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RESOLUTION NO. 1156
A RESOLUTION OF THE PLANNING COMMISSION OF THE
. CITY OF ARCADIA MAKING A FINDING OF FACT AND
DENYING CONDITIONAL USE PERMIT 81-1 TO ADD A
DRIVE-THROUGH FACILITY AND EXPAND T~E FREEZER
AREA OF THE MCDONALD'S EATING ESTABLISHMENT
LOCATED AT 143 EAST FOOTHILL BOULEVARD.
WHEREAS, on January 9, 1981 an application was filed
by Steve Frohling to add a drive-through facility to, and
expand the freezer area of the existing McDonald's eating
establishment, Planning Department Case. No. C.U.P. 81-1,
on the property commonly known as 143 East Foothill Boule-
vard, more particularly described as follows:
The south 235 feet of the east .200 feet of
Lot 4 in Block 90 of Santa Anita Tract, as per
Map recorded in Book 34, Pages 41 and 42 of
Miscellaneous Records in the Office of the Los
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Angeles County Recorder, except the west 65 feet
thereof.
WHEREAS, a public hearing was held on February 10, 1981
at which time all interested persons were given full opportunity
to be heard and to present evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
Section 1. That the factual data submitted by the Planning
.Department in the attached report is true and correct.
Section 2. That we hereby make the following findings of
fact:
1. That the site for the proposed use is not adequate in
size and shape to a~commodate said drive-through and expansion
including all parking.
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2. That the proposed drive-through and expansion will generate
an increase in vehicular traffic which cannot be 3ccommodated.
on the subject site.
3. That the proposed drive-through will result in a substan-
tial decrease in the number of on-site parking spaces which
will result in some parking and circulation problems which
will affect the subject property as well as the adjoining
parking areas.
4. That the granting of this Conditional Use Permit would
be detrimental to the public health and welfare, and injurious
to the property or improvements in the zone or vicinity.
Section 3. Based on the foregoing findings of fact the
Planning Commission hereby denies the application for Conditional
Use Permit 81-1.
Section 4. The Secretary shall certify to the adoption
of this Resolution.
I HEREBY CERTIFY that the foregoing Resolution was adopted
at a regular meeting of the Planning Commission of the City of
Arcadia held on the 10th day of March, 19B1by the following votes:
AYES:
NOES:
Commissioners Brink, Hegg, Kuyper, Soldate, Hedlund
None
ABSENT: None
ABSTAIN:
Commissioners Fee, Sargis
~a~
ATTEST:
Ij~li41j;~/L
Secretary
1156
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PLANNING COMMISSION
CITY OF ARCADIA
PLANNING DEPARTMENT
C.U.P. 81-1
DONNA L. BUTLER
ASSOCIATE PLANNER
On March 13, 1981, Steve Frohling appealed the Planning Commission's
denial of C.U.P. 81-1, a request to add a drive-through facility
fo the existing McDonald's eating establishment at 143 East
Foothill Boulevard. The City Council scheduled a public hearing
on this application on April 21,1981. At this meeting, Mr.
Frohling submitted a revised plan to the Council. The City
Council referred these revised plans for C.U.P. 81-1 back
to the Planning Commission for its review and recomm~ndation.
The following .is a comparison between the original plan submitted
to the Planning Commission and a new, revised plan submitted
to the Planning Department on April 24, 1981;
ORIGINAL PLAN (PLAN A)
.
The original plan provided for 36 parking spaces;
parallel parking spaces located along the westerly
line are substandard. Code requires a minimum width for
stalls of 10' the plan submitted by the applicant
wide stalls.
the two
property
parallel
shows 9'
Parking along the easterly
to show eleven perpendicular
parking stalls.
property
parking
line has
stalls and
been
five
revised
angled
Access to the parking
the easterly driveway on
center on the north.
area and drive-through would be from
Foothill Boulevard and from the shopping
It was, staff's recommendation. that the two parking spaces
along the westerly property' line be deleted. These spaces
are substandard and could interfere with traffic circulation
on the site.
57 parking spaces are required for
63 parking spaces would' be required.
building plus the proposed freezer
46 parking spaces presently exist on the
the
based
area
site.
existing building.
upon the existing
and drive-through.
.
Based upon the 36 parking spaces proposed in the original
application there would be a 21.8% decrease from the eXistin~
46 spaces; a 37% reduction from the required 57 spaces base
on the existing building size and a 43% reduction from the
63 parking spaces required for the existing building plus
the proposed freezer area and drive-through.
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~ REVISED PLAN (PLAN B)
This revised plan provides 43 parking spaces. The trash enclosure
has been relocated to the northwest corner of the lot and
the northerly driveway has been closed. Five additional spaces
have been located along the northerly property line (whicr.
will provide a total of 15 spaces along this property line).
The applicant has redesigned the parking along the easterly
property line and has provided 16 angled spaces. Four parallel
parking spaces which meet code requirements have been located
along the westerly property line. Eight perpendicular spaces
are located in front of the building.
Access to the parking area and drive-through will be from
the easterly driveway only..
Based upon the 43 parking spaces proposed in this revised plan,
there would be a 6.6% reduction from the existing 46 spaces;
a 24.6'7, reduction from the required 57 spaces based on the
existing building size and a 31.8'7, reduction from the 63 parking
spaces required tor the existing building plus the proposed
freezer area and drive-through.
ANALYSIS
. The revised plan will eliminate ..potential circulation problems
within the shopping center which might be created by the McDon-
ald's facility. Any circulition problems resulting from the
addition of a drive-through would be primarily restricted
to the subject site.
The following are
with respect to the
some .con'cerns the Planning
parking and circulation on the
Department
site:
has
1.
the
may
A larger number of . customers
right and the "reft, from the
slow down exiting from th~'site.
exiting
westerly
to both
driveway
2. Cars . waiting to exit. will block the parking
spaces in front of the buildini.
3. Cars attempting to parallel park along the westerly
property line will block driveway circulation.
4.
front
south
Cars parking in the perpendicular stalls
of the'. building may attempt to exit to
and thereby conflict with incoming traffic.
in
the
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The Planning Department has checked the parking for the Highlander
Shopping Center (not' including McDonald's) and found that
the center requires 344 spaces and approximately 347 spaces
have been provided.
C.U.P. 81-1
April 28, 1981
Page 2
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If the Planning Commission and/or the City Council determine
this is an appropriate improvement, staff would suggest that
all the spaces having access from the easterly driveway be
angled. This would reduce the spaces in front of the buiiding
to 7 instead of 8, creating a total of 42 on-site parking
spaces.
Attached for the Commission's review and comment are ~1cDonald' s
revised Plan "B", the original Plan "A" and a parking utilization
study prepared by McDonald's.
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C.U.P. 81-1
April 28, 1981
Page 3
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MC DONALD'S ARCADIA
PARKING UTILIZATION STUDY
During our tilree highest sales volume and traffic days,
Friday, Saturday and Sunday we pi,ysically counted all cars
parked on our lot every ten min~tes from 7 a.m. until 10 p.m.
The three attached graphs reflect the current utilization of
our existing park.ing.
Friday. reached or excee~ed our parking capacity for only
fourty minutes between 12:20 p.m. and .1 p.m. and againat
6:30 p.m. for only ten minutes. Between 11 a.m. and 3 p.m.
we averaged J6 cars on our lot or 79.8% utilization while
during our dinner hour between 5-8 p.m. we averaged 29 cars
or 62.5% utilization.
On Saturday we reached or exceeded our parking capacity for
only twenty minutes be.tween 12 and 1 p.m. Between 11 a.m.
and 3 p.m. we averaged 34 cars on our lot or 75% utilizatio~
while our dinner hour averaged only 24 cars or 52% utilization.
On Sunday we never reached our ;:larking capadty and during
lunch time averaged only 30 cars or 65% utilization.
CUST0IV/ER SURVr.;y (DRIVERS ONLY)
In conjunction with our parking utili cation study, we also
interviewed 1002 customers that drove and parked at McDonald's.
We interviewed on Friday from 11 a.m. t02 p.m. and 5 p.m.
to 8 p.m., Saturday from 11 a.m. to 3 p.m. and 5 p.m. tv 8 p.m.
and Sunday from 11 a.m. to 2 p.m.
We asked the drivers only the fo llowing questions I
1). Would you be in'favor of this McDonald's having a
drive-thru service window?
2). If we had a drive-thru service window, would you have
used it today?
An overwhelming ~ or 832 customers stated they would be in
favor of our drive- Lhru and.72.3% or 7;:'1, .ustomers stated
that they would have used the drive-thru l~stead of parking
on our lot.
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FEBRUARY 10, 19til
Tu:
PLANNING COMMISSION
ARCADIA, CALIFORNIA
FROM:
PLANNING DEPARTMENT
CASE NO.:
C.U.P. 81-1
PREPARED BY:
DONNA L. BUTLER
ASSOCIATE PLANNER
GENERAL INFO~~TION
APPLICANT:
Steve Frohling
ADDRESS:
143 E. Foothill
REQUEST:
Conditional Use Permit to add a drive-through
facility to the McDonald's eating establishment
and expand the rear freezer area.
LOT AREA
28,350 square feet (.65 acres)
135 Feet on Foothill Blvd.
FRONTAGE:
EXISTING LAND
USE & ZONING:
The site is developed with a McDonald's eating
establishment, zoned C-2
SURROUNDING LAND
USE & ZONING:
North:
South
East:
West:
Neighborhood shopping center, zoned C-l & D
General Commercial uses; zoned C-2
Bank, zoned Cl& D.
Neighborhood shopping center; zoned C-l & D
GENERAL PLAN
DESIGNATION:
Commercial
HISTORY
The. McDonald's Restaurant was built in 1965, prior to the requirement
for a Conditional Use Permit.
On October 14, 1969 the Planning Commission approved C.U.P. 69-11,
which allowed McDonald's to expand the existing facilty by adding a
winter front to the building for a total building area of 1100 square
feet and enlarging the patio area to 2700 square feet. Fifty-five
parking spaces were provided.
C.U.P. 81-1
2/10/81
Page 1
~,
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e.
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HISTORY (Cont'd)
On July 24, 1971 the Planning Commission granted C.U.P. 73-11 which
allowed for the remodeling and expansion of the McDonald's Restaurant
This expansion provided an inside dining area and created an area
for outside dining on the west side of the building. Code required
57 parking spaces for a building of this size; 46 parking spaces were
provided. It was noted in the staff report that the parking deficiency
should not be a problem inasmuch as the facility is part of an overall
shopping center.
SPECIAL INFORMATION
Existing Building: The existing building contains 2,856 square feet.
There is an indoor seating area, as well as an outdoor seating
area located along the westerly side of the building. The
exterior of the building is split rock with a red tile shingle
roof.
Existing parking: There are 46 parking spaces. These spaces are
. single line striped.
Proposed Building: The applicant is proposing to construct a 16'-9"
x 13'-7" (228 sq. ft.) freezer extension to the north side of
the building and to add a 70t square foot drive-through area
to the west side of the building. The new building exterior as
shown on the plan will be brick. The freezer area will have a
flat. roof and the drive-through appears to have a composition
type roofing material. This material would be inconsistent with
the existing building.
The outdoor eating area located on the west side of the building
will be eliminated.
The drive-through will have approximately a 9 1/2" clearance.
Proposed parking: The proposed plan provides for 36 parking spaces
Based upon the total floor area (3,154 sq. ft), including the
proposed additions: 63 parking spaces are required.
The construction of the freezer and drive-through will result
in a parking reduction of 12 cars. The applicant is proposing
to add two parallel parking spaces adjacent to the westerly
property line. These spaces are 9' in width. Code requires
10' .
10 spaces located north of the building will be deleted.
of the redesign of the parking located along the easterly
perty line, two parking spaces will be eliminated.
Because
pro-
C.U.P. 81-1
2/10/81
Page 2
-
,
.
(
CIRCULATION
Traffic will enter from the easterly driveway which will be
restricted to ingress only. Cars will enter the drive-through
lane at this point and circulate counter-clockwise around the
building. The drive-through window will be located on the west
side of the building. Traffic will exit from the westerly driveway
which is restricted to "Exit Only". .
ANALYSIS
The applicant has submitted' a letter from Jim Rand of the McDonald's
Corporation (attached). Mr. Rand's letter analyzes the parking
needs of the McDonald's facility with the addition of a drive-
through and states there will "be a decrease in parking needs of
23.3%. "
If the applicant provides 36 parking spaces this is a 21.7% decrease
from the existing 46 spaces.
The two spaces located adjacent to the westerly property line are
substandard and could interfere with traffic circulation on the
site. If this application is approved staff would recommend that
these two spaces be deleted. This would reduce the total number
of parking spaces to 34, which would be a 26.1% decrease from the
existing 46 spaces.
Based upon the code requirement of 20 parking spaces per 1,000 square
feet of. gross floor area, code requires 63 parking spaces; the pro-
posed 34 parking spaces would result in a 46% decrease from the
code requirement.
Because this eating establishment is located in a neighborhood
shopping center, patrons coming to McDonald's often utilize the
adjacent parking lot. In the past this has reduced the need for
adequate on-site parking/ however, the requested reduction to
36 parking spaces may create an excessive dependence on these surround-
ing properties in order to meet the needs for this facility.
It is staff's opinion that the reduction in the number of parking
spaces is substantial. The site is not adequate in size to accomodate
the enlargement of the freezer area and the addition of the drive-
through area, and provide adequate parking. Staff feels that this
proposal will result in some parking and circulation problems which
will affect the subject property as well as the adjoining parking
areas.
C.U.P. 81-1
2/10/81
Page 3
lit,
'"
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(
Pursuant to the provisions of the California Environmental Quality
Act, the Planning Department has prepared an initial study for the
proposed project. Said initial study did not disclose any substantial
or potentially substantial adverse change in any of the physical
conditions within the area affected by the project including land,
air, water, minerals, flora, fauna, ambient noise, and object of his-
torical or aesthetic significance. Therefore, a Negative Declaration
has been prepared for this project.
Before the Planning Commission takes action on 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
envirorunent. "
RECOMMENDATION
The Planning Department recommends denial of C.U.P. 81-1.
If the Commission determines that the use is appropriate, the following
items should be made a condition of approval.
1. That the parking area shall be improved in accordance with
Sections 9269.8.A and 9269.9.A of the Arcadia Municipal Code.
2. That the two parking spaces located parallel to the westerly
property line be deleted, and that the Planning Commission shall
grant a modification for 34 parking spaces in lieu of 63
required .
3. That the roofing and exterior building materials for the
proposed additions be consistent with the existing building
and be subject to the review and approval of the Planning De-
partment.
4. That all mechanical equipment shall be screened from view;
said screening shall be subject to the review and approval of
the Planning Department.
5. Directional signs shall be subject to the review and approval
of the Planning Director and Public Works Director.
"
C.U.P. 81-1
2/10/81
Page "
f.~
McDonald'S
m lil
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McDonold''i Co~po~,oli~.~.
McOonald's Plaz-
-:-":;.. BrQQ:' llil'10!~ 6052
_.
312/887,",34.3 .
D.:l....n D,ol NVn\be
, ....,
Hay 20, 1980
Mr. Steve Frohling
333 North Santa Anita
Sui te 13
Arcadia, California 91006
Dear Steve:
The fOllowing will provide you with the parking information for
the addition of a drive-thru on your store in Arcadia, California. .
As I understand it, you will have a decrease in parking stalls from'.'.;
46 to 36, a net loss of 21.7%. Assuming that your store's sales ..
increase is equal to 15%, the Los Angeles average, and that 40% of
total store sales will be at the drive-thru, we can determine the
parking needs of the store.
--.
Sales at year end 1979
=
$1,111,569
+15%
Incremental increase due to drive-thru
addition
=
Adjusted year end sales
=
$1,278,304
Sales thru drive-thru (40% of store's
total sales)
=
$ 511,322
A total of 16.7% of sales at the drive-thru will use on-
lot parking to eat their food. This information is
gathered from a sample of 20,000 customer interviews
taken in trading area surveys in stores with drive-thrus
from around the U.S.
Sales from drive-thrus which use park- =
ing facilities ($511,322 x 16.7%)
$ 85,391
Sales from in-store customers requiring =
parking (60% of adjusted sales)
$ 766,982
Total sales requiring parking =
$ 852,373
76.7%
.
Sales requiring parking ($852,373 di-
vided by original 1979 year end,
$1,111,569)
=
'-,
,
.
(
(
..
...
Mr. Steve Froh1ing
May 20, 1980
Page '!Wo
There will be a decrease in parking needs of 23.3% with the addi-
tion of a drive-thru for this store.
Steve, if you have any additional questions, please give me a call.
Sincerely,
~","1t'L
Jim Rand
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File No. CVPA/~/
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
A. Description of project: ~L. m ,4;0.0 A ,O,2/lA!!T-'f'Nr:;>.!1
,
/~L11" I-I~~ 7h1€" S:-~ P1IZ~ AllUM /J&:
k~MU':; E~N/- #i'Rr~J.~.J&:'7_
B. Location of project:
/4JJ 6/~ ;rn. 71ft/.' . ~.VL?
C. Name of applicant or sponsor: .~ ~L/~
D. Finding: This project will have no significant effect upon the
environment within the meaning of the California Environmental
Quality Act of 1970 for the reasons set forth in the attached
Initial Study.
E. Mitigation measures, if any, included in the project to avoid
potentially significant effects:
./~-- ~ ~1U~-,.u,/J:;:;,]f.JrAZ.. L~.i"/~ &:;-elL.;.
Date:
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Date Posted:
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File No. CUP81-1
ENVIRON~lliNTAL CHECKLIST FORM
A. BACKGROUND
1.
Name of Proponent
.s~ve /9!i?CH/ /,</..-;.
2. Address and Phone Number of Proponent Jiff1!J A.//'::271.I .:i4.UT"A A-AH"/ -V.tJ;l?/5
..
kC4p/A r:A 9/ /Y)t:,
/
e/~) 445-3711
B, ENVIllDNI-lENTAL IMPAcrS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
1. ~. 1l1uttl,pfopotl.lrullhl..,
t. lhol~&lIl. .Irth eondlt1o... or In
cbAa<j'u 111911.)1041<: "'.bH",C'tUfU?
b. In.~~t.t''''', 4Uphc:....r>u. <:<1_
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tQ ....0:.." rl!\M..<i \>"1.I,r<1, .,,,,-It U
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,ucroflo~' alld .qUltl<: phll~tl1
4. Tha .sutfllCtHln. eo"'.r1nq or
aodll1c:nlon ot .ny Ylllq'" qaoloq1c
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ot H.-.ilu ",..u.td.11
5. AllI...l LU.., IfLll thl propoul Ulll1t
1n,
I. Ch.n'le.1'> the ,Ulllntty at ,pu:l,".
ornuaberlof.nYIPICI..,al.nl..1o
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unique, r.reor.lld..n".r.d'P.C'.1
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., Cr..tl.... of ....y 1>.alt~ "...rd or
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... ~"nd"tory f,n.1.nql 01 Sl'1..lt,c."e.,
, l>",",5'''"pro)ec,h.".'/'Iepote"ue1
to d".u...;e tlw ,,<l.lttt of thp ..nHro"."t,
.w,lpn,...ll, r..o1""" t~. h.b'tat 01 I
fah or ",l~i ,t" 'ppc.." c..... . ~1,/I
Or '.':.~::! ,. popu I.. tI on to drop b<' 10'0'
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~lJ",,""'~ .. pl.."t Or ."u...l co""""nlty,
r~<l""e :~.. """..ber or r..'tr Il:t the r."""
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:>T "l.....:n.t.. ...-von.nt ...~la. of the
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Or pl""I.'t.oq~
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01 10nq-,en". .."",rO"_lIt..1 qo.lI~ fA
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11 o"e ~~,,:> oec".. ,~ a rp\H'Hly
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"~y ...p~et "''' t.." Or "",re lep~uu
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dl r.."tly or '''~I rectly!
C. 11ISCUSqC~ .]F E~\'I1(r,.tP'lt.~T"'L EVJ..L.UAtlOff
D. OETERI'oI"A'Ttrn
ItOb"C le,edbyth.l,.o,ad"'9."cyl
Oft th ...11 01 th1. Inn!.1 .".I..atlon,
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1 ti..d th. p'opo..d p'O).ct COUU! 'lOT h.v. . .1q..1f1"a"t
"ffect on the .""Iron_n,. and a "t;CATIV! D~CUlUt.'l'JOIIl
..iIlD"p,"par"d,
OJ find th., .It''o\lqh U'lt propo..d p.O).ct could h.va ..
,'q",flc.."t .fl..", 0/'1 t/'l. .n"1._nt. th.r."111 not
~.." I.q..,ll"."t .tleet In t/'l1. cu. b.C"II.e thO .l.tI.9.tl.oa.
._.."'eld..ct1b..c1o".....u."h.d..h..th.".bet".dd.dto
t"" proJe"t. A StGATlvt DtClJ.AATI~ WILL at PUI'AUD.
0: !ii'll! the propo..d p.ol""t '"I i'l..... . I1q"1f1C...t .thct
.:on th.. """I<O<\_"t. ...d an 11lV11lOI'I1tZ1ft'-L I!'G'AC"l' ltrPOIIT 11
(~\I'r..d.
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~ (Signature
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IftJ~z#e:,aR?,".rA4L ~d_.tJeLt/e'1HRIL..u~ ,!?,P'''5/./L.:rJ-</ .I.U~'---
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~?,''pg/-/
.h AuAu~y.~.{( r~' L? o/~~a;;JM1/):r a/4~~)
ST~ "~Win ~ ..4 f:J!V..p=4<P' 4(/ ~~V'./.uc.. L' n<;
~ 23.3 % a//~ 7AIS ~/nt7,1./ cv-= A ~"U!fi- ~/ . II ~
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/~ ':;W~ c""V/./? .A& -47tJ /p//Az:r ~CN p~ ~
.. ellAI.YAp:7? ~JJ!':)JZ. '7?J ~ ~~../~ fo~~tr.#/A.l4.
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.,c, &~-& PF /.J vr.?-r::A'S&:Z7 7'U'?P/L I'/Ph..//~ ) ~ ~ ~
~ /b..h? BE AV /..u~/k:r ('":1J y~/--tfP51 t3 I/rr-/~
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Environmental Information Form
~
K.
Check the appropriate answers to the following questions:
Yes No
1. will the proposed project result in a substantial alteration
of ground contours and/or alteration of existing drainage
pattern?
x
2. Will the proposed project result in.a change in groundwater
quality and/or quantity?
x
3. Will the proposed project result in an increase in noise,
vibration, dust, dirt, smoke, fumes, odor or solid waste?
x
4. Will the proposed project result in the use or disposal of
potentially hazardous materials?
x
5. Will the proposed project result in a substantial increase
in demand for municipal services and/or energy consumption:
x
Explain in detail any "YES" answers to the above questions on additional sheets.
L. Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project.
M.
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.
.
Date: / /rA- /
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0- ;(d~
of Applicant
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SUPPLEr-lENT TO
C.U.P. 81-1
SIG:--iING
The Order Sign ",ill be 3'1!.," by 4'1" (approximately 12+
square feet In area). This sign will be located north of
the building in the landscaped island.
The olenu Board ",ill be 4.5 I by 6' (27 sq. ft.) or 4.5' by
8' (36 sq. ft.), and located northeast of the building In
the planter area.
Free Standing Sign: The applicant is proposing an 8'1" by
2'6" (20+ sq. ft.) sign to be attached to the existing free
standing sign. This sign will say "Drive-Thru" and be
located underneath the existing sign. The site allo",s a
maximum of 150 square feet (75 sq. ft. per face) free standing
sign. On September 5, 1973 the City Council approved the
applicant's request for the existing sign which contains a
total area of approximately 161 square feet).
Directional Signs: The copy in the directional sIgns will
be changed to say "Drive Thru" and "Exit Only".
If this application is approved an additional condition should
be added as follo",s:
6. A modification shall be granted to allow an additional
20~ square feet per face to the existing free standing
sign.