HomeMy WebLinkAbout1666
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RESOLUTION NO. 1666
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE
PERMIT NO. CUP 02-007 AND APPROVING ARCHITECTURAL
DESIGN REVIEW NO, ADR 01-051 TO EXPAND AND REMODEL AN
EXISTING GROCERY STORE TO A TOTAL SIZE OF 44,700
SQUARE FEET, TO CONTINUE SELLING ALCOHOLIC BEVERAGES
FOR OFF-SITE CONSUMPTION, AND TO BE OPEN FOR BUSINESS
24-HOURS A DAY AT 1101 W. HUNTINGTON DRIVE.
WHEREAS, on April 10, 2002, an application was filed by Ralphs Grocery
Company to remodel and expand by approximately 13,000 square feet the existing
grocery store to a total size of approximately 44,700 square feet, to continue selling
alcoholic beverages for off-site consumption within 150 feet of residentially zoned
property, and to extend the business hours to 24 hours a day from the current hours
of 6:00 a.m. to 1 :00 a.m.; Development Services Department Case Nos. CUP 02-007
and ADR 01-051, at 1101 W. Huntington Drive, more particularly described as
follows:
Lot 2 of Parcel Map 20022, in the City of Arcadia, County of Los
Angeles, State of California, as per map recorded in the Office of the
County Recorder of Said County.
WHEREAS, a public hearing was held on May 28, 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 May 28, 2002 is 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.
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3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, 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 are appropriate and that the project will have no significant effect upon the
environment within the meaning of the California Environmental Quality Act of 1970,
and, when considering the project as a whole, there was no evidence before the City
that the proposed project would have any potentially adverse effect on wildlife
resources or the habitat upon which wildlife depends, and therefore, a Negative
Declaration was adopted.
SECTION 3, That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 02-007 and approves Architectural Design Review
No. ADR 01-051 to remodel and expand by approximately 13,000 square feet the
existing grocery store to a total size of approximately 44,700 square feet, to continue
selling alcoholic beverages for off-site consumption within 150 feet of residentially
zoned property, and to extend the business hours to 24 hours a day from the current
hours of 6:00 a.m. to 1 :00 a.m. at 1101 W. Huntington Drive, subject to the following
conditions:
1. The grocery store and the site shall be improved, operated and
maintained in manners that are consistent with the proposal and plans submitted
and conditionally approved for CUP 02-007 and/or ADR 01-051,
2. An exterior lighting plan shall be submitted for review and approval by
the Development Services Director.
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3. If it is determined to be necessary, on the basis of complaints from
surrounding residents, the Development Services Director may require a noticed
public hearing, to be paid for by the owner andlor operator of the grocery store, for
the consideration of imposing restrictions on delivery and maintenance activities,
andlor the consideration of specifying and reducing the business hours.
4. The street trees in the Sunset Boulevard and Huntington Drive rights-of-
way adjacent to the grocery store site shall be retained or replaced as determined to
be necessary, and any changes shall be provided to the satisfaction of the Public
Works Services Director.
5. The driveways shall be changed as recommended by the traffic study to
the satisfaction of the City Engineer.
6. The construction plans shall include grading and drainage plans, and a
separate erosion control plan, both to be prepared by registered civil engineers and
SUbject to approval by the City Engineer. Cost estimates for any public
improvements shall be submitted to the City Engineer for approval.
7. If the Public Works Services Director determines for the City of Arcadia
in its sole and reasonable discretion that a sidewalk per City standards is to be
provided along Huntington Drive between Sunset Boulevard and the existing
driveway on Huntington Drive in conjunction with this project, a sidewalk shall be
provided to the satisfaction of the City Engineer and Public Works Services Director.
8. The final landscaping and irrigation plans are subject to approval by the
Community Development Administrator.
9. The size, scale, scope and design of any incidental uses, including, but
not limited to, sales of alcoholic beverages, financial services, eating
establishments, coffee bars, dining facilities, et cetera, shall be subject to approval
by the Community Development Administrator.
10. The method for highlighting the pedestrian paths-of-travel shall be
subject to approval by the Community Development Administrator.
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11. Accenting of the driveways (e. g., stamped, scored and/or colored
concrete) shall be provided subject to the approval of the Community Development
Administrator.
12. A Hold Harmless Agreement for any and all private improvements in a
public right-of-way shall be provided subject to approval by the City Engineer and
City Attorney.
13. 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.
14. Noncompliance with the plans, provisions and conditions of approval for
CUP 02-007 and/or ADR 01-051 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.
15. Approval of CUP 02-007 and/or ADR 01-051 shall not take effect until
the property owner and applicant have executed and filed the Acceptance Form
available from the Development Services Department to indicate awareness and
acceptance of the conditions of approval, and all conditions of approval shall be
satisfied prior to final inspection and issuance of a Certificate of Occupancy for the
expanded grocery store.
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e SECTION 4. The decision, findings, and conditions of approval
contained in this Resolution reflect the Planning Commission's action of May 28,
2002. 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. 1666 was adopted at a regular
meeting of the Planning Commission held on May 28, 2002 by the following vote:
AYES: Commissioners Baderian, Huang, Murphy and Olson
NOES: None
ABSENT: Commissioner Kalemkiarian
Chairman, lanning Commission
City of Arca ia
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Secretary, Plan ing Commission
City of Arcadia
APPROVED AS TO FO~M:
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Stephen P. Deitsch, City Attorney
City of Arcadia
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STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
May 28, 2002
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: James M. Kasama, Senior Planner
SUBJECT: Conditional Use Permit Application No. CUP 02-007 and. Architectural
Design Review No. ADR 01-051 to expand and remodel the Ralphs
Grocery Store at 1101 W. Huntington Drive.
SUMMARY
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Conditional Use Permit Application No. CUP 02-007 and Architectural Design
Review No. ADR 01-051 are to expand and remodel the Ralphs Grocery Store at
1101 W. Huntington Drive. The Development Services Department is
recommending approval, subject to the conditions listed in this report.
GENERAL INFORMATION
APPLICANT: Ralphs Grocery Company
LOCATION: 1101 W. Huntington Drive
REQUEST: A Conditional Use Permit and Architectural Design Review to:
1) Remodel and expand by approximately 13,000 square feet an
existing grocery store to a total size of approximately 44,700 square
feet; 2) Continue selling alcoholic beverages for off-site
consumption within 150 feet of residentially zoned property; and
3) Extend the business hours to 24 hours a day from the current
hours of 6:00 a.m. to 1 :00 a,m.
SITE AREA:
The commercial center south of the parking structure is
approximately 4.79 acres (208,842 sq. ft.) and the grocery store
portion of that area (Sunset Blvd. to the middle of the central
driveway is approximately 2.72 acres (118,520 sq. ft.)
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FRONTAGES: Approximately 620 feet along Huntington Drive
Approximately 342 feet along Sunset Boulevard
Approximately 343 feet along Michillinda Avenue
EXISTING LAND USE:
The site is developed with two commercial buildings that have a
total floor area of 61 ,021 square feet. The easterly building is
occupied by the existing 31,828 square foot Ralphs Grocery Store,
a 5,820 square foot restaurant, and 698 square foot vacant retail
space. The westerly building has a total of 22,675 square feet on
two floors. There are 516 parking spaces available for this
shopping center: 319 on-site parking spaces and an additional 197
spaces in an adjacent parking structure.
ZONING:
. C-21General Commercial
GENERAL PLAN DESIGNATION:
. . Commercial
SURROUNDING LAND USES & ZONING:
North:
South:
East:
West:
Vons Coso office bldg. and parking structure - zonedC-2
Multiple-family residential complexes - zoned R-3
Apartments - zoned R-3 and a vacant lot - zoned CoO
Office bldgs. - zoned CoO and single-family residences (in
an unincorporated county area)
BACKGROUNQ
A grocery store has been at this location since the late 1940s. Hughes Markets did
the most recent expansion and remodel in 1982, and the existing 32,000 square foot
grocery store was approved by CUP 81-5 (Reso. 1167). At that time, a CUP was
required only because the building exceeds 20,000 square feet and is within 100
feet of residentially zoned property; the apartments to the east across Sunset
Boulevard. Since then, the following two provisions have been added to the
municipal code, and apply to the current proposal:
A. Retail businesses selling alcoholic beverages for off-premise consumption,
which are located less than 150 feet from residentially zoned property (AMC
Sec. 9275.1.53.6)
CUP 02-007 & ADR 01-051
May 28, 2002
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B. Retail businesses selling goods and products to the public on a walk-in basis,
which are open more than 16 hours per day or which are open to the pUblic any
time between 12:00 midnight and 6:00 a.m., and located less than 150 feet from
residentially zoned property (AMC Sec. 9275.1.53.7)
This strip commercial center and the existing grocery store share parking and
access with the Vons Companies office building to the north, which was originally a
May Company department store.
PROPOSAL AND ANALYSIS
This proposal is to expand the existing grocery store by approximately 13,000
square feet to a total size of approximately 44,700 square feet. A Conditional Use
Permit is required for the following:
1. The project will expand a building that contains more than 20,000 square feet
and is located within 100 feet of residentially zoned property (AMC Sec.
9263.6.7) . _.
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2. The project will expand a use that is a walk-in retail business that sells alcoholic
beverages for off-premise consumption and is less than 150 feet from
residentially zoned property (AMC Sec. 9275.1.53.6)
3. The project will expand a walk-in retail business that will possibly operate on a
24-hour basis and is less than 150 feet from residentially zoned property (AMC
Sec. 9275.1.53..7)
The proposal will remove approximately 196 square feet of the southwest corner of
the existing grocery store and 6,500 square feet of commercial space that is
adjacent to the west side of the existing grocery store. The removal of the adjacent
commercial space will result in a freestanding grocery store.
Approximately 12,100 square feet of new space will be added to the rear of the
grocery store and approximately 880 square feet will be added to the west side of
the store. The parking behind and to the west of the store will be redesigned. The
southerly driveway on Sunset Boulevard will be closed and some parking near that
area will be replaced by an on-site vehicular turnaround. A new driveway will be
provided on Huntington Drive approximately 100 feet west of Sunset Boulevard to
supplement the existing driveway on Huntington Drive that is between the two
buildings that comprise the existing shopping center.
The closest residentially zoned properties are the R-3 multiple-family zoned lots to
e the east across Sunset Boulevard. These properties are improved with apartment
CUP 02-007 & ADR 01-051
May 28, 2002
Page 3
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buildings. The loading area screen wall and the easterly wall of the grocery store
face Sunset Boulevard. The addition and remodel will not alter this arrangement,
except to enhance its appearance with architectural features and extend vertically
and horizontally the screen wall to better conceal the loading area.
The addition to the rear of the store will be at least 140 feet from the residentially
zoned properties on Sunset Boulevard, and a large landscaped area will be provided
at the northeast corner of the addition to further enhance its appearance. No public
access will be provided in the northerly addition area.
The remodeling of the store will re-orientate the entries. Currently there are two
entries on a north-south axis approximately 30 feet from the west side of the store.
A new main entry will be at the southwest corner, facing southwest, and a second
entrance will be in the west side of the store approximately 130 feet north of the new
main entry. The new main entry at the southwest corner will be highlighted by a
patio that will include incidental outdoor dining facilities.
Hours of Operation and Sales of Alcoholic Beveraaes
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This proposal includes requests to be open 24 hours and to continue selling
alcoholic beverages for off-site consumption. The current business hours are 6:00
a.m. to 1:00 a.m., and the selling of alcoholic beverages is governed by the State
Department of Alcoholic Beverage Control without any additional City restrictions.
The existing grocery store has operated ana 24-hour basis in the past, and has
always sold alcoholic beverages for off-site consumption. This store pre-dates the
City's requirements for a CUP for businesses on properties that are located within
150 feet of residentially zoned property to be open for more than a total of 16 hours
per day or between 12:00 midnight and 6:00 a,m., and/or sell alcoholic beverages for
off-site consumption. These requirements apply to this location because there is
residentially zoned property to the east across Sunset Boulevard.
The current business hours of 6:00 a.m. to 1 :00 a.m. have not been a source of
complaints. The applicant, at present, does not plan to be open on a 24-hour basis,
but wants that fleXibility in case it would be beneficial in the future. A 24-hour
grocery store at this location should not be a problem. However, conditions can
change over time, and 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 a public hearing. '
The problems that are associated with late-hour sales of alcoholic beverages for off-
site consumption are rarely a concern at large grocery stores. The public entries
and exits for the expanded grocery store will be on the west side of the building,
e which will be well away from the nearby residential uses. However, this arrangement
CUP 02-007 & ADR 01-051
May 28, 2002
Page 4
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screens from view the parking structure and the parking spaces along the north side
of the store. These areas as well as the entire parking lot and perimeter of the store
should be well illuminated.
The sales of alcoholic beverages will continue to be regulated by the State
Department of Alcoholic Beverage Control, and no additional City restrictions are
necessary, provided that the sales of alcoholic beverages is incidental to the grocery
store use. 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 a public hearing, and the State Department of Alcoholic Beverage Control
can revoke or amend a license.
Deliveries and Maintenance
The existing grocery store and its operation have not been a source of complaints.
Deliveries to the existing grocery store occur during the day. Independent vendors
usually arrive in the moming, and deliveries from the applicant's central warehouse
are usually scheduled for the latter part of the moming. The applicant tries to avoid
having their trucks on the roads during ('l!;;h hours. Delivery and maintenance
activities are currently not restricted at this location.
The building and the loading area are at least 80 feet away from any residential
structures, and the loading area will be screened by a 75-foot long by 14-foot tall
wall. The noise of any delivery or maintenance activities should not be a nuisance
to the nearby residents because traffic on Sunset Boulevard is a greater source of
noise until late in the evening. It does not appear necessary to restrict delivery and
maintenance activities at this location, But, should a problem arise in the future, the
City has the ability to address nuisanca situations by recalling or revoking a CUP or
certain provisions of a CUP through a public hearing.
Traffic
A traffic study was conducted for this proposal and has been reviewed and accepted
by the City's traffic engineer. The City's Traffic Engineer's memorandum is attached.
The traffic stUdy concludes that traffic impacts will be "not significant," that no
mitigation measures should be required on the streets serving the shopping center,
and that the proposed on-site circulation will be adequate and convenient for both
drivers and pedestrians. However, the report does recommend the following on-site
changes to three of the driveways:
1. Eliminate the southerly driveway on Sunset Boulevard, and construct a new
30-foot wide driveway on Huntington Drive, centered approximately 100 feet
west of the Sunset Boulevard curb line.
CUP 02-007 & ADR 01.051
May 28, 2002
Page 5
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2. Clarify the lane striping of the northerly driveway on Sunset Boulevard to provide
one 13-foot wide lane for entry, and two 12-foot wide lanes for exiting, with the
remainder of the driveway width painted with cross-hatching to designate the
area for truck maneuvering. The southerly exit lane is to be designated for right-
turns only and the other exit lane for optional left-turns or straight movements.
3. At the northerly driveway on Michillinda Avenue, paint two 12-foot wide exit
lanes, one for left-turns and one for right-turns. Paint two entry lanes, with the
southerly entry lane designated for a right-turn into the second parking aisle
east of Michillinda Avenue.
Parkina
There are 516 on-site parking spaces at this shopping center, but a recycling facility
located on the westerly portion of the shopping center occupies six parking spaces.
Therefore, there are 510 Liseable parking spaces. This proposal will reduce the total
amount of useable parking to 418 spaces. The reduction occurs in the parking
areas around the grocery store. The existing 143 parking spaces on the westerly
portion of the site and the 197 spaces in the parking stru~ure will not be altered.
This proposal will result in an increase of approximately 6,350 square feet to this
center for a total of approximately 67,000 square feet. This would require a total of
337 on-site parking spaces. This proposal will provide 418 spaces. The current
tenancy and their parking requirements at this shopping center are as follows:
Tenant 8o.Ft. Parklno Reoulred Nates
Ralphs Grocery Store (existing) 31,828 159.14 CUP 81-5
Addition (net) 12,874 64.37 CUP 02..007
\laGaRGy (retal~ 698 3.49
GaldeR latus RestauraRt 6,820 66.20 CUP 86 16
Health Food Store 2,130 10.65
Vacancy (retail) 1,500 7.50
General Bank 2,580 15.48
Newcastle Cleaners 690 3.45
Vacancy (retail) 630 3.15
One Hour Photo 600 3;00
Goodwill Used Book Stare 1,167 5.84
United California Bank 5,274 31.84
2nd floor offices 2.798 11.19
Power Prep Tutoring 1,000 5.00 CUP 92-013
Ikuel Seminars 3.100 1~.50 CUP 91-018
RePlanet Recvclino Center 500 1.00 RFP 00..002
Totals 66,671 336.91 '" 337
The existing grocery store includes a Downey Savings mini-branch and some fixed
tables and chairs for the convenience of the store's bakery and deli customers. The
expanded store may retain the financial services and will have tables and chairs
CUP 02-007 & ADR 01-051
May 28, 2002
Page 6
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outdoors for the convenience of their customers. The inclusion of financial services
and dining facilities within large grocery stores is considered Incidental to the main
use and additional parking is not required.
This proposal is a commercial development between 25,000 and 50,000 square feet
(a 44,702 sq. ft. grocery store) and is required to comply with the City's traffic
congestion management regulations (AMC Secs. 5901 et seq. - Ord. 1984). These
regulations .require that there be a facility for displaying transportation information
where the greatest numbers of employees are likely to see it.
Additionally, this site lacks a sidewalk along Huntington Drive, which is a significant
gap in the pedestrian path-of-travel between Sunset Boulevard and Michillinda
Avenue. There are bus stops at the intersection of Sunset Boulevard and
Huntington Drive that would be complemented by a sidewalk. A sidewalk for this
block should be provided along Huntington Drive.
Architectural Desion Review
Concurrent with the consideration of the Conditional Use p,ermit, the Planning
Commission may approve, conditionally approve, or disapprove the applicant's.
architectural design concept plans.
The proposed design is Spanish Mediterranean in appearance. The accents are
tiled bases, pilasters, arches, awnings, and cornices. the entries will be highlighted
with columned porticoes with Spanish-style curved roof tiles. Architectural features
and landscaping will be provided on all sides of the building, including the Sunset
Boulevard side of the building, even though the improvements will be in the public
right-of-way. A Hold Harmless Agreement will be provided for these improvements.
The architect's Design Statement is attached.
The proposed landscaping has been prepared in consultation with the City's
landscape Architects, Withers, Sandgren & Smith, ltd. This project will provide
substantially greater amounts of landscaping than currently exists. The pedestrian
paths-of-travel around the store will be highlighted, and similar accenting should be
provided at the driveways.
The signs on the building will be as shown. Any other signs that may be added to
the building are subject to 'separate architectural design reviews. Changes to the
existing freestanding sign are not included in this proposal.
Staff's opinion is that the proposed design provides substantial architectural relief,
will be visually harmonious with surrounding developments, and finds the proposed
architectural design concept to be in compliance with the City's Architectural Design
CUP 02-007 & ADR 01-051
May 28, 2002
Page 7
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Review Regulations. A colored perspective and elevations, and colors and materials
sample boards are available for review.
Other Code Reauirements
All City requirements regarding disabled access and facilities, restrooms, occupancy
limits, building safety, fire prevention, detection and suppression, parking and
transportatiOn provisions, water supply and water facilities, trash reduction and
recycling requirements, and NPDES measures shall be complied with to the
satisfaction of the Building Official, Fire Marshall, Public Works Services Director
and Development Services Director. Compliance with these requirements is to be
determined by having fully detailed construction and tenant improvement plans
submitted for plan check review and approval.
CEQA
Pursuant to the provIsIons of the California Environmental Quality Act, the
Development Services Department has prepared an Initial Study for the. Rroposed
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
Negative Declaration has been prepared for this project.
RECOMMENDATION
The Development Services Department recOmmends approval of Conditional Use
Permit Application No. CUP 02-007 and Architectural Design Review No.
ADR 01-051 subject to the following conditions:
1. The grocery store and the site shall be improved, operated and maintained in
manners that are consistent with the proposal and plans submitted and
conditionally approved for CUP 02-007 and/or ADR 01-051, subject to the
satisfaction of the Development Services Director.
2. An exterior lighting plan shall be submitted for review and approval by the
Development Services Director.
3. If it is determined to be necessary, on the basis of complaints from surrounding
residents, the Development Services Director may require a noticed public
CUP 02-007 & ADR 01-051
May 28, 2002
Page 8
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hearing, to be paid for by the owner and/or operator of the grocery store, for the
consideration of imposing restrictions on delivery and maintenance activities,
and/or the consideration of specifying and reducing the business hours.
4. The street trees in the Sunset Boulevard and Huntington Drive rights-of-way
adjacent to the grocery store site shall be retained or replaceq as determined to
be necessary, and any changes shall be provided to the satisfaction of the
Public Works Services Director. .
5. The driveways shall be changed as recommended by the traffic study to the
satisfaction of the City Engineer.
6. The construction plans shall include grading and drainage plans, and a separate
erosion control plan, both to be prepared by registered civil engineers and
subject to approval by the City Engineer. Cost estimates for any public
improvements shall be submitted to the City Engineer for approval.
7. If it is determined that a sidewalk per City standards is to be provided along
Huntington Drive between Sunset Boulevard and the existing driveway on.
Huntington Drive in conjunction with this project, a sidewalk shall be provided to
the satisfaction of the City Engineer and Public Works Services Director.
8. The final landscaping and irrigation plans are subject to approval by the
Community Development Administrator.
9. The size, scale, scope and design of any incidental uses, including, but not
limited to, sales of alcoholic beverages, financial services, eating
establishments, coffee bars, dining facilities, et cetera, shall be subject to
approval by the Community Development Administrator.
10. The method for highlighting the pedestrian paths-of-travel shall be subject to
approval by the Community Development Administrator.
11. Accenting of the driveways (e.g., stamped, scored and/or colored concrete) shall
be provided subject to the approval of the Community Development
Administrator.
12. A Hold Harmless Agreement for any and all private improvements in a public
right-of-way shall be provided subject to approval by the City Engineer and City
Attorney.
13. 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
CUP 02-007 & ADR 01-051
May 28. 2002
Page 9
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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.
14. Noncompliance with the plans, proviSions and conditions of approval for CUP
02-007 and/or ADR 01-051 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.
15. Approval of CUP 02-007 and/or ADR 01-051 shall not take effect until the
property owner and applicant have executed and filed the Acceptance Form
available from the Development Services Department to indicate awareness and
acceptance of the conditions of approval, and all conditions of approval shall be
satisfied prior to final inspection and issuance of a Certificate of Occupancy for
the expanded grocery store.
PLANNING COMMISSION ACTION
Aooroval
The Planning Commission should move to adopt the Negative Declaration and
Resolution No. 1666: A Resolution of the Planning Commission of the City of
Arcadia, California, granting Conditional Use Permit No. CUP 02-007 and
approving Architectural Design Review No. ADR 01-051 to expand and remodel
an existing grocery store to a total size of 44,700 square feet, to continue
selling alcoholic beverages for off-site consumption, and to. be open for
business 24~hours a day at 1101 W. Huntington Drive.
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 the Commission's decision and
specific findings. .
CUP 02-007 & ADR 01-051
May 28, 2002
Page 10
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If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the May 28, 2002 public hearing, please
contact Jim Kasama at (626) 574-5445.
:t;~
ohna L. Butler
Community Development Administrator
Attachments: Vicinity Map
Aerial Photo & Zoning Map
Plans - 5pp.
City's Traffic Engineer's Memo dated 4/11/02 - 4pp.
Architect's Design Statement dated 12/5/01 -1p.
Negative Declaration & Initial Study - 21pp.
Resolution No. 1666 - 5pp.
CUP 02-007 & ADR 01-051
May 28, 2002
Page 11
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.MEMORANDUM
Devdopment Sema:S ~t...ent
DATE:
TO:
April 11 , 2002
FROM: .
SUBJECT:
Jim Kasama, Associate Pland/1
Ed Cline, Traffic Engineer ~
TRAFFIC IMPACT REPORT
PROPOSED RALPHS MARKET EXPANSION
HUNTINGTON DRIVE AND SUNSET BOULEVARD
, ..
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I have reviewed the Traffic Impact Report prepared for the proposed Ralph's Market
Expansion at Huntington Drive and Sunset Boulevard. The report was prepared by
Arthur L. Kassan P.E., a Consulting Traffic Engineer.
The report described the project as an expansion of the Ralph's Market by 13,070
square feet. The project includes the removal of a 2,210 square foot retail store and a
4,308 square foot restaurant.
The study forecasts the potential increase in vehicle trips associated with the expansion
based on widely recognized (ITE) trip generation data, The forecasts calculated the
increase in traffic caused by the market expansion and deducted the trips that would be
reasonably expected to be generated by the retail store and restaurant which are
planned for removal. The net increase in vehicle trips associated with the project are
shown below:
Daily Total
Morning Peak Hour
Afternoon Peak Hour
960 Vehicle Trips
64 Trips/Hour
138 Trips/Hour
A detailed analysis of this data is shown on Table 2 of the report,
The study examined three (3) nearby intersections for possible significant traffic related
impact. They are:
_ . Huntington Drive and Sunset Boulevard
. Huntington Drive and Michillinda Avenue
. Michillinda Avenue and Sunset Boulevard/Califomia Boulevard
Jim Kasama
Traffic Impact Report for Proposed Ralph's Market Expansion
April 11 , 2002
e Page Two
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The intersection examinations included updated traffic counts during the aftemoon peak
traffic period, a two-percent (2%) ambient growth factor based on an expected 2004
occupancy of the project and forecasted traffic expected from other known planned
development in the immediate area, including the Westfield expansion. These factors
made up the background condition for each intersection.
The fore:casted project traffic was distributed through the study intersections based on
actual driveway counts conducted at each of the access points serving the current
shopping center.
Once the project traffic forecasts were distributed over the study intersections and
added to the background conditions, volume to capacity and level of service analyses
were conducted at each location. The results of these analyses are shown on Table 4
of the report (copy attached).
As shown on Table 4, two of the three study intersections continue to operate at a
suitable Level of Service (LOS) with the project traffic added. The intersection of
Huntington Drive and Sunset Boulevard, however, is shown as experiencing an LOS of
UF" at the background condition scenario. The project, while it adds a certain amount of
traffic, does not create a "significant" impact as defined by the City's definition of
significance. A volume to capacity ratio increase of 0.02 or more at the LOS UF" level
would be significant. Table 4 shows an increase of 0.007, which is not Significant.
The study also reviewed the existing driveway locations. The report makes certain
recommendations regarding restriping or relocating driveways. The most significant
recommendation involves the elimination of the driveway on Sunset Boulevard
immediately north of Huntington Drive. The report recommends relocating the driveway
to the north side of Huntington Drive about 100 feet west of Sunset Boulevard and the
construction of an on-site tumaround where the Sunset Boulevard driveway is proposed
for removal.
Based on my review of the study and report, I recommend acceptance of the report, its
findings and its recommendations. I am particularly in agreement with the relocation of
the SUnset Boulevard driveway and the on-site tumaround for improved circulation and
access.
cc: Philip A. Wray, City Engineer
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TABLE 2
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ESTIMATED TRIP GENERATION
EXPANSION OF RALPHS MARKET, ARCADIA
NUMBER OF VEHICLE TRIPS
MORNING AFTERNOON
SIZE 24 HOURS PEAK HOUR PEAK HOUR
Total, Both
Sauare Feet Directions Enterina Leavina Total EnterinQ Leavina Total
PROPOSED
Market (Expanded) 44,702 4,980 93 59 152 253 244 497
EXISTING
Market 31,828 (3,550) (52) ;~33) (85) (189) (181) (370)
Quality Restaurant 4,208 (380) (2) (1 ) (3) (21) (11 ) (32)
Retail 2,210 (90) ...Q ...Q ---1! ~ ~ -LID
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~-..,.. 7 :Total Existing (4,020) (54) (34) (88) (213) (195) (408)
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~~;: NET TRIPS 960 39 25 64 40 49 89
-. ",
NOTES:
Estimates of trip generation are based on formulas pUblished by the Institute of Transportation Engineers (ITE) in the book, Trip
GeneratIon, SIxth Edition, 1997.
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TABLE 4
CURRENT AND FUTURE INTERSECTION OPERATIONS
AFTERNOON PEAK HOUR
INTERSECTION
Huntington Drive/Sunset Boulevard
volume/cap$city
level of service
Huntington Drive/Michillinda Avenue
.., o. '~ volume/capacity
" '.' ~~; . level of service
[;'. 1 Nlichillinda Avenue/Sunset Boulevard -
~' ;: );~. California Boulevard
~~~;,~",' ,'" \j; t; volume/capacity
l!;i';,.~" '. ,(..g, '" level of service
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EXISTING
CONDITIONS FUTURE CONDITIONS -- YEAR 2004 PROJECT
- YEAR 2002 WITH AMBIENT GROWTH AND RELATED PROJECTS IMPACT
WITHOUT WITH
MARKET EXPANSION MARKET EXPANSION
1.027 1.080 1.087
F F F
0.635 0.665 0.673
B B B
0.007
0.008
0.690
B
0.711
C
0.007
./ 0.718
C
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9017 Momlng Glow Way
Sun Valley, CA 91352
I
James roo, oorry
Ilroh~
Phone 818 - 504-1179
Fax 818 - 504-1579
December 5,2001
Dtsign Statement
Pertaining to the expansion and remodel of the existing Ralphs Market, 1101 HuntingtOD Dr, Arcadia, CA
The proposal includes three areas of modification:
1. SITE. The relationship of the building access points and its identification to Huntington
Drive along with creating separate identity for- the Ralphs.
The eltisting double sided entry design with small pockets of parking'on each side of the store
have been changed by the removal of existing Store Building "Cn. and reorientation of the
storefront to the West fa~e of the building. - A comer tower statement atthe SW comer of the
store facing Huntington Drive gives identity to. the street along with an embellished exterior
seating landscaped areajust.outside of the proposed Deli lBakery.
2. BUILDING. The.re-design of existing outdated mix of design' elements introducing a
blend of modern forms embellished by detail and sub-elements of materialsfrom old world
themes.
A break-up of the buildingfayade both horizontally and vertically is depicted with a mixed shape
of arches, both square.and circular some with protruding metal awnings. Building entries are
identified with mission tile roofed towers.
Additional featuIes include the storage of shopping carts behind bulkhead walls adjacent to each
entry tower, patterned concrete walkways with'many faceted pockets of landscaping and or
seating areas. The embellished walkways are designed to flow to the public rights of way and or
other buildings on the site. Disa!;led persons parking stalls have been carefully dispersed and
integrated into the pedestrian flow near to the store entry points.
The truck receiving /tfolsh / transformer area is to remain. The existing truck screen wall will be
plastered as indicated on the elevations. Additional landscaping at the NE comer of the building
will soften the Sunset Blvd site entry point.
3. STORE INTERIOR - Complete re-design of the store interior circulation and offerings.
The entire interior of the store will be removed and a environment created including the latest of
food offerings and services.
IRIEClEftV!ED
DEe - 5 2001
D~'i "'~~;}{m\ ~_:)I\':CCB
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(I)
File No.: CUP 02'()()7
. 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 Penn It No. CUP 02-007 - A Conditional Use Penn it and Architectural Design
Review to remodel and expand by approximately 13,000 square feet the existing grocery store to a
total size of approximately 44,700 square feet, to continue selling alcoholic beverages for off-site
consumption within 150 feet of residentially zoned property, and to extend the business hours to 24
hours a day from the current hours of 6:00 a.m. to 1 :00 a.m.
B. Location of Project:
1101 W. Huntington Drive - In the City of Arcadia, County of Los Angeles
C. Name of Applicant, Project Sponsor, or Person Undertaking the Project:
Ralphs Grocery Company Contact: D'Lynda Fischer - Fischer Associates
Attn: Patrick Barber, Sr. VP 905 Victoria Avenue
P.O. Box 54143 Venice, CA 90291
Los Angeles. CA90054 (310) 821-8849
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 follows.: .
Approval of the proposed project will be In confonnance with the City's General Plan and
Zoning Ordinance. There are no Potentially Significant Impacts.
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 besed 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
DatePrepared: Mdt', z007.-
~---~.~ '
:n e: M. Kasama, Senior Planner
(Prtnted nome & title)
-. Dale Posted:
Cellfomla environmental Quality Act
-Page1of1-
Negative Decleretion
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File No.: CUP 02-007
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 02-007 .
2. Lead Agency Name & Address:
City of Arcadia
Development Services Dept.lCommunity 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 1 Fax (626) 447-9173 1 E-mail 'jkasama@cLarcadia.ca.us
4. Project Location (address):
1101 W. Huntington Drive - Ralphs Grocery Store #742
In the City of Arcadia, County of Los Angeles
5. Project Sponsor's Name, Address & Phone Number:
Ralphs Grocery Company Contact: D'Lynda Fischer - Fischer Associates
Attn: Patrick Barber, Sr. VP 905 Victoria Avenue
P.O. Box 54143 Venice, CA 90291
Los Angeles, CA 90054 (310) 821-8849
6. General Plan Designation:
Commercial
7. Zoning Classification:
C-2: General Commercial
Form "J"
-1-
CEQA Checklist 4/99
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File No.: CUP 02-C07
8. Description of Project:
(Oescribe the whole action Involved, Including but not limited to later phases of the' project, and any secondary,
s~pport, or off-site features necessary for its Implementation.)
A Conditional Use Permit and Architectural Design Review to remodel and expand
by approximately 13,000 square feet the existing grocery store to a total size of
approximately 44,700 square feet, to continue selling alcoholic beverages for off-
site consumption within 150 feet of residentially zoned property, and to extend the
business hours to 24 hours a day from the current hours of 6:00 a.m. to 1 :00 a.m.
9. Surrounding land uses and setting:
(Briefly describe the project's surroundings,)
The grocery store is the main anchor tenant in a neighborhood commercial center.
To the north is a corporate headquarters office building with which the grocery store
shares an access easement and parking structure. To the south and east, across
Huntington Drive and Sunset Boulevard, respectively, are multiple-family residential
complexes. To the west are the other tenants of this neighborhood commercial
center with the west end of the building being anchored by a bank. Fu~her to the
west, across Michillinda Avenue, are office buildings and single-family residences.
10. Other public agencies whose approval is required:
(e.g., pennlts, financing approval, participation agreement)
The Development Services Department and Fire Prevention Bureau will review the
construction plans for compliance with all applicable codes and zoning approvals.
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
r ] Public Services
[ ] Recreation
[ ] Transportation I Traffic
[ ] Utilities I Service Systems
[ ] Mandatory Findings of Significance
Form "J"
-2-
CEOA Checklist 4/99
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File No,: CUP 02-007
DETERMINATION:
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
[XI 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 ih this case because revisions
in the project have been made by or agreed to by the applicant. A MITIGATED
NEGA nVE DECLARATION will be prepared.
[J 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
~~
(ture .
Date: ~/tn--
Form "J"
-3-
CEQA Checklist 4/99
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Fils No.: CUP 02-007
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 where It Is based on project-specific
factors as well as generel standards (e.g., the project will not expose sens~ive 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 Declaretion: Less Than SignIficant With Mitigation Incorporated' applies where the
incorporation of mitigation measures has reduced an effect from 'Potentially Slgnificent 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 CEaA process,
an effect has been adequately analyzed in an earlier EIR or Negative Declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the earlier
analysis
c) Mitigatlon 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 th.e 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"J"
-4-
CEOA Checklist A199
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File No,: CUP 02-007
Less Then
Slgnlfioont
Polentlelly WIth Less Then
Slgnlficent Mitigation Slgnlfioonl No
Impact Incorp_ Impact Impact
I. AESTHETICS - Would the project:
a} Have a substantial adverse effect on a scenic vista? [ I [ I [I [XI
b} Substantially damage scenic resources, including, but not limited
to, trees, rock outcroppings, and historic buildings within a state
scenic highway? [ I [ I [] [XI
c} Substantially degrade the existing visual character or quality of
the site and Its surroundings? [ ] [ I [I [XI
d} Create a new source of substantial light or glare, which would
adversely affect day 'or nighttime views in the area? [ I [ I [I [XI
The project Is an addition and remodel to an exlstlng grocery store at an existing neighborhood commercial
center In a suburban commercial/residential transition area that is zoned for and developed with
commercial and residential uses. The addition and remodel Include enhancements to ail sides of the store,
The project includes a request to extend the business hours to 24-hours a day, but neither this request, nor
the addition and remodel will create any additional illumination, although the lighting ofthe parking lot and
.the perimeter of the building will be enhanced for security purposes.
II. AGRICULTURAL RESOURCES - (In determining whether impacts to agrlcuitural resources are
significant environmental effects, lead agencies may refer to the Califomia Agricultural Land
Evaluation and Site Assessment Model (1997) prepared by the Califomia Department of Conservation
as an optional model.to use in assessing impacts onagrlcuiture 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? [ ] [ I [] [XI
b} Conflict with existing zoning for agrlcuitural 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.agrlcultural use? [ ] [ I [] [XI
The project is an addition and remodel to an existing grocery store In a commercial/residential area. There
are no agricultural lands, zones or uses In the area. There will not be 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 proposel:
a) Confiict 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)? [ ] [ I [] [Xl
d} Expose sensItive receptors to substantial pollutant
concentrations? [ I [ ] [I [XI
e} Create objectionable odors affecting a substantial number of
people? [ I [ I [I [XI
The project is an addItion and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commercial/residential transition area. The construction and eventual operation of
the expanded grocery store are subject to air qu~llty regulations as administered by the South Coast AIr
Quality Management District', and this project should not have any adverse impacts on air quality.
Form ''In
CEQA Checklist 4199
-5-
IV. BIOLOGICAL RESOURCES - Would the project:
a) Have a substantial adverse impact, either directly or through
habitat modifications, on any species Identified as a candidate,
sensitive, or special status species in local or regional plans,
pOllcles,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? [ ]
c) Have a substantial adverse effect on federally protected wetlands
. as'defined by Section 404 of the Clean Water Ac:t Oncluding, 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? [ ]
e) Confiict 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? [ ] [ ] [] [X]
The project Is an addition and remodel to an exIsting grocery store at an existing neighborhood commercial
center In a suburban oommercial/residential transition area. There are no habitats, species identified as a
candidate, sensitive, or special status, wetlands, biological resources, or conservation plans In the area.
This project will not have any adverse 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? [ ] , [] [] [Xl
The project is an addition and remodel to an exIsting grocery store at an existing neighborhood commercial
center In a suburban' commercial/residential transition area that Is zoned for and developed with
commercial and residential uses. There are no cultural resources at or near the subject 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).
il) Strong seismic ground shaking?
III) Seismic-related ground failure, including liquefaction?
Iv) Landslides
e
Potenllally
Significant
Impact
[ ]
e
[ ]
.
[ ]
[ ]
[ I
[ ]
FORn "J"
~
File No.: CUP 02-007
Less Then
Significant
With Less Then
M~n Significant
Incorporation Impact
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
( ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ )
[ ]
[ ]
[ ]
CEQA Checklist 4199
No
Impact
[X]
[X]
[X]
[X]
[X]
[Xl
[X]
[Xl
[X)
[Xl
[X]
[X]
e
e
e
FOe No,; CUP 02-007
Lese Than
Signlflcant
Potentially WIth Lese Then
Slgnilicanl MiligallDn Significant
Impact Incorporation Impact
[ ] [ ] [ ]
No
Impact
[X]
b) Result In substantial soil erosion or the loss oftopsoil?
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 coilapse?
d) Be loceted on expansive soil, as defined In Table 18-1.8 of the
Uniform Building Code' (1994) creating substantial risks to life or
property? [ ]
e) Have soils Incepable of adequately supporting the use of septic
. tanks or altematlve wastewater disposal systems where sewers
are not available for the disposel of wastewater? [ ]. [] [] (X]
This entire region Is subject tothe.effects of seismic activity, but the site is not within a Seismic Hazards
Zone, nor Is it In an Earthquake Fault Zone. The plan checking and construction of the addition and
remOdel will assure that the subject building meets ali current seismic requirements. The.slte has not been
determined to be especially susceptible to any of the above geologic problems, and there are no unique
geologic or physical features at the site.
[ ]
[ ]
[ I
[X]
[ ]
[ ]
[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? [ ] [ l [] [X]
b) Create. a significant hazard to the public or the environ.ment
through reasonably foreseeable upset and accident conditions
Involving the release of hazardous materials Into the
environment? [ ] [ ] [] (X]
C) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school? [ ] [ ] [] (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? [ ] [ ] [I [X]
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? [ ] [ ] [] [X]
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? [ ] [ ] [] [X]
g) Impair implementation of, or physically interfere with an adopted
emergency response plan or emergency evacuation plan? [ ] [ ] [] [X]
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 Is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban comnierciaVresldentlal transition area that is zoned for and developed with
commercial and residential uses. This project does not Involve hazardous substances, nor should It create
or expose people to health hazards. The subject use is subject to regulation by the County Health
Department. The site is not within two miles of a public airport, and Is not adjacent to, or near any
wildlands. The project will comply with ail emergency access and fire .safety ragulations.
Form"J"
-7-
CEQA Checklist 4199
. ..
e
a
File No,: CUP 02-007
Less Than
Slgnlflcant
Polenllally WIth Less Than
Significant MltIgaUon Significant
Impact Incorponrtlon Impact
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
Fonn .. J-
-8-
e 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 wlth 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.exlsting
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)? [ ]
c) Substantially alter the existing drainage pattern of the site or
area, Including through the alteration ofthe course of a stream or
river, In a manner that would result in substantial erosion or
siltation on. or off-site? [ ]
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?
e) Create or contribute runoff ,water which would exceed the
capacity of existing or planned stonnwater drainage systems or
provide substantial additional sources of polluted runoff? [ ]
1) Otherwise substantially degrade water quality [ ]
g) Place housing within a 1 DO-year flood hazard area as mapped on
a federal Flood I:lazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
h) Place structures within a 1 aD-year flood hazard area, which would
Impede or redirect flood flows? [ ]
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?
j) Inundation by seiche, tsunami, or mudflow?
k) Potential Impact of project construction on storm water runoff?
I) Potential Impact of project post-construction activity on storm
water runoff?
m) Potential fot 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? [ ]
n) Potential for the discharge of storm water to cause significant
harm on the biological Integrity of the waterways and water
bodies? [ ]
0) Potential for discharge of storm water to impair the beneficial
uses of the receiVing waters or areas that provide water quality
benefrt? ' [ )
p) Potential for significant changes In the flow velocity or volume of
storm water runoff that can cause environmental harm? [ ]
q) Potential for significant Increases In erosion of the project site or
surrounding areas? [ ] [ ] [] []
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center in a suburban commercial/residential transition area that is zoned for and developed with
commercial and residential uses. This project will not violate Regional Water Quality Control Board water
quality standards or waste discharge requirements, will not alter absorption rates, drainage patterns,
[ ]
[ ]
[ ]
[ ]
[ ]
[ I
[ ]
I ]
I ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ )
[ ]
[ I
[ ]
[ ]
[ ]
[ ]
[ ]
1 ]
[ ]
[ ]
[ ]
[ ]
[ I
[ ]
[ )
CEQA Checlc!tst 4199
No
Impact
[X]
[X]
[X)
[X]
[X]
[X]
[X]
[X]
[X]
[XI
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
e
e
.
Ale No.: CUP 02-007
Less Than
Slgnlflcent
PotenHally With Less Than
Slgnlflcant Mltlga\Ion Significant No
Impact IllCOIpOraIIon Impact Impact
surface runoff, surface water conditions, or ground water conditions. There are no Special Flood Hazard
Areas In the City of Arcadia, as determined by the Federal Emergency Management Agency (FEMA). The
site Is not within a Dam Inundation Area, and will not expose people to any additional or Increased hazard
levels. The project is subject to the National Pollutant DISCharge Elimination System (NPDES)
requirements, and the construction plans will be reviewed so that the project Includes all required measures
and practices.
IX. LAND USE & PLANNING - Would the project:
a) Physicelly divide an established community? [ ] [ ] [] [X]
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? [ ] [ ] [] [XI
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan? [ ] [ I [] [X]
The project Is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commercial/residential transition area that Is zoned for and developed with
commercial and residential uses that are consistent with the City's General Plan. The project. is consistent
with the commercial zoning of the site, subject to a Conditional Use Permit.
X. MINERAL RESOURCES - Would the project:
, ..
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 of a locally important mine.ral
resourca recovery site delineated on a local general plan, specific
plan or other land use plan? [ ] [ ] [I [X]
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center in a suburban commerciaVresidential area that is zoned for and developed with c;ommerclal and
residential uses. No mineral resources are known to exist at the site.
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? [ ] [ ] [X] []
b) Exposure of persons to, or generatio(l of excessive groundbome
vibration or groundbome noise levels? [ ] [ ] [X] []
c) A substantial permaneni 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? [ I [ ] [X] []
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 wor1<ing In the project area to excessive noise levels? [ ] [ ] [] [XI
f) For II project within the vicinity of a private airstrip, would the
project expose people residing or wor1dng In the project area to
excessive noise levels? [ J [ ] [] [XI
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commerciaVresidential transition area that Is zoned for and developed with
commercial and residential uses. The project should not expose people to any excessive noise levels or
vibrations. The nearest residential uses are across an aD-foot wide public right.of.way. The project
Includes the extension of a screen wall to Improve the noise and visual screening of the shipping and
Form .. J-
-9-
CECA Checklist 4199
e
e
-
File No.: CUP 02-007
Less Than
Slgnlflcenl
Potentially WIth Less Than
Significant MJlJgaJJon Slgnlf1eant No
, Impact Incorporallon Impact 'Impact
receiving area. A condltJon of approval may prohibit deliveries and maintenance activities between the
hours of 9:00 p.m. and 6:00 a.m. The subject property Is not within two miles of a public airport, and there
should not be any excessive construction related noise and/or vibration impacts to the surrounding
properties.
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)? [ ] [ ] I] [X]
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere? [ ] I ] [J [X]
c) Displace substantial numbers' of people, necessitating the
construction of replacement housing elsewhere? [ ] I ] [] [X]
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center in a suburban commerclaVresldential transition area that Is zoned for and developed with
eommerclal and residential uses. The site. is zoned for commercial uses and no existing or potential
housing is being displaced by this project. This project will not have any impacts on the housing and/or
population of the area.
XIII. PUBUC 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 perfonnance objectives for any of
the public services:
a) Fire protection? I ] I ] [] [X)
b) Police protection? [ ] [ ] I] [X]
c) Schools? [ ] [ ] [] [X]
d) Parks? [] [] I] [X]
e) Other public facilities? I ] [ ] I] [X]
The project Is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commercial/residential transition area that Is zoned for and developed with
eommercial and residential uses. This project Is consistent with the City's General Plan, and should not
have any impacts on public services. Any necessary extensions or additions of public facilities will be
provided by this project. Ifthe project resulls In any nuisance, the Conditional Use Pennit 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 facility would occur or be accelerated? [ ] [ I [] [X)
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 ] [] [X)
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commerclaVresldential transition area. This project will not have any impacts on
recreational facilities or opportunities.
XV. TRANSPORTATION I TRAFFIC - Would the project:
8) 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)? I ] [ ] [XI I]
Form ':'J"
-1G-
CEQA Checl<tlsl' 4199
e
e
e
File No,: CUP 02-007
Less Than
Significant
Potontlally With loss Than
Significant Mitigation Slgnfficant No
Impact Incorporation Impact Impact
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management
agency for designated roads or highways? [ ) [] . [] [X]
c) Result in a change In air traffic pattems, Including either an
Increase In traffic levels or a change in location that results in
substantial safely risks? [ ] [ ] [.] [X]
d) Substantially Increase hazards due to a design feature (e.g.,
sharp curves or dangerous Intersections) or incompatible uses
(e.g., fann equipment)? [ ) [ ] [] [X]
e) Result In Inadequate emergency access? [ ) [ ] [] [Xl
f) Result In Inadequate parking capacity? [ ] [ ] [] [X]
g} Conflict with adopted policies, plans, or programs supporting
altemative trensportatlon (e.g., bus tumouts, bicycle recks)? [ ] [ ] [] [X]
The project Is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commerciaVresidentlal transition area. A Traffic Impact Report concluded that no
significant Increases in traffic would result from this project, and that the project would be consistent with
the City's transportation and circulation plans. The project Includes the relocation of a driveway that will
eliminate an existing hazardous situation. The number of parking spaces that will be available for the uses
at the subject center will exceed the City's minimum requirements, and required congestIon management
provisions will be Incorporated into the project. This project will not have any of the above Impacts.
XVI, UTILITIES & SERVICE' SYSTEMS - Would the project:
a} Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board? [[ ] [] [Xl
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? [ ] [ ] [] [X]
c) Require or result in the construction of new stonn water drainage
facilities or expansion of existing facilities, the construction of
which could cause signlficant.environmeiltal effects? [ ] [ ] [] [X],
d) Have sufficient water supplies available to serve the project f(1)m
existing entitlements and resources, or are new or expanded
entitlements needed? [ ] [ ] [] [Xl
e} Result in a detennlnation by the wastewater treatment provider,
which serves or may selVe the project that It has adequate
capacity to selVe the project's projected demand in addition to
the providers existing commitments? [ ] [ ] [] [X]
f) Be selVed by a landfill with sufficient pennltted capacity to
accommodate the project's solid waste disposal needs? [ ] [ ] [) [X]
g) Comply with federal, state and local statutes and regulations
related to solid waste? [ ] [ I [] [Xl
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center In a suburban commerclaUresidentlal transition area. This project is consistent with the City's
General Plan, and will provide any necessary extensions of public facilities and/or utility systems. The
projectwill comply with all required wastewater discharge treatment provisions. A recycling facility already
operates at this shopping center. 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 seif.
Form" J"
CEOA Checklist 4199
-11'
e
e
e
File No.: CUP 02-007
Less Than
Significant
Potentially Wlth Less Than
Significant Mlllgellon Slgnlflcent No
Impect Incorporellon Impact Impact
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 Califomla history or prehistory? [ I [ I [I [Xl
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.) " [ I [ I [Xl [I
c} Does the project have environmental effects, which will cause
substantial adverse effects on human beings, either directly or
Indirectly? [ I [ I [I [Xl
The project is an addition and remodel to an existing grocery store at an existing neighborhood commercial
center in a suburban commerciallresldential transition area. With the exception of the potential for
approval of other uSes on-site that could result in a parking demand In excess of the available parking, or
In unacceptable traffic volume increases in the Immediate vicinity of the project, this project will not have
any of the 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.
Form "J"
-12-
cEaA Checklist 4199
File No. CuP D'2 - lJo7
e3.
e
Date Filed:
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 574-5400
ENVIRONMENTAL INFORMATION FORM
4~Ot..
General Information .
1. Name and address of developer or project sponsor:
'R/).\fl~"" GrDe.er1 CDmpanL.{
PtIl......ric..1<... ~~...bu', <"''''';0('" 11,'1'11 .pl"~sl~+-
P. D. 2.o..c ~~
2. Address of project (Location):
Los Pr-n~~ us. ~A 'iOD6-f
, ..
4.
~.fil,^ 'j)f'I"~ vJe44-' I1C ~ns.e.f- 'Bcule./t}.("d
Name, address and telephone number of person to be contacted concerning this project:
'D'L...t..ll'\d.411..::H~~ J fi~t:-/..v-r A-SS~IA+l!'.s
~ I
q()6 ..j:e.kor:"" +VUlV-L.. ,ft...-;!:c,L.. "A 4DZQ/
. .
(3\DJ Bz-I- ~~~y; @IO) gz..k~~~4 UII (-';Inj Z'5'1-D'il'74_
e........ I', ';ioSC.ke...-a~~...'k'!: t!'tlt+b:.ColYl .
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:
.ki~ - c;'.AoSt'VlP
6\Pt~- *a.I~~V\."""
Zoning: C. - z..
5.
6. General Plan Designation: Comme..rda...f
Prolect DescriPtion
7.
Proposed use of site (project description):
~ol~ol'1 Df. h,t;J'B f '*" e"i~+r",~ ~./t;.il ~ ftf~nt-Itr Iol~ N ,qt", 1 of:.
Q..l'-i~tv..A.tk'.e.... I.\l,t -h -ey.>~ W1~I-"~ 3',ilte.9'.fo e.~ of-4dJaoifl.
..
9.
Site Size: z.o~Mz.. Sq. Ft./ ~(1l'7
Square footag~ per building:
Acre(s)
~I MMc..--r h~.Lldif\~ L4f"'" e.DMpU-Hl1t'\ wll bt.- -+41 '1DZ- ~
10. Number of floors of construction:
J)M (~
11. Amount of off-street parking provided:
--1Z,...4 bpI) U S
12.. ProposedschedulinQ of project:
A.?A.P.
13. Associated projects:
~0ft4..-
14. Anticipated incremental development:
e
15.
NOM-
If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of.household sizes expected:
N/Pr
.
16. If commercial, indicate the type, Le. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation:
. Ni~\>>f~oa& MMI:bI- 11.1\-1+. flJ. --hJJo(Z) .b:1~_lood.'ncrdOlL-
17. If industrial, indicate type, estimated employment per shift, and loading facilities:
N/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:
N }(}or
.
19. If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
. (!p.dr-hullal ULI fJ'M'htff ~,.~ b.f;f.s'-k ~4VJ 4' t1lt1Jh/.'~ .be~r:s a.uI .fw-.
~Y'p"-",s<'"", ~ -ho.L ~ b.I"IeIIj<~ w,'f11l.. IOo~ tJJ(: 1!I$;,4..+i,,/''1 ~~~.
EnWonlnfoForm -2- 4/01
.iO' Are the following items applicable to the project or its effects?
.' checked yes (attach additional sheets as necessary).
YES NO
.21. Change in existing features of any hills, or substantial alteration of ground
contours.
22. Change in scenic views or vistas from existing residential areas or public
lands or roads.
23. Change in pattern, scale or character of general area of project.
24. Significant amounts of solid waste or litter.
25. Change in dust, ash, smoke, fumes or odors in vicinity.
26. 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 onfilled.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?
o 0 34. If you answered YES to question no. 33, may this project cause significant
effects on the environment that were not examined in the prior EIR? N / A
Environmental Settina .
Oji:l
O~
O~
o 18
ooa
O~
0 ~ 27.
0 W 28.
eO iii 29.
0 1'1 30.
O~ 31.
o 1lJ' 32.
o iii 33.
Discuss. below all items
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.)
35.
e
EnvlltlnlnfoForm
-~
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. 'jXPIJU ~ o.=H-i.e4<4e(
Certification
I hereby certify that the statements furnished above and ,n 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~02-
~t4--
ure
For RolphS a~ ~P"H1
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e
EnvlronlnfoForm
-4-
4/01
. .
I
RALPHS GROCERY
1101 WEST HUNTINGTON DRIVE, ARCADIA
e
PROJECT DESCRIPTION
Pumose
The pwpose of the proposed project is to expand the existing market on the
site to better serve the residents of Arcadia and the surrounding
communities. The expansion will allow for the opportunity to update the
exterior design of the store and with the increase in floor area, offer a better
selection of goods and specialty departments within the store.
Entitlements
e
Section 9263.6.7 of the Arcadia Municipal Code requires that ". .. any
building containing more than twenty thousand (20,000) square feet of gross
floor area shall be constructed within one hundred (100) feet of any lot or
parcel of property in Zone R-3 or any more restrictive zone unless a
conditional use permit be first obtained..." Though the expansion of the
building is only 13,070 square feet, the total structure will be 44,702 square
feet and will be located 80 feet from the R-3 Zoned property to the east of
the site. Section 9263.1.2 requires a conditional use permit" . . . for every
retail business sellingJiquor for off-premises consumption...and located less
than one hundred fifty (150) feet from a residentially zoned property. The
continued sale of alcoholic beverages atthis location therefore, also requires
a conditional use permit.
, ..
There is an existing conditional use permit for the subject property though
only for the previous expansion of the subject market and not for the off.
premises consumption of alcoholic beverages. Case No. C.D. P.81-5 was
adopted by the PIllnning Commission as Resolution 1167 on June 30,1981,
and is attached for reference. The existing conditional use permit
requirement for alcoholic beverage sales was adopted on September 6,1988.
Existinlr Uses
There is an existing structure to the west of the market that will be
demolished. This structure consists of the 2,210 square foot V.P. Discount
Health Food store and the vacant Golden Lotus Restamant with 4,307 square
e feet for a total of6,518 square feet.
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RALPHS GROCERY
1101 WEST HUNTINGTON DRIVE. ARCADIA
The original market was built on the site in 1948 and was expanded to its
existing configuration and size in 1981. The current market is 31.828 square
feet. Of this area. 196 square feet will be demolished and 13.070 square feet
will be added. primarily to the north. extending an additional 74 feet into the
existing parking area. The future store will be 44,070 square feet.
Pedestrian Access and Amenities
The existing entrances are located on the north and south sides of the
building towards the western end of the structure. These entrances will be
closed and anew primary entrance will be placed at the southwest comer of
the store. A tower element above this entrance will give the store an identity
towards Huntington Drive. At the base of the tower will be an outdoor
seating area protected by a low wall and embellished with landscaping. 'A
secondary exit will be placed on the west wall of the store facing the
majority of the parking field. .
. ..
Loading
The existing lOading dock at the rear of the store adjacent to Sunset
Boulevard will remain. This area is now protected and shielded from view
by a screen wall 7 feet in height. This screen wall will be increased to a
height of 12 feet and extended to the north approximately 11 feet to
adequately screen the trucks from the adjacent properties east of Sunset
Boulevard. The wall will be plastered with a cap to match the new faQade
and cornice of the. store building.
Drivewavs
The existing vehicular driveways will remain, with the exception of that
driveway on Sunset Boulevard just north of Huntington Drive at the front of
the building. This driveway will be relocated to Huntington Drive just west
of Sunset Boulevard.
Parking
There are 139 parking spaces on this half of the shopping center site used
primarily by customers of the market. With the reconfiguration of the
parking. there will be 78 future parking spaces on this portion of the site.
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I
RALPHS GROCERY
1101 WEST HUNTINGTON DRIVE, ARCADIA
e.
There are an additiona1197 spaces to the north and 149 spaces to the west,
for a total of 424 parking spaces on the site. The total parking requirement
for the.site.is 340 spaces based onthe following:
Market
Retail
Office
Bank
44,702
7,923
6,898
7.858
5/1 ,000
5/1,000
4/1,000
6/1,000
224
40
28
48
340
Cart storage will be disbursed throughout the parking areas adjacent to the
building.
LandscaDinl!:
Landscaping will be added within the new parking areas, around the entry
tower, and north of the loading dock facing the residential uses to the
northwest of the site. The total landscaped area will be 4,020 square feet or
. 3% oftbe market site area of 118,674 square feet.
Height
The maximum height of the building will be approximately 33 feet to the top
of the two tower elements located above the customer entrances to the store.
The majority of the building will be at 24-feet within one-story with the
exception of an existing mechanical mezzanine area within tlle interior of the
building.
Desilm
The fayade of the building will be articulated both horizontally and vertically
using a mixed shape of arches, both square and circular, some with
protruding metal awnings. The building entries are identified with mission
tile roofed towers.
Adiacent ProDerties
.
To the north of the site is the remainder of the subject parcel developed with
the headquarter building for Vons Grocery and previously occupied by the
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RALPHS GROCERY
1101 WEST HUNTINGTON DRIVE, ARCADIA
May Company. The area between this building and the site is surface
parking and a parking structure with approximately 1,329 spaces.
To the south are predominantly two-st()ry multiple-family dwellings on the
south side of Huntington Drive (with 200 feet of right-of-way), on R-3
zoned lots.
To the west is the remainder of the shopping center with approximately
15,000 square feet of bank and retail uses on the ground floor and second
story offices above. West ofMichillinda Avenue are offices facing
Huntington Drive in the C-O Zone and single-family dwellings located in
the R-l Zone.
To the east of the site is Sunset Boulevard dedicated to a width of80 feet.
The properties at the northeast comer of Huntington Drive and Sunset
Boulevard are located in the C-O zone and are developed with office uses.
To the north of these parcels are multiple-family dwellings located in the R-
3 Zone.
4