HomeMy WebLinkAbout1730
.
RESOLUTION NO. 1730
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO. 2005-10 FOR THE
SALE OF BEER AND WINE WITHIN AN EXISTING
SPECIALTY FOOD MARKET AT 171 E. LIVE OAK
AVENUE UNIT A
WHEREAS, on April 3, 2005, a conditional use permit application was
filed by Stanley Szeto, licensing consultant, for the sale of beer and wine;
Development Services Department Case No. CUP 2005-10, at 171 E. Live Oak
A venue, unit A; and
WHEREAS, a public hearing was held by the Planning Commission on
.
May 24, 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 HEREBY RESOLVES AS FOLLOWS:
SECTION 1.
That the factual data submitted by the Development
Services Department in the attached report dated May 10, 2005 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
I
.
.
.
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.
2
.
.
.
SECTION 3. That for the foregoing reasons this Commission grants
Conditional Use Permit No. CUP 2005-10, for the sale of beer and wine at 171
E. Live Oak Avenue, unit A, upon the following conditions:
I. 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.
2. Non-compliance with the provisions and conditions of this
Conditional Use Permit shall constitute grounds for the immediate suspension
and revocation of said permit.
3. Approval of CUP 2005-10 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.
4. The applicant shall defend, indemnify, and hold harmless the City
of Arcadia and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of Arcadia, its officers, employees or
agents to attack, set aside, void, or annul any approval or condition of approval
of the City of Arcadia concerning this project and/or land use decision,
including but not limited to any approval or condition of approval of the City
Council, Planning Commission, or City Staff, which action is brought within
3
.
.
.
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 May 24,2005, by the following
votes:
A YES: 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 May 24, 2005, by the
following votes:
AYES:
Commissioners Baderian, Hsu, Lucas, Olson, Wen
4
.
.
.
NOES:
None
Secretary, Planning Commission
City of Arcadia
APPROVED AS TO FORM:
~p~
Stephen P. Deitsch, City Attorney
~~./
Chairman, Planning Commission
City of Arcadia
5
.
.
.
STAFF REPORT
Development Services Department
May 24, 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 2005-10 for the sale of
beer and wine in a specialty food market at 171 E. Live Oak Avenue,
unit A
SUMMARY
The subject Conditional Use Permit application was submitted by the licensing
consultant. Stanley Szeto. to sell beer and wine in a specialty food market at 171 E.
Live Oak Avenue, unit A. The Development Services Department is recommending
approval of this application, subject to the conditions as listed in the staff report.
GENERAL INFORMATION
APPLICANT: Stanley Szeto (licensing consultant)
LOCATION: 171 E. Live Oak Avenue, unit A
REQUEST: A Conditional Use Permit (CUP) for the sale of beer and wine in a
specialty food market within 150 feet from a residential zone.
LOT AREA: 20,790 sq.ft. (0.48 acre)
FRONTAGES: 157 feet along Live Oak Avenue
90 feet along Second Avenue
. EXISTING LAND USE & ZONING:
The subject property is improved with a five-unit commercial center,
and is zoned C-2 & D.
SURROUNDING LAND USES & ZONING:
North: A parking lot, and single-family dwellings; zoned PR-3
and R-1 respectively.
South: fast food restaurant (Jack-in-the-box); zoned C-2
East: vacant land; zoned C.1
West: take-out food sales (Pizza Hut); zoned C-2
GENERAL PLAN DESIGNATION:
Commercial
PROPOSAL AND ANALYSIS
.
The proposal is a request to sell beer and wine for off-site consumption in an existing
2,500 sq.ft. specialty food market within a neighborhood commercial center. This
activity is typically permitted in commercial zones by right, subject to compliance with
other applicable sections of the Arcadia Municipal Code and State laws. In this case,
a Conditional Use Permit (CUP) is required because the subject site is within 150
feet of residentially zoned property.
The current operation involves the sale of Korean specialty foods and items. The
hours of operation are Monday through Saturday, 9:00 a.m. to 8:00 p.m., and
Sunday, 9:00 a.m. to 6:30 p.m. The applicant is requesting to include the incidental
sale of beer and wine in addition to their current store items.
In staffs opinion, the. proposal would not create a negative impact upon the
neighboring residential properties. The SUbject site is surrounded by existing
commercial development, with residential properties to the north, which are
separated from the site by an alley, a parking area, heavy landscaping, and a public
street (Sandra Avenue).
The State Department of Alcoholic Beverage Control regulates the sales of alcoholic
beverages. Other than the standard conditions, no additional City restrictions are
considered necessary at this time. Should a problem arise in the future, the City has
the ability to address nuisance situations by recalling or revoking a CUP or certain
provisions of a CUP through the public hearing process, and the State Department of
Alcoholic Beverage Control can also revoke or amend a license to sell alcoholic
beverages.
.
CUP 2005-10
May 24,2005
Page 2
. 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
Pursuant to the provIsions of the Califomia Environmental Quality Act, the
Development Services Department has prepared an Initial Study for the proposed
project. Said IlJitial 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 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 property 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.
.
CUP 2005-10
May 24, 2005
Page 3
. RECOMMENDATION
The Development Services Department recommends approval of Conditional Use
Permit Application No. CUP 2005-10, subject to the following conditions:
. 1. 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.
2. Non-compliance with the provisions and conditions of this Conditional Use
Permit shall constitute grounds for the immediate suspension and revocation
of said permit.
3. Approval of CUP 2005-10 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.
.
4. The applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval of the
City of Arcadia concerning this project and/or land use decision, including but
not limited to any approval or condition of approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time
period provided for in Government Code Section 66499.37 or other provision
of law applicable to this project or decision. The City shall promptly notify the
applicant of any claim, action, or proceeding concerning the project and/or
land use decision and the City shall cooperate fully in the defense of the
matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the
defense of the matter.
PLANNING COMMISSION ACTION
Approval
The Planning Commission should move to approve Conditional Use Permit
Application No. CUP 2005-10, file the Negative Declaration, and adopt
Resolution No. 1730 to approve CUP 2005-10 for the sale of beer and wine at
171 E. Live Oak Avenue, unit A.
.
CUP 2005-10
May 24, 2005
Page 4
.
.
.
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 party has any questions or
comments regarding this matter prior to the May 24th public hearing, please contact
Thomas Li at ( 26) 574-5447.
nna L. Butler
Community Development Administrator
Attachments: Floor and Site plans
Vicinity Map & Aerial Photograph with Zoning Information
Environmental Documents
Resolution No. 1730
CUP 2005-10
May 24, 2005
Page 5
.
. ;
.
T ---~~ .
. -
1-- -
..
---
,-----
I.
l------: -:~==_=- 1
I
__ I
-,
- ~~
~HCI.a
---
--, - ,...
. t
I
r-
~
!
.
. 'l ~~-- ~
--J I~ I
I -
~ 0
~~ f'LCCI' 'PUoM
EB
--
li
_ _I
I
I
.1
"
I.
I
1
,I
- J
.
-
II i
I, H
~ If
~ n
wI.
N I i
ill i f
Iii ~~
~ >:-
.. <t'"
i:lJ o<!;:
;1; ~,c
f~I~8:1
l~d:!f;
-
~
--
-
....,...".
--
~
1
.... '-'
..--~ ~
- I
~~""'""""
~~
__J
JOIttPPdTUlEtO.
~F~----------------:'-;;-::;-=--=;;"---------------
i!l= I
, L
. ."t..-~
._-. i"!"
t~~2..
.'
"i'
!~~~~
r
",0'
.; It
, "I.
I I I r f,4
exlSTl~ aNi: STORY eu!LOIH6
'I'OINfr~~TICItW.II""...e.~
"""OI'l'~~-AM7fflE
.~
,
I
,
i1= .
it==1
! L-- !
. I .,_ __-----
--.....;;;-
c_
..........--.....,
I
\..,"~
..-
--
op.t<
..----
.------
"-",
I
p. ,,~.
--
r
I
,
i~
--I ~
if
.1
,
i
.
.
--
,
,
-,,-I
,
,
'~
~ i
. i
~
t i
w r
I ~ i
I- EI
w I i
0 N II
z fIl . .
I N ~
,
I
1
[
....... Of'-'
---....----..
--- .
...".......
--
---
=-~':'
.
..----
--
_........-...--...~_..-
.......--...........
--....--."-....
-----.....
~ ~l\!
s ~..
. i I!!();::.
I ~ 5SQ
Jll!I~~~
I ~n:~\;!
~rn!.. em! fUH
CD
-...
-
~.
---
-.-
~ 171 E Uve Oak Ave
o Arcadia
EJi Zone
1t
Development Services Department
Enginesring Division
Pnlpalllllby:R.S.Gonzahll, Apnl2005
171 E Live Oak Avenue, #A
CUP 05-10
~ (2525)
(2526)
N
100 0 100 Feet
, . (2533) (2S32)
-.I
(2601) (2600) (2601) (2600)
(2607) SANDRA AVE ~ (2610)
c::(
~
0
0
UJ (211)
CIJ (201)
(161) LIVE OAK AVE
(1 ~
(212)
(200)
(210)
(164)
(148) (152) ~
(144) (150) (154)
(132) (136) (146) c::(
(128) (138)
(134) (142 ffi
(130) (140 (156)
(158) ~
1fs
171 E Live Oak Avenue, #A
CUP 05-10
Development Setvices Depattment
Engineering Division
Flvpomd by: RS.GonzsJez. April. 2005
.
File No. CUP 2005-10
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Conditional Use Permit No. CUP 2005-10
2. Project Address (Location)
171 E. Live Oak Avenue, unit A
3. Project Sponsor's Name, Address & Telephone Number:
Stanley Szeto
879 W. Ashiya Road,
Montebello, CA 90640
(626) 512-5050
. 4. Lead Agency Name & Address:
City of Arcadia - Development Services Department
Community Development 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
7. Zoning Classification: C-2
8. Description of Project:
(Describe the whole action involved, including but not limited to later phases of the
project and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary.)
A Conditional Use Permit for the sale of beer and wine within a specialty market
in an existing commercial retail center.
.
CEOA Env. Checklist Part 1
-1-
4/03
.
.
.
File No. CUP 2005-10
9. Surrounding Land Uses and Setting: (Briefly describe the project's
surroundings.)
North:
,
A parking lot, and single-family dwellings; zoned PR-3 and R-1
respectively.
fast food restaurent (Jack-in-the-box); zoned C-2
vacant land; zoned C-1
take-out food sales (Pizza Hut); zoned C-2
South:
East:
West:
10. Other pUblic agencies whose approval is required (e.g., permits, financing
approval, or participation agreement):
The City Building Services, Engineering Division, Fire Marshall, Public Works
Services, and Water Services will review the construction plans for the tenant
improvements for compliance with all applicable construction and safety codes
and will oversee construction and installation of any necessary infrastructure or
improvements on-site and/or within and along the public right-of-way. The tenant
improvements for the coffee shop will also be reviewed by the Los Angeles
County Health Department for compliance with local health codes.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by the checklist on the following pages.
[ ] Aesthetics
[ ] Biological Resources
[ ] Geology/Soils
[ ] Hydrologytwater Quality
[ ] Mineral Resources
[ ] Population & Housing
[ ] Recreation
[ ] Utilities and Service Systems
[ ] Mandatory Findings of Significance
[ ] Air Quality
[ I Cultural Resources
[ ] Ha18rds & Hazardous Materials
[ ] Land Use & Planning
[ I Noise
[ I Public Services
[ I Transportation I Circulation
DETERMINATION (To be completed by the Lead Agency)
On the basis of this initial evaluation:
CECA Env. Checklist Part 1
-2-
4/03
.
.
.
File No. CUP 2005-10
[X] 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
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.
~.~~ "
ignature
Aoril 8. 2005
Date
Thomas Li
Printed Name
For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses
following each question. A "No Impact" answer is adequately supported if the referenced
information sources show that the Impact simply does not apply to projects 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 general standards
CECA Env. Checklist Part.1
-3-
4/03
.
.
.
File No. CUP 2005.10
(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-site as well as on-
site, cumulative as well as project-level, indirect as well as direct, and construction related
as well as operational impacts.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect
is significant. If there are one or more, "Potentially Significant Impact" entries when the
determination is made, an Environmental Impact Report is required.
"Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section 17 "Earlier Analyses" may be cross-referenced).
3.
4.
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 an
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 where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures that were incorporated or
refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist, references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement is substantiated.
7. Supporting Information Sources. A source list should be attached, and other sources 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.
CECA Env. Checklist Part 1
-4-
4/03
File No.: CUP 05-10
. Less Than
Pl)tentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
1. AESTHETICS - Would the project
a) Have a substantial adverse effecton a scenic vista? 0 0 0 t8I
b) Substantially damage scenic resources, including, but not limited 0 0 0 t8I
to, trees, rock outcroppings, and historic buildings within a state
scenic highway?
_.
3.
.
c) Substantially degrade the existing visual character or quality of
the site and its surroundings?
o
t8I
o
o
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
o
t8I
o
o
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area and
will not have any of the above impacts.
AGRICULTURE RESOURCES - In determining whether impacts
to agriculture resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation
and Site Aasessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use? (The
Farmland Mapping and Monitoring Program in the California
Resources Agency to non-agricultural use?
o
o
o
t8I
b) Conflict with existing zoning for agricultural use, or a Williamson
Act contract?
o
t8I
o
o
c) Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland to
non-agricultural use?
o
t8I
o
o
The proposed sale of baer and wine will be in an existing commercial reteil center in a fully developed area and
will not have any of the above impacts.
AIR QUALITY - Where available, the significance criteria
established by the applicable air quality managernent or air
pollution control district may be relied upon to make the following
determinations. Would the project:
CECA 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 a cumulatively considerable net increase of any criteria
pollutant for which the project region Is non-attainment under an
applicable federal or state ambient air quality standard (Including
releasing emissions which exceed quantitative thresholds for
ozone precursors)?
e) Expose sensitive receptors to substantial pollutant
concentrations?
f)
Create objectionable odors affecting a substantial number of
people?
Potentially
Significant
Impact
o
o
o
o
o
Less Then
Significant
WI\h'
Mitigation
Incorporation
o
o
o
o
o
File No.: CUP 05-10
Less Than
Slgnlflca.t
Impact
o
o
o
o
o
No
Impact
I8l
I8l
I8l
I8l
I8l
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area.
Because the proposed use is subject to applicable air quality regulations as 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 directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the Califomla Department of Fish
and Game or U.S. Fish and Wildilfe 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 Califomia Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (Including but
not limited to , marsh, vemal pool, coastal, etc.) through direct
removal, filling, hydrological Interruption or other means?
d) Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery
sites?
CEQA Checklist
6
o
o
o
o
o
o
o
o
o
o
o
o
I8l
I8l
I8l
I8l
4-03
File No.: CUP 05-10
.
PotentiaRy
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
e) Conflict with any local policies or ordinances protecting biological 0 0 0 [8)
resources, such as a tree preservation polley or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation 0 0 0 [8)
Plan, Natural Conservation Community Plan, or other approved
local, regional or state habitat conservation plan?
The proposed sale of beer and wine will be in an existing commercial retail center 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 si,gnificance of a 0 0 0 [8)
historical resource as defined In ~ 15064.5?
b) Cause a substantial adverse change in the significance of an 0 0 0 I8J
. archaeological resource pursuant to ~ 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or 0 0 0 [8)
site or unique geologic feature?
d) Disturb any human remains, including those interred outside of 0 0 0 [8)
formal cemeteries?
The proposed sala of beer and wine will ba in an existing commercial retail center 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 adverse 0 0 0 [8)
effects, Including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the 0 0 0 [8)
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 [8)
.
Iii) Seismic-related ground failure, Including liquefaction? 0 0 0 [8)
CEQA Checklist 7 4-03
.
.
.
v) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that Is unstable, or that would
become unstable as a result of the project. and potentially result
in on- or off-site landslida, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil as defined In Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
property?
e) Have soils incapable of adequately supporting the usa 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
o
Less Than
Slgnlflcant
WIIh
Mitigation
Incorpomtion
o
o
o
o
o
File No.: CUP 05-10
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
~
~
~
~
~
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area.
The proposal does not include any excavation, grading or filling. The project is connected to the local sewer
system. The project will not have any of the above impacts.
7. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the
project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
b) Craate a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials Into the
environment?
c) emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d)
Be located on a site which is included 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?
CECA Checklist
8
o
o
o
o
o
o
o
o
o
o
o
o
~
~
~
~
4-03
.
.
.
e)
For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport. would the project result In a safety
hazard for people residing or working in the project area?
f)
For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in
the project area?
g)
Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan?
h)
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
File No.: CUP 05-10
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
No
Impact
181
181
181
181
The proposed sale of beer and wine wili be in an existing commercial retail center in a fully developed area and
will not have any of the above impacts.
8.
HYDROLOGY AND WATER QUALITY. Would the project:
a) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level (i.e., the production rate of pre-existing
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
b) Substantially alter the existing drainage pattern of the site or area,
InCluding through the alteration of the course of a stream or river,
in a manner which would result in substantial erosion or siltation
on- or off-site?
c) Substantially alter the existing drainage pattem of the site or area,
Including through the alteration of the course of a stream or river,
or substantially increase the rate or amount of surface runoff In a
manner which would result In flooding on. or off-site?
d) Create or contribute runoff water which would exceed the capacity
of existing or planned storm water drainage systems or provide
substantial additional sources of polluted runoff?
CEQA Checklist
9
o
o
o
o
o
o
o
o
o
o
o
o
181
181
181
181
4-03
.
.
.
e) Otherwise substantially degrade water quality
f) Violate any other water quality standards or' waste discharge
requirements?
g) Place housing within a 100-year flood hazard area, as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
h) Place within a 100-year floodplain structures which would impede
or redirect flood flows?
I) Expose people or structures to a significant risk of loss, Injury or
death involving flooding, including flooding as a result of the
failure of a levee or dam?
j) Expose people or structures to Inundation by seiche, tsunami or
mudflow?
k) During project construction, will it create or contribute runoff water
that would violate any water quality standards or waste dischrage
requirements, Including the terms of the City's mUnicipal separate
stromwater sewer system persmit?
I) After the project is completed, will it create or contribute runoff
water that would violate any water quality standards or waste
dischrage requirements, including the terms of the CIty's
municipal separate stormwater sewer system permit?
m Allow polluted stormwater runoff from delivery areas or loading
) docks or other areas where materials are stored, vehicles or
equipment are fueled or maintained, waste is handled, or
hazardous materials are handled or delivered, or other outdoor
work areas, to impair other waters?
n) Potential for discharge of stormwater to cause significant harm on
the biological integrity of the waterways and water bodies
including municipal and comestic supply, water contact or non-
contact recreation and groundwater recharge?
CEQA Checklist
10
Potentially
Significant
Impact
o
o
o
o
o
o
o
o
o
o
File No.: CUP 05-10
Less Than
Significant
With
Mltigallon
Incorporation
o
o
o
o
o
o
o
o
o
o
Less Than
Slgnlftcant
Impact
o
o
o
o
o
o
o
o
o
o
No
Impact
[81
[81
[81
[81
[81
[81
[81
[81
[81
[81
4-03
File No.: CUP 05-10
. Less Than
Potentially Significant Less Than
Significant With Significant No
Impact Mitigation Impact Impact
Incorporation
0) Oischrage stormwater so that significant harm ;s caused to the 0 0 0 IZ1
biological Integrity of watelWays or water bodies?
p) Significantly alter the flow velocity or volume of storm water runoff 0 0 0 IZ1
that can use environmental harm?
q) Signlflcantly increase erosion, either on or off-stie?
o
o
o
IZ1
The proposed sale of beer and wine will be in an existing commerciel retail center in a fully developed area.
The proposed use will be subject to an Industrial Wastewater Discharge Permit so as not to violate Regional
Water Quality Control Board water quality standards or waste discharge requirements. The proposal will not
after absorption rates, drainage patterns, surface runoff, surface water conditions, or ground water conditions.
The site Is within the Santa Anita Dam Inundation Area, but will not expose people to any additional or
increased ha1:ard levels. The project will not have any of the above impacts.
9. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
o
o
o
IZ1
.
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with jurisdiction over Ihe project (including. but not
limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for 'the purpose of avoiding or
mitigating an environmental effect?
o
o
o
I8l
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan?
o
o
o
IZ1
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area and
will not have any oftha above Impacts.
10. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state?
o
o
o
I8l
b) Result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan, specific
plan or other land use plan?
o
o
o
I8l
The proposed sale of beer and wine will be in an existing commercial retail canter in a fully developed area and
will not have any of the above impacts.
.. NOISE - Would the project result in:
CEOA Checklist
11
4-03
.
a) Exposure of persons to or generation of noise levels in excess of
standards established In the local general plan or noise
ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive groundbome
vibration or,groundborne noise levels?
c) A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without th.e project?
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project?
.
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the 0
project expose people residing or working In the project area to
excessive noise levels?
Potentially
Signlflcant
Impact
o
o
o
o
o
File No.: CUP 05-10
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
o
Less Than
Slgnlflcant
Impact
o
o
o
o
o
o
No
Impact
rgj
rgj
rgj
rgj
rgj
rgj
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area and
will not have any of the above impacts.
12. POPULATION AND HOUSING . Would the project:
a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly
(for example, through extension o/roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating
the construction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
o
o
o
o
o
o
o
o
o
rgj
rgj
rgj
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area and
will not have any offhe above impacts.
.. PUBLIC SERVICES - Would the project:
a) Result in substantial adverse physical impacts associated with the
CEQA Checklist
12
4-03
.
.
.
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
limes or other performance objectives for any of the public
services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
Potentially
Significant
Impact
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
File No.: CUP 05-10
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
181
181
181
181
181
The proposed sale of beer and wine will be in an existing commercial reteil center in a fully developed area and
will not have any of the abova impacts.
14. RECREATION - Would the project:
a) Increase the use of existing neighborhood and regional parks or
other recreational facUlties such that substantial physical
deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which have an
adverse physical effect on the environment?
o
o
o
o
o
o
181
181
The proposed sale of beer and wine will be in an existing commercial retail center in a fully developed area and
will not have any of the above impacts:
15. TRANSPORTATIONITRAFFIC - Would the project:
a) Cause an Increase In traffic which is substantial in relation to the
existing traffic load and capacity of the street system (i.e., result in
a substantial increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at Intersections )?
b) Exceed, either Individually or cumulatively, a level of service
standard established by the county congestion management
agency for designated roads or highways?
c)
Result In a change In air traffic pattems, including either an
increase in traffic levels or a change in location that results In
substantial safety risks?
CeQA Checklist
13
o
o
o
o
o
o
o
o
o
181
181
181
4-03
.
.6.
.
d) Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)?
e) Result in inadequate-emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans or programs supporting
alternative transportation (e.g., bus turnouts, bicycle racks)?
Potentially
Significant
Impact
o
o
o
o
Less Than
Significant
With
Mitigation
InCOlJlOration
o
o
o
o
File No.: CUP 05-10
Less Than
Significant
Impact
o
o
o
o
NO
Impact
[gJ
[gJ
[gJ
[gJ
The proposed sale of beer end wine will be in en existing commercial reteil center in e fully developed eree thet
hes en on-site perking deficiency accordIng to code requirements. This proposel would increase theintenslty of
the use end would increase the parking shortage. Also, the loading and unloading of students would cause e
temporary congestion near an intersection. The congestion could be mitigated by limiting the number of
students to where the provided spaces would be sufficient to serve as loading spaces.
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 facUities 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), end the requirements of Government Code Section
664737 (58221).
e) Result in a determination by the wastewater treatment provider
which serves or may serve the project determined that it has
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
CECA Checklist
14
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
[gJ
[gJ
[gJ
[gJ
[gJ
4-03
File No.: CUP 05.10
.
Potentially
Significant
Impact
Less Than
Significant
With
. Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
f) Be served by a landfill with sufficient permitted capacity to 0 0 0 [81
accommodate the project's solid waste disposal needs?
g) Comply with federal, state and local statues and regulations 0 0 0 [81
related to solid waste?
The proposed sale of /Jeer and wine will be in an existing commercial retail center 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 [81
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 Califomia history or prehistory?
b Does the project have impacts that are Individually limited, but 0 0 0 [81
cumulatively considerable? ("Cumulatively considerable" means
that the Incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects
of other current projects, and the effects of probable future
projects)?
c) Does the project have environmental effects which will cause 0 0 0 [81
substantial adverse effects on human beings, either directly or
Indirectly?
The proposed sale of beer and wine will be in an existing commercial retail center ina fully developed area and
will not have any oftha above impacts.
.
CEQA Checklist
15
4-03
.
FileNo.
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
ENVIRONMENTAL INFORMATION FORM
Date Filed:
Generallnformatioll
.
1. Applicanfs Name: Stanley Sz",to
Address:
879 W. ~~hiy~ Rd, Mnntphplln. ~~ qn~4n
2. Property Address (Location): 171 E. Live Oak Ave. Unit #A. Arcadia. CA 91006
Assessor's Number. 5789-020-027
3. Name, address and telephone number of person. to be contacted concerning this project:
Stanley Szeto (626)512-5050
879 W. Ashiya Rd, Montebello, CA 90640
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:
Conditional use permit for retail sales and off-site ~onsurnptinn
5.
of beer and wine for an existing specialty food store
Type 29 L~cense, Department of Alcoholic Beverage Gontrol
Zone ClassIfication: Commprri" 1 6. General Plan Deslgnation:rnmmp,..,.;" 1
Proiect Descrintion
8.
9.
10.
11.
12.
13.
14.
.
15.
7. Proposed use of site (project description):
Please refer to attached
Site size: 20 r 290 sqft
Square footage per building: 2,507 sqft tenant leasehold space wi thin a
commercial center
Number of floors of construction: one
Amount of off-street parking provided: 35
Proposed scheduling of project: as soon as conditional use permit and ABC
license are secured
Anticipated incremental development: N / A
If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type nf
household sh:es expected:
N/A
If commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square footage of sales area,
__.I 1__..1:__ C..._:1!.o..:__ 1..____ _c_____...:__.
.
please refer to attached
16. If industria~ indicate type, estimated employment per shift, and loading facilities:
N/A
17. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading
facilities, and community benefits to be derived from the project;
N/A
18. If the project involves a variance, conditional use permit or zoning application, state this and indicate clearly
why the application is required:
City requires conditional use permit for alcohol sales within
100' of residentially zoned properties.
Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional
sheets as necesswy).
19.
.
20.
21.
22.
.23.
24.
25.
26.
27.
.28.
YES NO
Change in existing features of any hills, or substantial alteratin of ground contours.
[J ~
0 Ii)
0 Ii)
0 Ii)
0 Ii)
0 Ii)
0 Ii)
0 1iJ
0 liI
YES NO
0 liI
El.R.
01/14/04
Page 2
Change in scenic views or vistas from existing residential areas or publiclands or roads
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in ground water quality or quantity. or alteration of existing drainage pattersn.
Substantial change in existing noise or vibration levels in the vicinity .
Issite on filled land or on any slopes of 10 percent or more.
Use or disposal of potentially hazardous materials, such as toxic substances, flammable
or explosives.
Substantial change in demand for municipal services (police, fire, water, sewage, etc.)
.29.
30.
31.
32.
33.
34.
35.
Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.
o
o
o
ua
[iJ
[iJ
Ga
[il
[il
lEI
. Environmental Settinl! .
36. Describe (on a separate sheet) the project site as it exists before the project, including infonnation on
topography, soil stability, plants and animals, any cultural, historical or scenic aspects, any existing structures
on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be
accepted.
Relationship to a larger project or series of projects.
StOrtll water system discharges from areas for materials storage, vehicle or equipment
fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous
materials handling or storage delivery or loading docks, or other outdoor work areas?
A significantly environmentally hannful increase in the flow rate or volume of stonn water
o
runoff?
A significantly environmentaIly harmful increase in erosion of the project site or surrounding
areas?
o
37. Describe (on a separate sheet) the surrounding properties, including information on plants, animals, any
cultural, historical or scenic aspects. Indicate the type ofland uses (residential, commercial, etc.), intensity of
land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height,
frontage, set-backs, rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will be
accepted.
Stonn water discharges that would signilicantly impair the beneficial uses of receiving waters
or areas that provide water quality benefits (e.g. riparian corridors, wetlands, etc.)?
o
Hann to the biological integrity of drainage systems and water bodies?
o
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 infonnation presented are
true and correct to the best of my knowledge and belief.
~ - 2/-~f)~
Date
.
E.I.R.
01/14/04
Page 3
.
.
.
Environmental Settine:
PROPOSED USE: Pursuant to the Arcadia Municipal Code, herein is a request of a
conditional use permit for retail sales and off-site consumption of beer and wine for an
existing 2,507 square foot specialty food (Korean) store on a 20,290 square foot
commercial site.
15. 2,507 square foot existing specialty food store within a neighborhood commercial center with
loading facilities in the rear of building. Hours of operation:
Mon-Sat
9:00 AM-8:00 PM
Sun
9:00 AM-6:30 PM
I. The proposed project is a conditional use permit for retail sales and off-site consumption of
beer and wine for an existing 2,507 square foot specialty food store within a multi-tenant
commercial shopping center in the City of Arcadia, CA. The site is apfroximately 20,290
square feet of flat land at the northwest comer of Live Oak Ave and 2n St. There are no
known plants, animals, cultural, historical, or scenic aspects that have existed before the
project. The other uses on the site are also commercial.
2. The surrounding properties are commercial with single family residences to the north of the
subject. The proposed retail sales and off-site consumption of beer and wine for the existing
specialty food store will not intensify the existing uses on the site or in the surrounding area.
The proposed retail sales and off-site consumption of beer and wine will not change the
topography or soil stability. It also will not affect any existing plans, animals, cultural,
historical, or scenic aspects in the area
Assessor Map
.
57~9 ~
SCAlI I'" - so'
.2 003 .
~,t.CT .NQ. 19I.Ql
U.B.829-aa- 39
..
S. ARCADIA ACREAGE
.. TRe.CT..
M.B.10-18
TRACT NO. 1~670
u. S. 245-47-48
TRACT NO. 12215
lA. S. 270.10
CODE
'88'
189.
.....
"'" ruv. ........ ,.....,.,J
~7B9 -19
.
Counly of Los Angeles: Riel< Auerbat:h, Assessor
_._'ftUI~1
." -..
ILl ~ 038
~
ed
~.
~ 's,fl.r-
@38
au.
~~ >
.040 ~ .. ~r
~ ~4ZI7' .-
..,.
1
~
's....,
:;;
!!
1 -. i
'041
us.,.,
042
-
14l4T
\
~ \...IV€' OA'fo.
I
"'"
http://assessormap.co.la.ca.us/mapping/gifunage.asp?val=5789020.00
"0
:...1
- ILl
~
~-
.
'I!
@ ~
I~ ~
LoT gg ..
--- ~
~..~.
'88'
.."
~
n
.
tJ
~
J'tMn.40
I@
.....
@
.~Il
i
.'
"
t "'''
I'
.'
@ ;12
IJ"" !"'"
.,1
"."
1iJ. !U
@8 ~
Ji
@'A
,I<"
@
--
"'"
10
lR
1l:
-t,.,
~
.fI.
""""'
~ .. @>8 ':!~.... '-j..SANDRAa
I~' . .
. 4
@
'"
'"
@ ~
43 ~ ~
"'"
-"- ~
.
~
'- .
,,,
"F.IIffD.,4
KEY TO PHOTOGRAPHS
P~Ofl
N-U-&S
.......
lCl-\O-U
nr-..~
3-4-
.,-s-
~#
..nr~
z.-..
. lfI-ifJI ~
~T
~~-
. 11#
-..
.."....
A1:~H
""'"
....tI1#J//Z#u"tp-'s
I#NtJtftIMn.IJI.~-z,~
-
!
.-+-
10 iii
i........
..
..
!!
I
"I!il~l". tw'
.....-~... -.- ............ .....
3/7/2005
.
1
al~
- "'l-=-- ---
)
~
".r~"~~,
:\~:~~~:
3
-
11'.ij '-1~'
,.... .&.
...........
2
~~.
4
, ~----- . ../ \~ .
, l
" ,
. <
I , "
, ~ ' ,
.-c<.~L
~~,"T:.:;~-i;. tJ:,,':i :__ 1-
.'
~':";..,w
.;-.to......~_
.
c .;-'"; ~..."
.~.
'~~ "~-~~~~~8~:"
, ~.
, ,
.-''--
..'-
'~:;I~ ~~ .
~_-jJo. '
; '",
i.'.
.....'.
.,
,.J
5
~.
~~. -
r~<~
" 1/
~ V.
I't I
. 1~'-'
.,
~~ -.1
,.
I , . . ~
7
, j
-'-
0.
---....
.<~"'r:?~
,"
--:r.-:-~~ .,"
. <:,.~.:.::" <-~
~.~;.
tl.:.21
,:- '-;-\)
~
6
~t:-~~,-~ ;;''"> ~f~ -, . ,'; ~
.:iWi;."<1" ~.; ~.~ .. - '" '. '"",-
:~~~(~"J'l~'g~ -,~ - .--' .
r~~~~~~ ~1. ---~:. -
F ';;-:~,
. --=- ~-~-.-
, ~-~ ':--~--;" "
,~~~i\~.
'.~. . - ,.,'!..:_,'.~._". ',I"i,. '.
...~.~,~.;{~~.<~;;'-3.._ . -
-.-.---.
~.,.;~ ~;'~~"-."
JU
8
~.
!.~ -
--- --,
--........-
""'-. . ------- -~
.
.
~
I
I
,
-,. L~-
'.r"" '
, II'
.':-,
. :~-':i';~~., ~~
J.e; ",...
~', . I
~.~-
.~;-~,I!~ ~'
:'c""';"_;.~;
:~,'-'~ ,,'