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HomeMy WebLinkAboutResolution No. 5280 0 RESOLUTION NO. 528 A RESOLUTION OF THE AZIISA REDEVELOPMENT AGENCY AUTHORIZING AND DIRECTING AGENCY STAFF TO PREPARE A PRELIMINARY REPORT FOR THE RANCH CENTER REDEVELOPMENT PROJECT AREA WHEREAS, the Azusa Redevelopment Agency (the "Agency") has initiated the formation of a Redevelopment Project Area in the City; and WHEREAS, in accordance with Section 33344.5 of the California Health and Safety Code a Preliminary Report regarding the proposed Project shall be prepared for transmittal to the various taxing agencies affected by the formation of the Project; and WHEREAS, the Preliminary Report shall contain the reasons for the selection of the Project Area; a description of the physical, social and economic conditions in the Project Area; a preliminary assessment of the proposed method of financing the redevelopment of the Project Area; a description of the specific project proposed to be undertaken; and a description of how the proposed project will alleviate the conditions of blight in the Project Area. NOW, THEREFORE, THE AZIISA REDEVELOPMENT AGENCY DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Agency staff is hereby authorized and directed to prepare the Preliminary Report required by Section 33344.5 of the California Health and Safety Code for the Ranch Center Redevelopment Project. SECTION 2. Upon completion of the Preliminary Report, staff shall transmit the Report to the Agency Board for review. ADOPTED AND APPROVED this 5th day of DeCCPmher , 1988. 6 Cha rman I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Board of Directors of the Redevelopment Agency of the City of Azusa, at a regular meeting thereof, held on the 5th day of Dec. , 1988, by the following vote of the Directors. AYES: BOARD MEMBERS: AVILA, STEMRICH, NARANJO, MOSES NOES: BOARD MEMBERS: NONE ABSENT: BOARD MEMBERS: LATTA -y'��' , Secretary-/ PRELIMINARY REDEVELOPMENT PLAN FOR THE RANCH CENTER REDEVELOPMENT PROJECT Prepared By: City of Azusa Redevelopment Agency 213 East Foothill Boulevard Azusa, California 91702 November, 1988 0 0 TABLE OF CONTENTS Page I. INTRODUCTION ..................................... 1 II. PROJECT AREA BOUNDARIES .......................... 2 III. SURVEY AREA CONDITIONS ........................... 4 IV. PROPOSED LAND USES, GENERAL PLAN CONFORMANCE, 8 LAYOUT OF PRINCIPAL STREETS, AND BUILDING STANDARDS V. GENERAL IMPACT OF THE PROPOSED PROJECT ON 12 SURROUNDING NEIGHBORHOODS ........................ VI. ATTAINMENT OF THE PURPOSE OF CALIFORNIA COMMUNITY 13 REDEVELOPMENT LAW ................................ EXHIBITS Exhibit 1 Site Map 3 Exhibit 2 Site Conditions Map 7 Exhibit 3 Site Plan/Elevations 10-11 Exhibit 4 Precise Plan P-88-141 Appendix Exhibit 5 Site Photographs Appendix Exhibit 6 Negative Declaration Appendix 6 0 I. INTRODUCTION On December 7, 1987 the Azusa City Council placed the 5.8 acre parcel at the southeast corner of Alosta Avenue and Citrus Avenue in a redevelopment survey area. The site encompasses the 60,000 square foot "Ranch Center" constructed in the late 1950's and early 19601s. The shopping center is physically dilapidated with a high vacancy rate. The center is functionally obsolete by modern shoppincj center standards and evidences neglect and disinvestment. Redevelopment of the center is the only method to restore vitality to this key commercial intersection. West Venture Development Corporation optioned the property from the current property owner and proceeded to process plans through the City of Azusa. The plans call for demolition of most of the existing improvements and the construction of approximately 65,000 square feet of new retail space. The redeveloped center will have a total of 85,000 square feet of commercial space when completed. On September 5, 1988 the Planning Commission approved the project proposed by West Venture. On September 19, 1988, the Redevelopment Agency approved an Owner Participation Agreement for the project. The Preliminary Redevelopment Plan presents a general indication of how the Developer and the Redevelopment Agency intend to redevelop the Site. The Preliminary Redevelopment Plan does not supercede existing planning documents, rather it reiterates those land uses, development standards and policies applicable to the Project Area. The Preliminary Plan must be prepared in accordance with Section 33324 of the California Health and Safety Code which states: "33324. A preliminary plan need not be detailed and is sufficient if it: a. Describes the boundaries of the Project Area. b. Contains a general statement of the land uses, layout of principal streets, population densities and standards proposed as the basis for the redevelopment. C. Shows how the purposes of this part would be attained by such redevelopment. d. Shows that the proposed redevelopment conforms to the master or general community plan. e. Describes generally, the impact of the project upon residents thereof and upon the surrounding neighborhood." -1- 0 0 II. PROJECT AREA BOUNDARIES The Project Area boundaries are indicated on Exhibit 1, Project Area Map. The Project Area encompasses approximately 5.8± acres at the southwest corner of Alosta Avenue and Citrus Avenue. The legal description is as follows: Parcel 1 of Parcel Map No. 10031 in the City of Azusa, in the County of Los Angeles, State of California, as per Map filed in Book 93, Pages 40 and 41 of Parcel Maps, in the Office of the County Recorder of said County. -2- 171 • 0 0 moi:.... III. SURVEY AREA CONDITIONS The basis for redevelopment of a project area is the existence of blight. California Community Redevelopment Law defines two general conditions of blight: structural and economic. Under state law, "a blighted area is one which is characterized by one or more of the [conditions cited below], causing a reduction of, or lack of, proper utilization of an area to such an extent that it constitutes a serious physical, social, or economic burden on the community which cannot reasonably be expected to be reversed or alleviated by the private sector acting alone". During the redevelopment plan preparation process, evidence is collected which documents the presence of various blighting conditions and their seriousness of impact upon the community. The "blight report" forms the basis for establishing project area boundaries. Section 33031 of the Health and Safety Code defines structural blight as an area "... characterized by the existence of buildings and structures, used or intended to be used for living, commercial, industrial, or other purposes, or any combination of such uses, which are unfit or unsafe to occupy for such purposes and are conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime because of any one or a combination of the following factors: a) Defective design and character of physical construction. b) Faulty interior arrangement and exterior spacing. C) High density of population and overcrowding. d) Inadequate provision for ventilation, light, sanitation, open spaces, and recreation facilities. e) Age, obsolescence, deterioration, dilapidation, mixed character, or shifting of uses." Section 33032 defines economic blight as an area characterized by ��... properties which suffer from economic dislocation, deterioration, or disuse because of one or more of the following factors which cause a reduction of, or lack of, proper utilization of the area to such an extent that it constitutes a serious physical, social, or economic burden on the community which cannot reasonably be expected to be reversed or alleviated by private enterprise acting alone: a) The subdividing and sale of shape and inadequate size development. -4- lots of irregular form and for proper usefulness and 0 b) The laying out of lots in disregard of the contours and other topography or physical characteristics of the ground and surrounding conditions. C) The existence of inadequate public improvements, public facilities, open spaces, and utilities which cannot be remedied by private or governmental action without redevelopment. d) A prevalence of depreciated values, impaired investments, and social and economic maladjustment." To determine whether conditions of blight exist, a preliminary analysis of the existing physical and economic conditions was conducted. This analysis was prepared based upon general field . surveys, published reports and studies. The following provides a preliminary assessment of blighting conditions within the proposed Project Area as defined under California Community Redevelopment Law. The Site photographs in the Appendix as Exhibit 5 illustrate the conditions. A. Structural Blight 1. Obsolescence/Defective Design -- The shopping center was constructed in the late 1950's and early 1960's and exhibits functional obsolescence. As Exhibit 2 illustrates, the retail stores are situated in the center of the lot with parking provided both in front and in back of the stores. A considerable amount of the site is underutilized because of the antiquated layout. Most modern shopping centers set the stores back as far as possible providing parking in front of the stores. The existing lot coverage is 24 percent of site area which is low by modern development standards. This functional obsolescence is a principal reason for the center's decay. Security Pacific Bank has a long-term leasehold at nominal rent. In its present location, the structure will contribute to the center's obsolescence even after redevelopment. The building will restrict visibility into the rear shops from Citrus Avenue and Alosta Avenue and create circulation inefficiencies. The Owner Participation Agreement grants the Agency an option to relocate the bank to a more suitable location on the site; however, the relocation costs will be extraordinary. The Goodyear Tire Store and the USA Gas Station also have intermediate-term leaseholds. These uses are proposed to remain until their leases expire at which time the Developer will construct additional retail space. Until then, the redeveloped shopping center will have a sub -optimal site layout. -5- 2. Deterioration and Dilapidation -- The structures evidence signs of neglect. At a minimum, roof repairs and painting are required. The site improvements are in poor to fair condition with deteriorated asphalt and overall lack of maintenance. Several of the store signs have been destroyed or damaged. The landscaping is non-existent and weeds overrun the Citrus Avenue frontage. Lighting is inadequate and a safety concern for potential shoppers. Trash bins are not enclosed and are scattered throughout the parking area. 3. Mixed"'Character of Uses -- The site currently has a mixture of retail and service tenants. Although zoning permits auto service uses, the City's policy has been to concentrate auto service uses in industrial zones or heavy commercial zones. Since this is the City's highest visibility commercial corridor, the City intends to eliminate auto service uses and make the site a light commercial center. The Goodyear tire facility and the USA Gas Station are inconsistent with this objective. B. Economic Blight 1. Economic Underutilization -- The site is located at a major commercial intersection, yet current rents are 30-40 percent of the prevailing market rate due to the dilapidated condition of the center. Ranch Center tenants are paying an average of $0.45 per square foot rent while similar businesses in the neighboring Foothill Center are paying $1.25 per square foot. Many of the tenants remain in the Ranch Center only because of the low occupancy costs. Further, because of the low rents and uncertain future of the site, both owner and tenants have disinvested in the property. The current vacancy rate is 37 percent, or 22,490 square feet of the 60,000 square feet available. Very little retail activity is apparent during normal shopping hours. 2. Economic Imbalance -- The current assessed valuation of the site is $2.5 million or $9.90 per square foot of site area. Modern commercial development typically generates values of $30-40 per square foot of site area. The existing improvements are a gross economic underutilization of the site. At present, the City receives $4,500 per year in property taxes and less than $25,000 annually in sales taxes. The proposed development will generate $20,000 per year in property taxes and $500 per year in sales taxes, an increase of 1,000 percent. The redeveloped center will also create approximately 100 new jobs. I= 0 EAST ALOSTA BOULEVARD P A i R K 1 N G I 900 ABAND. j 902-914 920-928 RESTAURANT SHOPS SHOPS 932-944 VACANT. i SHOPS o i REQUIRES ROOF -------_----_ J REPAIRS W ___.- _ _.. _ _. PLANTED MEDIAN zZ I SECURITY PACIFIC W I� I Q - I BANK tw'!'_ - UNDERUTILIZED AREA - DETERIORATED PAVING [nFORMER- NO TRASH ENCLOSURES >VACA�N NITURE' / � I H U = a I— GOODYEAR ' on TIRE 8 0 UMp SERVICE NDS 0 USA0 a PETROL KEY: FILLER CAPS FOR U.G. TAN FWAEHOUSE 00 00 INCOMPATIBLE AUTO SERVICE USES J J W O a APARTMENT COMPLEX - DETERIORATED STRUCTURES - NO LANDSCAPE MAINTENANCE - DAMAGED SIGNAGE ABANDONED SITE BOUNDARY (SHADED) 340 ADDRESS OF BUILDING APPROXIMATE LOCATION OF BUILDING I REFERENCE: SKETCH BY LC&A FIELD REPRESENTATIVE SITE SKETCH NO SCALE EXHIBIT 2 -7- LeROY CRANDALL AND ASSOCIATES IV. PROPOSED LAND USES, GENERAL PLAN CONFORMANCE, LAYOUT OF PRINCIPAL STREETS, AND BUILDING INTENSITIES AND STANDARDS A. Proposed Land Uses and Conformance to the General Plan The General Plan designates the Project Area for general commercial uses. This designation permits retail, service, and related commercial uses. The zoning is C-3 for the site which is consistent with"the General Plan. The Preliminary Redevelopment Plan confirms these designations. Attached as Exhibit 3 are the Basic Concept Drawings. The Planning Commission's conditions of approval for Precise Plan of Design P-88-141 are included in the Appendix as Exhibit 4. The project includes approximately 85,000 square feet of retail space, including one restaurant pad and two other freestanding pads. The architecture is a Mediterranean Spanish design, including tile roofs, stucco exterior walls, and earthtone colors. Major entryways will be constructed with stamped concrete similar to the Citrus/Alosta intersection. The new center should be very attractive. A landscaped setback of 10 feet is provided along the frontage of the property, except where existing buildings are to remain; however, when these buildings are removed, the perimeter landscaping shall be restored to a minimum of 10 feet. Because of the long-term leaseholds of Security Pacific Bank, Goodyear and USA Gas, these uses have been incorporated into the center. The Developer intends to rehabilitate the buildings until the leases expire to improve their appearance. Clearly, the Agency prefers to remove these uses and eliminate the functional obsolescence created by their retention, however, the Agency is not obligated to relocate these uses and will only do so if funds are available. Otherwise, the uses will stay until the leases expire. B. Proposed Layout of Principal Streets The Project Area is presently served by Alosta Avenue and Citrus Avenue. Powell Avenue serves as the eastern property boundary though no access is provided. No changes to the circulation system are necessary under the proposed development. W -Z 0 0 C. Building Standards The proposed development will comply with all applicable zoning, building, and engineering requirements. The lot coverage of the redeveloped center is about 30 percent of site area which is typical of a convenience shopping center. • • 0 P—O—W E L L A V E. L a.. F - lE urLmS WM. 10 L v o .Zy lc �i`vuium L•rtma »ui, r...no ..owro rre :�..n.n+ r • � n•ln •� —_—_ CITRUS AVE 5 I T E P L A N 8 EI1Fr1 U 0 Pak • 8 U I L D I N �DRUUS 1011., -A. 77 N -0 R -T 11 L V 1 0 E 0 7 A P E I VIA L Lill T �-,- f_ 1& 41 �ff, BU I L D 1 N G 4 5 & _6 w E S I FLJ V A T 1 U 11 yJ "OR E -lE U E V A T 0 1. 4 C LA� D u I 1 11 1 1• G CL I v 0 A DRUGS r D U I L D 1 1, G 2 F L E V A T 1 0 rl d A �p - 111-11A, - All --- S 0 U. j L I I A 11.1 11 0 0 V. GENERAL IMPACT OF THE PROPOSED PROJECT ON SURROUNDING NEIGHBORHOODS Attached as Exhibit 6 is the Negative Declaration prepared for the Project and approved by the Redevelopment Agency on September 19, 1988. Because the project will simply replace 60,000 square feet of existing commercial space with 65,000 square feet of new commercial space, the impacts are minimal. Because buildings will be placed near the property line abutting residential units, some loss of vistas will occur; however, the buildings will be setback 10 feet from the property line and landscaped to serve as a buffer from adjoining uses. -12- VI. ATTAINMENT OF THE PURPOSE OF CALIFORNIA COMMUNITY REDEVELOPMENT LAW The major purpose of the California Community Redevelopment Law is the elimination of blighting conditions and the promotion of sound development. The Agency's objective with the Ranch Center Redevelopment Plan is to eliminate a functionally obsolete shopping center and replace it with a vibrant modern facility providing jobs,- sales tax revenue, and an enhanced image to the City of Azusa. -13- 0 0 APPENDIX 0 0 EXHIBIT 4 PRECISE PLAN P-88-141 0 0 Exhibit "A" P-88-141 1. All requirements of the Engineering Division shall be met, including but not limited to the following: a. All on-site asphalt driveway and parking area shall be repaired and resurfaced. b. Parking areas shall be paved and drained to approval of the City Engineer. c. Connect to a public sewer with a four inch v.c.p. house connection. d. A city construction permit shall be obtained for all work undertaken in the public right-of-way. All work . shall be done in accordance with City of Azusa Standards and standard specifications for public works construction (Green Book), latest edition and to the satisfaction of the City Engineer or his designee and shall be completed before issuance of Certificate of occupancy. e. All sidewalks and parkway improvements shall be designed and constructed to the satisfaction of the City Engineer. f. An on-site drainage plan shall be provided. No ponding on this property or neighboring property shall be allowed. All requirements of the Planning Division shall be met, including but not limited to the following: a. All uses shall comply with Section(s) 19.26 of the Azusa Municipal Code. b. The approval hereby granted is conditional upon the privileges being utilized within six (6) months after the effective date thereof and if they are not utilized or construction work is not begun within said time and carried on diligently in accordance with conditions imposed, this approval shall become void and any permission or privilege granted hereby shall be deemed to have elapsed. c. At least 300 parking space(s) shall be provided and maintained in accordance with Chapter 19.48 of the Azusa Municipal Code. d. Three (3) loading space(s) shall be provided and maintained in size of not less than 10' in width, 22' in length, and 14' in height. e. Parking shall be striped and shall have adequate guards for protection of other vehicles on same lot (i.e. wheel stops). f. Two percent (2%) interior landscaping shall be provided within the interior of parking area. g. Landscaping shall be adequately maintained at all times including, but not limited to, irrigation, weeding, and/or replacement when necessary. h. Trash enclosures(s) shall be provided and constructed to City of Azusa standards, consisting of decorative masonry block walls and solid steel gates. i. A decorative masonry wail shall be provided and maintained along the entire property line abutting any residential use. j. The premises shall be maintained in a clean and acceptable condition at all times. All buildings and walls shall be maintained in good repair at all times. Any offensive markings shall be removed immediately. k. outside storage of any and all materials, goods, etc., is absolutely prohibited. I. All illuminated sign and parking lot lighting shall be located, aimed and/or shielded to prevent lights from shining or reflecting on adjacent property. M. All signs must comply with those sign regulations set forth in Section 19.50 of the Azusa Municipal Code to include restrictions on sign area, sign types, sign materials, and sign height. n. Temporary or portable signs on the property shall meet all requirements of Section 19.50.150 of the Azusa Municipal Code. Exhibit 'A' - Page 2 Planning Requirements -continued- o. All necessary permits shall be obtained. p. All construction shall comply with the plot plan submitted. q. Exterior design of pad buildings shall be modified to replace concrete block portions with stucco to match remaining exterior of buildings. r. Remaining existing buildings shall be remodeled to match the exterior design theme of the new commercial buildings. S. Loading spaces shall be relocated to provide direct access to commercial buildings. t. Proposed freestanding sign along Citrus Avenue shall be relocated to avoid conflict with overhead electrical lines. u. All other freestanding signs, besides multi -tenant signs shown on plans submitted as well as Security Pacific Bank and USA Gasoline signs which shall be removed at time of lease renegotiation, shall be removed within one (1) year from date of approval of subject application. V. A sign criteria program for wall signs for the entire center shall be submitted to the Planning Division for Precise Plan of Design approval at the time plans for the center are submitted to the Building Division for plan check. w. Stamped concrete pavers shall be installed at the entrance to the center. Paver type shall be approved by the Planning Division prior to installation. x. Only one (1) liquor store or mini -market shall be permitted to operate within the center. y. Two feet (21) of additional landscaped area shall be added to three foot (31) perimeter landscaping areas along Citrus Avenue. Parking spaces adjacent to these areas shall be allowed to include this additional two feet (2') as overhang area for parking purposes. Z. All conditions of approval of any agreements between the applicants, property owners and the City of Azusa Redevelopment Agency shall be met at all times. aa. Any drive-through or drive -up restaurants shall require a eeparate conditional use permit. 2. All requirements of the Redevelopment Agency shall be met, including but not limited to the following: a. The landscaped setbacks along Citrus Avenue shall be restored to ten feet (101) contingent upon the relocation of Pacific Bank or Goodyear Tire. b. The proposed improvements or approvals are compatible with the standards and other requirements set forth in this plan. C. An eastbound median entry (location to be determined by the city) nay be necessary along Alosta Avenue. That all conditions of the Public Works Division shall be met, including but not limited to the following: A landscaping and irrigation plan shall be submitted at the same time as Building plan check submittal, showing locations, quantities, sizes, and types of plant materials, as well as design of an automated irrigation system. Plans shall be 24" by 36". No work within the public right of way shall be commenced without first obtaining a public works permit. Parkway trees are required, located no closer than 30 ft. nor greater than 65 ft. apart and shall be irrigated per City Plan R-15. Variety to be specified by Superintendent and shall be at least 15 gallon size. The number of trees required is to be determined by city standards. 0 9 Exhibit 'A' - Page 3 All requirements of the Building Division shall be met, including but not limited to the following: a. All appropriate development fees of the Azusa Unified School District shall be paid in full prior to issuance of any building permit for the approved construction. b. Proof of approval by the Health Department shall be furnished restaurant uses. C. Applicant shall furnish six (6) complete sets of plans for plan check submittal (structural, mechanical, electrical, plumbing, grading, landscaping). d. Two (2) copies of soil reports shall be furnished. e. Two (2) copies of structural and /or energy calculations signed in ink by a registered civil or structural engineer shall be furnished. f. Two (2) copies of electrical and mechanical plans as required shall be designed and singed in ink by a registered electrical engineer. g. Applicant must request plumbing, electrical and mechanical plan check when submitting construction plans. h. Applicant recognizes that approval granted is for planning and zoning only. Owner is obligated to meet all Building Code requirements, and is obligated to do whatever necessary to bring the structure in compliance with applicable City -adopted Uniform codes. i. Applicant shall submit CF-lR/CF-IA form(s) with plans. J. Any building within 3' of a property line shall be of one hour construction. That all conditions of the Light Department shall be met, including bud not limited to the following: Contact Light Department as soon as possible for specifications and requirements. Utilities shall be undergrounded. Developer to provide all conduits, pull boxes, transformer pads, street lights as necessary. Need electrical load information. Transformer will not be ordered until information is supplied and 25% of the transformer cost is deposited with the Light Department. There is an 18-23 week delivery on transformers. 6. That all conditions of the Fire Department shall be met, including but not limited to the following: *** See attached *** EXHIBIT 5 SITE PHOTOGRAPHS 0 9 EXHIBIT 6 NEGATIVE DECLARATION FC,/1CITZll5A M' YOF cn a <,:• N > �CFFYOF �% G ZUSAI r NOTICE 0 OF DETERMINATION TO: COUNTY CLERK FROM: CITY OF AZUSA CORPORATIONS DIVISION -- Room 106 213 E. Foothill Blvd. P.O. B= 151 Azusa, California 9170 Los Angeles, Ca. 90053 OFFICE OF PLANNING AND RESEARCH 1400 Tenth Street Sacramento, Ca. 95814 Date: September 20, 1988 PRC T CT TI_i.E: Conditional Use Permit No. C-88-20, Variance No. V-88-15 and Precise Plan of Design \o. P-88-141 PRO=CT LOCATION: Southeast Corner of Citrus Avenue and Alosta Avenue, Azusa, California PROj7�CT DESCRIPTION: An OPA to remodel an existing shopping cente with drive-in businesses and reduced landscaped setbacks. This is to advise that the City of Azusa has approved the above de- scrihed project and has made the following determinations regarding same; 1. The project in its approved f,.-... ❑ will, ® will not have significant effect on the e sr_rcr ent. 2. ❑ An Environmental Impact Report was prepared for this pro- ject pursuant to the provisions of CEQa. 3. ® A Negative Declaration was prepared for this project pur- suant to the provisions of 4. A Statement of Overriding Considerations ❑ was,® was not, adopted for this project. ���� 5. Mitigation measures 1:1 were, L`^-_3 were not, made a condition of approval of the project. Daniel M. watrous Senior Planne- (819) 334-5125 Ext.262 CC::T:.CT PERSON T== ' TELEPHO\Z NUMBER CITY OF Ln Ln Ln 0 1+� CITY OF �`�AZUSA�_ r rJ NEGATIVE DECLARATION Date: NOTICE: Pursuant to the provisions of the California Environmental Quality ,Act (CEQA-Public Resources Code, Section 21100 et. seg.), the City of Azusa has determined that the project referenced hereinafter will not have a significant effect on the environment. PROJECT TITLE: Conditional Use Permit No. C-88-20, Variance No. V-88-15, and Precise Plan of Design No. P-88-141 PROJECT LOCATION: Southeast corner of Citrus Avenue and Alost Avenue, Azusa, California PROJECT DESCRIPTION: An Owner Participation Agreement (OPA) to remodel an existing shopping center with drive-in business and reduced landscaped setbacks. PROJECT PROPONENT: West Venture Developers/ City of Azusa Redevelopment Agency A copy of the Initial Study, documenting reasons to findings that said project will not support the have a significant effect and containing any mitigat'_ng measures have to be included in the hereto forr public review. Project avoid potentially significant effects, is attached An Environmental Ir..pact Report is not required for this project. APPEALS. Any person or agency aggrieved by this decision may appeal to the Azusa City Council in compliance with all provisions for filing of such appeals.Any such appeal must be filed within (30).days after the issuance of t^y his decisiChir on, or it shall be dis- missed by the City Council. Daniel M. Watrous Senior Planner (818) 339-5125 Ext. 262 CONTACT PERSON TITLE TELEPHONE 0 ' M INITIAL STUDY OF ENVIRONMENTAL IMPACT I.BACKGROUND 1. Name of Proponent/Applicant: gest Venture Developers City of Azusa Redevelopment Agency 2. Address and phone number of Proponent/Applicant: 5900 Sepulveda Boulevrd =104 213 E. Foothill Blvd. Van Nuys, California 91411 Azusa, CA 91702 (818) 908-9505 (818) 334-5125 3. Name of Project (if anplic_ble): Conditional Use Permit No. C-88-20, Variance No. V-88-15 and Precise Plan of Design ':o. P-88-141 4. Description of Project and :...dress: An OPA to remodel exis__na shopping center with drive-in businesses and reduced landscaped setbacks. Southeast corner of Citrus Avenue and Alosta Avenue Azusa, California 5. Identification of Enverznmental Setting: 0 Community commercial ce^ter within a suburban residential area.