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RESOLUTION NO. 1401
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, AMENDING CONDmON 23
OF PLANNING COMMISSION RESOLUTION 1360 GRANTING
CONDmONAL USE PERMIT 87-23 TO EXPAND THE
ENROLLMENT OF THE EXISTING SCHOOL FROM 200 TO 400
STUDENTS AT 758 WEST ANOAKIA LANE
WHEREAS, on January 21,1989, Harold Hedlund on behalf of the .I\noakia
School located at 758 West Anoakia Lane, Planning Department Case No. c.u.P. 87-
23, submitted a letter requesting that the Planning Commission consider amending
condition 23 of Resolution 1360 which allowed the use of temporary trailers for not
more than one year. The applicant was requesting to use the temporary trailers for
one additional year.
WHEREAS, a public hearing was held before the Planning Commission on
February 14, 1989; and
WHEREAS, after the public hearing the Planning Commission votl~d 3-0 with
two members absent to amend condition 23 of Resolution 1360.
. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. This Commission finds that based upon the public testimony, to
allow the continued use of the temporary trailers will not have a substantial adverse
impact on the environment and will not be detrimental to the public hearing or
welfare or injurious to the property or improvements i n such zone or vicinity.
Section 2. That for the foregoing reasons this Commission amends condition
23 of Resolution 1360 to read: "If a building code variance is approved by the City
Council, the use of temporary trailers shall be permitted. The use and location of
said trailers shall be subject to the approval of the City Council and shall coincide
with the approval period set forth in the building code variance." This approval is
subject to the following conditions:
1. Provide State Certification of the modular buildings for their use as an
educational occupancy.
2. The fire sprinkler systems shall be in working condition and connected to
an approved water supply prior to any occupancy of the buildings, subject to Fire
Department approval.
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1401
Section 3. The dedsion, findings and conditions contained in this Resolution
reflect the Commission's action of February 14, 1989 and the following vote:
A YES: Commissioners Clark, Szany, Papay
NOES: None
ABSENT: Commissioners Amato and Hedlund
Section 5. The Secretary shall certify to the adoption of this Resolution and
shall cause a copy to be forwarded to the City Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 28th day of February, 1989, by the
following vote:
AYES:
NOES:
ABSENT:
ASBSTAIN:
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Commissioners Amato, Clark, Szany, Papay
None
None
Commissioner Hedlund
hrifr~ V:~:7~
Pia 109 Commission '"
City of Arcadia
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ATTEST:
jdt/Y41tiJ~cL
Secretary, Planning Commission
City of Arcadia
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1401
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February 14, 1989
TO:
ARCADIA CITY PLANNING COMMISSION
PL~ING DEPARTNfENT
DONNA L. BUTLER, SENIOR PLANNER
CASE NO.: REVISION TO c.u.P. 87-023
FRONf:
SUMMARY
The Anoakia School is requesting to revise condition 23 of Resolution 1360 which
granted conditional use permit 87-023 to expand the enrollment of the Anoakia
School from 200 students to 400 students. Condition 23 states: "If a building code
variance is approved by the City Coundl, the use of temporary trailers shall be
permitted. The use and location of said trailers shall be subject to the approval of
the City Council. Said trailers shall not be used for more than one year." The
applicant is requesting to use the temporary trailers for one more year.
The Planning Department is recommending approval subject to the conditions set
forth in the staff report.
GENERAL INFORM:ATION
APPLICANT:
Anoakia School
LOCATION:
758 West Anoakia Lane
REQUEST:
Revision to condition 23 of Resolution 1360 limiting the time
period for the use of temporary trailers for classroom facilities.
LOT AREA:
19.26 acres
EXISTING LAND USE & ZONING:
The site is developed with nursery, kindergarten and grade schools for boys
and girls; zoned R-O & D
SURROUNDING LAND USE & ZONING:
North:
South:
Single-family dwellings; wned R-O & D
Single-family dwellings; zoned R-l
Rev. C.u.P. 87-23
February 14, 1989
Page 1
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East:
West:
Single-family dwellings; zoned R-O & D
Single-family dwellings; zoned R-O & D
GENERAL PLAN DESIGNATION:
Single-family residential (0-2 duj ac)
BACKGROUND
In 1954 while Anoakia was still an unincorporated part of Los Angeles County, the
Board of Supervisors approved the grade school subject to a condition that there be a
limitation of 200 students.
In 1975, the Anoakia property was annexed to the City of Arcadia and the school was
permitted to continue operation as a non-conforming use, subject to continued
compliance with the original conditions of approval.
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In late 1987, the City of Arcadia became aware that the school had increased its
enrollment to 367 students, in violation of the conditions of approval. In order to
correct this violation the school sought and in February, 1988, obtained Conditional
Use Permit 87-23 to increase the enrollment from 200 students to a maximum of
400 students. One of the conditions of approval of the conditional use permit was
that students would not be permitted to occupy unreinforced masonry buildings
that could be unsafe in the event of a major earthquake.
Anticipating the need for temporary classroom space the Commission also included
the following condition: "If a building code variance is approved by the City
Council, the use of temporary trailers shall be permitted. The use and location of
said trailers shall be subject to the approval of the City Council. Said trailers shall
not be used for more than one year."
As a result of engineering evaluations, student use of several classroom buildings
had to be discontinued. In August, 1988, the Anoakia School requested a Building
Code variance for the use of temporary pre-fabricated modular units for classroom
purposes. The request was for ten 12 foot by 56 foot modular units. The proposal
was to group the buildings providing two 24 foot by 112 foot long buildings and one
24 foot by 56 foot building. Each of the proposed temporary buildings was less than
5, 000 sq. ft. in area. Two of the proposed buildings were 2,880 sq. ft. each and the
third building was 1,440 sq. ft. Since 1981, all new buildings over 5,000 sq. ft. in area
have been required to have automatic sprinkler systems, and since 1972, all
temporary buildings have required automatic sprinkler systems.
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It was noted in the staff report "that if fire sprinklers are installed, installation of a
separate fire service may be necessary." One of the conditions of approval of the
Rev. c.u.P. 87-23
February 14, 1989
Page 2
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variance was "That the modular units shall be State approved. That there shall be a
minimum distance of 20 feet between units and the units shall be located a
minimum of 20 feet from any other structure. Said location shall be reviewed and
approved by the Fire Department. If the buildings are not separated as noted above,
the buildings must be sprinklered as per Fire Department requirements." The
separation was required to limit potential fire spread between the classrooms. The
building code variance report also noted that if the units (in the configuration as
proposed and separated as required) were going to be used for more than one year
that they would have to be sprinklered. This condition was included so that the
applicant would be fully aware of what would be required if the units were going to
be used longer than one year.
On August 16, 1988, the City approved a building code variance for the school's use
of temporary classroom buildings. One of the conditions of approval of this
variance was that the three proposed buildings be separated by at least 20 feet, or
sprinklered per the Fire Department's requirements.
On August 17, 1988 the letter from the City to McCaslin's engineer, who had filed
the application for the variance on behalf of the property owner, set forth the
conditions of approval. Condition number 2 stated: "That the modular units shall
be 'State approved'. That there shall be a minimum distance of 20 feet between
units and the units shall be located a minimum of 20 feet from any other structure.
Said revised location shall be reviewed and approved by the Fire Department. If the
buildings are not separated as noted above the buildings must be sprinklered as per
Fire Department requirements."
The configuration of the temporary units selected by the owner was not to have the
buildings separated as originally proposed, but rather to combine the units into one
single 7,200 sq. ft. structure. By thus combining the units, an automatic sprinkler
system was required, not only by the conditions of the variance but now also by the
provisions of the Arcadia Municipal Code.
In correspondence from the City Fire Department to Mr. David Pinkerton, the
General Manager of McCaslin Properties, dated September 9,1988, it was noted that
"The fire sprinkler system shall be operational and inspected by the Fire Prevention
Bureau prior to occupancy."
The Fire Department had not received a request for inspection of the sprinkler
system and subsequent investigation disclosed that the temporary classroom units
had been occupied without the sprinkler system being operational.
Because of the failure of McCaslin Properties to comply with the conditions of
approval of the building code variance, and their exposing the students to potential
fire hazard, on December 16, 1988, McCaslin Properties was notified that the
Rev. C.U.P. 87-23
February 14, 1989
Page 3
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sprinkler system must be made operational and connected to a sufficient water
supply by January 3, 1989.
On December 30,1988, the Fire Department inspected the classroom units. The
sprinkler system had not been made operational and to prohibit use by students
returning to school on January 3rd, the units were posted as "unsafe" for occupancy.
The classroom units will not be approved for occupancy until the sprinkler system
is operational and meets the Fire Department and Arcadia Municipal Code safety
requiremen ts.
PROPOSAL AND ANALYSIS
Anoakia School is requesting to revise condition 23 of Resolution 1360 which
permitted the use of temporary trailers for a maximum of one year. The School is
requesting an extension for one additional year.
As noted above, the sprinkler system has not been installed. On January 25th the
School paid for the fire service meters which are now on order.
The Fire Department has reviewed the request for a one year time extension and has
indicated that there are no additional conditions of approval except those conditions
. previously required and noted below:
1. Provide State Certification of the modular buildings for their use as an
educational occupancy.
2. The fire sprinkler systems shall be in working condition and connected to an
approved water supply prior to any occupancy of the buildings.
a. Flow alarm shall be connected to the fire alarm.
b. The fire alarm shall be tested by the installer witnessed by a member of the
Arcadia Fire Prevention Bureau.
3. Provide all yard hydrants with 1 1/2 inch national standard hose threads.
Additional yard hydrants may be required. Yard hydrants or wet standpipes
are required so that all entrances to classrooms are not more than 150 feet
from the nearest yard hydrant or wet standpipe. Additional wet standpipes
shall be installed in accordance with Arcadia Fire Department Standard. The
yard standpipes are required because there are no fire hydrants on the
property. Fire hydrants will be required for any future development.
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4. Fire lane signs shall be provided along the roadway in front of the modular
classrooms.
Rev. c.u.P. 87-23
February 14, 1989
Page 4
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5. Maintain the premises in a fire safe condition in accordance with all City and
State Fire Codes and regulations.
6. For continued use of the whole property as a school the following
requirements shall be complied with:
a. Provide a minimum of 20 square feet of classroom space for each grade
school student.
b. Provide a minimum of 35 square feet of open floor space in each
classroom for each pre-school student.
c. Classrooms shall be limited to the main building to the northeast and
northwest corner of the main floor as now used and one classroom on the
lower level southwest corner of the building.
One hour fire resistive occupancy separation is required between any
classroom and any other use except assembly use per Table 5-B of the
Uniform Building Code. This applies if the areas not used as classrooms
are used for any other purposes, i.e., storage, offices, etc.
Acceptable alternatives to the one hour fire resistive separation are:
(a) Areas not used for classrooms shall be completely vacant and not used
or any other purpose.
(b) Provide a complete automatic fire sprinkler or detection system in all
areas of the building per Section 809 of the Uniform Building Code.
d. Recent State law requires that all underground flammable liquid storage
tanks be tested and monitored. Abandoned tanks shall be removed per
the Uniform Fire Code. This applies to the storage tank and dispensing
machine in the garage area of the property.
e. Repair and maintain the fire hose cabinets in the main building per
Subchapter 5, Title 19 California Administrative Code.
According to the Fire Department and the Chief Building Official the school has not
complied with the following conditions listed above: Conditions 1, 2, 3, 5, 6c (school
is utilizing entire main floor of main building while sprinklers are installed in
trailers), 6d, and 6e.
Rev. Cu.P. 87-23
February 14, 1989
Page 5
. The Planning Department has no objection to the request for a one year time
extension to utilize the temporary trailers for classroom purposes. However, all of
the above conditions as well as all conditions set forth in Resolution 1360 should be
complied with prior to occupancy of the temporary classrooms.
MISCELLANEOUS INFORMATION
The applicants have requested a time extension for their building code variance to
allow the use of temporary trailers for an additional one year time period. This
request is scheduled for the City Council's review on February 21, 1989.
RECOMMENDATION
The Planning Department recommends that condition 23 of Resolution 1360 be
amended to read as noted below subject to the condition that prior to occupancy of
the temporary buildings, all conditions of approval set forth in Planning
Commission Resolution 1360 (attached) and the attached conditions from the Fire
Department are complied with to the satisfaction of the Building Division, Planning
Division and Fire Department.
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23. If a building code variance is approved by the City Council, the use of
temporary trailers shall be permitted. The use and location of said trailers
shall be subject to the approval of the City Council. The use of said trailers
shall coincide with the approval period set forth in the building code
variance.
FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to take action to approve the change to
condition 23 of Resolution 1360 the Commission should move to direct staff to
prepare the appropriate resolution incorporating the specific findings and
conditions of approval set forth in the staff report (or as modified by the
Commission).
Denial
If the Planning Commission intends to take action to deny this request, no further
action is necessary.
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Rev. C.U.P. 87-23
February 14, 1989
Page 6
. memotanJum
Date 30 January 1989
TO:
Donna Butler, Senior Planner
. .' f~, h-: [ I,. 1.'<
FROM: Earl Curtis, Deputy Fire Marshal
J/\H 3!' \"'''J
SUBJIDCT: REQUEST FOR ONE-YEAR TIME EXTENSION TO UTILIZE
THE MODULAR CLASSROOMS AT ANOAKIA SCHOOL
CI;V elF (,'^' ,.'l1;'
::>U'.n~'!'~:-; o:.p,..
There are no additional conditions of approval for continued
use of the modular classroom building except those conditions
previously made as noted below.
1. Provide state certification of the buildings for their
use as an educational occupancy.
2.
The fire sprinkler systems shall be in working condition
and connected to an approved water supply prior to any
occupancy of the buildings.
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a. Flow alarm shall be connected to the fire alarm.
b. The fire alarm shall be tested by the installer
witnessed by a member of the Arcadia Fire Prevention
Bureau.
3. On-site yard hydrants shall have one and one-half
inch national standard hose threads.
4. Fire lane signs shall be provided along the roadway in
front of the modular classrooms.
5. Maintain the premises in a fire safe condition in
accordance with all City and State Fire Codes and
regulations.
6. For continued use of the whole property as a school
the requirements as noted on memo dated 22 January 1988
shall be complied with. see attached.
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January 27, 1989
TO: EARL CURTIS AND JERRY GARDNER
FROM: DONNA BUTLER, PLANNING DEPARTMENT
SUBJECT: REQUEST FOR ONE-YEAR TIME EXTENSION TO UTILIZE
THE MODULAR CLASSROOMS AT ANOAKIA SCHOOL
We have received a request from Anoakia School to utilize the modular
classrooms for an additional year. It is our understanding that at the end of
this one year extension they may request additional time.
Please comment on this request and advise us of any additional conditions of
approval which should be considered as part of this request.
Because of vacations and other time constraints could you please comment
on this matter by Wednesday, February 1st.
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Thanks.
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22 3an 19Rfl
TO: Planning Depart~ent
l?~()H: Earl r.\1rtis, Fire Prevention Specialist
R~: Anoakia School, CUP fl7-?3, conditions of approval.
The following is a list of
Anoakia School under a new CUP.
all current code requirements.
Fire Department requirements for
Any new construction must meet
1 . Provide a minimum of ?O sqnare feet of classroom space
for eaFh grade school student.
2.
Provide a minimum of 35 square feet of open floor space
in each classroom for each pre-school student.
3. The existing roadway serving as fire department
accessway does not meet the 20 foot minimum
requirement of the llniform Fire Code and the State Fire
Code. The existing roadway will he acceptalbe ,,,ith "No
Parking Fire Access \Jay" signs provided as follows.
Signs shall he posted every 100 feet along the
accessway alternating from side to side.
There shall he no more than 2no feet hetween signs
on one side of the accesswav. No portion of the
accessway shall he more than 100 feet from a
legihle "fire accessway no parking sign".
4. Classrooms shall he limited in the ~ain huilding to the
northeast and northwest corner of the main floor as now
used and one classroo~ on the lower level southwest
corner of the huidling.
One hour fire resistive occupancy separation is
required hetween any classroom and any other use except
assembly use per Table 5-B of the Uniform Building
page 1 of ? pages
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Code. This applies if the areas not used as classroo~s
are used for any other purpose. ie. Storage, Offices
etc.. .
Exceptible alternatives to the one hour fire re"itive
separation are:
A. Areas not used for classrooms shall be
completely vacant and not used for any other
pnrpose.
R. Provide a complete automatic fire sprinkler
or detection svstem in all areas of the
huilding per section 809 of the Uniform
Huildinl? Code.
~. Recent State Law requires that all underground
flammahle liquid storage tanks he tested and monitored.
Ahandoned tanks shHll he removed per the Uniform Fire
Code. This applies to the storHge tank and dispensing
machine in the garage area of the property.
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n. Provide all yard hydrants with 1-1/7. inch national
standard hose threads. Additional yard hydrants may be
re~lired. Yard hvdrants or wet standpipes are required
so that all entrances to classrooms are not ~ore than
150 feet from the nearest yard hydrant or wet
standpipe. Additional wet standpipes shall be
installed in accordance with Arcadia Fire Department
Standard. The yard standpipes are required because
there arp no fire hydrants nn the property. Fire
hydrants will be required for any future development.
7. Repair ann maintHin the tire hose cahinets in the ~ain
huilding per Suhchaptrer 5, Title 19 California
AdministrHtive Code.
~. MaintHin the premises in a fire safe condition in
accordance with all City and State fire codes and
regulations.
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