HomeMy WebLinkAbout1669
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RESOLUTION NO. 1669
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, DENYING CONDITIONAL USE PERMIT NO.
CUP 02-005 FOR A 3,250 SQUARE FOOT CAFErrEA HOUSE AT 201
S. FIRST AVENUE.
WHEREAS, on February 25, 2002, an application was filed by Mr. Max Yang for
a cafe/tea house with 34 seats; Development Services Department Case No. CUP 02-
005, at 201 S. First Avenue, more particularly described as follows:
Lots 18, 19 & 20 in Block 66 of a part of the Arcadia Santa Anita Tract, in
the City of Arcadia, County of Los Angeles, State of California, as per
map recorded in Book 15, Pages 89 & 90 of Miscellaneous Records, in
the Office of the County Recorder of Said County.
WHEREAS, a public hearing was held on April 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 report dated April 23,,2002 is true and correct.
SECTION 2. This Commission finds:
A. That the granting of the Conditional Use Permit will be detrimental to the
public health and welfare, and injurious to the properly or improvements in the zone or
vicinity.
1. The proposed parking is inadequate for such use, and will have a
negative impact on the on-street parking for the adjacent multiple-family units. In
addition, the proposed off-site parking was not conveniently located to the restaurant.
B. That the use applied for at the location Indicated is properly one for which a
Conditional Use Permit is authorized, however, the applicant did not satisfy the Parking
Regulations for the requested conditional use as specified in Sections 9269.5 et seq. of
the Arcadia Municipal Code.
C. That the site for the proposed use is not adequate in size and shape to
accommodate the proposed use, and all yards, spaces, walls, fences, parking, loading,
landscaping and other features required to make said use compatible with the land and
uses in the neighborhood.
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SECTION 3. That for the foregoing reasons this Commission denies
Conditional Use Permit No. CUP 02-0,05 for a 3,250 square foot cafettea house at 201
S. First Avenue.
SECTION 4. The decision and findings contained in this Resolution reflect
the Planning Commission's action of April 23, 2002, by the following vote:
AYES: Commissioners Baderian, Murphy, and Olson
NOES: None
ABSENT: Commissioners Huang and 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. 1669 was adopted at a regular
meeting of the Planning Commission held on May 14, 2002, by the following vote:
AYES: Commissioners Baderian, Murphy, Olson, Huang, and
Kalemkiarian.
NOES: None
Chairman, P annin
City of Arca la
mmission
Secretary, Plannin
City of Arcadia
APPROVED AS TO FORM:
~r~
Stephen P. Deitsch, City Attomey
City of Arcadia
-2-
1669
April 23, 2002
STAFF REPORT
Development Services Department
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: Thomas P. Li, Assistant Planner
SUBJECT: Conditional Use Permit Application No. CUP 02-005 for a cafe/tea house
at 201 S. First Avenue.
SUMMARY
This Conditional Use Permit application was submitted by Mr. Max Yang to operate a
3,250 square foot cafe/tea house with 34 seats at 201 S. First Avenue. The
Development Services Department is recommending denial of this application because
of inadequate parking.
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GENERAL INFORMATION
APPLICANT: Max Yang
LOCATION: 201 S. First Avenue
REQUEST: A Conditional Use Permit with a parking modification for a cafe/tea
house with seating for 34 persons. The proposed business hours are
2:00 p.m. to 10:00 p.m. Monday through Friday, and 10:00 a.m. to
10:00 p.m. on Saturdays and Sundays.
SITE AREA: 22,670 square feet (0.52 acre)
FRONTAGES: 160 feet along S. First Avenue
142 feet along Bonita Street
EXISTING LAND USE & ZONING:
The site is located in the half-block on the west side of First Avenue
that extends from Bonita Street, south to an alley. It is developed with
five commercial buildings totaling approximately 10,075 square feet
with an open parking area at the rear. The property is zoned CBD -
Central Business District.
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SURROUNDING LAND USES & ZONING:
North: Retail- zoned CBD
South: Mixed commercial- zoned CBD
East: Mixed commercial - zoned CBD
West: Ten-unit apartment building - zoned PR-3
GENERAL PLAN DESIGNATION:
Mixed Use- CommerciaVMultiple-Family
BACKGROUND
On November 13, the Planning Commission approved Conditional Use Permit
Application No. CUP 01-028 for a 700 sq. ft. coffee house with seating for 20 indoors
and 12 outdoors at 203 S. First Avenue. The approved hours of operation are from
6:00 a.m. to 10:00 p.m. Monday through Saturday. It is located in the commercial
space adjacent to the proposed use.
PROPOSAL AND ANALYSIS
The proposal is to use a 3,250 square foot retail building for a cafe/tea house with 34
seats. The proposed hours of operation are 2:00 p.m. to 10:00 p.m. Monday through
Friday, and 10:00 a.m. to 10:00 p.m. on Saturdays and Sundays. There will be two
employees and one manager.
A cafe/tea house requires a Conditional Use Permit. The adjacent property to the west
is zoned PR-3, and is improved with a ten-unit apartment building.
Parkina
A 3,250 square foot cafe/tea house requires thirty-two (32) on-site parking spaces. The
subject building, however, is one of five commercial buildings on the site, and all of
them are deficient in parking. The City's parking requirements for the current uses in
these buildings are as follows:
Parking Requirements for Commercial Uses
Approx. Parking Spaces
Tvoe of business Sa. Ft. Ratio Reauired
Medical Office 900 6/1,000 5.4"
Coffee House (CUP 01-028) 700 10/1,000 7.0""
Clothing Store 2, 700 5/1,000 13.5
Nail Salon 225 5/1,000 1.1
Party Supply Shop 2,800 5/1,000 14.0
Proposed Cafe / Tea House 3.250 10/1.000 32.5
Totals 10,575 6.83/1,000 73.5"" 74
. A Modification (MC 01-023) was approved for this medical use in lieu of a retail use.
"*A Modification (CUP 01-028) was approved for this coffee house use in lieu of retail use.
CUP 02-005
April 23, 2002
Page 2
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The buildings are located on the southwest comer of First Avenue and Bonita Street,
and staff has observed that customers seldom use the parking area behind the
buildings. This may be because the rear parking area is not striped, and is difficult to
use. Staff estimates that 20 parking spaces could be provided in this rear parking area.
As a condition of approval for the coffee house at 203 S. First Avenue (CUP 01-028),
the parking area is required to be striped..
Based on code requirements, the proposed cafe/tea house would have a parking
deficiency of 19 spaces. Along with the other uses, if 20 on-site parking spaces were
provided, the proposed use would result in a deficiency of 54 spaces. The 900 square
foot medical office, which was granted a parking modification (Me 01-023) increased an
existing parking deficiency from 31 to 32 spaces, and another parking modification was
granted for the approved coffee house (CUP 01-028), which increased the deficiency to
35 spaces.
A parking survey was not requested as part of this application. The applicant explained
that because the subject building and the building next door are vacant, there are
always many parking spaces available on First Avenue and Bonita Street, near the
proposed cafeJtea house. However, the parking situation would change with the
opening of the coffee house next door.
The applicant has made arrangements with businesses along First Avenue to use their
off-street parking spaces. A total of 36 parking spaces are provided with the contracted
off-site parking, including 30 at the Foothill Credit Union and six at the roofing company
across the street. However, these are required parking spaces for the individual
businesses and would not be available until after their respective closing hours, which is
around 5:00 p.m. It would also be difficult to restrict patrons to use these parking
spaces while there is on-street parking along First Avenue and Bonita Street, and
because of the location across the street it is unlikely that customers of the cafe would
utilize these spaces. Most people will park on-street where it is the most convenient to
the business. A valet parking service is necessary to utilize the contracted off-site
parking. Staff questions whether it is feasible to provide valet service for a 34-seat
cafe/tea house.
Although a cafe/tea house is a desirable business in this area, and is likely to promote
pedestrian activity, staff's concem is the impact of the on-street parking on Bonita
Street, which is primarily residential.
Code Reauirements
All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, parking and site design shall be complied with to the
satisfaction of the Building Official, Community Development Administrator, Fire
Marshall, and Public Works Services Director, and are to be determined by submitting
fully detailed tenant imp~ovement plans for plan check review and approval. The Los
CUP 02-005
April 23, 2002
Page 3
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Angeles County Health Department must also approve the tenant improvement plans
before building permits will be issued.
Any exterior improvements, such as any new signs, sign face changes, awnings and
trash enclosures shall be subject to architectural design review and approval by the
Community Development Administrator.
Fire safety and occupancy limits shall' be provided to the satisfaction of the Fire
Marshall, and shall include at a minimum the following:
. Minimum 6-inch high address numbers shall be provided on the front of the building
facing First Avenue. .
. Commeroial cooking operations shall be protected by a hood-and-duct system.
. A Knox Box shall be provided for access to any restricted areas.
. Approved lighted exit signs shall be provided above all exits.
. A Class 'K' fire extinguisher shall be provided for the cooking area and a Class
'2A:1 DBC' fire extinguisher shall be provided at a location to be determined by the
Fire Inspector.
. A floor and seating plan approved by the Building Official and Fire Marshall shall be
posted in a conspicuous location.
An Industrial Waste Discharge Permit shall be obtained from the Public Works Services
Department prior to opening of the coffee house, and the tenant improvements shall
include the Best Management Practices (BMPs) of the Minimum Project Requirements
for reducing the level of pollutants in storm water runoff.
CEQA
Pursuant to the provisions of the Califomia Environmental Quality Act, the Development
Services Department has prepared an Initial Study for the proposed project. Said Initial
Study did not disclose any substantial or potentially substantial adverse change in any
of the physical conditions within the area affected by the project including land, air,
water, minerals, flora, fauna, ambient noise and objects of historical or aesthetic
significance. When considering the record as a whole, there is no evidence that the
proposed project will have any potential for adverse effect on wildlife resources or the
habitat upon which the wildlife depends. Therefore, a Mitigated Negative Declaration
has been prepared for this project. The mitigation measures would be those that
address the potential parking impacts.
CUP 02-005
April 23, 2002
Page 4
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FINDINGS
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions
can be satisfied:
1. That the granting of such Conditional Use Permit Will not be detrimental to the
public health or welfare or injurious to the property or improvements ih 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
neighbo~ood.
4. That the site abuts streets and highways adequate in width and pavement type to
carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
RECOMMENDATION
The Development SeNices Department recommends denial of Conditional Use Permit
Application No. CUP 02-005, because there is inadequate on-site parking to
accommodate a coffee house and a cafe / tea house.
If the Planning Commission determines that based on the evidence presented this is an
appropriate use at this site and moves to approve Conditional Use Permit Application
No. CUP 02-005, staff recommends the following conditions of approval:
1. All employees shall park at the contracted off-site parking after the closing hours
of the respective businesses.
2. valet parking seNice shall be provided to park at the off-site contracted parking.
spaces. The valet seNices arrangement shall be subject to the review and
approval by the Community Development Administrator.
3. That a covenant in a form and content approved by the City Attomey shall be
prepared, and signed by the property owners providing the contracted parking,
and shall be recorded prior to the issuance of a building permit and/or business
license.
4. The back door shall be kept closed after 9:00 p.m. to minimize noise and activity
that may impact the adjacent residents.
CUP 02-005
April 23, 2002
Page 5
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5. The use approved by CUP 02-005 is limited to a 3,250 square foot cafe/tea
house with tables and chairs that shall be arranged in compliance with the
Building and Fire Codes. The cafe/tea house shall be operated and maintained
in a manner that is consistent with the proposal and plans submitted and
approved for CUP 02-005. This approval does not include the serving of any
meals, nor any entertainment activities. Such activities may be considered an
expansion of the coffee house use, which must be approved by the Planning
Commission through an additional application and noticed public hearing.
6. The hours of operation are limited to 2:00 p.m. to 10:00 p.m. Monday through
Friday, and 10:00 a.m. to 10:00 p.m. on Saturdays and Sundays.
7. This approval of CUP 02-005 includes a parking modification only for the 3,250
square foot cafe/tea house and is not an approval of a general reduction of the
parking requirements for the retail building or the site.
8. All conditions of approval shall be complied with prior to opening of the cafe / tea
house. Noncompliance with the plans, provisions and conditions of approval for
CUP 02-005 shall be grounds for Immediate suspension or revocation of any
approvals, which could result in the closing of the cafe / tea house.
9. Approval of CUP 02-005 shall not take effect until the property owner(s), and
applicants have executed and filed the Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
these conditions of approval.
PLANNING COMMISSION ACTION
Denial
The Planning Commission should move to deny this Conditional Use Permit
application and direct staff to prepare a resolution to deny CUP 02-005 for a 3,250
square foot cafe/tea house at 201 S. First Avenue.
Aporoval
If the Planning Commission intends to approve CUP 02-005, the Commission should
move for approval of the Negative Declaration and direct staff to prepare a resolution
incorporating the Commission's decision and specific findings, and granting Conditional
Use Permit No. CUP 02-005.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the April 23rd public hearing, please contact Thomas Li at
(626) 574-5447.
CUP 02-005
April 23, 2002
Page 6
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ApBr.o;fe'd by: I
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Donna L. Butler
. Community Development Administrator
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Attachments: Land Use Map
Aerial Photo & Zoning Map
Plans
Environmental Documents
CUP 02-005
April 23, 2002
Page 7
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File No.: CUP 02-005
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA. CA 91007
(626) 574-5400
CALIFORNIA ENVIRONMENTAL QUALITY ACT
MITIGATED NEGATIVE DECLARATION
A.. Title and Description of Project:
Conditional Use Permit No. CUP 02-005 - A Conditional Use Permit and parking modification for a
cafe I tea house with 34 seats at 201 S. First Avenue, in the City of Arcadia. The proposed business
hours are '2:00 p.m. to 10:00 p.m. on Monday through Friday; and 10:00 a.m. to 10:00 p.m. on
Saturdays and Sundays.
B. Location of Project:
201 S. First Avenue - In the City of Arcadia, County of Los Angeles
C. Name of Applicant, Project Sponsor, or Person Undertaking the Project:
Max Yang
2530 Greenfield Avenue
Arcadia, CA 91006
(626) 255-9121
The City Planning Commission, having reviewed the Initial Study of this proposed project and having
reviewed the written comments received prior to the public hearing of the 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 foliows;
The conditional approval of the proposed project wiU mitigate the potential parking impacts and
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 Initial Study may be obtained at
Community Development Division
City of Arcadia
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:
Community Development Division
City of Arcadia
240 West Huntington Drive
Arcadia, CA 91007
(626) 574-5423
Date Prepllred:
7. ~~.
S~natu",
Thomas P. U, Assistant Planner
(Printed nerne & title)
Date Posted:
California Environmental Quality Act
-Paget of1-
Negative Declaration
FormllJ"
-1-
CEQA Checklist 4/99
File No;: CUP 02-005
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CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
A Conditional Use Permit No. CUP 02-005 for a cafel teahouse.
2. Lead Agency Name & Address:
City of Arcadia
Development Services Dept./Community Development Div./Planning Services
240 W. Huntington Drive
Post Office Box 60021
Arcadia, CA 91066-6021
3. Lead Agency Contact Person & Phone Number:
Thomas P. Li, Assistant Planner - (626) 574-54471 fax (626) 447-9173
e 4.
Project Location (address):
201 S. First Avenue, in the City of Arcadia, County of Los Angeles
5. P~oject Sponsor's Name, Address & Phone Number:
Max Yang
2530 Greenfield Avenue
Arcadia, CA 91006
(626) 255-9121
6. General Plan Designation:
Mixed Use - CommerciaVMultiple-Family
7. Zoning Classification:
CBD - Central Business District
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File No.: CUP 02-005
8. Description of Project:
(Describe the whole action Involved, including but not limited to later phases of the project, and any secondary,
support, or off.site features necessary for Its Implementation.)
A Conditional Use Permit and parking modification for a cafel tea house with 34
indoor seating at 201 S. First Avenue, in the City of Arcadia. The proposed
business hours are 2:00 p.m. to 10:00 p.m. Monday through Friday, and 10:00 a.m.
to 10:00 p.m. on Saturdays and Sundays.
9. surrounding land uses and setting:
(Briefly describe the project's surroundings.)
The subject property is a 3,250 square foot commercial building. The property is on
a strip commercial street that provides for neighborhood services. The street has
one lane of traffic in each direction with angled parking against the curbs. There is a
small parking area at the rear of the property. The surrounding area is zoned for
and developed with multiple-family residences. A middle school is one block to the
south.
10. Other public agencies whose approval is required:
(e.g., permits, financing approval, participation agreement)
The City Building Services, Engineering Division, Fire Marshall, Public Works
Services, and Water Services will review the construction plans for the tenant
improvements for compliance with all applicable construction and safety codes and
will oversee construction and installation of any necessary infrastructure or
improvements on-site and/or within and along the public right-of-way. The tenant
improvements for the coffee shop will also be reviewed by the Los Angeles County
Health Department for compliance with local health codes.
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 II JIl
-2-
CEQA Checklist 4/99
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File No.: CUP 02-005
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 effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[Xl 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.
(l I find that the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
[l 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.
[l 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 ENVIRONMENTAL IMPACT REPORT 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 re.quired.
~~.
Signature
Date: 3---<:...-t!?2-
Thomas P. Li, Assistant Planner
(Printed Name & Title)
For: City of Arcadia
Form"J"
-3-
CEQA Checklist 4/99
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File No.: CUP 02-005
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 (!3.g., the project falls outside a fault rupture
zone). A "No Impacr' answer should be explained where it is based on project-specific factors as well
as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a
project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant" less than significant with mitigation,
or less than significant. "Potentially Significant Impact" is appropriate If there is substantial evidence
that an effect is significant. If there are one or more, "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
Incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a
"Less Than Significant Impact" The lead agency must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level (mitigation measures from Section
XVIII, "Earlier Analyses:' must be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an e,arlier 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 t.he 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, anq lead agencies are free to use different formats; however, lead
agenoies 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 MJ"
-4-
ceOA Checklist 4/99
e
e
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File No.: CUP 2002-005
Less Than
Slgniffcant
Potentially With Less Than
Slgnlflc:ant Mitigation Significant No
Impact Incorporation Impact Impecl
I. AESTHETICS - Would the project:
a) Have a substantial adverse effect on a scenic vista? [ I [ I [J [X]
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway? [ I [ I [I [XI
c) Substantially degrade the existing visual character or quality
of the site and its surroundings? [ ] [ I [J [Xl
d) Create a new source of substantial light or glare, which would
adversely affect day or nighttime views in the area? [ I [ I [I [X]
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and wili not have any of the above impacts.
II. AGRICUL.TURAL RESOURCES - (In determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation
and Site Assessment Model (1997) prepared by the California Department of Conservation as an
optional modei to use in assessing impacts on agriculture and farmland.) Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use? [ I [ I [] [Xl
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? [ ] [ ] [I [Xl
c) Involve other changes in the existing environment, which,
due to their location or nature, could result in conversion of
Farmland to non-agricultural use? [ I [ ] [] [X]
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fUlly
developed area and wili not have any of the above impacts.
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? I I [ ] [] [X]
b) Violate any air quality standard or contribute substantially to
an existing or projected air quality violation? [ ] [ I [] [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)? [ ] [ ] [] [Xl
d) Expose sensitive receptors to substantial pollutant
concentrations? [ I [ I [] [XI
e) Create objectionable odors affecting a substantial number of
people? [ ] [ I [I [XI
The proposed cafe I tea house wili be in an existing retail building on a strip commercial street in a fully
developed area. With the exception of preparing hot and cold beverages, cooking is not a part of this
proposal, and because the proposed use is subject to applicable air quality regulations as administered by
the South Coast Air Quality Management District, it will not have any of the above Impacts.
Form' J"
-5-
CEOA Checklist 4/99
e
I
e
File No.: CUP2002.00S
Less Than
Significant
Potentiany With Less Than
Significant Mitlgelion Significant No
Impact Incorporation Impact Impact
IV.BIOLOGICAL. RESOURCES - Would the project:
a) Have a substantial adverse impact, either directly or through
habita.t modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the Califomia Department of Fish
and Game or U. S. Fish and Wildlife Service? [ 1
b) Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or regional
plans, policies, and regulations, or by the California Department
of Fish and Game or U. S. Fish and Wildlife Service? [ 1
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, vernal pool, coastal, etc.)
through direct removal, filling, hydrological interruption, or other
m~~ []
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 wildlif,e nursery sites? [ ] [ 1 [I [Xl
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance? [ ] [ 1 [l [Xl
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Conservation Community Plan, or other approved
local, regionai or state habitat conservation plan? [ 1 [ ] [I [XI
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any,of the above impacts.
[ 1
[ ]
[Xl
[ 1
[XI
[ ]
[ ]
[ ]
[X]
V. CULTURAL RESOURCES - Would the project:
a) Cause a substantial adverse change in the significance of a
historical resource as defined in Section 15064.5? [ ] [ ] [] [Xl
b) Cause a substantial adverse change in the significance of an
archaeological resource pursuant to Section 15064.5? [ ] [ 1 [l [Xl
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? [ 1 [ ] [l [Xl
d) Disturb any human remains, including those Interred outside
of formal cemeteries? [ ] [ ] [l [X]
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any of the above impacts.
VI. GEOLOGV 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 Geologisnor the area or based
on other substantial evidence of a known fault? (Refer to
Division of Mines and Geology Special Publication 42).
i1) Strong seismic ground shaking?
iii) Seismic-related ground failure, Including liquefaction?
iv) Landslides
[ ]
[ ]
[ ]
[ 1
[ ]
[ ]
[ 1
[ ]
[ ]
[ ]
[ 1
[ ]
[Xl
[X]
[X]
[X]
Form .. J"
-6-
CECA Checklist 4/99
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File No.: CUP 2002-005
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant
Impact Incorporation Impact
[ 1 [ ] [ ]
No
Impact
[Xl
b) Result in substantial soil erosion orthe 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,
subsidaflce,liquefactiofl 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?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater? [ 1 [ ] [] [Xl
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area, The subject location has not been determined to be especially susceptible to any of the
above geologic problems and is not within a Seismic Hazard Area identified by the Seismic Hazard
Mapping Act. The propOsal does not include any excavation, grading or filling. No unique geologic
features have been identified at the site. The project is connected to the local sewer system. The project
will not have any of the above impacts.
[ ]
[ ]
{ 1
[Xl
[ 1
[ ]
[ 1
[X]
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? [ ] [ 1 [l [XI
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
condJtlons involving the release of hazardous materials into
the environment? [ 1 [ 1 [l [Xl
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school? [ ] [ 1 [J [X]
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? [ 1 [ ] [l [Xl
e) For a project located within an airport land use plan, or where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result in a safefy
hazard for people residing or working in the project area? [ ] [ I [] [Xl
f) For a project within thevicinify of a private airstrip, would the
project result in a safety hazard for people residing or
working in the project area? [ 1 [ ] [l [Xl
g) Impair implementation of, or phYSically interfere with an
adopted emergency response plan or emergency evacuation
plan? [ ] [ ] [l [Xl
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? [ 1 [ ] [l [Xl
The proposed cafe I tea house will be In an existing retail building on a strip commercial street in a fully
developed area, and will not have any of the above impacts.
VIII. HYDRQLOGY AND WATER QUALITY - Would the project:
Form. J"
-7-
CEOA Checklisl 4/99
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.
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File No.: CUP 2002-005
Less Than
Significant
Potentially With Less Than
Significant Mltigetlon Significant No
Impact Incorporation Impect Impact
a) Violate any water quality standards or waste discharge
requirements? [ ] [ ] [] [Xl
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted)? [ ] [ ] [] [X]
c) Substantially alter the existing drainage pattem of the site or
area, including through the alteration of the course of a
stream or river, in a manner that would result in substantial
erosion or siltation on- or off-site? [ ] [ ] [] [Xl
d) Substantially alter the existing drainage pattern of the site or
area, Including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner that would result in flooding on
or off-site? [ ] [ ] [] [X]
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? [ ] [ ] [l [X]
t) Otherwise substantially degrade water quality [ 1 [ 1 [l [Xl
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? [ 1 [ 1 ! 1 [Xl
h) Place structures within a 100-year flood hazard area, which
would impede or redirect flood flows? [ ] [ ] [l [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? [ ] [ ] [l [X]
j) Inundation by seiche, tsunami, or mudflow? [ 1 [ ] [J [X]
The proposed cate / tea house will be in an existing retail building ona strip 90mmercial street in a fully
developed area. The proposed use will be subject to an Industrial Wastewater Discharge Permit so as not
to violate Regional Water Quality Control Board water quality standards or waste discharge requirements.
The proposal will not alter absorption rates, drainage pattems, surface runoff, surface water conditions, or
ground water conditions. The site is within the Santa Anita Dam Inundation Area, but will not expose
people to any additional or increased hazard levels. The project will not have any of the above impacts.
IX. LAND USE & PLANNING - Would the project:
a) Physically divide an established community? [ 1 [ 1 [l [Xl
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jUrisdiction over the project
(including, but not iimited to, the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect? [ ] [ ] [] [X]
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan? [ ] [ ] [] [X]
The proposed cafe / tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have ,any of the above impacts.
X. MINERAL RESOURCES - Would the project:
Form.J.
.s.
CEOA Checklist 4/99
e
.
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File No.: CUP 2002-005
Less Than
Significant
Potentlelly With Less Than
Significant Mlijgation Significant No
Impact Incorporation Impact Impact
a) Result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state? [] [ I [] [X]
b) Result in the loss of availability 01 a locally important mineral
resource recovery site delineated on a local general plan, specific
plan or other land use plan? [ I [ I [] [Xl
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any of the above impacts.
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 01 other agencies? [ ] [ J [J [Xl
b) Exposure of persons to, or generation of excessive groundborne
vibration or ground borne noise levels? [ J [ ] [X]
c) A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project? [ ] [ ] [] [Xl
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project? [ ] [ ] [] [Xl
e) For a project located within an airport land use plan, or where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels? [] [ J [I [X]
f) For a project within the vicinify of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels? [ ] [ ] [] [X]
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area. This proposal will not have any of the above impacts.
XII. POPUI-ATION & HOUSING - Would the project:
a) Induce substantial population growth in an area, either directiy
(for example, by proposing new homes and businesses) or
indirectly (for example, through extension of roads or other
infrastructure)? [ ] [ ] [I [X]
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere? [ ] [ ] [I [X]
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? [ ] [ I [] [Xl
The proposed cafe / tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any of the above impacts.
XIII.
PUBLIC SERVICES - Would the project result in substantial adverse physical impacts associated
with the provision of new or physically altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which would cause significant environmental
impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? [ I [ I [] [X]
b) Police protection? [ ] [ I [I [X]
c) Schools? [ I [ ] [] [XI
d) Parks? [ ] [ I [] [X]
Form .J.
-9-
CECA Chackilst 4/99
e
.
File No.: CUP 2002-005
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant No
Impact Incorporation Impact Impact
e) Other pUblic facilities? [ ] [ ] [] [X]
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any of the above impacts.
XIV. RECREATION - Would the project:
a) Increase the use of existing neighborhood and regional parks
or other recreational faciltties such that substantial physical
deterioration of the facility would occur or be accelerated? [ ] [ ] [] [X]
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities, which
might have an adverse physical effect on the environment? [ ] [ ] [I [Xl
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any of the above impacts.
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 (i.e.,
result in a substantial increase in either the number of vehicle
trips, the volume to capacity ratio on roads, or congestion at
intersections)? [ ] [ ] [] [X]
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management
agency for designated roads or highways? [ ] [ ] [] [Xl
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
substantial safety risks? [ ] [ ] [] [X]
d) Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible
uses (e.g., farm equipment)? [ ] [ ] [] [X]
e) Result in inadequate emergency access? [ ] [ ] [] [X]
f) Result in inadequate parking capacity? [ ] [ ] [Xl [ ]
g) Conflict wiih adopted policies, plans, or programs supporting
altemative transportation (e.g., bus turnouts, bicycle racks)? [ ] [ ] [J [X]
The proposed caM I tea house will be in an existing retail building on a strip commercial street in a fully
developed area. There is angled parking on the street, and there is a small parking area to the rear.
Although the parking area is underutilized at this point, a coffee house has been approved to occupy the
commercial space sharing the same parking area. There may potentially be a cumulative impact on the
parking capacity of the parking area
XVI.
UTILITIES & SERVICE SYSTEMS - Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Qualify Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of e1Cisting
faciltties, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage faciltties or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
[X]
[ I
[ ]
[ ]
[Xl
[ ]
[ ]
[ ]
[X]
e
[ ]
[ ]
[ ]
Fonn . J.
-10-
CEOA Checklist 4/99
e
e
e
File No.: CUP 2002-005
Less Than
Significant
Potentially With Less Than
Slgnlftcant Mitigation Signlffcant No
Impect Incorporation Impect Impact
d) Have sufficient water supplies available to serve the project
from eXisting entitlements and resources, or are new or
expanded entitlements needed? [ ] [ 1 [l [Xl
e) Result ina 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? [ 1 [ 1 [l [X]
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project's s.elid waste disposal needs? [ 1 [ 1 [l [Xl
g) Comply with federal, state and l.ecal statutes and regulations
related to solid waste? [ 1 [ 1 [l [Xl
The proposed cafe I tea house will be in an existing retail building on a strip commercial street in a fully
developed area and will not have any of the above impacts.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the 'project have the potential to degrade the quality .elthe
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? [ 1 [ 1 [] [XJ
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means
that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects
of other current projects, and the effects of probable future
projects.) [ 1 [ 1 [ X 1 [l
c) Does the project have environmental effects, which will cause
substantial adverse effects on human beings, either directly or
indirectly? [ 1 [ 1 [l [Xl
The proposed cafe I tea house will be in an existing retail bUilding on a strip commercial street in a fully
developed area. The approved coffee house adjacent to the proposed cafe I tea house will decrease the
parking capacity, and the proposed use may cause a cumulative impact on parking. The impact is
expected to be less than significant in the overall area.
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.
Form. J-
-t1-
ceOA Checklist 4/99
..
File No. C4f O'2-CO;;-
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 514-5400
ENVIRONMENTAL INFORMATION FORM
Date Filed: '7 .- -z.. S- -0"-
General Information .
1. Name and address of developer or project sponsor:
--121ttll YaVlj
~C;3o . c"ff~
R a...D AV& 'I Af2-C!\ PIA, CA '1100 (,
.
2.
Address of project (Location):
2QJ c" IB Av's-.. ARCADIA, CA q{ 00,
/
Name. address_and telephone number of person to be contacted concerning this project:
h'lM '('MDt- / Tell &l.b\;25bC1J~1
.
~9D Gn2-~ -F-I"&LD AVt-, ,A-~tA-DIA/ C-I\; qloob
.
4.
List and describe any other related permits and other public approvals required for this
project, including those required by city, regional. state and federal agencies:
BL<IL.DI/\.lC-r PERJ-nJT
5. Zo!)ing: CBD
v 6. General Plan Designation:
Proiect DescrlDtion
e)
./
7.
Proposed use of site (project description):
A 3;;),50 >'r- ,.. ~ / "TeA i-fOIA~-&
~,
-~.
9.
Site Size: 5 tIIM
0.(4
Acre(s)
Sq. Ft.1
Square footage per building:
3;;>'50 >'-F (S:)(ISTlr-X, BUtLDt:~4- .,AIlG-A)
10. Number of floors of construction:
f ST6~Y
i'v 11. Amount of off-street parking provided:
~
12. Proposed scheduling of project:
<:::6 N.S:n2..U cTlc).J &HED U!.,.c 10
;&E CDf1'1pL."ETEO .,AbuAJ.o ~A-Yl
~OJ-
.' 13. Associated projects:
.
15.
~
14. Anticipated incremental development:
!'J6 IJ"'E-
If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expected:
IV/IT
\ 16. If commercial, indicate the type, Le. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation:
p.&16Vf e.a rz-tfOdJ::) aeJ-GNieD Bu> I ~S6.. ~ ~ Af'(>P1.'>)(. I boo S:-F--
~~o~ ttou./L ~fll'<-IOrlY\ (M-F-) J IDAwI-10I?W\ C&l..~s:.l.\-).
17. If industrial, indicate type, estimated employment per shift, and loading facilities:
IJ/A-
-
'(
18. If institutional, indicate the major function, estimated employment per shift, estimated
occupancy, loading facilities, and community benefits to be derived from the project:
~/k
19. If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
GU ~UI~CO , RsCAU.<& '"m& P44J-~T f.s Loc.A7i50
UvA; 5~M- ~peo CBO ~
-2-
EnwonlnloForm
4/01
.to. Are the following items applicable to the project or its effects?
~ checked yes (attach additional sheets as necessary).
YES NO .,
Change in existing features of any hills, or substantial alteration of ground
contours.
Change in scenic views or vistas from existing residential areas or public
lands or roads.
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in ground water quality or quantity, or alteration of existing drainage
patterns.
Substantial change in existing noise or vibration levels in the vicinity.
Is site on filled land or on any slopes of 10 percent or more?
Use or disposal of potentially hazardous materials, such as toxic substances,
flammable or explosives
Substantial change in demand for municipal services (police, fire, water,
sewage, etc.)
Substantial increase in fossil fuel consumption (electricity, oil, natural gas,
etc.)
Relationship to a larger project or series of projects
Has a prior environmental impact report been prepared for a program, plan,
policy or ordinance consistent with this project?
l:J l:J 34. If you answered YES to question no. 33, may this project cause significant
effects on the environment that were not examined in the prior EIR?
Environmental Settina
l:J~
l:J~
l:J'~
l:J~
l:J QQ
l:J~
l:J~
l:J~
~D fil
l:J~
l:J~
l:J~
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21.
22.
23.
24.
25.
28.
33.
Discuss below all items
26.
27.
29.
30.
31.
32.
Describe (on a separate sheet) the project site as it exists before the project, including
information on topography, soil stability, plants and animals, any cultural, historical or
scenic aspects. Describe any existing structures on the site, and the use of the
structures. Attach photographs of the site. (Snapshots or Polaroid photos will be
accepted.) SG'G A~
35.
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4101
,.36.
Describe (on a separate sheet) the surrounding properties, including information on
plants, animals, any cultural, historical or scenic aspects. Indicate the type of land uses
(residential, commercial, etc.), intensity of land use (one-family, apartment houses,
shops, department stores, etc.), and scale of development (height, frontage, set-backs,
rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will
be accepted. "S~ A~
Certification
I hereby certify that the statements furnished above and in the attached exhibits present the
data and information required for this initial evaluation to the best of my ability, and that the
facts, statements, and information presented are true and correct to the best of my knowledge
and belief.
Date
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4/01
Environmental Setting:
. 35. The project site area is5984 square foot (119.69'xSO').
An existing 3250sf, one story building is located in the project site at present.
The existing building is a vacant office building without activity. ( See attached
photos)
The condition oftopography, soil stability, plants and animals is normal.
No culturaI, historical or scenic aspects problems.
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36.The project is located in a CBD area, at south west comer of Bonita St and S. 1st
Avenue. 1 Avenue is a commercial street with commercial shops at both sides of the
street. Area behind the site is residential area. (See attached zoning map and photos)
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Corill:nercial Facade'Rehabilitation Program
(Amendment No..2. March 2,1999) : .
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Project Ivea Boundary
~ Zoning classification
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. engIneering Division
J Fro(Otldby. RS Gon1JJ/Dl. Mm. 16. 1999
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