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RESOLUTION NO. 1681
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA, CALIFORNIA, GRANTING
CONDITIONAL USE PERMIT NO. 2002-018 AND
APPROVING ARCHITECTURAL DESIGN REVIEW NO.
2002-020 TO CONSTRUCT A 13,600 SQ. FT. CVS DRUG
STORE WITH A DRIVE-THRU PHARMACY AND TO SELL
ALCOHOLIC BEVERAGES WITHIN 150 FEET OF
RESIDENTIAL PROPERTY AT 9952-9956 LAS TUNAS
DRIVE.
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WHEREAS, on August 14, 2002, Milestone Management on behalf of the
property owner, Larry Worchell, filed an application to construct a 13,600 sq.ft.
CVS drug store with a drive-thru pharmacy and to sell alcoholic beverages within
150 feet of residential property, Community Development Division Case Nos.
C.U.P. 2002-018 and A.D.R. 2002-020 at property commonly known as 9952-9956
Las Tunas Drive; and
WHEREAS, a public hearing was held on October 8, 2002, 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 October 8, 2002, is true and correct.
SECTION 2. This Commission finds for the reasons set forth in the above
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report:
1. That the granting of such conditional use perrilit 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 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 are adequate to adjust said use, with the land and
uses in the neighborhood.
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4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
5. That the granting of such conditional use permit will not adversely affect
the comprehensive General Plan.
6. That the 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 California Environmental
Quality Act of 1970, and, when considering the project as a whole, there was no
evidence before the City that the proposed project would have any potentially
adverse effect on wildlife resources or the habitat upon which wildlife depends,
and, therefore, a Negative DeclaratiOn was approved.
SECTION 3. That for the foregoing reasons this Commission grants
Condition Use Permit 2002-018 and approves Architectural Design Review No
A.D.R. 2002-020, to construct a 13,600 sq.ft. CVS drug store with a drive-thru
pharmacy and to sell alcoholic beverages at 9952-9956 Las Tunas Drive, subject
to the following conditions:
1. That the hours of operation for the drug store and drive-thru pharmacy
shall be limited to 7:00 a.m. to 12:00 midnight.
2. That deliveries and mechanical parking lot sweeping equipment are
limited to 7:00 a.m. to 9:00 p.m.
3. That the final landscaped plan shall be prepared by a licensed
Landscape Architect, and subject to the review and approval of the Development
Services Department.
4. That the signing on the new building is limited to the name of the
business only, with the exception that signing should be allowed for the drive-thru
pharmacy.
5. That the proposed freestanding pylon signs are replaced with monument
signs not exceeding 6'-0" in height. The plans for the new monument signs shall
be subject to the review and approval of the Development Services Department.
6. That "NO OVERNIGHT r:'ARKJNG" sighs shall be posted within the site's
parking lot per the Police Department standards.
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7. The parking lot shall be well lighted. Plans and specifications are to be
submitted for review and approval by the City Engineer and Chief of Police prior to
occupancy.
8. That some form of a security system be installed that would include
camera surveillance with video taping capabilities for inside the business, as well
as camera surveillance on the building to monitor the rear parking lot.
9. That the southerly and easterly building elevations shall provide clear
window areas for public safety purposes.
10. That three 36-inch box trees be planted in cutout areas within the
sidewalk area along Las Tunas Drive, and two 36-inch box trees be planted in
cutout areas within the sidewalk area along Baldwin Avenue subject to the review
and approval of the Public Works Services Director.
11. 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 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. Approval of C.U.P. 2002-012
shall not take effect until the property owner and applicant have executed and filed
the Acceptance Form that is available from the Development Services Department
to indicate awareness and acceptance of the conditions of approval.
12. Noncompliance with the provisions and conditions of this conditional use
permit shall constitute grounds for its immediate suspension or revocation of said
permit.
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13. That Conditional Use Permit 2002-018 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.
14. That a trellis over the proposed pedestrian walkway is added to the
southerly elevation for additional visual enhancement and functional design
purposes. A revised building elevation that shows the requested trellis structure
shall be submitted for the review and approval of the Development Services
Department prior to the structural plan check.
15. That the existing landscaped buffer and masonry wall along the site's
southerly property line shall remain, and be maintained in an appropriate condition
at all times.
16. That the Planning Commission shall review this permit six (6) months
after the opening date of the CVS drug store. If any problems are noted the
Planning Commission may modify or impose new conditions to mitigate any
negative impact.
SECTION 4. The decision, findings and conditions contained in this
Resolution reflect the Planning Commission~s action of October 8, 2002, and the
following vote:
AYES:
NOES:
Commissioners Baderian, Hsu, Lucas, Olson
None
ABSENT: Commissioners Wen
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.
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HEREBY CERTIFY that the forgoing Resolution was adopted at a regular
meeting of the Planning Commission held on October 22, 2002 by the following
vote:
AYES: Commissioners Baderian, Hsu, Lucas, Wen, Olson
NOES; None
ABSENT: None
~K-u
Chairman, Planning Commission
City of Arcadia
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Secretary, Planni
City of Arcadia
APPROVED AS TO FORM:
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Stephen P. Deitsch, City Attorney
City of Arcadia
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STAFF REPORT
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October 8, 2002
Development Services Department
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: Corkran W. Nicholson, Planning Services Manager
SUBJECT: Consideration of Conditional Use Permit 2002-018 and
Architectural Design Review 02-020 for a proposed CVS drug
store at 9952 - 9956 Las Tunas Drive
SUMMARY
Milestone Management has filed a Conditional Use Permit Application (C.U.P.
02-018) and Architectural Design Review (A.D.R. 02-020) to replace an existing
19,000 sq.ft., two-story commercial center with a new 13,600 sq.ft. CVS drug
store with a drive-thru pharmacy at 9952 - 9956 Las Tunas Drive. The applicant
is also requesting to operate 24 hours a day and to sell alcoholic beverages
within 150 feet of residential property.
The Development. Services Department is recommending approval of the
requested applications, subject to the conditions in the staff report.
GENERAL INFORMATION
APPLICANT: Milestone Management on behalf of the property owner, Larry
Worchell
LOCATION:
REQUEST:
9952 - 9956 Las Tunas Drive
A conditional use permit and architectural design review for the
consideration of the following:
1. Replace an existing 19,000 sq.ft., two-story commercial center
with a new 13,600 sq.ft. CVS drug store with a drive-thru
pharmacy, at the subject location;
2. To permit the proposed business to operate 24 hours a day
'within 150 of residentially zoned property; and
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3. To permit the sale of beer and wine within the proposed
building for off-premise consumption within 150 of residentially
zoned property.
LOT AREA:
Approximately 59,000 sq.ft. (1.4 acres)
FRONTAGE: Approximately 212 feet along Las Tunas Drive
Approximately 280 feet along Rowland Avenue
EXISTING LAND USE & ZONING:
The site is currently developed with a 19,000 sq.ft., two-story
commercial center, Which was originally constructed in 1965, and
is zoned C-2 (General Commercial) and PR-3 (Multiple-family
residential with a parking overlay) for the southerly 100 feet.
SURROUNDING LAND USE & ZONING:
North: Dental offices and a church within a commercial area of
.. Temple City
South: Multiple-family units; zoned R-3, and single-family
residences that are in Temple City
East: A bank, commercial use, and single-family residences,
which are in Temple City
West: An eating establishment, zoned C-2
GENERAL PLAN DESIGNATION:
Northerly 180 feet: Commercial
Southerly 100 feet: Multiple-Family Residen~ial
PROPOSAL
The applicant is proposing to construct a 13,600 sq.ft. CVS drug store with a
drive-thru pharmacy at the subject location. The drug store is permitted in the C-
2 zone without any special permits; however, a conditional use permit is required
for the fOllowing:
. The operation of the drive-thru pharmacy
. 24-hour operation
. The sale of beer and wine within 150 of residentially zoned property
Neighboring residential properties are to the south and west of the site, which
include properties within Temple City, as shown on the attached land use map.
C,U.P.2002-o18
October 8, 2002
Page 2
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Parking and Traffic:
On-site parking will consist of 68 spaces (65 standard spaces and 3 spaces for
the disabled). Based upon the retail-parking ratio of five (5) spaces per 1,000
sq.ft. of gross floor area, the proposed use requires 68 parking spaces.
Access to the site will be from five driveways; one existing driveway is located on
Las Tunas Drive, which will be the closest means of access to the proposed
drive-thru pharmacy; two driveways on Rowland Avenue, currently there are
three, however one will be deleted and another will be relocated, as shown on
the submitted site plan; and two driveways on Baldwin Avenue that access the
site by means of a reciprocal driveway and parking easement. Said easement
was recently required as a condition of approval for Tentative Parcel Map
Application No. TPM 2002-009, which subdivided the original commercial parcel
into two lots to allow for the separate ownership of the proposed CVS drug store
and EI Polio Loco.
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The pharmacy drive-thru will have one lane for dropping off prescriptiOns and
another lane for pick-up. Stacking for 4 - 5 vehicles is provided in each lane.
Based on our experience wi.th the Wal-Greens drive-thru pharmacy at the
northeast corner of Santa Anita and Las Tunas Drive, and theSav-On drive-thru
pharmacy at 188 West Las Tunas Drive, approximately 4 - 5 cars utilize the
drive-thru per hour.
The City Traffic Engineer reviewed this proposal, and it is his opinion that the
proposal, if approved, will not create a significant impact upon the traffic or
circulation patterns within the area since the on-site parking and circulation is
adequate for the proposed use.
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A loading area for the drug store is proposed along the Rowland Avenue building
fa9ade, which will be screened by a 8'-0" high masonry wall along its north and
west side, and a 5'-0" wide landscape buffer along Rowland Avenue. Staff was
informed by the applicant that there would be one major delivery a week.
Landscaping:
DemoliShing the existing building allows the site to be upgraded with an
additional 1,800 sq.ft. of new landscaping including a 5'-0" wide landscaped
berm along a portion of Rowland Avenue, and a 10'-0" wide landscaped berm
along Las Tunas Drive with an additional 600 sq,ft. of interior landscaping, as
shown on the submitted site plan. Staff is recommending that the proposed
landscaped berm on Rowland Avenue be extended to the site's southerly
property line since the Municipal Code requires such landscaping to be provided
between parking areas and the property lines. Currently, there' is a mature
landscaped buffer along the site's southerly property line that is to remain for the
purpose of screening the proposed development from the neighboring residential
properties.
C.U,P.2002-o18
October 8, 2002
Page 3
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The existing trash enclosure, which is in close proximity to a neighboring
residence, will be removed. A new enclosure will be built 70'-0" away from the
closest residential property, and screened with landscaping, as shown on the
submitted site plan.
Public Works Services has reviewed this proposal, and is requesting that three
36-inch box trees be planted in cutout areas within the sidewalk area along Las
Tunas Drive, and two 36-inch box trees be planted in cutout areas within the
sidewalk area along Baldwin Avenue.
Architectural Design 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 for the proposed drug store. Colored building
elevations are provided with the submitted development plans to show the
proposed exterior finishes.
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The proposed building would be primarily. a single-story structure with a second
floor area of approximately 1,600 sq.ft. A building height variation of 26'-0" to
. 30'-0;' is proposed to offset the roofline, which in staffs opinion provides further
visual interest to the horizontal plane of the building.
The following summarizes the design elements of the various building elevations:
. Northerly elevation - the building is setback 39'-0" from the sidewalk,and
would be behind a 10'-0" wide landscaped berm along Las Tunas Drive.
A portion of the front canopy wraps around the northeasterly corner of the
building to identify the front of the building, as well as having a smaller
canopy over the drive-thru pharmacy window to provide visual continuity
and a cohesive design. Three bays of decorative Espauer screening with
landscape planters in front of the window areas are provided to create
additional visual relief. The decorative Espauer screen consists of a grid
of square steel tubing that is painted white with a dark-green vine mesh
attached to the backside of the tubing. When the landscaping material
matures the effect will ,be of a leaf-green panel inset in a white grid.
. Southerly elevation - A portion of the front canopy wraps around the
southeasterly corner of the building to further identify the front of the
building, and to provide visual continuity and a cohesive design. Three
bays of decorative Espauer screening with landscape planters have been
provided to create additional visual relief, and to provide design continuity
with the north and west building elevations.
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Staff is recommending that a trellis over the proposed pedestrian walkway
(see attached Exhibit "A") be added to the southerly elevation for
C,U.P,2002..Q18
Oclober 8. 2002
Page 4
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additional visual enhancement and functional design purposes since this
elevation will face directly upon the neighboring residential properties.
. Easterly elevation - The front canopy extends across the complete east
elevation to emphasize the store entrance. Two bays of glazing are
proposed at the store entrance I.e., 6'-0" tall clear glass above 30" of
spandrel glass (an opaque window covering to screen the customer
service area). Planters have not been added to this elevation to avoid
potential conflicts with the Americans with Disabilities Act, and to maintain
clear paths of travel at the potentially busiest pedestrian location.
. Westerly elevation - the building is setback approximately 37'-0" from the
sidewalk, and would be behind a 5'-0" wide landscaped berm along
Rowland Avenue and the proposed trash compactor and loading area. A
bay of decorative Espauer screening with a landscaped planter has been
provided to create additional visual relief, and to provide design continuity
with the north and south building elevations.
The proposed trash compactor is for recycling cardboard material only.
Signs:
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This proposal requires a modification to be granted for the proposed wall signs
and two freestanding pylon signs. The proposed signs are shown on the
submitted building elevations and sign plan.
In accordance with the current sign regu,lations the front wall signs on the
building's easterly elevation cannot exceed 180 sq.ft., and the total combined
area of the side and rear wall signs cannot exceed that area for the front wall
signs. The total area of the proposed front wall signs is approximately 190 sq.ft.,
and approximately 300 sq.ft. for the side and rear wall signs.
The maximum sign area for the proposed freestanding pylon signs is 100 sq.ft.
per face. Approximately 140 sq.ft. per face is proposed. Also, the proposed
pylon sign on Baldwin Avenue would be approximately 125 feet from the existing
freestanding sign for the neighboring eating establishment (EI Polio Loco), which
is on the southwest corner of Las Tunas and Baldwin Avenue. The current sign
regulations allow an additional freestanding sign on a lot, provided that the two
signs are 200 feet apart.
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In order to avoid proliferation of building signage and because of the close
proximity to residential, staff recommends that the signing on the new building be
limited to the "CVS/pharmacy" name only with the exception of Identification for
the drive-thru pharmacy. A similar recommendation became a condition of
approval for the Sav-On drug store development at 188 West Las Tunas Drive.
C.U.P.2002-018
October 8, 2002
Page 5
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Staff also recommends that the proposed freestanding pylon signs be replaced
with lower profile monument signs that would be similar to the abovementioned
Sav-On development, since the City's Architectural Design Guidelines
discourage pole signs for new construction. In staffs opinion the oversized pylon
signs would promote visual clutter within the area. The revised plans for the new
monument signs would be subject to the review and approval of the
Development Services Department.
ANALYSIS
A retail use such as a drug store is a permitted use in the C-2 zone. As
previously mentioned a 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 are two drive-thru pharmacies in the City, a Wal-Greens located
at the northeast comer of Santa Anita and Las Tunas Drive, and the Sav-On's at
188 West Las Tunas Drive. Based upon our observC!tions 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 Rpwland Avenue or
Las Tunas Drive.
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In the past the City has discouraged 24-hour businesses when they are adjacent
to or in close proximity to residential property. Because of the close proximity to
residential uses, and the fact that one of the primary accesses to this site is from
Las Tunas Drive, 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 similar operations in the City,
and will result in less impact to the residences along Rowland Avenue.
The sale of alcoholic beverages is incidental to the operation of the CVS 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 that sells liquor and is within 150 feet of residential is
required to secure a conditional use permit. The original intent 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.
The Police Department has reviewed this request, and has conveyed the
following recommendations to staff:
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1. That the south parking area be well lighted for public safety purposes.
2. That some form of a security system be installed that would include
camera surveillance with video taping capabilities for inside the business,
C.U.P,2002"()18
October 8, 2002
Page 8
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as well as camera surveillance on the building to monitor the rear parking
lot.
3. The building should contain as much unobstructed window area as
possible.
The above recommendations address public safety issues, and are
recommended as conditions of approval.
In addition to the recommendations from the Police Department, if this project is
approved it will be required to comply with all Code requirements and
development policies determined to be necessary by the Building Official, City
Engineer, Fire Marshall, Public Works Services Director, Community
Development Administrator, and any service districts and utility prOViders that will
serve the proposed project. Compliance with such requirements is to be
determined by having fully detailed structural plans submitted for plan check
review and approval by the City. The applicant will be notified of the various City
requirements.
CEQA
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Pursuant to the prOVIsions of the California Environmental Quality Act, the
Development Services Department has prepared an initial study for the proposed
project. Said initial study did not disclose any substantial or potentially
substantial adverse change in any of the physical conditions within the area
affected by the project including land, air, water, minerals; flora, fauna, ambient
noise and objects of historical or aesthetic significance. When considering the
record as a whole, there is no evidence that the proposed project will have any
potential for an adverse effect on wildlife resources or the habitat upon which the
wildlife depends. Therefore, a Negative Declaration has been prepared for this
project.
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 following 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 a proper one for which a
Conditional Use Permit is authorized.
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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,
c,U.P, 2002-018
October 8, 2002
Page 7
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loading, landscaping, and other features required to adjust said use with the
land and uses in the neighborhood.
4. That the site abuts streets and highways adequate in width and pavement
type to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
RECOMMENDATION
The Development Services Department recommends approval of Conditional
Use Pennit No. 2002-012 and Architectural Design Review 02-020 subject to the
following conditions of approval:
1. that the hours of operation for the drug store and drive-thru phannacy shall
be limited to 7:00 a.m. to 1.2:00 midnight.
2. That deliveries and mechanical parking lot sweeping equipment are limited to
7:00 a.m. to 9:00 p.m.
3. That the final landscaped plan shall be prepared by a licensed Landscape
Architect, and subject to the review and approval of the Development
Services Department.
4. That the signing on the new building is limited to the name of the business
only, with the exception that signing shall be allowed for the drive-thru
pharmacy.
5. That the proposed freestanding pylon signs are replaced with monument
signs not exceeding 6'-0" in height. The plans for the new monument signs
shall be subject to the review and approval of the Development Services
Department.
6. That "NO OVERNIGHT PARKING" signs shall be posted within the site's
parking lot per the Police Department standards.
7. The parking lot shall be well lighted. Plans and specifications are to be
submitted for review and approval by the City Engineer and Chief of Police
prior to occupancy.
8. That some form of a security system be installed that would include camera
surveillance with video taping capabilities for inside the business, as well as
camera surveillance on the building to monitor the rear parking lot.
9. That the southerly and easterly building elevations shall provide clear window
areas for public safety purposes.
C.U.P,2002-1l18
October 8, 2002
Page 8
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10.That three 36-inch box trees be planted in cutout areas within the sidewalk
area along Las Tunas Drive, and two 36-inch box trees be planted In cutout
areas within the sidewalk area along Baldwin Avenue subject to the review
and approval of the Public Works Services Director.
11. 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 conceming 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
attomey to represent the City, its officers, employees, and agents in the
defense of the matter. Approval of C.U.P. 2002-012 shall not take effect until
the property owner and applicant have executed and filed the Acceptance
Form that is available from the Development Services Department to indicate
awareness and acceptance ofthe conditions of approval.
12.Noncompliance with the provisions and conditions of this conditional use
permit shall constitute grounds for its immediate suspension or revocation of
said permit.
13.That Conditional Use Permit 2002-018 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.
14. That a trellis over the proposed pedestrian walkway is added to the southerly
elevation for additional visual enhancement and functional design purposes.
A revised building elevation that shows the requested trellis structure shall be
submitted for the review and approval of the Development Services
Department prior to the structural plan check.
15.That the existing landscaped buffer and masonry wall along the site's
southerly property line shall remain, and be maintained in an appropriate
condition at all tImes.
PLANNING COMMISSION ACTION
Approval
C.U.P.2002-018
October 8, 2002
Page g
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If the Planning Commission intends to approve this conditional use permit
application and/or the Architectural Design Review, the Commission should
move to approve and file the Negative Declaration, and direct staff to prepare a
resolution which incorporates the Commission's decision, specific findings and
conditions of approval as set forth in the staff report, or as modified by the
Commission.
Denial
If the Planning Commission intends to deny this conditional use permit
application and/or the Architectural Design Review, the Commission should
move for denial and direct staff to prepare a resolution, which incorporates the
Commission's decision and specific findings.
If any Planning Commissioner, or other interested party has any questions
regarding this application prior to the scheduled public hearing, please contact
Corkran W. Nicholson at (626) 574-5422.
Approved by:
Donna L. Butler
Community Development Administrator
Attachments:
1: Land Use & Zoning Map
2. Aerial Photo
3. Exhibit "A"
4. A letter of concern from Bob and Trudy Kladifko
5. Environmental documents
c.U.P, 2002-018
October 8, 2002
Page 10
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October 2, 2002
OCT 0 2 2002
TO: Mr. Corkran Nicholson
Planning Service Manager and
The Arcadia City Planning Cannission
SUBJECT: Conditional. Use Pemit Application No. 2002-018 and
Architectural Design Review Application No. 2002-020
" ..1 ,~"._,;.,J
......;.;;.....iJa.ly ~~ ....~l,......'""...: ..a~L:;~1
I..OCATION: 9952 - 9956 Las 'I\mas Drive
.
My wife and I have owned residential property directly south of the subject
property for over thirty years. We have maintained a very good relationship
with the previous owners and tenants in an effort to assist the businesses
to blend in with the adjacent residences. We are delighted that the subject
property will have a new tenant. However, we IIRlSt register the following
concerns after viewing the plans:
1. The project does have a signHicant effect on the environnent,
and we, therefore, request that a new study be canp1eted.
2. We strenously object to the sale of alcoholic beverages on
the subject property because:
(a) There is a pre-school and child-care center
located within 300 feet of the subject property
at the First Baptist Church, 6019 Baldwin Avenue.
(The center is open five days a week, year-liotmd.)
(b) A pre-school and child-care center for children
ages 2 through 6 is also located at the
Serendipity School at 530 Las 'limas Drive,
which is also located within 300 feet of the
subject property and is open five days Ii week.
(c) The Temple City Church of the Nazarene is located
directly across the street at 9953 Las 'I\mas Drive,
and has had a child-care center with a possibility
of re-opening in the future.
3; Six bedroans with windows directly facing the parking lot
are on our residential site. The noise and parking lot lights
would disturb the residences adjacent to the subject property
24 hours a day.
4. There should be no overnight parking pemitted in the parking
lot.
.
5. The lights for the parking lot should be directed away fran
our residence because the six bedroans face the parking lot.
.
.
.
SUBJECT: Conditional Use Pennit Application
No 2002-018 and Architectu:t'al Design Review
Application No. 2002-020
lDCATION: 9952 - 9956 Las 'l\.mas Drive
Page 2
Octobe:t' 2, 2002
6. The clt:ive-tlrrough should be :t'elocated so as not to
distu:t'b out' :t'esidence. The planned drive-tlrrough
may also cause a t:t'affic safety problem.
7. The existing south pedmete:t' slirubbe:t'}' and trees -of the
subject p:t'ope:t'ty should be manicw:ed so as to leave as
nuch visual bauie:t's between the subject pmperty and
out' :t'esidence.
8. Eve:t'}' effo:t't should be made to :t'espect the privacy of
out' :t'esidence, such as :t'aising the height of the
pedmeter wall.
9. It is not feasible to thknk that custane:t's will not
park adjacent to out' p:t'ope:t'ty and consume alcohol o:t'
create a dist:t.rrbance. It is also not p:t'actical to
c:t'eate furthe:t' law enforcement responsibility for
out' polic~ department.
Thank you for Yout' consideration.
BOB and ~~;t
e348 West Las Flores Avenue
Arcadia, CA 91007
Tel. 626-447-5123 .
OWNERS of:
5826 North Rowland Avenue
5826 North RCMland Avenue
5826l!! North Rowland Avenue
.
.
.
Ale No.: C.U.P 2002-018
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
CAlIFORNIA ENVIRONMENTAl QUAlITY ACT
NEGATIVE DECLARATION
A. Title and Description of Project:
Conditional Use Permit Application No. 2002-018 and Architectural Design Review Application No.
2002-020 -- A Conditional Use Permit and Architectural Design Review for a proposed 13,600 sq.fl.
CVS drug store with a pharmacy and prescription drive-up window, which will also sell within the
subject building alcoholic beverages for off-premise consumption. The new business would be a 24-
hour operation, seven (7) days.a week.
B. Location of Project:
9952 - 9956 Las Tunas Drive
City of Arcadia, County of Los Angeles
C. Name of Applicant, Sponsor or Person Undertaking Project:
Milestone Management
21196 Jasmines Way
Lake Forest, CA 92630
Phone: 949/770-5752
The City Council 0 Planning Commission 0, having reviewed the Initial Study of this proposed project
and having reviewed the written comments received prior to the public meeting of the City
Council/Planning Commission, inCluding the recommendaiton of the City's staff, does hereby find and
declare that the proposed project will not have a siginificant effect on the environment. A brief statement
of the reasons supporting the City Council's/Planning Commission's findings are as follows:
The City Council 0 Planning Commission 0, hereby finds that the Negative Declaration reflects Its
Independent judgement. A copy of the Initial Study may be obtained at:
Community Development Dfvislon
City of Arcadia
240 W, Huntington Dr.
Arcadia, CA 91007
(626) 574-5423
The location and custodian of the documents and any other material which const/ture the record of
proceedings upon which the City based its decision to adopt this Negative Declartion are as follows:
&f /4/ oIL
Community Development Division
City of Arcadia
240 W. H. untington Dr. JJ
Arcadia, CA 91007~
(626) 574-5423 lu IlIl .
.f1U ~
Staff
Date:
Date Posted:
4/01
File No.: C.U.P.02-018
.
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. 2002-018 and Architectural Design Review
Application No. 2002-020
2. Lead Agency Name & Address:
City of Arcadia
Development Services Dept.lCommunity Development Div.lPlanning Services
240 W. Huntington Drive
Arcadia, CA 91007
3. . Lead Agency Contact Person & Phone Number:
Corkran W. Nicholson, Planning Services Manager
. Phone: (626) 574-54221 Fax (626) 447-9173
4. Project Location (address):
9952 - 9956 Las Tunas Drive
City of Arcadia, County of Los Angeles
5. Project Sponsor's Name, Address & Phone Number:
Milestone Management
21196 Jasmines Way
Lake Forest, CA 92630
Phone: 949/770-5752
6. General Plan Designation:
Northerly portion of the site: Commercial
Southerly portion of the site: Multiple-Family Residential
.
7. Zoning Classification:
Northerly portion of the site: C-2, General Commercial
Southerly portion of the site: PR-3, Multiple-family residential with a parking overlay
FOrn1,aJn
-1-
CECA Checklist 4/99
.
.
.
File No.: C.U.P.02-018
8. Description of Project:
(Describe the whole action involved, Including but not limited to later phases of the projact, and any secondary.
support, or off-site features necessary for its implementation.)
Conditional Use Permit Application No. 2002-018 and Architectural Design Review
Application No. 2002-020 - A Conditional Use Permit and Architectural Design
Review for a proposed 13,600 sq.ft. CVS drug store with a pharmacy and
prescription drive-up window, which will also sell within the subject building alcoholic
beverages for off-premise consumption. The new business would be a 24-hour
operation, seven (7) days a week.
9. Surrounding land uses and setting:
(Briefly describe the projact's surroundings.)
The subject area is developed with mixed land uses Le., there is dental offices, a
church, and an office building to the north; single-family and multiple-family
residential units to the south; an eating establishment to the east, and commercial
uses and single-family residential units to the west.
10. Other public agencies whose approval Is required:
(e.g" permits, flnancing' approval, participation agreement)
The City Building Services, Engineering Division, Fire Marshall, Public Works
Services, and Water Services will review the construction plans for compliance with
all applicable construction codes and will oversee construction. and installation of
any necessary infrastructure or improvements within the public right-of-way.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by the checklist on the following pages:
[ ] Aesthetics
I ] Agricultural Resources
[ ] Air Quality
[ ] Biological Resources
[ ] Cultural Resources
[ ] Geology I Soils
[ ] Hazards & Hazardous Materials
[ ] Hydrology 1 Water Quality
[ ] Land Use I Planning
[ ] Mineral Resources
[ ] Noise
[ ] Population 1 Housing
[ ] Public Services
[ ] Recreation
[ ] Transportation I Traffic
[ ] Utilities I Service Systems
[ ] Mandatory Findings of Significance
Form n J"
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CECA Checklist 4/99
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.
I.
File No.: C.U.P, 02-018
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 revisions
in the project have been made by or agreed to by the applicant. A MITIGATED
NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
[] I find that the proposed project MAY have a .potentially significant impact" or
"potentially significant unless mitigated impact" on the environment, but at least
one effect 1) has been adequately analyzed in an earlier document pursuant to
applicable legal standarc;ls, and 2) has been addressed by mitigation measures
based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
[] I find that although the proposed project could have a significant effect on the
environment, but because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant
to applicable standards, and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures that are imposed upon the proposed project, nothing further is
~~ U.l1LLlL
Date: Seotember 4, 2002
Signature
Corkran W. Nicholson. Plannino Services Manaoer For: Citv of Arcadia
Printed Name & Title
Form "J"
-3-
CECA Checklist 4/99
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.
.
File No.: C.U,P.02-018
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanallon Is required for all answers except "No Impacl" answers that are adequately
supported by the information sources a lead agency cites in the responses 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 like the one Involved (e.g., the project falls outside a faull rupture
zone), A "No Impact" answer should be explained where it is based on project-specific factors as well
as general standards (e,g" the project will not expose sensitive receptors to pollutants, based on a
project-specific screening analysis).
2, All answers must take account of the whole action involved, inCluding off-site as well as on-site,
cumulative as well as project-level, Indirect as well as direct, and construction as well as operational
impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must Indicate whether the impact is potentially significant, less than significant with mitigation,
or less than significant. "Potentially Significant Impact" is appropriate if there Is substantial evidence
that an effect is significant. If there are one or more, "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Negative Declaration; less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a
"less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level (mitigation measures from Section
XVIII, "Earlier Analyses," must be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063(c)(3)(D).
In this case, a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for'review.
b) Impacts Adequately Addressed, Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by 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 which were Incorporated or refined from the eartier
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, uses or
Individuals contacted should be cited in the discussion.
8, This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies shouidnormally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9. The explanation of each issue should Identify:
a) The significant criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure Identified, if any, to reduce the Impact to less than significant.
Form "J"
-4-
CECA Checklist 4/99
.
.
.
File No,: C.U.P. 2002-018
Less Than
Slgnlficanl
Potentially With Less Than
Significant Mitigation Significant No
Impaot Incorporation Impact Impact
I. AESTHETICS - Would the project:
a) Have a substantial adverse effect on a scenic vista? [ I [ ] [) [Xl
b) Substantially damage scenic resources. including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway? [ I [ ) [] [X)
c) Substantially degrade the existing visual character or quality
of the site and its surroundings? [ ] [ ] [] [X]
d) Create a new source of substantial light or glare, which would
adversely affect day or nighttime views in the area? [ ] [ ] [I [Xl
There are no scenic vistas in proximity to the subject site. The proposed 13.600 sq. ft., two-story CVS drug
store building would replace an existing 19,000 sq.ft., two-story commercial center. Lighting standards will
comply with current Code requirements, which limit such standards to 15'-0" In height when within 100' of
residential property, and also requires the light standards to be hooded and arranged to reflect away from
adjoining properties and streets,
II. 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 Asllessment Model (1997) prepared by the California Department of Conservation as an
optional model to use in assessing impacts on agriculture and farmland,) Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) as shown on the' maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use? [ ] [ I [] [X)
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? [ ] [ ] [] [Xl
c) Involve other changes in the existing environment, which due
to their location or nature could result in conversion of
Farmland to non-agricultural use? [ I [ ] [] [Xl
No agricultural or farmland.areas exist within the city.
1II. AIR QUALITY - (Where available, the significance criteria established by the applicable eir quality
management or pollution control district may be relied upon to make the following determinations.)
Would the proposal:
a) Conflict witJ:l or obstruct implementation of the applicable Air
Quality Plan? [ ] [ ] [] [Xl
b) Violate any air quality standard or contribute substantially to
an existing or projected air quality violation? [ I [ ] [] [XI
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)? [ ] [ ] [) [Xl
d) Expose' sensitive receptors to substanllal pollutant
concentrations? I ] [ ] [] [Xl
e) Create objectionable odors affecting a substantial number of
people? [ ] [ ] [] [X)
The proposed 13,600 sq.fl., two-story CVS drug store building would replace an existing 19,000 sq.fl., two-
story commercial center that, if approved, would not expose sensitive receptors to pollutants, alter climatic
conditions, or result in objectionable odors. The development of the site will be in accordence with local air
quality regulations as administered by the South Coast Air Quality Management District.
Form" J"
-5-
CEQA Checklist 4/99
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.
.
File No,: C.U.P. 2002-016
Less Than
Significant
PotenUally With Less Than
Slgnlflcant MIUgation Slgnlflcant No
Impect Incorporation Impact Impact
IV. BIOLOGICAL RESOURCES - Would the project:
a) Have a substantial adverse Impact, either directly or through
habitat modifications, on any species identified as a
candidate, sensitive, or special status species In local or
regional plans, policies, or regUlations, or by the California
Department of Fish and Game or U, S, Fish and Wildlife
SBlvice? [ ] [ ] [I [Xl
b) Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or
regional plans, policies, and regulations, or by the California
Department of Fish and Game or U. S. Fish and Wildlife
Service? ' [ I [ ] [] [Xl
c) Have a substantial edverse effect on federally protected
wetlands 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? [ ] [ ] [] [X]
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species, or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites? [ ] [ ] [I [Xl
e) Conflict with any local policies or ordinances protecting , ,-
biological resources, such as a tree preservation policy or
ordinance? [ ] [ ] [] [Xl
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Conservation Community Plan,
or other approved local, regional or state habitat
conservation plan? [ ] [ ] [] [Xl
The proposel is for a 13,600 sq.fl, CVS drug store with a pharmacy and prescription drive-up window to
replace an existing 19,000 sq.fl., two-story commercial center, which Is withIn a developed area zoned for
commercial uses. Theproposal wif/ not have any impacts on biological resources.
v. CULTURAL RESOURCES - Would the project:
a) Cause a substantial adverse change in the significance of a
historical resource as defined in Section 15064,5? [ ] [ ] (] [Xl
b) Cause a substantial adverse change In the significance of an
archaeological resource pursuant to Section 15064.5? ( I ( ] [I [X]
c) Directly or indirectly destroy a unique paleontological
resource or site or unique .geologlc feature? [ ] [ ] [] [Xl
d) Disturb any human remains, including those interred outside
of formal cemeteries? [ ] [ ] [] [X]
The proposal is for a 13,600 sq.ft. CVS drug store with a pharmacy and prescription drive-up window to
replace an existing 19.000 sq,ft., two-story commercial center, which is within a developed area zoned for
commercial uses. The proposal will not have any impacts on cultural resources.
VI. GEOLOGY AND SOILS - Would the project:
a) Expose people or structures to potential substantial adverse
effects, Including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based
Foml'''J''
CEQA.Checkllst 4/99
-6-
.
.
Ie
I
Ale No.: C,U.P. 2002-01 a
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant No
Impact Incorporation Impact tmpact
on other substantial evidence of a known fault? (Refer 10
Division of Mines-and Geology Special Publication 42). [ ] [ ] [] [X]
Ii) 9tron9 seismic ground shaking? [ ] [ ] [] [X]
III) Seismic-related ground failure, Including liquefaction? [ ] [ ] [] [Xl
Iv) Landslides [ ] [ ] [] [Xl
b) Result in substantial soil erosion or the loss of topsoil? [ ] [ ] [] [Xl
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potent/aily resu/tln on- or off-site landslide, lateral spreading,
subsidence. liquefaction or collapse? [ ] [ ] [] [X]
d) Be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994) creating substantial risks
to life or property? [ ] [ ] [J [Xl
e) Heve soils Incapable of adequately supporting the use of
septic tanks or altemative wastewater disposal systems
where sewers are not available for the disposal of
wastewater? [ ] [ J [J [Xl
While the entire nagion is subject to the effects of seismic activity, the site location has not been determined
to be especially susceptible to any of the above geological or soil problems.
VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project:
a) Create a significant hazard to the pubilc or-the environment
through the routine transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
d) Be located on a site which is Included on a list of hazardous
materials sites complied pursuant to Govemment Code
Section 65962.5 and, as a result, would It create a significant
hazard to the public or the environment?
e) For a project located within an airport land use plan, or where
such a pial') 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) Fat 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?
g) Impair Implementation of, or physlcaily interfere with an
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss,
injury, or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Form "J-
-7-
[ J
[ ]
[ J
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[ ]
[ ]
[ ]
[Xl
[ ]
[ ]
[Xl
[ J
[ ]
[ ]
[ ]
[Xl
[ ]
[ ]
[ ]
[Xl
[ ]
[ ]
[ ]
[X]
[ ]
[ ]
[ ]
[Xl
[ ]
[ ]
[ ]
[Xl
CeQA Checklist 4/99
.
.
.
File No,: C.U.P, 2002-018
Less Than
Significant
PolenVally With less Than
Significant MIVgation Significant No
Impact Incorporation Impact Impact
The City Building Services and the City Fire Deparlment will review the plans for the proposed CVS drug
store to prevent any of the above impacts. No existing sources of potential health hazards have been
identified at the subject property.
VIII. HYDROLOGY AND WATER QUALITY - Would the project:
a) Violate any water quality standards or waste discharge
requirements? [ 1 [ 1 [. 1 [Xl
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 (e.g., 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)? [ 1 [ ] [l [Xl
c) Substantially alter the existlng'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? [ ] [ 1 [l [Xl
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? [ 1 [ 1 [] [Xl
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwafer drainage systems
or provide substantial additional sources of polluted runoff? [ 1 [ 1 [l [Xl
f) Otherwise substantially degrade water quality [ 1 [ ] [l [Xl
g) Place housing withi'] a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map? [ 1 [ 1 [] [Xl
h) Place structures within a 100-year flood hazard area, which
would impede or redirect flood flows? [ 1 [ ] [] [Xl
i) Expose people or structures to a significant risk of 10ss,lnjury
or death involving flooding, including flooding as a result of
the failure of a levee or dam? [ ] [ 1 [l [Xl
j) Inundation by seiche, tsunami, or mudflow? [ 1 [ 1 [l [Xl
The proposal is for a 13,600 sq. ft. CVS drug store with a pharmacy and prescription drive-up window to
replace an existing 19,000 sq.ft., two-story commercial center, which Is within a developed area zoned for
commercial uses. This proposal, if approved, would not result in any of the above impacts.
IX. LAND USE & PLANNING - Would the project:
a) Physically divide an established community? [ ] [ ] [] [Xl
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(Including, but not limited to, the general plan, specific plan.
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect? [ 1 [ 1 [l [Xl
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan? [ 1 [ 1 [] [Xl
Under an approved conditional use permit the proposed project would be consistent with the General Plan
end zoning designation for the area. The requested use permit is a permit process to establish specific
conditions for the consideration of allowing the proposed use within the City of Arcadia. Such a permit will
Fomr"J"
-8-
CECA Checklist 4199
File No.: C,U,P. ZOOZ-018
.
Less Than
Significant
Potenllally With Less Than
Significant Mitigation Significant No
Impact IncorporaUon Impact Impact
not affact existing land uses or general plan designations, The operation of the proposed CVS drug store
will be subject to all other environmental plans or policies adopted by agencies with jurisdiction over this
araa.
X. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a knowr mineral resource
that would be of value to the region and the residents of the
state?
b) Result In the loss of availability of a locally important mineral
resource recovery site delineated on a local general plan,
specific plan or other land use plan?
No minerai resources are known to exist at the site.
[ I
[ I
[ I
[Xl
[ I
[ J
[ J
[Xl
.
XI. NOISE - Would the project result In:
a) Exposure of persons to, or generation of noise levels In
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies? [ l. [] [Xl []
b) Exposure of persons to, or generation of excessive
groundborne vibration or groundborne noise levels? [ ] [ I [] [Xl
c) A substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the project? [ ] [ ] [Xl []
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project? [ J [ ] [J [Xl
e) For a project located within an airport land use plan, or where
such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose
people residing or working In the project area to excessive
noise levels? [ ] [ ] [] [X]
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area
to excessiva noise levels? [ ] [ J [] [X]
There will be a short-term Increase in noise levels due to construction on the site. Once the construction
Is completed, it is anticipated that the type of noise associated with the proposed use should not adversely
impact any of the naighboring properties since the project is required to comply with all applicable noise
regulations to prevent any unreasonable noise level.
There are no airports within two miles of the subject property,
.
XII. POPULATION & HOUSING - Would the project:
a) Induce substantial population growth in an area, either
direcUy (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)? [ ] [ J [J [Xl
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? [ ] [ ] [] [Xl
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? [ ] [ ] [] [X]
Under an approved conditional use pennit the proposed project would be consistent with the General Plan
and zoning designation for the area. The requested use pennit Is a pennit process to establish specific
conditions for the consideration of allowing the proposed use within the City of Arcadia. Such a permit wI/I
Form "J-
-9-
CECA Checklist 4/99
.
File No,: C.U:P. 2002.Q18
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant No
Impact Incorporation' Impact Impact
not affect existing land uses or general plan designations. The project will not create any significant impact
upon population or housing.
XIII. 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 would cause significant environmental
impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? [ ] [ ] [] [XI
b) Police protection? [ ] [ ] [] [XI
c) Schools? [ ] [ ] [] [XI
d) Parks? [ ] [ ] [] [XI
e) Other public facilities? [ ] [ ] [] [XI
The proposal is for a 13,600 sq.ft. CVS drug store with a pharmacy and prescription drive-up window to
replace'an existing 19,000 sq.ft., two-story commercial center, which is within a developed area zoned for
commerciel uses. This proposal, if approved, will not creete any significant impact upon public services,
.
XIV. 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? [ ] [ ] [] [X]
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities, which
might have an adverse physical effect on the environment? [ ] [ ] [] [X]
The proposal is for a 13,600 sq.ft. CVS drug store with a pharmacy and prescription drive-up window to
replace an existing 19,000 sq.ft., two-story commercial center, which is within a developed area zoned for
commercial uses. This proposal, If approved, will not create any significent impact upon recreational
services.
.
XV. TRANSPORTATION I TRAFFIC - Would the project:
a) Cause an increase in traffic which is substantial in relation to
the existing traffic load and capacity of the street system (i,e.,
result in a substantial increase in either the number of vehicle
trips, the volume to capacity ratio on roads, or congestion at
intersections)? [ ] [ ] [] [XI
b) Exceed, either Individually or cumulatively, a level of service
standard established by the county congestion management
agency for designated roads or highways? [ ] [ ] [] [X]
,c) Result in a change In air traffic patterns, including either an
increase in traffic levels or a change In location that results in
substantial safety risks? [ ] [ ] [] [X]
d) Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or Incompatible
uses (e,g., farm equipment)? [ ] [ ] [] [XI
e) Result in inadequate emergency access? [ ] [ ] [] [XI
f) Result In Inadequate parking capacity? [ ] [ ] [] [X]
g) Conflict with adopted policies, plans, or programs supporting
alternative transportation (e.g., bus turnouts, bicycle racks)? [ ] [ ] [] [XI
The proposal is for a 13,600 sq.ft, CVS drug store with a pharmacy and prescripilon drive-up window to
raplace an existing 19,000 sq.ft., two-story commercial center, which is within a developed area zoned for
commercial uses. This proposal, if approved, will not create any significant impact upon the traffic' or
Fonn If Jff
-10-
ceOA Checklist 4/99
.
.
.
File No.: C.U.P.2002-018
Less Than
Significant
POlenHally WIIh Less Than
SlgnllJcant MiUgaHon Significant No
Imll8ct Incorporation Impact Impact
circulation patterns within fhe area. The project will comply with the current on-site parking requirements,
and Its Internal cineulatlon has been designed to adequately accommodate the projected traffic and
improvements.
XVI. UTILITIES & SERVICE SYSTEMS - Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board? [ ] [ ] [J [X]
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? [ ] [ ] [J [X]
c) Require or result in the construction of new storm water
drainage facilities or expansion ot existing facilities, the
construction of which could' cause significant environmental
effects? [ ] [ ] [] [X]
d) Have sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
expanded entitlements needed? [ ] [ ] [J [X]
e) Result In a determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the project's projected demand in
addition to the providers existing commitments? [ ] [ ] [] [X]
f) Be served by a landfill wilh sufficient permitted capacity to
accommodate the project's solid waste disposal needs? [ ] [ ] [J [X]
g) Comply with federal, state and local statutes and regulations
related to solid' waste? [ ] [ ] [] [X]
The proposal Is for a 13,600 sq.fl. CVS drug store with a pharmacy and prescription drive-up window to
reptace an existing 19,000 Sq'fl" two-story commercial center, which is within a developed area zoned for
commeneial uses. This proposal, if approved, will nof create any significant impact upon utilities and
seNice sysfems.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of
the environment. substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
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 elim inate Important
examples of the major periods of California history or
prehistory? [ ] [ ] [] [X]
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,) [ ] [ ] [J [X]
c) Does the project have environmental effects, which will
cause substantial adverse effects on human beings, either
directly or indirectly? [ ] [ ] [] [X]
Under an approved condifional use permit the proposed project would be consistent with the General Plan
and zoning designation for the erea. The requested use permit is a permit process to establish specific
conditions for the consideration of ellowlng the proposed use within the' City of Aneedia. Such a permit will
Form -J"
-11-
CEOA Checklist 4/99
.
.
.
File No.: C,U.P. 2002.Q18
Less Than
Significant
Potentially With Less Than
Signlflcant Mitigation Significant No
Impact Incorporation Impact Impact
not affect existing land uses or general plan designations. The project will not have any of the above-
mentioned effeots or impacts.
XVIII. EARLIER ANALYSES
No earlier analyses, and no additional documents were referenced pursuant to the tiering, program ErR, or
other CEQA processes to analyze the project. .
Form .. J"
-12-
CECA Checklist 4/99
,
.,
.,
. 3.
.
File Nt!.U.~ 1J1..-olf>
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 574-5400
ENVIRONMENTAL INFORMATION FORM
Date Filed: 8'!JJ /O//""
f~
General Information
1.
Name and address of developer or project sponsor:
cVS lllilt7rYlPtl!l1 % N,t-e~ ~hFt--IE0r
.&illq-~ J"~~rvuk le.S. ~
~~i~ ~'Y)
Address of project (Location):
1q74 Ut.s 7QNM tPive.
2.
Name, address and telephone number of person to be contacted concerning this project:
DR/\/' .S!.Iut/Iz.-, ;t!lk,fk~ ~~'(.M'"(~)7;V-,<\?j"'2
(
:;)119(; ..l.iJSM/uES I1Ikf
-I..4P<113 ,~~E17; {"/! r26~
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:
(f3t:o< I wiNe) J:Jk.ohl// ~re'. L!tIz; d /J,/2(!A/.JIA
EA!t///lAAlNcAl/11/ IkA~m r
Zoning: tiS/!
5.
6.
General Plan Designation:
Proiect DescrlDtion
7.
Proposed use of site (project description):
/V'EW (~OCJO Sr f/I2tIi?8TNe , ,tJ1;1l1JllfAC.'1, IAf/WftE 1JI~tt~~
rP~ muL tJfP.rAI!;;d I /l/tt>h&/ S4k.s (CFPS/~)
. 8. Site Size: ~ .3/7
Sq. Ft.! ~. t2?
Acre( s)
9. Square footage per building:
/~, ax:> (,,(EN)
6).7"7.3 fEr,s,- 6? /1/~U) LtW RE(7lIU~AJT)
/ .
10. Number of floors of construction:
/ ~Of./A./O .f701),e
/ /fE22AN/N-e
11. Amount of off-street parking provided:
/~O
12. Proposed scheduling of project:.
07NT C&AiSmIJC!1{J1(/ /thy. /, ~
/
13. Associated projects:
~Ne
14. Anticipated incremental development:
. AlONe-
.
15. If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expected:
./1//,.4
NON - .e'eSIt?E/Y77RL.
16. If commercial, indicate the type, Le. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation: _
/~ t'Ob' ~ fJR!/~ JTORe REmIt.. e:u/ Ph///2P!lIo/, Ji ht7I1,11J W/ # 1'2~
Ld.40/NtP "tJ~ . .
17. If industrial, indicate type, estimated employment per shift, and loading facilities:
/\.b# - NOt/..J7/2//JL
18. If institutional, indicate the major function, estimated employment per shift, estimated
occupancy, loading facilities, and community benefits to be derived from the project:
NOAl - / /VSnW17/JA//IL-
19, If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
t:bl'y~ f);t2a/tJ.H~. .::vI mull ct1?"/2A77t:W I /lJ.o/o/ &Jkr ~EI:J
EnvlronlnfDFDrm
-2-
4/01
. 20. Are the following items applicable to the project or its effects?
checked yes (attach additional sheets as necessary).
YES NO
Q J29-21.
Discuss below all items
Change in existing features of any hills, or substantial alteration of ground
contours.
Q ~ 22. Change in scenic views or vistas from existing residential areas or public
lands or roads.
Q i 23. Change in pattern, scale or character of general area of project.
Q ~ 24. Significant amounts of solid waste or litter,
Q tiC. 25. Change in dust, ash; smoke, fumes or odors in vicinity.
Q Ga:: 26, Change in ground water quality or quantity, or alteration of existing drainage
patterns.
Q pst 27. Substantial change in existing noise or vibration levels in the vicinity.
Q ~ 28. Is site on filled land or on any slopes of 10 percent or more?
. Q 29. Use or disposal of potentially hazardous materials, such as toxic substances,
flammable or explosives
Q ri 30. Substantial change in demand for municipal services (police, fire, water,
sewage, etc.)
Q a 31. Substantial increase in fossil fuel ,consumption (electricity, oil, natural gas,
etc.)
Q ti 32. Relationship to a larger project or series of projects -
Q ~33. Has a prior environmental impact report been prepared for a program, plan.
~ 34. policy or ordinance consistent with this project?
Q 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 Settina
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. (Snapshots or Polaroid photos will be
accepted.)
.
EnvlronlnfoFonn
-3-
4101
.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
o/Is"" / en.
. ..
For
EnvlronlnfoForm
-4-
4/01
.
, "
.
.
SIT~ lOCATION AND DESCRIPTION
, ,
,
, . ,
The 2~02-acre site Is located at tpe s\:luthwest comer, of Baldwl~
Avenue and Las Tunas Ortve. Occupied py two structures In~ludlng a
2.700 square foot EI Polio Loco fast food restaurant and a mulfi-tenant
. ,
office/retail building. Three.streets Includlng Rowland Avenue to the ,
west, Las Tunasdrlve to the north and Baldwin Avenue to the east
front the property. An apartment bUildlng fronts the southeast and a
single-family dwelling fronts the southwest portion of the site. All three "
,
frontages have two access drlves each. However the drives on
Baldwin are limited to right In and right out only restricted by a raised
median In Baldwin Avenue. Surroundir.lg uses are a mixture of
commerc1ol and residential to the west. commerdal and church to I
, _, I I
the north and commercial development to the east.
,
The subject site is presently occupied by two structures. The first
structure Is located directly on the comer by an EI Pallo LOCo Chick
fast food restaurant ~nd, drive through which will remain. A' en
secondary structure IS located on the pad to be occupied b the
proposed development. A real estate office and an art sup~fy store
occupy this structure. In addition one suite remains vacant, ' ,
· Zonl~g; The property 1s'~4rrently zoned C-2 with the'~uth~rIy
~'on zoned for PR-3 parking. The southerly portion will npt
permitted for building consfrucflon. '
, ,
I,
,
1t-IE iSlTS I'Q VI~I\L\...'i l't.-Fr ~IJJ ov=- AIVV'
CIJ..L1UrWL I 1-\ I SIO(l.l c.aL. oe. 9:.a\l \C.." A'iSf'E~.
ThEI2E AltE pQE~~'f 140 l.ANO~,~c. E~
~ 1"'re ~I.ffit ~~ LhJe AND LI H liSO
PWiB2.~ w\'r\\l'J 'i\\E q~'\\Io.ja. p~~ Lbr.
o