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HomeMy WebLinkAboutItem 4 - Reso 1983 - 225 E. Live Oak Ave - CUP 16-10DATE: December 13, 2016 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Associate Planner SUBJECT: RESOLUTION NO. 1983 – APPROVING CONDITIONAL USE PERMIT NO. CUP 16-10 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TUTORING BUSINESS FOR UP TO 63 CHILDREN IN AN 11,096- SQUARE-FOOT, CHURCH BUILDING AT 225 E. LIVE OAK AVENUE Recommendation: Adopt Resolution No. 1983 SUMMARY The applicant, Ms. Marie Chen of Futurelink School is requesting approval of Conditional Use Permit Application No. CUP 16-10 for a tutoring business within an 11,096-square-foot, church building at 225 E. Live Oak Avenue. The proposed tutoring business will accommodate up to 63 children and eight 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 the conversion of an existing small structure. It is recommended that the Planning Commission approve Conditional Use Permit No. CUP 16-10, subject to the conditions listed in this staff report, and adopt the attached Resolution No. 1983 (Attachment No. 1). BACKGROUND The property is zoned General Commercial (C-2). A tutoring business is a conditionally- permitted land use in the C-2 zone per Arcadia Municipal Code Section 9275.1.56. The 225 E. Live Oak Ave., Church Property as viewed from the E. Live Oak Ave. CUP 16-10 - 225 E. Live Oak Avenue December 13, 2016 - Page 2 of 7 General Plan designation for the property is also Commercial. The subject property has been used for a church since 1960. In 1981 the Planning Commission approved CUP 81-2 to allow the church, to operate a school with a maximum enrollment of 40 students (see Attachment No. 5 - Resolution No. 1161). In 1987, the Planning Commission granted approval of CUP 87-21 for the addition of 1,988 square-feet to the ground floor of the church building by enclosing an interior patio (see Attachment No. 6 - Resolution No. 1349). In 2008, the current owners, The Evangelical Formosan Church acquired the property. The school ceased operation some time prior to 2008. The proposed classroom area is a 1,608-square-foot, upstairs portion of the 11,096- square-foot, church building. All church services and other events and activities will occur on weekends. The applicant has operated the Futurelink School tutoring business at 22 Las Tunas Drive since 1998. The applicant needs to move the school from that location because the County of Los Angeles purchased the property and intends to relocate its local library to that location. PROPOSAL The application materials indicate that the proposed tutoring business will have 63 students. The City’s Building Official evaluated the proposed floor plan and determined that the space can accommodate up to 78 people, which is more than the applicant’s proposal of 63 students and a staff of eight adults. The tutoring business will provide English, Math, and Chinese classes, and homework assistance for children in kindergarten through 8th grade. The hours of operation will be from 1:00 p.m. to 6:30 p.m., Monday through Friday. The tutoring business will not be open on weekends and will be closed on all major holidays. During winter and spring breaks, the business will be open one week per break and will serve approximately 10 students. During summer break, the business will be open from 8:00 a.m. to 6:30 p.m. and serve approximately 50 students. The interior of the building will be remodeled to remove a wall between Rooms 204 and 205 to create one large classroom (refer to Attachment No. 4 for the Architectural Plans). There will be a total of six classrooms, each equipped with doors with window insets that are not to be covered or obscured. Except for signage, no exterior alterations to the building or structures are proposed. The conversion of this space from offices to an educational use will require several upgrades to comply with the Building and Fire Codes, including the addition of fire sprinklers. The applicant is aware that these required upgrades are conditions of approval and has agreed to comply with them if approved. There are 45 parking spaces on the property; including two (2) handicapped-accessible spaces (refer to Attachment No. 3 for an Aerial Photo with Zoning Information and Photos of the Subject Property). The proposed tutoring business requires one (1) parking space for every five (5) students and one (1) for every employee. With 63 students and eight staff, the parking requirement for the proposed use is 21 spaces. CUP 16-10 - 225 E. Live Oak Avenue December 13, 2016 - Page 3 of 7 ANALYSIS The proposed tutoring business will occupy the entire 1,608-square-foot, upper-floor area of the 11,096-square-foot, church building. The proposed tutoring business will be limited to weekdays, with all church services and activities limited to weekends. The 45 parking spaces available in the parking lot are more than adequate for the proposed tutoring business, and the use of vans for transportation further reduces the need for parking. There are two points of access on the property; a driveway off of E. Live Oak Avenue and one on Third Avenue. Onsite circulation is one-way, with vehicles entering from E. Live Oak Avenue and exiting out to Third Avenue. Up to 24 students will be picked up from their schools and transported to the tutoring business by two, 15-passenger vans. The other students will be dropped off. A designated drop-off area is alongside the driveway at the westerly side of the building (see Attachment No. 4 for a Site Plan). As a condition of approval, the vans and the staff will be required to park to the north of the building to avoid congestion at the driveway entry. The cars that will be dropping students off will queue along the west side of the building. This queueing area can accommodate eight cars. If the queueing demand exceeds this capacity, then the staff will direct the drivers to park their cars and walk the children into the building. At pick-up time, parents are required to park their cars and collect the children from the building. The proposed project, with the recommended conditions of approval will satisfy each of the following prerequisite conditions, 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. 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 will not be detrimental to the public health or welfare, or the surrounding properties because the size of the proposed tutoring business, and the amount of traffic generated can be accommodated by the existing parking and driveways onsite, and with the recommended conditions of approval, will not impact the surrounding properties. The proposed tutoring business will operate only on weekdays and until 6:30 p.m., so it will not disturb the adjacent residences to the north and northwest. Traffic impacts to the residential neighborhood to the north of CUP 16-10 - 225 E. Live Oak Avenue December 13, 2016 - Page 4 of 7 the property on Third Avenue are not expected to be significant since this street has limited connections to northerly destinations. 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 C-2, General Commercial. Arcadia Municipal Code Section 9275.1.56 allows tutoring businesses in the C-2 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. The proposed tutoring business will occupy only the 1,608-square-foot, upper-floor portion of the 11,096-square-foot, church building and the parking available on the property is more than twice the amount required for this proposal. With the condition of approval to require the business’s vans and staff to park to the north of the church building, there is no anticipated impact to the traffic of the neighborhood. The property features, lighting, landscaping, and other improvements that are adequate for this use. 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 project site is located at the northwest corner of Third Avenue and E. Live Oak Avenue, and is entered from E. Live Oak Avenue, which is a Principal Commercial Corridor. The parking lot exits onto Third Avenue, which is a local road. These streets are adequate in width and pavement type to carry the traffic that will be generated by the proposed tutoring business and will not be impacted by this use. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. Approval of a tutoring business at this site is consistent with the Commercial Land Use Designation of the site. Educational activities are commonly found on church properties and are appropriate for the subject property and the neighborhood. The Project will not adversely affect the comprehensive General Plan. ENVIRONMENTAL IMPACT If it is determined that no significant physical alterations to the site are necessary, then this project, as the 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 of the CEQA Guidelines. Refer to Attachment No. 2 for the Preliminary Exemption Assessment. CUP 16-10 - 225 E. Live Oak Avenue December 13, 2016 - Page 5 of 7 PUBLIC COMMENTS/NOTICE Public hearing notices for this item were mailed on December 2, 2016, to the property owners and tenants of those properties that are located within 300 feet of the subject property. As of December 7, 2016, no comments have been received in response to the public hearing notices. RECOMMENDATION It is recommended that the Planning Commission approve Conditional Use Permit No. CUP 16-10 for a tutoring business, and find that the project is exempt per Section 15301 of the CEQA Guidelines, by adopting the attached Resolution No. 1983 that includes the following conditions of approval: 1. The use approved by CUP 16-10 is limited to a tutoring business, which shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 16-10, 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. A maximum of eight staff and 63 students are permitted, with class hours limited to weekdays from 1:00 p.m. to 6:30 p.m. 3. The vans owned and operated by the school for student transportation shall not utilize the drop off area adjacent to the driveway and shall park in the spaces to the north of the church building. School Staff shall also park in the spaces to the north of the church building. 4. The applicant/property owner shall obtain a Building permit, including Plan Review, for changing the occupancy classification from “Assembly” to “Educational”. 5. The applicant/property owner shall install an automatic fire sprinkler system in the area(s) used by the tutoring business prior to occupancy to the satisfaction of the City Fire Marshal. 6. The corridor adjacent to the classrooms shall be one-hour fire rated and all doors shall be a minimum 20-minute fire rated. If the corridor does not already meet these standards, then the applicant/property owner shall upgrade the corridor to the satisfaction of the City Fire Marshal so that it meets these standards prior to occupancy. 7. The applicant/property owner shall install panic hardware to the satisfaction of the City Fire Marshal on all exit doors prior to occupancy. 8. All classroom doors shall have lever-type hardware and window insets that are not to be covered or obscured, and the applicant/property owner shall upgrade the CUP 16-10 - 225 E. Live Oak Avenue December 13, 2016 - Page 6 of 7 doors to the satisfaction of the Development Services Director and City Fire Marshal, or designees to meet these requirements if necessary prior to occupancy. 9. The corridor adjacent to the classrooms shall be a minimum of 44 inches in width to the satisfaction of the City Fire Marshal. 10. A fire alarm system in compliance with Section 907.2.3 of the California Fire Code shall be installed by the applicant/property owner to the satisfaction of the City Fire Marshal if the current alarm system does not already meet this requirement. This condition shall be satisfied prior to occupancy. 11. The applicant/property owner shall provide the main exit with keyed hardware and signage that indicates, “THIS DOOR TO REMAIN UNLOCKED WHILE THE BUILDING IS OCCUPIED”. This condition shall be completed prior to occupancy and to the satisfaction of the City Fire Marshal. 12. Any decorative materials shall be fire retardant to the satisfaction of the City Fire Marshal. 13. The applicant/property owner shall provide illuminated exit signage above all exit doors prior to occupancy and to the satisfaction of the City Fire Marshal. 14. The applicant/property owner shall provide emergency lighting along the paths of egress prior to occupancy and to the satisfaction of the City Fire Marshal. 15. 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 shall be subject to building permits after having fully detailed plans submitted for plan check review and approval by the aforementioned City officials. 16. Noncompliance with the plans, provisions and conditions of approval for CUP 16-10 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the tutoring business. 17. 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 CUP 16-10 - 225 E. Live Oak Avenue December 13, 2016 - Page 7 of 7 option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 18.Approval of CUP 16-10 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. 16-10, on the bases that the proposal satisfies the requisite findings, and to adopt the attached Resolution No. 1983 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 No. 16-10; stating 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 December 13, 2016, hearing, please contact Associate Planner, Nick Baldwin at (626) 574-5444, or NBaldwin@ArcadiaCA.gov. Approved: Attachment No. 1: Resolution No. 1983 Attachment No. 2: Preliminary Exemption Assessment Attachment No. 3: Aerial Photo with Zoning Information and Vicinity Photos Attachment No. 4: Architectural Plans Attachment No. 5: Resolution No. 1161 Attachment No. 6: Resolution No. 1349   Attachment No. 1 Attachment No. 1 Resolution No. 1983 RESOLUTION NO. 1983 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 16-10 WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A TUTORING BUSINESS FOR UP TO 63 CHILDREN IN AN 11,096- SQUARE-FOOT, CHURCH BUILDING AT 225 E. LIVE OAK AVENUE WHEREAS, in October 2016, an application was filed by Ms. Marie Chen, for a Conditional Use Permit to operate a 1,608-square-foot, tutoring business on the second floor of an existing, 11,096-square-foot, church building at 225 E. Live Oak Avenue (the “Project”); and WHEREAS, on November 30, 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 December 13, 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 December 13, 2016, are true and correct. SECTION 2. This Commission finds, based upon the entire record: 2 1983 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 will not be detrimental to the public health or welfare, or the surrounding properties because the size of the proposed tutoring business, and the amount of traffic generated can be accommodated by the existing parking and driveways onsite, and with the recommended conditions of approval, will not impact the surrounding properties. The proposed tutoring business will operate only on weekdays and until 6:30 p.m., so it will not disturb the adjacent residences to the north and northwest. Traffic impacts to the residential neighborhood to the north of the property on Third Avenue are not expected to be significant since this street has limited connections to northerly destinations. 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 C-2, General Commercial. Arcadia Municipal Code Section 9275.1.56 allows tutoring businesses in the C-2 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 business will occupy only the 1,608-square-foot, upper-floor portion of the 11,096-square-foot, church building and the parking available on the property is more than twice the amount required for this proposal. With the 3 1983 condition of approval to require the business’s vans and staff to park to the north of the church building, there is no anticipated impact to the traffic of the neighborhood. The property features, lighting, landscaping, and other improvements that are adequate for this use. 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 project site is located at the northwest corner of Third Avenue and E. Live Oak Avenue, and is entered from E. Live Oak Avenue, which is a Principal Commercial Corridor. The parking lot exits onto Third Avenue, which is a local road. These streets are adequate in width and pavement type to carry the traffic that will be generated by the proposed tutoring business and will not be impacted by this use. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. FACT: Approval of a tutoring business at this site is consistent with the Commercial Land Use Designation of the site. Educational activities are commonly found on church properties and are appropriate for the subject property and the neighborhood. The Project 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 as the use of an existing facility. 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 16-10 for a tutoring business at 225 E. Live Oak Avenue, subject to the conditions of approval attached hereto. 4 1983 SECTION 4. The Secretary shall certify to the adoption of this Resolution. Passed, approved and adopted this 13th day of December, 2016. ___________________________ Chairman, Planning Commission ATTEST: ______________________ Secretary APPROVED AS TO FORM: 5 1983 RESOLUTION NO. 1983 Conditions of Approval 1. The use approved by CUP 16-10 is limited to a tutoring business, which shall be operated and maintained in a manner that is consistent with the proposal and plans submitted and approved for CUP 16-10, 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. A maximum of eight staff and 63 students are permitted, with class hours limited to weekdays from 1:00 p.m. to 6:30 p.m. 3. The vans owned and operated by the school for student transportation shall not utilize the drop off area adjacent to the driveway and shall park in the spaces to the north of the church building. School Staff shall also park in the spaces to the north of the church building. 4. The applicant/property owner shall obtain a Building permit, including Plan Review, for changing the occupancy classification from “Assembly” to “Educational”. 5. The applicant/property owner shall install an automatic fire sprinkler system in the area(s) used by the tutoring business prior to occupancy to the satisfaction of the City Fire Marshal. 6. The corridor adjacent to the classrooms shall be one-hour fire rated and all doors shall be a minimum 20-minute fire rated. If the corridor does not already meet these standards, then the applicant/property owner shall upgrade the corridor to the satisfaction of the City Fire Marshal so that it meets these standards prior to occupancy. 7. The applicant/property owner shall install panic hardware to the satisfaction of the City Fire Marshal on all exit doors prior to occupancy. 8. All classroom doors shall have lever-type hardware and window insets that are not to be covered or obscured, and the applicant/property owner shall upgrade the doors to the satisfaction of the Development Services Director and City Fire Marshal, or designees to meet these requirements if necessary prior to occupancy. 9. The corridor adjacent to the classrooms shall be a minimum of 44 inches in width to the satisfaction of the City Fire Marshal. 10. A fire alarm system in compliance with Section 907.2.3 of the California Fire Code shall be installed by the applicant/property owner to the satisfaction of the City Fire Marshal if the current alarm system does not already meet this requirement. This condition shall be satisfied prior to occupancy. 6 1983 11. The applicant/property owner shall provide the main exit with keyed hardware and signage that indicates, "THIS DOOR TO REMAIN UNLOCKED WHILE THE BUILDING IS OCCUPIED". This condition shall be completed prior to occupancy and to the satisfaction of the City Fire Marshal. 12. Any decorative materials shall be fire retardant to the satisfaction of the City Fire Marshal. 13. The applicant/property owner shall provide illuminated exit signage above all exit doors prior to occupancy to the satisfaction of the City Fire Marshal. 14. The applicant/property owner shall provide emergency lighting along the paths of egress prior to occupancy to the satisfaction of the City Fire Marshal. 15. 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 shall be subject to building permits after having fully detailed plans submitted for plan check review and approval by the aforementioned City officials. 16. Noncompliance with the plans, provisions and conditions of approval for CUP 16-10 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the tutoring business. 17. 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 option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 18. Approval of CUP 16-10 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 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 Application No. CUP 16-10 for a 1,608 square-foot tutoring center. 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): 225 E. Live Oak Ave., Arcadia, CA 91007 (cross streets: Second Avenue and Third Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Marie Chen (2) Address 22 W. Live Oak Avenue Arcadia, CA 91007 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: 15301 (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: November 30, 2016 Staff:Nick Baldwin, Associate Planner   Attachment No. 3 Attachment No. 3 Aerial Photo with Zoning Information and  Vicinity Photos 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: C-2 Number of Units: C Zoning: Property Characteristics 1960 11,096 EVANGELICAL FORMOSAN CHURCH Site Address: 225 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 generated06-Dec-2016 Page 1 of 1 34,200 225 E. Live Oak Ave., Subject Property,  View from E. Live Oak Ave. Subject Property, View from Southwest Corner  of the Property  Subject Property, View from Northwest Corner  of the Property  Subject Property, View from Southwest Corner  of the Property   Subject Property, View from Northwest Corner of  the Property, View of the Rear of the Building Subject Property, View from Third Ave.    211 E. Live Oak Ave., Adjacent Property to the  West 303 E. Live Oak Ave., Property across the Street to  the East    2601 Third Ave., Adjacent Property to the North    Attachment No. 4 Attachment No. 4 Architectural Plans   Attachment No. 5 Attachment No. 5 Resolution No. 1161   Attachment No. 6 Attachment No. 6 Resolution No. 1349