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Site Plan Review, SPR P-2015073, and Zoning Code Map Amendment, ZCMA P-2015074, for a proposed change of use of the former Culver City Ice Arena into two retail tenant spaces and a Zoning Code Map Amendment to change the Residential Single Family (R1) zoned portion of the site to Commercial General (CG) at 4545 Sepulveda Boulevard.
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Contact Person/Dept: Jose Mendivil - Associate Planner - Planning
Phone Number: (310) 253-5757
Public Hearing: X
Action Item:
Attachments: X
Public Notification: On October 6, 2015, a notice was mailed to Planning Commission, Public Notifications, and Timely Topics (Planning and Public Notifications) notification lists.
Approval: Planning Approval: Thomas Gorham/Planning Manager (10/6/15)
Department Approval: Sol Blumenfeld (10/6/15)
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Mitigated Negative Declaration based on the Initial Study (Attachment No. 4) finding that the project will not have a significant adverse impact on the environment provided certain mitigations are implemented;
2. Approve Site Plan Review, SPR P-2015073, and Recommend to the City Council Approval of Zoning Code Map Amendment, ZCMA P-2015074, subject to the Conditions of Approval as stated in Resolution No. 2015-P004 (Attachment No. 1).
PROCEDURES:
1. Chair calls on staff for a brief staff report and Planning Commission poses questions to staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity to speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND:
Request
On June 30, 2015, an application was submitted by Harbor Freight (Applicant) for a Site Plan Review and Zoning Code Map Amendment to allow the change of use of the former Culver City Ice Arena into two retail tenant spaces. One space at 17,225 square feet in area is for Harbor Freight, a tool/home improvement retail outlet; the other space at 11,610 square feet in area is for a future unidentified tenant. The project will also include a Zoning Code Map Amendment to change the Residential Single Family (R1) zoned portion of the site to Commercial General (CG) making it consistent with its General Plan Land Use Designation of General Corridor.
Existing Conditions
The site is 2.674 acres in area, quadrangular in shape, and generally flat in topography and is located on the west side of Sepulveda Boulevard, south of Braddock Drive and north of Greenlawn Avenue, as outlined in the Vicinity Map (Attachment No. 2). It contains a 34,164 square foot vacant building which housed the Culver City Ice Arena. The site also contains surface parking, a property line wall, and some perimeter landscaping. Hazardous chemicals associated with the former ice rink use including ammonia refrigerant, calcium chloride coolant, ice, and propane have been removed from the site. Further discussion on this issue is covered in the ice rink de-commissioning section below.
General Plan
The Land Use Element of the City's General Plan designates this site as General Corridor and surrounding areas along Sepulveda Boulevard north of the City Limit Line are designated General Corridor and Neighborhood Serving Corridor. Behind the site surrounding areas have a Low Density Single Family Land Use designation. One property northwest of the site (west of the commercial property directly north of the site) has a Medium Density Multiple Family Land Use designation. City of Los Angeles properties south of the site have a General Commercial and Low Residential Land Use Designation.
Zoning
Surrounding zoning and existing land uses include (Sepulveda Boulevard is considered to run in a north/south orientation):
Location
Zoning
Land Use
West:
R1 Zone
one and two story single family residential uses
East:
Culver City CG and CN and L.A. C2-1
Sepulveda Boulevard and one and two story commercial, auto repair/retail, medical office, and multi-story multi-family residential uses beyond
North:
R1 and CG
one story commercial, two story multi-family residential, and one and two story single family residential uses
South:
L.A. R1-1
Multi-story multi-family residential and one and two story single family residential uses.
Ice Rink De-Commissioning
In January of 2014 the City was informed that the Culver City Ice Arena operator was closing the ice rink in February of 2014. Staff met with the operator and the property owner and contacted the Los Angeles County Health Hazardous Materials Unit (County Hazmat) for research in de-commissioning the ice rink. The closing of the ice rink required more than simply vacating the premises. Several types of hazardous materials associated with the ice rink, including ammonia refrigerant, calcium chloride coolant, ice, propane, and accumulated hazardous wastes (lubricants, waste oil, propane, paints, cleansers, lighting material, etc.), would need to be safely removed from the site. These materials were essential to preserving solid ice and keeping the ice rink in operation. On January 17, 2014 the City issued a Notice and Order to Abate Hazardous Materials; this notice included a request for a Facility Closure Plan (FCP).
PIC Environmental Services (PIC) was hired to prepare the FCP. PIC submitted an FCP on February 5, 2014 to the City for review and a final FCP was submitted on March 7, 2014. The purpose of the FCP was to document procedures to de-commission the ice rink facility. The FCP identified on-site hazardous materials and proposed procedures for safe de-commission and removal of the hazardous materials and equipment associated with operation of the ice rink. Facility closure operations and removal of hazardous materials began on March 13, 2014 and were completed in late June, 2014.
On June 23, 2014, Los Angeles County inspected the site and approved the County's closure of the former hazardous materials permit and on July 3, 2014, the Culver City Fire Department inspected the site and also confirmed the all hazardous waste had been removed. Based on the above all critical tasks related to the removal of hazardous materials were successfully completed by June 18, 2014 and approved by City and County inspectors by July 3, 2014. On July 30, 2014, PIC submitted a Facility Closure Report (FCR) summarizing the above discussion and providing data on contaminants and sample test results. Removal of idle, cooling and electrical equipment/piping and filling/sealing of sample vaults, which are considered to be non-critical tasks, will be a project condition. The City accepted the July 30, 2014 FCR and approved completion of Facility Closure at the site.
Project Description
Harbor Freight Tools is a tool/home improvement retail outlet. They propose to use a portion of the former Culver City Ice Arena building for a new store in Culver City. The building will be divided into two retail tenant spaces; one space at 17,225 square feet in area is for Harbor Freight and the other space at 11,610 square feet in area is for a future unidentified tenant. The existing 5,741 square foot mezzanine area will remain in its current condition for potential future re-use. No new building square footage or demolition (except for demolition of windows, ice rink related mechanical equipment, and surface parking features), is proposed and the surface parking lot will be improved to be consistent with current code standards. This will involve resurfacing of the site, new striped parking spaces, installation of new perimeter landscaping, and planting of trees along the interior parking lot aisles and perimeter. The perimeter landscaping and trees will be installed within a minimum 3-foot raised planter area with the intent of providing a tree screen for the residential uses adjacent to the site.
The total on-site parking after improvements will result in 145 parking spaces which exceeds the zoning code required 99 parking spaces for the proposed retail uses by 46 spaces. The project will utilize the two (2) existing driveways along Sepulveda Boulevard. The driveway to the north will provide vehicular ingress to and egress from the site, while the driveway to the south will be restricted to egress only.
The project will require a Zoning Code Map Amendment to change the Residential Single Family (R1) zoned portion of the site (which includes the entire parking area and rear portions of the building) to Commercial General (CG) making it consistent with its General Plan Land Use Designation of General Corridor.
An Administrative Historic Certificate of Appropriateness is required to allow certain exterior improvements to the ice rink building that is a historically designated structure. This includes re-painting of the site, new entrances, preservation of the Sepulveda Boulevard ticket booth window, and preservation of the large freestanding sign. Architectural Resources Group (ARG) prepared a report entitled, "Culver City Ice Arena Historic Resource Evaluation" which made findings that the property was eligible for designation as a Culver City Cultural Resource and appears eligible for listing on the California Register of Historical Resources under Criterion 1. Based on ARG's report and a recommendation of the Cultural Affairs Commission, in July 2014 the City Council designated the property a Significant Culver City Cultural Resource due to the site's association with post-war indoor recreation and ice skating. An Administrative Historic Certificate of Appropriateness (permitting the above stated improvements) was approved by the Community Development Director pursuant to Culver City Municipal Code Section 15.05.035 on October 1, 2015 (Attachment No.4). The Certificate of Appropriateness was recommended for approval by ARG, the City's historic survey consultant.
ANALYSIS/DISCUSSION:
The Commercial General (CG) Zone allows a wide variety of commercial uses including general and specialized retail uses. As illustrated in the Project Summary (Attachment No. 3), the proposed development conforms to all regulations of the CG Zone.
1. SITE PLAN REVIEW
Historical Designation
For 52 years (from 1962 to 2014) the site operated as a commercial ice skating rink offering a venue for training, ticketed events, and leisure skating. The site is considered a historical resource as defined by Culver City's Historic Preservation Program (CCMC Section 15.05 et seq.) and the California Environmental Quality Act (CEQA). As stated above the City Council designated the property a Significant Culver City Cultural Resource based on recommendation by the Cultural Affairs Commission, ARG's report, and the site's contribution to post-war indoor recreation and ice skating. This contribution included the use of the Culver Ice Arena as a training center for U.S. Olympic skaters and for professional hockey teams. The site also appears eligible for listing on the California Register of Historical Resources. The key to this designation is not based on the architecture of the building but rather on its use. Nevertheless any alterations to the site must conform to the U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (The Standards) so as to ensure preservation of character-defining features of the exterior and certain character-defining features of the interior.
Two distinctive character-defining features of the building are its entrance and signage, including the freestanding pole sign capped by a trapezoidal box sign which currently reads, "ICE SKATING". The trapezoidal box sign is an important character-defining feature of the property (and its former use) and cannot be altered. Additions or alterations to the rectangular marquee (located beneath the trapezoidal box sign) can be mitigated to a less than significant level with choice of materials, size, placement and color. Such alterations, should they be proposed, will be reviewed separately through a Master Sign Program which will require a separate Certificate of Appropriateness.
The original (Sepulveda Boulevard facing) main entrance to the former Ice Arena will not be used by the new tenant but the character defining features such as the canopy, ticket window, door and window design, and signage, will be retained and a new entrance will be added to a secondary elevation of the building. Details of the preservation of this area are shown on the plans (Attachment No. 7). Other exterior features to be preserved include the existing painted figures along the top portion of the Sepulveda Boulevard fa?ade which may require that they be repainted and the sculpture of the ice skater. Although the ice skater was not identified as a historical resource when the site was designated historic, the applicant has proposed to preserve it and relocate it on the ground within an enclosed area along Sepulveda Boulevard (viewable to the general public).
Certain interior features, such as the open volume and mezzanine will be preserved. Modifications will be allowed if they are reversible; such modifications cannot destroy historic materials, features, and spatial relationships that characterize the former ice skating use. The preservation of the site and any proposed modifications will be governed by mitigations that have been incorporated into the Conditions of Approval. Cultural Resource mitigations are discussed in the Environmental Section below.
Architectural Design
The existing tilt up concrete structure at approximately 25 feet in height is designed as a large single single-story box like warehouse structure with a high ceiling and a mezzanine. The large box like structure was needed to accommodate the building's only use since it was built in 1962 - an ice skating rink. The northeast corner facing Sepulveda Boulevard and the main driveway entrance is dominated by the main pedestrian entrance and ticket window, a brick fa?ade, and canopy covering the entire front setback area at the northeast corner. The edges of the building facing Sepulveda Boulevard are accented with blue mullions. Overall the building lacks significant architectural features or accents and is utilitarian in nature. Its wide open interior with high ceiling are especially designed for an ice skating facility and can easily accommodate a change of use for a medium to large size retail use such as Harbor Freight Tools. The project applicant does not propose to change the exterior of the structure except that the main entrance will be on the north side of the building. The existing front entrance will be converted to glazing and an existing glass display area will contain ice rink memorabilia. The existing white colored building with blue trim accents along with the canopy and brick will remain. Color renderings are included in the plans (Attachment No. 7).
Landscaping
As required by the Zoning Code, the applicant will landscape the perimeter of the site including the Sepulveda Boulevard frontage. The landscaping will include both new and existing trees and shrubs. Within the parking lot, landscaping will be installed that conforms to the code; this will result in more landscaping than is currently in the parking area. Landscaping will include several trees along the perimeter edge and along the interior drive aisles. There will approximately 65 trees in the parking area; the site currently has 5 to 6 trees in the front fa?ade only. The perimeter landscaping will contain a majority of the new trees which will be contained in a five (5) feet wide planter raised varying from 3-6 feet off the ground in order to plant trees at a higher elevation. At full growth these trees will provide a robust screen for the adjacent residential properties along the perimeter of the site.
The proposed landscaping will complement the building and enhance the aesthetic appearance of the development. Street scape landscaping will be installed or preserved per approval of the Public Works Department. Preliminary landscape information is included in the plans (Attachment No. 7). Complete landscape and irrigation plans will be submitted for review and approval by all applicable divisions/departments prior to installation and final inspection.
Traffic, Parking, and Circulation
A traffic impact analysis dated August 2015 (and received August 26, 2015), and a Supplemental Traffic Memorandum dated September 17, 2015 (required to capture school related traffic counts), by Kimley Horn Consulting, was reviewed and accepted by the City's Traffic Engineer. Please see Attachment No. 6.
The traffic analysis evaluated the existing (year 2015) and forecast future (year 2017) conditions at five (5) intersections and three (3) street segments in the vicinity of the project site during both the AM and PM peak hours. These intersections and roadway segments were selected for analysis based on discussion with City staff. A 10% (assumed increase) seasonal factor was used to account for traffic counts taken during the summer season. The September 17, 2015, Supplemental Traffic Memorandum captured school related traffic counts that when compared to the 10% seasonal factor, did not result in significant impacts. The 10% seasonal factor was able to capture the counts that were confirmed once school was in session and that were reflected in the September 17, 2015, Supplemental Traffic Memorandum. The traffic study did not take credit for traffic generated by the previous ice rink use.
The traffic analysis estimated that the project would generate 1,190 daily vehicle trips, including 29 trips during the AM peak hour, and 96 trips during the PM peak hour. The study concluded that for the Cumulative (2017) With Project conditions - that is the Harbor Freight and second tenant in operation in conjunction with expected traffic levels in 2017 - four (4) out of five (5) study intersections are projected to operate at Level of Service (LOS) C or better during the AM and PM peak periods with the exception of Culver Boulevard at Sepulveda Boulevard, which is expected to operate at LOS E during the AM peak period and LOS F during the PM peak period.
LOS is a professional industry standard by which to measure the operating conditions of a given roadway segment or intersection. LOS is defined on a scale of A to F, where LOS A represents free flowing traffic conditions with no restrictions on maneuvering or operating speeds, low traffic volumes and high speeds; LOS B represents stable flow, more restrictions, operating speeds beginning to be affected by traffic volumes; LOS C represents stable flow, more restrictions, speed and maneuverability more closely controlled by higher traffic volumes; LOS D represents conditions approaching unstable flow, traffic volumes profoundly affect arterial flow; LOS E represents unstable flow and some stoppages; and LOS F represents forced flow, many stoppages and low operating speeds.
The proposed project is not projected to have a significant impact at the study intersections during the AM and PM peak including the Culver and Sepulveda Boulevard intersections based on Culver City traffic impact criteria. Although, the Culver and Sepulveda Boulevard LOS will increase from E to F in the PM peak period in 2017, this increase would occur with or without the project. Further, the projects traffic and V/C ratio is only expected to result in a .006 net increase in traffic at this intersection which is below the City's adopted threshold of significance of .020 for intersections operating at a LOS of E and F. Without the project the subject intersection would still have a LOS of F. The increase in traffic counts for the five study intersections are below the City adopted thresholds of significance and no traffic mitigations are required.
Based on the roadway segment analysis per Culver City significant impact criteria, the project is also not expected to result in significant impacts to the three roadway segments studied. The amount of vehicles added to the roadway segments is below City adopted thresholds of significance.
The project will provide a total of 145 parking spaces for the development, which exceeds the required 99 parking spaces per the City's municipal code. The project will utilize the two (2) existing driveways along Sepulveda Boulevard. A review of proposed driveways indicate that the driveway configurations are adequate for the project traffic circulation. Internal circulation meets code and parking space dimensions, back up distance, and driveway lengths and widths are adequate for vehicle maneuvering. Internal circulation has been designed so that delivery trucks will not have to back up into delivery receiving areas. Additionally the segment of Sepulveda Boulevard where the project is located is relatively wide and straight with good visibility in either direction. A double left turn lane will serve to further make safe left turns into or out of the project. The wide drive aisles and pedestrian walkways at the main entrance have been designed to ensure pedestrian access from the parking area to the building will be adequate.
Additionally the proposed means of vehicle and pedestrian ingress/egress to and from the site and the building provides adequate access for emergency vehicles and services. The configuration of the existing driveways and vehicle maneuvering areas are designed in accordance with all applicable CCMC standards.
Neighborhood Compatibility
The proposed development is located along a commercial portion of Sepulveda Boulevard that includes both single story and two story commercial uses such as an auto repair place, medical building, a church, the YMCA, and the Auto Club. The Sepulveda Boulevard corridor adjacent to the site and located within the City of Los Angeles includes multi-story, multi-family dwelling projects. Along the sides and rear in both Culver City and Los Angeles there are one and two story single family dwellings. The physical features of the site, its bulk and mass, will not change; the building has been present since 1962. There will be no massing revisions or additions to the building. Overall the re-use of the existing commercial building into another commercial use with minimal physical changes to the building is not expected to conflict with the surrounding commercial and residential uses. Similar to the ice rink use, the new retail use will have access only off of Sepulveda Boulevard minimally impacting surrounding residential uses. Enhanced perimeter landscaping will soften the view of the parking lot for the surrounding residential uses. Such screening was lacking for the ice skating use.
The existing building, oriented toward Sepulveda Boulevard, will further ensure that the retail commercial activity, as with the previous ice skating use, maintains a significant physical distance from the residential uses. Parking lot activity - the coming and going of customers - will be less intense than the previous ice skating use which, depending on the day and time, hosted events or classes resulting in spurts of high traffic volume.
2. ZONING CODE MAP AMENDMENT
The General Plan Land Used Element designation for the entire site is General Corridor. The current General Plan Land Used Element was adopted by the City Council on July 22, 1996, which included an update to the General Plan Land Use Map. The land use designation of the site's rear parking area changed from Low Density Single Family to General Corridor as part of the July 22, 1996 General Plan adoption. The General Plan designation of General Corridor envisions commercial uses and the proper zoning for the entire site is CG (Commercial General). The CG zone allows a wide variety of commercial uses including parking areas for commercial uses. A commercial parking lot is not allowed in the R1 (Residential Single Family) Zone. Currently the parking area and rear portions of the ice rink building are zoned R1. This R1 designation has existed for decades. A variance allowing the ice rink use in 1962 was required so that the R1 portion of the site could be used for commercial purposes (a commercial parking area and portion of the ice rink building).
The project, or any new project, would require a zone change for the parking area and rear portions of the ice rink building from R1 to CG in order to make the entire site consistent with the General Plan Land Use Designation of General Corridor. Additionally since the site has been vacant for more than a year (since February of 2014), it has lost its legal non-conforming status and the variance is void. Any proposed land use requiring discretionary review has to be consistent with the Zoning Code and the General Plan. For this reason the proposed retail use requires a zone change from R1 to CG as part of the entitlement process.
The zone change will bring the property into conformance with the General Plan. The proposed project is consistent with the General Corridor General Plan designation and respects all commercial provisions and development regulations of the Zoning Code.
PUBLIC OUTREACH
As part of the project review process, a community meeting was held, during which the applicant invited interested persons to learn about the development project, provide comments and feedback, as well as to share any concerns regarding the proposed project. The meeting was held in the evening (at 7:30 PM) on April 2, 2015 at the YMCA located across the street from the project site.
There were roughly 30 people in attendance who were residents of the community. Several attendees were neighboring residents. The applicant provided a summary of the project and displayed renderings of the building as it is proposed to be refurbished. Concerns expressed by members of the public and addressed by the applicant included truck delivery times, the zone change, and the new design of the building. Specific key concerns included:
The property line wall - the applicant stated the wall will remain to ensure there is a buffer between the residents and the parking area. In addition residents were informed that perimeter landscaping and trees will be added to further buffer the site from adjoining properties. The plants and trees will be native to California or drought tolerant and will comply with water regulations.
Types of tools sold - the applicant stated such tools include hand tools and industrial tools like generators and compressors; Harbor Freight does not sell paint and the only chemicals would be engine oils for the generators.
Length of construction and noise associated with construction - most of the construction will take place on the interior of the building limiting the amount of noise. Some repairs will be done to the outside and landscaping per the plans will be installed. Overall the construction process should not last more than 12 weeks.
The re-use of the site as a retail store given the variance requiring the site be maintained as an Ice Rink - since the property has been vacant for over 12 months the variance entitlement is null and void. Any use will need to be zoned commercial and comply with the current codes.
The parking area with a residential zone acting as a buffer for residents and potential commercial construction with zone change - since the previous entitlements on the property are void the parking lot must be zoned commercial to comply with current codes. Also, if another tenant wanted to make any changes to the site, such as a structure in the parking lot, they would have to go through an entitlement process including a site plan review and public meetings. Any new construction would have to comply with commercial setback requirements (including step backs due to the site's adjacency to residential zones).
Removal of the freestanding sign - the applicant explained the freestanding sign will not be removed. The applicant also stated that the sign is protected as part of the site's historical designation.
The type of tenant in the adjacent space - the applicant is seeking a retail tenant to fill the space. The tenant will be a retail business and will have to comply with the code in terms and use and parking.
Trucks deliveries and maneuverability - the applicant explained that Harbor Freight is flexible on the day and time for which deliveries can be made and that they would work with the neighborhood on the best times and days. Generally Harbor Freight deliveries are done during store hours (8am-9pm) Monday through Friday. The applicant referenced the truck path diagram to demonstrate that trucks will not need to back up into delivery bays.
Employees parking - the applicant stated that employees will be parking within the lot and as far from the door as possible to benefit the customers of Harbor Freight Tools.
The ice from the previous use - the property owner responded that there was no ice and that hazardous materials had been removed. Tests were done on the ground and results indicated there was no contamination to the ground.
The entitlement process - City staff explained the process with application submittal, public notice requirements, the Planning Commission hearing and the City Council hearing.
CEQA determinations - City staff explained that once a complete application is accepted with all required studies, a CEQA analysis can be done (at the time of the community meeting a formal application with studies had not been submitted).
In summary there were people in attendance who desire to have the ice rink return while others were concerned about how the proposed change of use would affect their homes because they live adjacent to the site. Most of the concerns of the people in attendance we addressed (for example, construction timeline, landscaping, screening and deliveries).
CONCLUSION/SUMMARY:
Staff has worked closely with the applicant to design a project that respects the historic designation of the building and assures its continuing compatibility with the neighborhood and the immediately abutting properties. Review by staff has determined that hazardous materials associated with the former ice rink use have been removed per approved closure plans and that soil samples have determined the site is not contaminated. Based on the proposed preliminary development plans and recommended conditions of approval, staff considers the project to be compatible with the surrounding neighborhood, providing a layout, and landscape consistent with applicable standards and guidelines, with adequate public facilities, and consistent with the Culver City General Plan and the requirements of the Zoning Ordinance. Additionally, the Zoning Code Map Amendment will result in General Plan Land Use consistency for the entire site and findings for the map amendment as outlined in Resolution No. 2015-P004 for both the Site Plan Review and Zone Map Amendment can be made (Attachment No. 1).
Furthermore, redevelopment of the subject site will be a marked improvement as the current condition of the property detracts from the neighborhood. The addition of two new commercial businesses to a vacant property will result in economic revitalization for this historic Culver City site.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines a Mitigated Negative Declaration has been prepared. This project has been determined to have less than significant impacts on the environment provided certain mitigations addressing Cultural Resources are incorporated. Specifically three mitigations will be required for this project:
* For as long as the site is a designated Culver City Cultural Resource, all alterations affecting the exterior of the building or site will require a Certificate of Appropriateness, approval of which is based on conformance with The U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (The Standards), prior to the issuance of any Building Permit.
* The trapezoidal box sign which currently reads, "ICE SKATING" is a character-defining feature of the property and shall not be altered by the project in order to ensure conformance with The Standards. The rectangular marquee with interchangeable lettering (beneath the trapezoidal box sign) can be modified or replaced with new signage subject to review and approval by the City.
* Other exterior character-defining features of the exterior, including the original Sepulveda Blvd. entrance, canopy, ticket window and signage shall be preserved. Certain interior features, such as the open volume and mezzanine are to be preserved or if modifications are made, such modifications shall be reversible and not destroy historic materials, features, and spatial relationships that characterize the property.
These mitigation measures will reduce potential impacts with regard to Cultural Resources to less than significant. The mitigations are outlined in the attached Initial Study; all three mitigations are incorporated into the draft conditions of approval.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning Commission:
1. Approve the proposed project with the recommended conditions of approval if the application is deemed to meet the required findings.
2. Approve the proposed project with additional and/or different conditions of approval if deemed necessary to meet the required findings and mitigate any new project impacts identified at the meeting.
3. Disapprove the proposed project if the application does not meet the required findings.
ATTACHMENTS:
1. Draft Resolution No. 2015-P004 and Exhibit A Conditions of Approval
2. Vicinity Map
3. Project Summary
4. Historic Preservation Certificate of Appropriateness dated October 1, 2015.
5. CEQA Initial Study/Mitigated Negative Declaration dated September 23, 2015.
6. Traffic Impact Analysis and Supplemental Traffic Memorandum prepared by Kimley Horn, August 26, 2015
7. Preliminary Development Plans dated August 19, 2015
8. Public Comments
