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HomeMy WebLinkAbout1608 (2) . RESOLUTION NO. 1608 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, ADOPTING THE NEGATIVE DECLARATION AND GRANTING CONDITIONAL USE PERMIT NO. CUP 00-005 TO ALLOW A GRADUATE SCHOOL TO OCCUPY THE FIRST AND SECOND FLOORS (14,060 SQ. FT.) OF THE, PROPOSED 20,772 SQUARE FOOT, THREE-STORY OFFICE BUILDING TO BE DEVELOPED AT 225 E. SANTA CLARA STREET. WHEREAS, on April 4, 2000, an application was filed by Point Loma Nazarene University for a Conditional Use Permit and parking modification to allow a graduate school with a maximum attendance of 200 students to occupy the first and second floors (14,060 sq. ft.) of the proposed 20,772 square foot, three-story office building; Development Services Department Case No. CUP 00-005, to be located at 225 E. Santa Clara Street, more particularly described as follows: Lots 1 & 2 of Parcel Map 21841 in the City of Arcadia, County of Los Angeles, State of California, as recorded in Book 241, Pages 2 & 3 of Parcel Maps in the Office of the Recorder of said County. . WHEREAS, a public hearing was held on May 9, 2000, 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 Development Services Department in the attached revised report dated May 9, 2000 is true and correct. SECTION 2. This Commission finds: 1. That the granting of the Conditional Use Permit will not be detrimental to the public health or welfare, nor injurious to the property or improvements in the 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, or sites for the proposed use are 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 subject property is designated for Mixed Use - CommerciallMultiple Family in the General Plan, that the proposed use is consistent with that designation, and that the granting of the Conditional Use Permit will not adversely affect the comprehensive general plan. 6. That the evaluation of the environmental impacts as set forth in the initial study are appropriate and that the project will have no significant effect upon the environment within the meaning of the California Environmental Quality Act 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 is adopted. SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 00-005 for a Conditional Use Permit and parking modification to allow a graduate school with a maximum attendance of 200 students to occupy the first and second floors (14,060 sq. ft.) of the proposed 20,772 square foot, three-story office building to be developed at 225 E. Santa Clara Street, subject to the following conditions: 1. The univerSity shall be limited to graduate studies, and its facilities and the site shall be operated and maintained in a manner that is consistent with the plans submitted and approved for CUP 00-005 subject to the satisfaction of the Community Development Administrator, including, but not limited to the following: a. Attendance in all classes at anyone time at this facility shall be limited to a maximum of 200 students. b. Attendance in all classes for the hours of 4:30 p.m. to 6:00 p.m. on weekdays shall be limited to a cumulative maximum of 100 students. After the property has been fully developed and occupied, this condition may be revised through a public hearing, but without any additional fees. -2- 1608 . . . 2. All local code requirements regarding accessibility. construction, fire protection, occupancy, safety, and water services shall be complied with to the satisfaction of the Building Official, the Fire Marshall, and the Public Works Services Director, including, but not limited to the following: a. Installation of an NFPA 13 (1996 Edition) Automatic Fire Sprinkler System by a State Licensed C-16 contractor with all sprinkler heads to be quick response type heads and all underground work to be in accordance with NFPA 24. b. A fire hydrant must be located on the same side of the street and within 150 feet of the on-site fire department connection for the subject building. c. The automatic fire sprinkler system must be monitored by a central station with all fire alarm transmissions to be fully addressable to the central station, and a certified copy of the central station monitoring contract shall be provided before final inspection sign-off and occupancy. d. Fire alarm room must be marked and the sign on the door must indicate Fire Alarm Room. e. Install a NFPA 72 Fully Automatic and Fully Addressable fire alarm system that provides a complete life safety system for the entire structure with all components reporting to a central station. f. Provide, if necessary, a Knox Box or Boxes for access to any restricted areas. 3. A Modification for 81 parking spaces in lieu of 129 spaces is granted for this Conditional Use Permit for the subject 14,060 square feet of the first and second floors of the 3-story office building. This Modification does not constitute an approval for a general reduction of the parking requirement for the subject space and/or office complex, but rather only for the specific use approved by this Conditional Use Permit. 4. Approval of CUP 00-005 shall not take effect until the property owner and applicant have executed and filed the Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval. -3- 1608 5. All conditions of approval shall be complied with prior to completion and occupancy of the tenant improvements for the university. Noncompliance with the plans, provisions and conditions of CUP 00-005 shall constitute grounds for immediate suspension and/or revocation of any approvals, which could result in cessation of classes. SECTION 4. The decision, findings, and conditions of approval contained in this Resolution reflect the Planning Commission's action of May 9, 2000, by the following vote: AYES: NOES: ABSENT: SECTION 5. The Secretary shall certify to the adoption of this Resolution and shall cause a copy to be forwarded to the City Council of the City of Arcadia. I HEREBY CERTIFY that the foregoing Resolution No. 1608 was adopted at a regular meeting of the Planning Commission held on May 9, 2000, by the following . vote: . . AYES: NOES: ABSENT: Chairman, Planning Commission City of Arcadia AlTEST: Secretary, Planning Commission City of Arcadia APPROVED AS TO FORM: ~, Stephen P. Deitsch, City Attorney City of Arcadia -4- 1608 STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT May 9, 2000 TO: FROM: Arcadia City Planning Commission Donna Butler, Community Development Administrator By: James M. Kasama, Associate Planner SUBJECT: Conditional Use Permit No. CUP 00-005 for a graduate school for teachers in a 3-story office building at 225 E. Santa Clara Sl SUMMARY . This Conditional Use Permit application was submitted by Point Loma Nazarene University for a graduate school for teachers with a maximum enrollment of 200 students to use 14,060 square feet on the first and second floors of a proposed 20,772 square foot, 3-story office building to be developed at 225 E. Santa Clara Street. Classes are proposed to be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. The Development Services Department is recommending approval of this application, subject to the conditions listed in this report. GENERAL INFORMATION APPLICANT: Point Loma Nazarene University LOCATION: 225 E. Santa Clara Street Northeast corner of Santa Clara Street and Second Avenue REQUEST: A Conditional Use Permit and parking modification to allow a graduate school for teachers to occupy the first and second floors (14,060 sq. ft.) of a proposed 20,772 square foot, 3-story office building. Classes will be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. SITE AREA: 74,608 square feet (1.71 acres) FRONTAGES: 656 feet along E. Santa Clara St. 111 feet along N. Second Ave. . . . . I EXISTING LAND USE & ZONING: The site is vacant. The zoning is CPD-1: Commercial Planned DevelopmenM. SURROUNDING LAND USES & ZONING: North: City water facility -zoned CPD-1 South: Residence Inn Hotel- zoned CPD-1 East: Extended Stay America Hotel - zoned CPD-1 West: Garage door manufacturer - zoned M-1 GENERAL PLAN DESIGNATION: Mixed Use - CommerciallMultiple Family PROPOSAL & ANALYSIS The subject property is proposed to be developed with two 3-story, 20,772 square foot office buildings with semi-subterranean parking. The applicant is proposing to use the first and second floors, totaling 14,060 square feet in the westerly building for a graduate school for teachers. The maximum enrollment for this facility will be 200 students, and classes are to be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. The proposed facilities will include the following: . 9 classrooms, a computer lab & a study hall . 10 faculty offices & a conference room . A reception area, student lounge and bookstore The remaining 6,712 square foot third floor of the westerly building, and the 20,772 square foot easterly building will be available for occupancy by general office uses. There is an application (CUP 00-006) to request the use of 1,343 square feet on the third floor of the easterly building as the building owner's residence. Parking The proposed plans show 190 on-site parking spaces on two levels. 35 parking spaces will be on a deck between the two office buildings, and 155 spaces will be below the buildings. Access to the parking deck will be by a ramp up from Santa Clara Street between the two buildings. Access to the semi-subterranean parking level will be from two driveways; one from Santa Clara Street at the easterly end of the site, and the other from Second Avenue. The deck and the semi-subterranean levels are not connected. There is also ample curbside parking along both sides of Santa Clara Street. CUP 00-005 May 9, 2000 Page 2 . . . Based on the proposal of 9 classrooms totaling 4,500 square feet, the parking required for this use would be 129 spaces. The parking required for the subject 14,060 square feet based on general office use is 57 spaces. This results in a deficiency of 72 parking spaces. However, the proposed office complex is designed with 24 parking spaces in excess of the minimum number required for general office uses. Therefore, there will be 81 spaces available for this use and the parking deficiency for this application is 48 spaces. However, if classes are held after business hours (i.e., after 6:00 p.m.) there should not be a parking problem. Based on the applicant's proposal, there could be a parking problem during the time from 4:30 p.m. when the applicant would like to begin holding classes, and 6:00 p.m. when most office employees have ended their regular business day. There could also be a traffic problem caused by the office workers leaving and students arriving. The applicant has indicated, however, that the 4:30 p.m. start time would only be for one or two classes, .and not for utilization of the entire facilities. If this is true, then there should not be a parking or traffic problem. ~EQA 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 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 BECOMMENDATION The Development Services Department recommends approval of Conditional Use Permit No. CUP 00-005, subject to the following conditions of approval: 1. The university shall be limited to graduate studies for teachers, and its facilities and the site shall be operated and maintained in a manner that is consistent with the plans submitted and approved for CUP 00-005 subject to the satisfaction of the Community Development Administrator, including, but not limited to the following: a. Enrollment at this facility shall be limited to a maximum of 200 students. CUP 00-005 May 9, 2000 . Page 3 . b. Class enrollments for the hours of 4:30 p.m. to 6:00 p.m. on weekdays shall be limited to a cumulative maximum of 50 students. . 2. All local code requirements regarding accessibility, construction, fire protection, occupancy, safety, and water services shall be complied with to the satisfaction of the Building Official, the Fire Marshall, and the Public Works Services Director, including, but not limited to the following: a. Installation of an NFPA 13 (1996 Edition) Automatic Fire Sprinkler System by a State Licensed C-16 contractor with all sprinkler heads to be quick response type heads and all underground work to be in accordance with NFPA 24. b. A fire hydrant must be located on the same side of the street and within 150 feet of the on-site fire department connection for the subject building. c. The automatic fire sprinkler system must be monitored by a central station with all fire alarm transmissions to be fully addressable to the central statior:!, and a certified copy of the central station monitoring contract shall be provided before final inspection sign-off and occupancy. d. Fire alarm room must be marked and the sign on the door must indicate Fire Alarm Room. e. Install a NFPA 72 Fully Automatic and Fully Addressable fire alarm system that provides a complete life safety system for the entire structure with all components reporting to a central station. f. Provide, if necessary, a Knox Box or Boxes for access to any restricted areas. 3. A Modification for 81 parking spaces in lieu of 129 spaces is granted for this Conditional Use Permit for the subject 14,060 square feet of the first and second floors of the 3-story office building. This Modification does not constitute an approval for a general reduction of the parking requirement for the subject space and/or office complex, but rather only for the specific use approved by this Conditional Use Permit. . 4. Approval of CUP 00-005 shall not take effect until the property owner and applicant have executed and filed the Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval. 5. All conditions of approval shall be complied with prior to completion and occupancy of the tenant improvements for the university. Noncompliance with the plans, provisions and conditions of CUP 00-005 shall constitute grounds for immediate suspension and/or revocation of any approvals, which could result in cessation of classes. CUP 00-005 May 9, 2000 Page 4 . . . FINDINGS AND MOTION~ Aooroval The Planning Commission should move to approve and adopt Resolution No. ' 1608: A Resolution of the Planning Commission of the City of Arcadia, California, adopting the Negative Declaration and granting Conditional Use Permit No. CUP 00-005 to allow a graduate school for teachers to occupy the first and second floors (14,060 sq. ft.) of the proposed 20,772 square foot, three-story office building to be developed at 225 E. Santa ClaraStreel Denial If the Planning Commission intends to deny this Conditional Use Permit application, the Commission should move for denial, state the supporting findings, and direct staff to prepare a resolution incorporating the Commission's decision and specific findings. If a Planning Commissioner, or any other interested party has any questions or comments regarding this matter prior to the May 9th public hearing, please contact Associate Planner, Jim Kasama at (626) 574-5445. Approved by: Donna L. Butler Community Development Administrator Attachments: Land Use and Zoning Map Plans Draft Negative Declaration & Initial Study Resolution No. 1608 CUP 00-005 May 9, 2000 Page 5 . , 1 , I . . . ~ . 6 ! 1 . , . I . 1 , , . I C T T R A C 1 -----, . .. ----I B I 0 UGHT I \I I. WI.S. UiI 4~tl"U INDUSTRIAL 13 00 J:: 00 . AVF:. LA PORTE ST. ~{{ ~,. . .,- F~'.1 ,~ J:'~ 5 6 0 III ~y > EDISON c( SUBSTATION M-1 PROPOSED PUBLIC STORAGE CPD-1 ST. JOSEPH ST. CITY R&D WATER . M-1 FAC!LJi'Y HOTEL GARAGE DOOR MFR. M-1 SANTA CLARA ST. HOTEL HOTEL HOTEL o z o u W III HOTEL CPO-1 C-2 CUP 00-005 & 006 225 & 255 E. Santa Clara St. LAND USE & ZONING MAP t NORTH Scale: 1-inch = 200-feet . .. . . T "'~. T ...... 1 -- 1 ......- 1 .,..... ! 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A 8C';#rU!. t.e"_r ~ Cj1 ~ <j> 'i' <J> Cj1 <f If cp """ i ".... , ,,,... i ....,. i ..... j .- r """ i ..- i ...... , t 1 I i i , i i I i i i i i e I j i ~- i I i g ~ ' . i i i ~ i i i g ~ 'I i i i 1 ; i'~ i i i . j i , g ~ I. il I ~ iil' . - EAST Buq,olNG SECTION A . A ~"".r " . . !' Ii .-- a SEcnON B . B eGAU' ......r SEcnON c - c \ ec:.-.z w_.' . .,...... !. I! .,...... ... ~. Ii ~": I ~I i 3H hi I II I~ . I e'.: ~... . - I i '_, I I: e~ I~ tll I) FIle No.: CUP ??-005 . CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGA liVE OECLARA liON Adopted: .. D R AFT .. Title and Description of Project: Conditional Use Permit No. CUP 0Q;.Q05: A Conditional Use Permit and parking modification to allow a graduate school for teachers with a maxlmum enrollment of 200 students to occupy the first and second floors (14,060 sq. ft.) of a proposed 20,772 square foot, three- story office building. Classes will be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. Location of Project: 225 E. Santa Clara Street Nor:theast comer of Santa Clara Street and Second Avenue In the City of Arcadia, County of Los Angeles Name of Applicant or Project Sponsor: Point Loma Nazarene University 3900 Lomaland Drive San Diego, CA 92106 Contact: Ron Busante of WF Construction, Inc. (909) 599-4262 ext. 240 . 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 consistency of the proposed project with the City's General Plan and Zoning Ordinance and the inclusion.of the following mitigation measure: . Class enrollments for the hours of 4:30 p.m. to 6:00 p.m. on weekdays are to be limited to a cumulative maxlmum of 50 students to avoid parking and traffic conflicts with the general office uses that will occupy the two office buildings proposed for the site. 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 Arcadia Development Services Dept./Commuriity Development Division/Planning Services 240 West Huntington Drive Arcadia, CA 91007 . Staff member: James M. Kasama, Associate Planner (626) 574-5445 Date Received for Filing: . . . FIle No.: CUP OD-005 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Conditional Use Permit No. CUP 00-005 2. Lead Agency Name & Address: City of Arcadia Development Services Dept.lCommunity Development Div./Planning Services 240 W. Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 3. Lead Agency Contac.t Person & Phone Number: James M. Kasama, Associate Planner- (626) 574-5445 I fax (626) 447-9173 4. Project Location (address): 225 E. Santa Clara Street Northeast comer of Santa Clara Street and Second Avenue In the City of Arcadia, County of Los Angeles 5. Project Sponsor's Name, Address & Phone Number: Point Loma Nazarene University 3900 Lomaland Drive San Diego, CA 92106 Contact: Ron Busante (909) 599-4262 ext. 240 6. General Plan Designation: Mixed Use - CommerciallMultiple Family 7. Zoning Classification: CPD-1: Commercial Planned Development Form OJ' -1- CECA Checklist 4/99 . . . FDe No.: CUP 00-005 8. Description of Project: (Describe the whole action Involved, Including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for Its implementation.) A Conditional Use Permit and parking modification to allow a graduate school for teachers to occupy the first and second floors (14,060 sq. ft.) of a proposed 20,772 square foot, 3-story office building. Classes will be held from 4:30 p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. 9. Surrounding land uses and setting: (Briefly describe the project's surroundings.) The area Is developed with light industrial and commercial uses. City water reservoirs and a pump facility are to the north. To the east is a flood control channel and an extended stay hotel. To the south and southwest are hotels, and to the west are light industrial uses. 10. Other public agencies whose approval is required: (e.g., permlts,flnancing approval, participation agreement) The City Building Services, Engineering Division, Fire Marshall, Public Works Services, and Water Services will review the construction plans for compliance with all applicable construction codes and will oversee construction and installation of any necessary infrastructure or improvements within the public right-of-way. 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 [ ] AgriCUltural Resources [ ] Air Quality [ ] Biological Resources [ ] Cultural Resources [ ] Geology I Soils [ ] Hazards & Hazardous Materials [ ] HydrOlogy I Water Quality [ ] land Use I Planning [ ] Mineral Resources [ ] Noise [ ] Population! Housing [ ] Public Services [ ] Recreation [ ] Transportation I Traffic [ ] Utilities I Service Systems [ ] Mandatory Findings of Significance Form oJ" -2- CECA Checklist 4/99 . . . File No" CUP ()()'()05 DETERMINATION: (To be completed'by the Lead Agency) On the basis of this initial evaluation: [XI I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. [] 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 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [I I find that the proposed project MAY have a 'potentially significant impact' or 'potentially significant unless mitigated impact" on the environment, but at feast 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 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 ErR 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. ~~~ Sign ure Oate: Aori110. 2000 James M. Kasama. Associate planner Printed Name & Title For: Citv of Arcadia Form "J" -3- CEQA Checklist 4/99 . . . FlIe No.: CUP 00-005 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief 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 that the Impact simply does not apply to projects like the one Involved (e.g., the project falls outside a fault 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 aellon involved, Including off-site as well as on-site, cumulative as well as project-level, indiract as well as direct, and construction as well as operational Impacts. 3. Once the lead agency has detennlned that a particular physlcel 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 detennlnation Is made, an EIR is required. 4. 'Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the Incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact' to a "Less Than Significant Impact." The lead agency must desClibe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVIII, 'Eariier Analyses," must be cross-referenced). 5. Eariier analyses may be used where, pursuant to the tiering, program EIR, or other CEOA process, an effect has been adequately analyzed In an earlier EIR or Negative Declaration. Section 15063(c)(3)(O). In tills case, a brief discussion should identify the following: a) Earlier AOalyses. Used. Identify and state where-they are ayailable 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 pUlSuant to applicable legal standards, and state whether such effects Were addressed by mitigation measures based on the earlier analysis c) MItigation Measures. For effects that are "Less Than Significant With Mitigation Measures Incorporated," desClibe the mitigation measures which were Incorporated or refined from the earlier document and the extent to which they address sUe-specific conditions for the project. 6. Lead agencies are encouraged 10 incorporate into lhe 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 orpeges 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. 6. 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 criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure Identified, if any,to reduce the impact to less than significant Form "J" -4- CEQA Checklist 4/99 . . . FileNo.: CUP 00.005 Less Than SlgnIlIcant PolenIIaIIy With Less Than SlgnllIcant MIllgaUon S1gnlllcant No Impact Incarpcntlon Impact Impact I. AESTHETICS - Would the projed: a) Have. a substantial adverse effed on a scenic vista? ( J ( J (I (X] b) Substantially damage scenic resources, Including, but not limited to, trees, rock outcropplngs, and historic buildings wlihln a state scenic highway? ( J ( J (J (X] c) Substantially degrede the existing visual charecter or quality of the site and Its surroundings? ( J ( J (J (X] d) Create a new source of substantial light or glare, which would adversely affect day or nlghWme views In the area? ( I ( I (J (X] The projed is for a greduate school in a proposed office building and will not have any of the above impacts. 11. AGRICULTURAL RESOURCES - (In detennlning 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 Callfomia Department of Conservation as an optional model to use In assessing Impads on agriculture and fannland.) Would the projed: a) Convert Prime Fannland, Unique Fannland, or Fannland of Statewide Importance (Fannland) as shown on the maps prepared pursuant to the Fannland Mapplng and Monitoring Program of the Califomia Resources Agency, to non- agricultural use? ( J ( J (I (Xl b) Conflld with existing zoning for agricultural use, or a Williamson Ad contract? [ J [ I [J (X] C) InVOlve other changes In the existing environment which, due to their location or nature, could result In conversion of Fannland to non-agricultural use? ( I [ J (J (X] The projed is for a graduate school In a proposed office building In an area that is developed with commercial uses and will not have any of the above Impacts. III. AIR QUAUTY- (Where available, the significance criteria established by the. applicable air quality management or pollution control dlstrld may be relied upon to make the foilowlng detenninations.) Would the proposal: a) Conflld with or obstrud Implementation of the applicable Air Quality Plan? [ I [ I [I (X] b) Violate any air quality standard or contribute ,substantially to an existing or projeded air quality violation? ( J ( I [I (X] c) Result In a cumulatively considerable net Increase of any criteria pollutant for which the project region is non- alta.lnment under an applicable fl3deral or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? ( I ( I (I (X] d) Expose sensitive receptors to substantial poilutant concentrations? [ I [I (J (X] e) Create Objectionable odors affedlng a substantial number of people? [ I [ I [J (X] The projed Is for a graduate school In a proposed office building and wliI not have any of the above Impacts. IV. BIOLOGICAL RESOURCES - Would the projed: a) Have a substantial adverse Impad, either directly or through habitat modifications, on any species identified as a candidate, senslilve, or speclal status. species In local or regional plans, policies, or regulations, or by the Callfomia Farm"J" -5- CEQA CheddIst 4199 . . . File No.: CUP oo.oos Less Than Slgnlllcanl Polenllally WIth Less Than SlgnlIIcanl MiUgallon Slgnillcanl No Impact InccrporatIon Impact Impact Department of Fish and Game or U. S. Fish and Wildlife Service? [ ) [ ) [) [X) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified In locel or regional plans, policies, and regulations, or by the Califomla Department of Fish and Game or U. S. Fish and Wildlife Service? [ ) [ ) [] [X) c) Have a substantial adverse effed on federally proteded wetlands as defined by Sedlon 404 of the Clean Water Ad (Including, but not limited to, marsh, vemal pool, coastal, etc.) through dired removal, filling, hydrological interruption. or other means? [ ) I ) [] [X) d) Interfere subst/lntJally with the movement of any native resident or migratory fish or wi.ldlife species, or with established native resident or migratory wildlife corridors, or Impede the use. of native wildlife nursery sites? [ ) [ ) [) [X) e) Conflld with any local policies or ordinances protedlng biological resources, such as a tree preservation poilcy or ordinance? [ ) [ ) [] [X] f) Conflid with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional .or state habitat conservation plan? [ ) [ ) [) [X] The projed is for a graduate school in a proposed office building In an area that Is developed with commercial uses and will not have any of the above impacts. V. CULTURAL RESOURCES -Would theprojed: a) Cause a substantial adverse change In the significance of a historical resource as defined in Sedlon 15064.5? [ ] I ) [) [X] b) Cause a substantial adverse change In the significance of an archaeological resource pursuant to Sedlon 15064.5? I ] I ] I) [X] c) Directly or Indirectly destroy a unique paleontological resource or site or unique geologic feature? [ ) [ ] [) [X] d) Disturb any human remains, Including those Interred outside of fonnal cemeteries? [ ) [ ) I) [X] The projed is for a graduate school in a proposed office building in an area that Is developed with commercial uses. None of the above resources have been Identified In the area or at the subjed site, and none of the above impacts have been associated with the projed, VI. GEOLOGY AND SOilS - Would the project: a) Expose people or stNdures to potential substantial adverse effeds, 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? (Referto Division of Mines and Geology Special Publication 42). [ ) [ ) [I [X] II) Strong seismic ground shaking? [ ) [ ) [I [X) iii) Seismic-related ground failure, including Iiquefadion? [ I [ I [) [Xl Iv) Landslides [ I [ I I I [Xl b) Result In substantial soli erosion or the loss of topsoil? I I [ I [I [X] Farm "r ~ CECA ChecIdIsI <W9 . . . FIleNo.: CUP O~05 Lesa Than slgitlflcant Potentially Wdh Lesa Than Signltlcanl Ml1Igallon Sl9nl11can1 No Impact IncorporalIon Impacl Impacl c) Be .located on a geologic unit or soil that Is unstable, or thaI would become unstable as a resull of the projed, and potentially result In on- or oft.site landslide, lateral spreading, subsidence, IIquefadion or collapse? I ] I ] I] (X] d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994) creating substantial risks to lite or property? I ] I ] I) (X) e) Have solis Incapable of adequately supporting the use of septic tanks or altemative wastewater disposal systems where sewers are not available for the disposal of wastewater? I ] I ] I] (X] The projed is for a greduate school in a proposed office building and none of the above impacts are associated with the subjed site. VII. 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? I ] I ] [] (X] b) Create 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? I ) ( ] (] (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? I ] ( ] (] (X] d) Be loceted on a site which is included on a list of hazardous materials sites compiled pursuant to Govemment Code Sedlon 65962.5 and, as a result, would it create a significant hazard to the public or the environment? [ ) ( ] I] (X] e) For a projed located within an airport land use plan, or where such a plan has not been adopted, within two mlies of a public airport or public use airport, would the projed result In a safety hazard for people residing or worillng In the projed area? [ ] I ] I] (X] f) For a project within the vlclnity of a private airstrip, would the projed result In a safety hazard for people residing or worillng in the projed area? I ] ( ) I] (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 urtlanlzed arees or where residences are intermixed with wildlands? I ] ( ] I] (X] The projed is for a graduate school in a pr:oposed office building and none of the above Impacts are assoclated with the projed. VIII. HYDROLOGY AND WATER QUALITY - Would the projecl: 8) Violate any water quality standards or waste discharge reqUirements? [ ) [ ) I] (X] b) Substantially deplete groundwater supplies or Interfere substantially with groundwater recharge such that there would be a net deficit In aquifer volume or 8 lowering of the Fonn"J" -7- CEQA ChecIcllsl 4199 *- . . F1Ie No.: CUP 00-005 Less Than Significant PotentIaIJy WIlh Less Than Significant MllIgallon Slgnllk:anl No Impact .1ncotporaIIon Impact Impact local groundwater table level (e.g., the production rate of pre-exlstltlg nearby wells would drop to a level which would nol support existing land uses or plaMed uses for which permits have been granted)? I I I I I I [XI 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 sillation on- or off-site? I I I I I I [Xl 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 substantially Increase the rate or amount of surface runoff In a manner which would result In flooding on or off-site? I I I I I I [XI 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 runoff? I I I I I I [XI f) Otherwise substantially degrade water quality I I I I I I [XI g) Place housing within a 10o-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? I I I I I I [XI h) Place slructureswithln a 10o-year flood hazard area, which would Impede or redirect flood flows? I I I I I I [XI o Expose people or structures to a significant risk of loss, Injury or death InVOlving flooding, including flooding as a result of the failure of a levee or dam? I I I I I I [XI J) Inundation by seiche, tsunami, or mudflow? I I I I I I [XI The project Is for a graduate school In a proposed office building and none of the above Impacts are associated with the project. ,x. LAND USE & PLANNING - Would the project: a) Physically divide an established community? I ] I I I I [XI Il) Conflict with any applicable land use plan, policy, or regulation 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 envlronmenlal effect? I I I I I ] [XI c) Conflict with any applicable habitat conselVation plan or natural community conselVation plan? I I I ] I ] [XI The project Is for a graduate school In a proposed office building, Is consistent with the General Plan designation for the site, and none of the above Impacts are associated with the project. X. MINERAL RESOURCES - Would the project: a) Resuit Inlhe loss of availability of a known minerai resource that would be of value to the region and the residents of the state? II II II [XI b) Result In the loss of availability of a locally Important minerai resource recovery site delineated on a local general plan. specific plan or other land use plan? I I I ] I ] [XI The project Is for a graduate school In a proposed office building and none ofthe above resources have been identified at the subject site. Farm . .r .a- CEQA CheckIIsl 4199 . . , File No.: CUP 00-005 Less Than Slgnlllcai1l PalenlIaIIy With Less Than Slgnlllcanl MIlIgatlon Slgnillcanl No Impact Incorporation Impacl ImpacI XI. NOISE - Would the projecl result in: a) Exposure of persons to, or generation of noise levels In excess of standards established In the local general plan or noise ordinance, or applicable standards of other agencles? I I I I I I [X] b) Exposure of persons to, or generation of excessive groundbome vibratfon or groundbome noise levels? I I I I I I [X] c) A substantial pennanent Increase In ambient noise levels in the projecl vicinity above levels existing without the projecl? I I I I I I [X] d) A substantial temporary or periodic increase in ambient noise levels In the project vicinity above levels existing without the project? I I I I I I [X] 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? I I I I I I [X] f) For a project within the viclnity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? I I I I I I [X] The project Is for a graduate school In a proposed office building and will not have any of the above impacts. XII. POPULATION & HOUSING - Would the project: a) Induce substantial population growth In an area, either directly (for example, .by proposing new homes and businesses) or Indireclly (for example, through extension of roads or other Infrastructure)? I I I I I I IX] b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? I I I I I I [X] c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? I I I I I I [X] The project i.s for a graduate school In a proposed office building in an area that Is developed with commercial uses and will not have any of the above Impacts. XIII, PUBUC SERVICES - Would the project result in substantial adverse physical impacts assoclated with the proviSion of new or phYSically altered govemmental facilities, need for new or physically altered govemmental facllities, the construction of which would cause significant environmental Impacts, in order to maintain acceptable service ratios, response times or other perfonnance objectives for any of the public services: a) Fire protection? I I I I I I [X] b) Police protection? I I I I I I [X] c) Schools? I I I I I I [X] d)Parks? II II II [X] e) Other publiC facilities? I I I I I I [X] The project is for a graduate school in a proposed office. building and will not have any of the above Impacts. XlV. RECREATION - Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facllities such that substantial physical deterioration of the facllity would occur or be accelerated? I I I I I I [X] Fonn'r -9- CEOA Checldlst 4Ill9 . FUe No.: CUP 00-005 Less Thall SJgnIlIcant PolenlIaIly With Less Than SIgnJlIcant t.lIUgallon SlgnJlIcant No ImpacI IncorporatJon Impact Impact b) Does the projed 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 projed Is for e graduate school In a proposed office building and will not have any of the above Impacts. XV. TRANSPORTATION I TRAFFIC - Would the projed: a) Cause an Increese In traffic whlch 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 intersedions)? I ] I ] I] [X] b) Exceed, either individually or cumuletively, a level of selVlce 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 patterns, Including either an Increase In traffic levels or 8 change in' location thet results In substantial safety risks? I ] ( ] (] [X] d) Substantially Increase hazards due to a design feature (e.g., sharp CUlVes or dangerous intersedions) or Incompatible uses (e.g., fann equipment)? I ] I ] [] [X] e) Result in Inadequate emergency access? I ] I ] I] [X] f) Resultln Inadequate parking capacity? I ] IX] I] I] g) Connld with adopted policies, plans, or programs supporting alternative transportation (e.g., bus tumouts, bicycle racks)? I] I ] I] [X] The project is for a graduate school in a proposed office building. The maximum enrollmenl will be 200 students, and classes are proposed to be held from 4:30p.m. to 10:00 p.m. on weekdays, and 8:00 a.m. to 5:30 p.m. on Saturdays. Class enrollments for the hours of 4:30 p.m. to 6:00 p.m. are to be ilmited to a maximum of 50 students to avoid any parking and traffic conflids with the general office uses lhat are anticipated to occupy the two office buildings proposed for site. . . XVI. UTIUTlES & SERVICE SYSTEMS - Would the projed: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? 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? c) Require or result In the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause signifiCant environmental effects? d) Have sufficient water supplies available to selVe the projed from existing entitlements and resources, or are new or expanded entillements needed? e) Result In a determination by the wastewater treatmenl provider. which selVes or may selVe the projed that It has adequate capacity to selVe the project's projeded demand in addition to the providers existing commitments? 1) Be selVed by a landfill with sufficient permitted capacity to accommodate the projed's solid waste disposal needs? Farm "I' -tD- I ] I ] [X] I ] [ ] ( ] I ] [X] I] I] [X] I ] I ] I ] [X] I ] [ ] I] I ] I ] [X] [X] I ] I] CEQA Checklist <1199 . . . FIle No.: CUP 00-005 Less Than Significant PotentIaDy WIth Less Than Significant MItIgstIon Slgnlflcanl No Impact Incorporation Impact Impact g) Comply with federal, state and local statutes and regulations related to solid waste? I I II I I [X) The projed Is for a graduate school In a proposed office building and will not have any of the above impacts. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the projed 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 below self.sustalnlng levels. threaten to eliminate a plant or animal community, reduce the number or restrid the range of a rare or endangered plant or animal or eliminate Important examples of the major periods of Califomla history or prehistory? I I I I I I [X) b) Does the projed have Impads that are Individually limited, but cumulatively considerable? rCumulatlvely considerable" means that the Incremental effeds of a projed are considerable when viewed In connedlon with the effects of past projects. the effeds of other current projects. and the effects of probable.future projects.) I I I I I I [X) c) Does the projed have environmental effects, which will cause substantial adverse effects on human beings, either directly or Indiredly? [ I [ ] [] [X) The projed is for a graduate school in a proposed office building and will not have any of the above impacts. XVIII. EARUER ANALYSES No earlier analyses, and no addItional documents were referenced pursuant to the tiering, program EIR, or other CECA processes to analyze the projed. Form",f' -11- CEQAChecIdIsl <4199 -, 4- . t <#' . . FileNo. .ClIP 'U()()-()Oe;- CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 ENVIRONMENTAL INFORMATION FORM Date Filed: tf-'1-CJO General Information pI. t.0"'4 /Vlfzare". (111M 1. Applicant's Name: Los Angeles Di stri ct Nazarene, a nonprofit corporation Address: 1546 East Washinqton Hlvd . 3900 '--..1...." 4-. - <51., /:flIao, CA 9z./oo Advisory Hoard, Church of the Pasadena CA Q1104 2. Property Address (Location): 225 Santa Clara Street, Arcadia CA Assessor's Number: #5773-008-008 3. Name, address and telephone number of person to be contacted concerning this project: Ron Busante. WF Construction. 635 West Allen Ave.. San. ,Dimas CA 91773 (QOq) ~qQ_4?~? ~Yr?40 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: Building permits . 5. Zone Classification: CPD-1 6. General Plan Designation: Commercial Proiect Description 7. Proposed use of site (project description): (2) 21 ,000 SF, three story office buildinqs with a "tuck under" parkinq area and sinqle level 'n parking deck at the same elevation as the street. 8. Site size: 74,608 9. Square footage per building: 21 , 000 10. Number of floors of consh:!J.ction: Three .n. n Amount of off-street parking provided: 190 stalls Proposed scheduling of project: May 2000 to January 2001 13. Anticipated incremental development: None ...... , .... - ~. ." 14. . 15. 16. 17. 18. . . . If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household sizes expected: Not applicable If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales area, and loading facilities, hours of operation: Each buildinq will consist of approximately 21,000 SF of offices. If industrial, indicate type, estimated employment per shift, and loading facilities: Not applicable If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits.to be derived from the project: Not applicable If the project involves a variance, conditional use permit or zoning application, state this and indicate clearly why the application is required: A tenant as indicated on interest to lease approximately ~14,060 SF of office space for graduate night school, which will require a CUP. Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional sheets as necessary). 19. 20. YES NO Change in existing features of any hills, or substantial alteratin of ground lil contours. "see attached" o Change in scenic views or vistas from existing residential areas or public lands or roads. o [) Change in dust, ash, smoke, fumes or odors in vicinity. o GI o GI o B 21. Change in pattern, scale or character of general area of project. 22. _ Significant amounts of solid waste or litter. 23. . c.LI<.. 3/95 -2.. ''''.. . . .'. . -.24. 25. 26. 27. 28. 29. 30. .. . . _ ___ _.__________ ___.___n _._.______.__ ______ '__ ___ ---.._---------- ------------ --- - YES---NO- , .' Change in ground water quality or quantity, or alteration of existing drainage patterns. [J Substantial change in existing noise or vibration levels in the vicinity. [J [J [J 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. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). . [J Substantial increase infossil fuel consumption (electricity, oil, natural gas, etc.). [J Relationship to a larger project or series of projects_ [J Environmental Settine; .1. GI (j [iI GJ GJ [iI []I 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. 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 32. 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. 3.-:1-r- ::L~D() r9-~~ Date . Signature . ~ ".- E,l.R. 3/95 . .' '" . . . . . Environmental settina 31) The site currently consists of a vacant lot with a level topography and several olive trees located at the West End of the property. Additionally, the property is fenced with a gate along Second Avenue and Santa Clara Street for access. The site has no historical significance or buildings. 32) The surrounding properties consist of a water tank owned by the City of Arcadia to the north, office building for Tektest, Inc. to the West, hotel to the South and hotel to the West. None of these properties appear to have any historical or cultural significance and are consistent with local zoning codes. 19) The entire site will be excavated up to 5' to allow for tuck under parking below the building. . . . . s S HOTI!L i . , 1& L"1'. :rNO'L. 8FF1aE8 ...IITA CLARA .'."UI IlILTON i~ ., t HOTI!L ~ . PHOTO PLAN fi 225/255 5TA GLARA AYENJE ... . , , . . CD . . standing on Second Ave. looking North acro... Ga'fh C/a.ra 'i1r. . . . . @ . . standing on Santa Clara Street looking East Jew....." ...ih!. . . . . 6J . . standing on Second Ave. looking Southeast . . . . @ . standing on Second Ave. looking East 4} fTk. . . . @ . Standing on Second Ave. lookinq Northeast . . . (];) . standing on Second Ave. looking South . . . (j) . Standing in the middle of the subject site looking North . . . @ . standing in the middle of the subject site looking East . . . @ . Standingin the middle of the subject site looking South . . . 00 . ,>:: H ':. ';;J "l' ,?~ >.: ..;~ I'" ,. 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" l" '1:';;"'" ~I''';; '1, " i:: .. ^' standing on Santa Clara looking West . . . @ . standing on the East property line of the subject site looking South . . . @ . ::. ,~, 'l' ,) ,. 1.:' ~~;:';:";'-,::, ,., ::t;:~, - 'iI' )~'~ ~ ~-1;,::.~". .:;"; standing on the East property line of the subject site looking West . . . (jD) . ", , .~'. ',,'" -_'d::i~l,i~ .. >;~:::"::'<~ . ';.}.....;; ~l'. "..... .., ," '. .:'iiit r;~'''''I:&;'~!t&~1~piik:'' i ~l~hl; 9 ~ ~~v~ 1-C~~ii~~:i:~7' A6 . .:6.,\;W-~ :"] ~ , :i~~]f:I~;i~!-~?ffi ,"';~,w<'n_,,'" ~ {.> 'I.'" ; ,. ''; :"',-ii,' standing on the East property line of the subject site looking North .