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HomeMy WebLinkAbout1674 - v , . . RESOLUTION NO. 1674 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE PERMIT NO. CUP 02-011 AND CONDITIONALLY APPROVING ARCHITECTURAL DESIGN REVIEW NO. ADR 01-055 TO REPLACE AN EXISTING RETAIL BUILDING WITH A NEW 24-HOUR AUTOMOBILE FUELING STATION WITH BEER AND WINE SALES FOR OFF-SITE CONSUMPTION BETWEEN THE HOURS OF 6:00 A.M. AND 10:00 P.M. AT 425 N. SANTA ANITA AVENUE. WHEREAS, on June 10, 2002, a Conditional Use Permit application was filed by Mr. George Fasching to replace an existing retail building with a new 24-hour automobile fueling station {i.e., self-serve gas station with eight (8) fueling positions and a 1,215 square foot conv~nience mart} with beer and wine sales for off-site consumption; Development Services Department Case Nos. CUP 02-011 and ADR 01- 055, at 425 N. Santa Anita Avenue, more particularly described in the attached Exhibit "A"; and WHEREAS, a public hearing was held on July 23, 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 reports dated July 23, 2002 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. 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, except that there is not a traffic related hazard as noted in section XV.d, 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 Declarationwas adopted. SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 02-011 and conditionally approves Architectural Design Review No. ADR 01-055 to replace an existing retail building with a new 24- hour automobile fueling station {Le., self-serve gas station with eight (8) fueling positions and a 1,215 square foot convenience mart} with beer and wine sales for off- site consumption at 425 N. Santa Anita Avenue, subject to the following conditions: 1. The automobile fueling station and the entire site, which includes the car wash site shall be improved, operated and maintained in a manner that is consistent with the proposal and plans submitted and conditionally approved for CUP 02-011 and/or ADR 01-055, including compliance with all comments, recommendations, and requirements received from the various City Departments, subject to the satisfaction of the Directors of said Departments. This includes allowing the convenience mart and the gas station to be open 24 hours, but the sale of alcoholic beverages shall take place only between the hours of 6:00 a.m. and 10:00 p.m. 2. This approval of CUP 02-011 includes the following Modifications from the 35-foot special setback from Colorado Boulevard: a. A zero setback for the convenience mart. b. A 20-foot setback for the gasoline pumps. -2- 1674 , . . c. An 11 '-5" setback for the gas pump canopy. 3. This approval of CUP 02-011 includes a Modification for a single unisex accessible restroom in lieu of gender specific (Le., at least one for males and one for females) accessible restrooms. 4. This approval of CUP 02-011 includes a Modification for three (3) freestanding signs within 200 feet of each other: The two (2) new freestanding gasoline price signs that shall be revised per condition no. 5.j, and the, existing car wash pole sign may be relocated without being altered; in lieu of the maximum two (2) freestanding signs with a minimum separation of 200 feet. 5. The proposal shall include the following additional items and revisions to comply with the Conditional Use Regulations for Drive-In Businesses and the City's Commercial and Industrial Architectural Design Guidelines, and are subject to review and approval by the Development Services Director: a. Six (6) foot wide decorative paving bands at all new driveways. b. Espaliers and vines in the archways on the north side of the convenience mart. c. A plan for and installation by the applicant of replacement trees for the existing parkway tree on Colorado Boulevard, subject to approval by the Public Works Services Department. d. Revision of the canopy design to reduce its imposing appearance by reducing its overall height by two (2) feet. e. Larger trees shall be planted along the perimeter of the automobile fueling station site. The planter at the comer of Colorado Boulevard and Santa Anita Avenue shall have four (4) 36-inch box trees. The planter between the automobile fueling station and the car wash shall be widened to six (6) feet and shall have four (4) 36-inch box trees. f. A minimum of 30 square feet of landscaping in front of the convenience mart in compliance with the landscaping requirements in the Conditional Use Regulations for Drive-In Businesses. -3- 1674 , . , g. Three (3) foot diameter planters with tall plants at the ends and between the pump islands, and in front of the convenience mart. h. The new trash enclosure and the two (2) parking spaces proposed to be behind the convenience mart shall be set back five (5) feet from the property line, and this 'setback area shall be landscaped to adequately screen the trash enclosure and parked cars from view along Colorado Boulevard in accordance with the City's Commercial Parking Regulations. i. The Point-Of-Sale signs shall be protected from the weather. j. The freestanding price signs shall be redesigned to comply with the' maximum 2'-6" x 5'-0" sign area limit in the City's sign regulations, and shall be provided with brick bases to match the buildings. 6. The applicant shall satisfy the following conditions of approval to offset the impacts of the additional traffic that will be generated by the automobile fueling station to the satisfaction of the City Engineer and Public Works Services Director: a. The applicant acknowledges that the City may close the opening in the raised median in Santa Anita Avenue at any time due to potential traffic related hazards. b. The on-site planter adjacent to Santa Anita Avenue for the proposed automobile fueling station shall be widened to six (6) feet. The applicant shall execute and submit, to the satisfaction of the City Attomey and City Engineer, an irrevocable offer to dedicate three (3) feet (the "Irrevocable Three Foot Dedication) along the west side of Santa Anita Avenue across the entire frontage of the proposed automobile fueling station and existing car wash, and in conjunction with the construction of the automobile fueling station, the applicant shall dedicate a three (3) foot by twelve (12) foot area behind the existing sidewalk at an area coincident with the bus stop and construct in this dedication area a three (3) foot by twelve (12) foot concrete slab to accommodate a bus bench and trash receptacle. The Irrevocable Three Foot Dedication shall not be accepted until such time as it is determined necessary by the City Engineer. 7. The automobile fueling station shall be in compliance with all development requirements and policies determined to be necessary by the Building Official, City -4- 1674 , . . Engineer, Community Development Administrator, Fire Marshall, Public Works Services Director, and any service districts and utility providers that will serve the proposed automobile fueling station, as determined by having fully detailed construction and tenant improvement plans submitted for plan check review and approval. 8. 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. 9. Noncompliance with the plans, provisions, requirements of various City departments, and the conditions of approval for CUP 02-011 and/or ADR 01-055 shall be grounds for immediate suspension and/or revocation of any approvals, which shall result in suspension of construction and/or those activities that are the subjects of this Conditional Use Permit. 10. Approval of CUP 02-011 and/or ADR 01-055 shall not take effect until the property owner, applicant and applicant's agent have executed and filed the Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval, and all conditions of approval shall be satisfied prior to final inspection sign-offs for the automobile fueling station. SECTION 4. The decision, findings, and conditions of approval contained in this Resolution reflect the Planning Commission's action of July 23, 2002 to grant -5- 1674 , . . Conditional Use Permit No. CUP 02-011 and conditionally approve Architectural Design Review No. ADR 01-055, by the following vote: AYES: Commissioners Baderian, Huang, Murphy and Olson NOES: None ABSENT: Commissioner Kalemkiarian SECTION 5. The Secretary shall certify to the adoption of this Resolution and shall cause a copy to be forwarded to the City Council of the City of Arcadia. I HEREBY CERTIFY that this Resolution No. 1674 was adopted at a regular meeting of the Planning Commission held on August 13, 2002, by the following vote: AYES: Commissioners Baderian, Huang, Murphy and Olson NOES: None ABSENT: Commissioner Kalemkiarian ~ j)tDQ Chairman, Planning Commission City of Arcadia APPROVED AS TO FORM: < ~~/~ Stephen P. Deitsch, City Attorney City of Arcadia -6- 1674 , . I EXHIBIT "A" Legal Description - 425 N. Santa Anita Ave., Arcadia, CA That portion of Lot 6 of Tract 948, in the City of Arcadia, County of Los Angeles, State of California, as per map recorded in Book 17, Page 21 of Maps, in the office of the County Recorder of said County, described as follows: Beginning at the Southeast corner of said Lot 6, being the intersection of the Westerly line of Santa Anita Avenue, 100.00 feet wide as shown on the map of said Tract 948 with the Northeasterly line of Atchison Topeka and Santa Fe Railway right- of-way, shown as Southern California right-of-way 50.00 feet wide on the map of said Tract No. 948; thence North 520 38' 28" West along the Northeasterly line of said Railway right-of-way a distance of 495.34 feet to the Southerly line of Colorado Boulevard 80.00 feet wide, said Southerly line being parallel with and distant Southerly 40 feet wide, measured at right angles, from the Westerly prolongation of the centerline of Orange Avenue, as shown on map of Haven Tract, recorded in Book 13, Pages 22 and 23 of Maps, in the office of the County Recorder; thence North 880 56' 42" East along said Southerly line a distance of 388.08 feet to the Westerly line of said Santa Anita Avenue; thence South 010 03' 43" East along the Westerly line of said Santa Anita Avenue, also being the Easterly line of said Lot 6, a distance of 307.77 feet to the true point of beginning. Except there from a 15-foot radius corner cutoff for street and sidewalk purposes at the southwest corner of the intersection of Santa Anita Avenue and Colorado Boulevard. Exhibit "A" Legal Description - 425 N. Santa Anita Avenue, Arcadia, CA 1674 , . '. . . STAFF REPORT Development Services Department July 23, 2002 ADDENDUM TO: Arcadia City Planning Commission FROM: Donna L. Butler, Community Development Administrator By: James M. Kasama, Senior Planner SUBJECT: Agenda Item No.8 - CUP 02-011 and ADR 01-055 Automobile Fueling Station at 425 N. Santa Anita Avenue After meeting with the applicant on Friday, July 19, 2002, the Engineering Division recommends that condition of approval no. 6 be revised as follows: 6. The applicant shall satisfy the following conditions of approval to offset the impacts of the additional traffic that will be generated by the automobile fueling station to the satisfaction of the City Engineer and Public Works Services Director. a. Delete Suitalille veRio"llar aooess shall lile I9re':iaea lilet\'ioen the sar 'Nash ana the I9r-apesea alltemelilile flleliA!) statien. b. Prior to occupancy of the automobile fueling station, the +he opening in the raised median in Santa Anita Avenue shall be closed at the applicant's expense. c. The on-site planter adjacent to Santa Anita Avenue for the proposed automobile fueling station shall be widened to six (6) feet. Three (3) feet shall be dedicated fGl' siaev:alk pw'peses along the west side of Santa Anita Avenue across the entire length of the str=eet frontage of the proposed automobile fueling station and existing car wash, and the siae.....alk aleng Santa Anita !',ven"le shall lile widenea lily Ihe applicant te eight (8) feet in aGGer.aanGe with the City's Masler Siaewalk PlaA ana CirQllatien Element enhe General Plan. a three (3) foot by /welve (12) foot concrete slab shall be constructed in the three (3) foot dedication area behind the existing sidewalk at the bus stop to accommodate a bus bench and trash receptacle. These revisions have been presented to the applicant, but the applicant is not in agreement with conditions 6.b and 6.c. Approved by7_---:? ~.,. / ~.-c::-- -r, ~~Y </. ,-~;.-,,"~~--?: ---"'/0 Bonna L. Butler Community Development Administrator , . I July 23, 2002 . . STAFF REPORT Development Services Department TO: Arcadia City Planning Commission FROM: Donna L. Buller, eommunity Development Administrator By: James M. Kasama, Senior Planner SUBJECT: CUP 02-011 and ADR 01-055 to replace an existing retail building with a hew automobile fueling station at 425 N. Santa Anita Avenue. SUMMARY Conditional Use Permit Application No. CUP 02-011 and Architectural Design Review No. ADR 01-055 were submitted by George Fasching to replace an existing retail building with a new 24-hour automobile fueling station including an eight fueling position self-serve gas station and a 1,215 square foot convenience mart that includes the sale of beer and wine for off-site consumption at 425 N. Santa Anita Avenue. The Development Services Department is recommending approval of the proposed automobile fueling station subject to the conditions in this staff report. GENERAL INFORMATION APPLICANT: George Fasching LOCATION: 425 N. Santa Anita Avenue REQUEST: A Conditional Use Permit and Architectural Design Review to: 1. Replace an existing retail building with a new automobile fueling station with eight (8) fueling positions and a 1,215 square foot convenience mart; 2. Sell beer and wine for off-site consumption within 150 feet of residentially zoned property; and 3. Be open for business 24 hours a day within 150 feet of residentially zoned property. , . . . . The entire site, which includes the car wash, is 59,641 square feet (1.37 acres). The portion Of the site for the proposed automobile fueling station is 12,215 square feet (0.28 acre), FRONTAGES: Approximately 300 feet along N. Santa Anita Avenue Approximately 380 feet along Colorado Boulevard SITE AREA: EXISTING LAND USE: The majority of the site is developed with an automated car wash with gasoline sales. A small one-story retail building occupies the northeast corner of the site at the intersection of Santa Anita Avenue and Colorado Boulevard. ZONING CLASSIFICATION: C-21General Commercial. GENERAL PLAN DESIGNATION: Commercial SURROUNDING LAND USES AND ZONING: North: Northeast: E.a s t : South & West: Church - zoned R-3 Automobile fueling station - zoned C-2 Eating establishments and offices - zoned C-2 Railroad right-of-way - unzoned PROPOSAL AND ANALYSIS The proposal is to replace a one-story retail building with a new automobile fueling station including a 1,215 square foot convenience mart and a 2,176 square foot freestanding canopy over four pump islands to provide eight fueling positions. A Conditional Use Permit (CUP) is required for: 1. The automobile fueling station (AMC Sec. 9275A.7.4) 2. The sale of alcoholic beverages (Le., beer and wine) for off-premise consumption at a site that is within 150 feet of residentially zoned property (AMC Sec, 9275.1.53.6) 3. 24-hour operation of an automobile fueling station at a site that is within 150 feet of residentially zoned property (AMC Sec. 9275.1.53.7) CUP 02-011 & ADR 01-055 July 23, 2002 Page 2 , . I . . Gas Station and Convenience Mart The existing retail building will be demolished to allow for a new automobile fueling station (Le., self-serve gas station in conjunction with a convenience mart). There will be five (5) parking spaces provided on-site. Four (4) parking spaces will be at the south end of the site and one (1) handicap parking space will be in front of the convenience mart. A water and air dispenser will be provided and new underground gasoline storage tanks will be installed. The convenience mart will be located along Colorado Boulevard. The canopy and pump islands will be orientated diagonally to enable customers to access the fuel pumps and drive through the site from Colorado Boulevard to Santa Anita Avenue, or vice versa. The existing driveway on Colorado Boulevard will be removed and a new driveway will be provided further to the west. A new driveway will be provided on Santa Anita Avenue to serve the automobile fueling station, and the existing driveways for the car wash and retail building will be removed. A new entry driveway for the car wash will be located about 11 feet further to the south than the existing driveway. The new driveways should be accented with decorative paving. The southerly car wash exit driveway will not be altered. Modifications The following Modifications from the 35-foot special setback along Colorado Boulevard are necessary for the convenience mart, gasoline pumps, and canopy: . A zero northerly setback for the convenience mart., . A 20-foot setback for one of the gasoline pumps. . An 11 '-5" setback for the gas pump canopy. The location of the convenience mart at the northerly property line is at the top of the concrete abutment for the Colorado Boulevard railroad underpass. There will be inadequate space for any substantial landscaping between the building and the property line, but because the pilasters will project about one (1) foot from the surface of the wall, espaliers and vines could be added in the archways along the north side of the building. There is a landscaped parkway atop the abutment at this location, and the mature street tree in this area is proposed to be protected. If this tree is properly maintained, it will provide adequate visual relief. However, it appears that this tree will have to be trimmed to accommodate the convenience mart, and if it does not CUP 02-011 & ADR 01-055 July 23, 2002 Page 3 , . I . . survive, at least three (3) new street trees should be provided along this side of the automobile fueling station site. The most northerly gasoline pump will be approximately 20 feet from the property line along Colorado Boulevard, and the canopy will be 11'-5" from the Colorado Boulevard property line at its closest point. The appearance of the proposed 24-foot tall gasoline pump canopy could be imposing upon the streetscapes of Colorado Boulevard and Santa Anita Avenue. The bottom of the canopy will be 16'-6" above the pavement surface. The lower portion will shield the lights for the pump islands and provides flat surface areas for signs. A decorative cornice will be along the top edge of the flat area, and atop the canopy will be a blue, mansard roof, which will match the new convenience mart and the existing car wash building, The imposing appearance ofthe canopy could be reduced by lowering the canopy two (2) feet, and/or reducing the overall height of the roof structure by decreasing the height of the lower flat surface portion by approximately one (1) foot (this would provide a surface area large enough to accommodate the proposed signs) and by having substantial landscaping in the planter area along the intersection of Colorado Boulevard and Santa Anita Avenue. The proposed landscaping plan shows four (4) 15-gallon Purple Leaf Plum trees. This should be increased to six (6) 36-inch box trees. The City's Landscape Architect should review the landscaping plan. A Modification from the Conditional Use Regulations for Automobile Fueling Stations is required for the single unisex accessible restroom in lieu of gender specific (Le., at least one for males and one for females) accessible restrooms. One unisex accessible restroom is adequate for the proposed convenience mart, which will have less than 600 square feet of sales floor area. The requirement for gender specific accessible restrooms is based on the number of customers that can be accommodated by the allowed maximum sales floor area of 2,000 square feet. Traffic and Circulation A traffic study was provided for the proposed automobile fueling station. The report analyzed site access and traffic activity at the following three intersections: . Santa Anita Avenue and the eastbound 210 Freeway ramps . Santa Anita Avenue and Colorado Boulevard . Santa Anita Avenue and Santa Clara Street CUP 02-011 & ADR 01-055 July 23, 2002 Page 4 , . . . . The report states that the proposed automobile fueling station will generate 1,302 additional vehicle trips per day with 80 trips per hour during the morning commute period and 108 trips per hour during the afternoon peak period. The report projects that these trips will be distributed over the existing street system in accordance with historical travel patterns, and found that there were no significant traffic related impacts at the three intersections that were evaluated. The City's Traffic Engineer agrees with the study's findings with regard to traffic impacts at the three (3) intersections, but finds that the report is inconclusive with regard to site access; his July 8, 2002 memorandum is attached. A four (4) foot wide landscape planter will separate the 'proposed automobile fueling station from the car wash. A break in the planter will provide for pedestrian access between the car wash and convenience mart, but no vehicular access is provided between the car wash and the automobile fueling station, The existing dual driveway for the car wash and retail building on Santa Anita Avenue will be removed. A new driveway will be provided for the automobile fueling station 65 feet from the corner of Colorado Boulevard and Santa Anita Avenue. A new entry driveway for the car wash will be provided approximately 29 feet further to the south. The existing driveway on Colorado Boulevard will be closed, and a new driveway will be provided further to the west. The Engineering Division finds the proposed layout acceptable, provided that the following conditions of approval are complied with by the applicant to address the impacts of the additional traffic that will be generated by the automobile fueling station to the satisfaction of the City Engineer and Public Works Services Director: A. Suitable vehicular access shall be provided between the car wash and the proposed automobile fueling station. B. The opening in the raised median in Santa Anita Avenue shall be closed. C. Three (3) feet shall be dedicated for sidewalk purposes along the west side of Santa Anita Avenue across the entire length of the street frontage of the proposed automobile fueling station and existing car wash, and the sidewalk along Santa Anita Avenue shall be widened by the applicant to eight (8) feet in accordance with the City's Master Sidewalk Plan and Circulation Element of the General Plan. Beer and Wine Sales The proposal also includes a request to sell beer and wine for off-site consumption. The selling of alcoholic beverages is allowed by the Conditional Use Regulations for CUP 02-011 & ADR 01-055 July 23, 2002 Page 5 , . , . . Automobile Fueling Stations, subject to compliance with other applicable sections of the Arcadia Municipal Code and State laws. In this case, a CUP must specifically approve the sale of beer and wine because the site is within 150 feet of residentially zoned property. The church to the north across Colorado Boulevard (80 ft. wide right-of-way) is on R-3/Multiple-Family zoned property. The State Department of Alcoholic Beverage Control will regulate the sales of alcoholic beverages, and the entire site will be well illuminated. No additional City restrictions are considered necessary at this time. Should a problem arise in the future, the City has the ability to address nuisance situations by recalling or revoking a CUP or certain provisions of a CUP through the public hearing process, and the State Department of Alcoholic Beverage Control can also revoke or amend its license to sell alcoholic beverages. 24-Hour Ooeration The applicant is requesting to be open on a 24-hour basis. A CUP is required for businesses that are within 150 feet of residentially zoned property if it is to be open for more than a total of 16 hours per day or between 12,00 midnight and 6:00 a.m. Having a gas station and convenience mart open ona 24-hour basis at this location should not be a problem. If problems arise at the new automobile fueling station, the City has the ability to address nuisance situations by reviewing or revoking a CUP or certain provisions of a CUP through the public hearing process, Architectural Oesion Review Concurrent with the consideration of the CUP, the Planning Commission may approve, conditionally approve, or disapprove the applicant's architectural, landscaping and sign design concept plans. The convenience mart and gas pump canopy have been designed to complement the existing car wash building. The stucco color will match; there will be brick veneer wainscoting, and blue, mansard roofing. The accents on the convenience mart are the arches and pilasters, and the extended entry cover. A canvas awning will be provided above the cashier's window. Landscaoina The landscaping has been laid out in accordance with the Conditional Use Regulations for Drive-in Businesses, except for the required 30 square feet of planter area in front of the convenience mart. A detailed landscaping plan is included. A water feature will highlight the corner of the site. The specific design for this water feature has not yet been determined. It may be a traditional multi-basin fountain, or it could be a waterfall incorporated into a monument sign. The final CUP 02-011 & ADR 01-055 July 23, 2002 Page 6 , . I . . design of this feature will be subject to design review and approval by the Development Services Director. This project will provide landscaping around the entire automobile fueling station, except for the north side of the convenience mart, which has a zero setback from the property line. There is a mature street tree at this location; however, landscaping should be provided along the north wall of the convenience mart. Because the pilasters will project about one (1) foot from the surface of the wall, espaliers and vines can be added in the archways along the north side of the building. The planter separating the new automobile fueling station from the car wash will be four (4) feet wide, including the concrete curbing. This results in a planting area of three (3) feet. Staff recommends that this planter be increased to six (6) feet wide to accommodate 36-inch box trees in addition to the proposed shrubbery. Three (3) foot diameter planter tubs with small trees should be provided at the ends and between each pump island, and in front of the convenience mart. In addition, any surplus areas, such as the space in front of the handicap parking space and in front of the northeast comer of the convenience mart should have landscape planters. This would satisfy the requirement for 30 square feet of planter area in front of the convenience mart. The plans include a new trash enclosure behind the convenience mart, and two (2) new parking spaces in the landscaped area along the north side of the site. These improvements should beset back from the property line at least five (5) feet so that the landscaping along the property line can be preserved. A five (5) foot wide landscape buffer is required between parking spaces and property lines. The parkway landscaping may not be utilized to provide the required screening. SiQns This proposal requires a Modification for the three (3) freestanding signs (two (2) freestanding price signs for the new gas station and the existing pole sign for the car wash) in lieu of a maximum of two (2) freestanding signs with a minimum separation of 200 feet. With the exception ofa monument sign that might be incorporated into the water feature at the corner, the signs for this project are shown on the proposed plans. In addition to the general commercial sign regulations, the Conditional Use Regulations for Automobile Fueling Stations limits advertising pertaining to the convenience mart to a maximum of 60 square feet. A Modification is required to have the two (2) freestanding gasoline price signs as shown on the plans. These signs exceed the maximum 2'-6" x 5'-0" sign area CUP 02-011 & ADR 01-055 July 23, 2002 Page 7 , . I . . allowed by the City's sign regulations. These signs will have to be revised to meet the maximum sign area, and brick bases to match the buildings should be provided for any freestanding signs., The existing pole sign for the car wash is to be relocated into a landscaped area south of the new driveways on Santa Anita Avenue. The proposed location is approximately 177 feet south of the new freestanding gasoline price sign proposed for the Santa Anita Avenue side of the project. The relocation of the car wash sign is subject to design review and approval by the Development Services Director. This sign should be converted into a monument sign with a brick base and accented with colorful landscaping. If a monument sign is incorporated into the water feature at the corner, it will require a new Modification and a separate design review that would be considered by the Modification Committee, which could require removal of at least one of the freestanding gasoline price signs. The proposed Speedy Mart sign is approximately 24 square feet in area, and two (2) P.O.S. (Point-Of-Sale) signs, each nine (9) square feet in area are shown on the convenience mart. A vendor usually provides Point-Of-Sale signs for short-term promotions. Paper or fabric signs are prohibited from being located on the exterior of a building. Any Point-Of-Sale signs must be made of weatherproof material or adequately protected from the weather. The UL TRAMAR signs for the northeast and southeast edges of the canopy are each about 21 square feet in area, and comply with the City's sign regulations, Any signs not shown in this proposal, inclUding the existing car wash pole sign, and the possible monument sign incorporated into a water feature for the corner, will be subject to separate Architectural Design Reviews and approvals by the Development Services Director, or Modification Committee if necessary. Staff recommends that the following items be included, subject to approval by the Development Services Director to enhance the appearance of the proposal and to bring it into compliance with the Conditional Use Regulations for Drive-In Businesses and the City's Commercial and Industrial Architectural Design Guidelines: 1. Six (6) foot wide decorative paving bands at all new driveways. 2. Espaliers and vines in the archways on the north side of the convenience mart. 3. A replacement tree(s) plan for the existing parkway tree on Colorado Boulevard, subject to the approval of the Public Works Services Department. CUP 02-011 & ADR 01-055 July 23, 2002 Page 8 , . I . . 4. The canopy should be redesigned to reduce its imposing appearance and overall height. 5. The planter at the comer of Colorado BouleVard and Santa Anita Avenue shall have six (6) 36-inch box trees. The planter between the automobile fueling station and the car wash shall be widened to six (6) feet and have six (6) 36-inch box trees. 6. A minimum of 30 square feet of landscaping shall be provided in front of the convenience mart. 7. Three (3) foot diameter planters with plants providing vertical height shall be located at the ends and between the pump islands, and in front of the convenience mart. 8. The new trash enclosure and the two (2) parking spaces proposed behind the convenience mart shall be set back five (5) feet from the property line, and this setback area shall be landscaped to adequately screen the trash enclosure and parked cars from view along Colorado Boulevard. 9. The Point-Of-Sale signs shall be protected from the weather. 10. The freestanding price signs shall be redesigned to comply with the maximum 2'-6" x 5'-0" sign area limit in the City's sign regulations, and shall be provided with brick bases to match the buildings. It is staff's opinion is that the proposed design, with the above-mentioned enhancements, will provide for adequate visual relief and landscaping so that the convenience mart, gas pump canopy, the site, and the signs will be visually harmonious with surrounding developments, and that the proposed design concepts will be in compliance with the City's Architectural Design Review Regulations. Other Requirements The applicant is required to comply with all development requirements and policies' determined to be necessary by the Building Official, City Engineer, Community Development Administrator, Fire Marshall, Public Works Services Director, and any service districts and utility providers that will serve the proposed automobile fueling station, by having fully detailed construction and tenant improvement plans submitted for plan check review and approval. Fire safety and occupancy limits shall be provided to the satisfaction of the Fire Marshall based on the above-mentioned actual construction and tenant improvement plans, and must include, but are not limited to the following: CUP 02-011 & ADR 01-055 July 23, 2002 Page 9 , . I . . . An automatic fire sprinkler system for both the convenience mart and gas pump canopy. . An interior horn and strobe that is activated by the waterflow switch. The restroom need only be equipped with a strobe. . A Knox B!,x with keys. . Portable fire extinguishers with minimum 2A-20BC ratings shall be located within 75 feet. of any gasoline pump, dispenser, or fill-pipe opening. . Signs prohibiting smoking, dispensing of gasoline into unapproved containers, and requiring vehicle motors to be turned off during fueling shall be posted conspicuously within sight of each fuel dispenser. . Readily visible hazard identification signs as specified by the NFPA Standard 704 shall be posted so as to be plainly visible from the streets. . Emergency shutdown devices shall be properly installed and labeled with signs stating, "Emergency Fuel Shutdown Device." A Standard Urban Storm Water Mitigation Plan (SUSMP) report shall be submitted to, and approved by the Public Works Services Department during the above- mentioned plan check, and prior to issuance of a building permit. The applicant shall comply with the criteria and requirements of the Los Angeles Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) to the satisfaction of the Public Works Services Director. Water services shall be provided, tested and inspected to the satisfaction of the Public Works Services Director based on the above-mentioned actual construction and tenant improvement plans, and must include, but are not limited to the following: . Backflow protection on the fire sprinkler system(s) shall be by an approved Double Check Detector Assembly specified by the Public Works Services Department and installed above the ground with adequate screening from public view subject,to approval by the Public Works Services Director and Community Development Administrator. . Water Meter Clearance Application(s) and pressure test results if necessary shall be filed with the Public Works Services Department prior to the issuance of any building permits to ensure adequate service and meter sizing, and adequate water service for domestic use and fire suppression purposes at the required pressure levels. CUP 02-011 & ADR 01-055 July 23, 2002 . Page 10 , . I . . . Any water service removals and/or new installations shall be provided for by the applicant in accordance with the specifications of the Public Works Services Department, and shall be installed at locations pre-approved and marked by the Public Works Services Department. Any deviation from the City's specifications and/or pre-approved locations must be approved prior to installation. . No water service facility, including any laterals, meters, flush"outs, backflow prevention devices, or fire hydrants may be located in any driveway, nor may such facilities be closer than 3 feet to any other utility installation or from the top of "x" of any driveway. . The landscaping irrigation system(s) shall be installed in accordance with the Uniform Plumbing Code and the Arcadia Municipal Code and shall include backflow protection as approved by the Public Works Services Department. . All pipe, valves, hydrants, meters, fittings, other water service appurtenances, and disinfection and flushing of them shall meet the specifications of the Public Works Services Department. FINDINGS Section 9275.1.2 of the Arcadia Municipal Code requires that fora 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 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. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. CUP 02-011 &ADR01-055 July 23, 2002 Page 11 , . . . . CEQA Pursuant to the provIsions of the California Environmental Quality Act, the Development Services Department has prepared an Initial Study for the proposed project. With the exception of traffic related hazards, 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. The traffic related hazards could 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 following mitigation measure is required: . The opening in the raised median in Santa Anita Avenue shall be closed. The City Traffic Engineer's recommendation to close the opening in the median is based on the following facts: . Existing southbound left turns from Santa Anita Avenue into the alley on the east side of the median opening are prohibited. . Existing westbound traffic from the alley on the east side of Santa Anita Avenue is prohibited from turning left through the median opening. . The existing northbound left turning traffic from Santa Anita Avenue into the car wash is technically unlawful (wrong-way). . The traffic study shows very little potential use of the median opening for access to and from the project. . This displaced traffic from the median opening can be easily accommodated at alternative locations. SPECIAL INFORMATION This proposal is within the Central Redevelopment Project Area. Automobile service uses and convenience marts are considered "Inappropriate Uses in the Project Area" under Arcadia Redevelopment Agency Resolution No, 172. Therefore, the proposed Automobile Fueling Station requires a Waiver from ARA Resolution No. 172, and is subject to design review approval by the Agency. CUP 02-011 & ADR 01-055 July 23, 2002 Page 12 , . I . . The Arcadia Police Department's opinion is that the proposed Automobile Fueling Station, including its 24-hour operation and the sale of beer and wine for off-site consumption, does not pose any public safety concerns. RECOMMENDATION The Development Services Department recommends approval of Conditional Use Permit No. CUP 02-011 and Architectural Design Review No. ADR 01-055, subject to the following conditions: 1. The automobile fueling station and the entire site, which includes the car wash site shall be improved, operated and maintained in manners that are consistent with the proposal and plans submitted and conditionally approved for CUP 02-011 and/or ADR 01-055, including compliance with all comments, recommendations, and requirements received from the various City Departments, subject to the satisfaction of the Directors of said Departments. 2. This approval of CUP 02-011 includes the following Modifications from the 35-foot special setback from Colorado Boulevard (AMC Sec. 9320.12.20: a. A zero setback for the convenience mart. b. A 20-foot setback for the gasoline pump islands. c. An 11'-5" setback for the gas pump canopy. 3. This approval of CUP 02-011 includes a Modification for a single unisex accessible restroom in lieu of gender specific (Le., at least one for males and one for females) accessible restrooms (AMC Sec. 9275.4.7.4.k) 4. This approval of CUP 02-011 includes a Modification for three (3) freestanding signs within 200 feet of each other in lieu of the maximum two (2) freestanding signs with a minimum separation of 200 feet. 5. The proposal shall include the following additional items and revisions to comply with the Conditional Use Regulations for Drive-In Businesses and the City's Commercial and Industrial ArChitectural Desig'n Guidelines, and are subject to review and approval by the Development Services Director: a. Six (6) foot wide decorative paving bands at all new driveways. b. Espaliers and vines in the archways on the north side of the convenience mart. CUP 02-011 & ADR 01-055 July 23, 2002 Page 13 , . I . . c. A plan for replacemE:!nt trees for the existing parkway tree on Colorado Boulevard, subject to approval by the Public Works Services Department. d. Revision of the canopy design to reduce its imposing appearance by reducing its overall height by two (2) feet. e. Additional trees at a larger size shall be planted along the perimeter of the automobile fueling station site. The planter at the comer of Colorado Boulevard and Santa Anita Avenue shall have six (6) 36-inch box trees. The planter between the automobile fueling station and the car wash shall be widened to six (6) feet and shall have six (6) 36-inch box trees. f. A minimum of 30 square feet of landscaping in front of the ,convenience mart in compliance with the landscaping requirements in the Conditional Use Regulations for Drive-In Businesses (AMC Sec. 9275.4.11) g. Three (3) foot diameter planters with tall plants at the ends and between the pump islands, and in front of the convenience mart. h. The new trash enclosure and the two (2) parking spaces proposed to be behind the convenience mart shall be set back five (5) feet from the property line, and this setback area shall be landscaped to adequately screen the trash enclosure and parked cars from view along Colorado Boulevard in accordance with the City's Commercial Parking Regulations (AMC Sec. 9269.13.A) i. The Point-Of-Sale signs shall be protected from the weather. j. The freestanding price signs shall be redesigned to comply with the maximum 2'-6" x 5'-0" sign area limit in the City's sign regulations, and shall be provided with brick bases to match the buildings. 6. The applicant shall satisfy the following conditions of approval to offset the impacts of the additional traffic that will be generated by the automobile fueling station to the satisfaction of the City Engineer and Public Works Services Director: a. Suitable vehicular access shall be provided between the car wash and the proposed automobile fueling station. b. The opening in the raised median in Santa Anita Avenue shall be closed. CUP 02-011 & ADR 01-055 July 23, 2002 Page 14 , . . . . c. Three (3) feet shall be dedicated for sidewalk purposes along the west side of Santa Anita Avenu19 across the entire length of the street frontage of the proposed automobile fueling station and existing car wash, and the sidewalk along Santa Anita Avenue shall be widened by the applicant to eight (8) feet in accordance with the City's Master Sidewalk Plan and Circulation Element of the General Plan. 7. The automobile fueling station shall be in compliance with all development requirements and policies determined to be necessary by the Building Official, City Engineer, Community Development Administrator, Fire Marshall, Public Works Services Director, and any service districts and utility providers that will serve the proposed automobile fueling station, as determined by having fully detailed construction and tenant improvement plans submitted for plan check review ancl approval. 8. 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. 9. Noncompliance with the plans, provisions, requirements of various City departments, and the conditions of approval for CUP 02-011 and/or ADR 01-055 shall be grounds for immediate suspension and/or revocation of any approvals, which shall result ,in suspension of construction and/or removal of those improvements that are the subjects ofthis Conditional Use Permit. 10. Approval of CUP 02-011 and/or ADR 01-055 shall not take effect until the property owner, applicant and applicant's agent have executed and filed the Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval, and all conditions of approval shall be satisfied prior to final inspection sign-offs for the wireless communication facility. CUP 02-011 & ADR 01-055 July 23, 2002 Page 15 . . . . . PLANNING COMMISSION ACTION Approval 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 any conditions of approval. 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 incorporating tl:1e Commission's decision and specific findings. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the July 23, 2002 public hearing, please contact Jim Kasama at (626) 574-5445. a L. Butler Community Development Administrator Attachments: Exhibit 1 - Vicinity Map Exhibit 2 - Aerial Photo with Zoning Exhibit 3 - Aerial Photo of Site Exhibit 4 - Reduced Copy of Plans a. Site Plan b. Landscaping Plan c. Convenience Mart Floor Plan d. Convenience Mart Elevations e. Gas Pump Canopy Plan and Elevations f. Sign Plans Exhibit 5 - City Traffic Engineer's Memorandum of July 8, 2002 (3pp.) Exhibit 6 r.Migate~ Negative Declaration and Initial Study (19pp.) 1'*- CUP 02-011 & ADR 01-055 July 23, 2002 Page 16 - ~ \ ~ ~ ... ~~ ~ N .............. .... .... ~~~ 100 0 100 200 300 Feet I"""lI . "'" i ." ... ." ." ." NEWMAN AVE NEWMA^ t5 ..... .0 ... "" "" "" "" ,.. ~. ~ .... ., ... ~ ~~ "'" "'" "'. .... "'" "'" r';WCASTLF. ~ i "'. .... "'. "'. PARK "'" DR .... ""- .. ~ .,~ "" "" I..... "" "" COLORADO BL ." ." ..... ..... "" "" ..... ~" '" 0 "'" ~ - --.~ "'. "'" ~ "'" "'. SANTA YNEZ DR p" ~ "'" ",. .... ~\(... ... "'. ,... ... P'" ~ ... 111= .... .... ... ." ." "" "" 1''' ... P" "" "'" "'" 5 "'" LA PORTE ST "'" 0:: ~ """"; "" ... ... ""'\ \"'" "'" ... "'" "'" "'" "'" "'~ \ ~ "'" "'" ~~..- "'. .... oq; "'" "'" \ ~ ~~ - "'" "'" "'" "'" ""'I ." I 5E "'" "'. oq; "'" ~ ~~ "'. "'" .... ST JOSEPH ST ~ "'" "-.!!!O ... ~ .... .... "" .... ST JOSEPH ST ..... ~ h,,~ ... ..... .... ",. .... .... / .... 1po~ "'" ... ~ ..... - '-.." ... - "'. /~ ... -- I' "'. .... 7 "'" ~ 1ts ~ . .-~ 425 N Santa Anita Avenue ' ' . ~, ,~. 1--- ~.. CUP 02-011 ~eringDMsion t~~. '" 01>. ~by R.S.GomM~ J......2002 %""oAr..,,- EXHIBIT 1 ~ N 425 N Santa Anita Avenue CUP 02-011 lE){H~~l 2 . . . AIER~Al PHOTO Of S~lE I IEXH~B~T 3 ;: ..:- ::~.,t ". .' "4 ~'~t~:?;r" I.~..:t '.- ="';~ . , ,~. . !If: -"?f:~f;r..< - . , .....~.. \;. . ".f/". \ ...~~, ..... ,~ ~~ -~~. ... '- :.;- -t-' , ~ .i "'-i,~ ~ ~. ,~;~~... :\ -j. 'J.'T " t~. .'~ , ""i ,. " jt~1 :y~:'" i,\ :~ ':~i :-,:;,;:1 'fflJ ~~.r': "''1.~~: :~.~~~ ?~( '.i!" . .\ ,. " .~. ; ..,.. EXHIBIT 4a . :', :..:.'-....- ~;. . f~~J< .' ..,- . ...~.:."~'. . .~ . ~. .,., n I ~ i I 8 . ,~ "~~ -~~,.- L 'i;:'~-: .._..u.. .:-;...-. ..-_-I.....: "" ..--...: ' ----- ~- .-...- _I)..... ..........-- .------ ..__w__ .--...... *_. ..--..... .N___ ..,.--__-11_- *-- *- m ill III m l!l l!l 13 @) ~ 13 @) @) lI!Ia- !ID..- 13 13 (1;J ~ @I ffiI 13 ~ 13 (;;J 13 I;;] I;;] llil 1'1' ill , ~ ell ..~----- .-- ..___a -. .- ..-...-...- a_.. .a_ a. ,,--- -a- JI"".._ .-- ..,....- ";.' - -~"'_..~- ~--.,....--.--- *,......-nM-..u___ ----- . _"'--Tli>_"_ !>a _"""'-1._______ .,,-~--- ------- c :; <0 o ~ 9 o u .. . " SANTA ANITA AVE PLANTlNe L-eeeNl:' ........ ...--. .,.,.-- _. .-- 1.--......,-.-. .-- ..--- ...__l.-.....-- -- PI..ANT 61Z1Ne- Lee:NCt ~-~ -- e.- 8-- &-~ e--. 'f:-__ -- -. -- ---- -- NOTe. .-- -- EXHIBIT 4b ~- -.,,- --- .... , ___I'l.-t...____._ .ru._______M_ . .ru._-...~_..rlWll:><.."_.._'O_ _.._______<0__ l.oIlU._u:e.o.1'ID...._.._-.r-....____ ~...,.oIII.UO____Cl'I'OI'-.-. ........_lO~___~......._ ---..--....---.........- Pl..ANTINeJo N0"R!9 ~_...~_.........-..- _.tU._~___ __~r___...-..rr____ __lO_",-..ourun:a J__Ill,UU..L'r__~...~_ ".--,...,.---- ____tlWAfN'l'____ __ *D<__-"'__"'_1O NI!._~_-' __-..c..- O\U. __.ru.__a..-...__..._ -~- ~-..._-..-~---- ~"'_l\:l_""'-__ _CIlf'l'_...,,~~__.._~.....-.... ---...- _~QfIOR.&l.Ui_"~_~ ~__PA",.____h:l-'__ ..lI4C_...___-...~ ..-.__.._.___MU _....ur___~._o____~ ...____~__.___=_ALIO:> _~__.~<M>..........,... _TO___.......-..___ ....._-,------ ~_......-_..~"...-- ~---.,.-_.....~ ......". _.__ar-.__. .o4l.""""'__-*-___CIloll.rfTrr__ _..__.....y~ ~loOC'A".....,..~__IIWJ.._~'O... _Al.QI'__~_ ~~_.-..MIP _10_"- ........._UX:'O'TIiD~_..._~-....."'--__ ~"_.....uD_____c:rTYQ1>oWIll:-... ____"TO~~~_INAI.L_ _______~T.lU.ATOl. ....-.-___to~...._IlnMJo_"""'_ ""___.....u.~__.,., -_.~-~.._MQ''''' ___""""-_.....u.__....CMllI!I;'1IO..._"l.l. _.....u._~_TCI~~"-Ml'IG --,.u..I._NfI'\.INJ-"'___-'" ~,*_~__rol)A""""'lO ~~_lO_-..cr~ -...--- .....",__~N_.___Qo~ __l..Itt_...I-.--...._.~"""~"" ~-.-........'"'---- __lO:l-.Jl:&r-. -- 1llU.<ItD__.-u.______ ___.dl!D______ _"'_T-""'-"___""""'__ ____<ltD-..._...__ _~<ItD~""""'CI'''~'''-'-'''' _.-0____......_ J'\AolI'Il).n.-_~___"'C*'O'~~_ __""~__....-....._TICOil _"'_..______c-._. ------------ --..~~....~ - -..... _.AI.'-_.....__toNl...____ ___~.._...:eT_..IIOL__ __....,._m-_-..m-_.,....__ -_._--..-...~--, _""__"'1One_'~ ~-- n.-~-'_~_____T". ___~_-"'-.&._IIIO,OIa;ICI'< _.IDt____"'_ ~...___._._._ .._..._"'T_NllC4___~I'DT. "c;1l,n;lI._~__' ~-- a~___ 0) - -............ Dl~G AIBlT ~m -~. il I ~ U $ '15i.!~ ~.n ' ~ i:lgj - ~ I ~.. g , . o:i:S 0 i ",g i i i ~~ I i ; I . I I i . I . . s . I I . I i . f J I I ~ .f I 1 ~ . I . 11-- --I I . . j ! I I r::l .~ e % ~IM <6 m ~:; ~~~ ~~ ~ 5l; ~ c. ~ . i 0 --, ~ -- ...... - """-- ~ -- II ROOM FINISH SCHEDU~ - -- 'l<<l @) . - ~ .~ @) - ~ .. G!D - . - ~ .~ G!D . - ~ .~ @) - . . -~ ROOM FINISH NOTE:S ...s.. ......-.. --..---- ---'-- - "_"'__r~. _..._....... lJI"__ ._._.... w-.a.. .____SIlQ L -.__."'IJ_II._.u_.....:IOO__ t _"______n..__."''''.._ S _"'_._""""._"1II.__ . __._....,,__abll;liJll..___IIlIOl"._ _."" I .....s____..._ _._..__ - . .........u,all.....n.-.._.._._c...._ ~ ---.-.-.....--'- WINDOW SCHEDULe m ./ ./ . - '" u_._.....~_ .. u_._.~o.>'_ _"JlMr-~_ .. p._._.--pog-- ID .~- m .......... @ ....... ID .........r <D .<...... DOOR-SCHEDULE . .. u_.........._act_ . - 0- - 0- 0- 0- 0- m t'4V_"" -~'" r-nr....n>l't ,........1It i - - . ..- _1It_ . - l_.__.._......c;oo - - "'lIIllI~_ --- DOOR SCHEDULE I FIRE NOTES LEGEND -- I ...__.__.._-.......10 ....__.___" ""'Illll__ J DII___.OOE_Irta____ -..........---....- ...,,"'_. 1 _00__11_""_____""" . -.......-.----.--- __....IIIJIIIIl..._.__ -.- '_"_"'OUl'.l&l = ~ EI Gl (;) .- ____""'fI'I'_ .~- __10_ -~- --- o DEPARTMENT OF HEALTH SERVICE NOTES ill m El a...___.__u ,.."w_ III ~~=:."'--:?=:.:-==-:=_...':':::.:::~~;..._=__IllI.__." l1OI.._......._......__.r_wvr___.__.... a M________ClII-__Clt.'r 0 1\1 fIr_ EXHIBIT 4c . lSJ ___ .. .. - FLOOR PLAN o ,,,.,~ -- o FLoOR PLAN'NOTES 011II-- o o EI EI o EI o l!l [;J (;;) [;J @ 8 @J [;J (;;) @J ~ ffiI I!l @] Ii!l .-- tII_..._......III~_ ... --..-...-- "1'...... tII....___ .-. I'IWJ_____rr___..._ -.......-- I'l____.rr__ M__~"''''_''_ .-- 101I.",__..... l'l1lll__~I"'J u__ -- -- .- --- ..-~... .-- -- --- .- ...__....".." _~_.."fO Iii! Jill Iii! .. ll. II: o o ~ .. " ~! U~I 1~ Jg ! ~! mI - -- - .- .... .,.. - - - fIDei] '" " II . 'Vc .- _ _ .;0. ~ EI Speedy Mart EI -"~i: ~~(:~. EAsT ELEVATION "'.~ NORTH ELEVATION TJr.r4 -.-->0. u w _--z ~W*~ i:5'~_~::"'_~-._-_'" ~~~} - - - --~ ~::""". -=~~< o SOUTH-WEST ELEVATION 1/'t'~4 EXHIBIT 4d o ELEVAnON NOTES EJ <==--- o aD___ ill _....__.11__ IT! ...---- ffi .u-u_ m U.__Il__V . Jill llj' lid f/l Z . ~ w '" o I a !. I"'i ~ il 1 w t- u. J~:r rn - - ~. - ~- ,- ... - rooa~" I - ULTRAMAR . r~---------------- , , , , , , , , , , , , , , , , , , , , , , , , , , I ~h:r .-, ~ l}~ \ ! k_.lI lfI , , l__.__._________~___"~__..____.__.___...________________________~_.._~_.__~--J -----------------~ o o o a--'ll 1"'1 ...''';.ll .-, ,V, iL;j ~ o .-, ,v, 1t':',,!I o o .-, I~' I <., .-, IV, It~.ol Fx"l <-, .-, 'Xl <., ~ .-1 'Xl <., ....::,.... t,..1 <-, CANOPY PLAN " CANOPY SOUTH-EAST ELEVATION "...c EXHIBIT 4e , I ri4....... ULTRAMAR o CANOPY'NOTES III ___"_"._WlIII__ HI IT] [j] -- -- --- -- -- -- o CANOPY ELEVATION NOTES fD ----- fH -...--....... .v__c-.-_ CANOPY NORTH-EAST ELEVAT N ",.."" Jill J.' t!' ;M . ~~ CL~ ~~ ~ a z I i II 1'" I ~ &~ J~! A- _ - - ... .. ~~. .- ... - "-' @,%o'll .. " II . -- j-- 'II! '" I'i' / Speedy Mart II!! -.... 1/- i,l ..... 121:; II _13'it __III} --' ..... 141t ~ '. Ul. TRAMAR , '" .. .'1 . SIDE ELEVATION FRONT ELEVATION ~ ~ Z II iii PRICE SiaN 1_'0'-.:1 ~ STORE SIGN C_I_DliI ~ " z In IlL 1:. -'uIL TRAMAJ~ J~t I~! 6] - ~,_l - .- ,... I'" ~ - CANOPY SIGN (_1__ ." I~oo:~ II EXHIBIT 4f , . . . . MEMORANDUM Development Services Department DATE: July 8, 2002 TO: FROM: Jim Kasama, Associate Plan~ . Ed Cline, Traffic.Engineer ~ SUBJECT: PROPOSED GAS STATION AND CONVENIENCE MART, SANTA ANITA AVENUE AND COLORADO BOULEVARD As requested, the City Engineer and I have reviewed the Traffic Impact Report prepared for the subject project. The report indicates that the project consists of a 1,215 square foot convenience store and an eight-position gasoline station, The project would abut an existing car wash. The Traffic Impact Report analyzed potential traffic related impacts at three nearby intersections. They are: . Santa Anita Avenue and the Eastbound 210 Freeway Ramps . Santa Anita Avenue and Colorado Boulevard . Santa Anita Avenue and Santa Clara Avenue The report also evaluated site access and circulation as well as the operational features of the main project driveway on Santa Anita Avenue and the offset intersection of Santa Anita Avenue and St. Joseph/Front Streets. The traffic report forecasts that 1,302 additional vehicle trips per day will be generated by the proposed project. The report further estimates that 80 trips per hour will be generated during the morning commute period and 108 trips per hour will be added by the project during the afternoon peak period. The report distributes these trips over the existing street system in accordance with the historical travel patterns in the area. EXHIBIT 5 , . . . . Jim Kasama Proposed Gas Station and Convenience Mart July 8, 2002 Page Two The report found that there were no significant traffic related impacts at any of the intersections evaluated. With respect to site access and circulation, the traffic report examines two alternatives, "A" and "Bn. Alternative "An assessed ingress and egress with the existing car wash driveway being relocated to align with the alley east of Santa Anita Avenue and a separate driveway on Santa Anita Avenue to serve the proposed gasoline station/convenience store. The traffic study concedes that the two proposed driveways are not ideally located, but there may be little choice for the driveways, considering the limited amount of curb along the gasoline station/convenience mart parcel. Alternative nBn, as described in the report, involves a single driveway on Santa Anita Avenue serving both the existing car wash and the proposed gasoline station/convenience mart. The alternative negates the concerns expressed in the report regarding two driveways on Santa Anita Avenue. It increases the amount of northbound left turning traffic from Santa Anita Avenue into the car wash/gasoline station. The report recommends that the median on Santa Anita Avenue be modified to accommodate the increase in left turn traffic demand. The traffic report does not recommend a preference from the traffic engineering point-of-view. Alternative "Bn would require a suitable two-way traffic connection between the existing car wash and the proposed project. Based on our review of the Traffic Impact Report, we recommend acceptance of , the study with respect to significant impacts at the key study intersections. Site access, however, remains an issue. The traffic study does not make a specific recommendation on this point. Based on a letter received from the applicant, it appears that Alternative "A" is preferred. The applicant expressed concern that on-site circulation between the car wash and proposed gasoline station could become difficult during peak times. The traffic report makes a similar point. Based on our review of the Traffic Report and our knowledge of the area, I recommend the follOWing conditions of approval for the proposed gasoline station/convenience mart: , . I . . Jim Kasama Proposed Gas Station and Convenience Mart July 8, 2002 Page Three . Accept Alternative "An as described in the traffic report (separate driveways on Santa Anita Avenue) . Require suitable vehicle access between the existing car wash and the proposed gasoline station/convenience mart. . Require that the existing opening in the raised median on Santa Anita Avenue be closed to all cross traffic. . Require an additional three (3) foot dedication along the west side of Santa Anita Avenue across the project frontage. The project should also be responsible for widening the adjacent sidewalk to eight (8') feet. The recommended closure of the median opening on Santa Anita Avenue is based on several facts. They are: . Existing southbound left turns from Santa Anita Avenue into the alley on the east side of the median opening are prohibited. . Existing westbound traffic from the alley on the east side of Santa Anita Avenue is prohibited from turning left through the median opening. . The existing northbound left turning traffic from Santa Anita Avenue into the car wash is technically unlawful (wrong-way). . The traffic study shows very little potential use of the median opening for access to and from the project. . This displaced traffic from the median opening can be easily accommodated at alternative locations. EC:pa cc, Don Penman, Assistant City Manager/Development Services Director Philip A. Wray, City Engineer ~ ,- . . File No.: CUP 02..()11 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA. CA91007 (626) 574-5400 CALIFORNIA ENVIRONMENTAL QUALITY ACT MITIGATED NEGATIVE DECLARATION A. Title and Description of Project: Conditional Use Permit No. CUP 02-011 - A Conditional Use Permit and Architect al Design Review to replace an existing retail bUilding with a new 24-hour self-serve g ,station and 1,215 square foot convenience store with beer & wine sales for off-site con mption. B. Location of Project: 425 N. Santa Anita Avenue -In the City of Arcadia, County of Los Angeles C. Name of Applicant, Project Sponsor, or Person Undertaking t George Fasching Contact Karl Watkins 1451 Oaklawn Road 1521 Camino Los Rob s Arcadia, CA 91006 Fullerton, CA 92633 (714) 738-1803 . The City Planning Commission, having reviewed the Initial Stu of this proposed project and having reviewed the written cOmments received prior to the public h ring of the City Planning Commission, including the recommendation of the City's staff, does hereb nd and d(lclare that the proposed project will not have a significant effect on the environment. A brie atement of the reasons supporting the City Planning Commission's findings is as follows: . The conditional approval of the proposed project w. provide for conformance with the City's General Plan and Zoning Ordinance. Any Potential Sig . icant Impacts will be made Less Than Significant with mitigation measures. I The City Planning Commission hereby finds hat the Negative Declaration refiects its independent judgment. A copy of the Initial Study may b obtained at City of Arcadia Community D elopment Division/Planning Services 40 West Huntington Drive Arcadia, CA 91007 (626) 574-5423 The location and custodian 0 the documents' and any other material that constitute the record of proceedings upon which the . y based its decision to adopt this Negative Declaration, are as follows: City of Arcadia ommunity Development Division/Planning Services 240 West Huntington Drive Arcadia, CA 91007 (626) 574-5423 July 16, 2002 Callfomla Environmental Quality Act -Page 1 of1- Negative Declaration EXHIBIT 6 , . I File No.; CUP 02-011 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 (626) 574-5400 CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION A. Title and Description of Project: Conditional Use Permit No. CUP 02-011 - A Conditional Use Permit and Architectural Design Review to replace an existing retail building with a new 24-hdur self-serve gas station and 1,215 square foot convenience store with beer & wine sales for off-site consumption. B. Location of Project: 425 N. Santa Anita Avenue -In the City of Arcadia, County of Los Angeles C. Name of Applicant, Project Sponsor, or Person Undertaking the Project: George Fasching Contact: Karl Watkins 1451 Oaklawn Road 1521 Camino Los Robles Arcadia, cA 91006 Fullerton, CA 92633 (714) 738-1803 The City Planning Commission, having reviewed the Inillal Study of this proposed project and having reviewed the written comments received prior to the public hearing of the City 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 City Planning Commission's findings is as follows; . The conditional approval of the proposed project will provide for conformance with the City's General Plan and Zoning Ordinance. The City Planning Commission hereby finds that the Negative Declaration reflects its independent judgment. A copy of the Inillal Study may be obtained at: City of Arcadia Community Development Division/Planning Services 240 West Huntington Drive Arcadia, CA 91007 (626) 574-5423 The location and custodian of the documents and any other material that constitute the record of proceedings upon which the City based its decision to adopt this Negative Declaration, are as follows: City of Arcadia Community Development Division/Planning Services 240 West Huntington Drive Arcadia, CA 91007 (626) 574-5423 Date Prepared: July 24, 2002 Date Posted: Callromla Environmental Quality Act -Pag.lofl- Negative Declaration . I . . File No.: CUP 02-011 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Conditional Use Permit No. CUP 02-011 2. Lead Agency Name & Address: City of Arcadia Development Services Dept./Community Development Div.lPlanning Services 240 W. Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 3. Lead Agency Contact Person & Numbers: James M. Kasama, Senior Planner Phone (626) 574-5445 I Fax (626) 447-9173 I E-mail 'jkasama@cLarcadia.ca.us 4. Project Location (address): 425 N. Santa Anita Avenue In the City of Arcadia, County of Los Angeles 5. Project Sponsor's Name, Address & Phone Number: George Fasching Contact: Karl Watkins 1451 Oaklawn Road 1521 Camino Los Robles Arcadia, CA 91006 Fullerton, CA 92633 (714) 738-1803 6. General Plan Designation: Commercial 7. Zoning Classification: C-2: General Commercial Form"J" -1- CEQA Checklist 4/99 , . I . . File No.: CUP 02-011 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary' for its implementation.) A Conditional Use Permit and Architectural Design Review to replace an existing retail building with a new 24-hour self-serve gas station and 1,215 square foot convenience store with beer and wine sales for off-site consumption. 9. Surrounding land uses and setting: (Briefly describe the project's surroundings.) The site is at the southwest corner of the intersection of two main streets: Colorado Blvd. and Santa Anita Avenue. To the north across Colorado Blvd. is a church. To the northeast, diagonally across the intersection is an automobile fueling station. To the east across Santa Anita Avenue are fast food eating establishments. To the south and west is a car wash. 10. Other public agencies whose approval is required: (e.9., permits, financing approval, participation agreement) The Development Services Department, Fire Prevention Bureau, and Public Works Services Department will review the construction plans, and off-site improvement plans for compliance with all applicable codes, zoning approvals, and public works standards. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages: [ ] Aesthetics [ ] Agricultural Resources [ ] Air Quality [ ] Biological Resources [ ] Cultural Resources [ ] Geology I Soils [ ] Hazards & Hazardous Materials [ ] Hydrology I Water Quality [ ] Land Use I Planning [ ] Mineral Resources [ ] Noise [ ] Population I Housing [ ] Public Services [ ] Recreation [ ] Transportation I Traffic [ ] Utilities I Service Systems [ ] Mandatory Findings of Significance Form"J" -2- CEQA Checklist 4/99 , . I . File No.: CUP 02-011 . DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: [l I find that the proposed project COULD NOT have a significant eff environment, and a NEGATIVE DECLARATION will be prepared. [Xl I find that although the proposed project could have a signifi nt effect on the environment, there will not be a significant effect in this case ecause revisions in the project have been made by or agreed to by the appl" nt. A MITIGATED NEGATIVE DECLARATION will be prepared. [l I find that the proposed project MAY have aignificant effect on the environment, and an ENVIRONMENTAL IMPACT EPORT is required. [l I find that the proposed project MAY.have a potentially significant impact" or "potentially significant unless mitigated imp t" on the environment, but at least one effect 1) has been adequately analy d in an earlier document pursuant to applicable legal standards, and 2) has en addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPO T is required, but it must analyze only the effects that remain to be address. . [l I find that although the propo ed project could have a significant effect on the environment, but because all potentially significant effects (a) have been analyzed adequately in a earlier EIR or NEGATIVE DECLARATION pursuant to applicable standard , and (b) have been avoided or mitigated pursuant to that earlier EIR or. NEGATIVE DECLARATION, including revisions or mitigation measur that are imposed upon the proposed project, nothing further is require . By: James . Kasama, Senior Planner For: City of Arcadia Date: July 16, 2002 Form H JII -3- CEQA Checklist 4/99 , . . File No.: CUP 02..011 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 standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. [] I find that although the proposed project could have a significant effect on the environment, but because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. By: James M. Kasama, Senior Planner For: City of Arcadia ~ Si!J"'ature Date: July 24, 2002 ~ .--::=- Form"J" -3, CEQA Checklist 4/99 , . . . . File No.; CUP 02-011 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 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 fault rupture zone). A "No Impact" answer should be explained wi1ere 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, 'Eariier 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 eariier 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 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, 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 should normally 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"JIl -4- CEQA Checklist 4/99 , . . . . File No.: CUP 02-011 Less Than SignifiCant Potentially With Slgnlflcant Mitigation Impact Incorporation Less Then Sl9niflcant Impact No Impact I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? [ ] [ ] [] [X] b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? [ ] [ ] [] [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? [ ] [ ] [X] [] The project will replace a one-story strip commercial building with an approximately 19-foot high, 1,215 square foot convenience mart and an approximately 24-foot high, 2,176 square foot canopy over four fuel pumps. The lighting for the new gas pump canopy and convenience mart will be shielded to reflect away form adjacent properties and streets. II. AGRICULTURAL RESOURCES - (In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the 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 Callfomia Resources Agency, to non-agricultural use? [ ] [ ] [] [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? [ ] [ ] [] [X] The project will not have any impacts on agricultural resources. III. AIR QUALITY - (Where available, the significance criteria established by the applicable air quality management or pollution control district may be relied upon to make the following determinations.) Would the proposal: a) Conflict with or obstruct implementation of the applicable Air Quality Plan? [ ] [ ] [] [XI b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? [ ] [ ] [] [X] 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)? [ ] [ ] [] [X] d) Expose sensitive receptors to substantial pollutant concentrations? [ ] [ ] [] [X] e) Create objectionable odors affecting a substantial number of people? [ ] [ ] [] [X] The project is SUbject to air quality regulations as administered by the South Coast Air Quality Management District and should not have any adverse Impacts on air quality. IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse impact, either directly or through habitat mOdifications, on any species identified asa candidate, sensitive, or special status species in local or regional plans, Form "J" -5- CEQA Checklist 4/99 , . . Less Than Significant Potentialty With Significant Mttlgatlon Impact Incorporation policies, or regulations, or by the Califomia Department of Fish and Game or U. S. Fish and Wildlife Service? [ ] [ ] b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations, or by the Califomia Department of Fish and Game or U. S. Fish and Wildlife Service? [ ] [ I c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vemal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? [ ] [ ] d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? [ ] [ J e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? [ ] [ ] f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional or state habitat conservation plan? [ ] [ ] The project will 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? [ ] [ ] b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? [ ] [ ] c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? [ ] [ ] d) Disturb any human remains, including those interred outside of formal cemeteries? [ ] [ ] There are no cultural resources at or near the site. VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the state Geologist for the area or based on other substantial evidence of a known fault? (Refer to Division of Mines and Geology Special Publication 42). [ ] II) strong seismic ground shaking? [ ] Iii) Seismic-related ground failure, including liquefaction? [ ] iv) Landslides [ ] b) Result in substantial soil erosion or the loss of topsoil? [ ] c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in 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 Uniform BUilding Code (1994) creating substantial risks to life or property? [ ] . . Form "J" -6- [ ] [ ] [ ] [ ] [ ] [ J [ ] File No.: CUP 02-011 Less Than Slgnlflcant Impact [ ] [ ] [ ] [ ] [ ] [ ] [ ] [ J [ ] [ J [ ] [ ] [ J [ ] [ ] [ ] [ ] CEQA Checklist 4199 No Impact [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [XI [X] [X] , . . . . File No.: CUP 02-011 Less Than Significant With Less Than Mlllgation Significant Incorporation Impact Potentially Significant Impact e) Have 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? [ ] [ ] [] [X] This entire region is subject to the effects of seismic activity, however, the subject property is not within a Seismic Hazard Zone identified by the Seismic Hazards Mapping Act, nor is It within an Earthquake Fault Zone pursuant to the Alquist-Priolo Earthquake Fault Zoning Act. The plan checking of the construction plans will assure that the project meets all current seismic requirements. There are no unique geologic or physical features at the site. The project will be connected to the local sewer system. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? 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 compiled 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 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 the 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 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? [ ] [ ] [] [X] The project involves the transport, use and disposal of hazardous substances (gasoline and other automotive related products) but will comply with all fire and hazardous materials regulations, and is subject to regulation by the South Coast Air Quality Management District. The project is adjacent to an existing development that dispenses gasoline, and will not significantly increase the potential for upset and accident conditions involving the release of hazardous materials into the environment. The site is not within one-quarter of a mile of a school, nor is it within two miles of an airport. and is not adjacent to any wildlands. The project will comply with all emergency access and fire safety regulations. VIII. 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 (e.g.. the production rate of pre-existing nearby wells would drop to a level which would not support No Impact [ ] [ ] [X] [ ] [ ] [ ] [X] [ ] [ ] [ ] [ ] [X] [ ] [ ] [X] [ ] [ ] [ ] [ ] [X] [ ] [ ] [ ] [X] [] [X] [ ] [ ] [ ] [ ] [X] [ ] Form "J" -7- CEQA Checklist 4199 , . . . . File No.; CUP 02-011 Less Than Significant Potentially With Less Than Significant Mltlgation Slgnillcant No Impact Incorporallon Impact Impact existing land uses or planned uses for which permits have been granted)? [ I [ I [I [Xl c) Substantially alter the existing drainage pattem of the site or area, including through the alteration of the course of a stream or rlver,in a manner that would result in substantial erosion or silta1ion on- or off-site? [ I [ I [I [X] d) Substantially alter the existing drainage pattem of the .site or area, Including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on or off-site? [I [ I [] [XI e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? [ I [ ] [I [X] f) OtherwiSe substantially degrade water quality [ I [ ] [] [X] g) Place housing within 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? [[ ] [] [X] h) Place structures within a 100-year flood hazard area, which would impede or redirect flood flows? [ ] [] [X] I) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flOOding as a result of the failure of a levee or dam? [ I [ ] [] [X] D Inundation by seiche, tsunami, or mudflow? [ I [ ] [] [X] k) Potential impact of project construction on storm water runoff? [] [ ] [] [X] I) Potential impact of project post-construction activity on storm water runoff? [ ] [ ] [] [X] m) Potential for discharge of storm water from areas from material storage. vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas or loading docks, or other outdoor work areas? [ ] [ I [Xl [] n) Potential for the discharge of storm water to cause significant harm on the biological integrity of the waterways and water bodies? [ ] [ ] [I [X] 0) Potential for discharge of storm water to Impair the beneficial uses of the receiving waters or areas that provide water quality benefit? [] [] [] [X] p) Potential for significant changes In the flow velocity or volume of storm water runoff tha1 can cause environmental harm? [ I [ I [I [X] q) Potential for Significant increases in erosion of the project site or surrounding areas? [ I [ I [] [Xl The project will not violate Regional Water Quality Control Board water quality standards or waste discharge requirements, will not alter absorption rates, drainage pattems. surface runoff, surface water conditions, or ground water conditions. The project is subject to a Standard Urban Stomnwater Mitigation Plan and will incorporate the Best Management Practices for reducing the potential for pollutants to enter the stormwater drainage system. There are no Special Flood Hazard Areas in the City of Arcadia, as determIned by the Federal Emergency Management Agency (FEMA) however, the site is within the Inundation Area of the Santa Anita Dam, but will not expose people to any additional or Increased hazard levels. The project is subject to the National Pollutant Discharge Elimina1ion System (NPDES) requirements, and the construction plans will be reviewed so thatthe project includes all required measures and practices. Form"Jd -8- CEQA Checklist 4199 . . File No.: CUP 02-011 Less Than SIgnificant Potentially Wdh Less Than Significant Mitigation Significant No Impact IncoljlOration Impact Impact "IX. . . LAND USE & PLANNING - Would the project: a) Physically divide an established community? [ ] 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? [ ] c) Conflict with any applicable habitat conservation plan or natural community conservation plan? [ ] [ ] [] [X] The project is consistent with the General Plan land use designation (Commercial) and will comply with the C-2 (General Commercial) zoning of the site with the approval of a Conditional Use Permit. X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability ofa known 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 aHhe site. [ ] [ ] [X] [ ] [ ] [X] [ ] [ ] [ ] [X] [ ] [ ] [ ] [X] 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? [ I [ ] [X] [] b) Exposure of persons to, or generation of excessive groundbome vibration or groundbome noise levels? [J [ ] [X] [I c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? [ ] [ ] [] [X] d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? [ ] [ ] [X] [I e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people reSiding or WOrking in the project area to excessive noise levels? [ I [ ] [] [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 excessive noise levels? [ ] [ ] [] [X] The project will not expose people to any new excessive noise levels or vibrations. Construction of the project will temporarily increase noise and vibration levels, but these should not be excessive. A condition of approval may prohibit deliveries and maintenance activities between the hours of 10:00 p.m. and 7:00 a.m. The subject property is not within two miles of an airport. XII. POPULATION & HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? [ ] [ ] [] [XI b) Displace substantial numbers of existing housing, necessitating the construction of replacement hOUSing elsewhere? [ ] [ ] [] [X] c) Displace substantial numbers of people, neceSSitating the construction of replacement housing elsewhere? [ ] [ ] [] [X] The project will not have any impacts on the housing and/or population of the area. Form ltJ" -9- CEQA Checklist 4199 . File No.: CUP 02-011 . Less Than Significant Potentially With Less Than Significant Mftlgation Significant No Impact Incorporation Impact 1m t PUBUC SERVICES - Would the project result in substantial adverse physical impacts associated ith the provision of new or physically altered govemmental facilities, need for new or physically ered govemmental facilities, the construction of which would cause significant environmental im cts, In order to maintain acceptable service ratios, response times or other performance objectives or any of the public services: a) Fire protection? [ ] [X] b) Police protection? [ I [X] c) Schools? [ ] [X] d) Parks? [ ] [X] e) Other public facilities? [ ] [X] The project is consistent with the City's General Plan, will be in complianc with the C-2 (General Commercial) zoning of the site with the approval of a Conditional Use Perm' and should not have any impacts on public services. Any necessary extensions or additions of public clllties and services will be provided by this project. If the project results in any nuisance, the Condition Use Permit may be recalied and additional conditions may be imposed to address the nuisance. 'XIII. . . XIV . RECREATiON - Would the project: a) Increase the use of exlsting neighborhood and regional pa other recreational facilities such that substantial ph deterioration of the facility wou.ld occur or be accelerated? [ I [ ] [I (Xl b) Does the project include recreational facilities or re uire the construction or expansion of recreational facilities at might have an adverse physical effect on the environment [ ] [ ] [I [XI The project wili not have any impacts on recreational faci . ies or opportunities. XV. TRANSPORTATION / TRAFFIC - Would the proj a) Cause an increase In traffic that is substan' I in relation to the existing traffic load and capacity of the str t system (i.e., result in a substantial increase in either the nu er of-vehicle trips. the volume to capacity ratio on ro 5, or congestion at intersections)? [ I [ ] [X] [I b) Exceed, either individually or culatively, a level of service standard established by the nty congestion management agency for designated roads or ghways? [ I [ ] [XI [I c) Result in a change in air affic pattems, including either an increase in traffic levels 0 a change in location that results in substantial safety risks? [ I [ ] [] (Xl d) Substantialiy increase azards due to a design feature (e.g., sharp curves or da erous intersections) or incompatible uses (e.g., farm equipm t)? [ I [XI [] [] e) Result in inadeq te emergency access? [ ] [ ] [I [X] f) Result in Inad uate Ilarking capacity? [ ] [ ] [] [X] g) Conflict wi adopted policies, plans, or progrllms supporting altemativ transportation (e.g., bus tumouts, bicycle racks)? [ ] [ ] [I [XI The project w' not result in a significant increase in traffic. The project may add a driveway on Santa Anita Avenu , which by Itself would be a less than significant potential hazard. However, in conjunction with an e sting median break, the additional driveway could increase the number of illegal lefl-tums through e median break. These lefl.tums are unsafe and illegal because the median break does not align h an eXisting driveway, nor would it align with the potential new driveway. In fact, the potential new riveway would be further from the median break and any illegal lefl-tums through the break to access th new driveway would be significantly hazardous. Closing the median break can mitigate this situation. e number of on-site parking spaces will meet the City's minimum requirements. Form "J" -1D- CECA Checklist 4199 , XIII. . . File No.: CUP 02-011 Less Than Si9nlficant Potentially With Lese Than Significant M~19atlon Significant Impact Incorporation Impact No Impact PUBLIC SERVICES - Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered govemmental facilities, need for new or physically altered govemmental facilities, the construction of which would cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? [ I [ 1 [I [XI b) Police protection? [ ] [ I [I [X] c) Schools? [ I [ 1 [I [Xl d) Parks? [ ] [ ] [] [X] e) Other public facilities? [ ] [ 1 [] [X] The project is consistent with the City's General Plan, will be in compliance with the C-2 (General Commercial) zoning of the site with the approval of a Conditional Use Permit, and should not have any impacts on public services. Any necessary extensions or additions of pUblic facilities and services will be provided by this project. If the project results in any nuisance, the Conditional Use Permit may be recalled and additional conditions may be imposed to address the nuisance. 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 facUlty would occur or be accelerated? b) Does the project Include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? [ I The project will not have any impacts on recreational facilities or opportunities. XV. TRANSPORTATION I TRAFFIC - Would the project: a) Cause an increase in traffic that is substantial. in relation to the existing traffic load and capacity of the street system (Le., 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 standard established by the county congestion management agency for designated roads or highways? c) Result In a change in air traffic pattems, inclUding either an 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 curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting altemative transportation (e.g., bus tumouts, bicycle racks)? [ 1 [ I [I [XI The project will not result in a sIgnificant increase in traffic. The project ~ will add a driveway on Santa Anita Avenue, which by Itself 'A'811111 ~8 is a less than significant potential hazard. However, in conjunction with an existing median break, the additional driveway could increase the number of illegal left-turns through the median break, but this is already posted with NO LEFT TURN signs. These left-turns are unsafe and illegal because the median break does not align with an existing driveway, A8r"'A'811111 it but it will align with the pet8Rtial new driveway. IA faet, tAe petRAlial Raw ElFi'J9\A:ay ',vawls ~g fYFtAar W9FR tRQ RtOaiaA krBah 8AEi BRY iIIs6sllaft tt:tFRS tlU9ygR U~9 8FSak te assess tRS A9W ElFivs'.vay 'A'9wIEl B8 siSRif4S8Rtly I1si!sAlslI&. Closing the median break can mitigate this situation, but this situation is not a result of the proposed project. The number of on-site parking spaces will meet the City's minimum requirements. Form "J" -10- CEQA Checklist 4199 [ I [ I [ ] [Xl [ I [ ] [Xl [ I [ 1 [XI [ ] [ ] [ I [XI [ ] [ ] [ I [ 1 [Xl [ ] [ I [ ] P'I [ 1 [ ] [X] [ I [ ] [ I [X] [X] 1f~ , XVI. . . . . File No.: CUP 02-011 Less Than Significant Potentially With Less Than Significant Mlllgallon Significant Impact Incorporation Impact No Impact UTILITIES & SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? 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? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state and local statutes and regulations related to solid waste? [ ) [ ) [) [X) The project will comply with all required wastewater discharge treatment provisions. This project will not have any adverse Impacts on utilities and/or other publiC service systems. 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 eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively con$iderable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? The project will not have any ofthe above,effects or impacts. XVIII. EARLIER ANALYSEs No earlier analyses, and no additional documents were referenced pursuant to the tiering, program EIR, or other CEQA processes to analyze the project. [ ) [X) [ ) [ ) [ ) [ ) [ ) [X) [ ] [ ) [ ) [Xl [ ] [ ) [ ) [Xl [ ) [ ) [ ) [X) [ ) [ ) [ ) [XI [ ) [ ] [X] [ ] [ ] [ ] [X) [ ] [ I [X) [ ] [ ] Form "J" -11- CEQA Checklist 4/99 Date Filed: . f!!.u.P 012.. -IJ/ J File No. CITY OF ARCADL4 240 WEST HUNTINGTON DRlYE ARCADIA, CA 91007 ENVIRONMENTAL INFORMATION FORM (Q-/{)-Oz.. General Information 1. Applicant's Name: 1~~71&- nSc/I7NI. Address: 116/ O~UPvN R-P/ /HI:.('.J<?-I)//l/ C~ 2. Property Address (Location): 'f"2-5 /II. (~rh'- A7v1/ff '4. I Assessor's Number: 3. Name, address and telephone number of person to be contact L w. ,AI 1t5"-z../ u.w,,-Vd Itl'f' /!P~U.r: / neeming this project: _ Y$J- /803 H~P~ CA- 9U,.<3 List and describe any other related permits and other public approvals required for this project, including those .r uired by city, regio~ state and federal agencies: ,n,,,,,, [ vv~ ,r S. Zone Classification: c-z... Co ""...erc.i",'_ 6. General Plan Designation: Proiect DescriDtion 10. 11. 12. 13: . 7. Proposed use of site (project description): f..4S J'&:fLt/IC~ I/'7?rr7P,v 8. /t-Np c- J'n~ Site size: !116:cw ~ck- (ff/if/q.) a'V'7 IZ;, 2..15" U',F Square footage per building:. .!?trt t:'~i' /2-1 ~-~ . C?/f7I.b/i Z/ 7 L V".r: Number of floors of construction: l 9. Amount of off-street parking provided: .5' '7/1/~7 ( ( AJ(/f , Proposed scheduling of project: Anticipated incremental development: If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household sizes expected: ~/#- ,. . . If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales area, and loading fa~ilities, hours of operation: ?___4/fe...s./ -J..tJ" ,# u ~.J::.. / 16. If industrial, indicate type, estimated employment per shift, and loading facilities: "2- 17. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project; /I! //1 18. If the project involves a variance, conditional use permit or zoning application, state this and indicate clearly why the application is required: /7. _ , _ In/'",: ~ ~/r7p;.lrrt vv~ fI'(#VJ4l/ ~the following items applicable to the project or its eff~ts? Discuss below all items checked yes (attach additional IS as necessary). - YES NO 20. 21. 22. 23. 24. 25. 2~. .. 19. Change in existing features ofany hills, or substantial alteratin of ground contours. (J ~ 0 ~ (J p (J ~ (J ~ (J 'p (J lID _0 ~ p (J E.I.R. 04112100 Page 2 Change in scenic views or vistas from existing residential areas or publiclands or roads Change in pattern, scale or character of general area of projec~. Significant amounts of solid waste or litter. Change in dust, ash, smoke, fumes or odors in vicinity. Change in groun"d water quality or quantity, or alteration of existing drainage pattersn. Substantial change in existing noise or vibration levels in the vicinity. Is site on filled. land or on any slopes of 10 percent or more. Use or disposal of potentially hazardous materials, such as toxic substances, flammable or explosives. ~ 29. 30. 31. . . YES NO Substanilil;! change in demand for municipal services (police, fire, water, sewage, etc.) o fZiJ o ~ D~ o ~ Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc. Relationship to a larger project or series of projects. Storm water system discharges from areas for materials stora~e, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling. hazardous materials handling or storage delivery or loading docks, or other outdoor work areas? 32. . A significantly environmentally harmful increase in the. flow rate or volume of storm water runofl'] Cl.~ 33. ;34. I A significantly environmentally harmful increase in erosion of the project site or surrounding areas? o A Storm water discharges that would significantly impair the beneficial uses of receiving waters or areas that provide water quality benefits (e.g. riparian corridors, wetlands, etc.)? o ~ ;D. Harm to the biological integrity of drainage systems and water bodies? o Environmental Settlnl! 36. Describe (on a separaie sheet) the project site as it exists before the project, including information on topography, soil stabiiity, plants and animals, any cultural, historical or scenic aspects, any existing structures on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted. . -See. PHc1'O #/ At-IP Pt/o"fo!> 41'7".#8 37. Describe (on a separate sheet) the surrounding properties, including information on plants, animals,any cultural, historical or scenic aspects. Indicate the type of land uses (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops, department stores. etc.). and scale of development (height, frontage. set- backs, rear yards, etc.). Attach photolVaphs of the vicinity. Snapshots or Polaroid photos will be accepted. See. f'/IOTos "2 - ff(j, 10 11It. WoEs, IS, A RA/l,WIt'(. Certification . I hereby certifY that the statements furnished above and in the attached exhibits present the data and info for this initial evaluation to the best of my ability, and th8.t the facts, sta and information pr correct to the best of my knowledge and belief. tion required are true and .~ -/P'-eS"~ Ie E.I.R. 04/12100 Page 3 ~ . . . . , ' r ,,~ :'" ~ v/ ~-~~ , \ ' \ . \ \ \ --~""'; < . .. \ \ , ~--~ ----,--~--.. ,<\' L' " . . . '~'-.';"'""....,,:,, ....~""'<. '- .,' . '0 ~ ~~ - ,,-==::;= ;.f1}'l' '~: ~{ -' ,., ,,!~. 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