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RESOLUTION NO. 1642
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL
USE PERMIT NO. 01-012 TO REOPEN A DRIVE-THROUGH
RETAIL BUSINESS FOR THE PURPOSE OF SELLING DAIRY
PRODUCTS AND RELATED MERCHANDISE AT 341 EAST
FOOTHILL BOULEVARD.
WHEREAS, on April 23, 2001, a conditional use permit application was
filed by Robert H, Daggett, A.IA, on behalf of the property owner, Mona S. p,
Eremita, to reopen a drive-through retail business for the purpose of selling dairy
products and related merchandise from 8:00 a,m. to 8:00 p,m" seven (7) days a
week (Development Services Department Case No. C.U.P, 2001-008) at 341
East Foothill Boulevard, more particularly described as follows:
Part of Lot 3, of the Webber Wile & Michael Replat, in the City of Arcadia,
County of Los Angeles, State of California, as per the Miscellaneous
Records in Book 53, page 31 of Official Records, in the Office of the
County Recorder of Said County.
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WHEREAS, a public hearing was held on June 12, 2001, at which time all
interested persons were given full opportunity to be heard and to present
evidence.
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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 June 12, 2001, is true and
correct.
SECTION 2. This Commission finds:
1. That the granting of such conditional use permit will not be detrimental
to the public health or welfare, or injurious to the property or improvements in
such zone or vicinity,
2. That the use applied for at the location indicated is a proper one for
which a Conditional Use Permit is authorized.
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3, That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping and other features are adequate to adjust said use with the land and
uses in the neighborhood.
4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
5. That the granting of such conditional use permit will not adversely
affect the comprehensive General Plan because the proposed reopening of a
drive-through retail business upon the site will rehabilitate a vacant commercial
building that is within a developed commercial area.
6, That the evaluation of the environmental impacts as set forth in the
initial study is appropriate and that the project will have no significant effect upon
the environment within the meaning of the Califomia Environmental
Quality Act of 1970, and, when considering the project asa whole, there was no
evidence before the City that the proposed project would have any potentially
adverse effect on wildlife resources or the habitat upon which wildlife depends,
and, therefore, a Negative Declaration was approved.
SECTION 3. That for the foregoing reasons this Commission grants
Condition Use Permit 2001-012, to reopen a drive-through retail business for the
purpose of selling dairy products and related merchandise from 8:00 a.m. to 8:00
p,m., seven (7) days a week, at 341 East Foothill Boulevard, subject to the
following conditions:
1. That a color scheme for the proposed repainting, and elevations of the
new rooftop mechanical equipment screen shall be required prior to the issuance
of a building permit, and subject to the review and approval of the Development
Services Director.
2. The existing asphalt paving shall be repaired and covered with an
appropriate slurry seal finish. The repair work shall be subject to the review and
approval of the Development Services Director prior to the occupancy of the
building,
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3. The existing freestanding sign, which is oversized and in need of
repair, shall be removed and replaced with a new, lower profile monument sign
that shall not exceed a maximum height of 6'-0" and a maximum sign area of 50
square feet per sign face, The existing freestanding sign shall be removed prior
to the occupancy of the building, and the plans for the new monument sign shall
be subject to the review and approval of the development Services Director.
4. A landscape and inigation plan that identifies the type, size, quantity,
and spacing of the proposed planting material shall be required prior to the
issuance of a building permit, and subject to the review and approval of the
Development Services Director, Said plan shall also provide for additional
landscaping to.beadjacent to the rear property line wall and along the 23'-0" turn
lane radius, as recommended by staff on the submitledsite plan, The
recommended landscape buffer shall include a minimum of two 36,inch box
trees.
5. A trash enclosure shall be provided behind the subject building prior to
the final building inspection, and subject to the review and approval of the
Development Services Director.
6. Any vending machines or ice coolers shall be within the building,
7. Approval of C.U.P, 2001-012 shall not take effect until the property
owner and applicant have executed and filed the Acceptance Form that is
available from the Development Services Department to indicate awareness and
acceptance of the conditions of approval.
8. Noncompliance with the provisions and conditions of this conditional
use permit shall constitute grounds for its immediate suspension or revocation of
said permit.
SECTION 4, The decision, findings and conditions contained in this
Resolution reflect the Planning Commission's action of June 12, 2001, and the
following vote:
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AYES: Commissioners, Huang, Kalemkiarian, Olson
NOES: None
ABSENT: Bruckner
SECTION 5. The Secretary shall certify to the adoption of this
Resolution and shall cause a copy to be forwarded to the City Council of the City
of Arcadia,
I HEREBY CERTIFY that the forgoing Resolution No, 1642 was adopted
at a regular meeting ot-the Planning Commission held on June 26, 2001 by the
following vote:
AYES:
NOES:
ABSENT:
Commissioners, Huang, Kalemkiarian, Olson
Bruckner, Murphy
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Chairman, Plan / ing Commission
City of Arcadia
A ~~jT:
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Secretary, Planning Commission
City of Arcadia
APPROVED AS TO FORM:
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Stephen p, Deitsch, City Attomey
City of Arcadia
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,'" ',' i,' STAFF REPORT
rl'EVELoPMENT'smmCES DEPARTMENT
June 12, 2001
TO: Arcadia City Planning Commission
FROM: Donna L Butler, Community Development Administrator
By: Corkran W. Nicholson, Pla.nning Services Manager
SUBJECT: Conditional Use Permit No. 2001-012
SUMMARY
The subject of this staff report is a request for a conditional use permit to reopen
a drive-through retail business for the purpose of selling dairy products and
related merchandise at 341 East Foothill Boulevard.
The Development Services Department is recommending approval of the
requested conditional use permit subject to the conditions in this staff report.
. GENERAL INFORMATION
APPLICANT: Robert H. Daggett, AlA (Agent on behalf of the property owner,
Mona S, P. Eremita)
LOCATION: 341 East Foothill Boulevard
REQUEST: A conditional use permit to reopen a drive-through retail business
for the purpose of selling dairy products and related merchandise
from 8:00 a.m. to 8:00 p.m" seven days a week.
LOT AREA: 6,146.68sq.ft. (0.14 acres)
FRONTAGE: 41.14 feet along Foothill Boulevard
EXISTING LAND USE & ZONING:
The site is developed with a singe-story commercial building (constructed
In 1962), and is zoned C-2 (General Commercial).
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SURROUNDING LAND USE & ZONING:
North: Single-family residential; zoned PR-1 and R-1
South: General Commercial uses; zoned C-2
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'\ East: A parking lat; zaned C-2, and an office bUilding that is in the City
~ , af Manrovia "~
~est: General Cammercial uses; zoned C-2---
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GENERAL PLAN DESIGNATION:
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The site is designated as Single-Family Residential-o~ dwelling units per
acre,
BACKGROUND INFORMATION
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, The subject building with its drive-througn service area was constructed in 1962,
by Adohr Dairy Farms, Inc. for the purpase af selling dairy products and related
merchandise. This business was established' priar to the requirement af a
conditlanal use permit for drive-in businesses, which became effective in. 1968.
Our recards indicate ,that the drive-through business lasted until March 2000.
S!nce'such time ,the subject' building has remained vacant, and has become a
, praperty maintenance issue that is currently being handled by Cade Services for
campliance purposes.
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PROPOSAL & ANALYSIS
The applicant is requesting .a conditional use permit to. reopen the site's pre-
exi,sting drive-thraugh retail business, which includes the rehabilitation ef the :1
existing 650 sq.ft. bl:lilding, and variaus site improvements to. enhance the on-site e '
drive-through and parking areas, perimeter walls', 'and signage. Such
improvements are no.ted an the submitted 'site plan, and weuld consist ef the
failewing:
. New landscape planters wo.uld l;Ie provided 'at the base of the existing
, freestanding sign and atthefro.nt of the building.
. Repair the asphalt paving, and re-strlpe the en-site drive-through' and
parking areas.
. Replace the reeftop mechanical equipment screen.
. Repair and paInt the exIsting maseniyperimeter walls.
. Repair and cempletely r!:lpaint the building, and the existing freestanding
~ign.
If the applicant's request i~ granted, a cdler scheme for the proposed repainting,
and elevatians of the new'reoftop mechanical equipment screen will be required
C,U.p. 2001-012 '
June 14, 2001
Page 2
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East: A parking lot; zoned C-2, and an office building that is in the City
of Monrovia
West: General Commercial uses; zoned C-2
GENERAL PLAN DESIGNATION:
The site is designated as Single-Family Residential 0-6 dwelling units per
acre.
BACKGROUND INFORMATION
The subject building with its drive-through service area was constructed in 1962,
by Adohr Dairy Farms, Inc. for the purpose of selling dairy products and related
merchandise, This business was established prior to the requirement of a
conditional use permit for drive-in businesses, which became effective in 1968.
Our records indicate that the drive-through business lasted until March 2000.
Since such time the subject building has remained vacant, and has become a
property maintenance issue that is currently being handled by Code Services for
compliance purposes.
PROPOSAL & ANALYSIS
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The applicant is requesting a conditional use permit to reopen the site's pre-
existing drive-through retail business, which includes the rehabilitation of the
existing 650 sq.ft. building, and various site improvements to enhance the on-site
drive-through and parking areas, perimeter walls, and signage. Such
improvements are noted on the submitted 'site plan, and would consist of the
following:
. New landscape planters would be provided at the base of the existing
, freestanding sign and at the front of the building.
. Repair the asphalt paving, and re-stripe the on-site drive-through and
parking areas.
. Replace the rooftop mechanical equipment screen.
. Repair and paint the existing masonry perimeterwalls,
. Repair and completely repaint the building, and the existing freestanding
sign.
If the applicant's request is granted, a color scheme for the proposed repainting,
. and elevations of the new rooftop mechanical equipment screen will be required
C,U,P, 2001-012
June 12., 2001
Page 2
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prior to the issuance of a building permit, and subject to the review and approval
of the Development Services Director. In addition, a landscape and irrigation
plan that identifies the type, size, quantity, and spacing of the planting material
will be required for such review and approval.
The applicant informed staff that the proposed business only requires two to
three employees at any time. The business hours would be from 8:00 a.m. to
8:00 p.m., seven days a week.
PARKING
On-site parking consists of 3 spaces, which in staffs opinion is adequate since
the number of employees for the business would be minimal, and that any walk-
in business should be incidental to the primary drive-through service. On-street"
parking is also available.
The applicant is proposing to repair the asphalt paving that is currently
throughout the on-site drive-through and parking areas but has not indicated the
extent of the repair work. In staffs opinion, such paving should be removed
because of its deteriorated condition (see the submitted site photos) and
replaced with new asphalt.
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SIGNAGE
The existing freestanding sign, which was installed in 1962, exceeds the current
maximum sign area requirement of 50 square feet per sign face, which is based
on a street frontage up to 51'-0". The subject property has a street frontage of
49.14 feet, and the subject sign has approximately 90 square feet of signage on
each face. Staff feels that the oversized sign, which is in need of repair, should
be removed and replaced with a new, lower profile monument sign that would
not exceed the current code requirements, and therefore would be visually
proportionate in reference to the subject property. No other signage is being.
proposed at this time.
LANDSCAPING
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As previously noted, the applicant is proposing two landscape planters to
enhance the front of the property. No landscaping is proposed within the rear
portion of the site, which abuts a single-family residence (see the attached Land
Use and Zoning Map). Staff is recommending that additional landscaping be
provided adjacent to the rear property line wail and along the 23'-0" turn lane
radius, as noted on the site plan, to further enhance the property and buffer the
site from the neighboring single-family residence, which is directly north of the
site. The recommended landscape buffer should include a minimum of two 36-
inch box trees.
C.U.P.2001-012
June 12, 2001
Page 3
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The applicant shall be required to comply with all code requirements as
determined necessary by the Building Official, Fire Marshall, Public Works
Services Director, and the Development Services Director.
CEQA
Pursuant to the provISions of the California Environmental Quality Act, the
Development Services Department has prepared an initial study for the proposed
project. Said initial study did not disclose any substantial or potentially
substantil:11 adverse change in any of the physical conditions within the area
affected by the project including land, air, water, minerals, flora, fauna, ambient
noise and objects of historical or aesthetic significance. When considering the
record as a whole, there is no evidence that the proposed project will have any
potential for an adverse effect on wildlife resources or the habitat upon which the
wildlife depends. Therefore, a Negative Declaration has been prepared for this
project.
RECOMMENDATION
The Development Services Department recommends approval of Conditional
Use Permit No. 2001-012 subject to the following conditions:
e 1. That a color scheme for the proposed repainting, and elevations of the new
rooftop mechanical equipment screen shall be required prior to the issuance
of a building permit, and subject to the review and approval of the
Development Services Director.
2. The existing asphalt paving shall be removed and replaced with new
asphalt.
3. The existing freestanding sign, which is oversized and in need of repair,
shall be removed and replaced with a new, lower profile monument sign that
shall not exceed a maximum height of 6'-0" and a maximum sign area of 50
square feet per sign face.
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4. A landscap,e and irrigation plan that identifies the type, size, quantity, and
spacing of the proposed planting material shall be required prior to the
issuance of a building permit, and subject to the review and approval of the
Development Services Director. Said plan shall also provide for additional
landscaping to be adjacent to the rear property line wall and along the 23'-0"
turn lane radius, as'recommended by staff on the submitted site plan. The
recommended landscape buffer shall include a minimum of two 36-inch box
trees.
C.U.P.2001-012
June 12, 2001
Page 4
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5. A trash enclosure shall be provided behind the subject building prior to the
final building inspection, and subject to the review and approval of the
Development Services Director.
6. Any vending machines or ice coolers shall be within the building.
7. Approval of C.U.P. 2001-012 shall not take effect until the property owner
and applicant have executed and filed the Acceptance Form that is available
from the Development Services Department to indicate awareness and
acceptance of the conditions of approval.
8. Noncompliance with the provisions and conditions of this conditional use
permit shall constitute grounds for its immediate suspension or revocation of
said permit.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this conditional use permit
application, the Commission should move to approve and file the Negative
Declaration, and direct staff to prepare a resolution which incorporates the
Commission's decision, specific findings and conditions of approval as set forth
in the staff report, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this conditional use permit
application, the Commission should move for denial and direct staff to prepare a
resolution Which incorporates the Commission's decision and specific findings.
If any Planning Commissioner, or other interested party has any questions
regarding this application prior to the scheduled public hearing, please contact
Corkran W. Nicholson at (626) 574-5422.
orina L. Butler
Community Development Administrator
Attachments: Land Use & Zoning Map
Negative Declaration & Initial study
Site Plan
C.U.P.2001-012
June 12. 2001
Page 5
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Land Use and Zoning Map.
C.U.P.2001-012
341 East Foothill B1v~L
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tNORTH
Scale; 1 inch d 1 00 feet
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File No.: C.U.P. 2001.Q12
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
. NEGATIVE DECLARATION
A. Title and Description of Project:
condltJoal Use Permit 2001-012: A conditional use pennit to reopen a drive-through retail business
for the purpose of selling dairy products and related merchandise from 8:00 a.m. to 8:00 p.m., ,seven
days a week,
B. Location of Project:
341 East Foothill Boulevard
Arcadia, CA 91006
C. Name of Applicant, Sponsor or Person Undertaking Project:
Applicant: Robert H. Daggett, AlA (Architect on behalfof the property owner, Mona Eremita)
The City Council 0 Planning Commission ~ing reviewed the InitJal Study of this proposed project"
and haVing reviewed the written comments received prior to the public meeting of the City Council,
Including the recommendaiton of the City's staff, does hereby find and declare that the proposed proJect
will not have a siginificant effect on the environment. A brief statement of the reasons supporting the City
Council's findings are as follows:
The City Council 0 Planning Commission ~erebY finds that the NegatJve Declaration reflects Its
independent judgement. A copy of the In~ial Study may be obtained at:
Community Development Division
City of Arcadia
240 W. Huntington Dr.
Arcadia, cA 91007
(626) 574-5423
The location and custodian of the documents and any other material which constiture the record of
proceedings upon which the City based its decision to adopt this Negative Declartlon are as follows:
Community Development Division
City of Arcadia
240 W. Huntington Dr.
Arcadia, CA 91007
(626) 574-5423
Date:
Date Posted:
Corkran We NiCholson
Staff
Mav 1.2001
4/01
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ENvIRONMENTAL CHECKLIST FORM
. 1. Project Title:
Conditional Use Permit No. 01-012
2. Lead Agency Name and Address:
City of Arcadia
Development Services Department
Community Development Division I Planning Services
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91066-6021
3. Contact Person and Pbone Number: Corkran W. Nicholson at (626) 574-5422
4. Project Location: 341 East FoothiIlBoulevard, Arcadia, CA 91006
5. Project Sponsor's Name and Address:
Robert H. Daggett, AlA
232 North Lake A venue, Penthouse Suite
Pasadena, CA 9110 I
(626) 584-1030
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6. General Plan Designation: Commercial
7. Zoning: C-2
8. Description of Project: (Describe tbe wboleaction involved, including but not limited to later
pbasesoftbe prQject, and any secondary, support, or off-site features necessary for its
implementation. Attacb additionalsheet(s) if necessary.):
A Conditional Use Permit to reopen a drive-through retail business for the purpo,se of selling dairy
products and related merchandise from 8:00 a;m. to 8:00 p.m., seven days a week.
9. Surrounding Land Uses and Setting: (Briefly describe tbe project's surroundings.)
North:
South:
East:
West:
A single-family residential dwelling; zoned PR-I
General commercial uses; zoned C-2
A parking lot; zoned C-2
Office building; zoned C-2
10. Otber public agencies wbose approval is required (e.g., permits, financing approval, or
participation agreement):
The City Building Services, Engineering Division, Fire Prevention, Water Services and Public Works
Services Department will review the proposed improvement plans for compliance with all applicable
construction codes, and will oversee the construction phase of the site improvements. The Los
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CITYIRVPUB120002001/546265
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Angeles County Health department for compliance with local health codes will also review the tenant
improvemenfS for the drive-through business.
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 - Agriculture Resources Air Quality
Biological Resources - Cultural Resources - Geology / Soils
Hazards & Hazardous - Hydrology / Water Quality Land Use I Planning
Materials
- Noise - Population / Housing
- Mineral Resources
Recreation - Transportation / Traffic
Public Services
Mandatory Findings of
Utilities / Service Systems Significance
DETERMINATION (To be completed by the Lead Agency):
On the basis of this initial evaluation:
11/1 find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGA TIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because revisions in the project have been made ,by or agreed to
by the project proponent..A MITIGATED NEGATNE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed projectMA Y have,a "potentially signifiCant or "potentially significant unless
mitigated" impact on the environment, but at least one effect I) 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 requited, 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, because
all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuanUo applicable standards, and (b) have been avoided or mitigated pursuant
to that earlier EIR or NEGA DECLARATION, including revisions or mitigation measures that
imposed on pro os roject, nothing further is required.
1/5/200 I
Date
CITY OF ARCADIA
For
Signature
Corkran W. Nicholson
Printed Name
CITY IR VPUB12000200 11546265
FORM"f'
Page 2 of 4
EVALUATION OF ENVIRONMENTAL IMPACTS:
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1) A brief explanation is required'for all answers except ''No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses following
each question. A ''No Impact" answer is adequately supported if the referenced information
sources show that the impact simply does not apply to Projects like the one involved (e.g. the
projectfalls outside a fault rupture zone). A ''No Impact" answer should be explained where it is
based on project-specific factors as well as general standards (e;g; the 'project will not expose
sensitive receptors to pollutants, based on a projectcspecific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-
site, cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect is significant. If there are one or more "Potentially Significant
Impact" entries when, the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where
the incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
(mitigation measures from. Section XVII, "Earlier Analyses," may be cross-referenced).
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5) Earlier analyses maybe used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available,for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures based
on the earlier analysis.
c) Mitigation Measures. For effects that are ''Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were incorporated or refined
from the earlier docwnent 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 docwnent should, where appropriate, include a reference to the page or pages
where the statement is substantiated.
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CITY IR VPUB12001/3 J 3 785
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7) Supporting Information Sources. A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however,
lead agencies should normally address the questions form this checklist that are relevant to a
project's environmental effects in whatever format is selected.
9) The explanation of each issue should illentify:
a) the significance criteria or threshold; if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
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CITYIRVPUB/200 1/313785
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FileNo: C.U,P. 01-012
Issues:
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but
not lim ited to, tress, rock outcroppings, and historic
buildings within ,a state scenic highway?
c) Substantially degi-ade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
The proposed reopening of a drive-through retail
business upon the site will rehabilitate a vacant
commercial building. Any exterior improvements will
be reqllired to comply with local architectural
standards and illumination limits, and will not result
in any oHhe above impacts.
II. AGRICULTURE RESOURCES. In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site.
Assessment Model (J 997) prepared by the California
Dept of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or _
Farmland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Farmland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
CITY/R VPUBfl000200I f546265
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Potentially
Significant
Impact
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Less Than
Significant
With
Mitigation
Incorporated
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Less Than
Significant No Impact
Impact
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FORM"!"
x
x
x
x
x
x
.
.
.
FileNo: C.U.P. 01-012
Issues:
Potentially
Significant
Impact
c) Involve other changes in the existing environment that,
~
due to their location or nature, could result in conversion
of Farmland, to non-agricultural use?
The proposal is for a commercial use, which is
consistent with the neighboring commercial
development, and will not result in any of the above
impacts in reference to agricultural resources.
m. AIR QUALITY. Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be relied
upon to make the following determinations. Would the
project:
a) Conflict with or obstruct implementation of the ~
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is oon-
attainment under an applicable federal or state ambient air
quality standard '(including releasing emissions, which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant ~
concentrations?
CITYIRVPuB120002001/546265
2
Less Than
Significant
With
Mitil!lltion
Incorporated
~
Less Than
Significant Jo!o Impact
Impact
-
FORM "]"
x
x
x
x
x
.
.
.
FileNo: C.U.P. 01.012.
Issues:
e) Create objectionable odors affecting a substantial
nwnber of people?
The proposed reopening of a drive-through retail
business upon the site will be in accordance with City
codes and subject to local air quality regulations as
administered by the South Coast Air Qnality
Management District which should prevent any
impacts relative to the above items (a) and/or (b).
There are no exterior improvements proposed that
would result in an alteration to air movement,
moisture or temperature, or cause a change in climate.
No objectionable odors have been associated with the
proposed use.
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as
a candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the
California Department of Fish and Game or U.S. Fish and
Wildlife 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
California 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 Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement of any
native resilient or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
CITY IRVPUBI20002001/546265
3
Potentially
Significant
Imp><!
Less Than
Significant
With
Mitigation
Incorporated
~
Less Than
Significant No Impact
Impact
x
x
x
x
~
x
FORM "J"
e
.
.
FileNo: C.U.P. 01-012
Issues:
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
The proposal will rehabilitate a vacant' commercial
building that is consistent with the neighboring
commercial development, and will not result in any of
the above impacts in reference to biological resources.
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defmed in ~' 15064.5?
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to ~ 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 offonnal cemeteries?
There are no cultural resources on the site. The
proposal will rehabilitate a vacant commercial
building that is consistent with the neighboring
commercial development, and will not have any of the
above Impacts.
VI. GEOLOGY AND SOILS - Would the project:
a) Expose people ,or structures to potential substantial
adverse effects, inctudingthe risk of loss. injury or death
involving:
CITY IRVPUIl12000200 1/546265
4
Potentially
Significant
hnpact
-
Less Than
Significant
With
Mitigation
Incorporated
-
Less Than
Significant No hnpact
hnpact
-
x
x
x
x
x
x
x
FORM "r'
.
.
.
File No: C.D.P. 01-012
Issues:
i) Rupture of a known earthquake faul~ as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground .shaking?
Hi) Seismic-related ground failure, including liquefaction?
iv) Inundation by seiche, tsunami, mudflow, landslides,
flooding, including flooding as a result of the failure of a
levee or dam? .
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a resUlt of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defmed in Table \ 8-\-
B of the Uniform Building Code (1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wast~~~ ..
While this entire region is subject to tbe effects of
seismic activity, tbe subject location has not been
determined to be especially susceptible to any of tbe
above geological or soil problems.
CITYIRVPUB120002001/546265
5
Potentially
Significant
Impact
-
-
Less Than
Significant
With
Mitigation
Incorporated
-
-
Less Than
Significant No Impact
Impact
-
x
x
-
x
x
x
x
x
x
FORM "J"
.
.
.
FileNo: C.U.P. 01-012
Issues:
vn. HAZARDS AND HAZARDOUS MATERIALS.
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emISSions or handle hazardous or
acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed school?
d) Be located on a site which is included ona list of
hazardous materials sites compiled pursuant to
Government Code section 65962.5 and, as a result, would
it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project.
result in a safety hazard for people residing or working in
the project area?
t) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan?
CITYIRVPUB12000200 1/546265
6
Poteotially
Significant
Impact
-
Less Than
Significant
With
Mitigation
Incorporated
-
Less Than
Significant No Impact
Impact
x
x
x
x
x
x
x
FORM "J"
.
.
.
FileNo: C.U.P. 01-012
Issues:
h) Expose people or structures to a significant risk of
loss, injury or death involving wild land fires, including
where wild lands are adjacent to urbanized areas or where
residences are intermixed with wild lands?
The City Buildiug Services and the City .Fire
Department will review the proposed plans to prevent
any of the above impacts. No existing sources of
potential bealth hazards have been identified at the
subject property.
VID. HYDROLOGY AND WATER QUALITY.
Would the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
. substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (e.g., the production rate
of pre-existing nearby wells would drop to a level which
would not support 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 of the course
of a stream or river, in a manner, which 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, which would result
in flooding on- or off-site?
e) Create or contribute nmoffwater which would exceed
the capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality?
CITY IR VPUB/2000200 11546265
7
Potentially
Significant
Impact
-
Less Than
Significant
With
Mitigatinn
Incorporated
-
-
Less Than
Sigoificant No Impact
Impact
x
x
x
-
x
-
x
-
x
x
FORM"]"
.
.
.
FileNo: C.U.P. 01-012
Issues:
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
i) Place within a 100-year flood hazard area structures,
which would impede or redirect flood flows?
j) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure ofa levee or dam?
k) Inundation by seiche, tsunami, or mud flow?
The proposed site alterations would not result in any
of the above impacts in referenCe to hydrology and
water quality.
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community?
b) Contlict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan?
The proposed drive-through retail business is
consistent with the commercial zoning designation for
the area, and will complement surrounding uses. The
requested use permit is a permit process to establish
specific conditions for the consideration of allowing
the proposed nse within the City of Arcadia. Such a
permit will not affect existing land uses or general plan
designations. The operation of the proposed business
will be subject to all other environmental plans or
policies adopted by agencies with jurisdiction over this
area. There are no agricultural resources or
operations in the vicinity.
CITY IRVPUB/2000200 1/546265
8
Potentially
Significant
Impact
Loss Than
Significant
With
Mitigation
Incorporated
Less Than
Significant No Impact
Impact
x
x
x
x
x
x
x
FORM .oj"
.
.
.
FileNo: C.U.P. 01-012
Issues:
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?
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
Tbe proposed business will be required to comply witb
adopted euergy couservation requirements. None of
tbe above intpacts bave been associated witb tbe
proposed type of use. 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?
b) Exposure of persons to or generation of excessive
ground borne vibration or ground borne noise levels?
c) A substantial penn anent increase in ambient noise
levels in the project vicinity above levels existing without
the project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity wove levels existing
without the pmject?
e) For a proje!:t located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
CITY IRVPUB12000200 1/546265
9
Poteotially
Significant
Impact
Less Than
Significant
With
Mitigation
IncOl]lOnlled
~
-
~
~
Less Than
Significant No Impact
Impact
~
x
x
x
-
x
-
x
x
x
FORM "]"
.
.
.
FileNo: C.U.R 01-012
Issues:
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels?
The proposed reopening of a drive-through retail
business upon the site will rehabilitate a vacant
commercial building (vacant since May, 2000). The
reintroduction of the proposed use will be a noise
source that has not been present since tile site was
vacated, but any noise generated by the proposed use
should not exceed established City standards, and
should not result.in an increase in the ambient noise
levels that already exist in the area.
XlI. POPULATION AND 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 road or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people,. necessitating
the construction of replacement housing elsewhere?
The proposed use is consistent with the commercial
zoning designation for the area and will not impact the
population or housing.
XIIT. PUBLIC SERVICES. Would the project:
a) Result in substantial adverse physical impacts
associated with the provision of new or physically altered
governmental facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
perfonnance objectives for any of tile public services:
Fire protection?
CITY /R VPUB12000200 1/546265
10
Potentially
Significant
Impact
...
Less Than
Significant
With
Mitigation
Incorporated
~
~
Less Than
Significant No Impact
Impact
x
x
x
x
x
FORM"J"
.
.
.
File No: C.U.P. 01-012
Issues:
b) Police protection?
c) Schools?
d) Parks?
e) Other public facilities?
The proposed reopening of a drive-through retail
business upon the site will rehabilitate a vacant
commercial building (vacant since May, 2000) within a
developed commercial area, and will not have any of
the above impacts.
XIV. RECREATION. Would the project:
aj 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?
b) Does the project include recreational facilities or
require the construction or expailsion of recreational
facilities, which have an adverse physical effect on the
environment? .
The proposed reopening of a drive-through retail
business upon the site will rehabilitate a vacant
commercial building (vacant since May, 2000) within a
developed commercial area, and will not have any of
the above impacts.
xv. TRANSPORTATION/TRAFFIC. Wouldthe
project:
a) Cause an increase 'in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system (Le., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections)?
CITYntVPUBa0002001~46265
11
Potentially
Significant
lmpm:r
-
-
Less Than
Significant
With
Mitigation
Incorporated
-
-
Less Than
Significant No Impact
Impact
-
x
-
x
x
x
x
x
x
-
FORM "J"
.
.
e
File No: C.U.P. 01-012
Issues:
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air, traffic patterns, including
either an increase in traffic levels or a change in location
that results in.substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking.capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus' turnouts,
bicycle racks)?
The proposed reopening of a drive-through retail
business upon the site will rehabilitate a vacant
commercial building (vacant since May, 2000) within a
developed commercial area, and Will not have any of
the above impacts.
XVI. UTILITIES AND SERVICE SYSTEMS. Would
the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new stonn
water drainage facilities or expansion of existing facilities,
the cl?nstruction of which could cause significant
environmental effects?
CITYIRVPUB120002001/546265
12
Potentially
Significant
hopact
~
~
Less Than
Significant
With
Mitigation
Incorporated
~
~
~
Less Than
Significant No Impact
Impact
x
x
x
~
x
x
x
~
x
x
-
x
FORM"]"
.
.
.
FileNo: C.U.P. 01-012
Issues:
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
The proposed reopening of a drive-through retail
business upon tbe site will rehabilitate a vacant
commercial building (vacant since May, 2000) within a
developed commercial area, and will not bave any of
tbe above impacts.
XVD. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat or a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plll11t
or animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively 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
project, and the effects of probable future projects.)
CITYIR VPUB12000200l/546265
13
Potentially
Significant
Impact
~
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant No Impact
Impact
x
x
x
-
x
-
x
x
FORM "1"
.
.
.
File No: C.U.P. 01-012
I
Issues:
c) Does the project have environmental effects,
which will cause substantial adverse effects on human
beings, either directly or indirectly?
The proposed reopening of a drive-throngh retail
business upon the site will rehabilitate a vacant
commercial building (vacant since May, 2000) within a
developed commercial area, and will not have any of
the above impacts.
CITYIRVPUBf20002001/546265
14
POlen1lally
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant No Impact
Impact
x
FORM"]"
File No. c.. iI P. -1,a, / - ollL
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA. CA 91007
ENVIRONMENTAL INFORMATION FORM
Date Filed:
General Information
.
1.
Robert R. Da~~ett ALA (as Aeent for Owner)
Applicant's Name:
Address:
232 No. Lake~Avenue., PH Suite. Pasadena. CA 91101
2.
341.E. Foothill Blvd.
Property Address (Location):
Assessor's Number:
5771-031.,020
3. Name, address and telephone number of person to be contacted concerning this project:
Applicant
4.
List and describe any other related permits and other public approvals required for this project, including those
required by city, regional, state and federal agencies:
Business License
5.
Zone Classification:
C-2
6. General Plan Designation: CommeT~ i a 1
Prolect DescriDtion
10.
II.
12.
13.
.14.
7.
Proposed use of site (project description):
and re+ated merchandise
Drive-through retail sales of dairy products
8.
50.00 x 124.00 x 49.14 x 124.00 = 6.146.68 square feet
Site size:
9. Square.footage per building: 13.00 x 50.00 = 650 square feet
Number of floors of construction:
Qne existing floor
Amount of off-street parking provided:
Three standard spaces
Proposed scheduling of project:
Rehabilitation CQmme.nc.emp-nt at. a.pprnv:ll nf' ('!TTl1'
No increments: all at once
Anticipated inCremental development:
If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of
household sizes expected:
not applicable
15.
.
16.
If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales area, and
loading facilities, hours of operation:
neighborhood: sales area 312 Rfj walk-in rnnlPT ?OR Qf. QrnCy ~om 10S sf
toilet 25 sf j hours of operation 8am to 8pm seven days' a week
THIS IS AN EXISTING BUILDING AND NO SIGNIFICANT CHANGE IS PROPOSED
other than rehabilitation '
If industrial, indicate type, estimated employment per shift, and loading facilities:
not applicable
17. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading
facilities, . and community benefits to be derived from,the project;
not applicable
18. If the project involves a variance, conditional use permit or zoning application,' state this and indicate clearly
why the application is required:
Project requires a Conditional Use Permit because the existing business was
rl nClpti fn"r mnTP rh;::ln ninPTY (QO) ,n,qYR_
Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional
. sheets as necessary).
YES NO
19.
20.
21.
22.
23.
24.
25.
26.
.27.
Change in existing features of any bills, or substantial a1teratin of groWld contours.
1:1 [I
1:1 19
1:1 [I
1:1 [I
1:1 [I
1:1 iJ
1:1 I[J
1:1 [I
1:1 [I
E.I.R.
04/12/00
Page 2
Change in scenic views or vistas from existing residential areas or publiclands or roads
Change in pattern, scale or character of general area of project.
Significant amoWlts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in groWld water quality or quantity, or alteration of existing drainage pattersn.
Substantial change in existing noise or vibration levels in the vicinity.
Is site on filled land or on any slopes of 10 percent or more.
Use or disposal of potentially hazardous materials, such as toxic substances, flammable
or explosives.
.28.
29.
30.
31.
32.
33.
34.
YES NO
Substanti~ change in demand for municipal services (police, fire, water, sewage, etc.)
D
Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.
D
Relationship to a Jarger project or series of projects.
D
Storm water system discharges from areas for materials stora~ vehicle or equipment
fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous
materials handling or storage delivery or loading docks, or other outdoor work areas?
D
A significantly environmentally harmful increase in the flow rate or volume of storm water
ninoff'1
D
A si~ficantly environmentally harmful'increase in erosion of the project site or SurrOWlCling
areas?
D
Storm water discharges that would significantly impair the beneficial uses of receiving waters
or areas that provide water quality benefits (e.g. riparian corridors, wetlands, etc.)?
D
D
.35. Harm to the biological integrity of drainage systems and water bodies?
Environmental Sertin!!
CiI
iii
l!I
[iI
[iI.
[iI
iii
w
36. 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, any existing structures
on the site, and the use of the structures. Attach photographs of the site.. Snapshots or Polaroid photos will be
accepted. '
37. Describe (on a separl!te sheet) the surrounding properties, including information on plants, animals, any cultural,
historical or scenic aspects. Indicate the type of land uses (residential, commercial, etc.), intensity of land use
(one-family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, set-
. backs, rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will be accepted.
Certification
I hereby certify that the statements furnished above and in the attached exhibits present the data and information required
for this initial evaluation to llie best of my ability, and that the facts, statements, and information presented are true and
correct to the best of my knowledge and belief.
Date
.
2-18-01
E.I.R.
04/12/00
Page 3
e
Environmental Settina
36. Existing site has not changed since original business activity which
ceased recently.
No topography changes are planned.
Soil stability is not a factor. Entire parcel is paved.
Plants and animals are not native to the parcel.
There are no significant cultural, historic, or scenic aspects.
There is one existing structure on the site which is to remain.
The existing structure will be used for retail sales as existed prior to
recent closure.
37. S\lrrounding properties are all existing developments.
There is no known specific aspect as to plan,ts, animals, culture,
historic or scenic characteristics.
Surrounding land use is as eXisting:
commercial on the west, east and south;
residential on the north.
No significant changes are planned forthe existing development other
than normal and customary rehabilitation to the existing building,
drive, and parking, and the addition of a landscaped planning bed
at the front.
.
Please refer to the Descriptive that accompanies this application.
.