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RESOLUTION NO. 1692
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE
PERMIT NO, CUP 2003-003 AND APPROVING ARCHITECTURAL
DESIGN REVIEW NO. ADR 2002-041 TO BUILD AND OPERATE A
TWO-STORY, 4,400 SQUARE FOOT RESTAURANT WITH A DINING
CAPACITY OF 82 PEOPLE, AND WITH BEER AND WINE SERVICE
WITH MEALS AT 1038 SOUTH BALDWIN AVENUE,
WHEREAS, on January 27, 2003, a Conditional Use Permit application was
filed by Mr. Frank Yang to build and operate a two-story, 4,400 square foot restaurant
with a dining capacity of 82 people, and with beer and wine service with meals;
Development Services Department Case Nos. CUP 2003-003 and ADR 2002-041, at
1038 South Baldwin Avenue, more particularly described in the attached Exhibit "An;
and
WHEREAS, a public hearing was held on March 25, 2003, 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 report dated March 25, 2003 are 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 for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping and other features required to adjust said use with the land and uses in
the neighborhood,
4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
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5. That the subject property is designated for commercial use 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 is appropriate and that the project will have no Significant effect upon the
environment within the meaning of the Califomia 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 was adopted.
SECTION 3. That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 2003-003 and approves Architectural Design
Review No, ADR 2002-041 to build and operate a two-story, 4,400 square foot
restaurant with a dining capacity of 82 people, and with beer and wine service with
meals at 1038 South Baldwin Avenue, subject to the following conditions:
1. The restaurant and the site shall be improved, operated and maintained
in manners that are consistent with the proposal and plans (e.g., two-story, 4,400
square foot restaurant with seating for 82 diners, and beer and wine service with
meals) submitted and conditionally approved for CUP 2003-003 and/or ADR 2002-
041, subject to the satisfaction of the DevelopmentServices Director:
2. The business hours for the restaurant shall be limited to within the
following times:
Mondays - Fridays 6:00 p,m. to 12:00 midnight
Saturdays 4:00 p.m. to 12:00 midnight
Sundays 9:00 a.m. to 10:00 p.m.
3. The business hours for the bank, or any other use that occupies that
building, shall be limited to within the following times:
Mondays - Fridays 6:00 a.m, to 6:00 p.m.
Saturdays 6:00 a.m, to' 4:00 p.m.
Sundays Closed
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4. This approval of CUP 2003-003 includes the following parking
modifications, which are approved only for the specific combination of uses approved
by CUP 2003-003, and not for the building and/or site in general:
A 65 parking spaces with the 5 spaces closest to the automatic-teller-
machines (ATMs) to be labeled, "BANK CUSTOMERS ONLY" in lieu of 75 spaces to
be shared by the bank and restaurant (AMC Secs. 9269.4 and 9269.5). This
Modification is subject to the conditions that the restaurant hire a security guard to
monitor their parking lot during their evening business hours, and that a six-foot tall
decorative fence and/or wall with landscaping be provided along the south and east
property lines of the site.
B. 55-degree angle parking stalls in accordance with the Recommended
Guidelines for Parking Geometries per the Parking Consultants Council, National
Parking Association in lieu of the City's standards for commercial parking (AMC Sec.
9269.7.1). This Modification is subject to the condition that the parking lot design be
refined to the satisfaction of the City Engineer (e.g., the westerly row of parking
spaces that are closest to the buildings should be at a 55-degree angle to ensure
adherence to the counter-clockwise circulation pattern).
C. Waiver of the requirement for a 10' x 25' loading zone in lieu of one such
loading zone for the new restaurant (AMC Sec. 9269.10). This Modification is subject
to the condition that delivery activities be limited to the hours of 7:00 a.m. to 9:00
a.m. and 9:00 p.m. to 11 :00 p.m.
5. The street trees in the Baldwin Avenue and Arcadia Avenue rights-of-way
adjacent to the restaurant site shall be retained or replaced, at the applicant's
expense, as determined to be necessary, to the satisfaction of the Public Works
Services Director.
6. The construction plans shall include grading and drainage plans, and a
separate erosion control plan, both to be prepared by registered civil engineers and
subject to approval by the City Engineer. Cost estimates for any improvements in a
public right-of-way (e.g., a new sewer lateral, new water service, reconstruction
and/or abandonment of driveways, sidewalks, curb and gutter) shall be submitted to
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the City Engineer for approval, and shall be constructed to the satisfaction of the City
Engineer and Public Works Services Director.
7. The final landscaping and irrigation plans are subject to review and
approval by the Community Development Administrator.
8. The final design and method for the decorative paving and the
highlighting of the pedestrian paths-of-travel shall be subject to review and approval
by the Community Development AdministratoL
9. Accenting of the driveways (e.g., decorative pavers or stamped, scored
and/or colored concrete) shall be provided subject to the review and approval of the
Community Development Administrator.
10. The applicant shall defend, indemnify, and hold harmless the City of
Arcadia and its officers, employees, and agents from and against any claim, action,
or proceeding against the City of Arcadia, its officers, employees or agents to attack,
set aside, void, or annul any approval or condition of approval of the City of Arcadia
concerning this project and/or land use decision, including but not limited to any
approval or condition of approval of the City Council, Planning Commission, or City
Staff, which action is brought within the time period provided for in Government Code
Section 66499.37 or other provision of law applicable to this project or decision. The
City shall promptly notify the applicant of any claim, action, or proceeding concerning
the project and/or land use decision and the City shall cooperate fully in the defense
of the matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the defense of
the matter.
11. Noncompliance with the plans, provisions and conditions of approval for
CUP 2003-003 and/or ADR 2002-041 shall be grounds for immediate suspension
and/or revocation of any approvals, which shall result in suspension of construction
and/or the operation of the restaurant.
12. Approval of CUP 2003-003 and/or ADR 2002-041 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, and that all conditions of approval shall be
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. satisfied prior to final inspection and issuance of a Certificate of Occupancy for the
restaurant.
13. Six (6) months from the opening of the restaurant, a report by staff shall
be presented to the Planning Commission about any problems with the operation of
the restaurant, the parking situation, and the site improvements.
SECTION 4. The decision, findings, and conditions of approval contained
in this Resolution reflect the Planning Commission's action of March 25, 2003 to
grant Conditional Use Permit No. CUP 2003-003 and approve Architectural Design
Review No. ADR 2002-041, by the following vote:
AYES: Commissioners Baderian, Hsu, and Wen
NO: Commissioner Lucas
ABSENT: Commissioner Olson
SECTION 5. The Secretary shall certify to the adoption of this
Resolution.
I HEREBY CERTIFY that this Resolution No. 1692 was adopted at a regular
meeting of the Planning Commission held on April 22, 2003, by the following vote:
AYES: Commissioners Baderian, Hsu, Lucas, Wen and Olson
NOES: None
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Lel<-~
Chairman, Planning Commission
City of Arcadia
ecretary, Planning CommISSion
City of Arcadia
APPROVED AS TO FORM:
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Stephen P. Deitsch, City Attorney
City of Arcadia
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EXHIBIT 'A'
Legal Description -1038 South Baldwin Avenue
Lot 38, of Tract No. 3430, in the City of Arcadia, County of Los Angeles, State of
California, as per map recorded in Book 42, Page(s) 32 of Maps, in the Office of the
County Recorder of Said County.
Except the westerly 15 feet, measured at right angles to the westerly line of said Lot,
as granted to the City of Arcadia by deed recorded August 6, 1954, in Book 45261,
Page 384, Official Records, for Street and Highway purposes.
Also except therefrom the northerly 30 feet, measured at right angles to the northerly
lot line of Lot 38, of Tract 3430, as per map recorded in Book 42, Page 32 of Maps, in
the Office of the County Recorder of Said COlJnty.
Also except the westerly 15 feet, as measured at right angles to the westerly lot line
of said Lot 38, as granted to the City of Arcadia, by deed recorded January 6, 1961,
as Instrument No. 3341.
EXHIBIT 'A'
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STAFF REPORT
Development Services Department
March 25, 2003
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: James M. Kasama, Senior Planner
SUBJECT: Conditional Use Permit Application No. CUP 2003-003 and
Architectural Design Review No. ADR 2002-041 to build and operate a
2-story, 4,400 square foot restaurant with a dining capacity of 82
people, and with beer and wine service at 1038 S. Baldwin Avenue.
SUMMARY
Conditional Use Permit Application No. CUP 2003-003 and Architectural Design
Review No. ADR 2002-041 are to build and operate a 2-story, 4,400 square foot
restaurant with a dining capacity of 82 people, and with beer and wine service at
1038 S. Baldwin Avenue. The new restaurant would be next door to the Wells Fargo
Bank at Baldwin and Arcadia Avenues. The Development Services Department is
recommending approval, subject to the conditions listed in this report.
GENERAL INFORMATION
APPLICANT: Mr. Frank Yang
LOCATION: 1038 S. Baldwin Avenue
REQUEST: A Conditional Use Permit, Architectural Design Review, and Parking
Modifications to build and operate a 2-story, 4,400 square foot
restaurant with a dining capacity of 82 people, and with beer and
wine service.
SITE AREA: Approximately 37,1 00 square feet (0.85 acre)
FRONTAGES: Approximately 111 feet along S. Baldwin Avenue
Approximately 338 feet along Arcadia Avenue
. EXISTING LAND USE:
The site is developed with an approximately 5,130 square foot bank
and 35 on-site parking spaces.
ZONING:
C-21General Commercial
GENERAL PLAN DESIGNATION:
Commercial with a maximum f1oor-area-ratio (FAR) of 50 percent
. SURROUNDING LAND USES & ZONING:
North: Bowling Alley and Cocktail Lounge - zoned C-2
South: Baldwin Plaza commercial center - zoned C-2
East: Supermarket and shopping center - zoned C-2
West: Neighborhood commercial center - zoned C-2
PROPOSAL AND ANALYSIS
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The proposal is to build a new two-story, 4,400 square foot restaurant with seating for
82 diners, and to include beer and wine service with meals. The proposal will
remove the large canopy that covers the former entry area on the south side of the
bank to make room for the new restaurant. A new courtyard with a water feature will
be provided between the two buildings. The parking lot will be redesigned and
expanded to provide a total of 65 on-site parking spaces. The proposal will result in a
total of approximately 9,530 square feet of floor area (5,130 square foot bank and
4,400 square foot restaurant) which has a f1oor-area-ratio (FAR) of approximately 26
percent of the site. A Conditional Use Permit is required for a restaurant by Arcadia
Municipal Code (AMC) Section 9275.1.53.5. The proposed hours for the restaurant
are as follows:
Mondays - Fridays
Saturdays and Sundays
11 :00 a.m. to 2:30 p.m. and 6:00 p.m. to 10:00 p.m.
10:30 a.m. to 2:30 p.m. and 6:00 p.m. to 10:00 p.m.
The bank's hours are currently as follows:
Mondays - Fridays
Saturdays
9:00 a.m. to 6:00 p.m.
9:00 a.m. to 4:00 p.m.
The proposed parking plan requires the following three Parking Modifications:
A. 65 parking spaces with the 5 spaces closest to the automatic-teller-machines
(ATMs) to be labeled, "BANK CUSTOMERS ONLY" in lieu of 75 spaces to be
shared by the bank and restaurant (AMC Sees. 9269.4 and 9269.5)
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CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 2
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B. 55-degree angle parking stalls in accordance with the Recommended Guidelines
for Parking Geometries per the Parking Consultants Council, National Parking
Association 'in lieu of the City's standards for commercial parking (AMC Sec.
9269.7.1)
C. Waiver of the requirement for a 10' X 25' loading zone in lieu of one such loading
zone for the new restaurant (AMC Sec. 9269.10)
ParkinQ Modification 'A'
The requested 10 space parking deficiency is the major concern for this proposal
(AMC Sees. 9269.4 and 9269.5). The bank (Wells Fargo) at this site isa busy bank,
especially during weekday lunch times and in the evenings just before their closing
time. Also, this area is busy because the surrounding uses (bowling alley,
supermarket, and Baldwin Plaza) and their cumulative parking deficiencies, which are
as follows, are causing parking problems:
Use
Bowling Alley and Cocktail Lounge
Supermarket and shopping center
Baldwin Plaza shoooina center
Totals
Parking
Reauired
230
373
150
753
Parking
Provided
95
195
135
425
Parking
Deficiencv
135
178
15
328
The lack of a physical barrier between the site and the surrounding uses allows for
the unintended sharing of the parking lots, and as a result of the supermarket
opening in the building to the east of this site, the bank hired a security guard to
monitor the use of their parking lot during their business hours. In the evenings, after
the bank closes, the bank's parking lot is used by patrons of the surrounding uses.
It would not be fair to deny the proposed restaurant because of an on-site parking
problem that is caused by off-site uses. Therefore, the proposed evening hours with
the requested 10-space parking deficiency would be acceptable because there would
not be a conflict between the restaurant and bank. Also, the proposed labeling of the
5 spaces closest to the ATMs for "BANK CUSTOMERS ONLY" will alleviate some
pressure on curbside parking on Arcadia Avenue. This approval, however, relies on
the bank, or any other use that might occupy that existing building, being limited to
business hours that will not conflict with the evening hours for the restaurant.
Staff recommends that the restaurant hire a security guard to monitor their parking lot
during their evening business hours, and that a six-foot tall decorative fence and/or
wall with landscaping be provided along the south and east property lines of the site
to discourage the use of the parking lot by customers of other businesses in the area.
Staff is concerned, however, that the proposed 65 parking spaces will not adequately
serve both the existing bank and the proposed restaurant during lunch times. To
CUP 2003-003 & ADR 2002-041
March 25', 2003
Page 3
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address this concern, the applicant had an independent parking consultant (Walker
Parking Consultants) conduct a survey of the use of the existing bank parking lot
during the week of February 24, 2003. The survey results are attached.
The survey indicates that during the proposed lunch hours, there was an average of
16 parking spaces available, with a high of as many as 25 at 11 :00 a.m. on Thursday,
and a low of only 6 spaces at 1 :30 p.m. and 2:00 p.m. on Friday and Saturday.
These three instances, when only 6 spaces were available, were the only times when
less than 10 spaces were available. This indicates that at most times, the proposed
10-space deficiency would not result in a lack of parking spaces during lunch times.
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While the parking survey indicates that at most lunch times there should not be a
parking problem, staff is still concerned because the one-week period that was
surveyed may not include the bank's busier days, and because the bank would like
the 5 spaces closest to their ATMs to be labeled, "BANK CUSTOMERS ONLY",
which staff thinks is appropriate for this site; the proposed parking may not satisfy the
parking demand of the proposed restaurant. Staffs concern is that the requested
parking deficiency could cause an Increase In the traffic congestion and demand for
curbside parking on Arcadia Avenue, as well as exacerbate the ongoing unintended
sharing of the parking spaces at surrounding uses.
Based on staffs observations of the parking situation in this area, staff is of the
opinion that there Is the potential for a significant parking problem, and therefore
recommends that the restaurant only be allowed to be open after the bank's current
business hours. The restaurant will have to close at 12:00 midnight, unless a
separate Conditional Use Permit is approved for it to be open between 12:00
midnight and 6:00 a.m. because this site is within 150 feet of residentially zoned
property (AMC Secs. 9263.1.2 and 9275.1.53.6).
Parkina Lot Desian - Parkina Modification 'B'
The proposed parking lot is not designed in accordance with the City's standards for
commercial parking (AMC Sec. 9269.7.1). Rather, the design is based on the
Recommended Guidelines for Parking Geometries per the Parking Consultants
Council, National Parking Association. A copy of these standards is attached, and
they were suggested by the City's Traffic Engineer as a way to increase the number
of parking spaces that could be provided on this site without having to use compact
spaces. The only remaining suggestion is that the westerly row of parking spaces
that are closest to the buildings should also be at a 55~degree angle to ensure
adherence to the counter-clockwise circulation pattern.
Waiver of Loadina Zone - Parkina Modification 'C'
The proposed parking lot does not include a 10' x 25' loading zone, which is required
. for uses that involve the receipt or distribution of materials and/or merchandise (AMC
CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 4
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Sec. 9269.10). The proposed restaurant will receive food and supplies from
wholesalers, and the applicant has stated that the kitchell in the proposed restaurant
will be used to pre-prepare large batches of certain dishes for delivery to his other
restaurants.
Provided that all delivery activities occur before or after the business hours of the
bank and restaurant, staff does not think that a specified loading zone is necessary.
But. because there is an apartment complex to the northeast across Arcadia Avenue,
delivery activities should not occur too late at night, or too early in the morning. Staff
recommends thai delivery activities be limited to the hours of 7:00 a.m. to 9:00 a.m.
and 9:00 p.m. to 11 :00 p.m.
Architectural Desian Review
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.
The proposed restaurant design is contemporary. The building is shaped to
complement the adjacent buildings. The boxy shape of the restaurant is based on
the shape of the existing bank building to the north, and a round feature is included
on the Baldwin Avenue side of the restaurant to complement the round towers at the
Baldwin Plaza to the south. The round feature that accents the Baldwin Avenue
elevation is intended to resemble the containers used to steam and serve dumplings;
the applicant's specialty.
The east elevation, which will face the parking lot, and which Is anticipated to be the
primary entrance to the restaurant, 'is accented by a modern oriental lantern-like
feature through which the customers will pass to enter the restaurant. The east side
of the building also has large recesses to resemble the shape of the bank building.
The existing large canopy that covers the former entry area on the south side of the
bank will be removed to make room for the restaurant and a new courtyard. A water
feature will be the focus of the courtyard. The remodeled south elevation of the bank
building may be subject to a separate Architectural Design Review.
The restaurant will be set back a minimum of five feet from the Baldwin Avenue
property line to provide space for landscaping. There will be minimal setback along
the southerly property line. which is adjacent to the rear of the northerly Baldwin
Plaza building. This will screen the service doors and walkway ofthat building. The
proposed parking lot will be landscaped in accordance with the City's regulations for
parking lot landscaping, and staff recommends that the final landscaping plan be
prepared with consultation from one of the City's Landscape Architects.
CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 5
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The signs shown on the proposed restaurant plans are conceptual. The actual sign
designs will be subject to separate design reviews, and will be required to comply
with the City's Sign Regulations and Architectural Design Guidelines.
Staff's opinion is that the proposed design provides substantial architectural relief, will
be visually harmonious with surrounding developments, and finds the proposed
architectural design concept to be in compliance with the City's Architectural Design
Review Regulations. Colors and materials sample boards are available for review.
Other Code Reauirements
All City requirements regarding disabled access and facilities, restrooms, occupancy
limits, building safety, fire prevention, detection, suppression, emergency access,
parking and transportation provisions, water supply and water facilities, trash
reduction and recycling requirements, and NPDES measures shall be complied with
to the satisfaction of the Building Official, Fire Marshall, Public Works Services
Director and Development Services Director. In addition, the restaurant will have to
comply with the County Environmental Health Department's regulations for
restaurants, and the City's requirements for the posting of Health Department
inspection grades and results. Compliance with these requirements is to be
determined by having fully detailed construction and tenant improvement plans
. submitted for plan check review and approval.
FINDINGS
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the follQwing prerequisite conditions
can be satisfied:
1. That the granting of such Conditional Use Permit will not be detrimental to the
pUblic health or welfare or Injurious to the property or improvements in such zone
or vicinity.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping, and other features required to adjust said use with the land and
uses in the neighborhood.
4. That the site abuts streets and highways adequate in width and pavement type to
carry the kind of traffic generated by the proposed use.
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CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 6
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5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
CEQA,
Pursuant to the provIsions of the California Environmental' Quality Act, the
Development Services Department has prepared an Initial Study for the proposed
project. Said Initial Study did not disclose any substantial or potentially substantial
adverse change in any of the physical conditions within the area affected by the
project including land, air, water, minerals, flora, fauna, ambient noise and objects of
historical or aesthetic significance that could not be made less than significant with
mitigation incorporation. 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
Mitigated Negative Declaration has been prepared for this project. The mitigation
measures are those conditions of approval that address the potential parking, and
traffic impacts.
RECOMMENDATION
The Development Services Department recommends approval of Conditional Use
Permit Application No. CUP 2003-003 and Architectural Design Review No. ADR
2002-041 SUbject to the following conditions:
1. The restaurant and the site shall be improved, operated and maintained in
manners that are consistent with the proposal and plans (e.g., two-story, 4,400
square foot restaurant with seating for 82 diners, and beer and wine service with
meals) submitted and conditionally approved for CUP 2003-003 and/or ADR
2002-041, subject to the satisfaction of the Development Services Director.
2. The business hours for the restaurant shall be limited to within the following
times:
Mondays - Fridays
Saturdays
Sundays
6:00 p.m. to 12:00 midnight
4:00 p.m. to 12:00 midnight
9:00 a.m. to 10:00 p.m.
3. The business hours for the bank, or any other use that occupies that building,
shall be limited to within the following times:
Mondays- Fridays 6:00 a.m. to 6:00 p.m.
Saturdays 6:00 a.m. to 4:00 p.m.
Sundays Closed
CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 7
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4. This approval of CUP 2003-003 includes the following parking modifications,
which are approved only for the specific combination of uses approved by CUP
2003-003, and not for the building and/or site in general:
A. 65 parking spaces with the 5 spaces closest to the automatic-teller-machines
(ATMs) to be labeled, "BANK CUSTOMERS ONLY" in lieu of 75 spaces to
be shared by the bank and restaurant (AMC Secs. 9269.4 and 9269.5). This
Modification is subject to the conditions that the restaurant hire a security
guard to monitor their parking lot during their evening business hours, and
that a six-foot tall decorative fence and/or wall with landscaping be provided
along the south and east property lines of the site.
B. 55-degree angle parking stalls in accordance with the Recommended
Guidelines for Parking Geometries per the Parking Consultants Council,
National Parking Association in lieu of the City's standards for commercial
parking (AMC Sec. 9269.7.1). This Modification is subject to the condition
that the parking lot design be refined' to the satisfaction of the City Engineer
(e.g., the westerly row of parking spaces that are closest to the buildings
should be at a 55-degree angle to ensure adherence to the counter-
clockwise circulation pattern).
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C. Waiver of the requirement for a 10' x 25' loading zone in lieu of one such
loading zone for the new restaurant (AMC Sec. 9269.10). This Modification
. is subject to the condition that delivery activities be limited to the hours of
7:00 a.m. to 9:00 a.m. and 9:00 p.m. to 11 :00 p.m.
5. The street trees in the Baldwin Avenue and Arcadia Avenue rights-of-way
adjacent to the restaurant site shall be retained or replaced as determined to be
necessary to the satisfaction of the public Works Services Director.
6. The construction plans shall include grading and drainage plans, and a separate
erosion control plan, both to be prepared by registered civil engineers and
subject to approval by the City Engineer. Cost estimates for any improvements
in a public right-of-way (e.g., a new sewer lateral, new water service,
reconstrlJctionand/or abandonment of driveways, sidewalks, curb and gutter)
shall be submitted to the City Engineer for approval, and shall be constructed to
the satisfaction of the City Engineer and Public Works Services Director.
7. The final landscaping and irrigation plans are subject to review and approval by
the Community Development Administrator.
8. The final design and method for the decorative paving and the highlighting of the
pedestrian paths-of-travel shall be subject to review and approval by the
Community Development Administrator.
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CUP 2003-003 &ADR 2002-041
March 25, 2003
Page 8
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9. Accenting of the driveways (e.g., decorative pavers or stamped, scored and/or
colored concrete) shall be provided subject to the review and approval of the
Community Development Administrator.
10. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval ofthe City
of Arcadia conceming this project and/or land use decision, including but not
limited to any approval or condition of approval of the City Council, Planning
Commission, or City Staff, which action is brought within the time period provided
for in Government Code Section 66499.37 or other provision of law applicable to
this project or decision. The City shall promptly notify the applicant of any claim,
action, or proceeding concerning the project and/or land use decision and the
City shall cooperate fully in the defense of the matter. The City reserves the
right, at its own option, to choose its own attorney to represent the City, its
officers, employees, and agents in the defense of the matter.
11. Noncompliance with the plans, provisions and conditions of approval for CUP
2003-003 and/or ADR 2002-041 shall be grounds for immediate suspension
and/or revocation of any approvals, which shall result In suspension of
. construction and/or the operation of the restaurant.
12. Approval of CUP 2003-003 and/or ADR 2002-041 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, and that all conditions of approval shall
be satisfied prior to final inspection and issuance of a Certificate of Occupancy
for the restaurant.
PLANNING COMMISSION ACTION
ADDroval
The Planning Commission should move to adopt the Mitigated Negative
Declaration, state the supporting findings, and direct staff to prepare a
resolution incorporating the Commission's decision, specific findings and
conditions of approval.
Denial
If the Planning Commission intends to deny this project, the Commission should
move for denial and direct staff to prepare a resolution incorporating the
. Commission's decision and specific findings.
CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 9
.
.
.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the March 25, 2003 public hearing, please
contact Jim Kasama at (626) 574-5445.
Donna L. Butler
mmunity Development Administrator
Attachments: Vicinity Map
Aerial Photo and Zoning Map
Plans
Parking Survey
Recommended Guidelines for Parking Geometries
Mitigated Negative Declaration and Initial Study
CUP 2003-003 & ADR 2002-041
March 25, 2003
Page 10
~ (1003)
~ N
0 100 Feel ~ (1010)
q:
(1019) ~
(1023) ~
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(1031-112) ......
~ ARCADIA AVE
(1031)
(1029-112)
1029
(1035-1045)
(117)
(1104)
(1101)
(1110)
(1113)
(653)
(649)
(645)
(619)
(65
(655)
DUARTE RD
-----
1fts
1038 S Baldwin Avenue
CUP 03-003
opment SeNiCBS DepaItmenl
Engineering Division
~by. R.5.Gonzal>l, F<may, woo
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100
o
100 Feet
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,
m 1038 S Baldwin Ave
CJ Arcadia
I C-2 I Zone
1ts
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CUP 03-003
opment SernC8S Department
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Flep/I\ldby:R.&GOITlIlIel,Fd:nay2OO:l
. . .
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WALKER
PARKING CONSUlTANlO
WAlKE~ PARKING CONSULTANTS
2SSO HoIi,wood Way, Sulle 303
Burbank, CA 91 SOS
Voice: B 18.9S3.9130
fax: 818.953.933)
VrNIW. welkel-parking.com
March 3, 2003
James M. Kasama
Senior Planner
City of Arcadia
Development Services Deportment
240 West Huntington Drive
Arcadia, CA 91066-6021
Re: Parking Survey of the Wells Fargo Lot
103B, South Baldwin Boulevard, Arcadia
Walker Project # 37-9000.00
Dear Mr. Kasama:
Walker Parking Consultants is pleased to present the results of our parking survey conducted at
the above referenced address.
.
The survey was conducted from Monday, February 24 through Saturday, March 1 from 11 :00
a.m. to 2:30 P.M. with the exception of Saturday when we were instructed to begin our counts at
10:30 a.m. We counted occupied parking spaces every half hour on each of the six days. The
results ore provided in the enclosed Table 1.
A Wells Forgo. security guard was stationed on the lot at all times during the survey to discourage
non-bank customers from parking. However, we did notice that on a few occasions customers
parked for the bonk, and then visited the bowling olley.
If you hove any questions regarding our survey, please do not hesitate to call me.
Sincerely,
\..",.;'.lO..:, ~ ~. .
Wilham E.Francis
Vice President
cc: CF Yang
Frank Yang
.
Enclosure
J:\37'XXJO{)O.SmoN lob. \1o"G'ionW,!.oo A=dla \/t<030303jlo",mo ,. porld"9"""">'.doc
.
.
.
.
WALKER
"'I:,N30::l'l:Ur.J-r.5
TobIe 1
Wells Forgo Bonk Occupancy Counts
(M:mday February 24, through Saturday March 1, 2(03)
Occupied Spaces
Totol 10:30 11:00 J 1:30 12:00 12:30 1:00 1:30 2:00 2:30
M:>ndav 35 N/A 17 16 16 13 2J 20 19 20
T .~. 35 N/A 16 13 17 13 18 21 21 14
Wednesdav 35 N/A 16 18 20 17 14 18 16 14
Thursdav 35 N/A 10 14 16 17 24 11 14 11
Friday 35 N/A 13 16 16 22 19 29 19 17
Saturdov 35 24* 18 19 16 20 19 29 29 22
'saua.,.""", be9m a IU30
)
Parking Design Standards
. Figure 11-4 shows recommended parking d~~ stand-
ards for large. and small cars. This exhibit has been
adapted from the National ParltingAssociatlon's 1989
Recommended Guidelines for Parking Geometries, but
it generally agrees with the dimensions established
by the Institute of 11ansportation Engineer.; In its 1990
guidelines. I The primary dllIerences are that the ITE
I. See References 4 and 2, respectively. at the end of thls
chapter. .
.
.
.
MITIGATED NI:GATIVE DECLARATION
1. Name, If any, and a brief description of project: Conditional Use Permit Application No.
CUP 2003-003 - A Conditional Use Permit with Architectural Design Review and Parking
Modifications to build and operate a 2-story, 4,400 squara foot restaurant with a dining
capacity of 82 people, and with beer and wine service.
2. Location: 1038 S. Baldwin Avenue (next to an existing bank)
in the City of Arcadia, County of Los Angeles
3. Entity or person undertaking project:
A.
X B. Other (Private)
(1) Name: Mr. Frank Yang
(2) Address: 1108 S. Baldwin Avenue, Arcadia, CA 91007
The Planning Commission, having reviewed the Initial Study of this proposed project and having
reviewed the written comments received prior to the public meeting 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. A brief statement
of the reasons supporting the Planning Commission's findings are as follows:
. Approval of a Conditional Use Permit for the proposed project will ensure conformance with
the City's General Plan, and Inclusion. of mitigation measures will ensure that there will be no
Signincantlmpacts.
The Planning Commission hereby finds that the Negative Declaration reflects its independent
Judgment. A copy of the Initial Study may be obtained at:
Development Services Department
Community Development DivisionlPlanning Services
240 W. Huntington Drive
Arcadia, CA 91007
(626) 574-5423
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:
Development Services Department
Community Development Division/Planning Services
240 W. Huntington Drive
Arcadia, CA 91007
(626) 574-5423
Staff
Date Received for Filing
Neg Dee 7/02
.
.
.
Ale No. CUP 2003-003
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Conditional Use Permit Application No. CUP 2003-003
2. Project Address (Location)
1038 S. Ba/dwin Avenue (next to an existing bank)
in the City of Arcadia, County ofLos Ange/es
3. Project Sponsor's Name, Address & Telephone Number:
Mr. Prank Yang
1108 S. Baldwin A venue
Arcadia, CA 91007
Contact: Mr. C.P. (ChaiPung) Yong at Langdon Wi/son (213) 250-1186 x258
4. Lead Agency Name & Address:
City of Arcadia - Development SeN/ces 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 Deve/opment Administrator (626) 574-5442
6. General Plan Designation:
Commercial
7. Zoning Classification:
C-2/ General Commercial
8. Description of P~oject:
(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. Attach addlUonal sheets If necessary.)
A Conditional Use Permit with Architectura/ Design Review and Parking
Modifications to build and operate a 2-story, 4,400 square foot restaurant with a
dining capacity of 82 people, and with beer and wine service.
-1-
CEQA Env. Checklist Part 1, 7/02
.
.
.
File No. CUP 2003.003
9. Surrounding Land Uses and Setting:
(Briefly describe the project's surroundings.)
The subject property is at the southeast comer of S. Baldwin and Arcadia
Avenues, and is a commercially zoned lot developed with a bank. To the north,
across Arcadia Avenue is a bowling alley with a cocktail lounge. To the east is a
supermarket. To the south is a neighborhood commercial center. And, to the
west, across Baldwin Avenue is another neighborhood commercial center.
10. Other public agencies whose approval Is required:
(e.g., pennits, financing approval, or participation agreement)
The City Building Services, City Engineer, Fire Marshall, Public Works Services
and Development Services will review the construction plans for compliance with
all applicable construction, safety, and pollution control and reduction codes, and
will oversee construction and installation of any necessary infrastructure or
improvements.
This project (a restaurant) is a/so subject to review, inspection, and oversight by
the Los Ange/es County Environmental Health Department.
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
[ ] Biological Resources
[ ] Geology/Soils
[ ] Hydrology/Water Quality
[ ] Mineral Resources
[ ] Population & Housing
[ ] Recreation
[ ] Utilities and Service Systems
[ ] Air Quality
[ ] Cultural.Resources
[ ] Hazards & Hazardous Materials
[ ] Land Use & Planning
[ ] Noise
[ ] Public Services
[ ] Transportation / Circulation
[ ] Mandatory Findings of Significance
-2-
CEQA Env. Checklist Part 1, 7/02
File No. CUP2003-003
. DETERMINATION (To be completed by the Lead Agency)
On the basis.of this initial evaluation:
[] I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[X} 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, an ENVIRONMENTAL IMPACT REPORT is required.
.
[] I find 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 Impacf 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.
[] 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 all
potentially significant effects have been analyzed adequately in an earlier
Environmental Impact Report pursuant to applicable standards and have been
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 City of Arcadia - Development Services Department
~~.
Si alure -;..
Februarv 18. 2003
Date
James M. Kasama. Sr. Planner
Printed Name
Donna Butler
For
.
-3-
CEQA Env. Checklist Part 1. 7/02
.
.
.
File No. CUP 2003.Q03
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation Is required for all 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 information sources show
that the impact simply does not apply to projects such as the one Involved (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 pl"Ojectwlll 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, indirect as well as direct, and construellon 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 determination
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 briefiy 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 Environmental Impact Report,
or other CEQA process, an effect has been adequately analyzed in an earlier EIR or Negative
Declaration {Seellon 15063(c)(3)(D)). Earlier analyses are discussed in Seellon 1,7 at the end of the
checklist.
a) Earlier Analyses Used: Jdentify and state where' they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated; describe the mitigation measures that were Incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist, references to 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.
7. Supporting Information Sources. A source list should be attached, and other sources used or
individuals contacted should be cited In the discussion.
8. The explanation of each Issue should Identify:
a) The significance 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.
-4-
CEQA Env. Checklist Part'1. 7/02
-1.
AESTHETICS - Would !he project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, In,cluding, but not limited
to, trees, rock oulcropplngs, and historic buildings within a state
scenic highway?
c) Substantially degrade the existing visual character or quality of the
site and its surroundings?
Potentially
Slgnlflcant
Impact
o
o
o
o
File No.: CUP 2003-003
Less Than
Slgnlflcant With
M~lgation
Incorporation
o
o
o
o
Less Than
Slgnlflcant
Impact
o
o
o
o
No
Impact
18I
18I
18I
18I
d) Create a new source of substantial light or glare which would
adversely affect day or nighlllme views In the area?
The proposed restaurant will be between existing commercial buildings and the parking lot will be In the same area
as an eXisting parking lot. Ughting Is regulated by Code. This project will not have any of the above Impacts.
2. AGRICULTURAL RESOURCES - In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Depl. of Conservation as an optional model to use In assessing Impacts on
agriculture and farmland. Would !he project:
.
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Imporlance (Farmland) to non-agricultural use? (The
Farmland Mapping and Monitoring Program In the California
Resources Agency to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act
contract?
c) Involve other changes In the existing environment which, due to
their location or nature, could result In conversion of Farmland to
non-agricultural use?
There are no agricultural resources at or near the project site.
o
o
o
o
o
o
o
o
o
18I
18I
18I
3. AIR QUAUTY - Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations. Would the project
a) Conflict with or obstruct Implementation of !he applicable air quality
plan?
.
b) Violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
c) Result in a cumulatively considerable 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 )?
.5-
o
o
o
o
o
o
o
o
18I
18I
18I
o
CEOA Env, CheckUst Part 2. 7/02
File No.: CUP 2003.003
Less Than
Potentially Significant With Less Than
Significant Mitigation Significant No
. Impact Incorporation Impact Impact
d) Expose sensitive receptors to substantial pollutant concentrations? 0 0 0 18I
e) Create objectionable odors affecting a substantial number of 0 0 0 18I
people?
The project will create a new emission source, but will not be a source for non.attainment criteria pollutants, nor be a
source .for pollutant concentrations, and will be regulated by the South Coast Air Quality Manegement District. The
project will not create objectionable odors.
4. BIOLOGICAL RESOURCES - Would the project:
a) Have a substantial adverse Impact, either directly or through habitat 0 0 0 18I
modifications. on any species Identified as a candidate, sensitive,
or special status species In local or regional plans, policies, or
regulations. or by the California Department of Fish and Game or
U.S. Fish and Wildlife Service?
b) Have a substantial adverse impact on any riparian habitat or other 0 0 0 18I
sensitive nlltural community Identified In local or regional plans,
policies. and regulations or by the California Department of Fish
and Game or US Fish and WUdlife Service?
c) Have a substaniJal adverse effect on federally protected wetlands 0 0 0 18I
. as defined by Section 404 of the Clean Water Act (Including but not
limited to, marsh, vernal pool, coastal, etc.) through direct removal,
filling, hydrological Interruption or other means?
d) Interfere SUbstantially with the movement of any native resident or 0 0 0 18I
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery
sites?
e) Conflict with any local policies or ordinances protecting biological 0 0 0 18I
resources, such as a.tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation 0 0 0 181
Plan, Natural Conservation Community Plan, or other approved
local, regional or state habitat conservation plan?
There are nona of the above-mentione.d biological resources at or near the project site.
5. CULTURAL RESOURCES Would the project:
a) Cause a SUbstantial adverse change In the significance of a 0 0 0 181
historical resource as defined In ~15064.5?
b) Cause a substantial adverse change In the significance of an 0 0 0 181
archaeological resource pursuant to ~15064.5?
. c) Directly or Indirectly destroy a unique paleontological resource or 0 0 0 181
site or unique geologic feature?
-6- CECA Env. Checklist Part 2, 7/02
File No.: CUP 2003-003
.
Potentially
Slgnlflcant
Impact
Less Than
Slgnlflcant With
Mitigation
Incorporation
Less Than
Slgnlflcant
Impact
No
Impact
d) Disturb any human remains. including those interred outside of
formal.cemeteries?
o
o
o
IZI
There are no culturel resources known 10 be at or near the project site.
6. GEOLOGY AND SOILS - Would the project:
a) Expose people or structures to potential substantial adverse effects, including the risk of loss, Injury, or death
inVOlving:
i) Rupture of a known earthquake fault, as delineated on the 0 0 0 IZI
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by'the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
Ii) Strong seismic ground shaking? 0 0 IZI 0
Iii) Seismic-related. ground failure. Including liquefaction? CJ 0 0 IZI
Iv) Landslides? 0 0 0 IZI
b) Result in substantial soil erosion or the 1055 of topsoil? 0 0 0 IZI
. c) Be located on a geologic unit or soil that is unstable. or that would 0 0 0 IZI
become unstable as a result of the project, and potentialljl resultln
on. or off-site landslide, lateral spreading, subsidence, liquefaction
or collapse?
d) Be located on expansive soil as defined In Table 18-1-B of the 0 0 0 IZI
Uniform Building Code (1994), creating substantial risks to life or
properly?
e) Have soils incapable of adequately supporting the use of septic 0 0 0 IZI
tanks or altemative waste water disposal systems where sewers
are not available for the disposal of waste water?
The project site is not within an Alquist-Priolo Earthquake Faull Zone, Is not subject 10 extraordinarily strong seismic
ground shaking, seismic-related ground failure, liquefaction, or/ands/ides. The project will not affect the soil, and the
proJect site is not known to heve unstable or expansive soil. The site has access to the local sewer system, and the
project will include any necessary connection upgrades.
7. HAZARDS AND HAZARDOUS MATERIAlS- Would the project:
a) Create a significant hazard to the public or the environment through 0 0 0 IZI
the routine transport, use, or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment through 0 0 0 IZI
. reasonably foreseeable upset and accident condi1lons Involving the
release of hazardous materials Into the environment?
-7-
CECA Env. Checklist Part 2, 7/02
.
.
.
Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, orwaste within one-quarter mile
of an existing or proposed school?
d) Be located on a site which Is Inciuded on a list of hazardous
materials sites complied pursuant to Government Code Section
65962.5 and, as a result, would It create a significant hazard to the
public or the environment?
c)
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?
f} For a project within the vicinity of a private airstrip, would lI1e
project result In a safety hazard for people residing or working In
the project area?
g) Impair implementation of or physically Interfere with an adopted
emergency response plan or emergency evacuation plan?
h) Expose people or structures to a siglficant risk of loss, Injury or
death Involving wildland fires, Including where wildlands are
adjacent to urbanized areas or where residences are intermixed
with wildlands?
Potentially
Significant
Impact
D
D
D
D
D
D
File No.: CUP 2003-003
Less Than
Slgnlncant With
Mitigation
Incorporation
.D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
D
No
Impact
181
181
181
181
181
181
The project will not Involve the transport, use, or disposal of hazardous materials; will not emit hazardous emissions;
and there Is no reasonably foreseeable upset and/or accident conditions that could involve the release of hazardous
materials. The site is not on a list of hazardous materials sites; is not within an airport land use plan; nor is it within
two miles of an airport or airstrip; and the site is not near any urban-wildlands interface area. The project will comply
with all applicable emergency evacuation and response requirements.
8.
HYDROLOGY AND WATER QUALITY Would the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or Interfere substantially
with groundwater recharge such that there would be a net deficit in
aquifer volume or a lowering of the local groundwater table level
(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)?
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 substantia! erosion or siltation on-
or off-site?
d) Substantially alter the existing drainage pattern of tl)e 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?
.8.
D
D
D
D
D
D
D
D
o
D
D
D
181
181
181
181
CEOA Env. Checklist Part 2. 7/02
File No.: CUP 2003..Q03
Less Than
Potentially Significant With Less Than
Significant Mitigation Significant No
. Impad Incorporation Impact Impact
e) Create or contribute runoff water which would exceed the capacity 0 0 0 IZI
of existing or planned storm water drainage systems or provide
substantial additional sources of pollutad runoff?
f) Otherwise sUbstantially degrade water quality? 0 0 0 IZI
g) Place housing within a 10o-year flood hazard area, as mapped on 0 0 0 IZI
a federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
h) Place within a 10o-year floodplain structures which would Impede 0 0 0 IZI
or redirect flood flows?
I) Expose people or structures to a significant risk of loss, injury or 0 0 0 181
death involving flooding, Including flooding as a result of the failure
of a levee or dam?
j) Inundation by seiche, tsunami or mudflow? 0 0 0 IZI
k) Potential impact of project construction on storm water runoff? 0 0 IZI 0
I) Potential impact of project post-construction activity on storm water 0 0 181 0
runoff?
. m) Potential for discharge of storm water from areas from material 0 0 0 181
storage. vehicle or equipment maintenance (including washing),
waste handling. hazardous ma~r1als handling or storage. delivery
areas or loading docks. or other outdoor work areas?
n) Potential for discharge of storm water to cause significant harm on 0 0 181 0
the biological integrity of the. waterways and water bodies?
0) Potential tor discharge of storm water to Impair the beneficial uses 0 0 IZI 0
of the receiving waters or areas that provide water quality benefit?
p) Potential tor Significant changes In the flow velocity or volume of 0 0 IZI 0
storm water runoff that can cause environmental harm?
q) Potential for significant increases In erosion of the project site or 0 0 IZI 0
surrounding areas?
The site has access to the local sewer system and the project will comply with all applicabla NPOES requirements,
including industrial wastewater discharge control requirements. The project will not have an affect on groundwater
supplies or recharge, and will not significantly alter the existing dreinage of the site. There are no Special Flood
Hazard Areas in tha City of Arcadia (FEMA Zone '07 and the site is not within an inundation area. The project wiff
not expose people to any additional or increased hazard levels. The project will include all required NPOES BMPs so
as 10 not adversely affect storm water runoff and to prevent erosion.
9. LAND USE AND PLANNING Would the project:
. a) Physically divide an established community? 0 0 0 181
-9-
CEOA Env. Check"'l Part 2. 7/02
File No.: CUP 2003.Q03
Less Than
Potentially Significant With Less Than
Slgnlficant Mitigation Significant No
. Impact Incorporation Impact Impact
b) Conflict with any applicable land use plan, policy, or regulation of 0 0 0 [8J
an agency with jurisdiction over the project (including, but not
limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating
an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural 0 0 0 [8J
community conservation plan?
The project Is at an existing commercial site and is consistent with the General Plan. The project will not rasult In any
of the. above impacts.
10. MINERAL RESOURCES - Would the-project
a) Result in the 1055 of availability of a known minerai resource that 0 0 0 [8J
would be of value to the region and the residents of the state?
b) Result in the loss of availability of a locally4mportant mineral 0 0 0 [8J
resource recovery site delineated on a local general plan, specific
plan or other land use plan?
Thera ara no mineral resources known to be at or near the project site.
.. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise levels in excess of 0 0 [8J 0
standards established in the local general plan or noise ordinance,
or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive groundbome 0 0 [8J 0
vibration or groundbome noise levels?
c) A substantial permanent Increase in ambient noise levels in the 0 0 0 [8J
project vicinity above levels existing without the project?
d) A substantial temporary or periodic increase In ambient noise levels 0 0 [8J 0
in the project vicinity above levels eXisting without the project?
e) For a project located within an airport land use plan or, where such 0 0 0 [8J
a plan has not been adopted, williln two miles of a public airport or
public use 'airport, would the project expose people residing or
working In the project area to excessive noise levels?
f) For a project within the vicinity of e private airstrip, would the 0 0 0 [8J
project expose people reSiding or working in the project area to
excessive noise levels?
Constlllction of the project will generate additional noise and groundbome vibration, but not In excess of expected
. levels. The project, when completed, will not result in an increase in the ambient noise levels. The site is not within
an airport./andusa plan,. nor is It within two milas of a public or public usa airport, nor Is It in the vicinity of a private
airstrip.
-10- CEQA Env. Checklist Part 2, 7102
File No.: CUP 2003-003
Less Than
Potentially SlgnlllcantWith Less Than
Significant Mitigation Significant No
. Impact Incorporation Impact Impact
12. POPULATION AND HOUSING - Would the project:
a) Induce substantial population growth In an area, either directly (for 0 0 0 181
example, by proposing new homes and businesses) or indirectly
(for example, through extension of roads or other Infrastructure)?
b) Displace substantial numbers of existing housing, necessitating the 0 0 0 181
construction of replacement housing elsewhere?
c) Displace substantial numbers of. people. necessitating the 0 0 0 181
construction of replacement housing elsewhere?
The project is at an existi/?g commercial site in a fully developed suburban commercial area, and will not induce any
populatIon growth, nor will it displace any housing or residents.
13. PUBLIC SERVICES - 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 governmental 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? 0 0 D 181
. Police protection? 0 0 0 181
Schools? 0 0 0 181
Parks? O. 0 0 I8l
Other public facilities? 0 0 0 I8l
The project will not need any new, additional, or alteretions to public services.
14. RECREATION - Would the project:
a) Increase the use of existing neighborhood and regional parks or
other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
o
o
o
I8l
b) Does the project Include recreational facilities or require the
construction or expansIon of recreational facilities which have an
adverse physical effect on the environment?
o
o
o
181
The project is at an existing commercial site and will not result in any increased use or need for new, additional, or
aiteretlons to recreational faciltJes.
15.
.
TRANSPORTATIONfTRAFFIC - Would the project:
a) Cause an increase in traffic which is substantial in relation to the
o
I8l
o
o
-11-
CEQA Env. Checklist Part 2. 7/02
File No.: CUP 2003.()()3
Less Than
Potentially Significant WIth Less Than
Significant Mitigation Significant No
. Impact Incorporation Impact Impact
existing traffic load and capacity oUhe street system (I.e., result in
a substantial increase In either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at intersections)?
b) Exceed, either Individually or cumulatively, a level of service 0 0 0 IZI
standard established by the county congestion management
agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an 0 0 0 IZI
increase in traffic levels or a change in location that results In
substantial safety risks?
d) Substantially Increase hazards due to a design feature (e.g., sharp 0 0 IZI 0
curves or dangerous intersections) or Incompatible uses (e.g., farm
equipment)?
e) Result In inadequate emergency access? 0 0 0 IZI
f) Result in inadequate parking capacity? 0 IZI 0 0
g) Conflict with adopt6!l policies, plans or programs supporting 0 0 0 IZI
alternative transportation (e.g., bus turnouts, bicycle racks)?
.
The project will result in an Increase In vehicle trips to the site, but these trips should not resulfin the exceeding of the
capacity of the adjacent streets and nearby intersections. There are no roads or highways under the City of Arcadia's
Jurisdiction for which LOS standards have been established.by the Los Angeles County Metropolitan Transportation
Agency. The project will not create any new treffic hazards or Incompatible uses. The project will comply with all
requirad emergency access requirements.
The proposed parking does not comply with the City's requirements for the proposed combination of uses (i.e., a
restaurant ande bank) but the City's parking regulations do not Include any adjustment for shared-parking by the two
uses. A parking study by an independent consultant indicates that the proposed parking may be adequate. The
project will not conflict with anyaltamative transporatlon policies, plans or programs.
. As a MItigation Measure, the project (a restaurant) will be limited to evening hours so as not to conflict
with the business hours of the bank. This will avoid a parking problem between the restaurant and the
bank, and will reduce the posslbffity of Increased congestion on the adjacent streets and at nearby
Intersections.
16. UTILITIES AND SERVICE SYSTEMS Would the project:
a) Exceed wastewater treatment requirements .of the applicable
Regional Water Quality Control Board?
o
o
o
IZI
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facllitles,the
construction of which could cause significant environmental
effects?
o
o
o
IZI
.
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?
o
o
o
IZI
.12.
CECA En.. Checklist Part 2. 7/02
.
,,7.
a)
.
File No.: CUP 2003-003
Potentially
Significant
Impact
Less Than
Significant WIth
Mitigation
Incorporation
No
Impact
less Than
Significant
Impact
d)
o
I2J
o
o
Have sUfficient water supplies available to serva the project from
existing entitlements and resources, or are new or expanded
entitlements needed? In making this determination, the City shall
consider whether the project is subject to the water supply
assessment requirements of Water Code Section 10910, et seq.
(SB 610), and the requirements of Govemment Code Section
664737 (SB221).
e) Result in a determination by the wastewater treatment provtder
which serves or may serve the project that it has adequate capacity
to serve the projecfs projected demand in addition to the provider's
existing commftments?
f) Be served by a landfill with sUfficient permitted capacity to
accommodate the projecfs solid waste disposal needs?
o
o
181
o
D
D
D
[8J
g) Comply with federal, state and local statutes and regulations
related to solid waste?
o
I2J
D
o
The project will not result in a significant increase in wastewater or stormwater generetion. The project site has
adequate water supply, and solid waste disposal services. The project will be required to comply with all federal,
state and local solid waste statutes and industrial wastewater discharge regulations.
MANDATORY FINDINGS OF SIGNIFICANCE
Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop 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 Califomia history or prehistory?
b) Does the project have impacts that are individually limited, but
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)?
o
181
o
o
o
I2J
o
o
o
o
I2J
o
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
The project is at an existing commercial site in a fully developed suburban commercial area. Trefflc and parking
Impacts could become cumulatively considerable when considering past, present and future projects, and the
existing situations at surrounding sites, but not to the extent that they would result in air quality Impacts. The
Inconvenience of traffic congestion and lack of parking would be the onty potential/y adverse effects, direct or indirect,
upon human beings.
. As a Mitigation Measure, the project (a restaurant) 1'111I be limited to evening hours so as not to conflict
with the business hours of the bank. This I'll/I avoid a parking problem between the restaurant and the
bank, and 1'1111 reduce the possibility of Increased congestion on the adjacent streets and at nearby
Intersections.
-13-
CEQA EnY. Checklist Part 2. 7/02
"
"
J
T-T1Q P.OQ/13 F-1Q4
File No, CA P o"S- <z>;.
01-22-03 03:08pm
From-COD
626447ma
.
'CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 574-5400
ENVIRONMENTAL!~FO~MATION FQRM
Date Flled:~O;
General Information
1. Name and address of developer or project sponsor:
~A-tJk:. ~G-
\ I oeJ ~llU11f- ~AI.DWiN /r:tJeJJlJe I
f({CADi,'c . CA. "'11 OO~
,
2. Address of project (Location):
10 '3 ~, Sl>~T# ~AL:DWitJ /waJue I ~CA-()iA, CA. GJ~i.f-
3. Name, address and telephone number of person to be contacted concerning this project:
. CF '1ONl::r
(1)C;c;, WilC;;~ir-e &/vcl, :11= t~o~ LD~ h.j.elos,LA.'1oolf.
~(\a.) :z.,~ - Z-C;o -1l8~
4. List and describe any other related permits and other public approvals required for this
project. Including those required by city, regionai, state and federal agencies;
. --1J~ 1-I1t ~ t:
5. Zoning; C--2,
6. General Plan Designation: rOm I I
Prolect OeserlDtion
7.
Proposed use of site (project description); ...f1
-TWo -S~r~ R.e{~ CI ~,4-DD <;F ,~ 12 ~~l~-'
~o-J !f(..crr ~s~-t- ~ 2~ ~ t:=i-t-c.~.
.
01-ZZ-03 03:08pm From-COD
8Z844T9173
T-m P.l0/13 F-194
8.
-9.
Site Size: ~ 1, C;.oo
Sq. Ft. /
".s?
Acre(s)
Square footage per building:
4- i Q-b b <;f ~D~ te-J.aw~ ;-
10. Number of floors of construction:
~. F. L,..,k. ~,.~
1Wo ~ ~ptJ<IIQ r-e?J.a.-"A- ~ /wI; J ~. ho--t G.....J8- ~ .b.t~)
11. Amount of off-street parklng provided:
~
05 5P~7
12. Proposed scheduling of project:
C:;lt~~ of 2.ool ~~TrevC.T'~,J ~iA1tT I ofE?J,iJr::r ~/2-o4-
13. Associated projects:
NOh€.-
14. Anticipated incremental development
~ tme..
~5.
If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expecteq:
N.A.
16.
17. If industrial, indicate type, estimated employment per shift, and loading facilities:
N-tT.
18. If institutional, indicate the major function, estimated employment per shift, estimated
occupancy, loading facilities, and community benefits to be derived from the project:
/oJ .l!r.
19. If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required: . n U
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20. Are the following items applicable to the project or its effects? Discuss below all items
. cheC~d yes (attach additional sheets as necessary).
YES NO
--
a ~ 21.
a )'( 22.
a ~ 23.
a]iS 24.
o ~ 25.
o ~ 26.
o Jil{ 27.
a ~ 28.
o r;{. 29. Use or dIsposal of potentially hazardous materials, such as toxic substances,
. ~ammable or explosives
o ~ 30.
o if 31.
a i1 32.
o ~ 33.
Change in existing features of any hills, or substantial alteratIon of ground
contours.
Change In scenIc views or vistas from eXisting residential areas or public
lands or roads.
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash,smoke, fumes or odors In vicinity.
Change in ground water quality or quantity, or alteration of existing drainage
patterns.
Substantial change in existing noise or vibration levels in the vicinity.
Is site on filled land or on any slopes of 10 percent or more?
Substantial change in demand for municipal services (police, fire, water,
sewage, etc.)
Substantial Increase In fossil fuel consumption (electricity, oil, natural gas,
etc.)
Relationship to a larger project or series of projects
Has a prior environmental Impact report been prepared for a program, plan,
polley or ordinance consistent with this project?
a 0 34. If you answered YES to question no. 33, may this project cause significant
effects on the environment that were not examined in the prior EIR?
Environmental Setting
35. 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. Describe any existing structures on the site, and the use of the
structures. Attach photographs of the sIte. J (Snapshots or Polaroid photos will be
accepted.) ,..... - . .
.
El1'IIl'01\ll\fcFcrm
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01-22-03 03:09pm From-CDD
62644791T3
T-719 P.1211S F-194
36.
.
Describe (on a separate sheet) the surrounding properties, Including information on
plants, animals, any cultural, historical or scenic aspects. Indicate the type of land uses
(residential, commercial, etc.), Intensity of land use (one-family, apartment houses,
shops, department stores, etc.), and scale of development (height, frontage, set-backs,
rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will
be accepted. -
Certification
I hereby certify that the statements furnished above and In the attached exhibits present the
data and Information required for this initial evaluation to the best of my ability, and that the
facts, statements, and information presented are true and correct to the best of my knowledge
and belief.
Date
\/~"2.1 0'5
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(SIgnature r ~
For -fr~ 1~
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.
1038 BALDWIN A VENUE, ARCADIA
PLANNING
This property is 37,500 square feet, fairly flat. It is in a C-2 commercial zone.
The west side of the property fronts Baldwin Avenue while the north side fronts
Arcadia Avenue. Traffic ingress and egress are accessed to and from Arcadia
Avenue.
ARCHITECTURE
INTERIORS
There are some existing trees On the parking lot. On the northwest comer of
the property there is an existing Wells Fargo Bank facility. An empty space
separates the bank building and the adjacent shopping center. There is a
2a-foot overhang above the south side of the bank building.
.
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