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RESOLUTION NO. 1736
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A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ARCADIA, CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT NO.
2005-12 AND ARCHITECTURAL DESIGN REVIEW
NO. 2005-07 FOR A W ALGREENS PHARMACY
AND DRUG STORE AT 245-253 E. FOOTHILL BLVD
WHEREAS, on May 19, 2005, a conditional use permit
application was filed by Rich Development Company, developer, to
construct and operate a Walgreens Phannacy and Drug Store (Development
Services Department Case No. CUP 2005-12 and ADR 2005-07) at property
. conunonly known as 245-253 E. Foothill Blvd.; and
WHEREAS, a public hearing was held by the Planning Commission
on October II, 2005, 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 RESOL YES AS FOLLOWS:
SECTION 1.
That - the factual data submitted by the
Development Services Department in the attached report is true and correct.
SECTION 2. . This Commission finds:
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I. That the granting of such Conditional Use Permit will not be
detrimental to the public health or welfare, or injurious to the property or.
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improvements in such zone or vicinity because the initial study did not
disclose any substantial adverse effects to the area affected by the proposed
project.
2. That the use applied for at the location indicated is a proper one
for which a Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use. All yards, spaces, walls, fences, loading,
landscaping and other features including the shared parking with the
neighboring business, are adequate to adjust said use with the land and uses
in the neighborhood. The proposed project complies with all related zoning
requirements as set forth in the Arcadia Municipal Code.
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 land use and
current zoning are consistent with the General Plan.
6. That the use applied for will not have a substantial adverse impact
on the environment, and that based upon 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:
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SECTION 3. That for the foregoing reasons this Commission
grants Conditional Use Permit No. CUP 2005-12, for a phannacy and drug
store at 245-253 E. Foothill Blvd., upon the following conditions:
1. There shall be no sale of alcoholic beverages permitted.
2. The operating hours of the store shall be limited to 7:00 a.m. to
11 :00 p.m., seven days a week.
3. The hours of the drive-thru phannacy shall be limited to 7:00 a.m.
to 10:00 p.m., Monday through Friday, and 8:00 a.m. to 8:00 p.m., Saturday
and Sunday.
4. A final landscape plan shall be submitted for the plan check
process, subject to the approval of the Community Development
Administrator.
5. That all lights shall comply with City standards, including
shielding and height requirements.
6. The parking spaces shall be double-striped per City standards.
7. The use approved by CUP 2005-12 is limited to the drug store and
phannacy. The drug store and phannacy shall be operated and maintained
in a manner that is consistent with the proposal and plans submitted and
approved for CUP 2005-12.
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8. A separate sign design review application shall be submitted for
all new signs on the premises.
9. All conditions of approval shall be complied with prior to opening
. the drug store and pharmacy. Noncompliance with the plans, provisions
and conditions of approval for CUP 2005-12 shall be grounds for inunediate
suspension or revocation of any approvals, which could result in the closing
of the drug store and pharmacy.
IO.All City code requirements regarding accessibility, fire protection,
occupancy, and safety shall be complied with to the satisfaction of Building
Services and the Fire Department.
11.Approval of CUP 2005-12 shall not take effect until the property
owner(s), and applicants have executed aild filed the Acceptance Form
available from the Development Services Department to indicate awareness
and acceptance of these conditions of approval.
12. The applicant shall defend, indemnify, and hold harmless the City
of Arcadia and its officers, employees, and agents from and against any
claim, action, or proceeding against the City of Arcadia, its officers,
employees or agents to attack, set aside, void, or annul any approval or
condition of approval of the City of Arcadia concerning this project and/or
land use decision, including but not limited to any approval or condition of
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approval of the City Council, Pl~g Commission, or City Staff, which
action is brought within the time period provided for in Government Code
Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action,
or proceeding concerning the project and/or land use decision and the City
shall cooperate fully in the defense of the matter. The City reserves the
right, at its own option, to choose its own attorney to represent the City, its
officers, employees, and agents in the defense of the matter.
SECTION 4.
The decision, findings and conditions contained in
this Resolution reflect the Commission's action of October 11,2005, by the
following votes:
AYES: Commissioners Baderian, Hsu, Lucas, Olson, Wen
NOES: 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 forgoing Resolution was adopted at a
regular meeting of the Planning Commission held on the October 25,2005,
by the following votes:
AYES: Commissioners Baderian, Hsu, Lucas, Olson, Wen
NOES: None
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ATTEST:
Secretary, Planning Commission
City of Arcadia
APPROVED AS TO FORM:
~P.~
Steplien P. Deitsch, City Attorney
Chairman, Planning Commission
City of Arcadia
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1736
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STAFF REPORT
Development Services Department
October 11, 2005
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: Thomas P. Li, Associate Planner
SUBJECT: Conditional Use Permit Application No. CUP 2005-12 and Architectural
Design Review Application No. ADR 2005-07 for a proposed
Walgreens pharmacy and drug store at 245-253 E. Foothill Blvd.
.
SUMMARY
The subject applications were filed by Rich Development Company on behalf of
Walgreens to construct and operate a Walgreens pharmacy and drug store at 245-
253 E. Foothill Boulevard. The Development Services Department is recomm~nding
approval of the applications subject to the conditions of approval as outlined in this
staff report.
GENERAL INFORMATION
APPLICANT: Rich Development Company on behalf of Walgreens
LOCATION: 245-253 E. Foothill Boulevard
REQUEST: A Conditional Use Permit (CUP) and Architectural Design Review
(ADR) to construct and operate a drug store with a drive-thru'
pharmacy, and a modification to allow a loading space within 100' of
residentially zoned property.
LOT AREA: 55,847 square feet (1.28 acres)
. FRONTAGE: 200 feet along Foothill Boulevard
CUP 2005-12 & ADR 2005-07
October 11, 2005
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EXISTING LAND USES AND ZONING:
245 E. Foothill Blvd::
Shakey's Pizza: zoned PR-1 and C-2
251-253 E. Foothill Blvd.:
Commercial building totaling 6,900 sq. ft.: zoned PR-1 and C-2
253-A and 253-B E. Foothill Blvd.:
Duplex built in 1957: zoned PR-1
SURROUNDING LAND USES & ZONING:
North:
South:
East:
West:
Single-family residences: zoned R-1'
Commercial offices: zoned C-2
Commercial offices: zoned C-2
Ralph's supermarket: zoned C-2
ZONING & GENERAL PLAN DESIGNATIONS:
The northerly 95 feet of 245 and 253 E. Foothill Boulevard is zoned
PR-1 for single family residential at a density of one unit per 7,500
square feet of lot area and/or parking of transient automobiles for an
adjacent or nearby commercial use. The southerly 184.5 feet of
245 and 253 E. Foothill Boulevard is zoned C-21 General
Commercial.
The General Plan Land Use Designation for the entire project site is
Commercial, consistent with the C-2 zoning of the southerly portion
of the site.
BACKGROUND
On September 20, 2005, the Arcadia City Council adopted Ordinance 2210 to
approve Zone Change No. Z 2005-03, rezoning an approximate 200 feet wide by
60.5 feet deep strip of property at the centfal portion of the subject property from
PR-1 (One-Family zone with an Automobile Parking Overlay) to C-2 (General
Commercial). The zone change was necessary to accommodate future commercial
development such as the proposed pharmacy and drug store.
The proposed project involves the two properties at 245 and 253 E. Foothill Blvd. If
this project is approved, the subject properties would be consolidated either through
a recorded covenant to hold the two parcels as one or a lot consolidation process,
prior to the issuance of building permits.
CUP 2005-12 & ADR 2005-07
October 11, 2005
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_ PROPOSAL AND ANALYSIS
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The proposal is to construct and operate a 12.610 sq.ft. drug store at 245-253 E.
Foothill Blvd., including a drive-thru pharmacy for pick-up only. All existing buildings
on the two properties, including a duplex, Shakey's Restaurant. Noda's Restaurant,
Tokyo Education Institute, and Cindy's Nails, would be removed to accommodate the
proposed development.
A pharmacy and drug store is a permitted use in the C-2 zone. However, this
Conditional Use Permit application is necessary because of the drive-thru operation.
The proposed store hours would be from 7:00 a.m. to 11:00 p.m., seven days a
week, with the drive-thru pick-up window closing at 10:00 p.m. There will be no sale
of liquor.
Two of the neighboring property owners who reside to the north and northeast of the
site expressed concerns during the zone change hearings about the potential
impacts of this project upon their properties. The applicant has since met with the
neighboring residents and came into a written agreement signed by both parties (see
attached). However, the resident to the north of the subject property is requesting
that the drive-thru close by 6:00 p.m. on the weekends because of the potential
noise impact. Upon surveying other similar drug stores within the City, staff found
that the drive-thru windows are typically closed by 7:00 p.m. on the weekends.
Therefore, staff is recommending that the operating hours of the drive-thru be from
7:00 a.m. to 7:00 p.m.. on Saturday and Sunday to remain consistent with the other
existing establishments.
The applicant has submitted an acoustical analysis report conducted by an
independent noise consultant, Wieland Associates, Inc., that evaluates an existing
Walgreens drug store in Moreno Valley to estimate the potential noise impacts of the
subject drug store. This report prOVides a detailed analysis of the different potential
sources of noise and concluded that the proposed drug store will comply with the
noise standards of the City. A copy of the analysis is available for review.
The proposal also provides 15.4% landscape coverage within the parking area,
where 10% minimum is required. Additional landscaping will be planted along the
rear portion of the property to further screen the neighboring properties from potential
impacts. A final landscape plan shall be submitted as part of the plan check
process, and would be subject to the approval of the Community Development
Administrator.
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Parkina
By Code, a 12,610 sq.ft. retail drugstore is required to provide 63 on-site parking
spaces. The proposed layout provides 65 parking spaces, which includes four (4)
handicap accessible spaces.
CUP 2005-12 & ADR 2005-07
October 11, 2005
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. The applicant provided a trip generation analysis conducted by an independent traffic
engineering firm, Linscott. Law & Greenspan, Engineers. The report provides a
detailed and technical analysis on the amount of additional traffic that would be
generated by the proposed drugstore, as compared to the existing uses. From the
analysis, it is estimated that an additional 35 trips would be generated dUring the
moming peak hours of 7:00 a.m. to 9:00 a.m., and an additional 23 trips in the
afternoon peak hours of 4:00 p.m. to 6:00 p.m. In staffs opinion, the estimated
additional traffic would not have a significant impact upon neighboring streets and
properties.
A modification is required for the loading area to be within 100' of the neighboring
residential properties. As part of the agfeement with the neighbors, Walgreens is
proposing to install a 8'-0" high decorative split face block wall along the rear
property line and the rear portion of the easterly property line. Also, delivery hours at
the subject loading area would be limited to 8:00 a.m. to 5:00 p.m.. Monday to
Friday. In staffs opinion, these measures would adequately mitigate the potential
impacts of the loading area.
ARCHITECTURAL DESIGN REVIEW
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The applicant describes the architectural style as California. Architectural details
include exposed rafters and columns. stone veneer (Iedgestone) wainscoting, plaster
trimmed windows, stone veneer pilaster columns with corbel brackets. Proper
massing is achieved by variations in building height and architectural projections on
all four elevations including covered pedestrian walkways. The elevations are further
enhanced by tree wells and planters throughout the property. The driveway entry will
be treated with colored stamped concrete. In staffs opinion, the proposed building is
consistent with the City's design criteria.
A separate Design Review would be required prior to installing any new exterior
signs on the building or property.
CODE REQUIREMENTS
All City requirements regarding disabled access and facilities. occupancy limits,
building safety, health code compliance, parking and site design shall be complied
with to the satisfaction of the Building Official. Community Development
Administrator, Fire Marshall, and Public Works Services Director.
CEQA
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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 ~tudy 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
,
CUP 2005-12 & ADR 2005-07
October 11, 2005
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historical Of aesthetic significance that could not be made less than significant with
mitigation incorporation. 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.
FINDINGS
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions
can be satisfied:
1. That the granting of such Conditional Use Permit will not be detrimental to the
public health or welfare or Injurious to the pfoperty or improvements in such
. zone or vicinity.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping, and other features required to adjust said use with the land and
uses in the 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.
RECOMMENDATION
The Development Services Department recOmmends approval of Conditional Use
Permit Application No. CUP 2005-12 and ADR 2005-07, subject to the following
conditions:
1. There shall be no sale of alcoholic beverages permitted.
2. The operating hours of the store shall be limited to 7:00 a.m. t011 :00 p.m.,
seven days a week. .
3. The hours of the drive-thru' pharmacy shall be limited to 7:00 a.m. to 10:00
p.m., Monday through Friday, and 7:00 a.m. to 7:00 p.m., Saturday and
Sunday.
4. A final landscape plan shall be submitted for the plan check process, subject
to the approval of the Community Development Adminlstfatof.
CUP 2005-12 & ADR 2005-07
October 11, 2005
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5. That all lights shall comply with City standards, including shielding and height
requirements.
6. The parking spaces shall be double-striped per City standards.
7. The use approved by CUP 2005-12 is limited to the drug store and pharri1acy.
The drug store and pharmacy shall be operated and maintained in a manner
that is consistent with the proposal and plans submitted and approved for
CUP 2005-12.
8. A separate sign design review application shall be submitted for all new signs
on the premises.
9. All conditions of approval shall be complied with prior to opening the drug
stofe and pharmacy. Noncompliance with the plans, provisions and
conditions of approval for CUP 2005-12 shall be grounds for immediate
suspension or revocation of any approvals, which could result in the closing of
the dance instruction studio.
10.AII City code requirements regarding accessibility, fire protection, occupancy,
and safety shall be complied with to the s~tisfaction of BUilding Services and
the Fire Department. .
11.Approval of CUP 2005-12 shall not take effect until the property owner(s), and
applicants have executed and filed the Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
these conditions of approval.
12.The applicant shall gefend, indemnify, and hold harmless the City of Arcadia
and its officers, employees, 'and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any apPfoval or condition of approval of the
City of Arcadia concerning this project and/or land use decision, including but
not limited to any approval or condition of approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time
period provided for in Government Code Section 66499.37 or other provision
of law applicable to this project or decision. The City shall promptly notify the
applicant of any claim, action, or proceeding concerning the project and/or
land use decision and the City shall cooperate fully in the defense of the
matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the
defense of the matter.
CUP 2005-12 & ADR 2005-07
October 11, 2005
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~ PLANNING COMMISSION ACTION
Approval
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The Planning Commission should move to approve Conditional Use Permit
Application No. CUP 2005-12 and Architectural Design Review No. ADR 2005-
07, file the Negative Declaration, and direct staff to prepare a resolution to
approve CUP 2005-12 for a pharmacy and drug store at 245-253 E. Foothill
Blvd.
Denial
If the Planning Commission intends to deny this Conditional Use Permit application,
the Commission should state the specific reasons for denial and direct staff to
prepare the appropriate resolution incorporating the Commission's decision and
specific findings.
If any Planning Commissioner, or other interested pa~ has any questions or
comments regarding this matter priof to the August 12 public hearing, please
contact Thomas Li at (626) 574-5447.
n . Butler
Community Development Administrator
Attachments: Floor and Site plans
Vicinity Map & Aerial Photograph with Zoning Information
Environmental Documents
Agreement between Rich Development and neighboring residents
Trip Generation Analysis Report
Acoustical Analysis Report will be available at the hearing
CUP 2005-12 & ADR 2005-07
October 11, 2005
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Summary*,
land 1:1.28 AC :1:55.819 SF
Building. Ground Floor 12.610 SF
Coverage: 22.5%
SECTION AT DRIve- THRU
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CUP 05-12
File No. CUP 2005-12
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CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Tit!e:
Conditional Use Permit Application No. CUP 2005-12
2. Project Address (Location)
245-253 E. Foothill Boulevard
3. Project Sponsor's Name, Address & Telephone Number:
Rich Development Company
1000 N. Western Avenue, Suite 200
San Pedro, CA 90732 .
(310) 547-3326
U 4. Lead Agency Name & Address:
City of Arcadia - Development Services Department
Community Df!ve/opment Division - Planning Services
240 W. Huntington Drive
Post Office Box 60021
Arcadia, CA 91066-6021
5. Lead Agency Contact Person & Telephone Number:
Donna Butler, Community Development Administrator (626) 574-5442
6. General Plan Designation:
Commercial (C)
7. Zoning Classification:
PR-1/C-2
8. Description of Project:
Proposal to construct and operate a retail drug store with a drive-thru pick-
up pharmacy.
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CEQA Env. Checklist Part 1, 7/02
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9. Surrounding Land Uses and Setting:
surroundings.)
File No. CUP 2005-12
(Briefly describe the project's
Properties to the north are zoned R-1 and are improved with single-family
residences. Properties to the south, west, and east are zoned C-2 and are
improved with commercial land uses.
10. Other public agencies whose approval is required (e.g., permits,
financing approval, or participation agreement):
N/A
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be pc:>tentially affected by this
. project. involving at least one impact that is a .Potentially Significant Impact" as
indicated by the checklist on the following pages.
11
'"-'
[ ] Aesthetics
[ ] Biological Resources
[ ] Geology/Soils
[ ] HydrologylWaterQuality
[ ] Mineral Resources
[ ] Population & Housing
[ ] Recreation
[ ] Utilities and Service Systems
[ ] Mandatory Findings of Significance
DETERMINATION (To be completed by the Lead Agency)
On the basis of this initial evaluation:
[ r Air Quality
[ ] Cultural Resources
[ ] Hazards & Hazardous Materials
[ ] land Use & Planning
[ ] Noise .
[ ] Public Services
[ ] Transportation / Circulation
[Xl I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[] I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the
mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the
~
-2-
CECA Env. Checklist Part " 7/02
. File No. CUP 2005-12
environment, an ENVIRONMENTAL IMPACT REPORT is required.
. []
I find that the proposed project MAY have a significant effect on the environment,
but that at least one effect has been adequately analyzed in an earlier document
pursuant to applicable legal standards and has been addressed by mitigation
meaSures based on that earlier analysis as described on attached sheets, and if
any remaining effect is a .Potentially Significant Impact" or "Potentially
Significant Unless Mitigated," an ENVIRONMENTAL IMPACT REPORT is
required, but it only needs to analyze the effects that have not yet been
addressed.
[] 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 all
potentially significant effects have been analyzed adequately in an earlier
Environmental Impact Report pursuant to applicable standards and have been
avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the proposed project.
By: Donna Butler, Community Development Administrator
For: The City of Arcadia - Development Services Department
I) ~~?'
~ Signature
Date
Seotember 6. 2005
Thomas Li
Printed Name
Donna Butler
For
EVALUATION OF ENVIRONMENTAL IMPACTS;
1. A brief explanation Is required for ail answers except "No Impact" answers that are adequately
. "upported by the Information sources a lead agency cites in the parentheses following each question.
" .A "No Impacr enswer is adequately supported If the referenced information sources show that the
Ir "pact simply does not apply to projects such as the one Involved (e.g., the project Is not within a
fault rupture zone). A "No Impact" answer should be explained where it Is based on project-specific
factors as well as generel standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action Involved, including off-slte as well as on-site,
cumulative as well a$ project-level, Indirect as well es direct, and construction related as well as
operetionallmpacts.
3. "Potentially Slgnifical'lt Impacr is appropriate if there Is substantial evidence that an effect is
significant. If there are one or more, "Potentially Significant Impacr entries when the determination is
made, en Environmel'ltal Impact Report is required.
5
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CEOA Env. Checklist Part 1, 7/02
.
o
-
File No. CUP 2005-12
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impacf' to a "Less Than Significant
Impact." The lead agency must describe the mitigation measures, and briefiy explain how they
reduce the effect to a less than significant level (mitigation measures from Section 17 "Earlier
Analyses" may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program Environmental Impact Report,
or other CEQA process, an effect has been adequately analyzed In ari earlier EIR or Negative
Declaration (Section 15063(c)(3)(D)}. Earlier analyses are discussed in Section 17 at the end of the
checklist.
a) Earlier Analyses Used: Identify and state whefe they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures that were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist, references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appfoprlate, Include a reference to the page or pages where the
statement is substantiated.
7.
Supporting Information Sources. A source list should be attached, and other sources used or
Individuals contacted should be cited In the discussion.
8. The explanation of each issue should identify:
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 significant.
-4-
CECA Env. Checklist Part " 7/02
/1
File No.: CUP 2005-12
Less Than
. Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Inoorporation
1. AESTHETICS - Would the project
a) Have a substantial adverse effect on a scenic vista? 0 0 0 ~
b) Substantially damage scenic resources, including, but not limited 0 0 0 ~
to, trees, rock outcroppings, and historic buildings within a state
scenic highway?
c) Substantially degrade 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?
o
D
o
~
o
o
o
~
The proposed retail drugstore will be construcledaccording'to the City's design criterias to complement the
surrounding development and will not have any of the above impacls.
,)
~
AGRICULTURE RESOURCES - In determining whether impacts
to agriculture resources are significant.envlronmental effects, lead
agencies may refer to the Callfomia Agricultural Land Evaluation
and SlIe Assessment Model (1997) prepared by the CaJlfomla
Dept. of Conservation as an optional model to use in assessing
impects on agricultufe and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importence (Farmland) to non-agricultural use? (The
Farmland Mapping and Monitoring Program in the Callfomla
Resources Agency to noh-agricultural use?
b) Conflict with exlstln9 zoning for agricultural use, or a Williamson
Act contract?
c) Involve other changes In the existing environment Yfhich, due to
their location or nature, could result In conversion of Farmland to
non-agricultural use?
o
o
o
~
o
o
o
~
o
o
o
~
The proposed retail drug store is in e fully developed area and will not have any of the above impacls.
3.
AIR QUALITY - Where available, the significance criteria
established by the applicable air quality management Of air
pollution control district may be relied upon to make the following
determinations. Would the project:
a
CEQA Checklist
5
4-03
-"
.
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 e cumulatively considerable net increase of any criteria
pollutant for which the project region Is non-attalnment under an
applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for
ozone precursors)?
e) Expose sensitive receptors to substantial pollutant
concentrations?
f)
.
Create objectionable odors affecting a substantial number of
people?
Potentially
Slgnlflcant
Impact
o
o
o
o
o
File No.: CUP 2005-12
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
181
181
~
181
181
The proposed reteil drug store will be in e fully developed area. Because the proposed use Is subject to
applicable eir qus/ily regulations es administered by the South Coast Air Quality Management District, it will not
have any of the above impacts.
4.
BIOLOGICAL RESOURCES - Would the project:
a)
Have a substantial adverse impact, either directiy 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 impact on any riparian habitat or other
sensitive natural community Identified in local or regional plans,
policies, and regulations or by the Callfomia Department of Fish
and Game or US Fish and Wildlife Service?
c)
Have a substantial adverse effect on federally protacted wetlands
as defined by Section 404 of the Clean Water Act (jncludlng but
not limited !o , marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption or other means?
.)
Interfere substantially with the movement of any-native resident or
CEOA Checklist
6
o
o
o
o
o
o
o
o
o
o
o
o
~
~
~
~
4-03
File No.: CUP 2005-12
Less Than
. Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
migratory fish or wildlife species or with established resident Of
migratory wildlife corridors, or impede the use of wildlife nursery
sites?
e) Conflict with any local policies or ordinances protecting biological 0 0 0 ~
resources, such as a tree preservation policy or ordinance?
f) Conflict with the proviSions of an adopted Habitat Conservation 0 0 0 ~
Plan, Natural Conservation Community Plan, or other approved
local, regional or state habitat conservation plan?
The proposed retail drug store will be in a fully developed area and.will not have any of the above impacts.
5. CULTURAL RESOURCES - Would the project:
a) Cause a substantial adverse change in the significance of a 0 0 0 ~
historical resource as defined In ~ 15064.5?
.) Cause a substantial adverse change in the significance of an 0 0 0 ~
archaeological resource pursuant lo~ 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or 0 0 0 ~
slta or unique geologic feature?
d) Disturb any huma." remains, including those interred outside of D D 0 ~
formal cemeteries?
The proposed retail drugstore will be in a fully developed area and will not have any of the above impacts.
6. GEOLOGY AND SOILS - Would the project:
a) Expose people or structures to potential substantial edvefSe 0 0 0 ~
effects, including the risk of loss. injury, 'or death involving:
I) Rupture of a known earthquake fault, as delineated on the 0 0 0 ~
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? 0 0 0 ~
CECA Checklist 7 4-03
.
.)
iii) Seismic-related ground failure, including .liquefaction?
v) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) 0 Be located on a geologic unit or soil that Is unstable, or that would
. become unstable as a result of the project, and potentially result
in on- or off-site landslide, lateral spreading, subsidence,
liquefaction or coilapse?
d)
Be located on expansive soli as defined In Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
property?
Have soils Incapable of adequately supporting the use of septic
tanks or altemative waste water disposal systems where sewers
are not available for the disposal of waste water?
Potentially
Significant
Impact
o
o
o
o
D
o
File No.: CUP 2005-12
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
D
o
Less Than
Significant
Impact
o
o
o
o
D
o
No
Impact
121
~
~
1.81
~
1.81
The proposed retail drug store will be in a fully developed area. The subject location has not been determined
to be especially suscep/ibla to any of the above geologic problems and is not within a Seismic Hazard Aree
identified by the Seismic Hazard Mapping Act. The proposal does not include any excavation, grading or filling.
No unique geologic features have been ii:lentifiedat the site. The project Is connectad to the local sewer
system. The projact will not have any of the above impacts.
7. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the
project:
c)
.
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
e(lvlronment?
emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
CEQA Checklist
8
o
o
o
o
o
o
o
o
o
~
~
~
4-03
.
-h)
d)
Be located on a site which is Included on a list of hazardous
materials sites compiled pursuant to Govemment Code Section
65962.5 and, as a result, would it create a significant hazard to
the public or the environment?
e)
For a project located within an eirport land use plan or, where
such a plan has not been adopted, within two miles of a pubilc
airport or pUbilc use airport, would the project result in a safety
hazard for people residing or WOrking In the project area?
f)
For a project within the vicinity of a private airstrip, would the
project result in e 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?
Expose people or structures to a siglficant risk of loss, injury or
death involving wildland fires, including where wildlands are
adjacent to urbanized areas or where residences are intermixed
with wildlands?
Potentially
Significant
Impact
o
o
o
o
o
File No.: CUP 2005-12
Less,Than
Significant
With
MItigation
InCOl1loration
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
~
~
~
~
~
The proposed retail drug st!>/"e will be in a fully developed area and will not have. any of the above Impacts.
8. HYDROLOGY AND WATER QUALITY - Would the project:
c)
.
a)
Substantially deplete groundwatElf supplies or interfefe
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level (i.e., the production rate of pre-existlng
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
b)
Substantially alter the existing drainage paltem 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?
Substantiaily alter the existing drainage paltem of the site or area,
including through the alteration of the course of a stream or river,
CEQA Checklist
9
o
o
o
o
o
o
o
o
o
~
~
~
4-03
. File No.: CUP 2005-12
Less Than
. Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
or SUbstantially Increase the rate or amount of surface runoff In a
manner which would result In flooding on- or off-site?
d) Create or contribute runoff water which would exceed the capacity 0 0 0 ~
of existing or planned storm water drainage systems or provide
substantial additional sources of polluted runoff?
e) Otherwise substantially degrade water quality 0 0 0 18I
f) Violate any other waterquaUty standards or waste discharge 0 0 0 18I
requirements?
g) Place housing within a 1 On-year flood hazard area. as mapped on 0 0 0 18I
a federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
eh) Place within a 1 DO-year floodplain structures which would Impede 0 0 0 18I
or redirect flood flows?
I) Expose people or structures to a significant risk of loss, Injury or 0 0 0 18I
death Involving flooding, including flooding as a result of the
failure of a levee or dam?
j) Expose people or structures to Inundation by seiche. tsunami or 0 0 0 18I
mudflow? .
k) During project construction, will it Cfeate or contribute runoff water 0 0 0 18I
that would violate any water quality standards or waste dischrage
requirements, including the terms of the City's municipal separate
stromwater sewer system persmil?
I) After the project is completed, will It create or contribute runoff 0 0 0 18I
water that would violate any water quality standards or waste
dischrage requi~ments, Including the terms of the CIty's
municipal separate stormwater sewer system permit?
m Allow polluted stormwater runoff from delivery areas or loading 0 0 0 18I
.. docks or other areas where materials are stored, vehicles or
equipment are fueled or maintained, waste Is handled, or
CEQA Checklist 10 4-03
File No.: CUP 2005-12
.
Potentially
Significant
Impact
File No.: CUP 2005-12
Less Than
Slgnlflcant
With
MJUgation
IllCOIpOllltion
Less Than
Significant
Impact
No
Impact
The proposed retail drug store wiil be In a fully developed area and will not have any of the above impects.
11. NOISE - Would the project result in:
ee)
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 othef agencies?
b)
Exposure of persons to or generation of excessive groundbome
vibration or groundbome noise levels?
c)
A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without tha project?
d)
A substantial temporary or periodic Increase In ambient noise
levels in the project vicinity above levels existing without the
project?
For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels?
f)
For a project within the \1Cinity of a private airstrip, would the
project expose people residing or working In the project area to
excessive noise levels?
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
IZl
~
IZl
IZl
~
~
The proposed retail drug store will be in a fully developed area and will not have any of the above impacts.
12. POPULATION AND HOUSING - Wouid the project:
.
a) Induce substantial population"growth in an area, either directiy (for
example, by proposing new homes and businesses) or indirectly
(for example, through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating
the coOl;truction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
CECA Checklist
12
o
o
o
o
o
o
o
o
o
~
121
121
4-03
.
13.
.
14.
File No.: CUP 2005-12
Potentially
Significant
Impact
Less Than
Significant
With
. Mitigation
Incorpollltion
No
hripact
Less Than
Significant
Impact
The proposed retail drug store will be in a fully developed area and will not have any of the above impacts.
PUBLIC SERVICES -Would the project:
a)
Result in substantial adverse physical Impacts associated with the
provision of new or physically altered govemmental facilities, need
for new or physically altered govemmental facilities, the
construction of which could cause significant environmental
Impacts, in order to maintain acceptable service ratios, response
times or other performance objectives for any of the public
services:
Fire protection? 0 0 0 ~
Police protection? 0 0 0 ~
Schools? 0 0 0 ~
Parks? 0 0 0 ~
Other public facliltles? 0 0 0 ~
The proposed retail drug store will be in a fully developed area and will not have any of the above impacts.
RECREATION - Would the project:
a) Increase the use of existing nelgh~orhood and regional parks or
other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
15. TRANSPORTATIONfTRAFFIC - Would the pfoject:
b) Does the project include recreational facil~ies or require the
construction or expansion of recreational facilities which have an
adverse physical effect on the envlfonment?
The proposed retail drug store will be in e fully developed area and will not have any of the above Impacts.
.
a)
Cause en increase In traffic which is substantial in relation to the
existing traffic Iced and capacity of the street system (i.e., result in
a substantial increase In either the number of vehicle trips, the
volume to-capacity ratio on roads, or congestion atintersections)?
b)
Exceed. either Individually or cumulatively, a. level of service
standard established by the county congestion management
agency for designated reeds or highways? .
CEOA Checklist
13
o
o
~
o
o
o
~
o
o
o
~
o
o
o
~
o
4-03
e
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) ResulUn inadequate parking capacity?
.
g) Conflict with adopted policies, plans or programs supporting
altemative transportation (e.g.. bus tumouts, bicycle racks)?
Potentially
Significant
Impact
o
o
o
o
o
File No.: CUP 2005-12
Less Than
Significant
WI1I1
Mitigation
Incorporation
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
~
~
[8J
[8J
~
1.
The proposed reteil drug store will be in e fully developed area and will not have any of the above Impacts.
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 storm water drainage
facilities or expansion of existing facilities, the construction of
which could cause significant environmental effects?
d) Have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded
entitlements needed? In making this determination, the City shall
consider whether the project Is subject to the water supply
assessment requirements of Water Code Section 10910. et seq.
(SB 610), and the requirements of Govemment Code Section
664737 (SB221 ).
.) Result in a determination by the wastewater treatment provider
CEQA Checklist
14
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
[8J
[8J
~
~
[8J
4"()3
File No.: CUP 2005-12
. Less Than
Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
which serves or may serve the project determined that it has
adequate capac~ 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 0 0 0 IZI
accommodate the project's solid waste disposal needs?
g) Comply with federal. state and local statues and regulations 0 0 0 IZI
related to solid waste?
The proposed retail drug store will be in a fully developed area and will not have any of the above impacts.
17. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of the 0 0 0 IZI
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or
. endangered plant or animal or eliminate important examples of
the major periods of Calitomia history or prehistory?
b Does the project have impacts that are Individually limited, but 0 0 0 ~
cumulatively considerable? ("Cumuiatively considerable" means
that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects
of other current projects, and the effects of probable future
proJects)?
c) Does the project have environmental effects which will cause 0 0 0 ~
substantial adverse effects on human beings, either directly or
Indirectiy?
The proposed retail drug store will be in a fully developed area and will not have any of the above Impacts.
.
CEQA Checklist
15
4-03
.
File No. CL./j? 6$-(2.....
CITY OF ARCADIA
. 240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 574-5400
ENVIRONMENTAL INFORMATION FORM
Date Filed: -!;i "f ~ J-
Generallnfonnation'
1. Name and address of developer or project sponsor:
~. d '[) 't-V'i.. CtsJ .n..--r- Crr><7'A7
' .
I crro .-1.C d. W-s ,r>rA..""" ~"i. - /1iI z-<1"'1:l
S4N p1~.,('",-<> ~~. 9"0 n'L
"
2. Address of project (Location):
oz..q,r--z...r-sc, H4--a..d;>U , 1(j..<.uril;A
. I
. Name, address and telephone number of person to be contacted concerning this project:
,'DJ['4"f1b4.,uJ~ - ~~9-4.r'iJ-rz.."t3
:z l' V .['"l. Vk A 'f ^-c, 5 r; ~ ~..:; >0>
1'IA./r.";"'N t1'~/.. . CA?.;?-.. . 'fI'z...6 9/
di:-).;r........ 5auc~~""..c.. - -;i!-(:S - ?-"-" - 'j!06 S?
!PIt' '-<.I, ,".a: <;'7"": .',"0..
CAJ.t ,4~_,o;..y -=--r..,.o.., ?,o017
4. List and describe any other related permits and other public approvals required for this
project, including those required by city, regional, state and federal agencies:
r:!...<J/- AJ ~.c::;.,
1!..."~ ~ t .4-7<0; ~ ~.
5. Zoning: c..
6. General Plan Designation: ~
Proiect Description
7.
Proposed use of site (project description):
.
'5 r'd&".r.. .Mt' A r~, D,c...va-r 1'lI;(..<: .
8: Site Size: S'S-, ft ( ,
,
Sq. Ft./ /,:z. t
Acre(s)
. Square footage per building:
12-, 6> 10 '7;t.. 1- 3, ~~ l> s,c P.4Js-. c.uJF .s;'nH./l-1F
. ,
.10. Number of floors of construction:
~~~ ()~ G?t.4c1t W/ I .$._""'AL(. 6"f./_'l-,N.Jf'- :s.n"('''fIiN A'l.t:.1
11. Amount of off-street parking provided:
br
12: Proposed scheduling of project:
,(j//~. /-/f'!.(, 'Z-ollO.l-
/
13. Associated projects:
,IV; t",(~ T.
14. Anticipated incremental development:
. N-()..vJ~
15. 'If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expected:
16. If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation:
~.;(<s -4,-(,14# 1"r'(/)(, /~, l1"1d $'I-'~~cI1C". '2.()a:>.r,4 LclA"/'4'.
1d-rlA.J A- ~ c::.........
17. If industrial, indicate typ'e, estimated employment per shift, and loading facilities: .
18. If institutional, indicate the major function, estimated employment pef shift, estimated
occupancy, loading facilities, and community benefits to be derived from the pfoject:
19. If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
. /urA_~<7'
c-c..J,1- 1;..<:","""... iJ~ $~N:d't c,,1'f&;"l.1!/''1:.&.cJ.,P t.v;~'-<i .0..-<:,.......
Envll'llnlnfoFonn
-2-
4101
20. Are the following items applicable to the project or its effects? Discuss below all items
'cheeked yes (attach additional sheets as necessary).
~tm.
CJl:SI
CJlit
CJ~
CJ IQ
CJ ~
D (S
CJ ua
CJ ~
jra
21. Change in existing features of "any hills, or substantial alteration of ground
contours.
22. Change in scenic views or vistas from existing residential areas or public
lands or roads.
23. Change in pattern, scale or character of general area of project.
24. Significant amounts of solid waste or litter.
25. Change in dust, ash, smoke, fumes or odors in vicinity.
26. Change in ground water quality or quantity, or alteration of existing drainage
patterns.
27. Substantial change in existing noise'or vibration levels in the vicinity.
28. "Is site on filled land or on any slopes of 10 percent or mOfe?
29. Use or disposal of potentially hazardous materials, such as toxic substances,
flammable or explosives
CJ ~ 30. Substantial change in demand fOf municipal services (police, fire, water,
sewage, etc.)
CJ ua .31. Substantial increase in fossil fuel consumption (electricity, oil, natural gas,
etc.)
CJ~
CJ lEt
32. Relationship to a larger project or series of projects
33. Has a prior environmental impact report been prepared for a program, plan,
policy or ordinance consistent with this project?
CJ CJ 34. If you answered YES to question no. 33, may this project cause significant
effects on the environment that were not examined in the prior EJR?
Environmental Settina
35.
.
EnviranlnfoFonn
Describe (on a separate sheet) the project site as it exists before the project, including
information on topography,. soil stability, plants and animals, any cultural, historical or
scenic aspects. Describe any existing structures on the site, and the use of the
structures. Attach photograp-hs of the site. Jsnapshots or Polaroid photos will be
accepted.) (f/o-6dS..f ?4\1"t (pt..~~d..s
-3-
4101
36.
.
Describe (on a separate sheet) the surrounding properties, including information on
plants, animals, any cultural, historical or scenic aspects. Indicate the type of land uses
(residential, commercial, etc.), intensity of land use (one-family, apartment houses,
shops, department stores, etc.), and scale of development (height, frontage, set-backs,
feaf yards, etc.). Attach photographs of the vicinity. Snapshots or Polafoid photos will
be accepted. ('IN ~.../ ,/.t..7'T 0,-( ..-"..lfs).
Certification
I hereby certify that the statements fumished above and in the attached exhibits present the
data and information required for this initial evaluation to the best of my ability, and thatthe
facts, statements, and information presented are true and correct to the best of my knowledge
and belief.
Date s(t sf ~.r
~
(Signatllfe)
For Ill~ 04.-Voe.--t"r--t.<rt.OC- ~....~
.
.
EnvironlnfDFDrm
-4-
4101
.
.
.
City of Arcadia
Environmental Information Form
35. The existing site.is relatively flat with a slight slope toward Foothill Blvd. for
surfuce drainage. Soil is stable. The existing foliage is minimal and not
significant. There are no cultural, liistoric, or scenic aspects of the property or
existing structures. The existing structure at 245 E. Foothill Blvd. is a restaurant
with an approx. 75 ft. rear setback, and the existing structures on 253 E. Foothill
Blvd. include a strip commercial bllilding containing retail and restaurant uses,
and two dwellings in the rear of the parcel with an approx. 5 ft. rear setback.
36. The surrounding properties do not have any cultural, historic, or scenic aspects.
The adjacent Westerly property has an existing single stol)' Ralphs grocery. store
with an approx. 35 ft. rear setback which includes a truck loading drive aisle.
The adjacent Easterly property has a two stol)' office building with parking in the
rear. .
The adjacent Northerly two properties are single stOl)', single family dwellings
with large rear yards providing approx. 50-75ft. of rear setback to the subject
property.
FROM
.
..
y~
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.
September 26, 2005
Mr. Tab Johnson
Rich Development, LLC .
23456 Madero Stn:et, Suite 230
NfismonViqo,ca6fonria92691
LLG Reference: 2.05.2703.1
Subject:
Trip GeaeratioD ADaJysls for the Proposed
Walgreen. Pharmacy With Drlve-Tbru
Arcadia,Califomia
Dear Mr. Johnson:
As requested, LiDscott, Law & Grr-~ Engineers (LLG) is pleased to submit this
Trip Generation Analysis for a proposed Walgreens Phanna<:)' to be located at 245 -
253 East Foothill Boulevard in the City of Arcadia, California. This letter provides a
clescriptioD of existing conditions and the proposed project; a summary of the ttip
generation analysis; and a conclusion regarding the traffic impact study preparation
criteria.
PROJECT DESCRIPTION
Existing Land Uses
The project site is B 1.28:t:-acre parcel of land located north of Foothill Boulevard at
North View Avenue in 1he City of Arcadia, California. The project mte is currently
occupied by four structures consisting of two (2) &ingle-family homes, B 4,669
square-foot (SF) Shakey's Pizza restaurant and a retail building that houses a 750 SF
nail salon, and B 4,200 SF restaurant (Nods's). It is our understanding that all
existing structures are cum:ntly occupied
Proposed Project
Based on oUr review of the Site plan prepared by Nadel An:hitecta, Inc. LLP, the
proposed projec! includes the development of B 16,5]0 SF pharmacy with a drive-
thru lane. Parking for the project win be provided via a surfiu;e parking lot with a
total of 65 spaces. Access to the project site will be provided via two existing full-
access driveways on Foothill Boulevard.
&og;.oaa,,-
Tndlic
T~
Porldng
~Lowa
G_Engiunn
1580 Colpor... Drive
Sul!tlZ2
t:=aM....CA92616
7I4.l41.llI1 ,
llUItD13!l f
www.Jlgengilttrl.com
Plsldene
C_ Moo.
SIn Diego
Laavev..
Phl~M.LinmlIl.PEllIIWlIIlI
JlCtM. GfQf1$PIft.PE
Wi1itm A. Law, If"",
Pautw. ~!dnscn. fie
JlJhn P. IC..... PE
OnIdS.Sl'llndtr, PE
_A.lloo""",PE
ClateM,\.oQt.Jae;er,Pf
Hlc",", l BIn1uD. PE
-
ilAlGaW~ ,.,..tB
.
.,
Mr. Tab Johnson
September 26, 2005
Page 2
TRAFFIC ANALYSIS
~ject Traffic GeDeratioD Comparison
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular
movements, either entering or exiting the generating land use. Generation factors and
equations used in lhis llIIl1lysis are based on infunnation found in the 7th Edition of
Trip Genera/ion. published by the lnslitute of Transportation Engineers (lTB)
[Washington, D.C., 2003).
The trip generation potential of the existing uses was estimated using ITE llmd Use
210: Single Family Detached Housing trip rates, ITE Land Use 814: Specialty Retail
trip rates and ITE Land Use 931: Quality Restaurant trip rates.
The trip generation potential of the plOpoacd project was csti""'~ using ITE Land
Use 881; PharmacylDIUgstore With Drive- Tbm trip rates. The traffic generated by the
"Existing Land Uses" xepresentsa "trip budget" for the project site, against which the
impact of the proposed Walgrecns PhAlTllAr:yproject might be compared.
Table 1, locareci at the rear of. this letter, summarizes the trip generation rates and
forecast for the existing land uses and the proposed Walgrceas Pharmacy project As
shown, the existing land uses have' a trip generation potential of approximately 770
daily trips, with 9 trips (S inbound, 4 outbound) during the AM peak hOur and 42 trips
(27 inbound, 1 S outbound) during the PM peak hour.
The proposed Walgreens Pharmacy project is forecast to generate 1,153 daily trips,
with 44 trips (25 inbound, 19 outbound) during the AM peak hour and 6S trips (33
inbound, 32 outbound) during the PM peak hour.
Please note that the aforementioned trip generation includes adjustments for the net
internal trip capture within the project site and for pass-by for trips that come directly
from the everyday traffic stream on the adjoining streets (i.e. Foothill Boulevard).
The net internal trip capture is based on the ITE Intcmal Capture Summary
calculation wOIksheets COIitained in the tnp Generation Handbook, published by
ITE, June 2004. Pass-by reduction factors were applied to the existing rcstaunmts
(Shakey's Pizza and Noda's) and the proposed pharmacy with drivc-tbru based on
studic:il included in the Trip Genera/ion Handbook.
The net internal trip capture accounts fur the trip interaction between the existing uses
and the existing supermarket versus the trip intCl'lll:tion between the existing
supermarket and the proposed pharmacy, which cOnsists of 17S daily trips and IS PM
peak hour trips (S inbound and 10 outbound). Apperulix A, fo1lowing Table 1, contains
the intemal capture wotkshcets.
,e .."""""""_"""__"".........-..-....
I.I~; S C(li j
L A \;",1 S.
G 2 r r: iJ) flfl I'J
-
r I: lJ i u ~ ..' f ~
I
.
.
Mr. Tab Joh1lson
September 26, 2005
Page 3
Comparison of the trips. generated by the proposed Walgn:cms Pharmacy project with the
traffic: gencmtion potential of the existing uses indicates that the proposed Walgreeas
Pharmacy project will generate more traffic on a daily, AM peak hour and PM peak
hour basis thsn the existing uses. The proposed project is forecast to generate 383 more
daily trips, 35 IIlOIC AM peak hour trips and 23 more PM peak hour trips than the
. existing land uses. '
ConduslOD
It is our understanding that the City of Arcadia does not have traffic impact study
guidelines. Therefore the guidelines contained within the 1004 Congestion
Management Program (CMP) for Los Angeles County will be utilized fur lhis trip
generation assessment. Based on the guidelines' contained in the Los Angeles County
CMP. a fonnal traffic study is required if the proposed projec:t is likely to add SO or
more AM pcsk hour trips or PM peak hour trips to the adja=rt street traffic.
Given the results of the trip generation fon:cast comparison and the criteria contained in
the Los Angeles County CMP, we conc1ude that a tmffic impact study would not be
required for the p..oposed WaIgn:ens Pharmacy project since the Los Angeles County
CMP minimum peak hour criteria of 50 trips is not exceeded:'
We apprecia~ the opportunity to prepare this investigation. Should you have any
questions reg81dingthis 8IllIly&is. please call us at (714) 641-1587.
Sincerely,
LINSCOIT, LAW & GREENSPAN, ENGINEERS
"l:' . .c......~
Daniel A Kloos, P.E.
Transportation Engineer m
.8 H.~lQ)~~Tlipo-n.n..LcuIF.~
---., ---
.
TABLE 1
PRoJECT TRAFFIC GENERATION FORECAST'
.
ITE I,-aIIII Use Code' DlIiIy AM PeakBaur 1~q PM PeakRour q.~6
Project Description 1-Way Enter EDt - Toal Enter Elllt Total
GmI!lYltiDII Ftu!ltlrs:
210: SiDg1c Family Delacbm Housiag 9.57 0.19 0.56 0.75 0.64 0.37 1.01
(TEIDlJ)
814: Specialty RctaiI Cc:o= 44.32 0.00 0.00 0.00 1.19 1.52 2.71
(TEIlOOO SF)
881: Pbanmu:y WilIIDrivo-1'bm 88.16 1.52 1.14 2.66 4.22 4.40 8.62
(TEIlOOO SF)
931: Quality Reslaunnt (TEIlOOO SF) 89.95 0.41 0.40 0.81 5.02 2.47 7.49
flWrli_1l Llutd Usa:
Single FlDIIily Dclacbcd Housiog 19 1 I 2 1 1 2
(200)
Nail Sa1an (750 SF) 33 0 0 0 I 1 2
Sbakey'. Pizza (4.669 SF) 420 2 2 4 23 12 35
Pus-By Reduction' ~ = = = :lQ :a ;ll
Subtll1Bl 378 2 2 4 13 7 20
Noda'. Ralaunmt (4,200 SF) 378 2 1 3 21 10 31
Pus-By P-d~"t:ioo' :JI = = = :2 :! :.11
SubtoI81 340 2 1 3 12 6 18
TtIfIIl FWclI"t: Trip GttItntJliDlI 7'11J 5 4 9 27 15 42
JIroDtJ6ed PrfIIs:I:
Pbarmacy With Drivo- Tbnl 1,456 25 19 44 70 73 143
(16,510Sp)
Net Iotcmal Caplmc Rcduc1ion' :ill. = ::0 = :a :lQ ;ll
Subtll1Bl 1,281 25 19 44 65 63 128
Pass-By Reduclioo' :m ::0 ::0 -, :J1 :.ll ~
Proptlsd ProJ<<t Trip GMmtIUm I,1SJ 25 19 44 JJ 32 65
Trip Geaoralion Dlfferenoe 383 20 IS 35 Ii 17 23
Proposed. VL EIiI1ID&
IillI!I;
Tl!lDU -1\ip end. per -ma lllril
TElIOIlO SF - Trip mdJ per 1,000 SF afdevclapmcll.
I Soutcc: 7Hp ~ ,. EdttioD.lIlItiune orT._.......I~tiouBosinan (lTB). Wuhinpm, D.c. (200)).
,. l'aIs-llytrip....1rip3 made U _IIlIpI onlbc wryllom III arisin to. primmy trip _don. P...-by 1rip3...._ fnnn
_JlUIio8lbesitoonadjaoen._(i.c. FootIlI1J llo1lIDnnI),_h_dlreo._101ho _, _ Trip_
H_ r' Editi... (I""" 2004), The &tDowiIl& 1lUI-l>Y'-"''''''' _ oppIicd 10 Illo cxi.tios..... and the lft'OPO'Cd pnlj....
- LIIlld Use 881: I'\laJmIcyWiIb 1lri...11lru (Dally- __ 10% IDlll PM PcaI: ""'" -49%)
- LIIlld Use 931: Quality Ramunm. (Ilally- aaume 10% andPM _1lour-44~)
. J To accoum fin' the uip iI\tI:nction bctwccn: (he exiaina .........._'-1. and the 1J[OpOICId pharmacy,. net intanal capIUrC TCduction flC'tOr was
opplial 10 !he trip..._ _ based CIIllbc rm Intomal Coplure Sumraory.._ _heels _ in the 1l1p Gc>IePali""
H_ 2"Edition, (Juoe2OlM).
,,~lZl)W"'_"*-qTn,~1.anr.oValIiuIDo
I
~
..
APPENDIX A
INTERNAL CAPTURE WORKSHEETS
.
. N:~101""\1'IQJW"""''''''''''Td"ac-.riooLctm.~_
1-
Analyst:_
Dale: 91261200S
MULTI.U.EVItLOP~
TRIP GENERATION
AND INTERNAL CAPTURE SUMMARY
.
e
Name of OvIpl:
Time Period:
,. -...-,..---- -----~
. . . . ~' . , 'j .
_ .' \' ...~' ,J; :J,,:' :.
LAND USE A
: I,.'. ':-::.,,~ ,;:. ~. _!l: ',' ~_l.t:l
lTIlU
.. ' - ;' - . I ','-:~' .
~. ::.','<::.' ~ ~ . - "... 'j
Sok.._
I 1389 1 h11D'11i11 ExImuJl
EllIIr 121 380
~ bit 119 t389
L1380 I TobI 247 2769
_ EaImll1 % 100% 8% 92%
~ ~ -=rl IUJ
..- - - DooIIIlII
, I 119 I I 121 I I 0 1 I 0 I
I - - - -
... -=rn:J -=0
- Demand
LANDUSEC _
ITBL
EaIIlD_ - - ---
I 297 I D.:J -=0 I 0 I
EllIe.
Esll
I 306 I TobI ..:!] D:J -=u 0
_rrom_ . - - ..- EdlID Exlcmlt
Net External Tri for Multi-Use DenIo ment
Land U.. A Land Use B Land U.. C Tolal
1380 306 0 1686
1389 297 0 1686
2769 603 0 3372
3016 SSO 0 3866
Enter
Exit
Tala
Gen. Est.
TBRNAL CAPTURE
U%
S' ..Use'; .
2103 11I1eml1 Capturu:lul.
9/2611005
,-
-
.
;p
I
r'
Analyst:_
Dale: 91261200'
l!a:il roEmmal
I '10 I
IT!! LU
Enter
bit
I '24 I Tafa1
Enter &am ExIerMl
Sin e-US. 'f '
Z10J Internal ClptuJe.&b.als
Ex~" ExIomaI
I 1304 l
~
I 1290 I
Eotcr &om...-
~
Donaad
MULTI_ DEVEWPMENT
TRIP GENERATION
AND INTERNAL CAPTURE SUMMARY
~~ > If 1.:~,:1 ',;\. ' ':~ ::u,
LAND USE A
.''' I ,_;. ~ ~ .' :_'
..~': ;-',:::: -' ..;~:': ,:';:!J
ITB LV CclcIe
Size
Eater
IWt
Tafa1
%
&unuJ
1290
1304
2594
86%
~
.,
...,-'", Y' II . .-'"'~'-:,
- ,.::-.~.: ~-:.:;;:
Nsme ofOvIpt:
Tim. Paiod:
~
Dema4
o I
B_
~
-
LANDUnC _
- - ---
CIJ -=::0 EIdem.1 I 0 I
Enter 0
Bait 0
~ CIJ -=:IJ Tafa1 0 0
Demaad - Donaad % I O. ExlttD Eatcmal
lrIIBruIJ
218
204
30t6 422
100% 14%
~-=u
- Demond
I 218 I
-
Net External TrI for Multi-Use Develo meut
LandUseA .....dUSCB LandUseC Tolal
1290 524 0 1814
1304 '10 0 1814
2594 1034 0 36lB
3016 1456 0 4472
Enter
Exit
Tolal
<len.l!st.
'AI. CAP1TJBE
19%
911612005
Analyst:_
Dille: 912612005
MULeE DEVELOPMENT
TRIP GENERATION
AND INTERNAL CAPTURE SUMMARY
.
.
LAND USE A
::; .r~!:';} ',1 :.1:. ',' . :~"'. _ " I ';'
Name of Dvlpt:
Time Period:
,. .'." ;;" ~ .-- , ~
.', .~",". ~,:: - ' :.'. ~
ITB LtJ Code
Size
I' : -,~; ,'. ~ . --, . ~'.-
1~~:i~:'~h__._ _ ',: :".._. ~_~'.:":
IWIlD_
I 142 I
[fB LU Code
Size
5"'''_ 1lII_ -- ---
I 19 I IIflUJIM CD ..:IJ I 0 I
~ E_ 9 Eater
Exit 5 Estt
I 37 I TataI 14 -=:I] CD -=0 TataI 0
__IW.....I . 0 Demand 1lII_ -- 5lhlD_
152
&"'__1
EDler
Estt
TataI
%
Exwrral
152
142
294
95%
IIIknial
S
9
14
S%
.:ill -=n
DemIlld DcmInd
o I
1lII_
.:Il
Demond
:Ii
III
5 I
IlIIIancod
I 0 I
-
-=:2J
-
LANDUSEC_
-=:IJ
-
Net EIternal Trips (or Multi-Use Development
LamI Use A Land Use B Land Use C Total
Enler 152 37 0 189
Exil 142 19 0 161
Tolal 294 56 0 350 lV1'BIlNAL CAPTUBB
$illl!l"'U.o Trip 0..., Est. 308 70 0 378 7% I
2703 Intcrnaf OIptlrtf.Ala:...ls
9/2612005
Analyst_
Dale: 9n612005
MULa DEVELOPMENT
TRIP GENERATION
AND INTERNAL CAPTUIlE SUMMARY
.
.
NlUlIl!ofDvIpt:
Time Period:
, . . ~
" ,1_ .~ .
. ., ,
. '. '. .
~. ", ..' . < "
LAND USE A
~:'::;,:,I'I::'':; _ ," ~:-~'~'j.!),.l'""
ITB LU Cod.
Size
;'. . J :' . _ '. j ~; . .'~ "
'~~.;.J...;:_'~ .__-= ,,~,:,,-'J..:..'!'~
&.10_
I 137 I
hit to btcmal - Demond. ---
I 58 I o::J -=:IJ EmmDI I 0 I
Eater EDler 0
Iblt Edl 0
I 56 I Total IB:II o::J -=0 Total 0 0
_.!\om &_ . -- - - % NDIVIOI &01._
I 142 I
_0...._1
Eater
Iblt
Total
%
11llmroJ .
IS
14
29
100% 9%
~I~
I 15 I
1IaIa_
ExlUIUlI
142
137
279
91%
mill
-
LANDUSEB_
.:::IJ
Ilenwul
},"
.J.
I 0 I
-
IKTI
-
LANDUSJ!: C _
Net hternal TrI s Cor Muld-Use Develo meat
Land Use A Land Use B Land Use C Total
Bnter 142 56 0 198
Exit 137 58 0 195
Total 279 114 0 393
Sin Ie-UseTri Gal. EsL 308 143 0 451
T6RNAL CAPTUBB
13%
270) 'Inlcn'Ull Captwc.lIluls
91261ZOO!