25 feet of existing A. C. alley pavement from Santa Anita Avenue easterly, to the satisfaction of the City Engineer. Structural section shall be 1 inch surface A.C. on 2~ inch base A.C. on 4 inches aggregate base. Contact Public Works Department for type of A.C. 5. Reconstruction of existing off-site improvements or reconstruction or regrading of existing on-site parking or drive areas will require additional review of finalized construction drawings by the Engineering Division. 6. Installation of a sand/grease interceptor, if required, shall conform to the requirements of the Los Angeles county Sanitation District and the Arcadia Building Division. 7.Replace AC pavement construction. Limits approval of the public in the alley of removal shall works inspector. damaged dur ing be subject to 8. Remove and replace def icient or damaged curb, gutter, sidewalk and/or pavement to satisfaction of the City Engineer. 9. Arrange for underground utility service and dedicate easements to utility companies. 10.All survey monuments, centerline ties and reference points shall be protected in place established where disturbed. This work will responsibility of the permittee and shall be permittee's expense. survey or re- be the at the 11. Public Works Inspector shall be contacted at (818) 574- 5490, at least 24 hours prior to construction of off-site improvements. All Public Works improvements shall be completed to the satisfaction of Director of Public Works prior to final acceptance by Building and Safety Division and prior to occupancy. The above items are to be complied with to the satisfaction of the Director of Public Works in accordance with the applicable provisions of the Arcadia Municipal Code. JRL:DAS:ds 100 310.01 COLOiA,1)O 11 1':1C\. . '.' c-r , e. 17- '21 948 C.z. OF G t:,"'''' I-"" o I'JL'IO. 50- . 5" 117 (U..~ so50 J 50 _.50 L ~Li r i'1!.V 50 i'/4j i'Q.J 50 50 S LA PORTE i 5l~ 7." ll USE AND ZONING C.U.P.94-004 412 N. SANTA ANITA AVE.Dosie: 1.-1 00' 101 I IQ I~ I In . u ~ , ll : 8. " i~ ~ iJp I. Ii i II I t:U) fa u 1 aa I I S~ ~ ~ BA G E L BA K E R Y 41 2 N . S- Al l i t a A f t D U C r 102 J L-lL - . . J. . . . . . - lL - . . J L- P' ~ 11 . VI C I N I T Y MA P ' 1 CM N C - 1I ' r. l UW K ' , I 00 , 00 0 0 0.00 FL O O R PL A N t 11 I I; ; t nr . I" ff - J_ _ _ _ l' ~ ~ J A J .1 Ii . = r~ J J- 0. ' - ~ J. - a @ SI T E PL A N II I Di t 8m ti l l Ui i ! ' I I II ~ J; ~ Ih tl f l t iP . ip s z s Po 9 11 0 2 103 rJ J' ~ . , - . . . . . . 11 : I Ih m c IJ I U' ll O I sh J' I! ul r ~ IP , J! 11 CI )z 0 ii l 3 OO U l S T B I H . B. II A O B L l L U D Y Sf l i c : m ~ A SI a I f DE r A I l . a. - - . . . - WE S f EL E V A T I O N fl ' . WI " " " tu C I L ~ , + LD B T E I N : S B~ ! ! I!L BA K E R Y ' : " ; i , . , : ; . . . . Io t ~ . . " e- 1~ = . : ' - . < 1. ~ ~ . ' , t I " ~ ~ / _ . , ; ' 1.( . 3' < . ' \ i - - rq / " , ' . . , . . : " r . " , , ~ . . ~ L' " " - . C. . , _ : ' : ~ ' - ' : . . . , : _ . - : . EA S T EL E V A T I O N t I i 104 r . or : I 1 [ DR J V e mR U U 1 " , - - . , . . . . . . . . . . : . . . i tP - . , . . . - - . . . . . . . . . . . . . . . w. . _ . J' . . . . . . r_ ' . . . NO R T H EL E V A T I O N ' O~ " : " - : - ~ : i A" ~ ~ A' Io e p . M' Ii l A : Jf - 4" . . . . . . . - . _ . ' - . QI I 4 o o 1 \ W" " " ~ q. 0: > - JI l / ' ~ " ' " ' [ 0' ~ ~ ~ r- - " " . . . . . " , oS _ SO U T H EL E V A T I O N 11 : I Ii i m IU u · ll O I k~ If I. e II I 4 I 105 File No. b.U. P. q4~()t).t/ CALIFORNIA ENVIRONMENTAL QUALITY Acr A. B.4/1J.. J;;fJ, ~~ A{". ArwLilL, ~-A. Location of project: c Name of applicant or sponsor: ~ n Finding: This project wiu have no significant effect upon the environment within the meaning of the California Environmental Quality Act of 1970 for the reasons set forth in the attached Initial Study. E. Mitigation measures, if any, included in the project to avoid potentially significant effects: Date:fIt /1+crrW.lJr~ s0;~iAr PldMwf Title Date Posted: 106 File No. C. U. P. ~4- cx;4 ENVIRONMENTAL CHECKLIST FORM 1. Name of Proponent R.\w.t filli MtM /11 A.BACKGROUND 2. Address and Phone Number of Proponent ~>> ~. a~. i ~rrtl. 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Oll' nqllln t~ J.vdopat:l\t 04 n_ ollre.. ot .n.t9fT 1~\~~:3' to:!.~~ tZ:.~::~':; ~"1I1t I:l.t,L1'U_l~1 u...,...'l-u.... It> ..II. t~11_- 1n" ~UhU", t. POWlr or lI.t\II'at '1111 b. ':OIlft\U\U:-tUOftt .)'It_U c. ofU.,., I. hwlU' or ..,tiC tlt/Ur e. -Stom....t.r IlrlJ,n".' r. S"hd....le &IId:!hpc..n n. ~::~~"r:~tll, ",II die ,tepoul et..uollor till" l1e.al'lll...rd Ct. oUlltU,1 ,...lu lI.urll ludlldl", lIlIlIUll'luhhll b. tltf"Cl'llt. 01 peoPl. to ilGtftual lIuhll hu.tIS., Date tit /~1- I / I'd a L y 2L Anttl.U.u. Will th. ,l'OpOul tI",lt 1/\ tll. oQnrllcUon 01 .IlY .e-tnIO l.lt or vl_ O~", to th. ,Wollc. or will tl'l' ,~"I nelllt In tile ere.uon ot.n ...tJlUI_c.l1y ott.lI.l.... Ilt. optn to publlo vlIV' bcrt.noft. Ihll tll. ,ropo.d rln1t I.II.n UII..Ct IlpOft tII. qlHUtr or q-1I111Uty of nuunllf rtCl'IUlOfl'~ Qpport~lUtl'" l'd'I'OlO'UCd~IHItOrlC.t. MlU tn. propot.l rt'll C I.n III . t.rtt1on of u',MHo.nc .rdteo1otlc.l or UcoJ!led Uti. .eructllt" '3bJ'~ OJ! buUdlnllfl t~ n;~1:c~ f n:~:,,~; c::C~Utl co ltI,uoie tb. IIJlIdlty 01 th,' .nvlrCl~nt. t:~t~tUri;:oi~:: e~::, 1'I::~:t. 0: 1:1'1 I~~~~;;~nr:llt::~(:. t~ h~:r:~:" 1Ulln.tI.phntot.nl",tl~1ty. rldvc,th.nllllCl.tOrr..tr1c_Ctll'rtn9' car . rat. or .n4o\lIq.red pl.nc or .nll11.11 or .Ih.in.c. l/llPOttlllt '"Ulpl.. cat tlIl ll\II)or P.,lOd. ot e.hloml. hUtory OJ! ,reMltoryl o. Do.. Ch. pro)l'(It II...... t1'l. pocl'ftU.l to .cru,VI .norvt..... to tn. oiu.oiv.nta,. of lonllf.t.... 'll'lIJ!~ntll 9Olll'P (A not1:.t.~ illlPlct Oil the .1I..,lrOMltnt i.1'Onl vl'lleh OClNU 1ft. 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C I rind thn .1thoUCh t!l1 Sir'opo..d p<<tjKt coyld h.VI . 1qnUl.clt/\ I".et on' tbl 'nvl...~t. th.... ..,n IUIt II,n1flo.nt IU.R 1n \h1. 1l,,1 "'1l..1 tn. IUti,.U.oll vr.. d'lcrll1e4 en an ,tt.Ch.d .h..t lI...... 1I..n .dd.d. "0 U1. P").Ot, ""!G.II.1'IY:! OteUAATtCII WII.1. U PUPoUlD. a t l1l\d till ft'opottd pro,." IVI'I "... . I1tn1Uc.nt .ttle't 011 t'" 1IlI..,"_lIt. .tld IIlI INVtIlOQllll1'AIo nCl'AC'I' UPOJrf II uqv1nd.. CnL~ 1!J.11J..Y~ Signature) 2-108 ENVIRONMENTAL CHECKLIST FORM C.U.P. 94-004. GOLDSTEIN'S BAGEL BAKERY AND RESTAURANT 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of the area? The subject property is developed With a commercial building and a related parking lot. The site is zoned C-2 and is shown on the general plan as commerdal. The proposed bagel bakery and restaurant is a change in land use; however, the proposal is consistent With both the General Plan designation and the Zoning. 13a. Will the proposal result in a generation of substantial additional vehicular movement? Currently there is no traffic to the site because the existing building is vacant. The Public Works Department has reviewed this proposal and has determined that traffic volume Will be increased on Santa Anita Avenue and in the public alley which is adjacent to the site. Therefore, to mitigate potential traffic problems the Public Works Department is recommending that the applicant provide, through the Public Works Department, a "Right Turn Only" restriction on the westbound alley traffic at Santa Anita A venue, and a "No Parking" restriction (Le., a red curb) across the property frontage on Santa Anita Avenue. In addition, the Arcadia Police Department is recommending that the center divider along Santa Anita Avenue be posted With a "No Left Turn" sign to prohibit the southbound traffic on Santa Anita Avenue from turning into the public alley; and that the Site's parking lot exit onto the public alley also be posted With a"No Left Turn" sign. The posted signs would hopefully mitigate any potential traffic congestion at the interBection of the alley and Santa Anita Avenue. I3b. Effects on existing parking facilities or demand for new parking? The spplicant is requesting a modification to provide 19 on-site parking spaces in lieu of 45 spaces required for the proposed. use. Based upon the applicanfs proposal it is staffs opinion that the on-site parking would be adequate because during the peak hOurs of business i.e., from 7:00 a.m. to 9:00 a.m., the majority of the business would be drive-through service and take-out. 13f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? As a result of any inaease in the traffic in this area, there is a potential of traffic problems to vehicles, bicycles and/or pedestrians. The applicant is proposing to provide a rear public entrance from the parking area and a pedestrian walkway to the front entrance to mitigate any potential traffic hazards to pedestrians. Also, staff feels that the applicanfs drive-through service should only be in operation during the morning hours from 7:00 a.m. to 10:00 a.m. This would mitigate potential problems With the traffic that is. currently generated by the neighboring ''In-N..()ut'' drive-through business, which opens at 10:30 a.m. 109 If, A. C D. FILE NO. ~/)()J./- e~IRONMENT AL INFORMA nON FORM B. Applicant's Name: 't2o~ ~<\..I\lIto",,^A-N Address: ?~ Ii:., (Y\OIN<O'c:...'1~ p,u~.. # \'l.. S,.sU't.tI.A ~Q~ c..~ l 0..4- Property Address (Location): ~ 1"Z. tv. S~('a ~ 11"4 General Plan Designation: Zone Classification: E.Proposed Use (State exactly what use is intended for the property, Le., type. activities, employment): f2.'ll ''lrl\ N c:. ~ ' ,-OI1'.I"G.tD ~ ~~0lC~ At ~ ~F 1?~""1(,(\."1 cSi coOS. l:A pA1) i) C;; ~i j 1\.'1 Go F=o tz... It. AS e:.~Gs(.,- ~~ J IV~ ~ta It. Fo^- Environmental Information Form 1 - 110 1. Describe the following: 1.The environmental setting of the project site as it exists. MM~("_I~\"" 00.:::. ~ c. ~ tv -, U \.- tllW'- , A.~'~ tQA~ ~ AVON CD Tb cS>~ IJ~~ \' 2. The proposed alterations to the project site. f2..c.MOOs:::.,- F,jlooC.AO~ .6.11.ll':> '~lofL ~ P ('\.0 \J lOr.:=:. F'o t"-- tp 1\.\ \I A. . -r ~(1.\l ~~V I u:c:. 3. The use and development of the surrounding properties. 1oo'\N\~....l'w\ c.~ - N 0 C"\.~ - \=,..1: 1" ~&Qn O"F~I CAt. Ea....'!" - I ""'Oul-p'UM.. V~s.1" - ~ -M"""ff.n.~loCk-/C::Arh""~ Environmental Information Form 2- 111 K Check the appropriate answers to the following questions: L. M. Date: Yes ~ 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?v 3.Will the proposed project result in an increase in noise, vibration, dust, dirt, smoke, fumes, odor or solid waste? 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? 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. I/'i+ Environmental Information Form 3- 112 Attachment No. 5 Preliminary Exemption Assessment 113 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: APPROVE A ONE-YEAR TIME EXTENSION REQUEST TO PRESERVE A LEGAL NONCONFORMING RESTAURANT/BAKERY USE WITH A DRIVE-THROUGH SERVICE WINDOW AT THE FORMER GOLDSTEIN’S BAGEL BAKERY, LOCATED AT 408-412 N SANTA ANITA AVENUE 2. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 408-412 N Santa Anita Avenue – The business is located between E Colorado Blvd and La Porte St 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Danny Ross, Darren Ross, Vikki Flam (2) Address 10341 Vanalden Avenue, Los Angeles, CA, 91326 4. Staff Determination: The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. The proposed action does not constitute a project under CEQA. b. The project is a Ministerial Project. c. The project is an Emergency Project. d. The project constitutes a feasibility or planning study. e. The project is categorically exempt. Applicable Exemption Class: f. The project is statutorily exempt. Applicable Exemption: g. The project is otherwise exempt on the following basis: 15061(b)(3) – Class 1 (Common sense exemption) h. The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: December 23, 2025 Staff: Simon Vuong, Economic Development Manager 114 ARCADIA PLANNING COMMISSION REGULAR MEETING MINUTES TUESDAY, DECEMBER 9, 2025 Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California, during normal business hours. CALL TO ORDER Chair Tallerico called the meeting to order at 7:00 p.m. ROLL CALL PRESENT: Chair Tallerico, Vice Chair Tsoi, Commissioners Arvizu, Hui, and Wilander ABSENT: None SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS Planning Services Manager Fiona Graham reported that the November 25 meeting minutes were amended and redlined copies were distributed to the Commissioners. PUBLIC COMMENTS (5 minute time limit per person) There were none. PUBLIC HEARING 1.Resolution No. 2178– Approving the Appeal and the revised project for a new two-story Modern-style single-family house at 363 Warren Way CEQA: Exempt Recommendation: Adopt Appellant: Thomas Li MOTION - PUBLIC HEARING Chair Tallerico introduced the item and Associate Planner Gary Yesayan presented the staff report. The Commissioners did not have any questions for staff. The public hearing was opened. The Appellant and project designer Thomas Li thanked staff for working with him and the property owners on a resolution that would lead to approval of the project. 115 2 12/9/2025 There were no speakers present for this item. Commissioner Arvizu made a motion to close the public hearing. Commissioner Wilander seconded the motion. Without objection, the motion was approved. DISCUSSION Commissioner Hui said the project complies with the development standards and its scale is compatible with the neighborhood and therefore recommended approval. Vice Chair Tsoi was glad to see that the Appellant addressed the issues pointed out by staff and was in support of the project. Commissioner Wilander concurred with her colleagues. Commissioner Arvizu congratulated the Appellant and staff for resolving the issues that were discussed in the previous meeting. He said the design will be a great improvement to the neighborhood. Chair Tallerico asked the Commissioners if they had concerns with the minor setback encroachment of the cabana in rear yard as mentioned on page 10 of the staff report. Vice Chair Tsoi pointed out that it is an existing structure and he had no concerns if left as is. Commissioner Wilander agreed. Chair Tallerico asked a general question about protected trees on a project site and who pays for the required arborist report. Mr. Yesayan explained that the property owner pays a certified arborist to provide a report about the protected tree(s). MOTION It was moved by Commissioner Hui, seconded by Vice Chair Tsoi to adopt Resolution No. 2178 approving the Appeal and revised project for a new two-story Modern-style single- family house at 363 Warren Way in which the project is exempt from CEQA. ROLL CALL 116 3 12/9/2025 AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None ABSENT: None There is a ten (10) appeal period. Appeals are to be filed by 4:30 p.m. on Friday, December 19, 2025. PUBLIC HEARING 2. Resolution No. 2183– Approving Conditional Use Permit No. CUP 25-02 to allow the operation of a children's fitness and educational enrichment facility (KidStrong) within an existing tenant space at the Arcadia Gateway Center at 320 E. Huntington Drive CEQA: Exempt Recommendation: Adopt Applicant: KidStrong MOTION - PUBLIC HEARING Chair Tallerico introduced the item and Senior Planner Melissa Chipres presented the staff report. Commissioner Hui asked why this location was selected for this business. Mr. Chipres deferred the question to the Applicant to respond when the public hearing opened. Chair Tallerico asked for more information about the exercises and activities for the participants. Ms. Chipres listed the various exercises including obstacle courses, balancing on beams, running and agility drills, and zigzag runs. The social, emotional, and cognitive development focused activities include color-matching activities, memory games, and follow-the-leader patterns. The public hearing was opened. Nailah Elmasri introduced herself as the Applicant and said she has a deep-rooted connection in the City of Arcadia as she was born and raised in the City. Ms. Elmasri explained their proposal and why it would be a great addition to the City. Commissioner Hui pointed out that there are not many children's gyms in the City or in the area and asked if she is aware of any competing businesses. She also asked how the business was being promoted. 117 4 12/9/2025 Ms. Elmasri said there are not many competitors in the area and that KidStrong offers a great alternative to the tutoring facilities that only focus on education. She said her promotional efforts include talking to people at local events and at church. Additionally, the KidStrong franchise takes care of all the online promoting including ads and posts on social media. Commissioner Hui asked if the class size and facility size will be similar to the other KidStrong locations. Ms. Elmasri stated that the franchise limits the unit size between 2,800 and 3,000 square feet and the maximum class size can be 15 children. She said on average the class sizes are 12 kids per class. Commissioner Hui asked if the franchise allows their location to expand into a bigger facility if there is a high demand. Mr. Elmasri, also present, said that in the event that there is high demand for bigger classes the franchise prefers a new location to be opened in the area. Commissioner Hui asked if there are safety protocols in place so that children do not run out of the building into the parking lot. Ms. Elmasri stated it is very safe for the participants. Additionally, the parents are highly encouraged to stay for the class and therefore will be around to monitor their children. Vice Chair Tsoi asked about the maximum number of students at any given time and the coach to student ratio. Ms. Elmasri stated that there will be two classes at once with a maximum number of 15 students and two coaches per class. She said there will also be a general manager in the front check-in area. Commissioner Arvizu asked what qualifications will be required for the coaches. Ms. Elmasri stated that the coaches will go through a hybrid (online and in-person) certification course and the KidStrong headquarters' staff will run the in-person certification course. Commissioner Arvizu asked if the coaches will get a background check. Mr. Elmasri said the coaches are required to be background checked and be CPR certified. Commissioner Arvizu asked what the restroom is set up like. 118 5 12/9/2025 Ms. Elmasri said that there will be male and female restrooms. Chair Tallerico asked about the background check requirement and hiring process. He asked if they would follow the KidStrong hiring requirements for employees and coaches. Ms. Elmasri confirmed KidStrong has detailed hiring requirements, and they will follow them. There were no speakers present for this item. Commissioner Wilander made a motion to close the public hearing. Commissioner Hui seconded the motion. Without objection, the motion was approved. DISCUSSION Vice Chair Tsoi said the proposed use is a great concept and it is complimentary to the other businesses at the plaza. However, he had some questions about how this type of facility is regulated. Commissioner Wilander said that it appears the Applicant has done their homework about running a great business and that it is good to have the support of the franchise. She asked the Applicant more about the hiring and training process of their coaches. Ms. Elmasri said that she is certified to train her coaches and that trainers from headquarters fly out to hold a boot camp for all the coaches-to-be in the area to finalize their certification. Commissioner Hui said that this type of facility is long overdue and the curriculum is very appealing. She asked what happens when there is turnover of coaches and how often training courses are held for new coaches. Before the discussion continued, Chair Tallerico asked for a motion to reopen the public hearing. Commissioner Arvizu motioned to reopen the public hearing. Vice Chair Tsoi seconded the motion. Ms. Elmasri said that coaches from local areas will fill the positions until new coaches are hired and trained. When there are enough new coaches to train among all the locations in the area, the KidStrong headquarters will fly out trainers to hold training. 119 6 12/9/2025 Commissioner Hui asked what the characteristics are they look for in the coaches. Ms. Elmasri said they screen through videos submitted by the applicants and look for individuals who have personalities that will be compatible with children of all ages. Commissioner Hui asked if parents are involved in the classes with their children. Ms. Elmasri said yes, there will be a parent and child class for ages 1-3 years old. Commissioner Arvizu asked what happens when a child must use the bathroom in the middle of a class and who accompanies the child to the bathroom. Ms. Elmasri said parents are present, they can accompany their child to the bathroom. Commissioner Arvizu asked what happens if the parent is not present. Ms. Elmasri stated that the parents stay for the duration of the class most of the time but in the chance that they need to step out they notify one of their staff members. Commissioner Arvizu asked if the rear doors have an alarm system in case a child opens the door and if it is a condition of approval. Ms. Chipres stated they do not have an alarm, and it is not a condition of approval. Commissioner Wilander asked if it is required for a child to be accompanied to the bathroom by an adult. Ms. Elmasri stated that older children are not required to be escorted to the bathroom and younger children will be accompanied by a parent. Chair Tallerico pointed out finding No. 5 which states that the Arcadia Police and Fire Departments had no concerns regarding public safety and operational impacts and asked if that includes children's safety. Ms. Graham stated that the police and fire departments review the proposal from their perspective, like proper emergency access and capacity numbers. Chair Tallerico made a motion to close the public hearing. Commissioner Wilander seconded the motion. Without objection, the motion was approved. 120 7 12/9/2025 Commissioner Arvizu said he loved the idea about a children's fitness facility, however he was concerned about the two rear exit doors and asked if a condition be added to state that an alarm be required for the doors. Commissioner Wilander agreed that the condition be added. Commissioner Hui concurred with the Commissioners. Vice Chair Tsoi said from experience, only two doors are required as an entrance and exit. However, he is in favor of requiring an alarm on the two rear doors. MOTION It was moved by Commissioner Arvizu, seconded by Commissioner Wilander to adopt Resolution No. 2183 approving Conditional Use Permit No. CUP 25-02 to allow the operation of a children's fitness facility (KidStrong) within an existing tenant space at the Arcadia Gateway Center at 320 E. Huntington Drive with the addition of a condition requiring and audio alarm be installed on the rear exit doors. The project is exempt from CEQA. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None ABSENT: None There is a ten (10) appeal period. Appeals are to be filed by 4:30 p.m. on Friday, December 19, 2025. PUBLIC HEARING 3. Resolution No. 2180– Approving Tentative Parcel Map No. TPM 25-04 (84910) to subdivide the airspace for an approved four unit multi-family residential condominium development 48 E. Colorado Boulevard CEQA: Exempt Recommendation: Adopt Applicant: Philip Chan MOTION - PUBLIC HEARING Chair Tallerico introduced the item and Associate Planner Gary Yesayan presented the staff report. 121 8 12/9/2025 Vice Chair Tsoi asked if there are guest parking spaces onsite. Mr. Yesayan stated that this project did not require parking due to AB 2097 and therefore no guest parking was offered. However, the developer voluntarily provided a two-car garage for each unit. The public hearing was opened. Philip Chan, the applicant and architect of the project, provided some information about his design and answered Chair Tsoi's question about parking. Commissioner Arvizu asked if there was more than one entrance and exit to the property. Mr. Chan explained that units A-C have access from the alley on the south end of the property and through Colorado Boulevard on the north side. Due to limited space, unit D will only have access from the alley. There were no speakers present for this item. Commissioner Arvizu made a motion to close the public hearing. Commissioner Hui seconded the motion. Without objection, the motion was approved. DISCUSSION The Commissioners did not have any further discussion about the item. MOTION It was moved by Commissioner Wilander, seconded by Chair Tallerico to adopt Resolution No. 2180 approving Tentative Parcel Map No. TPM 25-04 (84910) to subdivide the airspace for an approved four unit multi-family residential condominium development at 48 E. Colorado Boulevard in which the project is Exempt from CEQA and is consistent with the Subdivision Map Act. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None ABSENT: None 122 9 12/9/2025 There is a ten (10) appeal period. Appeals are to be filed by 4:30 p.m. on Friday, December 19, 2025. PUBLIC HEARING 4. Resolution No. 2182– Approving Tentative Parcel Map No. 25-06 (84918) to subdivide the airspace for a four-unit Condominium Development at 158-160 California Street CEQA: Exempt Recommendation: Adopt Applicant: Eric Tsang MOTION - PUBLIC HEARING Chair Tallerico introduced the item and Senior Planner Melissa Chipres presented the staff report. The Commissioners did not have any questions for staff. The public hearing was opened. The Applicant and project architect, Eric Tsang was present to speak on behalf of the property owner and stated that they accept the conditions of approval. Commissioner Arvizu asked if there was an approach from both the alley and the street. Mr. Tsang confirmed there will be an approach from both ends. There were no speakers present for this item. Commissioner Wilander made a motion to close the public hearing. Vice Chair Tsoi seconded the motion. Without objection, the motion was approved. DISCUSSION The Commissioners did not have any further discussion about the item. MOTION It was moved by Commissioner Wilander, seconded by Commissioner Hui to adopt Resolution No. 2182 approving Tentative Parcel Map No. 25-06 (84918) to subdivide the 123 10 12/9/2025 airspace for a four-unit condominium development at 158-160 California Street in which the project is Exempt from CEQA and is consistent with the Subdivision Map Act. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None ABSENT: None There is a ten (10) appeal period. Appeals are to be filed by 4:30 p.m. on Friday, December 19, 2025. CONSENT CALENDAR 1. Minutes of the November 25, 2025, Regular Meeting of the Planning Commission Recommendation: Approve Commissioner Arvizu motioned to approve the amended minutes and seconded by Chair Tallerico. ROLL CALL AYES: Tallerico, Tsoi, Arvizu, Hui, and Wilander NOES: None ABSENT: None The motion was approved. MATTERS FROM CITY COUNCIL LIAISON Mayor Pro Tem Wang was not present. MATTERS FROM THE PLANNING COMMISSONERS Commissioner Hui said she has noticed an increase of people using e-bikes on the sidewalks and she believes it is a public safety concern. She asked if the City had investigated the issue. Chair Tallerico asked Mr. Martz if Commissioner Hui's comments fall under the rubric of "land use". Mr. Martz stated that public safety is not in the purview of the Planning Commission. Chair Tallerico stated that he will revisit his point about the duties and responsibilities of the Planning Commission in the new year. 124 11 12/9/2025 MATTERS FROM ASSISTANT CITY ATTORNEY Mr. Martz had nothing to report. MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS Ms. Graham reported that the December 23 meeting will be cancelled in observation of the Christmas holiday later that week. ADJOURNMENT The Planning Commission adjourned the meeting at 8:43 p.m., to Tuesday, January 13, 2026, at 7:00 p.m. in the City Council Chamber. Chair Tallerico, Planning Commission ATTEST: ____________________________________ Lisa L. Flores Secretary, Planning Commission 125