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RESOLUTION 1507
A RESOLUTION OF THE PLANNING COMMISSION OFTHE CITY
OF ARCADIA, CALIFORNIA, GRANTING CONDmONAL USE
PERMIT 93-008 TO CONSTRUCT A 50,547 SQUARE FOOT
ALBERTSON'S MARKET WITHIN 100 FEET OF RESIDENTIALLY
ZONED PROPERTY AND A 2,800 SQUARE FOOT RESTAURANT
WITH OUTDOOR SEATING LOCATED WITHIN A 5,934 SQUARE
FOOT MULTI-TENANT BUILDING AT 232 AND 300 EAST LIVE
OAK AVENUE.
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WHEREAS, on December 16, 1993, an application was filed by Marketplace
Properties for: (1) the construction of a 50,547 square foot Albertson's market within
100 feet of residentially zoned property; (2) to operate the market 24 hours a day; (3) to
sell alcoholic beverages in the market within 150 feet of residentially zoned property;
(4) to have an 8'-0" setback along Lynrose Street for the market in lieu of 50'-0"
required per City Council Resolution 3180; (5) a conditional use permit for a 2,800
square foot restaurant with outdoor seating located within anadjacent 5,934 square
foot mullet-tenant building; and (6) a modification to provide 266 parking spaces in
lieu of 296 spaces required for the entire project; Planning Department Case No.
c.u.P. 93-008 at 232 and 300 East .Live Oak Avenue more particularly described as
follows:
That portion of Lot 11, as shown on the map of the Western Two-Thirds of the
Rancho.san Fracisquito, as per map recorded in Book 42 Pages 93 and 94 of
Miscellaneous Records, in the office of the county recorder of said County,
described as follows:
,.,
Beginning at the intersection of the easterly line of Tyler Avenue, 80 feet wide,
as described in the deed to the County of Los Angeles, recorded in Book 10175
Page 168 of Official Records, wit the Southerly line of Live Oak Avenue, 100
feet wide as widened by condemnation proceedings entered in. Superior Court
Los Angeles County Case No. 279622 and recorded in Book 12289 Page 277 of
Official Records; thence North 800 09' 15" East along said Southerly line of
Live Oak Avenue, a distance of 505.98 feet, more or less, to the northwesterly
corner of the land described in the deed to Samuel Stone, recorded April 25,
1957 as Instrument No. 877 in Book 54313 Page 272, Official Records; thence
South 090 50' 45" East, along the Westerly line of said land of Stone, a distance
of 379.78 feet to the Northerly line of Lynrose Street, 60 feet wide; thence South
80009' 15" West, along said Northerly line to a point in said Northerly line,
distant North 800 09' 15" East, a distance of 20.00 feet from its intersection with
said Easterly line of Tyler Avenue; thence north 510 14' 25" West, a distance of
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26.45 feet, more or less, to the two inch iron pipe in said Easterly line of Tyler
Avenue, as shown on the map of Tract 15987, recorded in Book 355 Pages 24 to
26 inclusive of Maps, records of said county; thence North 20 38' 05" West
along said Easterlyline, to a point in said Easterly line, distance South 20 38'
05" East thereon 145.00 feet from said intersection of said Southerly line of
Live Oak Avenue with said Easterly line of Tyler Avenue; 140.00 feet; thence
Northerly, parallel with said Easterly line, a distance of 145.00 feet to the true
point of beginning. EXCEPT therefrom the Easterly 110 feet.
WHEREAS, a public hearing was held on January 25, 1994 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 Planning Department in the
attached report 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 as set forth in finding 4 below.
2. That the use applied for at the location indicated is a proper use for which a
Conditional Use Permit is authorized as established in the zoning ordinance.
3. That the site for the proposed market and multi-tenant retail building is
adequate in size and shape to accommodate said use. All yards, spaces, walls, fences,
parking, loading, landscaping and other features are adequate as designed to adjust
said use with the land and uses in the neighborhood.
4. The Planning Commission reviewed the traffic report submitted by the
applicant which analyzed traffic, parking and circulation for the proposed project.
The Commission noted that the report was prepared by a qualified traffic engineer. It
was determined in the report that there is adequate on-site parking to accommodate
said use. It was further noted that the proposed market and retail shops are expected
to generate 4,920 daily trips to the site. The Commission commented that a majority
of the traffic generated to the site will be from persons residing in the nearby
neighborhoods. The Commission agreed with the report's findings that the market
and retail shops will not change the. level of service at any of the three key
intersections identified in the report. In addition the Commission observed that the
proposed design effectively screens the loading area from the adjacent residential
areas.
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5. Live oak Avenue is designated in the General Plan as a major arterial and
Second Avenue is a collector street. In order to limit the impact of vehicles on
Lynrose Street, the project has been designed with no driveway entrances onto
Lynrose Street. In addition the Commission further required that the pedestrian
access off of Lynrose Street be eliminated, to further reduce any potential impact
from cars parking on Lynrose and accessing the site through the pedestrian access
way.
6. The subject site is designated as mixed use, commercial/industrial on the
General Plan. The proposed project is consistent with said designation and will not
adversely affect the comprehensive General Pian.
7. Subject to the conditions set forth in this Resolution, the use applied for
will not have a substantial adverse impact on the environment.
Section 3. That for the foregoing reasons the Commission approved
Conditional Use Permit 93-008 for the construction of the Albertson's market and
related retail building subject to the following conditions:
1. That Fire safety shall be provided to the satisfaction of the Fire
Department, including:
a. An automatic fire alarm system is required in all areas per Section
3115.1 of the Arcadia Municipal Code;
b. Per Section 3115.2.1.1 (b) 5 of the Arcadia Municipal Code, an automatic
fire sprinkler system is required to be provided throughout the premises.
c. Fire hydrants shall be installed by the developer to meet the fire flow
requirements for the building(s), prior to the beginning of construction. Fire
hydrants shall be spaced 300 feet apart on the street or streets bordering the
building(s).
d. Show location(s) oEfire lanes/fire access on plaris.
e. A Knox Box will be required to be installed in an accessible location,
approved by the Arcadia Department. The key box shall be a type approved by the
chief and shall contain keys to gain necessary access to all areas.
f. Plainly visible and legible address numbers shall be placed on all
buildings and be visible from Live Oak Avenue. Said numbers shall contrast with
their background.
2. Conditions as set forth below from the Department of Public Works shall
be complied with to the satisfaction of the Director of Public Works.
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1) Submit grading and drainage plan prepared by a registere<;l. civil
engineer subject to the approval of the Director of Public Works. Provide
calculations for both the gravity drainage system and the pump drainage system.
Computations should show hydrology, hydraulics, elevations, and all the details
required on the City's "Pump Drainage" sheet.
NOTE: Show all existing and proposed parkway trees, pull boxes, meters,
power poles, street lights, driveways, sidewalks and, handicapped ramps on
grading/ drainage plan.
2) Oose existing driveways not to be used and reconstruct curb, gutter
and sidewalk to match existing.
3) Construct full width P.c.c. sidewalk on live Oak Avenue and Tyler
A venue, as per Arcadia City Standard 5-17.
4) Obtain permit for all work performed in Public Right-of-Way.
5) Remove and replace deficient or damaged curb, gutter, sidewalk
and/or pavement to satisfaction of the City Engineer. Contact Public Works
Department for exactJocations of removal and replacement.
6) Driveway aprons shall be commercial type and shall be constructed
according to the Arcadia Standard Drawing No. S-l1. No driveway shall be
constructed closer than three (3) feet from any curb return, fire hydrant, ornamental
light standard, telephone or electrical pole, meter box, underground vault or
manhole or tree.
NOTE: No portions of existing gutter and A.c. pavement shall be
removed unless prior approval is obtained from Director of Public Works.
7) Construct P.C.C. ramp for the handicapped per Arcadia City Standard
Drawing No. S-22.
8) Submit street widening plan and traffic striping plan for Tyler
Avenue, median modification (including street light relocation), irrigation and
landscape plans for live Oak Avenue wes.t of Third Avenue, and Street light
improfement plans for live Oak and Tyler Avenue prepared by registered Civil
Engineer on City provided drawing sheets subject to approval of the Director of
Public Works.
9) Arrange for underground utility service and dedicate easements to
utility companies.
10) Modification of the median to provide left turns into the site from
westbound Live Oak Avenue between Second Avenue and Third Avenue would be
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permitted if "U" turns would be prohibited at the median and left-turns would be
prohibited from the site to westbound Live Oak Avenue.
11) Arrange with Edison Company to install two (2) on Tyler Avenue and
one (1) on Live Oak Avenue, 22,000 lumen HPSV City-owned (L5-2) street lights
with underground circuits. Exact locations to be approved by the Director of Public
Works. Contractor shall obtain a lighting standard drawing from the City's
Engineering Division.
12) The developer shall also request approval from the County of Los
Angeles and satisfay all their off-site improvement conditions.
13) Public Works Inspector shall be contacted at (818) 574-5400, extension
289 at least 24 hours prior to construction of off-site improvements. All Public
Works improvements shall be completed to the satisfaction of the Director of Public
Works prior to final acceptance by Building and Safety Department and prior to
occupancy.
14) All survey monuments, centerline ties and survey reference points
shall be protected in place or reestablished where disturbed. This work will be the
responsibility of the permittee and shall be at the permittee's expense.
15) Modification to the median to provide left turns into the site from
westbound Live Oak between Second Avenue and Third Avenue would be
permitted if "U" turns would be prohibited at the median and if left turns would be
prohibited from the driveway on Live Oak Avenue to westbound Live Oak Avenue.
16) Provide a painted two-way left turn lane on Tyler Avenue from
Lynrose Avenue to Live Oak Avenue with all appropriate signing and pavement
legends.
17) Improvement drawings for all off-site reconstruction or modification
work should be provided with City approval/ signature block for approval by the
Director of Public Works.
3. Conditions as set forth below from the Water Division shall be provided
to the satisfaction of the Water Manager:
1) Fire protection shall be provided per the Arcadia Fire Department
requirements (DCDA required on Fire Service).
2) Any existing services and meters and/or fire hydrants required to be
removed, relocated or abandoned will be removed or abandoned by the Arcadia
Water Department at the Developer's expense.
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3) Any new services required will be installed by the Arcadia Water
Department at" the Developer's expense.
4) Landscape irrigation and fire sprinkler systems require backflow
protection.
S) No water facilities may be in or closer than 3'-Onfrom any driveway.
6) Backflow protection devices to be screened per standards in the
Planning Division.
7) Water meter clearnace application to be submitted for meter sizing.
NOTE: Arcadia Water Division is able to provide water service from Live
Oak Avenue only.
4. That a modification shall be granted for 266 parking spaces in lieu of 296
spaces required.
5. That a modification shall be granted for an 8'-0" setback from the property
line along Lynrose Street in lieu of 50'-0" required.
6. Approved landscaping, such as ivy or vines shall be planted along the
easterly wall of the building. In addition dense landscaping including large trees,
ivy or vines shall be planted along the southerly building wall and the perimeter
walls. Landscape plans shall be reviewed and approved by the Planning Division.
7. Congestion Management. The market shall provide the following:
a. A bulletin board, display case or kiosk displaying transportation
information located where the greatest number of employees are likely to see it.
Information shall include:
1) Current maps, routes and schedules for public transit routes serving the
site;
2) Telephone numbers for referrals on transportation information including
numbers for the regional ride sharing agency and local transit operators;
3) Ride sharing promotional material supplied by commuter-oriented
organizations;
4) Bicycle route and facility information, including regional/local bicycle
maps and bicycle safety information;
5) A listing of facilities available for car-poolers, vanpoolers, bicyclists, transit
riders and pedestrians at the site.
b. See Section 5904.2.A. A minimum of 10% of employee parking shall be
located as close as practical to the employee entrance(s) and shall be reserved for use
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by potential carpool/vanpool vehicles. This shall be identified on the site plan. At
least one space shall be striped and signed for carpool/vanpool vehicles.
c Preferential parking spaces reserved for vanpools must be accessible to
vanpool vehicles.
d. Bicycle racks or other secure bicycle parking shall be provided to
accommodate 5 bicycles.
8. That delivery and pick-up activities shall be prohibited between the hours
of 10:00 p.m. and 7:00 a.In.
9. That outdoor maintenance activities shall be prohibited between the
hours of 10:00 p.m. and 7:00 a.m.
10. That the driveway on Live Oak Avenue shall be restricted to right turns
only. The pavement shall be clearly marked right turn only and signs shall be
posted accordingly. The median break shall be designed to prohibit left turns from
the driveway.
11. The wall along Lynrose Street shall be solid; however, the wall shall be
designed to provide visual relief by offsetting the wall at various intervals to avoid
the flat appearance. Said plan for the wall shall be submitted to the Planning
Division for its review and approval.
12. The applicant shall make a good faith effort to contact and work with the
property owner of the commercial center located at 200 East Live Oak Avenue (the
southeast corner of Live Oak and Tyler Avenue) to upgrade and enhance the
commercial building at 200 East Live Oak to be more compatible with the proposed
market and retail project and shall demonstrate to the City adequate proof of such
efforts.
13. The City reserves the right to retain continuing jUrisdiction with regard
to this conditional use permit and to address through the public hearing process
public nuisance concerns, Municipal Code compliance and related issues that may
arise from the actual operation of the business pursuant to this conditional use
permit.
14. That the sale and consumption of on-site alcoholic beverages for the
restaurant shall be limited to beer and wine.
15. There shall be no pedestrian access from Lynrose Street.
16. The applicant shall redesign the south wall of the market facing Lynrose
Street to create more architectural drama.
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17. The Planning Division and Public Works Department shall review the
traffic situation on live Oak Avenue and, if possible, an alternate left turn
mechanism. shall be explored at the corners of live Oak Avenue and Third and
Fourth Avenues.
18. That c.u.P. 93-008 shall not take effect until the owner and applicant have
executed a fonn available at the Planning Department indicating awareness and
acceptance of the conditions of approval.
19. Noncompliance with the provisions and conditions of this Conditional
Use permit shall constitute grounds for the immediate suspension or revocation of
said Permit.
Section 4. The decision, findings and conditions contained in this Resolution
reflect the Commission's action of January 25, 1994 and the following vote:
A YES: Commissioners Daggett, Hedlund, Huang, Kovacic and Clark
NOES: None
ABSENT: None
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 foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 8 day of February, 1994 by the
following vote:
AYES:
NOES:
ABSENT:
ATTEST:
Commissioners Daggett, Huang, Kovacic and Hedlund
None
Commissioner Clark
etary, I
City of Arcadia
airman, Planning Commission
City of Arcadia
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1507
January 25, 1994
TO:
Arcadia City Planning Commission
FROM:
Planning Department
Donna L. Butler, Assistant Community Development
Director / Pianning
CASE NO.: C.U.P.93-008
SUMMARY
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This application was filed by Marketplace Properties requesting a conditional use
permit and modifications to construct a 50,547 square foot Albertson's market
within 100 feet of residentially zoned property and a 5,934 square foot multi-tenant
building (2,800 square feet of the retail space may be utilized for a restaurant with
outdoor seating). The Planning Division is recommending approval subject to the
conditions outlined in this report.
GENERAL INFORMATION
APPLICANT:
Marketplace Properties
LOCATION:
232 and 300 East live Oak Avenue (the southeast corner of Live
Oak Avenue and Tyler Avenue)
REQUEST:
Conditional use permit to construct a 50,547 square foot
Albertson's market within 100 feet of residentially zoned
property (9263.6.7) and a 5,934 square foot multi-tenant building
of which 2,800 square feet of the retail space may be utilized for a
restaurant with outdoor seating. The applicant is also requesting
the following as part of the application:
1. To operate a market 24 hours a day. (9263.1.2,9275.1.53.6 and
9275.1.53.7)
2. To sell alcoholic beverages within 150 feet of residentially
zoned property. (9263;1.2,9275.1.53.6 and 9275.1.53,7)
C.U.P.93-008
January 25, 1994
Page 1
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3. To provide 266 parking spaces in lieu of 296 spaces required.
4. To have an 8'-0" setback along Lynrose Street for the
proposed market in lieu of 50'-0" required per City Council
Resolution 3180. .
LOT SIZE:
192,276 square feet (4.4 acres)
LOT FRONTAGE:
396 feet on Live Oak Avenue
217:t feet on Tyler Avenue
564:t feet on L ynrose Street
EXISTING LAND USE & ZONING
The site is developed with two vacant commercial/industrial buildings
approximately 44,000 squar~ feet in area with related parking; the remainder
of the lot is undeveloped. The property is zoned C-M & 0 (Commercial
Manufacturing with a Design Overlay).
SURROUNDING LAND USE & ZONING
North: Properties directly to the north fronting on Live Oak Avenue are
zoned C-2 & 0, R-3 and C-2 and developed with mixed commercial
uses and a church. Properties north of Live Oak Avenue, along
Third and Second Avenue are developed with single-family
residences and zoned R-l.
South: Properties south of the subject site are developed with single-family
dwellings located within the County and zoned residential.
East: Property to the east is developed with a commercial/industrial
building; zoned C-M &0.
West: Property to the west is developed with a small commercial center
including a 7-11 store zoned C-2 and property west of Tyler Avenue
is developed with Ace Hardware; zoned C-2.
GENERAL PLAN DESIGNATION
Mixed Use commercial/industrial
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DISCUSSION
The applicant, Marketplace Properties, is proposing to construct a 50,547 square foot
market and an attached 5,934 square foot retail building. Section 9263.6.7 of the
Arcadia Municipal Code requires a conditional use permit for any building in excess
of 20,000 square feet within 100 feet of residentially zoned property. In addition a
conditional use permit is required for any business selling liquor or open more than
C.U.P.93-008
January 25, 1994
Page 2
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16 hours per day or open between midnight and 6:00 a.m. and located within 150 feet
of residentially zoned.
A conditional use permit also is required for a restaurant use. The applicant is
requesting approval to allow 2,800 of the retail building to be used for restaurant
purposes.
Albertson's Market
The market is proposed to be located on the east portion of the lot, oriented towards
Tyler Avenue. The market is set back 8'-0" from the property line along Lynrose
Street (20'-0" from the curb line). City Council Resolution 3180 adopted in 1959
requires a 50'-0" setback from the Lynrose Street property line.
The loading dock located on the north side of the building is set back 5s:t from the
Live Oak-Avenue property line. The loading dock is depressed 4'0":1: to provide easy
access to the loading area.
The height of the building is 25'-6":1:, with the exception of the westerly building
entrance which totals 37:1: feet in height.
The easterly, northerly and southerly building elevations are split face concrete
block with pilasters at 20 foot intervals to provide visual relief. The westerly
elevation (front of building) is split face concrete block interspersed with exterior
cement pilasters. The main entrance is enhanced with a covered entry and walkway
with masonry pilasters and a tile mansard roof.
A 4'-0" high brick wall is proposed in front of the building entrance to screen the
shopping cart storage area and a brick wainscot is proposed on the westerly
elevation.
Retail Building
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The 5,934 square foot multi-tenant retail building is proposed on the north side of
the market. Approximately 2,800 square feet of the retail space may be utilized for a
restaurant with outdoor seating).
The retail building is located on the north side of the market and will be exterior
plaster with brick wainscot and cornice to complement the proposed market. Fabric
awnings are proposed on the north side of the building.
Trash Area
The project has been designed to conceal from view the trash compactor and the
trash area for the retail shops. The trash area is located east of the retail shops and
C.u.P.93-008
January 25, 1994
Page 3
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north of the market. An 8'-0" high wall along Live Oak Avenue and the retail
shops screen this area from public view.
Walls
A 6'-0" screen wall with decorative wrought iron inserts is proposed along the
southerly property line between the parking area and Lynrose Street. A 9'-0" wide
pedestrian and handicap access from Lynrose Street is provided adjacent to the
market. The wall decreases to 4'-0" in height adjacent to the pe4estrian access way
and within 42:t feet of the intersection of Lynrose Street and Tyler Avenue.
An 8'-0''I high screen wall is proposed along Live Oak Avenue to screen the
Albertson's loading area, reducing to 6'-0" in height in front of the retail building.
No walls are proposed along Tyler Avenue or in front of the parking area adjacent
to Live Oak Avenue.
Parking and Circulation
The code requires 5 parking spaces per 1,000 square feet of gross floor area for all
retail space. Restaurants require 10 parking spaces per 1,000 square feet of gross floor
area.
252 spaces
. 16 spaces
, 28 spaces
296 'spaces required
The applicant is proposing 266 parking spaces. Three parking spaces will be located
behind the shops in the loading area; the remaining 263 spaces will be located in
front of the market and retail shops.
Albertsons
Retail Spa!=e
Restaufant
50,547 sq. ft.
3,134 sq. ft.
2,800 sq. ft.
The minimum parking stall size for a regular parking space is 9' by 20'; compact
spaces are 8' by 16'. Eight handicap parking spaces are provided in front of the
building. In addition, 117 parking spaces within a 200 feet radius of the building will
be 10' x 20' (not including the handicap spaces). Forty-seven compact spaces are
located along the perimeter of the site; code allows 20% of the parking spaces to be
compact (a maximum of 53 spaces). The remaining spaces are 9' by 20'.
The driveway aisle in front of the market is 30'-0" in width. Parking aisles widths
are 25'-0".
Access to the site will be from two 40'-0" wide driveways. One driveway will be
located on Live Oak Avenue approximately 140 feet west of Third Avenue; the
second driveway willl5e on Tyler Avenue approximately 260 feet south of the Live
CUP. 93-008
January 25, 1994
Page 4
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Oak and Second Avenue/Tyler Avenue intersection. There will be no access from
Lynrose Street. Both driveways will be utilized for service and delivery trucks.
Landscapini
Landscaping will be located. along the perimeter of the property. There will be a
nine foot wide landscape buffer along Live Oak, west of the driveway.
Code requires 5% of the interior parking lot to be landscaped (4,633 squareJeet). The
applicant is proposing 5,865 square feet. Based upon code requirement 53 trees are
required within the parking lot area (I tree for every 5 parking spaces).
Landscaping is proposed adjacent to the wall along Lynrose Street. In addition a
4'-0"high landscape berm is proposed within the 8'-0" setback along Lynrose Street.
To reduce the potential of graffiti along the easterly building wall, ivy and vines are
proposed to be planted adjacent to the building.
In addition, dense landscaping is proposed along the walls on Lynrose Street and
Live Oak Avenue.
Signs
. Two free-standing signs are proposed: one sign (sign A) will be located
approximately 70'-0" west of the Live Oak Driveway; the second sign is proposed on
the north side of the Tyler Avenue driveway. As noted on the applicanfs plans, the
signs are conceptual. The combined sign area for both signs may not exceed 350 sq.
ft.. Sign B located on Tyler Avenue encroaches within the visibility standards set
forth by the City and will ha'lieto be relocated. The final design of all signs must be
reviewed and approved by the Planning Department.
Traffic Study Submitted by Marketplace Properties
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Traffic
The applicant hired the traffic firm of Linscott, Law & Greenspan, Engineers (LLG) to
conduct a traffic impact analysis and parking study for the proposed project. (see
attached report). This report has been reviewed by the Planning and Public Work's
staff.
The report analyzed AM and PM traffic at three intersections: Second
Avenue/Tyler Avenue and Live Oak Avenue; Third Avenue and Live Oak and
Lynrose Street and Tyler Avenue.
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C.U.P.93-008
January 25,1994
Page 5
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The report notes that based upon the Intersection Capacity Utilization (lCU) method
of analysis it was determined that the Second/Tyler and Uve Oak intersection
currently operates at an acceptable Level of Service (LOS) of C or better during both
the AM and PM l:ommute hour. The ICU method has been designed for signalized
intersections only.
According to LLC's study, the two unsignalized intersections generally operate at a
satisfactory service level of LOS D or better. The one exception is the south bound
left-turn movement at the intersection of Third and Uve Oak which currently
operates at LOS E. LLG noted that only 2 and 3 vehicles were observed to make a left
hand turn movement during the AM and PM peak commute hours.
DEFINITION LEVELS OF SERVICE
Signalized Intersection
Unsignalized Intersection*
A
B
C
D
E
F
Little or no delay
Short traffic delays
Average traffic delays
Long traffic delays
Very long traffic delays
Severe congestion
Free flow
Rural design
Urban design
Maximum urban design
Capacity
Forced flow
. 'You cannot directly compare an unsignalized LOS with a signalized intersection analysis.
.
The proposed market and retail shops are expected to generate 4,920 daily trips with
115 trips produced in the AM peak hour and 450 trips produced in the PM peak
hour.
The report notes, the proposed project is not expected to change the level of service
(LOS) at any of the three key intersections.
On-site Circulation
.
According to the report, trucks can access and circulate through the site without
difficulty, however, large semi-trucks will have to "back" into the loading dock area.
Normal bread and delivery trucks that service the market will not have to back into
the loading area.
The report further states that "Although a maximum of two semi-truck deliveries a
day are anticipated at the site, we feel it is unsafe for trucks to back across a
commercial driveway adjacent to a major street (e.g. E. Live Oak Avenue)." The
report further notes that "One mitigating factor may be to restrict semi-truck
deliveries to off-peak periods, thus lessening the impact on site access and internal
circulation. However LLG recommends providing full access to the loading area
c.u.P. 93-008
January 25,1994
Page 6
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from Live Oak immediately opposite Third Avenue to eliminate the potential
hazard. "
The project will require modifications to the existing raised median on Live Oak
Avenue between Second and Third Avenues to accommodate left turns. Given the
proximity of Third Avenue and the project driveway, LLG is recommending that
the narrow median .shown on the site plan for this section be replaced with a two-
way left-turn lane. This modification will maximize the left-turn storage at these
two back to back left-turn locations."
Parking
The parking analysis for the proposed project was based on a parking survey of the
existing Ralph's supermarket at the southeast corner of Santa Anita and Live Oak
Avenues. The survey was conduc.ted on a Saturday. The existing Ralph's
supermarket has a floor area of 44,000 square feet and on-site parking for 168
vehicles. According to their study, the peak parking ratio on Saturday calculates to
2.50 spaces per 1,000 square feet of floor area. LLG forecasted that based on the peak
Saturday demand at the Ralph's market, 197 parking spaces would be required. The
applicant's are proposing 266 spaces.
ARCHITECTURAL DESIGN REVIEW
. Concurrent with the consideration of this conditional use permit, the Planning
Commission may approve, conditionally approve or deny of the applicant's design
concept.
The Planning Division has been working with the applicant for several months to
refine and improve the project design and layout.
In order to provide visual relief to the south and east elevations, which are long
expanses of walls approximately 25'-6" in height, pilasters have been incorporated
into the design every 20'-0". In addition, the landscape area adjacent to the
southerly wall (Lynrose Street) is proposed to be bermed which will visually reduce
the overall height of the wall. Vines and Ivy are proposed along the easterly wall to
reduce the potential for graffiti and to soften the effect of the long wall.
It is staff's opinion that the proposed design complies with the intent of the design
criteria set forth in the City's Architectural Design Review Regulations.
The plans submitted for the signs are "conceptual" (as noted on the plans).
Approval of this conditional use permit, does not include approval of the signs
shown on the plans. Said signs require separate design approval.
.
C.U.P.93-008
January 25, 1994
Page 7
.
MISCELLANEOUS INFORMATION
The 7-11 commercial center (containing 5,776 sq. ft.) at the southeast corner of Live
Oak and Tyler Avenues (200 East Live Oak Avenue) is under separate ownership
and not a part of this development. The center was constructed in 1985 prior to
when the City established architectural design standards. The building is plain and
does not. enhance the corner property.
At the request of the City, the applicant (Marketplace Properties) has prepared some
preliminary drawings on how this building with some minor alterations, could be
improved to better complement the'proposed market and retail shops. In addition,
the applicant has indicated a willingness to work with the property OWI)cer of 200
East Live Oak to assist with such improvements. The property owner is out of the
country at this time and we do not know if the property owner is willing to work
with Marketplace Properties to improve the property.
Congestion Management
Section 5904.2 of the Arcadia Municipal Codes requires nonresidential development
of 50,000 square feet or more to comply with the Traffic Congestion Management
regulations set forth in Section 5904.2 A and C. These regulations include
delineating carpool/vanpool vehicle parking space(s) and provide bicycle racks.
. City Council Resolution 3180
In 1959 the subject property was annexed into the City of Arcadia. Resolution 3180
was adopted setting forth design criteria for the properties between Live Oak
Avenue and Lynrose Street and between Tyler Avenue and Lenore Avenue. The
design criteria relates to such things as wall heights, setbacks, use of materials,
location of doors and windows, signing, customer and employee parking, conduct of
industrial and manufacturing uses, etc.
The proposed market complies with all the design overlay criteria with the
exception of the SO'-O" setback requirement along Lynrose Street. Section "I" states:
"The Planning Commission or City Council may modify any of the foregoing
conditions if such modification will not adversely affect property or
improvements in the vicinity and if such modification will equally
accomplish substantially the same results as will the adherence to the
foregoing conditions."
.
Parking is currently located within the required 50'-0" setback along Lynrose Street.
The applicant's are proposing an 8'-0"setback for the market. One of the original
preliminary designs submitted to the City showed parking with driveway access to
the loading area. It was staff's opinion that this was not desirable because the
C.u.P. 93-008
January2S,1994.
Page 8
.
loading area would then be in close proximity to the residences south of Lynrose
Street. It is staffs opinion that the building design and landscaping helps to mitigate
some of the concerns of locating the market within 8'-0" of the property line (20'-0"
from the curb line).
ANALYSIS
The supermarket and restaurant are permitted with an approved conditional use
permit and the retail shops are permitted by right in the C-M & D zone,
The Public Works Department, Police Department, Water Department, Fire
Department and Building Division have reviewed the proposed plans. All
comments are attached.
The Police Department is recommending that exiting from the driveway on Live
Oak Avenue be restricted to right turns only. Both Planning and Public Works staff
concur with this recommendation. The applicant is proposing a break in the
median strip between Second and Third Avenues to provide left turns into the site
from westbound Live Oak Avenue. The Public Works Division has reviewed this
request and notes that it would be "permitted if 'U' turns would be prohibited at the
median and left turns would be prohibited from the site [driveway] to westbound
Live Oak Avenue."
. In addition, the Police Department has noted that in regards to the pedestrian access
way from Lynrose Street, "there should be visibility both east and west from this
access area in the form of wrought iron or similar material instead of a solid block
wall." They suggest 20'-0" as being adequate.
Restaurant Use
The applicant is requesting to set aside 2,800 square feet of the retail building for a
restaurant with outdoor seating. There is no particular restaurant use in mind at
this time. Similar requests have been gran.ted in such centers when a specific tenant
has not been selected. Restaurant uses require 10 parking spaces per 1,000 square feet
of gross floor area. The increased parking has been taken into consideration as part
of the traffic analysis and the request for a parking modification. It is staff's opinion
that a restaurant use would be appropriate in this location and would not cause a
significant increase in parking or have a negative impact on the proposed project or
adjacent properties.
Market Requests
1. To operate 24 hours a day.
.
C.U.P.93-008
January 25,1994
Page 9
.
It is staffs opinion that, if properly managed, operating 24 hours a day would not
have an adverse impact on the residential property to the south. Conditions are
included which prohibit deliveries and outdoor maintenance on the site
between the hours of 10:00 p.m. and 7:00 a.m. Staff is recommending that the
market only (not including the restaurant) be allowed to operate 24 hours a day.
However, if there are significant and substantiated complaints regarding the
hours of operation from adjoining neighbors, the City shall have the right to
bring this conditional use permit back to the Planning Commission for review to
possibly restrict the hours of operation. This would be accomplished through the
Public Hearing process.
The Ralph's supermarket which is directly adjacent to residential property
currently operates 24 hours a day. We have had a few complaints regarding their
deliveries which were not being conducted in accordance with the hours
established in their conditional use permit; this problem has been resolved.
2. To sell alcoholic beverages within 150 feet of residentially zoned property.
The sale of alcoholic beverages for off-premise consumption is considered an
incidental use of the market.
CEOA
. Pursuant to the provisions of the California Environmental Quality Act, the
Planning Department has prepared an initial study for the proposed project. Said
initial study did not disclose any substantial or potentially substantial adverse
change in any of the physical conditions within the area affected by the project
including land, air, water, minerals, flora, fauna, ambient noise and objects of
historical or aesthetic significance. When considering the record as a whole, there is
no evidence that the proposed project will have any potential for adverse effect on
wildlife resources Or the habitat upon which the wildlife depends. Therefore, a
Negative Declaration has been prepared for this project.
..
RECOMMENDATION
The Planning Division recommends approval of C.U.P. 93-008 subject to the
following conditions.
1. That Fire safety shall be provided to the satisfaction of the Fire Department.
2. Conditions as outlined in the attached report from the Department of Public
Works shall be complied with to the satisfaction of the Director of Public
Works.
.
C.U.P.93-008
January 25, 1994
Page 10
.
3. Conditions as outlined in the attached report from the Water Division shall
be provided to the satisfaction of the Water Manager.
4. That a modification shall be granted for 266 parking spaces in lieu of 296
spaces required.
5. Approved landscaping, such as ivy or vines shall be planted along the easterly
wall of the building. In addition dense landscaping including large trees, ivy
or vines shall be planted along the southerly building wall and the perimeter
walls. Landscape plans shall be reviewed and approved by the Planning
Division.
6. Congestion Management. The market shall provide the following:
a. A bulletin board, display case or kiosk displaying transportation
information located where the greatest number of employees are likely to
see it. Information shall include:
.
1) Current maps, routes and schedules for public transit routes serving the
site;
2) Telephone numbers for referrals on transportation information
including numbers for the regional ridesharing agency and local transit
operators;
3) Ridesharing promotional material supplied by commuter-oriented
organizations;
4) Bicycle route and facility information, including regional/local bicycle
maps and bicycle safety information;
5) A listing of facilities available for carpoolers, vanpoolers, bicyclists,
transit riders and pedestrians at the site.
b. See Section 5904.2.A. A minimum of 10% of employee parking shall be
located as close as practical to the employee entrance(s) and shall be
reserved for use by potential carpool/vanpool vehicles. This shall be
identified on the site plan. At least one space shall be striped and signed
for carpool/vanpool vehicles.
c. Preferential parking spaces reserved for van pools must be accessible to
vanpool vehicles.
d. Bicycle racks or other secure bicycle parking shall be provided to
accommodate 5 bicycles.
7. That delivery and pick-up activities shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m.
.
C.U.P.93-008
January 25,1994
Page 11
.
.
.
8. That outdoor maintenance activities shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m.
9. That the driveway on Live Oak Avenue shall be restricted to right turns only.
The pavement shall be clearly marked right turn only and signs shall be
posted accordingly. The median break shall be designed to prohibit left turns
from the driveway.
10. Per the Police Departmenfs recommendation, wroughtiron fencing shall be
located within 20'-0" of the pedeStrian access way off of Lynrose Street.
11. The wall along Lynr05e Street shall be solid; however, the wall shall be
. designed to provide visual relief by offsetting the wall at various intervals to
avoid the flat appearance. Said plan for the wall shall be submitted to the
Planning DiVision for its reyiew and approval.
12. The applicant shall make a good faith effort to contact and work with the
property owner of the commercial center located at 200 East Live Oak Avenue
(the southeast corner of Live Oak and Tyler Avenue) to upgrade and enhance
the commercial building at 200 East Live Oak to be more compatible with the
proposed market and retail project and shall demonstrate to the City adequate
proof of such efforts.
13. The City reserves the right to retain continuing jurisdiction with regard to
this conditional use permit and to address through the public hearing process
public nuisance concerns, Municipal Code compliance and related issues that
may arise from the actual operation of the business pursuant to this
conditional use permit.
14. That the sale and consumption of on-site alcoholic beverages for the
restaurant shall be limited to beer and wine.
15. That c.u.P. 93-008 shall not take effect until the owner and applicant have
executed a form available at the Planning Department indicating awareness
and acceptance of the conditions of approval.
16. Noncompliance with the provisions and conditions of this Conditional Use
permit shall constitute grounds for the immediate suspension or revocation
of said Permit.
C.U.P.93-008
January 25, 1994
Page 12
.
.
.
FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to take action to approve this project, the
Commission should move to approve and file the Negative DeClaration and find
that the project will not have a significant effect on the environment and direct staff
to prepare the appropriate resolution incorporating the specific findings and
conditions of approval set forth in the staff report (or as modified by the
Commission).
Denial
If the Planning Commission intends to take action to deny this project, the
Commission should move to deny and direct staff to prepare an appropriate
resolution incorporating the Commission's decision and findings in support of that
decision.
Attachments:
Public Works Report
Water Division Report
Police Department Report
Fire Department Report
Land Use Map
Plot Plan/Elevations 1 - 6
Environmental Documentation
Under Separate Cover:
~
Traffic and Parking Impact Analysis prepared by Linscott, Law and Greenspan,
Engineers
C.U.P.93-008
January 25, 1994
Page 13
.
.
.
January 20, 1994
TO: PLANNING DEPARTMENT
FROM: PUBLIC WORKS DEPARTMENT
SUBJECT: CUP 93-008, 232 and 300 E. Live Oak Avenue, Market and
Multi-tenant Bldg.
In response to your memorandum, the items which this department has
concern or special knowledge of are listed below:
1. The existing parkway widths are twelve (12) feet on Live Oak
Avenue and twenty (20) feet on Tyler Avenue.
2. Traffic volume will be increased, but there will be no major
impact.
3 .
is served by the Los Angeles County
Therefore, a CSD and a city permit will
The subj ect property
Sanitation District.
be required.
This department has reviewed the subject CUP and recommends the
following conditions of approval:
1.
Public Works comments and conditions of approval dated January
14, 1994 (copy attached).
Submit 'iJrading and drainage plan prepared by a registered
civil engineer subject to the approval of the Director of
Public Works. Provide calculations for both the gravity
drainage system and the pump drainage system. Computations
should show hydrology, hydraulics, elevations, and all the
details required on the City's "Pump Drainage" sheet.
2.
NOTE: Show all existing and proposed parkway trees, pull
boxes, meters, power poles, street lights, driveways,
sidewalks and handicapped ramps on grading/drainage plan.
~
3. Close existing driveways not to be used and reconstruct curb,
gutter and sidewalk to match existing.
4. Construct full width P.C.C. sidewalk on Live Oak Avenue and
Tyler Avenue, as per Arcadia City Standard S-17.
5. obtain permit for all work performed in Public right-of-way.
6. Remove and replace deficient or damaged curb, gutter, sidewalk
and/or pavement to satisfaction of the City Engineer. Contact
Public Works Department for exact locations of removal and
replacement.
.
.
.
Memo to Planning - CUP 93-008
January 20, 1994
Page 2
7. Driveway aprons shall be commercial type and shall constructed
according to the Arcadia Standard Drawing No. 8-11. No
driveway shall be constructed closer than three (3) feet from
any curb return, fire hydrant, ornamental light standard,
telephone or electrical pole, meter box, underground vault or
manhole or tree.
NOTE: No portions of existing gutter and A.C. pavement shall
be removed unless prior approval is obtained fr.om Director of
Public Works.
8. Construct P. C. C. ramp for the handicapped per Arcadia City
Standard Drawing No. S-22.
9. Submit street widening plan and traffic striping plan for
Tyler Avenue, median modification (including street light
relocation), irrigation and landscape plans for Live Oak
Avenue west of Third Avenue, and S.treet Light improvement
plans for Live Oak and Tyler Avenue prepared by registered
civil Engineer on City provided drawing sheets subject to
approval of the Director of Public Works.
10. Arrange for underground utility service and dedicate easements
to utility companies.
11. Modification of the median to provide left turns into the site
from westbound Live Oak Avenue between Second Avenue and Third
Avenue would be permitted if "U" turns would be prohibited at
the median and left turns would be prohibited from the site to
westbound Live Oak Avenue.
12. Arrange with Edison Company to install two (2) on Tyler Avenue
and one (1) on Live Oak Avenue, 22,000 lumen HPSV City-owned
(LS-2) street lights with underground circuits. Exact
locations to be approved by the Director of Public Works.
Contractor shall obtain a lighting standard drawing from the
city's Engineering Division.
13. The developer shall also request approval from the county of
Los Angeles and satisfy all their off-site improvement
conditions.
14. Public Works Inspector shall be contacted at (818) 574-5400,
extension 289, at least 24 hours prior to construction of off-
site improvements. All Public Works improvements shall be
completed to the satisfaction of Director of Public Works
prior to final acceptance by Building and Safety Department
and prior to occupancy.
.
.
.
Memo to Planning - CUP 93-008
January 20, 1994
Page 3
15. All survey monuments, centerline ties and survey reference
points shall be protected in place or re-established where
disturbed. This work will be the responsibility of the
permittee and shall be at the permittee's expense.
The above items are to be complied with to the satisfaction of the
Director of Public Works in accordance with the applicable
provisions of the Arcadia Municipal Code.
JRL:DAL:mlo
Attachment
cc: Building Division
..
memO'f,anJum
Date: Januarv 14. 1994
Donna L. Butler, Assistant Community re elopment
Director, Planning ~
Joseph R. Lopez, Director of Public work~J
Traffic Report from Marketplace Properties (Albertson's
Market)
Pursuant to your request, 'my staff has reviewed the Traffic Impact
Analysis for the proposed Albertson's Market at the southeast
corner of Live Oak Avenue and Tyler Avenue and has the following
comments:
TO:
FROM:
SUBJECT:
1. Access to the loading dock area should not be provided by a
driveway opposite Third Avenue due to potential traffic
conflicts.
.
2.
Modification of the median to provide left turns into the site
from westbound Live Oak Avenue between Second Avenue and Third
Avenue would be permitted if "U" turns would be prohibited at
the median and if left turns would be prohibited from the site
to westbound Live Oak Avenue.
3. Provide a painted two-way left turn lane on Tyler Avenue from
Lynrose Avenue to Live. Oak Avenue with all appropriate signing
and pavement legends.
4. Improvement drawings for all off-site reconstruction or
modification work shov~d be provided with City
approval/signature block for approval by the Director of
Public Works.
The above comments are in addition to the conditions for approval
from this Department.
JRL:RSG:mlo
.
.
.
Memorandum
To:
Donna Butler, Pla~tng)Division
(JZ '
captain David Hi~police Department
Proposed Albertsons Development
From:
subject:
Date:
December 27, 1993
We have reviewed the plans for the Albertsons development and would
make the following observations:
Traffic exiting the north driveway onto Live Oak should be
limited to "right turn only" which will allow for eastbound
travel only. This will avoid conflict with left turning
vehicles from westbound Live Oak into the complex. Further,
it will significantly reduce the potential for traffic
accidents not only from left turners into the property but for
vehicles traveling eastbound from Second Avenue.
2. The traffic siqnals at Live Oak and Second will undoubtedly
require some modification. It is likely that we will need to
lengthen the left turn bay for northbound Tyler and modify the
lenqth of the phases to reduce traffic backup. This is due to
the fact that the only way to travel westbound from the
complex will be to exit the Tyler Street driveway.
1.
.
3. There is to be a pedestrian access way on the south side of
the complex allowing ingress and egress from Lynrose Avenue.
There should be visibility both east and west from this access
area in the form of wrought iron or similar material instead
of a solid block wall. Such visibility does not have to be a
significant distance, 20 feet or so in each direction would
probably be sufficient. This is to reduce the potential for
persons being ambushed by street criminals as they move out of
the complex onto Lynrose. Further, hiqh visibility lighting
should be installed in this area for the purpose of crime
limitation and to protect pedestrians from vehicles as they
step out onto Lynrose.
We have no particular concerns about the sale of alcoholic
beverages. Hours of sale are set by State Law and most
markets closely monitor this activity.
4.
.
.
.
Albertsons Development
Page 2
5. We have some concerns with regard to parking lot maintenance.
Most cleaning crews use vehicle mounted vacuum systems. They
generate a significant amount of noise. We believe that such
cleaning should be prohibited between 10:00 p.m. and 7:00 a.m.
to provide for a reasonably quiet environment for nearby
residents.
6. In this same vein, we feel that deliveries to the facility
should be prohibited between 10:00 p.m. and 7:00 a.m. to avoid
disturbing the surrounding area.
If we can provide any additional information, please contact Chief
Johnson, captain Sandona or myself.
~
.
~~~
DENNIS A. LOJESKI
MAYOR PROTllMPORE
240 West Huntington Drive
P.O. Box 60
Arcadia, California 91066-0060
(818) 574-5400
GEORGE FASCHING
ROBERT C. HARBICHT
BOB MARGETT
COUNClLMEMBERS
DONALD R. DUCKWORTH
CITY MANAGER
To: Planning Department
JOSEPH C. CIRAULO
MAYOR
JUNE D. ALFORD
CITY CLERK
12/21/93
From: Fire Prevention
Reference: Arcadia Marketplace
The following is required for the construction of the new market and multi-tenant buildings:
1. An automatic file alarm system is required in all areas. Section 3115.1, Arcadia
Municipal Code.
2. An automatic fire sprinkler system is required to be provided throughout the
premises. Section 3115.2.1.1 (b) S.
.
3. Fire hydrants shall be installed by the developer to meet the fire flow requirements
for the building(s), prior to the beginning of construction. Fire hydrants shall be
spaced 300 feet apart on the street or streets bordering the building(s). UFC:
IOA03.
Additional on site fire hydrants shall be installed by the developer as may be required
when any portion of the building(s) is in excess of 150 feet from a ftre hydrant
connected to the public water supply on the public street. UFC: 10.401.
4. Show location(s) of fire lanes/fire acce~s on plans.
5. A Knox Box will be required to be installed in an accessible location, approved by
the Arcadia Fire Department. The key box shall be a type approved by the chief
and shall contain keys to gain necessary access to all areas.
6. Plainly visible and legible address numbers shall be placed on all buildings and be
visible from Live Oak Ave. Said numbers shall contrast with their background.
If any further information is required. please contact the Arcadia Fire Prevention Bureau.
Sincerely,
. c:y://h~-
L. Cha~:.-r~ro;
Arcadia Fire Department
. ..:::.::.":1..!,:....:.....f_.~_" '_,
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( ) Public Works ( 4ater Dept. ( ) Building Dept. ..
( ) Fire Dept. ( ) Redevelopment . ( ) Police Dept. :-
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Project: "7,B,n>>ntE, "?'''- ";'1 k? "77J ~ 7Jd~~- r h1?&v
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Please review the attached proposal and comment on the foUowlng checked items ~ any other item(s) ...
which your department may ha~e concern or_speCial knowledge ~ ~ / / r9 . ,.'.}'
() Dedications
() Legal Description
() Traffic Circulation
() Parkway Width
() Street tights
() Tentative Map Contents
() Tentative Parcel Map Contents
() Final Map Contents
() Street trees and plants
() Is the subject property served by a sewer line which Is tributary to a defldent Oty trunk sewer
/"" line?
(V1 Fire Hydrants
() Driveway design/drlvewayapron
() Encroachment into a special setback along
() Grading/Drainage Plan
() Signs
( "'" Irrigation System
( yOccupancyUmits
( vr Water Services
() Building Code Compliance/Defidend~
() Fire Safety
() Conditions of Approval
() Other
.
CITY OF ARCADIA
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lAN) AREA
BUa..OING AREA
LAND/8UIL01HG RA TIC
PARKING PROVIDED
PARKING BuIlDING RATIO .
PARKING REOUIRED
.........
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A PROJECT FOR-
'n,
Iii
Marketplace Pn>pert_
~c.r"....O'-"'I......a
1Jf)22 Newpoll Av..nue Swle 100
Tustm CA 92oaO
(714) nl.saaa
fAX(1141'1JQ.]~25
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A COMMERClAL PROJECT AT.
SEe TYLER AVE.JUVE OAK AVE.
ARCADIA. CA
ARCAD~aT~t-'
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10,547 SF
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A PROJECT FOR-
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Il;22t'l>.!wlNll ;"V,':lue SuJU~ JUO
Tusttn CA 92060
m.4J?ll,S888
fAX a14J 110 1~2:i
A COMMERCiAl PROJECT AT_
SEe TYLER AvE./UVE OAK AVE.
ARCADIA. CA
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A PROJECT FOR_
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III ~..,a?"" Properties
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NOII1'H IUVaCI1DN
SEe TYlER AVE. LIVE GrAIl _.
ARCADIA. CA
I
A,COMMERCIAl PROJECl Ar_
ELEVATIONS
ARCAD~ar~E-'
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A PROJECl FOR-
III Marketplace ~iea
~'14,"...1 ~"Jo.., I~~....,~
1J~22 Nuwp..Jll Av.'ll\"' ="U1I~ 1011
TW.lm. CA 92680
(71417318888
fAX 0141 "IlO,JS2~
A COMMERCIAL PROJECT AT-
SEe TYLER AVE./llVE OAK AVE.
ARCADIA. CA
i
ARCAD~r~e-'
ELEVATIONS
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GENERAL NOTES:
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SPEClACAnONS:
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-
A PROJECT FOR.
It COIIMERcIAL PAO.ECT AT .
-SEe TYlER AVE.tuve au. ....
ARCADIA. CA
~..
.
Marketplace PIoperties
ShoA:vvGe",*,~
1~22 Newpoil Awnue. SuiW 100
TUSDn. CA 92680
(714)731-8888
FAX 014) 7JO..3512!t
ARCAD~r~t-'
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A PROJECT FOR ..
A COMIIERCIAL PROJECT AI .
SEe TYLSl AVE.JUVE lIAIl -. .
ARCADIA. CA .
-.
fit
Marketplace Properties
~Cen...o.~
1J~22 NewpOI'! AYt.onue. SuIte 100
Tust2n CA92680
(714) 731,88aa
FAX ('714}7lO-3~2~
ARCADOOaT~
6
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M" Pel '.0' 'ii RlIU:,II;(
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.
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.
File No.
CUP 93-008
CALIFORNIA ENVIRONMENTAL QUALITY Acr
NEGAllYE DtiPARA TIm{
CITY OF ARCADIA, CALIFORNIA
A. Description of project: Proposed Conditional Use Perlllit to construct a 50,547
""'''<T'e foot Albertson's market and a 5,934 square foot multi-tenant building
(~.134 sa.ft. of the retail space may be utilized for a restaraunt with out-
door seatin2) within 100 feet of residentially zoned property and related
mndifications.
B.
Location of project:
232 and 300 East Live Oak Ave.
C Name of applicant or sponsor: Mar.ketplace Properties
n Finding: This project will have no significant effect upon the environment
within the meaning of the California Environmental Quality Act of 1970 for
the reasons set fonh in the attached. Initial Study.
E. Mitigation measures, if any, included in the project to avoid potentially
significant effects:
See attached assessment.
~
Date:
12/29/93
~~
ignatur~
Assistant Community Development Director Planni
Date Posted:
12/29/93
Title
File No.
rnp Q'l_nnR
.
ENVIRONMENTAL CHECKLIST FORM
A.
BACKGROUND
1.
Name of Proponent
Albertson's Food & Drug-Marketplace Properties
2. Address and Phone Number of Proponent 13522 Newport Ave., Suite 202
Tustin, CA
92680
(714) 731-8888
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
m !!m! .!!2. !!!! ~ .!!2.
1. !!.!!:!l.' tflU tho propclIIol niau1t; :uu ,. 6ubetlUlttal ftIdUCUon in the
.-wit ot- .,ator ot:berwl.. .v.i.laltu X
eo Un'tabl. ..~tI'I I:cnd1Uona or 1n X for public _t..,.. suppUe.?
ctla.. in 9.o1091C1 .~UUCltur"? 1. ~l1re of pe9Ple or prope:rty
b. Dhwpt.J.onl. 41tplilC'Ulllnt.ll, .:0.- X to ..tor r.l.~ h.Uatda supb .. ..x
p.acucm or O\tCIrC'CMIdng, of eM IOU? U.oo4l.n9'l'
,. OIuqe In:,to;I09npb]' ~ ~J;'Cund .. Plant LU.. Will th.. p",pop_Il noult 1n I
IUl'face nUee f..tur"" .Jt-
G. Chant. in tbll cUvua1.Cy Qf aped...
,. ThO eatt..er.1C1n, CIOlIoriA9 00: Ol" n~r of any 8P'a_IiJua ot p1..ant'.
. lIOc2UlcaUon.of IItlf ,unique 9.-010'11.: U.nclwUn9 u.... .~. 91:.... crope, X
or physical tutur..? 1II1croUon ~d &qIl&t1c plantAll'l'
e. Any inor.... in ..illd 0: wAtor b. Ke4uatlon of the- nWlll::lo.t". of lIllY
u08l.on a~ ooU., olt"'l' on or otr X- Wl.iqu'l, r.re or .mtelO9""ed _.peci_ ..x
th. 'lit... of plante?
t. Ch"'"i1"" in dlu.Uon. 4.~h;icm " tnUocS"tion ot new "peelel of
or orOltlon ...1'111;:1'1 ,."'! IlIlldUy tAo X pllllAta Into IIA erea. or "Iult In .
chann.l at. dVllrorstr_. ~rd~ to, tho nonwal repleniahMllt. X
q. ~lII'e ot pecpa or pC'O~ to of ~iu.ing.pot::l..7" '
1~:1f:e:~"=1~::. ~r::~~~:.;. 5, tilfta1 Life. Will tM pftl~al re.u.lt
X- "
or .1m1l;u,hllolArdai-
In. .. Chm;. J.I\ t.M diver.ity of .pIlei...
,. !!iI.. WIU t.t.. p~..l n,uJ.t or nlllllbu1l ot any .psoh. of a'AilIlsb
(bird.; lan4 anJ.Jaala LIlCIludlng r"PtU...
., 5u!luantial uc-Oiu.iQo.JI OJ:. .1l fub alIA ahelifilh. '-"thic 01Van1..., X
datuJ,oret1on of -=i.llt .ir quaUty? 1f1l1_tll or aictQf.una.ll
b, n. etudon of obJecuondlle x... b~ lteduct.1on of th. on_on of lift)"
odcn:a? W'lique,. rare or etl4aAgerect .pecllla ..x
of_~?
00"_ Altu.t1on of &1r lI!IOV_nt.
:~::~n O~l~=:~a:r~~r oro::Il'/ ~ ,. IntrQ4u<lt.icm of new speei_ Gf
X _1lII.Ls LAte en atea._ lJ1' nault; in
or r.qionaUy? . DarclU'. to tilo ml/lr.UOII or IIID.... X
I*\t of aJl.i1l1d..?
" Meter. Wi U the pl'O~.l ruuJ.t UII
.. CMnqa. in Cl1n"8nts or the c:ov.nI' d. DlItedontion to.u.t1ll9 ",Udur. ....x
habitat?
ot <Ut4etiGn at ",ate ~ts ift X-
trdn vetan? .. Roue. w.ill tile propo..l reallit inl
b. ClIa.nqe. in ."'orpt1n rat... .. 1D='edu 1n uiltlng no1.. 1....1a? X
dra1nll;0 patt~. or tlw rat. ea4 .!,
&:OGlIIIt ot Ivrlaecr vatP' runoff' b. ExpoI\lftI 0: ptlQpl. tD '.evue ~
llCU. lavtiltl?
,. Alt;.era.t1ona to the COItta'l 01' x...
fJ,Qw of flood. .atel'd 1. ~:c:n:':l~~t :;l;l'::lnpos.l
,. Chenge in the 1IIIIOUIIt. of svrfaco X ~
.,eto~ in ..ny w"~er body? .. t.an4 v.... Wilt tM pi-opo.al rea\l1t 1.
~alttJ.a1 aturauOl'l of the X
e. Dlac;bar'ge into .urf..ce watan, or pAilut o.r"Plr.nnad land un of lift _?
1n An)' .It.ration of 'urfah water
.q_Uty, !.ncllld1n9, bllt not "1J.lutocl to .. :::1:t J,~-=C-'" W:l.ll the p~al
t_tIlIlp.uatvn. lUa,a01Ved OXflJen 01'
tllctJ:l.dity? X-
.. In"eu..,11:I. tII.. eata of WI. of e, X
t. AltAtat1o.a of ttI.. c!1re01:ion or .1l n.at:ual naGlttCh?
rat.. of f~ of g-rolmd vatera?'
b. Subnalltia1 "--Pl.lIion. of aJlY J
g. Cllen;e in the quantity of grollll4 nOIU'~nl...able natlttal euOlltoe?
wat..ra/ lIi~1' tIu'outJlI dt.reClt ad4.:Ltiona
. or withdrawals, or I:I'Iro'*9h interr:nptlon
Gt any oq..it.r by Cl.Ita or ..c-avaUona'l X-
-1-
10. lUlk ot UDlle. DOU t.n_ propoaa1 !!! !!!!!!! .!!2.
1ftVOLV. , r-LalC of ..n, eJlPlodG.. OJ;'
the r.l.... of h'~ lubnlltlCle.
Ilnc:ludJ.nq. but not LJJI1tld to. QU.
,t:':~:l:e~t c:ru..";:e~~:d~tlCl11 .x..
. upset condit1OM?
u. :~lI~~~~n. W~~t~lln:~::n:f:~
air ;l:QWQl ,rl"ll of .tlw h_ ~lll.- X
tion of an ariN,1
12~ :~fI~~9 h~tll,~ J~=:~ .:ffltCt
d_ilnd fer 4&Situn.l t1OU1l\97 .x..
n. ~n:~:~:~O~~~~~~lon. WUl
., GeneratiOn of IllmItantial 4441~ 1l.
t.J.OfIalveMCUlulOOVlIlIlCITIU
b, ttc.cta on uutinq pUkUlg
bcLUtl.. ,or dal!l4nd roll' new p.lrklnq? x....
c. _Substanthi' 1Jll;I~ IIFNJn ..J..n1n9 X
trlrtsport.4til3n 'Ylt...,
d. AlteratiODI to pr...nt pIlttentl
of circulation air /IlOVa_t ot people ..x
.,liVor iQOd.7
e. A.ltllu,Uons to .,aurbotnll, .",
or a1r t!:'atUIl7' .J(
.. %nct.... in traffic h.~.r4. ,.
lIIDtor ftll..l.cl... bJ.ciyclbu or X
~UhQ.?
If. PllbUo_5ervlces. WUl tn, propos..
navI IUI .u:ec:t upon., or re8ult in ..
....d'tor "_'en' o1t.~ 90YarTlll>lmul
..>:'Vie. in 4UIy of t.he toU_lng
.r...,
., P'Uoprotwcdon7 .J(
.. POUee pl'G'teet.lon1 ~
.. Scl'looh7 "'*
d, 'un ~ other- 'NcnaUcnal .J(
tacU1U...,
.. Hablt.nan.co of Jl\ll:lUo 1acH.I.-
ti.., lfll:ludtlt9 ~.., ~
.. 01:1l.r ~t.Io1. ..nol.,., "'*
1!, !!!!!n. WHl ~be propot;al r..uit in.,
. .. us. ot .Ub.tanU.l iUlOlInt.ll of .J(
tuelore_r<;ry1
b. SUbount1aJ, 1tlClu..e 1n 4omon4
IJllOft Ui.Un9 .ource. :ot anllll"9Y. <n'
r..,u.i~ ths :l!rIelop.nt of n~ X
.oure.. orlllno~1
l6, UtJ,litl... lICUl the pl:'<)poO..1 result;
Iii"'"ii"iiii for n~ 'VatPl', or
.uba~U.aJ, el.;tltraUana'to tl\8, toU_
ing \lt111t1..,
"' .owor or n.tlUe1 9"? X
b. c-lIdcatig:w .yatelllll? X
,. Wator;> X
d. BCI~e:r or .optt.e tal'lkll1 .x.
.. Stom ",atv clninaq.1 .x.
.. SoUd ....ut. and .u.poaa17 "*
... Ih,lIIl_n "ooLtll. W111 tho propooa1.
1',,1I-1t lnl
.. CI'...tiQII ot 4ftY 1I"1tl\ hazard Q;
potClnU.ol lI.oalt.h n..a".s (uclll4iIl'il
..ntal-bulthl? .x.
b. ~1U. of .~1. to.pot.8rlU,l X
I\e-Oltllllll.l.UU'l'
. Date
12/29/93
~
lO, t:t!I.ua. lull tJI., propMal :r:e.u1t !!! !!m! .!!2.
n, Ut. cm.t.ruet10l1 of ey ocomc
vt.U or vhw open to tho public, at'
w1U 1:1Ie proPO...1 "-,wt in ,tho
cr..tion of an .enhll.Ueally offON1ve X
lite. opII!n tQ. publie vJ.~1
n. RecnNlUOfl. W111 tho propaoal re.ult
111 llI\ 1mp11ft llpon tho ,qu.olity or X
.......rll;ity of 8JIIi.tillq. r.aroaUonol
opportuniUao1
"" :=;r~~:~l~=~C:~tOt~:l~~;
o lilJfl1tioant_Itc:heolOlJl.cll1 or
hbtorieal oite. .l::ruetun. obieat X
got buUClin.g?
n. ~n~rv ~::;~l:e~f 1l:;:~e;;:~t1111
to do-9ra40 tho quaHty'of tile envinllUllllnt.
!fI.IbltanUIUy'redl,leo the It.aI)itlt 'of I
U..II or w11C111t. "~ciu. eaUle a tuh
or wUdlif" popll.laticm to o!rop "lOW
_lt~IlWlt-llintIl9 1.VIIlo, thr.atM!' to
eUlll-l..n.te _ pLant or aninlal e_lUI:lty.
radllce the n~r ,or Z"eotriet the ranfile
of 0 rare. 01' elulOll'Jflroad plant or oUI1_l
or C1l1l1lillflto i.,port:&nt OX&lIIplQ of tho X
IlI4jor puiodo of CallfQr1lia hiotorr
or prehiotDI')'?
b. 0Qh the projoet; Mive the potontJ,al
.t.o lehi..,. ohort-term, to the 4itoldvantago
of llmi'"tenll onv1.t_ntol qoebi' IA
ohort-UnII 1la;pact On the envlrOlllllllnt
it one tlb1d1 oceuro 11'1 . r01atively
bd.f, detin.1tiW Pfl'iod. of tiM whU. X
.1ong-wr:lIl.lmpactll ...ill ancluro well ln~
the future.l
c. Doe., tho project hln l~U
wnich are Individv.aUy UmJ.t". but
c.......lot1vely oonoider-able? fA proj.ct;
_y impact; Oft bfo',or,llIO.re C111l9a.r.t.o
I'lIloureoo wh.ro tho iq>aet on .ad!.
ruOIU'Ce'.1 I'lIlat1voly .Ull,_ bl,lt whore X
th. .flllClt _of !:be total of tho.. 1zapAeto
on the C1Avironzr.tnt 10 o1'i1nifiCant.1
d: DoeI_the prctjoet have onYir-otllllOn1:&l
.tfoet,., whIch ..nl eaue lubotantiol
ecl'lleno eftoeta Cl!1 h\llMtl be111"., either X
dinu:tiy or inclj.rllot1y?
C. D.UClJSSlCN QJ' ElfVlaoHlUlHTAl. EVM.UM'tOlf
See attached
D. DETKRKlIlA'1':toel
tto be COI"U.t..s by the Leed 'Aganoyi
On tho b..'....,ot t.Il1.II,lnit!olevaluloUonI
o 1 tin4 tbl (lRPO'.<< pre'.lIt COULD !-lOT blve 0 olgnUtC4llt
oUoct Oil the Ilnvi=-z\t, alld . "!G1.'UW DE~Ro\TIC1t1
will be' protpu-ed.
m 1 fi.nd th.t. dthou~ the proposed pl'ojoct eOI,l16 Il.ave a
.01ifll.t1canC .ffect on thO enV1t1l1\ant, thoro wLl1 not
be 0 oig1'liUca.nt Oft.IIC in ~iI C"ll boClUOO the .1ti91t1011
.allureo dllOCi'lbed on "on attoc:hlld oheet ho"o been addod to
the pl'Ojeec. ". NeGA~Iva DE~ION WIt.L IlE PIliBPAlISD.
a t find the propo..4 prtlj:eet NoY ho.... a t1'J111thl~t eftClClt
on Ute .nvirOll.lllOnc. and ,an tNV1ft06Kmn'Ato 11U'ACt' Il:EPOI'r 10
......ud,
~rr:~
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ENVIRONMENTAL CHECKLIST FORM
C.U.P. 93-008 - ALBERTSON'S MARKET
1 b, c Disruptions, displacements, compaction or overcovering of the soil?
Change in topography or ground surface relief features?
The applicant has indicated that the site may have to be filled to
facilitate the natural dock area.
Approximately 50% of the site is comprised of vacant land; the
remaining area is developed with two office/industrial buildings and
parking area. The proposed project will result in substantial covering
of the soil. However, all proposed grading and drainage must comply
with City code requirements.
3b Changes in absorption rates, drainage patterns, or the rate and amount
of surface water runoff.
The proposed building and parking area will increase the amount of
impervious area, As noted above all grading and drainage plans must
be reviewed and approved by the City and comply with the City's code
requirements.
6
Increases in existing noise levels? Yes
The property is currently vacant, There will be an increase in noise
levels resulting from traffic, delivery and persOns to the property. The
loading area has been designed on the north side of the building to
mitigate the possible impact of deliveries and loading and unloading of
goods on adjoining residential properties to the south. The City's noise
ordinance restricts the noise levels during the evening hours (after 7:00
p.m.). In addition conditions of approval will restrict the hours of
delivery, cleaning of the parking.area, etc.
7 Light and Glare. Will the proposal produce new light or glare? Yes
The proposal will result in new lighting in the parking area. All
lighting must comply with City standards which allow a maximum
height of 20'-0, All lighting within 100' of residentially zoned property
may not exceed 15'-0" and hooded and arranged to reflect away from
adjoining properties and streets.
8
Land Use, Will the proposal result in a substantial alteration of the
present or planned of an area?
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13a
.
13b
.
The subject property is partially developed with two office/industrial
buildings and related parking lot and the remainder of the property is
vacant. The site is zoned C-M & D and shown on the general plan as
mixed use commercial/industrial. The proposed market and related
commercial buildings is a change in the land use; however, the
proposal is consistent with bOth the General Plan designation and the
Zoning.
Generation of substantial additional vehicular movement? Yes
Currently there is no traffic to the site because the two existing
buildings are vacant. The project will generate a substantial amount of
traffic to and from the site.
The applicant hired the firm of Linscott, Law & Greenspan, Engineers
to conduct a traffic and parking analysis of the site. Based upon their
analysis, which has been reviewed by staff, it is expected to generated an
average of 4,920 daily trips (115 trips produced during the a.m. peak
hours and 450 trips during the p.m. peak hour. It is anticipated that at
least 25% of the PM peak hour traffic is what is called "pass by" traffic
(persons stopping on their way home) that already exists on Live Oak
and Tyler. The project is expected to result in a total of 340 new trips
during the evening commute hour,
In order to mitigate traffic problems to the adjoining neighbOrhood,
there is no access to Lynrose Avenue from the site.
In addition it is anticiPilted that traffic associated with the project is not
expected to change the existing Levels of Service (LOS) at the three key
intersections (S. 2nd Aveue/Tyler Avenue at Live Oak Avenue; S. 3rrl
Avenue at East Live Oak Avenue and Tyler Avenue at Lynrose Street).
In order to mitigate any potenti<>J problem with truck traffic to the site,
LLG noted that one mitigating factor would be to restrict semi-truck
deliveries to off-peak periods, thus lessening the impact on site access
and internal circulation.
Effects on existing parking facilities or demand for new parking? Yes
The applicant is requesting a modification of 30 parking spaces from
296 parking spaces to 266 spaces. The applicant's consultant conducted
a survey of Ralph's market at Second and Live Oak Avenue during the
busiest shopping day (Saturday). Based upon their analysis, it is
forecasted that the proposed uses at the Arcadia Marketplace would
generate a peak Saturday demand of 197 parking spaces which would
provide a surplus of 70 spaces. They further noted in their study that
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13f
based on a projected parking supply of 266 parking spaces, "it can be
concluded that the proposed parking supply can easily handle the
expected peak parking demand at the site."
Increase in traffic hazards to motor vehicles, bicyclists or pedestrians.
As a result of any increase in traffic in this area, there is a potential of
traffic problems to vehicles, bicyclists and/or pedestrians. As a
condition of approval, Tyler Avenue is required to be widened to
provide better public right-of-way and sidewalk area. This will help to
mitigate any potential traffic hazards.
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-rPI1 93 -00S-
FILE NO. I- ()t.lfJ '13 ~ a0/3
ENVIRONMENTAL INFORMA nON FORM
A, Applicant's Name: Marketplace Properties
Address:
13522 Newport Avenue, Suite 202, Tustin, CA 92680
B. Property Address (Location): SEC Live Oak & Tyler! Avenues, Arcadia, CA
C General Plan Designation: Mix use commercial/industrial
D. Zone Classification: C.M.
E. Proposed Use (State exactly what use is intended for the property, i.e., type.
activities, employment):
A 5,934 :!: square foot retail commercial bldg.. & 50,547 square foot market.
.
F.
Square Footage of Site:
192.276 "a, ft.
G Square Footage of Existing Buildings:
1.
2.
To Remain:
~
To Be Removed:
44.000
~
H
Square Footage of New Buildings:
56.481
I. Square Footage of Buildings to be Used for:
1. Commercial Activities: 56.481
2. Industrial Acti vi ties: 13
3. Residential Activities: 13
Number of Units:
13
.
Environmental Information Form
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], Describe the following:
1.
The environmental setting of the project site as it exists.
The project site currently contains two (2) vacant research - manufacturing
development type buildings (25%) and about half the site is an unused
A.C. parking lot.
2. The proposed alterations to the project site.
Construct a shop building and market, new parking lot to support uses
and landscape. Buildinl! pads mav be raised above existing ground to
facilitate drainage of dock ares.
3. The use and development of the surrounding properties.
North: Strip commercial retail
~
~ntlr-h: ~inolB: familv residential
EaRt: ReRearch-development & commercial and manufacturing
W~Rt. St~iD ~ommercial & sinl!le family residential
Arljar~ot' StTiV commercial (not a part)
Environmental Information Form
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L.
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K Check ihe' appropriate answers to the following questions:
Yes No
1.
Will the proposed project result in a substantial
alteration of ground contours and/or alteration
of exiting drainage pattern?
..JL
2.
Will the proposed project result in a change in
groundwater quality and/or quantity?
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3.
Will the proposed project result in an increase in
noise, vibration, dust, dirt, smoke, fumes, odor or
solid waste?
x
4.
Will the proposed project result in the use or
disposal of potentially hazardous materials?
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5.
Will the proposed project result in a substantial
increase in demand for municipal services
and/or energy consumption?
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Explain in detail any "YES" answers to the above questions on additional
sheets.
Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project.
M.
Certification: I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial
evaluation to the best of my ability, and that the facts, statements and
information presented are true and correct to the best of my knowledge and
belief. ~
Date:
!J'!>lq~
MARKETPLACE PROPERTIES
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Signature of Applicant M4HAEL M. RUE, PRESIDENT
1. The site will be filled to drain dock area.
3. Proposed site will generate more traffic/noise.
Environmental Information Form
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