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HomeMy WebLinkAbout1287 ~ 1.'- __ . . .' - I . . PLANNING COMMISSION RESOLUTION NO. 1287 A RESOLUTION GRANTING CONDITIONAL USE PERMIT 85-6 FOR THE REt-DDELING AND OPERATION OF A RESTAURANT AT 311 EAST LIVE OAK AVENUE WHEREAS,on March 27, 1985, an application was filed by Ralph Sabatella to remodel and operate a restaurant, Plannin9 Department Case No. C.U.P. 85-6, on property commonly known as 311 East Live Oak Avenue, more particularly described as follows: The easterly portion of Lots 53 and 54, Tract No. 13217, in the City of Arcadia, County of Los Angeles, State of California, as per Map recorded in Book 264, Pages 26 and 27 of Maps, in the Office of said County Recorder. WHEREAS, a public hearing was held on April 23, 1985, at which time all interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: Section 1. That the factual data submitted by the Planning Department in the attached report is true and correct. Section 2. This Commission finds: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare, or injurious to the property or improvements in such zone or vicinity. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. 3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping and other features required to adjust said use with the land and uses in the neighborhood. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. 6. That the use applied for will not have a substantial adverse impact on the environment. . . . Section 3. That for the foregoing reasons this Commission grants a Conditional Use Pennit for the remodeling and operation of a restaurant upon the followi ng conditions: 1. That the following modifications be granted subject to compliance with the conditions imposed upon C.U.P. 85-6: A. Existing 5'.0" high block wall in lieu of 6'.0" along north property line between residentially and parking lot (9269.13). Deletion of requirement for a 5'_0" wide landscaped area along north property line between residentially zoned property and parking lot. 2. Directional signage shall be provided for the one-way driveway on Live Oak Avenue. Signs shall meet with the approval of the Planning and Public Works Departments. 3. A landscape and irrigation plan shall be submitted to the Planning Department for review and approval prior to issuance of any building pennits. Six inch high concrete curbing will be required around new landscaped areas. 4. Prior to issuance of any building pennits, a covenant shall be recorded consolidating the two lots into one parcel. This shall be subject to the City Attorney and Planning Department review. 5. If the existing landscaping along the north property line adjacent to the block wall is removed, a minimum of four IS-gallon trees shall be planted. Location of said trees shall be subject to Planning Department review. 6. If the block wall between 2600 South Thi rd Avenue and the north property line of 311 East Live Oak Avenue is removed, a new 6'_0" high solid masonry wall shall be built by the applicant or his successors. The applicant or his successors shall only be responsible for that portion of the wall abutting the north property line of 311 East Live Oak. Said wall shall be completed within 30 days after the removal of the existing wall. 7. Wheel stops shall be maintained for all parki ng spaces. 8. The restaurant shall be maintained as per the plans on file in the Pl anni ng Depa rtment. high allowed zoned property . B. . 2 \1287 . . . . . 9. That C.U.P. 85-6 shall not take effect until owner and applicant have executed a fonn available at the Planning Department indicating awareness and acceptance of the conditions of approval. Section 4. The decision, findings and conditions contained in this Resolution reflect the Commission's action of April 23, 1985 and the following vote: AYES: Commissioners Dixon, Fee, Kovacic, Harbicht NOES: None ABSENT: Commissioners Hedlund, Jahnke ABSTAIN: Commissioner Szany 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 Arcadi a. I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 14th day of May, 1985 by the following vote: AYES: NOES: ABSENT: ATTEST: /~~ Cha i nnan Planning Commission, City of Arcadia s41&1~~~~ City of Arcadi a 3 1287 . . . , , . . APRI L 23, 1985 TO: FROM: ARCADIA PLANNING COMMISSION PLANNING DEPARTMENT WILFRED E. WONG, ASSISTANT PLANNER CONDITIONAL USE PERMIT 85-6 CASE NO.: GENERAL INFORMATION AP PLIC ANT: LOCATION: Ral ph Sabatella 311 East Live Oak Avenue R EQUE ST: Conditional Use Pennit to renodel a 2,370 square foot building into a restaurant with the following modifications: A. ExistIng 5'.0" high block wall in lieu of 6'-0" high allowed along north property line between residentially zoned property and parking lot (9269.13). Deletion of requirement for a 5'_0" wide landscaped area along nort h prope rty 1 i ne between res ident i ally zoned property and parking lot. LOT AREA: Approximately 11,200 square feet (.25 acre) B. FRONTAGE: 88 feet on live Oak Avenue. EXIST! NG LAND USE & ZONING: Vacant commercial buildin9; zoned C-Z & D, and PR-3 SURROUNDING LAND USE & ZONING: North: West: East: South: Single-family dwellings; zoned R-2 and R-l Office Buil di ng; zoned C-Z&D, and PR-3 Restaurant; zoned C-2&D and PR-3 Light Manufacturing; zoned C-M&D GENERAL PLAN DESIGNATION: Comme rei a 1 HISTORY In 1966 a 2,300 square foot restaurant was constructed with 18 parking spaces. In ~968 the restaurant closed and the building was converted into commercial offlces. Presently the building is vacant. . . . . . In 1971 Conditional Use Permit 71-1 was filed to reopen the restaurant with 16 parking spaces in lieu of 23 spaces. This application was denied because the proposal lacked adequate parking and landscapIng. PR OPOSAL The applicant is proposing to remodel the existing 2,300 square foot building into a restaurant, which calls for the existing patio to be enclosed. The exterior treatment of the building will consist of stucco walls with wood trim. --New wi ndows will be added and the metal roof will be repainted. Three percent, or 275 square feet, of the parki ng lot is requi red to be landscaped. Proposed landscaping within the parking lot will total 653 square feet or 7 percent. This does not include landscaping under the automobile overhangs and between the parking lot and street, which totals 280 square feet. 24 on-site parking spaces are proposed, 23 spaces are required. Ingress and egress will be from a 20-foot wide dedicated alley along the northerly portion of the property, and a one-way driveway on Live Oak Avenue. ANAL YSIS A restaurant is a pennitted use in the C-2 zone with an approved conditIonal use pe nnit . The proposed development will comply or exceed all zoning regulations, except for the wall and landscapi ng requirements along the north property line. The existing block wall along the north property line varies from 5 to 6 feet in height (6'_0" required). Also, it appears the wall belongs to the property at 2600 South Third Avenue. Staff does not believe another wall should be built, but would recommend requiring a new wall if the existing wall Is taken down. Presently, landscaping exists along the north property line adjacent to the block wall, but it is part of the automobile overhang. Existing landscaping consists of a mixture of trees and shrubs which provides for adequate buffering. If the applicant removes the existing landscaping, a minimum of four IS-gallon trees shoul d be planted. It is staff's opinion that the requested modifications are minor and that the proposed restaurant is consistent with the conditions set forth in the zoning ordi nance. Attached is a letter from the resident at 2600 South Third Avenue expressing some concerns. Pursuant to the provisions of the California Environmental Quality Act, the Planning Department has prepared an initial study for the proposed project. C.U.P. 85-6 4/23/85 Page 2 . . . . . Said initial study did not disclose any substantial or potentIally substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance. Therefore, a Negative Declaration has been prepared for this project. RECOMMENDATIONS The Planni ng Department recommends approval of Conditional Use Pennit 85-6 --subject to the following conditions: 1. That the following modifications be granted subject to compliance with the conditions imposed upon C.U.P. 85-6: A. Existing 5'_0" high block wall in lieu of 6'_0" high allowed along north property line between residentially zoned property and parking lot (9269.13). B. Deletion of requirenent for a 5'-0" wide landscaped area along nort h prope rty 1 i ne between res i dent i ally zoned prope rty and parki ng lot. 2. Directional signage shall be provided for the one-way driveway on Live Oak Avenue. Signs shall meet with the approval of the Planning and Public Works Departments. 3. A landscape and irrigation plan shall be submitted to the Planning Department for review and approval prior to issuance of any buildIng pennits. 6 inch high concrete curbi ng will be requi red around new landscaped areas. . 4. Prior to issuance of any building pennits, a covenant shall be recorded consolidating the two lots into one parcel. This shall be subject to the City Attorney and Planning Department review. If the existing landscaping along the north property line adjacent to the block wall is renoved, a minimum of four IS-gallon trees shall be planted. Location of said trees shall be subject to Planning Department revi ew. S. 6. If the block wall between 2600 South Thi rd Avenue and the north property line of 311 East Live Oak Avenue is removed, a new 6'_0" high solid masonry wall shall be built by the applicant or his successors. The applicant or.his successors shall only be responsible for that portion of the wall abutting the north property line of 311 East Live Oak. Said wall shall be completed withi n 30 days after the removal of the existing wall. 7. Wheel stops shall be maintained for all parking spaces. C.U.P. 85-6 4/23/85 Page 3 . . .' . . 8. The restaurant shall be maintained as per the plans on file in the Planning Department. 9. That C.U.P. 85-6 shall not take effect until owner and applicant have executed a fonn available at the Planning Department indicating awareness and acceptance of the conditions of approval. FINDINGS AND MOTIONS .. ~proval 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 envi ronment and direct staff to prepare the appropriate resolution incorporating the specific findings and conditions of approval set forth in the staff report (or as modified by the Commission). Deni al 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. 85-6 4/23/85 Page 4 . . ~~ : '110', 0 " .. . "'''' '" o~ 0 I" ~r- o~ 0 " <O~ <f) ()~ fZ.-1 o~ ~ w "'0 0 ~<O " ~ .tl ~'" :'. ~ 0 1- "r- ~ rz.-l 0 \0 g~ <0 ~-I :Q'2 "'I .0' " O~O fl.-I 0 '" I UJ ::::, '" 0",,, l- t! ~-I ~ ~""'" a: <C '-0( "" F--2.. ::> f.-,? O~ 0 . <:$0 (.0' ~<O 0 \.L.. CIl N '-' ... 1l-2.. n' I""" .1Z " '" 0 f: - - a: 1 B . -:::- 12eOT~ r~ ~~ l!.~ u - % i ~f) I N .,. '-' I- <.1 1'1' '" '';s '11.' 6}_ />V'e- I'l O/>.'f- . 1-\\1 e. 38.00' t~9 (,0 5~'00 (330) 'Z1o\_D"""~ \10 (3/4) (324) ~ ('300) \ ('312) (>11;.) .. 0 89.1~ \ ,[I '" (~'n) ~~ 1)'t>E:? '! ,... \ \..lb.W' I \ .., t- ~ t. 0 \ ... o. .. 0' '" \ .. ., "00 7.. to \ "'... ",' ... " \", \l) " \\t, co I-I' \a> \ '" " PART '" '" - ~ '.:" ,; \ l'J!'~_E 'IJ '" to - --<J '! ~ \ " -'T--~ CUP ~~ LAND USE B ZONING I" = lOa' SCALE . . . Mr. t. Mrs. Donald Stehlel Z600 South Third Avenue Arcadia, California 91006 . April 4, 1985 ['H::CEIVED ','" .. 'Q85 .1 J~':, .' ,) 1....- CJ!X ..r'?,r;:,~RCADLA . .' '''''''':''1")''1"' Ci ty Hall Planning Dept. I,:r. ',.'[ill Long . De ar hlr. Long: following our phone conversation this morning I will set out three problem areas that I feel sure we can work around. The business address I am talking about is 311 E. Live Oak, in Arcadia. In the past this lo- cation has been offices, 9am thru 5p",. If this is to be a sit-down restaurant, then there will be a major problem in parking. Between 7pm and 10pm, Thursday, Friday and Saturday night the next door Velvet Turtle "over flow" takes all the parking at 311 8. Live oak, (rear parking) and over to the insurance company on the corner of Third and Live Oak. Second, The once a week paid clean up of the Velvet Turtle area doesn't start to keep the place clean of cans and bottles of beer, papers thrown out after the customers return to their cars, talk a while, drink some more, throw out what they don't want and drive away. Now if there 'was a daily pick up of the parking area required at 311 E. Live Oak, that would help. Third, the concrete block wall is on my property and it gets a block a year knocked out and I have to always re- pair it. So if cement stops are employed that should also help out. One of the continueing problems with persons leasing this address is the problems \'.'i th ni:-;l1t time parking at 311 E. Live Oak. The person ownin~ this property will not assist in this problem either. Parking on side streets in a residential area is not good for any in the area. . ;J;lncerely, (; '.C1:L:.' I W~ ~p1";:u): Donald Stehsel 2600 S. Third .eve. Arcadia, 446-3679 . . .' . . C.U.P. 85-6 File No. CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION CITY OF ARCADIA, CALIFORNIA A. Description of project: Conditional Use Permit to operate a restaurant. B. Location of project: 311 East Live Oak Avenue Arcadia, CA 91006 C. Name of applicant or sponsor: Ralph Sabatella 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: Date: April 1, 1985 WQY~ol U~ S~gnat'\1 e V , Date Posted: Assistant Planner Title . . .': A. BACKGROUND 1. Name of Proponent . 4It C.U.P. File No. 85-6 ENVIRONMENTAL CHECKLIST FORM Ralph Sabatella 624 East Norman Avenue 2. Address and Phone Number of Proponent Arcadia, CA 91006 (818) 447-4445 B. ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required on attached sheets.) !!a!! Will thl 1'1'''''0..1 ""lilt In t. On.t~l. "1'th con,huon. Or In ~MA"" In 9ea.~~(" lub,U''Uet'n'''~ b. /:I1IrllpUCll'l..dl.phc_nt..~ ,..e\l... Or o)Y'l'eOOHflnq o~ HII. '0,1: ~ 01611". In ~uphy Dr oroW\d ."d..:. reh.f 1..tIJ.r..' d. 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Cr..U;_ 01 anr ~1t.ll ....aanI or po\_Ud healt.1I 1'In.t1I Illlc:ludl8lf _lOtal h"ltJll? b. __llll" of ptoIOpll t.O pot...t.hl INIltllhUU'dIIl Date April 1, 1985 .=e ,/ I I ,/ / ,/ / 7 .L ,/ 7 .:i. 01 7 7 ,/ I / 7 '7 ~ T j ~ u, .....t~etl u Ul' I'......__~. jr. eo 1011 ot .IlY .Clllle vlsto: or opel' to the plAbUe. :;>1' ,,111 the Pl'OP'Mal .....ult 111 Ul. ere.t.hmo{.I\....d1.t!c.llyalt....i.... ute open to PIlbli.o:vl...? ../ U. ItKIUtion. Will t.M p~'l ....lllt Ill'''.~o:tW>Ol>U>.q....lJtyol qu...tlty of .H.tUMiI raer..tlonal opportU./\lU,.' ./ 10. ....rchllOl .c.l Nt.tode.l. Ihll tIl. propo',. r.'U t LI'I a.. . t.rat~Oft of . q--t'",,.,,t .rdL_loqlC:&l or C.'~.'). ,,_ ,. '''. .trlletur.. Ob).ct or Qu' ,1.n~' I H. ~nd~~ t:~n:~:1:c~r h:~~~~e:::~t1'1 ~odequ(\&tl'leq\lo&.Ut)'atthlll''I1r~t. lublUnt1.lly reduce u.,"ab.lut o(a nlh Or "lldHt. lpel:l... e.ll... fl." Or ",:'~:: I.. popul.t10n to drop belc>w selr-s'"t&1fllfl~ In'.h. u.r.aten to ...)."""..t.. .. pllnt or Inl_) ~IUt~, r..duee ~he n~.r or r..tnc:t th. r....". of .rar..or.l\d",qer.dpl.ntor'1'I1..1 Ot ..1"11...te U1,port.nt ...~1.. ot the _,or p",~odI of C.li.torl'lll hutor)' or pr"hUtory? / IJ. Dc>I. t.I\. pro,.~...... the potlftU.l to .eh1e"~ Ihort-tlnoo, to dI. dll."v."t..,. olloflq-l........VL~l'Iul.,a.h? (/I. .hon.t....'IIp.c:tol'ltha.I'I".,_nt u "n~ ..hleh oee",.. In a r.huv.ly on"C. d.hnltlV!' pe....O<l ot U_"IIIl. lOl'la.t..... ''''Plcta .0U endllre ....ll Into the !4ture.i / t. DCI..st!lepro'j.ctl'>......IIp.etl "",.,.,., .re H'<l1vldv'Lly l1-.1(.d, b<ft c",""lltlvely cOfIudlrul.? (,. proJ.ct "'Y .llpIctOI'l two or "I'. I'Nr.te r.sourc.. "".u the loopaoct Of! ..c:ll relOUre.. II rll.tJVlly _..II, but """1 tile e f ~..ct 01 th.. tOtal o! tho.. l"Pacu OIllh...nvlrO_l'Il...19"1t1e'l'It.) .I d.O<:>I.theprollCth.v..nv.,........t.\ ..f~lct. "Inch "ill C'U.I autllt."tlll .dv..nl .flleu 0" 10...." h<I.I'ICf" .1th.r dlrectlyor.,.dlrlctly1 1 C. OI5t'U$~:ON 01' '!:li'vtllOtl/'WIT.l.L !Vl>.1.UA~JOIl D, DIETEJlIII.III.lTIOl1 'lOtla.<!~l.tadDoytll.t.e.cl,...IM:Y) Of\th.~uot till. iflitid.wl1....tt_, (4.f1ftod tIl. propOlld prO)acl COC/U) 'tOT h.... . li;n.1f1_t Hact OIl tM 'nvl~M.. ",<I a MEGA'Un DEa.U.ATIQI ".11 bll'nl"nd. o I Had t.I\.t dt~ the prClpOll" proj.et _old "_ . 1l9fL1f1c.ntltt.etOlltllllfLV1r_fLt,tJl.In...iUlIOt 1:1. .. uqllit1c.t1t .ttlct !II tJlil cu. b.e.~ tlM atetq.t!OIt "',,,,,'. d..crlb.d 0" tfL .tt'Ch.d .h..t I'll... ball! .d.lWd to th.& prOlKt. "lfEla~IVI: DECU.U.TIDl'l Wll.&. II '''AJ!bl. o I t1l'1d th. propoae.d prl))act MAt 1.._ . a1,,,Ule..t ,,"act OIL tJ>. 'I'Ivir_flt. .1'1(I .I'I 11fY1~M. llOlln' IZPQft 11 r,",ulrld. I~(~~ -2- . . . , . . File No. CJ..:R t) s--4? ENVIRONMENTAL INFORMATION FORM A, Applicant's Name: /4 ~tJi ;I ~ /~ /.4, // CiA-l,/ ~I (; J... t/ r /1)""u-/ dill Jll'{~ JlJt[{ /7~A) (A (:-. lJ LI~ /JA ,( 9/~(){{' Address: B. Property Address (Location): '3// /1"" {.4r:!".; (!.J c.; /t'/' / / General Plan Designation: C, 0, ZOne Classification: E. Proposed Use (State exactly ~hat use is intended for the property, i.e" type" activities. employment): Ti-11 /; /7/1/ ~ s ),4 ~"A" /? /;/ I ~F Square Footage of Site: G. Square Footage of Existing Buildings: c2/0c':' /' 1. To Remain: S4 ..;./ / ( 2. To Be Removed: H, Square Footage of New Buildings: d./ {l(i ,. /f I L Square Footage of Buildings to be Used for: 1. CoIIImercial Activities: ::..'; (! LJ J; rl I / 2. Industrial Acti vi ties: 0 3, Residential Activities: 0 NUlllber of Uni ts : 0 On a separate sheet, describe the following: 1. The environmental setting of the project site as it exists. Vacant commercial building. The proposed alterations to the project site, Remodel building, enclose patio, new landscaping and parking spaces. The use and development of the surrounding properties. Residential to the north, offices to the west, restaurant to the east and light manufacturing to the south. -1- 2. 3. / -~- . . . . , . Environmental Information Form . K. Oleck the appropriate answers to the following questions, Yes 1. Will the proposed project result in a substantial alteration of ground contours and/or alteration of existing drainage pattern? 2. Will the proposed project result in a change in groundwater quality and/or quantity? 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. L. Provide any additional information which would elaborate on the potential environmental consequences resultant from the proposed project, No ~ ~ ~ ~ ./ ." 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 informatior> presented are true and correct to the best of my knowledge and belief. Date, .3 /::2}/rO)- / /} //~/ i+~ ~{. A' /-7/~A Signature of Applicant -2-