HomeMy WebLinkAboutItem 7 -CUP-16-02DATE: June 14, 2016
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Jordan Chamberlin, Assistant Planner
SUBJECT: RESOLUTION NO. 1964 – APPROVING CONDITIONAL USE PERMIT
NO. CUP 16-02 WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 1,600
SQUARE-FOOT TUTORING CENTER AT 114-116 E. LIVE OAK
AVENUE
Recommendation: Approve and Adopt Resolution No. 1964
SUMMARY
The applicant/property owner, Ms. Dee Chou is requesting approval of Conditional Use
Permit No. CUP 16-02 to operate a 1,600 square-foot tutoring center in an existing
3,310 square-foot commercial building at 114-116 E. Live Oak Avenue. The proposed
tutoring center will accommodate up to 10 students and two (2) staff. The project has
been found to be exempt from review under the California Environmental Quality Act
(CEQA) as a Class 1 Categorical Exemption for use of an existing building. It is
recommended that the Planning Commission approve CUP 16-02 and adopt Resolution
No. 1964 (Attachment No. 1) that incorporates the requisite findings for a Categorical
Exemption and approval of a Conditional Use Permit, and the conditions of approval as
listed in this staff report.
BACKGROUND
The subject property is zoned Mixed Use
(MU) and is developed with a one-story,
3,310 square-foot commercial building.
The General Plan designation for the
property is also Mixed Use. The primary
tenant of the building, May’s Store,
closed in February of this year. A space
leased to the United States Postal
Service (USPS) remains and occupies a
small portion of the building towards the
rear. The subject property is accessed
from E. Live Oak Avenue and an
alleyway located behind the subject Figure 1. Photo of the subject building along
E. Live Oak Avenue
Resolution No. 1964 – CUP 16-02
114-116 E. Live Oak Avenue
June 14, 2016 – Page 2 of 6
property that runs from Myrtus Avenue to Tyler Avenue. There are 11 surface parking
spaces on-site, behind the building, including one handicapped-accessible space, which
is to be upgraded to a van-accessible parking space – refer to Attachment No. 2 for an
Aerial Photo with Zoning Information and Photos of the Subject Property and
Surrounding Properties.
PROPOSAL
The applicant is requesting a Conditional Use Permit to operate a tutoring center for
middle through high school aged students. A Conditional Use Permit (CUP) is required
for tutoring centers in the Mixed Use (MU) zone per Arcadia Municipal Code Section
9275.1.56.
The interior of the building will be remodeled to accommodate the proposed tutoring
center which will have one classroom, an office, a lobby, and storage area. Two new
office units will be created in the building and the existing USPS area will be expanded -
refer to Attachment No. 3 for the Site Plan and Floor Plan.
The proposed business hours are from 4:00 p.m. to 6:00 p.m., Monday through Friday,
1:00 p.m. to 8:00 p.m. on Saturdays, and 2:00 p.m. to 3:00 p.m. on Sundays. The
maximum allowed occupancy of the classroom is 50 people, which will easily
accommodate the proposed two (2) instructors and ten (10) students.
The trash enclosure for the property, located behind the subject building, does not
comply with the National Pollutant Discharge Elimination System (NPDES – stormwater
pollution prevention) requirements. The property owner/applicant is proposing to
upgrade the existing enclosure so that it is fully-roofed to comply with City codes and
the NPDES requirements. Except for signage and upgrading the trash enclosure, no
external changes to the building are anticipated.
ANALYSIS
Based on the applicant’s proposal to
have two (2) instructors and a maximum
of ten (10) students, five (5) parking
spaces are required for the proposed
tutoring center. The two new office
spaces require one (1) parking space
each, and the USPS facility requires two
(2) parking spaces, a total of nine (9)
parking spaces would be required for
the property based on this proposal.
There are a total of 11 parking spaces
available onsite. There is also ample
street parking in front of the subject
property. Since there is adequate
parking to support the proposed new
uses, a Parking Modification is not
required for this CUP application.
Figure 2. Photo of the rear of the building and
parking lot area
Resolution No. 1964 – CUP 16-02
114-116 E. Live Oak Avenue
June 14, 2016 – Page 3 of 6
Based on building occupancy regulations, the maximum capacity of the classroom is 50
occupants. There is a concern that tutoring centers have a tendency to exceed their
approved attendance limits; however, staff has no reason to suspect that the applicant
will not comply with the proposed limits, and while it is difficult for Code Services to
regularly inspect businesses to verify compliance, a violation would subject the business
to revocation of their business license and/or revocation of the Conditional Use Permit.
During visits to the site, staff observed that the USPS facility is reasonably active with
generally one or two customers at a time and one employee. Most customer visits last a
short period of time, less than 10 minutes and they park in the rear parking lot area and
along E Live Oak Avenue.
The subject plans were reviewed by Engineering Services and it was determined that
there should not be any circulation issues as a result of this proposal. In order to ensure
that traffic along E. Live Oak Avenue is not disrupted by the proposed use, staff
recommends as a condition of approval that all pick-up and drop-off activity for the
tutoring center be limited to the rear parking lot area. The proposed tutoring center is
compatible with the surrounding uses, and complies with the City’s General Plan and
Zoning Code.
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 a tutoring center for ten (10) middle school through high
school aged students, with two (2) instructors. This level of occupancy and the
traffic it could generate are consistent with the previous use of the property. The
proposed tutoring center will not be detrimental to the public health or welfare, or
the surrounding properties. A tutoring center is consistent with the Mixed Use (MU)
Zoning and General Plan Land Use Designation of the site, and will not conflict with
the other uses on site, or in the neighborhood.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized.
The zoning of the site is MU, Mixed Use, and Arcadia Municipal Code Section
9275.1.56 allows tutoring centers in the MU zone with an approved Conditional Use
Permit.
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.
Resolution No. 1964 – CUP 16-02
114-116 E. Live Oak Avenue
June 14, 2016 – Page 4 of 6
The proposed tutoring center will occupy 1,600 square-feet of an existing 3,310
square-foot commercial building. The interior of the building will be remodeled to
create the new tutoring unit, expand the existing USPS area, and create two new
office units. Based on the proposal, there are two (2) surplus parking spaces by
Code requirements on the site. In addition there is street parking along E. Live Oak
Avenue. The property owner/applicant is required to upgrade the existing trash
enclosure to comply with NPDES requirements. The property features, lighting,
landscaping, and other improvements adequate for this commercial development.
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 site is located along E. Live Oak Avenue. Access to the parking lot is from an
alleyway at the rear of the property between Myrtus and Tyler Avenues. The streets
and alleyway are adequate in width and pavement type to carry the traffic that will
be generated by the proposed tutoring center. These rights-of-way will not be
impacted by the proposal.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
Approval of a commercial use, such as the proposed tutoring center is consistent
with the Mixed Use Land Use Designation of the site. The proposal will not
adversely affect the comprehensive General Plan.
The proposed project, with the recommended conditions of approval will satisfy each
prerequisite condition, and all City requirements regarding disabled access and
facilities, occupancy limits, building safety, health code compliance, emergency
equipment, environmental regulation compliance, and parking and site design shall be
complied with by the property owner/applicant to the satisfaction of the Building Official,
City Engineer, Community Development Administrator, Fire Marshal, and Public Works
Services Director, or their respective designees. The changes to the existing facility are
subject to building permits after having fully detailed plans submitted for plan check
review and approval by the aforementioned City officials.
ENVIRONMENTAL ASSESSMENT
If it is determined that no significant physical
alterations to the site are necessary, then this project,
as a use of an existing facility, qualifies as a Class 1
Categorical Exemption per the provisions of the
California Environmental Quality Act (CEQA) pursuant
to Section 15301(a) of the CEQA Guidelines. Refer to
Attachment No. 4 for the Preliminary Exemption
Assessment.
PUBLIC NOTICE
Public hearing notices for this item were mailed to the
property owners and tenants of those properties that
Figure 3. Radius Map
Resolution No. 1964 – CUP 16-02
114-116 E. Live Oak Avenue
June 14, 2016 – Page 5 of 6
are located within 300 feet of the subject property on June 3, 2016. As of June 9, 2016,
staff has not received any public comments on this project.
RECOMMENDATION
It is recommended that the Planning Commission conditionally approve the project and
exempt it per CEQA Section 15301(a), by adopting the attached Resolution No. 1964,
which includes the following conditions of approval:
1. The use approved by CUP 16-02 is limited to a tutoring center, which shall be
operated and maintained in a manner that is consistent with the proposal and plans
submitted and approved for CUP 16-02, and shall be subject to periodic
inspections, after which the provisions of this Conditional Use Permit may be
adjusted after due notice to address any adverse impacts to the adjacent streets,
rights-of-way, and/or the neighboring businesses and properties.
2. Instruction shall be limited to middle school through high school aged students. A
maximum of two (2) teachers and 10 students shall be permitted, with classes to
take place Monday through Friday at 4:00 p.m. to 6:00 p.m., Saturday 1:00 p.m. to
8:00 p.m. and Sunday 2:00 p.m. to 3:00 p.m.
3. Prior to issuance of a Certificate of Occupancy and/or a Business License, the
property owner/applicant shall upgrade the existing trash and recyclables enclosure
to be fully-roofed to comply with City codes and the NPDES requirements, and shall
upgrade the handicap parking space to a van-accessible space to comply with
applicable City, State and federal accessibility requirements.
4. All pick-up and drop-off activity for the tutoring center shall be limited to the rear
parking lot area. No pick-up and drop-off activity is permitted along E. Live Oak
Avenue.
5. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees. The changes to the existing facility are
subject to building permits after having fully detailed plans submitted for plan check
review and approval by the aforementioned City officials.
6. Noncompliance with the plans, provisions and conditions of approval for CUP 16-02
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the tutoring center.
7. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its
officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents to
attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
any approval or conditional approval of the City Council, Planning Commission, or
City Staff, which action is brought within the time period provided for in Government
Resolution No. 1964 – CUP 16-02
114-116 E. Live Oak Avenue
June 14, 2016 – Page 6 of 6
Code Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action, or
proceeding concerning the project and/or land use decision and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its own
option, to choose its own attorney to represent the City, its officials, officers,
employees, and agents in the defense of the matter.
8. Approval of CUP 16-02 shall not be of effect unless on or before 30 calendar days
after Planning Commission adoption of the Resolution, the property owner and
applicant have executed and filed with the Community Development Administrator
or designee an Acceptance Form available from the Development Services
Department to indicate awareness and acceptance of these conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
approve a motion to approve Conditional Use Permit No. CUP 16-02, stating that the
proposal satisfies the requisite findings, and adopt the attached Resolution No. 1964
that incorporates the requisite environmental and Conditional Use Permit findings and
the conditions of approval as presented in this staff report, or as modified by the
Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should
approve a motion to deny Conditional Use Permit Application No. CUP 16-02, state the
finding(s) that the proposal does not satisfy with reasons based on the record, and
direct staff to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the June 14, 2016 hearing, please contact Assistant
Planner, Jordan Chamberlin at (626) 821-4334, or JChamberlin@ArcadiaCA.gov.
Approved:
Attachment No. 1: Resolution No. 1964
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Surrounding Properties
Attachment No. 3: Site Plan and Floor Plan
Attachment No. 4: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 1964
RESOLUTION NO. 1964
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT
NO. CUP 16-02 WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A 1,600
SQUARE-FOOT TUTORING CENTER AT 114-116 E. LIVE OAK
AVENUE
WHEREAS, in February 2016, an application was filed by Ms. Dee Chou, for a
Conditional Use Permit to operate a 1,600 square-foot tutoring center in an existing
3,310 square-foot commercial building at 114-116 E. Live Oak Avenue (the “Project”);
and
WHEREAS, on May 31, 2016, Planning Services completed an environmental
assessment for the Project in accordance with the California Environmental Quality Act
(CEQA), and recommended that the Planning Commission determine that the Project is
exempt under CEQA per Section 15301 of the CEQA Guidelines because the Project is
converting the use of an existing building, does not involve the use of a significant
amount of any hazardous materials, and does not exceed 10,000 square feet of floor
area within an urbanized setting; and
WHEREAS, on June 14, 2016, a duly noticed public hearing was held before the
Planning Commission on the Project, at which time all interested persons were given full
opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Community Development
Division in the report dated June 14, 2016, are true and correct.
SECTION 2. This Commission finds, based upon the entire record:
2 1964
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.
FACT: The proposed use is a tutoring center for ten (10) middle school through
high school aged students, with two (2) instructors. This level of occupancy and the
traffic it could generate are consistent with the previous use of the property. The
proposed tutoring center will not be detrimental to the public health or welfare, or the
surrounding properties. A tutoring center is consistent with the Mixed Use (MU) Zoning
and General Plan Land Use Designation of the site, and will not conflict with the other
uses on site, or in the neighborhood.
2. That the use applied for at the location indicated is properly one for which a
Conditional Use Permit is authorized.
FACT: The zoning of the site is MU, Mixed Use, and Arcadia Municipal Code
Section 9275.1.56 allows tutoring centers in the MU zone with an approved Conditional
Use Permit.
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.
FACT: The proposed tutoring center will occupy 1,600 square-feet of an existing
3,310 square-foot commercial building. The interior of the building will be remodeled to
create the new tutoring unit, expand the existing USPS area, and create two new office
units. Based on the proposal, there are two (2) surplus parking spaces by Code
requirements on the site. In addition there is street parking along E. Live Oak Avenue.
3 1964
The property owner/applicant is required to upgrade the existing trash enclosure to
comply with NPDES requirements. The property features, lighting, landscaping, and
other improvements adequate for this commercial development.
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.
FACT: The site is located along E. Live Oak Avenue. Access to the parking lot is
from an alleyway at the rear of the property between Myrtus and Tyler Avenues. The
streets and alleyway are adequate in width and pavement type to carry the traffic that
will be generated by the proposed tutoring center. These rights-of-way will not be
impacted by the proposal.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
FACT: Approval of a commercial use, such as the proposed tutoring center is
consistent with the Mixed Use Land Use Designation of the site. The proposal will not
adversely affect the comprehensive General Plan.
6. That the Project is Categorically Exempt from the California Environmental
Quality Act (CEQA) per Section 15301 of the CEQA Guidelines.
SECTION 3. That for the foregoing reasons the Planning Commission
determines that the Project is Categorically Exempt per Section 15301 of the CEQA
Guidelines, and approves Conditional Use Permit No. CUP 16-02 for a tutoring center at
114-116 E. Live Oak Avenue, subject to the conditions of approval attached hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Passed, approved and adopted this _____ day of _____________, 2016.
4 1964
___________________________
Chairman, Planning Commission
ATTEST:
______________________
Secretary
APPROVED AS TO FORM:
______________________
Stephen P. Deitsch
City Attorney
5 1964
RESOLUTION NO. 1964
Conditions of Approval
1. The use approved by CUP 16-02 is limited to a tutoring center, which shall be
operated and maintained in a manner that is consistent with the proposal and plans
submitted and approved for CUP 16-02, and shall be subject to periodic
inspections, after which the provisions of this Conditional Use Permit may be
adjusted after due notice to address any adverse impacts to the adjacent streets,
rights-of-way, and/or the neighboring businesses and properties.
2. Instruction shall be limited to middle school through high school aged students. A
maximum of two (2) teachers and 10 students shall be permitted, with classes to
take place Monday through Friday at 4:00 p.m. to 6:00 p.m., Saturday 1:00 p.m. to
8:00 p.m. and Sunday 2:00 p.m. to 3:00 p.m.
3. The property owner/applicant shall upgrade the existing trash and recyclable
enclosure to be fully-roofed to comply with City codes and the NPDES requirements
prior to issuance of a Certificate of Occupancy and/or a Business License.
4. All pick-up and drop-off activity for the tutoring center shall be limited to the rear
parking lot area. No pick-up and drop-off activity is permitted along E. Live Oak
Avenue.
5. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Community Development Administrator, Fire Marshal, and Public Works Services
Director, or their respective designees. The changes to the existing facility are
subject to building permits after having fully detailed plans submitted for plan check
review and approval by the aforementioned City officials.
6. Noncompliance with the plans, provisions and conditions of approval for CUP 16-02
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the tutoring center.
7. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its
officials, officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officials, officers, employees or agents to
attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
any approval or conditional approval of the City Council, Planning Commission, or
City Staff, which action is brought within the time period provided for in Government
Code Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action, or
proceeding concerning the project and/or land use decision and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its own
6 1964
option, to choose its own attorney to represent the City, its officials, officers,
employees, and agents in the defense of the matter.
8. Approval of CUP 16-02 shall not be of effect unless on or before 30 calendar days
after Planning Commission adoption of the Resolution, the property owner and
applicant have executed and filed with the Community Development Administrator
or designee an Acceptance Form available from the Development Services
Department to indicate awareness and acceptance of these conditions of approval.
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and
Surrounding Properties
Overlays
Selected parcel highlighted
Parcel location within City of Arcadian/a
n/a
n/a
n/a
Property Owner(s):
Architectural Design Overlay:
Downtown Overlay:
Special Height Overlay:
Parking Overlay:
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
General Plan:
MU
Number of Units:
MU
Zoning:
Property Characteristics
1949
3,310
1
DEE CHOU
Site Address:
114-116 E LIVE OAK AVE
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated07-Jun-2016
Page 1 of 1
PhotoAofAtheAsubjectAbuilding,A114-116AE.ALiveAOakA venue
PhotoAofAtheArearAofAtheAsubjectAbuildingAandAparkingAarea
PhotoAofAtheArearAalleywayAfromAMrytusA venueAlookingAeastAtoATylerA venue
ExistngAUSPSAfacilityAthatAisAtoAremainAinAtheAsubjectAbuilding
NeighboringApropertyAtoAtheAnorthA115AE.ALiveAOakA venue
NeighboringApropertyAtoAtheAnortheast,A135AE.ALiveAOakA venue
NeighboringApropertyAtoAtheAeast,A118AE.ALiveAOakA venue
djacentAalleywayAandAresidentalApropertesAtoAtheAsouth
NeighboringApropertyAtoAtheAwestA108AE.ALiveAOakA venue
NeighboringApropertyAtoAtheAnortheast,A111AE.ALiveAOakA venue
Attachment No. 3
Attachment No. 3
Site Plan and Floor Plan
A
A
A
A
A
A
100'
20'
A
SUBJECTSITE
EXISTING SITE PLAN,
FLOOR PLAN
& ELEVATIONSA1
VICINITY MAP
SCALE: NTSPROJECT INFORMATION
EXISTING SITE PLAN
SCALE: 1" = 10'-0"
EXISTING REAR ELEVATION
SCALE: 1/4" = 1'-0"
FLOOR PLAN
SCALE: 1/8" = 1'-0"
EXISTING LIVE OAK AVE (FRONT) ELEVATION
SCALE: 1/4" = 1'-0"
BREAKTHROUGH TRAINING CENTER
114 - 116 E. LIVE OAK AVE.
ARCADIA, CA. 91006
DEE CHOU
DOOR DETAILNOTE
WALL LEGEND
BREAKTHROUGH TRAINING CENTER SCHEDULEDAY
HOURS
ACTIVITY
INSTRUCTORS
STUDENTS
MON. -SUN.
4:00PM -6:00PM
HIGH SCHOOL
INTERVIEW CLASS
11
SATURDAY
1:30PM -3:30PM
MIDDLE SCHOOL
SPEECH & DEBATE
210
SATURDAY
4:00PM -8:00PM
HIGH SCHOOLWORKSHOP
1
4
SUNDAY
2:00PM -3:00PM
HIGH SCHOOL
ESSAY WRITING
18
4 / 04 / 20165 / 19 / 2016
3
426SQ.FT.(5/1,000SQ.FT.)=2STALLSREQ.-OFFICES=500SQ.FT.500SQ.FT.(4/1,000SQ.FT.)=2STALLSREQ.9
DEECHOU9
,
000SQ.FT.
Attachment No. 4
Attachment No. 4
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Conditional Use Permit No. Cup 16-02 for a 1,600 square-foot
tutoring center at 114-116 E. Live Oak Avenue
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):
114-116 E. Live Oak Avenue between Myrtus Avenue and Tyler
Avenue
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Dee Chou
(2) Address 15 E. Foothill Boulevard
Arcadia, CA 91006
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.
e. The project is categorically exempt.
Applicable Exemption Class: Class 1 Section 15301(a) - Use Of An Existing Facility
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: May 31, 2016 Staff: Jordan Chamberlin, Assistant Planner