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HomeMy WebLinkAboutItem 1STAFF REPORT Development Services Department August 9, 2011 TO: FROM: SUBJECT: SUMMARY Arcadia Planning Commission Jim Kasama, Community Development Administrator By: Thomas Li, Associate Planner Conditional Use Permit Application No. CUP 11 -13 to convert an existing 4,341 square -foot church, a 565 square -foot religious education classroom, and a 482 square -foot garage into a child care and education center (d.b.a. Serendipity) for a maximum of 97 children at 23 W. Foothill Boulevard. Mr. Craig Hammer of Serendipity Early Care and Education Center submitted Conditional Use Permit Application No. CUP 11 -13 to convert an existing church into a child care and education center at 23 W. Foothill Boulevard. It is staff's opinion that based on the multiple vehicular accessways and on -site parking, the site can accommodate the proposed use without significantly impacting the neighboring properties. The Development Services Department is recommending approval of the proposed child care and education center, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: Mr. Craig Hammer of Serendipity Early Care and Education Center LOCATION: 23 W. Foothill Boulevard REQUEST: A Conditional Use Permit to convert an existing 4,341 square -foot church, a 565 square -foot religious education classroom and a 482 square -foot garage into a child care and education center with operating hours of 6:30 a.m. to 6:30 p.m., Monday through Friday. Classes will not be held on Saturdays or Sundays. SITE AREA: 46,325 sq.ft. (1.06 acre) FRONTAGES: 102.8 feet along Foothill Boulevard 65 feet along Santa Anita Avenue EXISTING LAND USE & ZONING: The subject property is improved with a 4,341 square -foot church with a 1,411 square -foot sanctuary with no fixed seats and an occupancy limit of 200, a 565 square -foot religious education classroom, and miscellaneous accessory buildings; the westerly portion of the site is zoned R -O- 30,000 & D, First One - Family with a 30,000 minimum lot size requirement and a design review overlay (it is in the Santa Anita Oaks Association area), and the easterly portion is zoned C -2 with a Parking Overlay, as shown on the attached land use aerial. SURROUNDING LAND USES & ZONING: North: Single- family dwellings; zoned R -O. South: Single- family dwellings and a service station; zoned R -1 -7,500 and C -2, respectively. East: Commercial Office; zoned C -2. West: Vacant lot; zoned R -O- 30,000 & D. GENERAL PLAN DESIGNATION: Residential Estates for up to 2 dwelling units per acre PUBLIC HEARING NOTIFICATION Public hearing notices of Conditional Use Permit Application No. CUP 11 -13 were mailed on July 28, 2011 to the property owners, tenants and occupants of those properties that are within 300 feet of the subject property (see the attached radius map). Because staff considers the proposed project exempt from the requirements of the California Environmental Quality Act (CEQA) the public hearing notice was not published in the Arcadia Weekly newspaper. BACKGROUND INFORMATION Serendipity Early Care and Education Center has been operating in the City of Arcadia since 1987 at 120 S. Third Avenue, which was the site of Bonita Elementary School. The center was approved under CUP 87 -17 for a maximum of 240 children at the school site, where they occupied 15,613 square feet. The remaining 11,339 square feet at the site was utilized by the Arcadia Unified School District for its alternative high school (Huntington High School). The School District is preparing to construct a new, two -story Arcadia Educational Center at 120 S. Third Avenue and terminate Serendipity's lease. The applicant is proposing to relocate his facility to 23 W. Foothill Boulevard. In 2003, the existing building was approved for a before and after school program for 60 CUP 11 -13 23 W. Foothill Blvd. August 9, 2011 — page 2 students. The class hours were 6:30 a.m. to 8:15 a.m., and 2:30 p.m. to 6:00 p.m., Monday thru Friday; and 9:00 a.m. to 5:00 p.m. on Saturdays. PROPOSAL AND ANALYSIS The proposal is to convert the existing church and religious education center into a child care and education center (d.b.a. Serendipity) for up to 97 children and 10 faculty members. The site consists of a 4,341 square -foot church building, a 565 square -foot religious education center, and a 482 square -foot two -car garage. The buildings will be remodeled to provide six (6) classrooms, a nursery, a kitchen, eight (8) restrooms, and administrative offices. The maximum enrollment will be 97 children, and they will be divided into three age groups: 16 infants /toddlers (under the age of 2), 38 pre- school children (ages 2 to 5), and 43 school -age children (ages 6 -12) for before- and after - school program. The facility will operate Monday through Friday, and will be closed on Saturdays and Sundays. Classes will generally be scheduled as follows, and a detailed schedule is attached. Infant/toddler: 7:00 a.m. to 5:30 p.m. Pre - school : 6:30 a.m. to 6:30 p.m. Before & After school: 6:30 a.m. to 8:00 a.m. and 2:00 p.m. to 5:30 p.m. (When school is in session) & 6:30 a.m. to 5:30 p.m. (When school is not in session) Parking and Traffic The Arcadia Municipal Code requires one (1) parking space per staff plus one (1) space per five (5) children for the proposed use. For day care and preschool facilities, one (1) additional space is required for every 10 children for drop -offs and pick -ups. The subject child care and education center will have 97 children and 10 faculty /staff members, of which 54 children will be in day care and preschool programs. Based on Code requirements, the subject proposal must provide a total of 36 parking spaces, with six (6) spaces designated for drop -offs and pick -ups. With 69 on -site parking spaces, there is a parking surplus of 33 spaces. The subject site can be accessed from southbound Santa Anita Avenue and from Foothill Boulevard. This allows through access, which facilitates on -site circulation. The proposed facility will provide van transportation for the before and after school program. In addition, the Arcadia Unified School District will provide transportation for the children who attend its schools in the district to the subject center. The loading and unloading of children will be performed at the rear of the subject buildings, which is a location that is furthest from Santa Anita Avenue and Foothill Boulevard. This location will avoid any traffic impact upon these streets. Parents will be responsible for the picking -up and dropping -off the infant/toddler and the pre - school children. These programs are to utilize the six (6) spaces designated for this purposed are required by Code. The City Engineer has reviewed the applicant's proposal and determined that this use will not have a significant impact on street traffic as long as the loading and unloading of children is not performed in the westerly driveway. CUP 11 -13 23 W. Foothill Blvd. August 9, 2011 — page 3 It is staff's opinion that the proposed child care and education center will not adversely impact the neighboring properties. The proposed schedule is consistent with regular day -time business activities and there is adequate on -site parking and circulation for the anticipated traffic, parking, and pick -up /drop -off needs. CODE REQUIREMENTS All City requirements regarding disabled access and facilities, occupancy limits, building safety, emergency equipment, parking and site design, and water supply and irrigation systems are required to be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. CEQA This project is categorically exempt from further environmental review pursuant to the provisions of the California Environmental Quality Act (CEQA) under Section 15301 of the CEQA Guidelines as a Class 1 minor alteration of an existing facility. A Preliminary Exemption Assessment is attached to this staff report. FINDINGS Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed use is consistent with the existing zoning and General Plan Land Use Designation of the subject property and will not conflict with the surrounding uses. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. Arcadia Municipal Code Section No. 9275.1.35 authorizes a nursery school /child care center with an approved Conditional Use Permit for this zone. 3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. Based on the existing layout and parking, this proposal will not overburden the subject site. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. The subject site is bordered by two major arterials designed to accommodate high volumes of traffic. CUP 11 -13 23 W. Foothill Blvd. August 9, 2011 — page 4 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. A child care and education center is an educational use that is a permitted use under the Land Use Designation of the site. It is staffs opinion that the proposed child care and education center satisfies each prerequisite condition. RECOMMENDATION The Development Services Department recommends approval of Conditional Use Permit Application No. CUP 11 -13, subject to the following conditions: 1. There shall not be more than 97 students and ten (10) faculty and staff members. Classes are not to be held on Saturdays and Sundays. 2. Classes shall be limited to 6:30 a.m. to 6:30 p.m., Monday through Friday. 3. Six (6) of the parking spaces shall be designated as loading spaces for the infant/toddler and preschool programs. The location(s) and identification of these loading spaces shall be subject to review and approval of the City Engineer. 4. To prevent traffic from backing up onto Foothill Boulevard, loading and unloading for any purpose except emergency services shall not be performed in the westerly driveway. 5. The use approved by CUP 11 -13 is limited to the proposed child care and education center and it shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 11 -13, subject to the satisfaction of the Development Services Director or designee. 6. Noncompliance with the plans, provisions and conditions of approval for CUP 11- 13 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the child care and education center. 7. All City requirements regarding disabled access and facilities, occupancy limits, building safety, emergency equipment, parking and site design, and water supply and irrigation systems are required to be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. 8. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officers, employees or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Arcadia concerning this project and /or land use decision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or CUP 11 -13 23 W. Foothill Blvd. August 9, 2011 — page 5 decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and /or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 9. Approval of CUP 11 -13 shall not take effect until the property owner(s), applicant, and business owner(s) /operator(s) have executed and filed the Acceptance Form available from the Development Services Department to acknowledge awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this application, the Commission should move to approve Conditional Use Permit Application No. CUP 11 -13, and adopt Resolution No. 1841, which states the supporting findings, environmental determination, and the conditions of approval. Denial If the Planning Commission intends to deny this application, the Commission should move to deny Conditional Use Permit Application No. CUP 11 -13; state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution incorporating the Commission's decision and specific findings for adoption at the next meeting. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the August 9t" public hearing, please contact Associate Planner, Thomas Li by calling (626) 574 -5447, or by email at tli @ci.arcadia.ca.us. Approved by: Jim Kasama Community Development Administrator Attachments: Aerial Photo & Vicinity Map Photos of the Subject Property Resolution No. 1841 Proposed Site Plan & Floor Plan Proposed Class Schedule 300 -foot Radius Map Preliminary Exemption Assessment CUP 11 -13 23 W. Foothill Blvd. August 9, 2011 — page 6 CUP 11 -13 - 23 W. Foothill Blvd. View of the subject building from Foothill Blvd. View of the subject building from the northwest portion of the site View of the northerly parking lot from Santa Anita Avenue View of the northerly parking lot from the northwest portion of the site RESOLUTION NO. 1841 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 11 -13 FOR A 4,906 SQUARE -FOOT CHILD CARE AND EDUCATION CENTER FOR A MAXIMUM OF 97 CHILDREN AT 23 W. FOOTHILL BLVD. WHEREAS, on July 5, 2011, an application was filed by Mr. Craig Hammer for 4,906 square -foot child care and education center at 23 W. Foothill Blvd., Development Services Department Case No. CUP 11 -13; and WHEREAS, a public hearing was held by the Planning Commission on August 9, 2011, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the staff report dated August 9, 2011 are true and correct. SECTION 2. This Commission finds: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed use is consistent with the existing zoning and General Plan Land Use Designation of the subject property and will not conflict with the surrounding uses. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. Arcadia Municipal Code Section No. 9275.1.35 authorizes a nursery school /child care center with an approved Conditional Use Permit for this zone. 3. That the site for the proposed use ' is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. Based on the existing layout and parking, this proposal will not overburden the subject site. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. The subject site is bordered by two major arterials designed to accommodate high volumes of traffic. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. A child care and education center is an educational use that is a permitted use under the Land Use Designation of the site. SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 11 -13 for a 4,906 square foot child care and education center at 23 W. Foothill Blvd., subject to the following conditions: 1. There shall not be more than 97 students and ten (10) faculty and staff members. Classes are not to be held on Saturdays and Sundays. 2. Classes shall be limited to 6:30 a.m. to 6:30 p.m., Monday through Friday. 3. Six (6) of the parking spaces shall be designated as loading spaces for the infant/toddler and preschool programs. The location(s) and identification of these loading spaces shall be subject to review and approval of the City Engineer. 4. To prevent traffic from backing up onto Foothill Boulevard, loading and unloading for any purpose except emergency services shall not be performed in the westerly driveway. -2- 1841 5. The use approved by CUP 11 -13 is limited to the proposed child care and education center and it shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 11 -13, subject to the satisfaction of the Development Services Director or designee. 6. Noncompliance with the plans, provisions and conditions of approval for CUP 11 -13 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the child care and education center. 7. All City requirements regarding disabled access and facilities, occupancy limits, building safety, emergency equipment, parking and site design, and water supply and irrigation systems are required to be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. 8. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officers, employees or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Arcadia concerning this project and /or land use decision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and /or land use decision and the City shall cooperate fully in the defense of -3- 1841 the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 9. Approval of CUP 11 -13 shall not take effect until the property owner(s), applicant, and business owner(s) /operator(s) have executed and filed the Acceptance Form available from the Development Services Department to acknowledge awareness and acceptance of these conditions of approval. SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 9th day of August, 2011. ATTEST: Secretary, Planning Commission APPROVED AS TO FORM: Stephen P. Deitsch, City Attorney Chairman, Planning Commission -4- 1841 LL6L -iL� IHZ9L ,:V/NIIQjfl '3 %flavour Jepue° uoneonpa.piue. eJRO dllsg Alidl�N-�l�3S, WO "MN PO ..m. •.p.. a.I.ap.el.. n...46. w r ..M .epl V.I. MY w —.Mee. Ape N N4J.s a �11v4�� 19.E z 11;00 V I 111 �1 ? Arc iift 11.0 WM. PA 221,4-P19 maw yummy° *savour repteo uoneonpa pus ergo Ape3 AlldlaN31:13S OA RI i*S1 9 11 401. aswo loi A1111111 $.4 •-• 1 While on* 1■131.1.31 7,1,111.V WA MN Y.N.1111411111111111119118111110/.91 Under 2 yrs. old Ducklings Schedule 7:00 Greeting * Stories with Erlinda *Manipulatives Cart, playdough, puzzles, etc. 8:00 Diapers 8:30 Snack 9:00 Clean up * Diapers 9:15 Outside Group 1 (play yard) 9:30 Outside Group 2 (buggy ride or field early comers) 10:00 Diapers 10:15 Later Comers (art, playdough, etc.) *Early Comers (play yard : -chalk —ball — bubbles —tents — ring -a -round 11:00 *Diapers *Clean -up *Lunch- young ones in/ older ones out 11:30 Clean -up 11:45 -2:30 Nap time 1:30 Early risers outside if possible 2:30 Snack 2:45 *Clean -up *Diapers 3:00 *Music (Group 1) *Outside (Group 2) 3:30 *Switch *Diapers 4:00 Indoor/ Outdoor Activities 4:30/5:00 Final scheduled diaper change 5:30 Room Clean -up, Stories, Music Ages 2 -5 Teddy Bears Class Schedule 6:30 -7:45 Room 14 7:45 -8:45 Outside 8:45 -9:00 Group Meeting 9:00 -9:30 Snack /Bathroom /Clean Up 9:30 -10:30 Group A Outside Group B Inside 10:30 -11:30 Group A Inside Group B Outside 11:30 -12:00 Clean Up /Wash Hands 12:00 -12:30 Lunch 12:30 -1:00 Clean Up Lunches /Bathroom 1:00 -2:30 Rest /Nap Time 2:30 -3:00 Bathroom /Put Beds Away/ Table Activities 3:00 -3:15 Snack 3:15 -4:00 Science, Math, Music 4:00 -5:00 Outside 5:00-5:15 Bathroom 5:15 -6:15 Small Groups 6:15 -6:30 Walk to office Ages 6-12 Penguins Daily Schedule 2:00 - 2:45 Outside, teacher directed P.E. activity 2 :45 - 3 :0o Bathroom break /Wash up 3:00 - 3:3o Group time, story and afternoon snack 3 :3o Homework room open 3 :30 - 4:0o Teacher directed art & science activities 4:00 - 4:30 All learning centers open /music & movement 4 :30 - 4 :45 Clean up/ Close classroom/ group time story/ group game 4 :45 - 5 :30 Free play outside 5 :30 Children join Rm # 9 _ e% 66 -rig IrN 06 8S G£/ UN 00/ o > ►° 0= 09 m Yl O` r m J 0. 01 9(9 0(10L 909 09'(99 • ®° - go▪ i I 0909 8 M 2 x U K1. S co co m CO co 0) CO 9AV VJ NV V!NVS S 9L 009 001 9B ll "099 Pr" � + 00.7 ,, fa so 09 IO N ool /i91 A m r' N. b C ) 4,5302 ' v4,150_ °' 3d76 J d SLt $ T V.M. 23 _rV yLLy b0 001 Ri 36 N o O N o bti I ^,� N � � /2/.sa � 56.64 Et 191. 001. 001 M 921. ' Oa ty� 9 216 9 I M 099 ZE•09Z M 09 ZBZ LL o • N 0 091 Zb'90£ 3.09.91.1 S N S Q 9t'0(1 L-- p R U] r s. m 09'E£1 NY 4\ 98 LZ m 99'091 99'1 • ( • g m 06£91 911 911 M 09.91.1 N 0Zl 001 M J•0 0) 09•091 LL y N CO yA (0 r- Z9 "9-1 0 P! 9() m 99'0Z LL 02 291 °0 N �, 10091 94 BL CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: CUP 11 -13 2. Project Location — Identify street address and cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 23 W. Foothill Blvd. 3. Entity or person undertaking project: A. B. Other (Private) (1) Name 1 Craig Hammer (2) Address a 940 W. Duarte Road, Monrovia, CA 91016 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The project is an Emergency Project. d. ❑ The project constitutes a feasibility or planning study. The project is categorically exempt. e. ►/ Applicable Exemption Class: 01 - Existing Facilities f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: 7 -5 -11 Preliminary Exemption Assessment\2011 Staff: FORM "A"