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HomeMy WebLinkAbout1642 . 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. . 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. . 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. 1642 . 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, . . 2 1642 . 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: . . 3 1642 '. . . 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 I Chairman, Plan / ing Commission City of Arcadia A ~~jT: ,~~~~~ Secretary, Planning Commission City of Arcadia APPROVED AS TO FORM: '\ ~1JA.. p- I~ Stephen p, Deitsch, City Attomey City of Arcadia 4 1642 . .~ ~. "- - .~, . , , p ,'" ',' 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). ~ SURROUNDING LAND USE & ZONING: North: Single-family residential; zoned PR-1 and R-1 South: General Commercial uses; zoned C-2 , , " '\ 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--- " , . GENERAL PLAN DESIGNATION: . e The site is designated as Single-Family Residential-o~ dwelling units per acre, BACKGROUND INFORMATION ., , 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. " 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 ) . . 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 . 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 . 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. . 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 . 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 . 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. . 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 . . . 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 . . ,- ....~, 1 .. . I 'T....".., I . .~ PR-l ~!J'~ .. I ",===,,',' .~ I. 0-' j;j 1tc:El~: I~~... . 0.. :1 GENERAL COMMERCIAL USES '. i ~ .. C-2 2 . (34') Clll'~ 95.34 g . '. ~ ~ is ~ ~ ~ .c:o .. 1'1.8.19 0:;0 FOOTHIL BL YD. - .. "'I. .............. '0 _____ 52 ";: 40 40 40 40 ...10 40 40 '40 40 40 40 40 40 (314) t'Si4J (920.) (1m) ()2of) (!!1aI:) ~ (15{.) 0) (MIll . . ENERALCOMMERCIAL USES "l ~ ~ I,?- II!,! to!'! 2,!,! ",...,~ (D.lo! 5~ 49 3~ 40 40 40 fo L t., C- ~ 40 40 40 4.0 4.0 ~~ 100' 40 40 ~ C31Cll ('4/;'; (5 iii 9 .. . 50 50 50 50 2;S '. '25 'Zc, Tl . '26 '29 Land Use and Zoning Map. C.U.P.2001-012 341 East Foothill B1v~L . , tNORTH Scale; 1 inch d 1 00 feet . . . , 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 @) 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 . 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 - CITYIRVPUB120002001/546265 FORM"f' Page I of4 . e . 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: . 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). . 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. . CITY IR VPUB12001/3 J 3 785 FORM"]" Page3 of 4 . 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. . . CITYIRVPUB/200 1/313785 FORM"J" Page 4 of 4 . . . 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 I Potentially Significant Impact - Less Than Significant With Mitigation Incorporated - Less Than Significant No Impact Impact - 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. .