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Home My WebLink About1623 . . . RESOLUTION NO. 1623 A RESOLUTI0N OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO, GP 0~002 TO ADJUST THE LAND USE DESIGNATION BOUNDARY BETWEEN THE COMMERCIAL DESIGNATION OF 201-221 E. DUARTE ROAD AND THE MULTIPLE FAMILY RESIDENTIAL (12 DUlAC MAX.) DESIGNATION OF 810 S, SECOND AVENUE TO ALIGN WITH THE EXISTING NORTHERLY LOT LINE OF 201 E. DUARTE ROAD, WHEREAS. on September 7, 2000, Mr, Hank Jong of EGL Associates, Inc, filed an application for a general plan amendment to adjust the land use designation boundary between the commercial designation of 201-221 E. Duarte Road and the Multiple Family Residential (12 DUlAC Max,) designation of 810 S, Second Avenue, more particularly described as follows; so that the land use designation boundary will align with the existing northerly lot line of 201 E. Duarte Road for a proposed 5-unit residential condominium development at 810 S, Second Avenue, Lots 1 and 2 of Parcel Map No, 8342 in the City of Arcadia. County of Los Angeles, State of California, as per map recorded in Book 98, Page 35 of Parcel Maps in the Office of the County Recorder of Said County. WHEREAS. a public hearing was held on October 24, 2000 at which time all interasted persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVE AS FOLLOWS: Section 1, That the factual data submitted by the Community Development Division of the Development Services Department in the attached report dated October 24, 2000 are true and correct. Section 2, The Planning Commission finds: 1, That the request to adjust the land use designation boundary belween the commercial designation of 201-221 E. Duarte Road and the Multiple Family Residential (12 DUlAC Max,) designation of 810 S, Second Avenue to align with the existing northerly lot line of 201 E, Duarte Road, does not conflict with the General Plan Land Use Designations of any surrounding or nearby properties. 2, That the evaluation of the environmental impacts as set forth in the initial study are appropriate and that the project will have no significant effecJ upon the environment within the meaning of the California Environmental Quality AcJ of 1970, and, when considering the project as a whole. there was no evidence before the City that the proposed . . . project would have any potentially adverse effect on wildlife resources or the habitat upon which wildlife depends, and therefore, a Negative Declaration should be approved, Section 3. That for the foregoing reasons the Planning Commission recommends to tha City Council approval of General Plan Amendment No. GP 00-002 based upon the Infonnation submitted by the Applicant to the City as of date of this Resolution. Section 4, The decision and findings contained in this Resolution reflect the Planning Commission's direction to staff given at its meeting of October 24, 2000, by the following vote: AYES: Commissioners Bruckner, Huang, Kalemkiarian, Olson and Murphy NOES: None Section 5. The Secretary shall certify to the adoption of this Resolution and shall cause a copy to be fOlWarded to the City Councll of the City of Arcadia. I HEREBY CERTIFY that the foregoing Resolution No, 1623 was adopted at a regular meeting of the Planning Commission held on October 24, 2000, by the follOWing vote: AYES: NOES: Commissioners Bruckner, Huang, Kalemkiarian, Olson and Murphy None ~~, / ,?~<- Chainnan, Planning ,Commission City of Arcadia 0' ~ APPROVED AS TO FORM: ~~.~ Stephen P. Deitsch, City Attorney City of Arcadia -2- 1623 STAFF REPORT DEVELOPMrnNTSER~CESDEPARTMENT October 24, 2000 TO: Arcadia City Planning Commission FROM: Donna Butler, Community Development Administrator By: James M, Kasama, Associate Planner SUBJECT: General Plan Amendment No, GP 00-002 to adjust a General Plan Land Use Designation boundary between 201-221 E. Duarte Road and 810 S, Second Avenue, SUMMARY I . General Plan Amendment Application No. GP 00-002 was submitted to adjust the Land Use Designation boundary between the Commercial designation of 201-221 E, Duarte Road and the Multiple Family Residential (12 DUlAC Max.) designation of 810 S. Second Avenue to align with the existing northerly lot line of 201 E, Duarte Road for a proposed 5-unit residential condominium development at 810 S, Second Avenue, The Development Services Department is recommending approval of this General Plan Amendment. GENERAL INFORMATION APPLICANT: Mr, Hank Jong of EGL Associates, Inc, LOCATION: 201-~21 E, Duarte Road & 810 S. Second Avenue REQUEST: A General Plan Amendment to adjust the Land Use Designation boundary between the Commercial designation of 201-221 E, Duarte Rd. and the Multiple Family Residential (12 DUlAC Max.) designation of 810 S, Second 'Ave. to align with the existing northerly lot line of 201 E, Duarte Rd. SITE AREA: Approximately 46,091 square feet (1.06 acres) FRONTAGES: Approximately 270 feet along E. Duarte Road Approximately 188 feet along S. Second Avenue . . . . EXISTING LAND USES AND ZONING: 201 E, Duarte Rd,: 203 & 205 E, Duarte Rd.: Vacant lot- zoned C-1 Two 1-story general office bldgs. totaling 5,620 sq. ft. - zoned C-1 Single family residence to be razed for a parking lot for 203 & 205 E, Duarte Rd, - zoned C-1 1 single family residence, 4 storage buildings, and parking for 203 & 205 E. Duarte Rd. - zoned PR-2 221 E. Duarte Rd.: 810 S, Second Ave,: SURROUNDING LAND USES & ZONING: North: 3 single-family residences - zoned R-2 South: Bank & liquor store - zoned C-1; parking lot - zoned R-2; single family residences - zoned R-1 East: 8-unit detached residential condominium project under construction - zoned R-2 'West: Eating establishment - zoned C"2; and multiple family residences - zoned R-2 , ZONING & GENERAL PLAN,DESIGNATIONS: The northerly 65 feet of the subject area is zoned PR-2 for multiple family residential at a density of one unit per 3,750 square feet of lot area or parking of transient automobiles for an adjacent or nearby commercial use. The General Plan Land Use Designation is MFR-12 for Multiple Family Residential at a maximum density of 12 dwelling units per acre, The southerly portion of the subject area is zoned C-1/Limited Commercial. The General Plan Land Use D,esignation is Commercial with a 0.50 maximum f1oor-area-ratio, BACKGROUND The current property configuration was created by Parcel Map No, 8342 in 1977, which consolidated several small lots, including the vacated alley, into the existing 2 lots (see the attached diagram of P.M. 8342), Also in 1977, Zone Change No, Z-77-2 added a P/Automobile Parking overlay zone to the northerly R-2 zoned portion of the property (810 S. Second Ave.), This was to enable parking on the R-2 zoned area. The parking was needed for the expansion of the commercial buildings at 203 and 205 E. Duarte Road. GP 00-002 October 24, 2000 Page 2 of 4 . . . The zone change documents (Z-77-2; Reso. 991 & Ord, 1607) indicate that the PR-2 zoning WaS applied to the property bounded on the south by the southerly line of the vacated alley, However, this line does not coincide with the north lot line of Lot 2 of Parcel Map 8342 (201 E. Duarte Rd,), The boundaries for subsequent General Plan Land Use Designations of this area are consistent with the zoning boundaries, The result of Parcel Map No. 8342 and Zone Change Z-77-2 is a 3,81 foot wide strip of land just north of 201 E, Duarte Road that is designated for commercial use by the General Plan and is zoned C-1. This 3,81 foot wide strip of land extends from Second Avenue eastward to the easterly property line of Lot 1 of Parcel Map 8342. This General Plan Amendment is the first step in aligning the General Plan Land Use Designation and Zoning boundaries with the north lot line of 201 E. Duarte Road (Lot 2 of Parcel Map No. 8342), The eventual goal is to develop 810 S. Second Avenue with a 5-unit residential condominium project, PROPOSAL AND ANALYSIS I This General Plan Amendment is to change the Land Use Designation of a 3.81 foot wide strip of property just north of 201 E, Duarte Road (Lot 2 of PM 8342) from Commercial to MFR-12 for Multiple Family Residential at a maximum density of 12 dwelling units per acre. This 3.81 foot wide strip of land extends from Second Avenue eastward to the easterly property line of Lot 1 of Parcel Map 8342 (see the attached diagram of P.M, 8342), The purpose of this change is to enable the R-2 zoned property to be developed with a 5-unit residential condominium project, The project could not be subdivided into condominiums unless there is consistency with the General Plan and Zoning, This General Plan Amendment is the first application necessary to enable the proposed 5-unit residential condominium project. Following this General Plan Amendment will be a Zone Change (Z 00-002) of the 3,81 foot wide strip of property to be consistent with the General Plan by changing the zoning from C-1 to R-2. Once the Zone Change is approved, the Architectural Design Review, Zoning Modifications, and the Tentative Map for the proposed 5-unit residential condominium project (ADR 00-025, MP 00-024 & TM 53330) can be scheduled for the Planning Commission's consideration. CEQA Pursuant to the prOVIsions of the California Environmental Quality Act, the Development Services 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 GP 00-002 October 24, 2000 Page 3 of 4 . . . project including land, air, water, minerals, flora, fauna, ambient noise and objects of historical or aesthetic significance. When considering the record as a whole, there is no evidence that the proposed project will have any potential for adverse effect on wildlife resources or the habitat upon which the wildlife depends, Therefore, a Negative Declaration has been drafted for this project, RECOMMENDATION The Development Services Department recommends approval of General Plan Amendment No, GP 00-002, PLANNING COMMISSION ACTION The Planning Commission should adopt Resolution No. 1623: A Resolution of the Planning Commission of the City of Arcadia, California, recommending to the City Council approval of General Plan Amendment No. GP 00-002 to adjust the Limd Use Designation boundary between the Commercial designation of 201-221 E. Duarte Road and the Multiple Family Residential (12 DUlAC Max.) designation of 810 S. Second Avenue to align with the existing northerly lot line of 201 E. Duarte Road. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the October 24th public hearing, please contact Associate Planner, Jim Kasama at (626) 574-5445, Approved by: onna L. Butler Community Development Administrator Attachments: Parcel Map No. 8342 land Use and Zoning Map Proposed Tentative Tract Map No. 53330 Negative Declaration & Initial StUdy Resolution No. 1623 GP 00-002 October 24, 2000 Page 4 of 4 , , , " 1.3'2 .s so so -- 50 ALl CE S17 ~ 90.5 130 50 .~ ~ ( .a:JIf:V I ~ (210) '. , I.i\' .g;" 17 1 . I ~ I .n !~ I It. lG 1&,,13 ,-..tl ' ..; 'j. - ----- 2';'iQi. 5r~' f '; I P~M. 8342 u-.. ~ 2 a 1 01 Q -z. Q u Ul \f1 ., . :r' 0" - N (.~\J ..~7G ("O~_~05) HI .. ~;!ii ' . (,,~I) T" ~- 4{ Er-_ ~D. DLl^~1~ , J PARCEL MAP NO. 8342 . . . '--" ,- - R~2 -, --0 I iR_2O , CD 0 0 0 0 - CD i - ALICE ST. i -' u.i u.i ! 0 0 ,0 0 > I > <C <C , R-2 I '-R-2 8 DETACHED I , %70,5:; RESIDENTIAL I 0 '0;.,. UNITS f-- P.M. 8342 ' UNDER ~e CONSTRUCTION 1:0:0'=1 p./-A,e. 'S-35 ' ~ C I QI Cl:' ;r ~ , ! C-2 0 ., 0 1 "', 2, 0 "-; Z !1. ~ I FAST FOOD 0 ' - (,,:i.') 0 , WITH I DRIVE THRU W (lP3'!O'?llI ,_. - ' i rn ~ (~.tl\) i :if 1~.10 RO. I I - ..-1 .- OUARiE , i I , r , lSll! I 0 0 I =>0 9 ~ o III g~ I ! IllZZ~ SANK Cl ~~~'~ ~ll!:... :z ~~O I ~ - 0",,,, C.1 ~ll!ili I : ffi-,~Ill R-1 I Illh~ It , S~ R-2 0 I 0 u C.2 u"" <("" >0 I r..... " .. , .- - .. LAND USE & ZONING MAP GP 00-002 J Z 00-002 J MP 00-024 J ADR, 00-025 J TM 53330 t NORTH 201-221 E. Duarte Rd. & 810 S, Second Ave. Scale: 1 inch = 100 feet . OIllolER, JACK TAN, SUNNY DEVELOPMENT 2215 E. HUNTINGTON GRIllE DUARTE. CA 91010 PREPARED BY: HANK JONG, PE: EGl ASSOCIATES; INC, 11623 ~lAUSON A\mUE. UNIT 16 SANTA FE SPRINGS, CAUFORNIA 90070 PH: 562-945-0569 FAX: 562-945-0364 --------- _~d- I - - C:\Rt.tJ \,\~__---\)\lt>.\r\E .;) . IIllIlI TENTATIVE TRACT MAP NO. 53330 ~ 5l:M..E:I".t1t BEING A SUBDIVlSlllN Of T1iE PARCEl 1 Of PARCEl MAP BJ42, IN COUNTY Of LOS ANGElES, STATE OF CAUFORNIA AS PER MAP RECORDED IN BOOK 98. PAGE 35 OF MAPS, IN 1I-IE (JfICE Of 1I-IE COUNTY RECORDER OF SAID COUNTY, - "W; IU-- "(101,_G)."_M...Dl51ItGaEVA1lIIl, +1~DL\'A1KtI -(la2}-..-DI!S CXIIIlIIIS -........"""'" -""""" ~IJATmIl -"" ""'"" - -- I VICINITY MAP tIaI1T"'""'" =:~ Reus ~A1IIlll5lRCl GAS - stVlIERM CMI'DNA'aAlj en . D.ECIl\CM.-lDmIJIH CMIlIIIIAEDSlJI Q1 II.!JltIfE:-PAlRIElJ. SQdI.-AlICtoIUOlYlDIlII..lmRlCI' FK-artffAllC.lCUfIlftEPNl1IIIJ HRFF.-lm'f7NICMIAPaJ::E - mE: 'Nm.t;ff'l1l1~Y m.... PNIIl.2::rCl;ItDZ!II:OWlIi( .(fa Lat: 1 !IlLCFAIP.UIl!: Z PNlCIlllSPIlII'ODflJISlIIJ'SClIIJlIINIl PIBIRJ~Z~ NOll'llrn ,......,...."'", PMlln~ U,lf7SQ.n /lO.lFSttIE! :r ....lFPNIIICIiS: MlClll. 10 00Q1) + 3 (a.ESI) AlRm2,f1(tfRlXJ . DERACt l&'OSN.: BY CRA'flY SE1Ill PFO ,,-. ... --- ~fI:: ~~ ~~~.....~ fli-- Er "_1IllID mu: fl-fUJtlJEEl!\'AlDl 1V_'D.11Ru..w: . Rlm.... {)AI[ NO u a:: ~ iii ~ ~ ;~~ u 5::!~ 0';' . :::>()CI> ~ !!i.8 B'~ J, !:bl"- .... ~J:jN' <<=J 1')0:8 ILl ~]-; -' w u u:: ..... o Q ~ ~~,... ZOO -~O liwO: QI-C OZ~U :)~ UQ~ ~W~ :)O~ onNC ~.<llQIS1~2000 ~ ,",,2fI .... '" .t= <<I-1H-O>>- ... ,", . . . Ale No.: GP 00-002; Z 00-002; & TM 53330 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT' NEGATIVE DECLARATION Adopted: - - 0 R AFT -- Title and Description of Project: General Plan Amendment No, GP 00-002; Zone Change No, Z 00-002; & Tentative Tract Map No, TM 53330 - A General Plan Amendment and Zone Change for a 3,81 foot southward adjustment of the General Plan Land Use DeSignation boundary and Zoning Designation boundary between the Commercial designation of 201-221 E. Duarte Road and the Multiple Family Residential (12 DUlAC Max,) designation of 810 S, Second Avenue to align with the existing northerly lot line of 201 E. Duarte Road, which is a vacant lot. These are to accommodate a proposed 5-unit residential condominium development of 810 S, Second Avenue, The Tentative Tract Map will follow the General Plan Amendment and Zone Change to split 203-221 E. Duarte Road from 810 S, Second Avenue with a new lot line that will align with the existing northerly lot line of 201 E, Duarte Road, and for the condominium subdivision of the proposed 5-unit residential development of 810 S. Second Avenue. Location of Project: 201-221 E. Duarte Road & 810 S. Second Avenue Northeast corrier of East Duarte Road & South Second Avenue In the City of Arcadia, County of Los Angeles Name of Applicant or Project Sponsor: EGL Associates, Inc, - Civil Engineers for Sunny Development 11823 Slauson Avenue, Unit #18 Santa Fe Springs, CA 90670 Contact Hank Jong - (562) 945-0689 I fax (562) 945.0364 Finding: The Planning Commission, having reviewed the Initial Study of this proposed project and having reviewed the written comments received prior to the public hearing of the Planning Commission, including the recommendation of the City's staff, does hereby find and declare that the proposed project will not have a significant effect on the environment based on the results of the Initial Study, and the consistency of the proposed project with the City's General Plan and Zoning Ordinance. The Planning Commission hereby finds that this Negative Declaration reflects its independent judgment. A copy of the Initial Study may be obtained at the location listed below, The location and custodian of the documents and any other material which constitute the record of proceedings upon which the City based its decision to adopt this Negative Declaration are as follows: City of Arcadla- Development Services Dept.fCommunity Development Division/Planning Services Attention staff member: James M. Kasama, Associate Planner (626) 574-5445 240 West Huntington Drive ArcadlB, CA 91007 Date Received for Filing By Los Angeles County: (County Clerk Stamp Here) Name.' Los AngeleS COUntyStaffperson TiUe . . . FIle Nos,: GP 00-002; Z 00-002; & TM 53330 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT ENVIRONMENTAL CHECKLIST FORM 1. Project Title: General Plan Amendment No. GP 00-002; Zone Change,No. Z 00-002; & Tentative Tract Map No. TM 53330 2. Lead Agency Name & Address: City of Arcadia Development Services Dept. J Community Development Div, I Planning Services 240 W. Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 3. Lead Agency Contact Person & Phone Number: James M, Kasama, Associate Planner - (626) 574-5445 J fax (626) 447-9173 4. Project Location (address): 201-221 E. Duarte Road & 810 S, Second Avenue Northeast comer of East Duarte Road & South Second Avenue In the City of Arcadia, County of Los Angeles 5. Project Sponsor's Name, Address & Phone Number: EGL Associates, Inc. - Civil Engineers for Sunny Development 11823 Slauson Avenue, Unit #18 Santa Fe Springs, CA 90670 Contact: Hank Jong - (562) 945-0689 J fax (562) 945-0364 6. General Plan Designation: The northerly portion of the property is designated "Multiple Family Residential with a 12 Dwelling Units Per Acre Maximum Density" and the southerly portion is designated "Commercial", Form 1IJ" -1- CEQA Checklist 4/99 AlaN...,: GP 00-002; Z 00-002; & TM 53330 . 7. Zoning Classification: The northerly portion of the property (810 S, Second Ave.) is zoned PR-2 for transient automobile parking use in conjunction with a nearby commercially zoned property or for multiple family residential use at a density of one unit per 3,750 square feet of lot area. The southerly portion of the property (201-221 E. Duarte Rd.) is zoned C-1 for limited commercial use. . 8. Description of Project: (Describe the whOle ac\lonlnvolved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for Its Implementation.) A General Plan Amendment and Zone Change for a 3.81 foot southward adjustment of the General Plan Land Use Designation boundary and Zoning Designation boundary between the Commercial designation of 201-221E. Duarte Road and the Multiple Family Residential (12 DUlAC Max.) designation of 810 S, Second Avenue to align with the existing northerly lot line of 201 E, Duarte Road, which is a vacant lot. These are to accommodate a proposed 5-unit residential condominium dev~lopment of 810 S. Second Avenue, A Tentative Tract Map will follow the General Plan Amendment and Zone Change to split 203-221 E. Duarte Road from 810 S. Second Avenue with a new lot line that will align with the existing northerly lot line of 201 E. Duarte Road, and for the condominium subdivision of the proposed 5-unit residential development of 810 S. Second Avenue. 9. Surrounding land uses and setting: (Briefly describe the project's surroundings.) The 3 lots to the north are developed with single family residences, The property to the east is being developed with 8 multiple family residences, The areas to the south and west are developed with commercial uses. 10. Other public agencies whose approval is required: (e,g" permits, financing approval, pertlclpatlon agreement) The City Building Services, Engineering Division, Fire Prevention Bureau, Public Works Services, and Water Services will review the construction plans and subdivision map for compliance with all applicable construction codes, dedication of public rights-of-ways and easements, and compliance with the Subdivision Map Act, and will oversee construction and installation of any necessary infrastructure or improvements within the public rights-of-ways, . Form "J" -2- CEOA Checklist 4/99 . . . File Nos,: GP 00-002; Z 00-002; & TM 53330 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact" as indicated by the checklist on the following pages: [ ] Aesthetics [ ] Mineral Resources [ ] AgriCUltural Resources [ ] Noise [ ] Air Quality [ ] Population I Housing [ ] Biological Resources [ ] Public Services [ ] Cultural Resources [ ] Recreation [ ] Geology I Soils [ ] Transportation I Traffic [ ] Hazards & Hazardous Materials [ J Utilities I Service Systems [ ] Hydrology I Water Quality [ ] Mandatory Findings of Significance [ J Land Use I Planning DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: [X] I find that the proposed project COULD NOT have a significant effect on the 'environment, and a NEGATNE DECLARATION will be prepared, [J I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared. [] I find that the proposed project MAY 'have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required, [] I find that the proposed project MAY have a 'potentially significant impact" or 'potentially significant unless mitigated impact" on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. [] I find that although the proposed project could have a significant effect on the environment, but because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. By: J es M. Kasama, Associate Planner For: City of Arcadia Date: September 27, 2000 ---- FormlllJ" -3- CECA Checklist 4/99 . . . FHe N....: GP 00-002; Z 00-002; & TM 53330 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brlef explanation is required for all answers except 'No Impact' answers that are adequately supported by the infonnatlon sources a lead agency cites In the responses follOWing each question, A 'No Impact' answer Is adequately supported if'the referenced infonnatlon sources show ttiat the impact simply does not apply to projects like the one involved (e.g" the project falls outside a fautt rupture zone), A 'No Impact' answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2, All answers must take account of the whole action Involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational Impacts. 3. Once the lead agency has detennined that a particular physical impact may occur, then the checklist answers must indicate whether the Impact Is potentially significant, less than significant with mitigation, or less than significant, 'Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant. If there are one or more, 'Potentially Significant Impact' entries when the detenninatlon is made, an EIR Is required. 4. 'Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporatiDn of mitigation measures has reduced an effect from "Potentially Significant Impact' to a "Less Than Significant Impact." The lead agency must descrlbe the mitigatlon measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVIII, 'Earlier Analyses,' must be cross-referenced), 5. Earlier a(lalyses may be used where, pursuant to the tierlng" program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or Negative Declaration, Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analyses Used, Identify and state where they are available for review, b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitlgatlon measures based on the earlier analysis c) Mitigation Measures. For effects that are "Less Than Significant With Mitigation Measures Incorporated,' describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project, 6. Lead agencies are encouraged to incorporate into the checklist, references to infonnation sources for potential Impacts (e.g., general plans, zoning ordinances), Reference to a previously prepared or outside document should. where appropriate, Include a reference to the page or pages where the statement Is substantiated. 7, Supporting Infonnatlon Sources: A source list should be attached. and other sources, uses or Individuals contacted should be cited in the discussion. 8, This is only a suggested fonn, and lead agencies are free to use different fonnats; however, lead agencies should nonnally address the questions from this checklist that are relevant to a project's environmental effects In whatever fonnat is selected. 9. The explanation of each Issue should identify: a) The significant criterla or threshold, If any. used to evaluate each question; and . b) The mitigatlon measure identified. if any, to reduce the impact to less than significant. Form IIJ" -4- CEOA Checklist 4/99 . . . File No.: GP 00-002; Z 00-002; & TM 53330 Less Than Significant Potentially Wrth Less Than Slgnlllcant Mitigation Slgnmeant No Impact Incorporation Impact Impact I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? [r [I [I [Xl b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a'state scenic highway? [ I [ I [I [X] c) Substantially degrade the existing visual character or quality of the site and Its surroundings? [ I [ ] [I [X] d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views In the area? [ ] [ I (X] [I The project and the eventual development of the proposed 5 residential units will be a new source of light, but will not adversely affect views in the area. II. AGRICULTURAL RESOURCES - (In determining whether Impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the Califomla Department of Conservation as an optional model to use In assessing Impacts on agriculture and farmland.) Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) as shown 'on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the Califomia Resources Agency, to non- agricultural use? [ I [ ] [] [Xl b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? [ I [ I [I [XI c) Involve other changes In the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? [ I [ ] [] [XI There Is no agricultural or farmland on the subject property or in the vicinity, III. AIR QUALITY - (Where available, the significance criteria established by the applicable air quality management or pollution control district may be relied upon to make the following determinations,) Would the proposal: a) Conflict with or obstruct implementation of the applicable Air Quality Plan? [ I [ I [I [X] b) Violate any air quality 'standard or cDntribute substantially to an existing or projected air quality violation? [ I [ I [I [Xl c) Result In a cumulatively considerable net Increase of any criteria poliutant for which the project region Is non- attainment under an applicable federal or state ambi'ent air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? [I [ I [I [XI d) Expose sensitive receptors to substantial pollutant concentrations? [ I [ I [I [XI e) Create objectionable odors affecting a substantial number of people? [ I [ I [I [X] The project and the eventual development of the proposed 5 residential units will not result in any of the above Impacts. IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse impact, either directly or through habitat modifications, on any species Identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the Califomia Form . J" -5- CEQA CheckIIsI 4/9g FileNo,: GP 00-002: Z 00-002: & TM 53330 Less Than Significant Potentially Wdh Less Than Significant Mitigation Slgnlflcanl Impact Incorporation Impact No Impact . Department of Fish and Game or U, S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community Identified In local or regional plans, policies, and regulations, or by the Callfomla Department of Fish and Game or U, S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vemal pool, coastal, etc,) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or Impede the use of native wildlife nursery sites? e) Conflict with any local pOlicies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional or state habitat conservation plan? [ ] [ I [I [X] The project and the eventual development of the proposed 5 residential units will' not result in any of the above impacts, V . CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change In the Significance of a historical resource as defined in Section 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Sectlon 15064,5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those Interred outside of formal cemeteries? [ ] [ I [] [X] The project and the eventual development of the proposed 5 residential units will not result In any of the above impacts. VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, Including the risk of loss, injury, or death Involving: I) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map Issued by the State Geologist for the area or based on other substantial evidence of a known fault? (Refer to DIvision of Mines end Geology Special Publication 42). il) Strong seismic ground shaking? Iii) Seismic-related ground failure, including liquefaction? Iv) Landslides b) Result In substantial soil erosion or the loss of topsoil? [ I [ I [ ] [Xl [ ] [Xl [ ] [ I [ I [ I [ ] [Xl [ ] ( ] [ I (X] ( I [ I [ I (XI . [ ] [ ] [X] [ I [ I [ I [X] [ ] [ ] [ ] [XI [ ] [ ] [ ] [ ] [ ] [ ] [ ] [X] [ ] [ I [ I [X] [ I [Xl [X] [X] [ ] [ I [ ] [ ] [ ] . Form OJ" -6- CECA Checklisl 4199 . . . File No,: GP 00-002; Z 00-002; & TM 53330 Less Than Slgniflcanl PoIentlaIly WIth Less Than SIgnificant Mitigation Significant No Impact Incorporatlon Impact Impact VII. c) Be located on a geologic unit or soil that Is unstable, or that would become unstable as a result of the projed, and potentially result in on- or off-site landslide, lateral spreading, subsidence, IIquefadlon or collapse? I ] I ] I] [X) d) Be located on expansive soil, as defined in Table 18-1-B of the Unifonn BUilding Code (1994) creating substantial risks to life or property? I ] [ J [J IX] e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? [ ] [ ] [] [X) The projed and the eventual development of the proposed 5 residential units will not result in any of the above Impacts, HAZARDS AND HAZARDOUS MATERIALS - Would the projed: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? [ ] [ ] [] [X) b) qreate a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions Involving the release of hazardous materials into the environment? [ ] [ ], [] [X) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? [ ) [ ) [) [X) d) Be IDcated on a site which Is InCluded on a list of hazardous materials sites complied pursuant to Government Code Sedion 65962.5 and, as a result, would it create a Significant hazard to the public or the environment? [ ) I ] [l [X) e) For a projed located within an airport land use plan, or where such a plan has nol.been adopted, within two miles of a public airport or public use airport, would the projed result In a safety hazard for people residing or wolting in the projed area? [ ] [ ] [] [X) t) For a projed within the vicinity of a private airstrip, would 'the projed result In a safety hazard for people residing or wolting in the projed area?, [ ) [ ] [] [X) g) Impair implementation of, or physically Interfere with an adopted emergency response plan or emergency evacuation plan? ' [) [ ) I] [X)' h) Expose people or strudures' to a significant risk of loss, Injury, or death InVOlving wildland fires, Including where wildlands are adjacent' to urbanized areas or where residences are intennixed with wildlands? [ ] [, ] I) [X) The projed and the eventual development of the proposed 5 residential units will not result In any of the above impads. HYDROLOGY AND WATER QUALITY - Would the projed: a) 'Violate any water quality standards or waste dlschaltle requirements? [ ] [ ] [] [X] b) Substantially deplete groundwater supplies or Interfere substantially with groundwater recharge such that there VIII. Fonn"J" .7. CEOA Checklist 4199 . . . File No.: GP 00-002: Z 00-002; & TM 53330 Less Than Significant Potentially W~h Less Than Slgnlfocant MitigatiOn Significant No Impact Incorporallon Impact Impact would be a net deficit In aquifer volume or a lowering of the local groundwater table level (e,g., the production rate of pre-existing nearby wells would drop to a level which would not sUPJlQrtexisting land uses or planned uses for which permits,h~ve been granted)? [ ] [ ] [] [X] c) Substantially alter the existing drainage pattem of the site or area, including through the alteration of the course of a stream or river, In a manner which would result In substantial erosion or siltation on- or off-site? [ ] [ ] [] [X) d) Substantially alter the existing drainage pattem of the site or area, Including through the alteration of the course of a stream or river, or substanllally increase the rate or amount of surface runoff In a manner which would result in flOoding on or off-site? [ ] [ ] [] [Xl e) Create or contribute runoff water which would exceed the capaCity of existing or planned stormwater drainage systems or providE! substantial additional sources of polluted runDff? [ ) [ ) [] [X] f) OtherwisE! substantially degrade water quality [ ] [ ] [) [X] g) Place housing within a 1 Co-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? [] [ ] [] [Xl h) Place structures within a 1 CO-year flood hazard area, which would impede or redirect flood flows? [ ) [ ) [) [X] Q Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as Ii result of the failure of a levee or dam? [ ] [ ] [X] [] D Inundallon by seiche, tsunami, or mudflow? [ ) [ ] [] [Xl The subject properties are within the Santa Anita Dam Inundation Area, but the project and the eventual deVelopment of the proposed 5 residential units will not result In a significant Increase in the potential for the exposure of people or property to flooding hazards. IX. LAND USE & PLANNING -Would the project: a) Physically divide an established cDmmunity? [ ) [ ] [] [X] b) Conflict with any applicable land use plan, policy, or regulallon of an agency with jurisdiction over the project (Including, but not limited to, the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? [ ) [ ] [) [X) c) Conflict with any applicable habitat conservallon plan or natural community conservallon plan? [ ) [ ] [) [X) The project and the eventual development of the proposed 5 residenllal units will not result In any of the above impacts, X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? [) [] [) [X] b) Result in the loss of availability of a locally imJlQrtant mineral resource recovery site delineated on a local general .. plan, speCific plan or other land use plan? [ ] [ ] [] [XI The project and the eventual development of the proposed 5 residential units will not result in any of the above Impacts. Form . J" -8- CEOA Checklist 4/Q9 XI. NOiSE.... Wpuld the project resultln: a) Exposure of persons to, or generation of noise levels In excess of stanClards established In the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to, or generation of excessive groundbome vibration or groundbome noise levels? c) A substantial permanent Increase In ambient noise levels In the project vicinity above levels existing without the project? d) A substantial temporiuy or periodic Increase In ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working In the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? [ I [ I [I [X] The project itself will not result In any of the above Impacts, but the eventual development of the proposed 5 residential units will result In additional noise during construction, but such should not be substantially above existing ambient noise levels. POPULATION & HOUSING - Would the project: a) Induce substantial population growth In an area, either directly (fDr example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other Infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? [ I [ I [I [XI The project and the eventual development of the proposed 5 residential units will not result in any of the above Impacts, PUBLIC SERVICES - Would the project result in substantial adverse physical Impacts associated with the provision of new or physically altered govemmental facilities, need for new or physically altered govemmental facilities, the construction of which would cause significant environmental Impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? [ J [ I [I [X] b) Police protection? [ I [ I [I (X] c) Schools? [ I [ I [XI [] d) Parks? [ I [ ] [X] [I e) Other publiC facilities? [ I [ ] [I [XI The project and the eventual development of the proposed 5 residential units will not result in any of the above linpacts, RECREATION - Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substa(ltial . . XII. · XIV. ") XIII. Fonn"J" .e. File No,: GP OQ..OO2: Z OQ..002; &TM 53330 Less Than Slgnlflcant PotentIally WIth Less Than Slgnlllcant MlUgatIon Slgniflcanl No Impact Incorporation Impael ,,,,pact [ I [X] [ I [ I [ ] [ I (X] [ I [ I [ I [ I [X] [ I [X] [ I [ I [ I [ ] [Xl [ I [ I [X] [ I [ I [ I [ I (X] [ I CEQA Checklist 4'99 . . . FUe No,: GP 00-002; Z 00-002; & TM 53330 Less Than Slgnlflcant Potentially With Less Than Significant Mlllgalion Significant No Impact Incorporation, Impad Impact physical deterioration of the facility would occur or be accelerated? [ I [ I [I [Xl b) Does the project include, recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? [ I [ I [I [X] The project and the eventual development of the proposed 5 residential units will not result in any of the above impacts, 'XN. TRANSPORTATION / TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial Increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? [ J [ I [Xl [I b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? [ I [ I [I [X] c) Result in a change in air traffic pattems, Including either an i"crease in traffic levels or a change In location that results in substantial safety risks? [ I [ J [I [Xl d) Substantially increase hazards due to a design feature (e,g" sharp curves or dangerous intersections) or incompatible uses (e.g" fann equipment)? [ I [ I [I [X] e) Result in inadequate emergency access? [ I [ I [I [Xl f) Result in inadequate parking capacity? [ I [ I [I [Xl g) Conflict with adopted policies, plans, or programs supporting altematlve trensportation (e,g., bus tumouts, bicycle racks)? [I [ I [I [X] The project and the eventual development of the proposed 5 residential units will not result in any significant Impacts, 'XNI. UTILITIES & SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? [ I [ I [I [Xl b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [ I [ I [I [X] c) Require or result In the construction of new stonn water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? [ I [ I [I [X] d) Have sufficient water supplies available to serve the project from existing entltiements and resources, or are new or expanded entitiements needed? [ J [ I [I [Xl e) Result in a detennlnation by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected, demand in addition to the providers existing commitments? [ J [ J [] [Xl f) Be served by a landfill with sufficient pennitted capacity to accommodate the project's solid waste disposal needs? ,[ I [ I [I [Xl Form -J- -II). CEQA Chec;kllsl 4199 ) Flle No.: GP 00-002; Z 00-002; & TM 53330 . Less Than SlgnlflC8J1t PotenUally With Less Than Significant MitigaUon Slgnlllcanl No Impact IncorponllIon Impact Impact . g) Comply with federal, state and local statutes and regulations related to solid waste? [ I [ I [I [Xl The project and the eventual development of the proposed 5 residential units will not result In any of the above Impacts. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a} Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop be,low self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of Califomia histoJy or prehistory? [ ] [ ] [] [Xl b) Does the project have impects that are individually limited. but cumulatively considerable? rCumulatlvely considerable" means that the Incremental effects of a project are considerable when viewed In connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects,} [) ,[] [I [Xl c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? [ ] [ I [I [Xl The project and the eventual development ofthe proposed 5 residential units will not result in any of the above Impacts. XVIII. EARLIER ANALYSES No eariier analyses. and no additional dDcuments were referenced pursuant to the tiering, program EIR, or other CECA processes to anelyze the project. . Form . J- -11. CEQA Checklist 4199 FileNo, t;" O()-oo-z.: z CIQ-ooz-i , .f-1N ~33:30 Date Filed: Q-7-oo CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA. CA 91007 ENVIRONMENTAL INFORMATION FORM General Information 1. Applicant's Name: Hank Jong Address: 11823 Slauson Ave.. #18, Santa Fe Sprinqs, CA 90670 2. Property Address (Location): 201 E. Duarte Rd., Arcadia, CA 91007 Assessor's Number: 5779-18-41 3, Name, address and telephone number of person to be contacted concerning this project: Hank Jong, 11823 Slauson AVe., #18, Santa Fe Springs, CA 90670 562-945-0689 4, List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: . General Plan Change; Zone Change & Tract Map 5. Zone Classification: R- 2 ; C-1 -al 6. General Plan Designation: parcel 1; Resident parcel 2: commercial Proiect Description 7. Proposed use of site (project description): Building 5 unit condominium s 8, Site size: 32,432 S.F. 9, Square footage per building: Type A: 2,616S.F., Type B: 2,451 S.F., Type C: 2,415S.F, 10. Number of floors of cOllStruction: 2 11. Amount of off-street parking provided: parcel 1: 10( residential) + 3 (guest) parcel 2: 17(office) 12. Proposed scheduling of project: 8 months 13, ,Anticipated incremental development: N I A 1" If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household sizes expected: 5 unit condominiu~ averaqe size = 2,477 S.F. , sale prices depend on market conditionl for single family use only. 15, . 16. If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales 'area, and loading facilities, hours of operation: N/A If industrial, indicate type, estimated employment per shift, and loading facilities: N/A 17. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilitieS, and community benefits to be derived from the project: N/A 18, If the project involves a variance, conditional use permit or zoning application, state this and indicate clearly why the application is required: parcel 1: R2 with southerly 15' zone change C1 to R2 Make it a better design of a 5 unit condominium .. the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional .IS as necessary), 19. 20. 21. 22. 23, 24, 25, 26. , Change in existing features of any hills, or substantial alteratin of ground contours, YES NO Cl [J Cl [) D IJ D iQ Cl [) D [J Cl [l D 1[1 D ~ E.I,R. 04/12100 Page 2 Change in scenic views or vistas from existing residential areas or publiclands or roads Change in pattern,scale or character of general area of project. Significant amounts of 50lid waste or litter. Change in dust, ash, smoke, fumes pr odors in vicinity. Change in ground water quality or quantity, or alteration of existing drainage patlersn. Substantial change in existing noise or vibration levels in the vicinity. Is site on filled land or on any slopes of 10 percent or more, Use or disposal of potentially hazardous materials, such as toxic substances, flammable or explosives, , ) YES NO . Substantial change in demand for municipal services (police, fire, water, sewage, etc.) CI [J 29. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc. CI f!l 30, Relationship to a larger project or series of projects. CI f!l 31. Storm water system discharges from areas for materials storage, vehicle or equipment CI f!l fueling, vehicle or equipment maintenance{including washing), waste handling, hazardous materials handling or storage delivery or loading docks, or other outdoor work areas? 32, A significantly environmentally hannful increase in the flow rate or volume of storm water 0 ~ runoff? 33. A significantly environmentally harmful increase in erosion of the project site or surrounding 0 l!I areas? 34. Storm water discharges that would significantly impair the beneficial uses of receiving wlj.ters or areas that provide water quality benefits (e,g, riparian corridors, wetlands, etc,)? . Harm to the biological integrity of drainage systems and water bodies? o ~ o ~ Environmental Settinl! 36. Describe (on a separate sheet) the project site as it exists before the project, including information on topography, soil stability, plants and animals, any cultural, historical or scenic aspects, any existing structures on the site, and the use of the structures. Attach photographs of the site, Snapshots or Polaroid photos will be accepted, 37. Describe (on a separate sheet) the surrounding properties, including information on plants"animals, any cultural, historical or scenic aspects. Indicate the type of land uses (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops, department stores, etc,), and scale of development (height, frontage, set- backs, rear yards, etc.), Attach photographs of the vicinity. Snapshots or Polaroid photos will be accepted. Certification I hereby certify that the statements furnished above and in the attached exhibitspresentthe 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, '1/)'(01) ~K-~ re Signature E,I.R. 04/12100 Page 3 . TENTATIVE TRACT MAP I,) 53~0 201 E. DUARTE ROAD,ARCADIA SITE PHOTOGRAPHS " ",.i,\ Photo 1 :Subject sne - (viewing eest across 2nd Ave,) . Photo 3: Single family house located northwest of subject property - (viewing northwest across 2nd Ave,) . '\, Photo 5: Slngle-ramlly house located west or subject Property acrosslng 2nd Ave, (viewing west from 2nd Ave, ) - .. 'r;/"f .~....... :.' .C'. ",: '.' .. i; ,.' '.- " ','- -.r :~" . <. , " /, ./ Photo 4: Store located west of subject property - (viewing southwest across 2nd Ave.) Photo 6; Single-family house located north of subject property (viewing northeast from 2nd Ave.) . . ~ TENTATIVE TRACT MAP I, _.' 53330 201 E. DUARTE ROAD, ARCADIA SITE PHOTOGRAPHS - --"- ---=~--::~--~::::-:.;.;~~ "~;~~--' Photo 7:Slor. loeated south,of subjeCt stte - (viewing south across E. Duarte Rd,) ,.~~->: Photo 9: Single family house located southeast of subject property - (viewing southeast across Duarte Ave.) .:"i~"-~-'.. ~--~ ~ ~;-=-;;~;~~-~-' Pholo 8: Store located south of subfectslte - (viewing south across E, Duarte Rd,) ,.u 'l.. "', :,-, " , :1, '. " Photo 10: Adjacency located southwest of subject property - (Viewing north across Duarte Rd,)