TO: CLAREMONT PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: APRIL 16, 2024
SUBJECT:
Title
CONDITIONAL USE PERMIT AMENDMENT FILE #11-C04AMD, REQUEST TO ALLOW RENOVATION TO AN OUTDOOR AREA WITH 103 SEATS IN CONJUNCTION WITH A BONA-FIDE EATING ESTABLISHMENT LOCATED AT 230 AND 232 NORTH YALE AVENUE. APPLICANT - ANDRESEN ARCHITECTURE (UNION ON YALE RESTAURANT)
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SUMMARY
Andresen Architecture, the applicant, has submitted an application for a Conditional Use Permit (CUP) Amendment to allow renovation to an outdoor dining area in conjunction with an existing bona-fide eating establishment, Union on Yale. The proposal for the existing outdoor dining area includes new tables and chairs, an outdoor bar, and a deck with firepit.
Staff believes that all of the required CUP findings can be met by the project and that the outdoor dining area improvements will positively contribute to the dynamic mix of uses in the Claremont Village.
RECOMMENDATION
Recommended Action
Staff recommends that the Planning Commission:
A. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT APPROVING CONDITIONAL USE PERMIT FILE #11-C04AMD, A REQUEST TO ALLOW RENOVATION TO AN OUTDOOR DINING AREA WITH ALCOHOL SERVICE, AN OUTDOOR BAR, AND A DECK WITH FIREPIT IN CONJUNCTION WITH AN EXISTING BONA-FIDE EATING ESTABLISHMENT LOCATED AT 230 AND 232 NORTH YALE AVENUE. APPLICANT - ANDRESEN ARCHITECTURE (UNION ON YALE RESTAURANT); and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to staff’s recommendation, the following alternatives have been identified:
A. Continue the item for additional information; or
B. Express an intent to deny CUP #11-C04AMD in its entirety, specifically identifying the findings of Section 16.303.040 of the CMC that cannot be met and continue the item to May 7, 2024 for adoption of a denial resolution.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
The subject property is located at 230 and 232 North Yale Avenue, on the east side of Yale Avenue, between Bonita Avenue and Second Street. The zoning designation for this site is Claremont Village Overlay zoning district (CVO) with a General Plan land use designation of Claremont Village. The project site is in Area 1 of the Claremont Village Design Plan (VDP) which provides design guidelines for the development of the Village and identifies this site to be within the Central Commercial Core. The existing primary building (restaurant) is located on 232 North Yale Avenue and the existing accessory building (kitchen) and outdoor dining area is located on 230 North Yale Avenue. These structures were built circa 1961 and are listed in the Claremont Register as a contributing building that is not an example of a specific architectural style but are still of value to the overall scale and character of the Village. Union on Yale has occupied these two properties since opening in late 2011. Surrounding properties located on this block of Yale Avenue are within the same zone and General Plan land use designation.
Prior to 2011, 230 and 232 North Yale Avenue was occupied by ‘Casa Flores’, a flower shop. In May of 2011, the Planning Commission approved a CUP to allow the sale of beer, wine, and distilled spirits (full alcohol) for on-site consumption and an outdoor dining area in conjunction with a bona fide public eating place (restaurant). The original outdoor dining area was approved in accordance with the site plan found as Attachment D of the May 17, 2011 Planning Commission Agenda Report. This site plan is attached to this report as Attachment B and shows an approximate 70 seats for patrons in the outdoor dining area. In more recent years, particularly during the Covid-19 State of Emergency, there have been gradual changes to the outdoor dining space including the removal of the bocce ball court and an increase in the number of tables and chairs. Currently, there are 150 seats in the outdoor dining area which have been in response to Covid related difficulties many restaurants faced during that time.
The Claremont Municipal Code (CMC) requires that restaurants obtain approval of a CUP for on-site sales of alcohol in conjunction with food service (CMC Section 16.051.020). Pursuant to CMC Section 16.090.040, CUP approval is also required for private outdoor dining areas having more than 20 seats.
Project Description
The applicant, Andresen Architecture, represents the Union on Yale Restaurant and is proposing the removal of existing chairs and tables, planters, concrete seating, and an existing fabric patio cover in order to accommodate the proposed new patio cover, outdoor bar, and renovation to the outdoor dining area.
The proposed patio cover will be 3,062 square feet with standing seam metal roofing, gray metal fascia, light brown metal soffits, integrated can lighting, and matte black I-beams as columns. The patio cover will have a large opening in the center to create an open-to-above section with trellises. Additionally, the existing accessory building (kitchen) roof canopy will be painted gray to match the proposed patio cover.
The proposed tables will have a steel base and faux marble top. The chairs will feature an aluminum frame, powder-coated to appear like wood, and synthetic fabric in a black and white weave pattern.
The proposed outdoor bar will have a matte black corrugated metal bar front, a stone-colored bar top, and twenty-two seats. The bar area will also feature a flat black sliding security grill that encloses the perimeter of the bar area when not in use. The sliding security grills will slide along a rail system integrated into the patio cover ceiling and will roll into a “storage pocket” that will appear as a gray stucco column. The bar will have large matte black hanging lanterns above the bar top.
The proposed deck will be built from a light brown composite material that emulates wood grain. The deck will be open-to-above and feature a fire pit with patio sectional seating. The raised deck will incorporate indirect step lighting with a warm hue at the base of the deck and below the sectional seating. The deck will have an opening to build around the existing deodar cedar tree with a protective railing.
The outdoor dining area will feature new white exposed aggregate concrete to replace the existing decomposed granite and new wall sconces to match the existing mid-century modern sconces.
No existing trees are proposed to be removed as part of this proposal. The existing mature deodar cedar tree will be preserved and the project has been designed to minimize impacts to the continued long-term health of the tree. This is accomplished by maintaining a permeable surface underneath the proposed deck, providing a sufficiently large opening in the deck around the tree trunk, and locating new drywells to be at least twenty feet from the base of the tree.
Additionally, the applicant has requested that the permitted hours of operation be expanded:
Current Permitted Hours of Operation:
• Monday - Saturday 7 AM - 10 PM
• Sunday 10 AM - 2:30 PM
New Hours of Operation:
• Sunday - Thursday 7 AM - 10 PM
• Friday - Saturday 7 AM - 11 PM
The site plan, floor plans, and elevations are included as Attachment C.
Parking
AB 2097 prohibits cities from imposing a minimum automobile parking requirement for this project because the project site is located within a half-mile radius of a major transit stop. However, the Claremont Village Design Plan encourages enhancements to mid-block parking areas to improve the Village pedestrian experience. The applicant has agreed to remove restrictions to two parking spaces currently designated for Union on Yale managers only to be made available as public parking to offset the anticipated increase in customer attraction to Union on Yale. Union on Yale employees will be encouraged to park in all-day parking such as on Harvard Avenue. These mid-block alley parking spaces are valuable to the Claremont Village as convenient spaces for customers to patronize Union on Yale and nearby businesses.
BASIS FOR RECOMMENDATION
The approval of a CUP requires that the Planning Commission make certain findings as set forth in Section 16.303.040 of the CMC. Staff has determined that all the findings can be made to allow the CUP amendment to renovate the existing outdoor dining area to include a new seating arrangement, outdoor bar, and deck area as identified in the draft resolution (Attachment A). Staff believes that these renovations to the outdoor dining area of Union on Yale will be a positive addition to the vibrant mix of uses found in the Claremont Village. Staff also finds that it will further activate the Claremont Village core with pedestrian activity and eyes on the street.
CEQA REVIEW
The proposal is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301 (Class 1) for existing facilities, in that the project entails an addition to an existing structure that will not result in an increase of more than 10,000 square feet and the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive. The exception pertaining to historic resources does not apply in this case because the proposed project will not cause a substantial adverse change in its historical significance. The project does not propose any changes to the existing structure and the project will incorporate a patio cover to complement the existing buildings. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website. If you desire a copy, please contact Nhi Atienza at natienza@ci.claremont.ca.us.
On Thursday, April 4, 2024 the property was posted and written notices were mailed to property owners within 300 feet of the boundaries of the site. Copies of this staff report have been sent to the applicant and other interested parties.
Submitted by: Prepared by:
Brad Johnson Daniel Kim
Community Development Director Assistant Planner
Attachments:
A - Draft Resolution Approving Conditional Use Permit #11-C04AMD
B - Site Plan Approved Through #11-C04
C - Site Plan, Floor Plan, and Elevations
D - Planning Commission Resolution No. 2011-09