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RESOLUTION NO. 1603
A RESOLUTION OF THE PLANNING COMMISSION OFTHE CITY
OF ARCADIA, CALIFORNIA, REVISING RESOLUTION NO. 1578
TO REVISE CONDITIONAL USE PERMIT NO. CUP 98-018 FOR A
THEOLOGICAL SEMINARY AT 141 E. DUARTE ROAD.
WHEREAS, on December 27, 1999, a request was submitted by
Reverend Chi-Chong Theodore Chang of the Truth Theological Seminary to
revise Condition No. 1 of Resolution No. 1578 which permitted the establishment
of a theological seminary; Development Services Department Case No. CUP 98-
018, at an existing 9,400 square-foot, two-story office building at 141 E. Duarte
Road, more particularly described as follows:
lots 13 & 14 of Arcadia Santa Anita Tract in the City of Arcadia,
County of Los Angeles, State of California, as per Map recorded in
Book 1023, Pages 45 & 46 of Maps in the Office of said County
Recorder.
WHEREAS, a public hearing was held on February 22, 2000, at which
. time all interested persons were given full opportunity to be heard and to present
evidence;
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NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOllOWS:
SECTION 1. That the factual data submitted by the Development
Services Department in the attached report dated February 22, 2000 is true and
correct.
SECTION 2. This Commission finds:
1. That the revising of the Conditional Use Permit will not be detrimental
to the public health or welfare, nor injurious to the property or improvements in
the zone or vicinity.
2. That the use applied for at the location indicated is properly one for
which a Conditional Use Permit is authorized.
3. That the site, or sites for the proposed use are adequate in size and
shape to accommodate said use, and all yards, spaces, walls, fences, parking,
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loading, landscaping and other features required to adjust said use with the land
and uses in the neighborhood.
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.
5. That the subject property is designated for commercial use in the
General Plan, that the proposed use is consistent with that designation, and that
the granting of the Conditional Use Penn it will not adversely affect the
comprehensive general plan.
6. That the evaluation of the environmental impacts as set forth in the
initial study are appropriate and that the project will have no significant effect
upon the environment within the meaning ofthe California Environmental Quality
Act of 1970, and, when considering the project as a whole, there was no
evidence before the City that the proposed project would have any potentially
adverse effect on wildlife resources or the habitat upon which wildlife depends,
and therefore, a Negative Declaration was approved.
SECTION 3. That for the foregoing reasons this Commission approves
the revision to Condition No. 1 of Resolution No. 1578 for Conditional Use
Penn it No. CUP 98-018. All of the other conditions of approval are unchanged
and remain in full force and effect. Condition Nos. 1.a., 1.b., and 1.c. were
revised to read as follows:
1. The theological seminary and the site shall be operated and
maintained in a manner that is consistent with the plans and proposal presented
for CUP 98-018 and shall include the follOWing provisions:
a. Classes shall be limited to a maximum of 30 students for the hours of
8:00 a.m. to 6:00 p.m. on weekdays and 10 a maximum of 60 students for
weekends and weekdays after 6:00 p.m.
b. Deleted.
c. Not more than 40 persons may occupy the Seminary during the hours
of 8:00 a.m. to 6:00 p.m. on weekdays and up to a maximum of 80 persons may
occupy the Seminary at any other time provided that al leasl an additional 35
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1603
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parking spaces are available during those times in accordance with the City's
parking regulations.
SECTION 4. The decision, findings, and conditions of approval
contained in this Resolution reflect the Planning Commission's action of
February 22, 2000, by the following vote:
AYES: Commissioners Huang, Murphy and Bruckner
NOES: None
ABSENT: Commissioners Sleeter and Kalemkiarian
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 No. 1603 was adopted
at a regular meeting of the Planning Commission held on March 14.2000, by the
following vote:
AYES:
NOES:
ABSENT: None
ABSTAIN: Commissioner Sleeter
Commissioners Huang, Kalemkiarian, Murphy and Bruckner
None
ommission
AP~ TO FORM-
-P./~
Stephen P. Deitsch, City Attorney
City of Arcadia
-3-
1603
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
February 22, 2000
TO: Arcadia City Planning Commission
FROM: Corkran W. Nicholson, Planning Services Manager
By: James M. Kasama, Associate Planner
SUBJECT: Revisions to the conditions of approval and a six-month review
of CUP 98-018 for the theological seminary at 141 E. Duarte Rd.
SUMMARY
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The Planning Commission at its October 27, 1998 meeting approved Conditional
Use Permit No. CUP 98-018 and adopted the attached Resolution No. 1578 to
permit the establishment of a seminary in the existing 9,400 square-foot, two-story
office building at 141 E. Duarte Road. One of the conditions of approval is that a
public hearing be held six-months from the date of occupancy to review the
seminary's improvements and its operation for compliance with the conditions of
approval, and for any modifications that may be appropriate.
This public hearing was initially scheduled in accordance with the aforementioned
condition of approval. However, when the applicant was informed that this six-
month review hearing was to be held, they indicated that they wished to request
the following changes to the conditions of approval:
A) Revise Condition No. 1.a. to increase the maximum class attendance limit
from 20 students to 30 students for the hours of 8:00 a.m. to 6:00 p.m. on
weekdays and to 60 students for weekends and weekdays after 6:00 p.m.
B) Delete Condition No. 1.b. that requires that no more than one class be in
session at a time. The applicant wishes to be able to hold more than one
class at a time, but will limit the total number of attendance and occupancy.
C) Revise Condition No. 1.c. to increase the occupancy limit of the Seminary
from 30 persons at any time to 40 persons for the hours of 8:00 a.m. to 6:00
p.m. on weekdays and to 80 persons for weekends and weekdays after 6:00
p.m. provided that additional parking is available within 500-feet in
. accordance with the City's off-site parking regulations (Sec. 9269.60)
.
Staff has determined that the applicant has, and is complying with all of the
original conditions of approval and is not recommending any additional or more
restrictive conditions of approval. Furthermore, the Development Services
Department is recommending approval of the applicant's requested changes to
the conditions of approval.
GENERAL If':,(FORMATION
APPLICANT: Rev. Chi-Chong T. Chang - Truth Theological Seminary
LOCATION: 141 E. Duarte Road
REQUEST: Revisions to three of the conditions of approval for the
theological seminary approved by Conditional Use Permit No.
CUP 98-018.
SITE AREA: 19,365 sq. ft. (0.44 acre)
FRONTAGE: 101.24 feet along Duarte Road
. EXISTING LAND USE & ZONING:
The site is improved with a 9,400 square-foot, two-story office
building that is being used as a theological seminary. There are
34 on-site parking spaces. The property is zoned C-2: General
Commercial.
SURROUNDING LAND USES & ZONING:
North: Multiple family residential - zoned R-3
South: Retail center - zoned C-1
East: Commercial center - zoned C~2
West: Credit Union - zoned C-2
GENERAL PLAN DESIGNATION: Commercial
BACKGROUND
The Planning Commission approved Conditional Use Permit No. CUP 98-018 on
October 27, 1998. A Certificate of Occupancy was issued to Truth Theological
Seminary on June 10, 1999, and the applicant indicates that classes commenced
on September 7, 1999. In accordance with the conditions of approval of
.
Revisions to CUP 98-018
February 22, 2000
Page 2
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CUP 98-018, the applicant has remodeled the 9,400 square-foot, two-story, office
building at 141 E. Duarte Road to provide the following facilities:
. Two classroom areas totaling 2,208 square-feet
. Two office areas totaling 2,112 square-feet
. A 1,008 square-foot chapel and 1,008 square-foot library
. A 768 square-footfaculty lounge and conference area
. 1,536 square-feet on the second floor has been maintained as
commercial office space. This space may eventually be used for
seminary classrooms or offices, depending on future needs.
Exterior changes to the property were limited to cosmetic improvements, new
signs, and those alterations required by the Building Code and/or as conditions of
approval. Staff has not observed any problems, nor received any complaints
about the operations of the seminary.
Attendance and Occupancv Limits
The applicant's original proposal stated that the seminary would start with an
enrollment of 12 to 16 students for the first year, and that the two southerly
existing commercial office spaces on the second floor would remain, at least
temporarily. However, the applicant did indicate that the seminary intends to
eventually occupy the entire building, and that the maximum enrollment would be
40 students with a staff comprised of three full-time administrators, one part-time
clerical person, and 14 part-time instructors. Office hours would be Monday
through Friday, 9:00 a.m. to 5:00 p.m. with classes available as follows:
Mondays 8:00 a.m. to 9:00 p.m.
Tuesdays & Thursdays 1 :30 p.m. to 9:00 p.m.
Wednesdays & Fridays 9:00 a.m. to 5:00 p.m.
There are 34 on-site parking spaces. This was considered adequate based on
the applicant's proposed maximums and an understanding that rarely would all of
the students and employees be on the premises at one time, and that the use of
the chapel and library are limited to the students and staff, and are not to be
available for use by the general public.
Because the facilities have the potential for substantially higher occupancies and
because it is difficult to regulate and monitor the maximum number of people at a
location there were concerns that full utilization of the facilities could result in
significant parking problems that could negatively impact the neighboring
Revisions to CUP 98-018
February 22, 2000
Page 3
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businesses. Therefore, attendance and occupancy were limited by the following
conditions of approval:
1. The theologicel seminary and the site shall be operated and maintained in a
manner that is consistent with the plans and proposal presented for CUP 98-
018 and shall include the following provisions:
a. Classes shall be limited to 20 students.
b. No more than one class may be in session at a time.
c. No more than 30 persons may occupy the Seminary at any time, except
that on Monday mornings, from 11:00 a.m. to 12:00 noon, chapel services
may be held, with a maximum attendance of 40 persons.
The applicant has been complying with these provisions. However, they have
indicated that enrollment and attendance is already exceeding their initial
projection of 12 to 16 students for the first year. In fact, they have classes with
enrollments of 30 and 40 students. However, in order to comply with the
conditions of approval, the class with 30 students is being held at another
location, and the class of 40 students has been split into two 20-student sections.
.
PROPOSAL AND ANAL YSI~
In order to accommodate the requests for enrollment, and the interest in evening
classes, the applicant is requesting the following changes to the conditions of
approval:
A) Revise Condition No. 1.a. to increase the maximum class attendance limit
from 20 students to 30 students for the hours of 8:00 a.m. to 6:00 p.m. on
weekdays and to 60 students for weekends and weekdays after 6:00 p.m.
B) Delete Condition No. 1.b. that requires that no more than one class be in
session at a time. The applicant wishes to be able to hold more than one
class at a time, but will limit the total number ofattendance and occupancy.
C) Revis~ Condition No. 1.0. to increase the occupancy limit of the Seminary
from 30 persons at any time to 40 persons for the hours of 8:00 a.m. to 6:00
p.m. on weekdays and to 80 persons for weekends and weekdays after 6:00
p.m. provided that additional parking is available within 500-feet in
accordance with the City's off-site parking regulations (Sec. 9269.60)
.
Revisions to CUP 98-018
February 22, 2000
Page 4
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These changes are primarily requested to allow increased Lise of the seminary
facilities during non-business hours (i.e., on weekends and after 6:00 p.m. on
weekdays).
The maximum occupancy of the seminary during business hours (i.e., 8:00 a.m. to
6:00 p.m.) will be increased by only 10 people from 30 persons to 40 persons, but
there could be a noticeable increase in activity by allowing more than one class to
be held at the same time.
Based on observations since the Certificate of Occupancy was issued on June 10,
1999, the existing 34 on-site parking spaces should be adequate for a maximum
occupancy of 40 persons. The parking lot is underutilized, and the applicant
states that many of the students use public transportation and/or carpool.
For the occupancy of up to 80 persons during non-business hours, the seminary
will maintain access to additional parking in accordance with the City's parking
regulations. Staff feels that at least an additional 35 parking spaces should be
available. Section 9269.6 of the City's parking regulations provides the following:
Required parking areas shall be located on the same lot or site, or
on a lot or site contiguous thereto, or within 500-feet of the building
or land use which these facilities will serve. When required off-street
parking spaces, are provided on a separate lot from the main building
or land use, there shall be recorded in the office of the County
Recorder a covenant in the form approved by the City Attorney that
such owner or owners will continue to maintain such parking spaces
as long as said building or land use is maintained.
SPECIAL INFORMATION
A letter from the applicant is attached. It explains why the applicant is requesting
the revisions to the Conditional Use Permit, and includes 64 signatures from
neighbors in support of their proposal.
CECA
Pursuant to the prOVISions of the California Environmental Quality Act, the
Development Services Department prepared an initial study for the proposed
project. Said initial study did not disclose any substantial or potentially
substantial adverse change in any of the physical conditions within the area
affected by the project including land, air, water, minerals, flora, fauna, ambient
Revisions to CUP 98-018
February 22, 2000
Page 5
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noise and objects of historical or aesthetic significance. When considering the
record as a whole, there is no evidence that the proposed project will have any
potential for adverse effects on wildlife resources or the habitat upon which the
wildlife depends. Therefore, a Negative Declaration was prepared for this project.
RECOMMENDATlGN
The Development Services Department recommends approval of the requested
revisions to Conditional Use Permit No. CUP 98-018 so that Condition NO.1 of
Resolution No. 1578 is revised to read as follows:
1. The theological seminary and the site shall be operated and maintained in a
manner that is consistent with the plans and proposal originally presented for
CUP 98-018 and for this subsequent revision, and shall include the following
provisions:
a. Classes shall be limited to a maximum of 30 students for the hours of 8:00
a.m. to 6:00 p.m. on weekdays and to a maximum of 60 students for
weekends and weekdays after 6:00 p.m.
b. Not more than 40 persons may occupy the Seminary during .the hours of
8:00 a.m. to 6:00 p.m. on weekdays and up to a maximum of 80 persons
may occupy the Seminary at any other time provided that at least an
additional 35 parking spaces are available during those times in
accordance with the City's parking regulations.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the revisions, the Commission
should move to approve and file the Negative Declaration and direct staff to
prepare the appropriate resolution incorporating the Commission's decision,
specific findings and conditions of approval as set forth in the staff report, or as
modified by the Commission.
Denial
If the Planning Commission intends to deny this application, the Commission
should move for denial and direct staff to prepare the appropriate resolution
incorporating the Commission's decision and specific findings.
Revisions to CUP 98-018
February 22, 2000
Page 6
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If a Planning Commissioner, or any other interested p~ has any questions or
comments regarding this matter prior to the February 22 public hearing, please
contact Associate Planner, Jim Kasama at (626) 574-5445.
Approved by:
{}L\ U} 11JJ1u
Corkran W. Nicholson
Planning Services Manager
Attachments: Plans ,
Land Use and Zoning Map
Resolution No. 1578
Letter from the Seminary dated December 18, 1999, with
statements of support with 64 signatures (23 pp.)
Negative Declaration & Initial Study
Revisions to CUP 98-018
February 22,2000
Page 7
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CUP 98-018 / Truth Theological Seminary Scale: 1 inch = 100 feet