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HomeMy WebLinkAbout1589 . . . RESOLUTION 1589 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE PERMIT 99-006 AND APPROVING ARCHITECTURAL DESIGN REVIEW ADR 98-053 TO CONSTRUCT A 15,250 sa. FT. SAV-ON DRUG STORE WITH A DRIVE-THRU PHARMACY AND TO SELL ALCOHOLIC BEVERAGES WITHIN 150 FEET OF RESIDENTIAL PROPERTY AT 188 WEST LAS TUNAS DRIVE. WHEREAS, on March 8, 1999, Daryl Christian on behalf of American Stores Properties, Inc. filed an application to construct a 15,250 sq. ft. Sav-On Drug store with a drive-thru pharmacy and to sell alcoholic beverages within 150 feet of residential property, Community Development Division Case No. C.U.P. 99-006 at 188 West Las Tunas Drive more particularly described in the attached Exhibit A. WHEREAS, a public hearing was held on April 13, 1999 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 Community Development Division in the attached report is true and correct. Section 2. This Commission finds: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare, or injurious to the property or improvements in such zone or vicinity. 2. That the use applied for at the location indicated is a proper use for which a Conditional Use Permit is authorized as established in the zoning ordinance. 3. That the site is adequate in size and shape to accommodate said use. All yards, spaces, walls, fences, parking, loading, landscaping and other features are adequate as designed 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. The subject site is designated as commercial on the General Plan. The proposed drug store is consistent with that designation and the 9ranting of this Conditional Use Permit will not adversely affect the comprehensive General Plan. 6. SUbject to the conditions set forth in this Resolution, the use applied for will not have a substantial adverse impact on the environment. -1- 1589 . . . Section 3. That for the foregoing reasons the Planning Commission approves Conditional Use Permit 99-006 for a drug store with a drive-thru pharmacy that sells liquor, subject to the following conditions: 1. That the hours of operation for the drug store shall be limited to 7:00 a.m. to 10:00 p.m. 2. That deliveries and mechanical parking lot sweeping equipment are limited to 7:00 a.m. to 9:00 p.m. 3. That a covenant cOnsolidating the affected properties to be developed and held as one parcel shall be prepared and approved by the City Attorney for execution and recordation by the property owner prior to the beginning of construction. 4. That a final landscape plan shall be submitted for review and approval to the Community Development Division. Said plan shall include mature trees (minimum 36" box) subject to the approval of the Community Development Division. 5. That wall signs on the westerly side of the drug store be limited to the name of the business only, with the exception that signing shall be allowed for the drive-thru pharmacy. Signing on the north side of the building shall be limited to the name of the business and incidental signs as approved by the Development Services Department. 6. That all free-standing signs on the site shall be restricted to "monument- type signs" 7. That the applicant and the City shall negotiate a contribution to the system-wide improvement program as mitigation to the traffic 8. impacts on Santa Anita and Live Oak!las Tunas Drive as identified in the Traffic Impact Report submitted by the applicant. 9. That a 3'-0" high splitface block wall shall be constructed between the parking area and the street along EI Monte Avenue. Dense landscaping shall be planted along EI Monte Avenue to screen the parking area from adjoining street and residential properties fronting on El Monte Avenue. 10. Signs shall be posted restricting egress from the Las Tunas Drive driveway to right turn only. 11. That on-site directional signs shall be provided identifying the location of the pharmacy drive-thru. 12. That the driveway on EI Monte Avenue shall be restricted to ingress only. The driveway shall be designed to restrict egress from this driveway and submitted to the City's traffic engineer for design approval. -2- 1589 . . . 13. That EI Monte Avenue shall be restriped to provide a two-way left turn lane. 14. That the northerly building elevation shall be enhanced between the Sav- On Drug store and the retail store. A revised elevation shall be submitted to the Development Services Department for its review and approval. 15. That the applicant shall stripe a left turn pocket on EI Monte Avenue south of Live Oak Avenue to match EI Monte Avenue north of Live Oak Avenue. 16. The applicant shall design and install a cross gutter on the west side of EI Monte cross Live Oak and remove the existing drain pipe system subject to the approval of the Maintenance Services Department. 17. Arrange With the Southern California Edison Company to install three (3) 5,800 lumen HPSV Edison owned concrete pole streetlights with underground circuits on EI Monte Avenue. The City Engineering Division shall determine exact locations. The 18. Contractor shall obtain a lighting standard plan S-25 from the City's Engineering Division. 19. That C.U.P. 99-006 shall not take effect until the owner and applicant have executed a form available at the Community Development Division indicating awareness and acceptance of the conditions of approval. 20. Noncompliance with the provisions and conditions of this Conditional Use permit shall constitute grounds for the immediate suspension or revocation of said Permit. Section 5. The decisions, findings and conditions contained in this Resolution reflect the Commission's action of April 13, 1999 and the following vote: AYES: Commissioners Bruckner, Huang, Murphy, Sleeter, Kalemkiarian NOES: None ABSENT: None 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. -3- 1589 . I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 27 day of April, 1999 by the following vote: AYES: NOES: ABSENT: Commissioners Bruckner, Huang, Murphy, Kalemkiarian None Commissioner Sleeter ommlsslon ATTEST: ~~~ ecre ary, ~nmn mission City of Arcadia Approved by: · '!Jh"5Li c~~ . -4- 1589 PARCELl: --.roRTION OF LOT 68 OF SANTA ANITA COLONY TRACT,. IN TIIE CITY OF ARCADIA, AS PER ~IAPRECORDED ~K 42 PAGE 87 OF MISCELLANEOUS RECORDS, IN TIIE OffiCE OF TIIE COUNTY RECORDER OF SAID COUNTY. LYING WEST OF THE WEST LINE OF LAND CONVEYED TO REUBEN V. SENOlR BY DEED RECORDED IN BOOK 4854 PAGE 152 OF DEEDS, RECORDS OF SAID COUNTY. EXCEPT THAT PORTION TIIEREOF L YINGSOUTII OF A LINE PARALLEL WITH AND DISTANT NORTIIERL Y 150 FEET, MEASURED AT RIGHT ANGLES, FROM TIIE CENTERLINE OF LIVE OAK AVENUE, 100 FEET WIDE. ALSO EXCEPT TIIEREFROM THE WESTERLY 10 FEET OF SAID LAND INCLUDED WITHIN THE LINES OF TIIE LAND DESCRIBED IN TIIE DEED TO THE CITY OF ARCADIA, RECORDED IN BOOK 23592 PAGE 101, OFFICIAL RECORDS. PARCEL 2: THAT PORTION OF LOT 68 OF SANTA ANITA COLONY TRACT, IN TIIE CITY OF ARCADIA, AS PER MAP RECORDED IN BOOK 42 PAGE 87 OF MISCELLANEOUS RECORDS, IN TIIE OffiCE OF TIIE COUNTY RECORDER OF SAID COUNTY. LYING WEST OF THE WEST LINE OF LAND CONVEYED TO REUBEN V. SENOlR BY DEED RECORDED IN BOOK 4854 PAGE 152 OF DEEDS, AND SOUTII OF TIIE LINE PARALLEL WITH AND DISTANT NORTHERLY 150 FEET, MEASURED AT RIGHT ANGLES, FROM TIIE CENTER OF LIVE OAK AVENUE AS ESTABLISHED. 100 FEET WIDE. EXCEPT THEREFROM THE \VEST 210 FEET MEASURED ALONG OR PARALLEL WITH LIVE OAK AVENUE. PARCEL 3: TIIE EAST 125 FEET MEASURED ALONG THE SOUTH LINE TIIEREOF, OF TIIE \VEST 210 FEET, MEASURED ALONG THE SOUTII LINE TIIEREOF, OF TIIE SOUTII 150 FEET MEASURED PARALLEL WITH EL MONTE AVENUE, FROM TIIE ..-mu-INE OF LIVE OAK AVENUE, 100 FEET WIDE, OF LOT 68 OF SANTA ANITA COLONY, IN TIIE CITY OF ~IA, AS PER MAP RECORDED IN BOOK 42 PAGE 87 OF MISCELLANEOUS RECORDS, IN THE OffiCE OF TIIE COUNTY RECORDER OF SAID COUNTY. PARCEL 4: TIIE \VESTERL Y 85 FEET, MEASURED ALONG TIIE SOUTII LINE THEREOF OF TIIE SOUTIll50 FEET MEASURED PARALLEL WITH EL MONTE AVENUE. FROM TIIE CENTERLINE OF LIVE OAK AVENUE. 100 FEET WIDE, OF LOT 68 OF SANTA ANITA COLONY, IN TIIE CITY OF ARCADIA, AS PER MAP RECORDED IN BOOK 42 PAGE 87 OF MISCELLANEOUS RECORDS, IN TIIE OffiCE OF TIIE COUNTY RECORDER OF SAID COUNTY. EXCEPT THE WESTERLY 10 FEET OF SAID LANDIN EL MONTE AVENUE, AS WIDENED. - April 13, 1999 STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT TO: Arcadia City Planning Commission FROM: Donna L. Butler, Community Development Administrator SUBJECT: Consideration of Conditional Use Permit 99-006 Sav-On Drugs - 188 West Las Tunas Drive and ADR 98-053 SUMMARY American Stores Properties, Inc. has filed a Gonditional Use Permit application (C.U.P. 99-006) to construct a 15,250 sq. ft. Sav-On Drug Store with a drive-thru pharmacy at 188 West Las Tunas Drives. The applicants are also requesting to operate 24 hours a day and to sell alcoholic beverages within 150 feet of residential property. In addition the Planning Commission is being requested to consider the architectural design review for the proposed project (ADR 98-053). . The Development Services Department is recommending approval of this conditional use permit and adoption of Resolution 1589 granting the conditional use permit subject to the conditions set forth in this report. GENERAL INFORMATION APPLICANT: LOCATION: REQUEST: LOT AREA: FRONTAGE: . CUP/CUP99-006 Daryl J. Christian on behalf of American Stores Properties, Inc. 188 West Las Tunas Drive The applicant is requesting a conditional use permit to construct a 15,250 sq. ft. Sav-On Drug store with a drive thru pharmacy. In addition the applicant is requesting to operate 24 hours and to sell alcoholic beverages within 150 feet of residential property. 2.7 acres The property has frontage on Las Tunas Drive, Live Oak Avenue and EI Monte Avenue C.U.P.99-006 April 13, 1999 Page 1 . . . EXISTING LAND USE & ZONING The subject site is developed with a vacated bowling alley; zoned C-1 (Limited Commercial) and PR-1 (Single-family residential with a parking overlay). SURROUNDING LAND USE & ZONING North: South: Developed with single family residences; zoned; zoned R-1. Developed with mixed commercial and light industrial and an electrical sub-station; zoned CoM and C-2 Developed with mixed commercial uses (Marketowne);zoned C-2 Developed with single-family residences; zoned R-1o,ooo East: West: GENERAL PLAN DESIGNATION Commercial PROPOSAL American Stores Properties, Inc. is proposing to construct a 15,251 sq. ft. Sav-On Drug store with a drive-through pharmacy and a 3,000 sq. ft. retail shop adjacent to the store on the proposed site. The drug store and retail shop are permitted in the C-1 zone without any special permits, however, the conditional use permit is required for the following: . the operation of the drive-thru pharmacy · 24 hour operation · sale of liquor within 150 feet of residential property The building will be sited approximately in the center of the lot. The 3,000 sq. ft. retail building is proposed to be located on the east side of the drug store and the proposed drive-thru will be located at the southwesterly side of the building. Currently there is a 4-5' high block wall with dense landscaping located along EI Monte Avenue. As noted on the applicant's site plan, a fast food eating establishment may be proposed on this site in the future. This would require a separate conditional use permit. Parking and Traffic There will be 151 parking spaces on the site (144 standard spaces and 6 handicap spaces). Based upon the retail parking ratio of five (5) spaces per 1,000 sq. ft. of gross floor area, the drug store and retail building would require 91 parking spaces. CUP/CUP99-006 C.U.P.99-006 April 13, 1999 Page 2 . Access to the site will be from three driveways; one driveway is located on Las Tunas Drive, approximately 210 feet east of the intersection of Las Tunas Drive and EI Monte Avenue; the second driveway is located on EI Monte Avenue approximately 190 feet south of the Las Ttmas Drive and EI Monte Avenue intersection; and the third driveway is on Live Oak Avenue, adjacent to the easterly property line. . The pharmacy drive-thru will have one lane for dropping off prescriptions and another lane for pick-up. Stacking for 3-4 vehicles is provided in each lane. Based on our experience with the Wal-Green drive-thru pharmacy and information from the applicant, generally 4-5 cars utilize thedrive-thru per hour. A traffic report was prepared for the proposed drug store and a potential drive-thru eating establishment. The eating establishment is not under consideration at this time and would require a separate conditional use permit application. The revised project includes a 3,000 square foot retail building attached to the proposed drug store. The City's Traffic Engineer has reviewed the traffic report and noted that the traffic study is fairly conservative since the trip generation characteristics of a drive-through restaurant is greater than a 3,000 sq. ft. retail store. The analysis shows that the intersection of Live Oak Avenue and EI Monte Avenue will continue to function satisfactorily as a multi-way stop controlled intersection. The analysis at Las TunaslLive Oak Avenue and Santa Anita Avenue shows that the intersection performance will diminish to a level of Service "E" when the ambient growth and the related project traffic is added to the existing traffic. The project traffic adds incrementally to this impact. The report recommends certain mitigation measures to Las Tunas/Live Oak Avenue and Santa Anita Avenue to address the impacts. Recommended improvements include restriping Santa Anita Avenue at Las Tunas/Live Oak Avenue to create double left turn lanes in both the northbound and southbound directions. Although this could be accomplished within the existing street width with the elimination of the right turn lanes, the City Traffic Engineer does not recommend that this be done at this time because the elimination of the right turn lanes will impact the overall operation of the intersection. In lieu of doing the restriping on Santa Anita Avenue, it is recommended that the City negotiate a contribution to the system-wide improvement program as a mitigation measure. Other recommendations in the traffic study include: 1. Restricting egress from the driveway on Las Tunas Drive to right turn only 2. Providing on-site directional signs for the pharmacy drive-thru 3. Restripe EI Monte Avenue to provide a two-way left turn lane 4. Stripe a left turn pocket on EI Monte Avenue south of Live Oak Avenue to match EI Monte Avenue north of Live Oak Avenue . CUP/CUP99-006 C.U.P.99-006 April 13, 1999 Page 3 . The loading area for the drug store is proposed along the Live Oak building facade. The loading area will be screened by a 10'-0" high wall along the west and south side. According to the applicant's representative, there are usually 3-4 deliveries a week. Landscaping There is an existing 4-5" high concrete block wall located along EI Monte Avenue. The area between the wall and the sidewalk is heavily landscaped. There is no landscaping on the interior side of the wall. The wall is proposed to be removed and an 8'-0" wide landscape berm planted in this area to screen the parking area from the street and residential uses across EI Monte Avenue. The Arcadia Municipal Code requires that a bermed landscape buffer not less than 5'-0" in width and 3'-0" in height shall be provided between parking areas and property lines. A 3'-0" high maximum wall may be provided between landscape buffers and parking areas in lieu of the berm. Landscape berms are also proposed along Las Tunas Drive, and Live Oak Avenue to screen the parking from the roadways. Code requires that a minimum of 5% of the interior parking area be landscaped; the plans show that 13% of the parking area will be landscaped. In reviewing the "cOnceptual" landscape plan,staff would recommend that more mature trees, (36" box) be planted in strategic areas. , A conceptual landscape plan will be available for review at the Planning Commission. . Architectural Design Review (ADR 98-053) Concurrent with the consideration of the Conditional use permit, the Planning Commission may approve, conditionally approve or disapprove the applicant's architectural design concept plans for the proposed drug store and retail building. The proposed building will be single-story approximately 20' in height. The design is a Spanish/Mission style of architecture. The building has been designed to provide both horizontal and vertical building articulation. The entrances to the drug store and the retail building as well as the drive-thru area will be emphasized with "towers" with clay tile roofs. The base color of the walls will be a ceramic beige, the architectural wall projections on the sides and rear of the building will be painted a contrasting color (desert sunset) and the "tower" canopies will be painted a darker color, paprika. The color of the cornice and accent bands will provide contrast along the facade. A splitface block wainscot is proposed along the bottom portion of the building. The signing as shown on the plan is not part of the architectural design review. However, in order to avoid a proliferation of building signage and because of the close proximity to residential staff recommends that signing on the north and west side of the building be restricted to the "Sa v-On" name only with the exception of identification for the drive-thru pharmacy. A complete sign package shall be submitted for review to the Development Services Department at a later date. . CUP/CUP99-006 C.U.P.99-006 April 13, 1999 Page 4 . It is staffs opinion that the proposed architectural design concept is in compliance with the City's Architectural Design Review Regulations. The proposed design, materials and finishes will visually enhance the surrounding development and the proposed design elements provide the necessary architectural relief. Colored elevations and a color sample board will be available for review at the meeting. The applicants shall be required to comply with all Building and Fire Code requirements as determined necessary by the Building Official and Fire Prevention. MISCELLANEOUS INFORMATION Currently there is a flooding problem at the corner of Live Oak Avenue and EI Monte Avenue. One of the conditions of approval from the Maintenance Services Department is that the applicant design and install a cross gutter on the west side of EI Monte cross Live Oak and remove the existing drain pipe system. The City has received a letter from Jose Porras who resides at 2723 EI Monte Avenue (see attached). Mr. Porras is concerned with the increased traffic resulting from this proposal especially as a result of the drive-thru pharmacy located on the EI Monte Avenue side of the building, potential parking problems on EI Monte Avenue, the glare of headlights directed towards, their residence, the increase in noise as a result of the 24 hour operation and the removal of the concrete wall along EI Monte Avenue. Mr. Porras indicated that if this development is approved they would like to see the wall remain and the hours limited. . ANALYSIS Retail uses, including a drug store are a permitted use in the C-1 zone. As noted above the conditional use permit is required for the drive-thru pharmacy, the 24 hour operation and the sale of alcoholic beverages within 150 feet of residentially zoned property. Currently there is only one drive-thru pharmacy in the City, a Wal-Greens located at the northwest corner of Santa Anita and Las Tunas Drive. Based upon our observations and information presented by the applicant, staff does not believe that the drive-thru pharmacy will create any significant traffic problems or disrupt traffic on EI Monte Avenue. The sale of alcoholic beverages is incidental to the operation of the Sav-On drug store and is not the primary business of the store. When this section of the code was written, it primarily focused on liquor stores, however, any market, drug store or other use which sells liquor and is within 150 feet of residential is required to secure a conditional use permit. The original intention of the code was to provide the city with the opportunity to review the impact of liquor stores and related types of sales within close proximity to residential property. Staff does not feel that the incidental sale of alcoholic beverages at this location will adversely affect the residential properties in the area, . CUP/CUP99.006 C.U.P.99-006 April 13, 1999 Page 5 . . . In the past the City has discouraged 24 hour businesses when they are adjacent to or in close proximity to residential property. The applicant's representative has indicated that at this time Sav-On does not know if they will be open 24 hours but would like that option. Because of the close proximity to the single-family residential uses and the fact that one of the primary accesses to this site is from EI Monte Avenue it is staffs opinion that the hours of operation should be limited. Staff is recommending that the hours be restricted to 7:00 a.m. in the morning to midnight. These hours are consistent with other Sav-On operations and will result in less impact to the residences along both EI Monte Avenue and Las Tunas Drive. The Arcadia Municipal Code requires either a maximum 3'..0" high wall or a landscape buffer with dense planting between a parking area and adjacent street(s). The existing wall along EI Monte Avenue is over 4'_0" in height. It is constructed of both a pink and gray concrete block. There is dense landscaping (what appears to be oleanders) on the exterior of the wall. The applicants are proposing to remove this wall and plant a berm with dense landscaping along the EI Monte, Live Oak and Las Tunas Drive property lines. It is very seldom today that developers construct walls between parking areas and the streets. Walls create a hard edge between streets and parking areas, however, they do help screen parking areas from adjoining streets and sensitive adjacent properties. There are three homes directly fronting on EI Monte Avenue across the street from the proposed project. The Commission may wish to consider requiring that a 3'-0" high splitface block wall to match the wainscot on the building be constructed along the westerly property line. This will assist in screening vehicles from the residential properties to the west. CEQA Pursuant to the provisions of the California Environmental Quality Act, the Community Development.Division 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. Based upon staffs analysis, a Negative Declaration has been prepared for these projects. RECOMMENDATION The Development Services Department recommends that the Planning Commission approve C.U.P. 99-006 subject to the conditions set forth below: 1) That the hours of operation for the drug store shall be limited to 7:00 a.m. to 12:00 midnight. CUP/CUP99-006 C.U.P.99-006 April 13, 1999 Page 6 . . . 2) That deliveries and mechanical parking lot sweeping equipment are limited to 7:00 a.m. to 9:00 a.m. 3) That a covenant consolidating the affected properties to be held as one parcel shall be prepared and approved by the City Attorney for execution and recordation by the property owner prior to the beginning of construction. 4) That a final landscape plan shall be submitted for review and approval to the Community Development Division. 5) That wall signs on the northerly and westerly side of the drug store shall be limited to the name of the business only, with the exception that signing shall be allowed for the drive-thru pharmacy. 6) That the applicant and the City shall negotiate a contribution to the system-wide improvement program as mitigation to the traffic impacts on Santa Anita and Live Oak/Las Tunas Drive as identified in the Traffic Impact Report submitted by the applicant. 7) Signs shall be posted restricting egress from the Las Tunas Drive driveway to right turn only. 8) That a 3'-0" high splitface block wall shall be constructed between the parking area and the street along EI Monte Avenue. 9) That on-site directional signs shall be provided identifying the location of the pharmacy drive-thru. 10) That EI Monte Avenue shall be restriped to provide a two-way left turn lane. 11) That the applicant shall stripe a left turn pocket on EI Monte Avenue south of Live Oak Avenue to match EI Monte Avenue north of Live Oak Avenue. 12) The applicant shall design and install a cross gutter on the west side of EI Monte cross Live Oak and remove the existing drain pipe system subject to the approval of the Maintenance Services Department. 13) Arrange with the Southern California Edison Company to install three (3) 5,800 lumen HPSV Edison owned concrete pole streetlights with underground circuits on EI Monte Avenue. The City Engineering Division shall determine exact locations. The Contractor shall obtain a lighting standard plan S-25 from the City's Engineering Division. CUP/CUP99-006 C.U.P.99-006 April 13, 1999 Page 7 . 14) That C.U.P. 99-006 shall not take effect until the owner and applicant have executed a form available at the Community Development Division indicating awareness and acceptance of the conditions of approval. 15) Noncompliance with the provisions and conditions of this Conditional Use permit shall constitute grounds for the immediate suspension or revocation of said Permit. PLANNING COMMISSION ACTION The Planning Commission should move to approve and file the Negative Declaration and adopt Resolution No. 1589, a resolution of the Planning Commission of the City of Arcadia granting Conditional Use Permit 99-006 and approving Architectural Design Review ADR 98-053 to construct a 15,250 sq. ft. Sav-On Drug Store with a drive-thru pharmacy and to sell alcoholic beverages within 150 feet of residential property at 188 West Las Tunas Drive. If the Planning Commission moves to deny this Conditional Use Permit application, the Commission should state the reasons for denial and direct staff to prepare the appropriate resolution incorporating the Commission's decisions and specific findings. If the Planning Commission has any questions regarding this project prior to the scheduled public hearing, please contact me at your earliest convenience. . /7 (~_:> ~ Community Development Administrator Attachments: Land Use and Zoning Map Site Plan Floor Plan Resolution 1589 Letter from Jose Porras Environmental Documentation . CUP/CUP99-006 C.U.P.99-006 April 13, 1999 Page 8 . 0000 2. ~ sti8 2! I \ 8, sti~ 8 C;; . . SANDRA AVE. R-1 .oaa 'HI ~~ ~.:r, ui 0 0 0 0 o;~ 0 ~ ~ ~ (uJl hlN ,._, ".", tlO l\O 03 '10"':4 0; oR!lSt 0 0 ~T~.) t'<: 'I..... _...-: /!'~ ~.' ~ CoO"" -Day,O 0.0 ~Care; _ /l8SJ CU7) (,,,) (/,,1) 'Tn~_ ..f~ \ "'1'1"": .~~ t'f!l ':'.,e.' ~., ~-: ~, "'':>' .. .& 0000 R-1 oooo~oo LAS TUNAS DR. ~%'~~~';" 'i// ,....," \ un ".,r"'J,,, ....~'''_ % / / / '/ Liquor Store '" Reslaurant Pet Shop ~ . ' ~/ 0/ 9rocery Marl '0 Vacant Shop Carpet Care (5 PRo' '/ /'/ / //;/~ 2 Vacant Shops ~ r-- /0/// ///% 'a CoM ~ ~ ~~~~:Mar~~~wne l = = ~! 0;?'~~~~~~ MU;;~s;:. s:~. (4"...["" < ;>V,. ~. /// ".,'1 \ !// /.; "..(/ / "'" ,,,.n AVe.. ~~ ~p tf- l<. c\t'l l\Oundal'/ LIVe. OA _ --T \ \ ~ -I '\ (~ .! T~\e r -:i1~~ ,\\~\.", . tJ Mlg. ~ ; '" ~~ (8 ~11\ ~ t li'!il ~ ~i1\ c.M ~ \ 5 ~\\ ~c_~\cir J . ~ o 0 ElectrIC I ~~- J.- .---\' 0 'power ~ \ 0 o 0 \ substation \: 0 0 9 - C-2 l<1\ 0 0 % 0 o 0\ I)Slil> -0 ~c-O o --'~ '-0 0 ~ b I \ 0 1-"" 0 ~ 71 LAND USE & ZONING MAP 188 W. Las Tunas Drive t NORTH CUP 99-006 & ADR 98-053 Scale: 1 inch = 200 feet o~, o 0, o $(ll Go., .,.., ... 00' 0" R-l o 'Ol~ -.u 1"1.'. o W I- Z o O~ :E ..J -w 00 --" o '0 convalescent F ac\\Ity <( ~ I) a: '" I I _J- - -- ~ .J.'%l,llN . L._ SITE PLAN SUMMAR ~. ~~ I I I I ~I ; il i .... LA""SItJl'fA~ N~V~'.&_.r.. _ _ _ ::"~um.~ _ _ _ _ _ _ ~ _ _ _ _ _ _ _._ _ _ _ ;;;}:.:': I rOlJlOl.......altll.IUUlllCSl ..... '1 _....._ tOllolOf'-U.IUIUllIoCOSOotsn~1 . ,...~ ..-....- tIITII AREA tFORIlATlOft _. .../~ClllVC[ UllllMlUt tlTEl so.n.j~FOt..SPI'&Ktl.J ~.. - -......--- - ........ PAIDCI<<II MZOAIU.'I1DfIo nAito.&ltOSll.u.si' eow"CY Sl'ALU. IUIC~5rlW' ,......... ....l1On.'A"QSG.n. 01 TOt&l.'1vIuIIlfG ~u. I'IolIlatlC llAno nl 1,000 10. n. o"orl4,l\IIUIIHO-..uOlt ""''''''' I, I I _IIUIlST.uiQ.UD,su.us,n. WlHlWUV~.an~SIlt. WIlIMI lllUrt AISI.I tna1M: ~ I J; I-' ~ RETAIL z\ 3.000 SF 0 1: ,~ _.- w r w w ...J i w .. , ~.-=- .....,- ,Q \jfJ DllU'tlICte..u. ;. L: , . .# .':':::1.. _0--" '" ./. 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Il I, : STORE DATA I] _1IL_~aDC;"'" ll:IlAi.~-..u. ....."'. ~S/II.lI"" ". U_loO'H _1;oCII_....... ". l.'." --- .,. ,,,..., ItI~PtlOW;[OKo. ". .1.., -- .~ "'" flj..oI...a_-. .~ .,. 1Ol'1I.1iI.SDCIOf...... .~ ."1" ~/l:lnTv-c:r....... ~ ..", ~- .~ .. ~- .,. ~ .~- .,. ... -- ." "'" ~-; .,. ." """""- .~ SUI_ ~- ..,. " ~- ./. In 51 ~- .~ -/- *-~""'" ./. t,nt,' .~- ..,. ..." IVII1.KCJ8jetUtl, .,. .,. m...CWQl$f_ ./. STORE DATA . o o m :n ::r1':lI _1::.'1._:::''' -= ., ~l' , I . r "~""'1 : t _-: ~ : , , . , , 'T~r . , , t .i ) ~ . 1.0' 9 , i i I~I r i ~~- L: if II 'II '. t.__a._nrlUlI:"-_~ COU'....n;lII-...:r1lIo, &'lH(ll1I.-,p:rUItlII_~___~lIU _cu:ftlmctll~ ~ ,I . ! GENERAL NOTES I- I i --.... ~-- . . . , , i . U... IIl'CIIC -- -- - , . . 0 o 0 o 0 . . PROJECT SCOPE ~ .... -/- . o o 1-- !.. REfRIGERATION VENDOR a ~!!;! Elli j'l o ::;; ..J W .. <Il 00( Zoo( ::>00 ... -0 z(/)~a: o:5D _ >o(j~ <cwe: . CI?(/)<~ I 1 .. I - -...-- SITE PLAU 0I'r"..,._ SHEET . . - 1IlI1Col.f .........r..~ . . . March 29, 1999 , City of Arcadia Development Services Department Community Development Division/Planning 240 West Huntington Drive P.O. Box 60021 Arcadia, CA 91066-6021 Attention: Donna Butler Community Development Administrator -'':'VEO ":f 1 1999 . ;l.'icos .. . .rJ Ol.;,ioo RECEIVED MAR 3 1 1999 Subject: ,,_ Dev&I"~m8n1 SorviCO$ ......munllr I)....!opm D'" Construction of Sav-On Drul!: Store at 188 Las Tunas Drive Under ... Gill IVI.IIGO Application No. CUP 99-006 I would like to request your office to look into the negative impacts that the above development may bring into the community and take necessary steps to resolve them. As a resident adjacent to the proposed development, the following are my concerns: 1. Increase Traffic Constructing a Sav-On.Drug slore operating 24-hours, withdrive-thru pharmacy just across our residence in EI Monte Avenue and selling alcoholic beverages within 150' of residential property would definitely increase the flow of traffic to the area. As a resioent in the area for five years, I have witnessed quite a number of traffic accidents happening in the busy intersection of Las Tunas Drive and EI Monte Avenue as well as in the intersection of Live Oak Avenue and El Monte Avenue. With the increase flow of traffic brought about by this development, it is more likely that traffic accidents may also increase. 2. Parking Problem With the proposed Sav-On Drug store, customer's parking spaces may not be enough that customer's parking would spill into the streets in front of the residential houses. 3. Proposed Drive-thru Pharmacy Along EI Monte Ave. Construction ofa drive-thru pharmacy alongEJ Monte Avenue side just across the street from our house would farther increase the flow of traffic in front of our residence along El Monte A venue between Las Tunas Drive and Live Oak Avenue. With the increase flow of traffic, driving in and out of our own driveway would be more difficult than what we are experiencing right now on a busy hour. With the proposed construction, cars waiting for their . . . turn to get into the drive-thru pharmacy would potentially block our driveway complicating our problem. Also, cars" glaring headlights directed towards our residence while coming out ofthedrive-thru pharmacy at nighttime, would be another potential problem to the residents ,across the street. 4. Tearing Down of Concrete Wall or Portion of It Along the West Property Line of the Construction Site The concrete wall or portion of it along EI Monte Avenue may be tom down due to the proposed construction. Without this concrete wall, our activities in going in and out of our front door can be observed from across the street (from the proposed parking lot). As a residence that has been burglarized once in 1996, I feel that the concrete wall should stay for security reason. This wall also serves as a distinct dividing line between residential area and commercial area. 5. Possible Noise Brought About by the Proposed Establishment and/or Customers The proposed 24-hour Savon Drug store would possibly increase the amount . of noise to the area coming from motorist (customers), particularly at nighttime and early hours in the morning. I suggest that'any proposed establishment at this location be closed for business at 9:00 p.m. or 10:00 p.m. the latest. This will assure us from any unnecessary noise brought about by the proposed establishment. Based on the above discussions, I would like to suggest that the existing concrete wall on the west side of the proposed construction along EI Monte Avenue be maintained in place. This wall will continue to serve asa distinct separation between the residential and commercial area and would also help resolve most of my concerns enumerated above. If you have any questions or need additional information, please call me during office hour at (213) 367-1204 or in the evenings at (626) 294-0230. You can also reach me through mail at the following address: Jose.Porras 2723 EI Monte Avenue Arcadia, Ca 91007 Thank you for you kind consideration regarding this matter. r4~#} . Jose Porras . . . File No.: C.U.P.99"006 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA. CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION A. Title and Description of Project: Conditional Use Permit 99-006 to construct a 15,000 sq. fl. Sail-On Drug Store with a drille- through pharmacy. Also Sav-On is requesting the ability fo operate 24 hours a day and fa sell alcoholic beverages within 150 feet of residentially zoned property. B. Location of Project: 188 West Las Tunas Drive C. Name of Applicant or~ponsor: LEADS on behalf of American Stores Properties, Inc. D. Finding: This project will have no significant effict upon the environment within the meaning of the California Environmental Quality Act of 1970 for the reasons set forth in the attached Initial Study. E. Mitigation measures, if any, included in the project to avoid potentially significant effects: N/A Date Prepared: March 15,1999 BY:1 Donna Butler, Community Delleiopment . 4!:ator . . . Fik No.: CUP 99-006 CITY OF ARCADIA 240 WEST HUNTINGTON DR[VE ARCADIA. CA 9[007 CALIFORNIA ENVIRONMENTAL QUALITY ACT ENVIRONMENTAL CHECKLIST FORM 1. Project Titie: Conditional Use Permit 99-006 2. Project Address: 188 West Las Tunas Drive 3. Project Sponsor's Name, Address & Telephone Number: LEADS on behalf of American StOres Properties, Inc. 1820 E. First Street, Suite 550 Santa Ana, CA 92705 (714) 560-8500 4. Lead Agency Name & Address: City of Arcadia- Development Services Department Community Development Division -- Planning Services 240 W. Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 5. Lead Agency Contact Person & Telephone Number: Donna Butler, Community Developmenl Administrator (626) 574-5442 6. General Plan Designation: Commercial 7. Zoning Classification: C-l (Limited Commercial) and PR-l 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project and any secondary, suppon, or off-site fearures necessary for its implementation. Attach additionai sheets if necessary.) Proposal to construct a 15,000+ sq. ft. Sav-On Drug Store with a drive through pharmacy. Also Sav-On is requesting the ability to operate 24 hours a day and to sell alcahalicbeverages within 150 feet afresidentially zoned property. -1- CEQA Checklisl 7/95 Fik No.: CUP 99.(106 . 9. Other publie agencies whose approval is required: NOlie 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. [ ] Land Use & Planning ( ] Population & Housing [ ] Geological Problerns [ ] Water [ ] Air Quality ( ] Transportation I Circulation ( ] Biological Resources ( ] Energy and Mineral Resources [ ] Hazards [ ] Noise ( ] Public Services [ ] Utilities and SerVice Systems [ ] Aesthetics [ ] Cultural Resources [ ] Resources [ ] Mandatory Finding of Significance 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 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 the mitigation measures described on an attached sheet have been added to the project. A 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 fmd that the proposed project MAY have a significant effect on the environment, but that at least one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards and has been addressed by mitigation measures based on that earlier analysis as described on attached sheets, and if any remaining effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," an ENVIRONMENTAL IMPACT REPORT is required, but it only needs to analyze the effects that have not yet been addressed. . .2. CEQA Cheekli.. 7/95 . . . File No.: CUI' QQ-006 [] r 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 all potentially significant effects have been analyzed adequately in an earlier Environmental Impact Report pursuant to applicable standards and have bccn avoided or mitigated pursuant to that earlier EIR. including revisions or mitigation measures that are imposed upon the proposed project. By: Donna Butler, Community Development Administrator For: The Cil of Arcadia -- Development Services Department {:Z~cC.-r=~ Signature Date: March 11, 1999 EVALUATION OF ENVIRONMENTAL IMPACTS: I. A brief explanation is required for,.1I answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced infonnation sources show that the impact simply does not apply to projects such as the one invoived (e.g" the project is not within,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 action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction related as well as operational impacts. 3. "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 detennination is made, an Environmental Impact Report is required. 4. "Potentially Significant Unless 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 describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17 "Earlier Analyses" may be ,cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering, program Environmentai Impact Report, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or Negative Deciaration {Section l5063(c)(3)(D)}. Earlier anaiyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies ate encouraged to incorporate into the checklist, references to information 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. -3- CEQA Checklisl 7/95 . . . 1. AESTHETICS - Would the project a) Have a substantial adverse effect on a scenic vista? There are no scenic vistas in proximity to this site. The proposed building is single-story less than 20'..()" in height. There will be no impact on scenic vistas b) Damage scenic resources, including, ~ut not limited to. trees, rock outcrop pings, and historic buildings within a state scenic highway? The site is currently developed with a vacated bowling alley and parking lot. There will be no damage to any scenic resources c) Substantially degrade the existing visua.1 character or quality of the site and its surroundings? The bowling alley has been vacated for several years and the properly is only minimally maintained. The proposed project will enhance the neighborlJood with new landscaping and building. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? There may be an increase in light and glare on the site. Light standards within 100' of residentially zoned properly may only be 15'-0' in height and must be hooded and arranged to reflect away from adjoining properties. and streets. 2. AGRICULTURE RESOURCES - indetennining whether impacts to agriCUlture resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Dept. 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 (Fannland) to non-agricultural use? (The Farmland Mapping and Monitoring Program in the California Resources Agency. Department of Conservation, mainlains detailed maps of these and other categories of fannland.) There are no farmlands in Arcadia b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? There is no agricultural land within the city. Potentially Significant Impact o o o o o o Less Than Significant With Mitigation Incorporation o o o o o o less Than Signiftcant Impact o o o o o o File No.: No Impact B"" 8'" B" 16" l3"" g/ CEQA Checklist 4 03/11/99 . . . c) Involve other changes in the existing environment which, due to their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? There are no farmlands or agricultural uses within the City. 3. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution controi district may be relied upon to make the fOllowing determinations. Would the project: a) Conflict with or obstruct implementation of the applicable Air Quality Attainment Plan or Congestion Management Plan? The proposal is for a 15,000+ sq. ft. Sav-On with a drive-thruand 3,000 sq. ft. retail building. It is anticipated that the drive-thru will service approximately 5 persons per hour, resulting in no conflict with the Air Quality Attainment Plan or Congestion Management Plan. b) Violate any stationary source air quality standard or contribute to an existing or projected air quality violation? The site is a retail center and will not result in any stationary sources of air emissions. c) Result in a net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? The project itself will not increase air pollutants. Vehicular traffic to and from the site will add an insignfficantamount of pollutants to the area. d) Create or contribute to a non-stationary source "hot spot" (primarily carbon monoxide)? There are no "hot spots" within proximity to this site. e) Expose sensitive receptors to substantial pollutant concentrations? There are no sensitive receptors in close proximity to the site. f) Create objectionable odors affecting a substantial number of people? The site will be a retail center which will not result in any objectionalble odors. Potentially Significant Impact o o o o o o o Less Than Significant With Mitigation Incorporation o o o o o o o less Than Significant Impact o o o o o o o FileNo.: No Impact Gj/ gr Q/ Q/ GV s--- ~ CEQA Checklist 5 03/11i99 FileNo.: . Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation 4. BIOLOGICAL RESOURCES - Would the project: aJ Adversely impact, either directly or through habitat modifications, 0 0 0 (~r any endangered, rare, or threatened species. as listed in Title 14 of the Califomia Code of Regulations (sections 670.2 or 670.5) or in Title 50, Code of Federal Regulations (sections 17.11 or 17.12)? The site is developed with a vacant bowling alley and paved parking area. b) Have a substantial adverse impact, either directly or through 0 0 0 8" habitat modifications, on any species identified as a candidate, sensitive, or speciai status species in local or regional plans, policies, or regulations, or by the Califomia Department of Fish and Game or U.S. Fish and Wildlife Service? The site is developed with a vacant bowling alley and paved parking area. c) Have a substantial adverse impact on any riparian habitat or 0 0 0 GY' . other sensitive natural community identified in local or regional plans, policies, and regulations or by the Califomia Department of Fish and Game or US Fish and Wildlife Service? The site is developed with a vacant bowling alley and paved parking area. d) Adverseiy impact federally protected wetlands (including, but not 0 0 0 ~ limited to, marsh, vemal pooi, coastal, etc.) either individually or in combination with the known or probable Impacts of other activities through direct removal. filling, hydrological interruption, or other means? There are no wetlands in this area. The site is deveioped with a vacant bowling alley and paved parking area. e) interfere SUbstantially with the movement of any resident or 0 0 0 GY migratory fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? The site is deveioped with a vacant bowling alley and paved parking area. t) Conflict with any local policies or ordinances protecting biological 0 0 0 G-"" resources, such as a tree preservation policy or ordinance? The site is developed with a vacant bowling alley and paved parking area. . g) Conflict with the provisions of an adopted Habitat Conservation 0 0 0 c:;r-- Plan, Natural Conservation Community Plan, or other approved CEOA Checklist 6 03/11/99 . . . local, regional or state habitat conservation plan? The site is developed with a vacant bowling alley and paved parking area. 5. CULTURAL RESOURCES - Would the project a) Cause a substantial adverse change in the significance of a historical resource which is either listed or eligible for listing on the National Register of Historic Piaces, the California Register of Historic Resources, or a local register of historic resources? There will be no impact on cultural or historic resources. The site is developed with a vacant bowling alley and paved parking area. b) Cause a substantial adverse change in the significance of a unique archaeological resources (i.e., an artifact, object, or site about which it can be cleariy demonstrated that. without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type. or is directly associated with a scientifically recognized important prehistoric or historic event or person)? The site is developed with a vacant bowling alley and paved parking area. c) Disturb or destroy a unique paleontological resource or site? The site is developed with a vacant bowling alley and paved parking area. d) Disturb any human remains, including those interred outside of formal cemeteries? The site is deveioped with a vacant bowling alley and paved parking area. 6. GEOLOGY AND SOILS - Would the project: a) Expose peC/ple 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? There are no identified earthquake faults in this.area. Potentially Significant Impact o o o o o o less Than Significant With Mitigalion IncorporaUon o o o o o o less Than Significant Impact o o o o o o File No.: No Impact [H/ rY IT Q/ ~ w CEQA Checklist 7 03111/99 File No.: . Le.ss Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation ii) Strong seismic ground shaking? 0 0 0 W There are no known earthquake faults identified in this area. Ground shaking would result from a major quake along the Raymond Hill or other fault. iii) Seismic-related ground failure, including liquefaction? 0 0 0 0--- This area is not identified as an area subject to liquefaction. iv) Inundation by seiche. tsunami, or mudflow? 0 0 0 g- There are no water bodies in this area and the site is not near any hillsides which could cause mudflows, v) Landslides? 0 0 0 Q-- The site is on a flat parcel of land approximately 2-3 miles south of the foothills. vii) Wildland fires, including where wildlands are adjacent to 0 0 0 B urbanized areas and where residences are intermixed with wildlands? . This is an urbanized area and there are no wildlands in the vicinity. b) Would the project result in substantial soil erosion or the loss of 0 0 0 g- topsoil? The site is currently developed with a vacant bowling alley and parking lot. There would not be any soil erosion problems. c) Would the project result in the loss of a unique geologic feature? 0 0 0 16' There are no geologic features in this area. The site is developed with a vacant bowling alley and paved parking area. d) Is the project iocated on strata or soil that is unstable, or that 0 0 0 W would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence. Iiquefaction'or coliapse? As noted, the site is aiready developed and there are no unstable soils within the area. e) Is the project located on expansive soil creating substantiai risks 0 0 0 S- to life or property? As noted, the site is already developed and there are no soils problems in the area. . f) Where sewers are not available for the disposal of wastewater, is 0 0 0 [:;L/ the soil capable of supporting the use of septic tanks or CEQA Checklist 8 03/11/99 . . . altemative wastewater disposal systems? The site is aiready hooked up to the existing sewer system. 7. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? The retail stores will not transport or dispose of any hazardous waste. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions invoiving the likely release of hazardous materials into the environment? The site is proposed to be developed with retail stores, there is no potential for hazardous materials on the sileo c) Reasonably be anticipated to emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mire of an existing or proposed schoor? The site is proposed to be developed with retaii stores which will not result in any hazardous emissions or waste. d) Is the project iocated on a site which is Included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a resull, would it create a significant hazard to the public or the environment? No. 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 result in a safety hazard for people residing or working in the project area? This is not located within an airport land use plan or within two miles of a public airport. f) For a project within the vicinity of a private airstrip. would the project result in a safety hazard for people residing or working in the project area? This site is not within the vicinity of a private airstrip. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? This development will not have any affect on the City's emergency response plan. Potentially Significant Impact o o o o o o o Less Than Significant Wilh Mitigation Incorporation o o o o o o o less Than Significant Impact o o o o o o o File No.: No Impact EJ' 0"" ff" g/ ~ B""" ~ CEQA Checklist 9 03/11/99 . . . h) Expose people or structures to the risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are Intermixed with wildlands? There are no wildlands within the vicinity. The site is in an urbanized area. 8. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? The use,will comply with all codes relating to waste discharge. b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such thatlhere would be a net deficit in aquifer volume or a lowering of the local groundwater table levei (i.e., the production rate of pre'-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? The site replaces an existing development and will not affect the groundwater. c) Substantially alter the existing drainage pattern 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? There are no streams or rivers in the vicinity. d) Substantially alter the existing drainage pattern 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? The site is already developed and the proposed redevelopment of the site will have no impact on existing drainage patterns or result in any significant alterations to the existing drainage pattern. e) Create or contribute runoff water which would exceed the capacity of existing or planned stonnwater drainage systems to control? The site will comply with all grading and drainage requirements set forth in the City codes. Potentially Significant Impact o o o o o o Les. Than Significant Vlfilh Mitigation Incorporation o o o o o o Less Than Significant Impact o o o o o o FileNo.: No Impact g.-- B' g--- Gl-'" GV r::Y" CEQA Checklist 10 03/11/99 File No.: . Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation f) Piace housing within a 100-year floodplain, as mapped on a D D D W federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? The site is not located within a 100 year floodplain and the proposal does not involve housing. g) Piace within a 100-year floodplain structures which would impede D D D W or redirect flood flows? The site is not located within a 100 year floodplain 9. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? D D D g/ The proposal will result in construction of new' retail buildings on a site already developed with a vacant bowling alley and related parking. . b) Conflict with any applicable land use plan, policy. or regulation of D D D G-'" an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, iocal coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? The site is zoned C-1 and PR-1. The proposed project is consistent with the zoning and general pian forthe property. c) Conflict with any applicable habitat conservation plan or natural D D D g--- communities conservation plan? No. 10. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource D D D Q.-- classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? The site is already developed and this area is not within a MRZ-2 mineral resource. zone. b) Result in the loss of avaiiability of a locally-important mineral D D D IT resource recovery site delineated on a local general plan, specific plan or other land use plan? No, the site is in an urbanized area and not within a MRZ-2 zone. 11. NOISE - Would the project result in: . a) Exposure of persons to or generation of noise levels in excess of D D D ~ CEOA Checklist 11 03/11 i99 . . . standards established In the local general plan or noise ordinance. or appiicable standards of other agencies? There will be some short term noise impacts as a result of construction on the site. However, construction hours are limited between the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday. b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise leveis? There may be some very limited vibration as a result of building demolition. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing-without the project? The site is currently developed with a use which generated a Significant amount of traffic. The proposed retail use will result in some traffic-related noise but will not result in a substantial increase in noise levels. d) A substantial temporary or periodic Increase in ambient noise levels in the project liicinlty above levels existing without the project? There will be a minor increase in noise levels from construction, however once construction is completed, there will not be any significant increase In noise on the site. e) For a project located within an airport land use plan or, where such a pian 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? There are no airports within two miles of the subject property. 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 revels? There are no private airstrips within the vicinity. 12. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? There will be no popUlation growth as a result of the new retail buildings. b) Displace substantial numbers of existing housing, necessitating Potentially Significant Impact o o o o o o o Less Than Significant Wllh Mitigation Incorporation o o o o o o o Less Than Significant Impact o o o o o o o FileNo.: No Impact w cJ" G--' j;d/ g/ ~ ff CEOA Checklist 12 03/11/99 . . . the construction of replacement housing elsewhere? There is no existing housing on the site. c) Displace substantial nuinbers of people, necessitating the construction of replacement housing elsewhere? The site is a vacant bowling alley and will not affect housing. 13. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities. need for new or physically altered governmentai facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? 14. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that, substantial physical deterioration of the flicility wouid occur or be accelerated? The retail project will not increase the need for parks. b) Does the project include recreational facilities or require the construction or expansion of recreationai facilities which might have an adverse physical effect on the environment? There are no recreational facilities proposed as part of this project. 15. TRANSPORTATIONfTRAFFIC - Wouid 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 Potentially Significant Impact o o o o o o o o o o less Than Significant With Mitigation Incorporation o o o o o o o o o o Less Than Significant Impact o o o o o o o o o o File No.: No Impact [;}-'. r::v [Y D---- [J...- C} D-- G- G-' ~ CEQA Checklist 13 03/11/99 . . . voiume to capacity ratio on roads, or cong!,!stion at intersections)? The site is bordered by a major arterial (Las Tunas Drive) and a secondary arterial (live Oak Avenue). Based on a traffic study prepared for the project. The center would generate approximately 1,815 trips per day. This is well within the capacity of the streets. b) Exceed, either individually or cumulatively, a ievel of service standard established by the county congestion management agency for designated roads or highways? Project traffic will not significantly impact the operation of the roadway network within the area. c) Result in a change in air traffic pattems, including either an increase in traffic ievels or a change in location that results in substantial safely risks? There will be no impact on air traffic'pattems. d) Substantially Increase hazards to a design feature (e.g., Sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? The intemal circulation has been designed to adequately accommodate the projected traffic and improvements. e) Result in inadequate emergency access? The site has adequate emergency access from three driveways f) Result In inadequate parking capacity? Parking exceeds code requirements g) Confiict with adopted policies supporting altemative transportation (e.g.. bus tumouts. bicycle racks)? There are no conflicts with any city policies related to altemative transportation modes. 16. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? No. 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? No Potenlially Signiflcant Impact o o o o o o o o Less Than Significant With Mitigation Jncorporation o o o o o o o o Less Than Significant Impact o o o o o o o o File No.: No Impact 8'" g/ [2( 0'" B'" 6 [3" r:( CEQA Checklist 14 03/11/99 FileNo.: . Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation c) Require or result in the construction of new storm water drainage 0 0 0 Q/ facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? No d) Are sufficient water supplies available to serve the project from 0 0 0 Gt existing entitlements and resources, or are new or expanded entitlements needed? The retail stores are replacing existing development there is more than adequate water supplies to service the site. e) Has the wastewater treatment provider which serves or may 0 0 0 ~ serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Yes. f) Is the project served by a landfill with sufficient permitted capacity 0 0 0 ~ to accommodate the project's solid waste disposal needs? . Yes. MANDA TORY FINDINGS OF SIGNIFICANCE - 17. a) Does the project have the potential to degrade the quality of the 0 0 0 GY environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife popUlation to drop below 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 California history or prehistory? b) Does the project have the potential to achieve short-term, to the 0 0 0 Cd'" disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but 0 0 0 GY' cumulatively considerable? ("Cumulatively 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) ? d) Does the project have environmental effects which will cause 0 0 0 ~ . substantial adverse effects on human beings, either directly or indirectly? CEQA Checklist 15 03/11i99 '. FileNo. C IJ P q~- ODCo CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 ENVIRONMENTAL INFORMATION FORM Date Filed: March 8, 1999 General Information 1. Applicant's Name: Daryl J. Christian Address: 1820 E. First St., s,te. 550 Santa Ana, CA 92705 2. Property Address (Location): 188 W. Las Tunas Ave. Assessor's Number: 5788-022-010, 004, 003 Name, address and telephone number of person to be contacted concerning this project: Same as above. 3. 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: A Conditional Use Permit for the drive through pharmacy, alcohol . sales, and hours of operation. 5. Zone Oassification: C-1 Limited Commercial, P-R1 over westerly 75 feet. 6. General Plan Designation: Proiect Description 7. Proposed use of site (project description): Construction of a new 15,251 s.f. Say-on Drug store with a drive through pharmacy, a 3,000 s.f. retail building, and a 2,030 s.f. Taco Bell restaurant with a drive through. 8. Site size: 2. 7 acres 9. Square footage per building: Sav-on: 15,251 s.L, Retail: 3,000: s.f. Taco Bell: 2,030 s.f. 10. N umber of floors of construction: 1 .. Amount of off-street parking provided: 146 full size stalls 12. Proposed scheduling of project: 2000 13. Anticipated incremental development: 14. If residential, include the nUJ;Ilber of units, schedule of unit sizes, range of sale prices or rents, and type of household sizes expected: . 15. If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales area, and loading facilities, hours of operation: Neiqhborhood Commercial - Total s.f. of bldq.: 20.281 s.f. 16. 17. 18. . proposed hours of operation are 24 hours If industrial, indicate type, estimated employment per shift, and loading facilities: If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project: If the project involves a variance, conditional use permit or zoning application, state this and indicate clearly why the application is required: A CUP is beinq applied for the driv" thrcmgh ph"rm""y. "l"ohnl sales, and the hours of operation. Are the following items applicable to the project or its effects? Disruss below all items checked yes (attach additional sheets as necessary). 19. 20. 21. ti3. YES NO Change in existing features of any hills, or substantial alteratin of ground contours. o Change in scenic views or vistas from existing resiclential areas or public lands or roads. o Change in pattern, scale or character of general area of project. o 22. Significant amounts of solid waste or litter. o o Change in dust, ash, smoke, fumes or odors in vicinity. -2- II . . II II E.l.R. 3/95 .. 25. 26. 27. 28. 29. 30. YES NO Change in ground water quality or quantity, or alteration of existing drainage patterns. o . . . . . . .. Environmental Settine: .. 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. . 32. 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. Substantial change in existing noise or vibration levels in the vicinity. o o o 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.). o Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). o Relationship to a larger project or series of projects. o Certification I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ab'lity, and that the facts, statements, and information presented are true and correct to t best 0 y knowledge and belief. 3-S-f&f Date . -3- E.I.R. 3/95 . . . -. 31. The subject site contains a vacant 35,462 s.f. bowling alley. The property is paved and has minimal landscaping. The topography is relatively flat with all drainage flowing towards Live Oak Ave. A Geotechnical Report has been prepared and states that the site is suitable for the proposed project. There are no known plants, animals, cultural, historical, or scenic aspects that would prohibit the development of the site. All existing improvements will be demolished prior to the new construction. 32. The properties to the north and west are single family residential homes. To the south and east are areas of Commercial uses. The proposed project meets the criteria of the Arcadia Zoning Ordinance in regards to building height, frontage, set-backs, and landscaping.