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PC - Item 3B - Conditional Use Permit 15-03 at 8118 Garvey Avenue, Unit BROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: JUNE 15, 2015 SUBJECT: CONDITIONAL USE PERMIT 15 -03 8118 GARVEY AVENUE, UNIT B Summary Zhongmin Geng of Chef Geng's Chinese Restaurant has submitted a Conditional Use Permit application requesting approval for a new On -Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating establishment, located at 8118 Garvey Avenue, Unit B, in the C -3 (Medium Commercial) zone. Environmental Determination Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempts projects that consist of inspections to check for the performance of an operation, or the quality, health, and safety of a project from environmental review. Accordingly, Conditional Use Permit 15 -03 is classified as a Class 9 Categorical Exemption pursuant to Section 15309 of CEQA guidelines and therefore exempt from further environmental analysis. Staff Recommendation Based on the analysis and findings contained in this report, it is recommended that the Planning Commission ADOPT Resolution No. 15 -09 (Exhibit "A") and APPROVE Conditional Use Permit 15 -03 with findings, subject to twenty -two (22) conditions of approval outlined in Attachment "A" attached hereto. Property History and Description The subject site is located at the southwest corner of San Gabriel Boulevard and Garvey Avenue. The subject site consists of one (1) parcel, totaling 308,450 square feet (7.08 acres). The County Flood Control District easement for the Alhambra Wash crosses the lot diagonally at its northeastern corner. Planning Division records indicate that a total of nine (9) entitlements have been approved for this property since 1981. The majority of these entitlements consist of Conditional Use Permits for on -sale alcohol licenses for several restaurants in the center. According to Building and Safety Division records, the property is currently developed with three (3) commercial buildings with over forty (40) tenants. Currently, there are two (2) restaurants that are serving alcohol in the shopping center (The Sakura Restaurant and Planning Commission Meeting June 15, 2015 Page 2 of 18 East Gourmet Seafood Restaurant). The subject restaurant has a floor area of 1,482 square feet. East Elevation Site & Surrounding Land Uses The project site is designated in the General Plan as Commercial and on the zoning map it is designated C -3 (Medium Commercial) zone. The site is surrounded by the following land uses: North General Plan: Commercial Zoning: C -3 (Medium Commercial) Land Use: Fast -Food Restaurant South General Plan: Commercial Zoning: C -3 (Medium Commercial) Land Use: Restaurant East General Plan: Commercial Zoning: C -3 (Medium Commercial) Land Use: Auto Repair West General Plan: Medium Density Residential (0 -12 du /ac) Zoning: R -2 (Light Multiple Residential) Land Use: Residential Planning Commission Meeting June 15, 2015 Pape 3 of 18 Restaurant Operations The applicant is currently operating a full service dine -in restaurant. The daily hours of operation are from 10:00 a.m. to 10:00 p.m., Monday through Sunday. The floor plan (attached as Exhibit "B ") indicates that the restaurant employs five (5) employees on the largest shift and provides seating for 52 patrons inside the restaurant. As indicated on the restaurant's menu, which has been attached as Exhibit "C," the restaurant serves a full array of Chinese style cuisine. Staff has received a worksheet from the State Department of Alcoholic Beverage Control (ABC), which indicates that the subject restaurant is currently located in a census tract that has an overdue concentration of alcohol permits. The number of allowable on -sale ABC licenses for this census tract (No. 4825.03) is four (4). Currently, there are four (4) authorized on -sale licenses for this census tract. Although the Department of Alcoholic Beverage Control has found that there is an "overdue concentration" of on -sale beer and wine licenses for this census tract, the City of Rosemead can, as a policy matter, decide that clustering these uses is appropriate. In addition to the overdue concentration of licenses in the census tract, the subject site is also located in a crime reporting district in which the number of crimes reported is greater than the average number of reported crimes in all the crime reporting districts within the City of Rosemead. State ABC has also determined that this location is in a high crime district. The Chief of Police has found no unusual situations or concerns. According to the Chief of Police, there were 42 calls for service to the shopping center in the last two years, however, most dealt with traffic collisions and medical aid requests. For these reasons, the Chief of Police is in support of this request, notwithstanding the ABC's finding. The serving of beer and wine as an ancillary use to a full service dine -in restaurant will not cause obstructions to pedestrian traffic, vehicular traffic, or parking. Regular inspections by the State ABC and the Rosemead Public Safety Department will ensure that the location is monitored and the serving of alcoholic beverages will not result in interference with children on their way to school, shoppers using streets, or defacement of surrounding properties. Restaurant staff will be trained on how to properly serve alcohol, including but not limited to checking identification to avoid serving to minors and being aware of intake levels of patrons. Staff feels that this use is consistent with the surrounding commercial properties and existing land uses in the general area, with no foreseeable negative impacts to the adjacent neighborhood or adjoining properties. The applicant has indicated that there are 70 video surveillance cameras within the shopping center, seven (7) cameras within the restaurant, two (2) onsite security guards during the weekdays and four (4) during the weekends, which are present 24 hours a day. Planning Commission Meeting June 15, 2015 Page 4 of 18 Municipal Code Requirements Title 17, Article 5, Chapter 17.132, Section 17.132.040 of the Rosemead Municipal Code sets the following findings required for granting such a permit: A. Approval of the application will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety and general welfare; The request for a new On -Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating establishment will not impact any existing use within the neighborhood vicinity. Although the Department of Alcoholic Beverage Control has found that there is an "overdue concentration" of on -sale beer and wine licenses for this census tract, the City of Rosemead can, as a policy matter, decide that clustering these uses is appropriate. State ABC has also determined that this location is in a high crime district. The Chief of Police has found no unusual situations or concerns. According to the Chief of Police, there were 42 calls for service to the shopping center in the last two years, however, most dealt with traffic collisions and medical aid requests. For these reasons, the Chief of Police is in support of this request, notwithstanding the ABC's finding. B. The use is consistent with the General Plan; According to the City of Rosemead General Plan, Land Use Goal 2 aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. The subject property is located in an established commercial corridor of Garvey Avenue. C. The use is consistent with the provisions of this Zoning Code; This proposed development meets all of the minimum code requirements for the C -3 (Medium Commercial) zone, and all applicable referenced code sections of the Rosemead Municipal Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act; and Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempts projects that consist of inspections to check for the performance of an operation, or the quality, health, and safety of a project from environmental review. Accordingly, Conditional Use Permit 15 -03 is classified as a Class 9 Categorical Exemption pursuant to Section 15309 of CEQA guidelines and therefore exempt from further environmental analysis. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. Planning Commission Meeting June 15, 2015 Page 5 of 18 There are no specific design guidelines that are applicable to the proposed project. However, the project complies with all development standards of the Rosemead Municipal Code. In addition to the findings for the approval of a Conditional Use Permit, Section 17.30.040(E)(2) of the Rosemead Municipal Code further states that prior to approval of a new permit for an alcohol sales establishment, the Planning Commission shall find that the use is consistent with the purpose and intent of Section 17.30.040 (Alcohol Beverage Sales). This finding shall be in addition to the findings required by Chapter 17.132 (Conditional Use Permits). In making this required finding, the Planning Commission shall consider the following: a. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City; b. The numbers of alcohol - related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts; and c. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. As noted in the staff report, State ABC reports that the project site is located in a crime reporting district in which the number of crimes reported is greater than the average number of reported crimes in all the crime reporting districts within the City of Rosemead. According to the Chief of Police, there were 42 calls for service to the shopping center in the last two years, however, most dealt with traffic collisions and medical aid requests. Although the store is located within a high crime area and near a major freeway (Interstate 10), the Chief of Police has indicated his support of this request upon approval of the public safety conditions outline in Attachment "A." The site is surrounded by properties that are zoned C -3 (Medium Commercial). The closest single use residential zoning district is located 140 feet south of the project site and is separated by Pine Street. Furthermore, there are no schools, parks, or places of religious worship within 1,000 feet of the project site. The serving of beer and wine as an ancillary use to a full service dine -in restaurant will not cause obstructions to pedestrian traffic, vehicular traffic, or parking. Regular inspections by the State ABC and the Rosemead Public Safety Department will ensure that the location is monitored and the serving of alcoholic beverages will not result in interference with children on their way to school, shoppers using streets, or defacement of surrounding properties. Restaurant staff will be trained on how to properly serve alcohol, including but not limited to checking identification to avoid serving to minors and being aware of intake levels of patrons. Staff feels that this use is consistent with the surrounding commercial properties and existing land uses in the general area, with no foreseeable negative impacts to the adjacent neighborhood or adjoining properties. The applicant has indicated that there are Planning Commission Meeting June 15, 2015 Pace 6 of 18 70 video surveillance cameras within the shopping center, seven (7) cameras within the restaurant, two (2) onsite security guards during the weekdays and four (4) during the weekends, which are present 24 hours a day. PUBLIC NOTICE PROCESS This item has been noticed through the regular agenda notification process, which includes a 300' radius public hearing notice to seventy -five (75) property owners, publication in the Rosemead Reader, and postings of the notice at the five (5) public locations and on the subject site. Prepare '_9 ) Lily T. Valenzuela Associate Planner EXHIBITS: A. Resolution 15 -09 with Attachment "A" (Conditions of Approval) B. Site Plan and Floor Plan C. Restaurant Menu D. Map of On -Sale Alcohol Licenses E. Assessor Parcel Map (5284- 001 -030) Planning Commission Meeting June 15, 2015 Page 7 of 18 EXHIBIT "A" PC RESOLUTION 15 -09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 15 -03, A REQUEST FOR APPROVAL FOR A NEW ON -SALE BEER AND WINE (TYPE 41) ABC LICENSE IN CONJUNCTION WITH A BONA FIDE PUBLIC EATING ESTABLISHMENT. THE SUBJECT SITE IS LOCATED AT 8118 GARVEY AVENUE, UNIT B, IN THE C -3 (MEDIUM COMMERIAL) ZONE (APN: 5284 - 001 -030). WHEREAS, on April 23, 2015, Zhongmin Geng filed a Conditional Use Permit application requesting approval for a new On -Sale Beer and Wine (Type 41)ABC license in conjunction with a bona fide public eating establishment. WHEREAS, 8118 Garvey Avenue, Unit B is located in the C -3 (Medium Commercial) zone; and WHEREAS, Section 17.30.040(E) of the Rosemead Municipal Code allows on -sale alcohol licenses in upon the granting of a Conditional Use Permit by the Planning Commission. WHEREAS, Sections 65800 & 65900 of the California Government Code and Sections 17.132.040 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve, or disapprove a conditional use permit application; and WHEREAS, on June 4, 2015, seventy -five (75) property owners, publication in the Rosemead Reader, and postings of the notice at the five (5) public locations and on the subject site; and WHEREAS, on June 15, 2015, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Conditional Use Permit 15 and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination: NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1 . The Planning Commission HEREBY DETERMINES that Conditional Use Permit 15 -03 is Categorically Exempt under Class 9 of Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempts projects that consist of inspections to check for the performance of an operation, or the quality, health, and safety of a project from environmental review. Planning Commission Meeting June 15, 2015 Page 8 of 18 SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 15 -03 according to the criteria of Section 17.30.040(E) of the Rosemead Municipal Code as follows: A. Approval of the application will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety and general welfare; FINDING: The request for anew On -Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating establishment will not impact any existing use within the neighborhood vicinity. Although the Department of Alcoholic Beverage Control has found that there is an "overdue concentration" of on -sale beer and wine licenses for this census tract, the City of Rosemead can, as a policy matter, decide that clustering these uses is appropriate. State ABC has also determined that this location is in a high crime district. The Chief of Police has found no unusual situations or concerns. According to the Chief of Police, there were 42 calls for service to the shopping center in the last two years, however, most dealt with traffic collisions and medical aid requests. For these reasons, the Chief of Police is in support of this request, notwithstanding the ABC's finding. B. The use is consistent with the General Plan; FINDING: According to the City of Rosemead General Plan, Land Use Goal 2 aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. The subject property is located in an established commercial corridor of Garvey Avenue. C. The use is consistent with the provisions of this Zoning Code; FINDING: This proposed development meets all of the minimum code requirements for the C -3 (Medium Commercial) zone, and all applicable referenced code sections of the Rosemead Municipal Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act; and FINDING: Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempts projects that consist of inspections to check for the performance of an operation, or the quality, health, and safety of a project from environmental review. Accordingly, Conditional Use Permit 15 -03 is classified as a Class 9 Categorical Exemption pursuant to Section 15309 of CEQA guidelines and therefore exempt from further environmental analysis. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. Planning Commission Meeting June 15, 2015 Pace 9 of 18 FINDING: There are no specific design guidelines that are applicable to the proposed project. However, the project complies with all development standards of the Rosemead Municipal Code. SECTION 3 . The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 15 -03 according to the criteria of Section 17.30.040(E)(2) of the Rosemead Municipal Code, which further states that prior to approval of a new permit for an alcohol sales establishment, the Planning Commission shall find that the use is consistent with the purpose and intent of Section 17.30.040 (Alcohol Beverage Sales). This finding shall be in addition to the findings required by Chapter 17.132 (Conditional Use Permits). In making this required finding, the Planning Commission shall consider the following: a. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City; b. The numbers of alcohol - related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts; and c. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. As noted in the staff report, State ABC reports that the project site is located in a crime reporting district in which the number of crimes reported is greater than the average number of reported crimes in all the crime reporting districts within the City of Rosemead. According to the Chief of Police, there were 42 calls for service to the shopping center in the last two years, however, most dealt with traffic collisions and medical aid requests. Although the store is located within a high crime area and near a major freeway (Interstate 10), the Chief of Police has indicated his support of this request upon approval of the public safety conditions outline in Attachment "A." The site is surrounded by properties that are zoned C -3 (Medium Commercial). The closest single use residential zoning district is located 140 feet south of the project site and is separated by Pine Street. Furthermore, there are no schools, parks, or places of religious worship within 1,000 feet of the project site. The serving of beer and wine as an ancillary use to a full service dine -in restaurant will not cause obstructions to pedestrian traffic, vehicular traffic, or parking. Regular inspections by the State ABC and the Rosemead Public Safety Department will ensure that the location is monitored and the serving of alcoholic beverages will not result in interference with children on their way to school, shoppers using streets, or defacement of surrounding properties. Restaurant staff will be trained on how to properly serve alcohol, including but not limited to checking identification to avoid serving to minors and being aware of intake levels of patrons. Planning Commission Meeting June 15, 2015 Page 10 of 18 Staff feels that this use is consistent with the surrounding commercial properties and existing land uses in the general area, with no foreseeable negative impacts to the adjacent neighborhood or adjoining properties. The applicant has indicated that there are 70 video surveillance cameras within the shopping center, seven (7) cameras within the restaurant, two (2) onsite security guards during the weekdays and four (4) during the weekends, which are present 24 hours a day. SECTION 4 . The Planning Commission HEREBY APPROVES Conditional Use Permit 15 -03, to allow the issuance of a new On -Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating place located at 8118 Garvey Avenue, Unit B. SECTION 5 . This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Article IX - Planning and Zoning of the Rosemead Municipal Code SECTION 6 . This resolution is the result of an action taken by the Planning Commission on June 15, 2015, by the following vote: YES: NO: ABSENT: ABSTAIN: SECTION 7 . The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicant and to the Rosemead City Clerk. PASSED, APPROVED and ADOPTED this 15 day of June, 2015. Nancy Eng, Chair Planning Commission Meeting June 15, 2015 Paae 11 of 18 CERTIFICATION I hereby certify that the foregoing is Commission of the City of Rosemead 2015, by the following vote: a true copy of a resolution adopted by the Planning at its regular meeting, held on the 15 day of June, YES: NO: ABSENT: ABSTAIN: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting June 15, 2015 Page 12 of 18 ATTACHMENT " A ll (PLANNING COMISSION RESOLUTION 15 -09) CONDITIONAL USE PERMIT 15 -03 8118 GARVEY AVENUE, UNIT B (APN: 5284 - 001 -030) CONDITIONS OF APPROVAL June 15, 2015 1. Conditional Use Permit 15 -03 is approved for a new On -Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating establishment, to be developed in accordance with the plans marked Exhibit "B ", dated April 23, 2015. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 2. Conditional Use Permit 15 -03 shall not take effect for any purpose until the applicant has filed with the City of Rosemead a notarized affidavit stating that he /she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions, within ten (10) days from the Planning Commission approval date. 3. The onsite public hearing notice posting shall be removed by the end of the 10 -day appeal period of Conditional Use Permit 15 -03. 4. Conditional Use Permit 15 -03 is approved for a period of one (1) year. The applicant shall commence the proposed project or request an extension within 30- calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If the Conditional Use Permit 15 -03 has been unused, abandoned or discontinued for a period of one (1) year it shall become null and void. 5. The Planning Commission hereby authorizes the Planning Division to make and /or approve minor modifications to the project and to these conditions of approval. 6. Conditional Use Permit 15 -03 is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of, the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any violations of the conditions imposed on Conditional Use Permit 15 -03. Planning Commission Meeting June 15, 2015 Paae 13 of 18 7. The applicant shall defend, indemnify, and hold harmless the City of Rosemead or its agents, officers, and employees from any claim, action, or proceeding against the City of Rosemead or its agents, officers, or employees to attack, set side, void, or annul, an approval of the Planning Commission and /or City Council concerning the project, which action is brought within the time period provided by law. 8. The applicant shall comply with all Federal, State, and local laws relative to the approved use including the requirements of the Planning, Building, Fire, Sheriff, and Health Departments. 9. City staff shall have access to the subject property at any time during construction to monitor progress. 10. The site shall be maintained in a graffiti -free state. Any new graffiti shall be removed within twenty -four (24) hours. A 24 -hour, Graffiti Hotline can be called at (626) 569 -2345 for assistance. 11. The site shall be maintained in a clean, weed and litter free state in accordance with the Rosemead Municipal Code, which pertains to the storage, accumulation, collection, and disposal of garbage, rubbish, trash, and debris. 12. Any proposed signage shall be submitted to the Planning Division for review and approval. All proposed signage shall comply with the Rosemead Municipal Code. Window signs shall not cover more than 15% of window and glass door areas. All banners and temporary signs shall be permitted by the Rosemead Planning Division prior to installation. 13. The sale of alcoholic beverages shall be incidental to the sales of food. No lounge area may be constructed without prior approval by the Planning Commission. All requirements and appropriate licenses of the State of California and California State Department of Alcohol Beverage Control shall be complied with and maintained at all times. No alcohol is to be sold for the purpose of off -site consumption. Conditional Use Permit 15 -03 is for an On -Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating establishment only. 14. There shall be no dancing, live music, or other live entertainment permitted at the subject restaurant without prior approval of an entertainment permit through the Rosemead Planning Division and subject to the Rosemead Municipal Code. 15. No advertisements or illuminated signs shall be displayed that are visible from the exterior of the restaurant which advertises alcoholic beverages. No karaoke -type machine shall be located in this restaurant without prior approval by the Rosemead Planning Division and subject to the Rosemead Municipal Code. 16. Interior lighting shall be maintained at an illumination level that is typical and appropriate for a family restaurant. Planning Commission Meeting June 15, 2015 Page 14 of 18 17. The 24 -hour electronic surveillance system shall include surveillance of arrivals, departures, and parking areas from the restaurant and shall be available for inspection by the City of Rosemead Public Safety Department or the Los Angeles County Sheriff's Department. It is the applicant's responsibility to keep electronic (tapes) copies of surveillance for a minimum of sixty (60) days. 18. A current letter grade issued to the business by the LA County Department of Health Services shall be properly posted at the restaurant in compliance with the LA County Department of Health Services requirements. 19. The applicant shall keep the electrical and mechanical equipment and /or emergency exits free of any debris, storage, furniture, etc. and maintain a minimum clearance of five (5) feet. 20. The hours of operation shall be posted in the front window or door. Hours of operation shall be limited to 10:00 a.m. to 10:00 p.m., daily. The Planning Commission hereby authorizes the Chief of Police to modify the hours of alcohol sales during those hours if it becomes detrimental to the public health, safety, and general welfare of the City. 21. If warranted on the basis of the City of Rosemead Public Safety or Los Angeles County Sheriff's Department incident reports, the City shall have the right to require additional security measures. 22. Violation of the conditions of approval may result in citation and /or the initiation of revocation proceedings. 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R OIf ° 1fi ® ®W ®�Q 'O. 0II�D °dry OB I�.TiO - YJE�I ®IIII1�11�°d 'yi �� c862 ��� I'OC ' � ° ��PIOXWYOtl ° °®® eI O • '_• m 1.x..._4 �X J VF no X i ICA l W m Ulm_p '� b �°°XC m °DEe. (� \ \V 0� i IWI�UI.ai_ i W!`•Q -_Y m�d S W °: ®v iu�e�m.4M1. $ t i ° 0 ®' v n .... . . .... _ q • . ��S® �/Y� 2EM L 0 °Aa a e p l s �_ e®�I T. 0 ^� � N (7 d y 0 m Planning Commission Meeting June 15, 2015 Page 18 of 18 EXHIBIT "E" 5284 - ro�sa 9GAlE1" 1091 �� � BK `'. n� RyHn 293 8 CAN G9ENIEL {'GA. LaT25EL 23 ELVD. 4 esri, Pon Iee�. _ O y O a a PING - n ST SUBJECT BODE SITE - asas R. W. PARCEL MAP A M. 109 •'/L fOE nEV. mwr mt.