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RESOLUTION NO. 1659
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO.
01-024 TO OPERATE A RETAIL BOOK STORE WITH A 10 STATION
COMPUTER ARCADE AT 815 W. NAOMI AVE. #F.
WHEREAS, on August 13, 2001, a conditional use permit application was
filed by UnivefSal Tea Inc. to operate a retail book store with a 10 station computer
arcade from 11:00 a.m. to 12:00 a.m., seven days a week (Development Services
Departinent Case No. C.U.P. 01-024) at 815 W. Naomi Ave. #F, more particularly
described as:
Parcel 2 in the City of Arcadia, County of Los Angeles, State of California, as
shown on parcel map 17248, filed in map book 184, pg 45 thru 47, recorded in
the Office of the County Recorder of said County.
WHEREAS, A public hearing was held on September 25,2001, 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 RESOL YES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Development Services
Department in the attached report is true and correct.
SECTION 2. This Commission finds:
1. That the granting of such Conditional Use Permit will not be detrimental to
the public health or welfare, or injurious to the property or improvements in such zone or
vicinity because the initial study did not disclose any substantial adverse effects to the
area affected by the proposed project.
2. That the use applied for at the location indicated is a proper one for which a
Conditional Use Permit is authorized.
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3. That the site for the proposed use is adequate in size and shape to
accommodate said use. All yards, spaces, walls, fences, loading, landscaping and other
features including the shared parking with the neighboring business, are adequate to
adjust said use with the land and uses in the neighborhood. The proposed project
complies with all related zoning requirements as set forth in the Arcadia Municipal Code.
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 granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan because the land use and current zoning are consistent with
the General Plan.
6. That the use applied for will not have a substantial adverse impact on the
environment, and that based upon the record as a whole there is no evidence that the
proposed project will have any potential for an adverse effect on wildlife resources or the
habitat upon which the wildlife depends.
SECTION 3. That for the foregoing reasons this Commission grants a
Conditional Use Permit, 10 operate a retail book store with a 10 station computer arcade
from 11:00 a.m. to 12:00 a.m., seven days a week at 815 W. Naomi Ave. #F subject to
the following conditions:
I. That building code compliance and conditions of approval must be met to the
complete satisfaction of the Inspection Services Officer. All ADA requirements shall be
meet for disabled access; parking, restrooms, door hardware, and entrances.
2. A modification is granted for 8 on-site parking spaces in lieu of 13 spaces
required for the use. This approval shall not constitute an approval for a general
reduction in parking for the total site. That this parking modification shall only be for the
use approved by CUP 01-024 (bookstore and 10 station computer lab).
3. The applicant shall comply with the Business Licensing and Game Machine
Regulations stipulated in Article VI of the Municipal Code which include, but are not
limited to the following:
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a. Any locations where a game machine is operated shall provide personnel
over twenty-one (21) years of age to maintain supervision of each game
machine and patrons thereof
b. Any locations where any game machine is operated shall prohibit
persons under the age of eighteen (18) years from using or playing any
game machine between the hours of 8:00 a.m. to 3:00 p.m., Monday
through Friday and after 10:00 p.m. daily, unless accompanied by a
parent or guardian. The 8:00 a.m. through 3:00 p.m. restriction shall not
apply during school holidays and school vacation periods recognized by
schools within the City of Arcadia.
4. There shall be no more than 10 computer stations on the premises.
5. That CUP 01-024 shall not take effect until the owner and applicant have
executed a form available at the Planning Office indicating awareness and acceptance of
the conditions of approval.
6. Bicycle racks shall be provided and installed to the satisfaction of the
Community Development Administrator.
7. The hours of operation of shall be II :00 a.m. to 12:00 a.m. seven days a week.
8. Approval of CUP 01-024 shall not take effect until the property owner and
applicant have executed and filed the Acceptance Form available from the Development
Services Department to indicate acceptance of the conditions of approval.
9. Noncompliance with the provisions and conditions of this conditional use
permit shall constitute grounds for its iinmediate suspension or revocation.
SECTION 4. The decision, findings and conditions contained in this Resolution
reflect the Commission's action of September 25, 2001, and the following vote:
A YES: Commissioners, Baderian, Huang, Murphy, Olson, Kalemkiarian
NOES: None
ABSENT: None
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.
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I HEREBY CERTIFY that the forgoing Resolution was adopted at a regular
meeting of the Planning Commission held on the glb day of October 2001, by the
following vote:
AYES:
NOES:
ABSENT:
Commissioners Huang, Murphy, Olson, Kalemkiarian
None
None
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Ch rman, Planning Commission
Cit of Arcadia
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Secretary, Planru~lsslOn
City of Arcadia
APPROVED AS TO FORM:
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Steph n P. Deitsch, City Attorney
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STAFF REPORT
Development Services Department
September 25, 2001
TO: Arcadia City Planning Commission
FROM: Donna Butler, Community Development Administrator
By: Candyce Bumett, Assistant Planner
SUBJECT: Conditional Use Permit No, CUP 01-024
SUMMARY
This Conditional Use Permit application was submitted by Universal Tea Inc. to
operate a retail book store with a 10 station computer lab from 11:00 a.m. to 12:00
a.m., seven days a week, at 815 W. Naomi Ave. #F. Such a permit is required
because the applicant's proposal constitutes an arcade, as defined by Municipal
Code Section 6115.2.
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The Development Services Department is recommending approval of CUP 01-024
subject to the cond itions in this staff report.
GENERAL INFORMATION
APPLICANT: Universal Tea Inc. (Lessee)
LOCATION: 815 Naomi Avenue, #F
REQUEST: A Conditional Use Permit to operate a retail l1ookstore with a 10
station computer lab from 11 :00 a.m. to 12:00 a.m. seven days a
week
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SITE AREA: 286,764 sq.ft. (6.58 acres)
FRONTAGES: 496.77 feet along Naomi Ave. and 359.21 feet along Duarte Rd.
EXISTING LAND USE & ZONING:
The site is developed with a 64,872 sq.ft. Vons Pavilions market and a 19,881
sq.ft. multi-tenant strip commercial building. There are 425 on-site parking
spaces, and the site is zoned C-2.
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SURROUNDING LAND USES & ZONING:
North: Multi-family residential and commercial offices; zoned R-3 and C-2
South: Multi-family residential; zoned R-3
East: Commercial retail center; zoned C-2
West: Commercial retail center; zoned'C-1
GENERAL PLAN DESIGNATION:
The site is designated as Commercial
PROPOSAL AND ANALYSIS
The applicant is requesting a Conditional Use Permit to operate a 1,500 sq.ft. retail
bookstore with a 10 station computer lab from 11:00 a.m. to 12:00 a.m., seven days a
week, at the subject location (see the attached site plan). The store will have two (2)
employees, with a safety guard on site after 8:00 p.m. According to the applicant's
request they will provide:
"A retail store for books, cd's magazines, games, and educational software.
The store will also be equipped with 10 computer terminals to provide access
to the Intemet for entertaining and educational purposes. The computer
arcade will be free for senior residents between 11 :00 a.m. and 12:00 p.m."
Based upon the applicant's description of the operation, the use is considered a
computer arcade similar to the three recently approved businesses on Baldwin
Avenue, Duarte Road and Live Oak Avenue.
PARKING
The proposed 1,500 sq.ft. retail bookstore and computer lab requires one additional
parking space per 35 sq.ft. of lab area (240 sq.ft.). Based on this requirement, 7
additional parking spaces are required for the 10-station computer lab portion of the
business (240 sq.ft.) for an overall requirement of 13 spaces.
Currently, the site has a parking deficiency of 51 spaces, and with the addition of the
proposed computer lab, the overall parking deficiency would be 55 spaces i.e., 425
on-site spaces provided in lieu of 481 required by code.
CUP 01-024
September 25, 2001
Page 2
e Proposed Mix of Uses and Current Parking Reauirements
Approx. Cu rrent Total
Size Parking Parking Parking
Tvpe of Use in SQ. ft. ReQuirement Allocated. Deficiencv Notes
#1 - Vons Pavilions 64,872 325 325 0 conforming
#2 - Wonton Rest. 1,480 15 7 8 CUP 97-006 .
#3- Tea House 1,470 15 7 8 CUP 87-009
#4 - Retail 12,331 62 62 00 legal-nonconf,
#5 - Toning Salon 1,550 25 8 17 CUP 87-014
#6 -School (Score) 1,550 26 8 17 CUP 00-003
#7 - Proposed Book/comp 1.500 6n 8 5 Cup 01-024
Totals 84,753 481 425 55 (net parking deficiency)
.Based on each use's share of the 425 on-site parking spaces available (i.e., 5 spaces per 1,000 sq,
ft.)
The proposed bookstore and computer lab, if approved, would account for 6 spaces
(11 %) of an overall site deficiency of 55 parking spaces.
ANALYSIS
.
The Arcadia Municipal Code does not specifically address an "educational and
entertainment" type of use. Such facilities have created a new business concept, and
Arcadia as well as other communities have had limited experience in assessing the
impact of these types of uses. By definition, it is considered an arcade because of
the video gaming aspect.
The applicant's proposal is considered an arcade because Section 6115.2. of the
Arcadia Municipal Code defines an arcade as any place of business containing four
(4) or more "game machines." Such machines are defined in Section 6115.1.1, of
said code as any device for amusement, including but not limited to a pinball machine
or video game, which may be activated by a coin or any consideration paid for its
usage.
Game machines are subject to business licensing and other related regulations under
Article VI of the Municipal Code. A copy of these regulations is attached.
The Police Department has reviewed the proposal and does not believe that the
addition of 10 computer terminals will have a negative impact on the adjacent
businesses.
The applicant submitted a parking survey of the immediate area to the proposed
retail bookstore and computer lab for a week period (the counts occurred at 11 :00
a.m., 2:30 p.m., 6:00 p.m., and 9:30 p.m.). The survey indicated an abundance of
available parking spaces in the area of the proposed business (See Attached
Survey). Recent field inspections by staff have verified the applicant's findings.
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CUP 01-024
September 25, 2001
Page 3
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Although the site would have a total on-site parking deficiency of 55 spaces, staff
believes that such a deficiency would be mitigated because of the limited number of
computer terminals with the majority of the tenant space being utilized for retail sales.
Staff has visited the subject site on several occasions, and noted that there is ample
on-site parking available in the vicinity of the proposed business. In staffs opinion
the proposed use would not impact the site's existing parking deficiency.
If any problems arise from the business operation the Commission may revoke the
Conditional Use Permit or amend the conditions of approval to mitigate any negative
impacts to the commercial center.
Bicycle ParkinQ:
Section 9275.6.3. of the Special Regulations for Game Machine Arcades requires
that adequate off-street parking be provided for bicycles as well as automobiles.
Because the proposed game machines primarily appeal to young children (under 16
years old) there will probably be a need for bicycle parking. The applicant will need
to designate an area at the rear of the building to accommodate such parking. The
designated bicycle parking area will be subject to staffs review and approval to
ensure that it shall not obstruct the pedestrian path of travel or any existing parking
space.
The applicant shall be required to comply with all code requirements as determined
necessary by the Building Official, Fire Marshall, Public Works Services Director and
Community Development Administrator.
CEQA
Pursuant to the prOVISions of the Califomia Environmental Quality Act, the
Development Services Department has 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 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 effect on
wildlife resources or the habitat upon which the wildlife depends. Therefore, a
Negative Declaration has been prepared for this project.
RECOMMENDATION
The Development Services Department recommends approval of Conditional Use
Permit No. CUP 01-024 subject to the following conditions:
1. A modification is granted for 8 on-site parking spaces in lieu of 13 spaces
required for the use. This approval shall not constitute an approval for a general
CUP 01-024
September 25, 2001
Page 4
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reduction in parking for the total site. That this parking modification shall only be
for the use approved by CUP 01-024 (bookstore and 10 station computer lab).
2. All City code requirements regarding accessibility, fire protection, occupancy,
and safety shall be complied with to the satisfaction of Building Services and the
Fire Department which shall include, but not limited to the following items:
a. If only one of the proposed restrooms is to be disabled/handicapped
accessible, then both of the restrooms must be unisex.
b. Installation of a Knox-box with keys in conformance with the Uniform Fire
Code.
c. Installation of an NFPA-72 fire alarm system in conformance with the Arcadia
Municipal Code.
3. The applicant shall comply with the Business Licensing and Game Machine
Regulations stipulated in Article VI of the Municipal Code which include, but are
not limited to the following:
a. Any locations where a game machine is operated shall provide personnel over
twenty-one (21) years of age to maintain supervision of each game machine
and patrons thereof.
b. Any locations where any game machine is operated shall prohibit persons
under the age of eighteen (18) years from using or playing any game machine
between the hours of 8:00 a.m. to 3:00 p.m., Monday through Friday and after
10:00 p.m. daily, unless accompanied by a parent or guardian. The 8:00 a.m.
through 3:00 p.m. restriction shall not apply during school holidays and school
vacation periods recognized by schools within the City of Arcadia.
4. There shall be no more than 10 computer stations on the premises.
5. The hours of operation of shall be 11 :00 a.m. to 12:00 a.m. seven days a week.
6. Bicycle racks shall be provided and installed to the satisfaction of the Community
Development Administrator.
7. Approval of CUP 01-024 shall not take effect until the property owner and
applicant have executed and filed the Acceptance Form available from the
Development Services Department to indicate acceptance of the conditions of
approval.
7. All conditions of approval shall be complied with prior to the opening of the retail
bookstore and 10-station computer lab. Noncompliance with the plans,
provisions and conditions of CUP 01-024 shall be grounds for immediate
suspension or revocation of any approvals for the remedial retail bookstore and
10-station computer lab.
CUP 01-024
September 25, 2001
Page 5
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FINDINGS AND MOTIONS
Approval
The Planning Commission should move to approve the Negative Declaration and
direct staff to prepare the appropriate resolution for adoption at the Planning
Commission's next meeting.
Denial
If the Planning Commission intends to deny this Conditional Use Permit application,
the Commission should state the reasons for denial and direct staff to prepare the
appropriate resolution incorporating 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 September 24, 2001 public hearing,
please con ct Assistant Planner, Candyce Burnett at (626) 574-5444.
Donna L. Butler
Community Development Administrator
Attachments: Land Use and Zoning Map
Plans
Negative Declaration & Initial Study
Parking Survey
CUP 01-024
September 25, 2001
Page 6
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File No.:
CUP 01-024
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
A. Title and Description of Project:
A Conditional Use Permit (CUP 01-024) operate a retail book store and 10 station computer lab
from 11:00 a.m. to 12:00 a.m. seven days a week,
B. Location of Project:
815 W. Naomi Ave. #F.
In the City of Arcadia, County of Los Angeles
C. Name of Applicant, Sponsor or Person Undertaking Project:
Universal Tea Inc, (Lessee)
111 W. Garvey Ave.
Monterey Park, Ca 91754
(626) 288-2012
The City Council 0 Planning Commission 0, having reviewed the Initial Study of this proposed project
and having reviewed the written comments received prior to the public meeting of the City Council,
including the recommendaiton of the City's staff, does hereby find and declare that the proposed project
will not have a siginificant effect on the environment. A brief statement of the reasons supporting the City
Council's findings are as follows:
The City Council 0 Planning Commission 0, hereby finds that the Negative Declaration reflects its
Independent judgement. A copy of the Initial Study may be obtained at:
Community Development Division
City of Arcadia
240 W. Huntington Dr.
Arcadia, CA 91007
(626) 574-5423
The location and custodian of the documents and any other material which constiture the record of
proceedings upon which the City based its decision to adopt this Negative Declartion are as follows:
Date: q I \.f101
Date Posted:
Community Development Division
City of Arcadia
240 W. Huntington Dr,
Arcadia, CA 91007
(626) 574-54230 Q
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Staff 0
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File No.: CUP 01-024
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Conditional Use Permit; CUP 01-024
2. Lead Agency Name & Address:
City of Arcadia
Development Services Dept./Community Development Div.lPlanning Services
240 W. Huntington Drive
Post Office Box 60021
Arcadia, CA 91066-6021
3. Lead Agency Contact Person & Phone Number:
Candyce Burnett, Assistant Planner - (626) 574-5444/ fax (626) 447-9173
4. Project Location (address):
815 W. Naomi Ave. #F,
In the City of Arcadia, County of Los Angeles
5. Project Sponsor's Name, Address & Phone Number:
Universal Tea Inc. (Lessee)
111 W. Garvey Ave.
Monterey Park, Ca 91754
(626) 288-2012
6. General Plan Designation:
The site is designated as Commercial
7. Zoning Classification:
The site is zoned C-2-General Commercial
Form nJ"
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CEQA Checklist 4/99
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Fire No.: CUP 01-024
8. Description of Project:
(Describe the whole action involved, Including but not limited to later phases of the project, and any secondary,
support, or off-stte features necessary for Its implementation.)
A Conditional Use Permit (CUP 01-024) to operate a retail bookstore and 10 station
computer lab from 11 :00 a.m. to 12:00 a.m. seven days a week.
9. Surrounding land uses and setting:
(Briefly describe the projecrs surroundings.)
North: Multi-family residential and commercial offices; zoned R-3 and C-2
South: Multi-family residential; zoned R-3
East: Commercial retail center; zoned C-2
West: Commercial retail center; zoned C-1
10. Other public agencies whose approval is required:
(e.g., permits, financing approval, partlclpation'agreement)
The City Building Services, Engineering Division, Fire Marshall, Public Works
Services, and Water Services will review the construction plans for compliance with
all applicable construction codes and will oversee construction and installation of
any necessary infrastructure or improvements within the public right-of-way.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by the checklist on the following pages:
[ ] Aesthetics
[ ] Agricultural Resources
[ ] Air Quality
[ ] Biological Resources
[ ] Cultural Resources
[ ] Geology I Soils
[ ] Hazards & Hazardous Materials
[ ] Hydrology I Water Quality
[ ] Land Use I Planning
[ ] Mineral Resources
[ ] Noise
[ ] Population I Housing
[ ] Public Services
[ ] Recreation
[ ] Transportation I Traffic
[ ] Utilities I Service Systems
[ ] Mandatory Findings of Significance
,
Form "J"
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CEOA Checklist 4199
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File No,: CUP 01-024
DETERMINATION:
(f 0 be completed by the Lead Agency)
On the basis of this initial evaluation:
[Xl I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[l I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions
in the project have been made by or agreed to by the applicant. A MITIGATED
NEGATIVE DECLARATION will be prepared.
[l I find that the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
[l I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated impact" on the environment, but at least
one effect 1} has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures
based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
[] I find that although the proposed project could have a significant effect on the
environment, but because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant
to applicable standards, and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation
measyres that are imposed upon the proposed project, nothing further is
required.
,.Q{J ~
Date: September 4, 2001
Candvce Burnett, Assistant Planner
Printed Name & Trtle
For: City of Arcadia
Form"J"
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CEOA Checklist 4/99
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File No;: CUP 01-024
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impacf answers that are adequately
supported by the information sources a lead agency cites in the responses following each question. A
"No Impacf' answer is adequately supported if the referenced information sources show that the impact
simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture
zone). A "No Impact" answer should be explained where it is based on project-specific factors as well
as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a
project-specific screening analysis).
2. A1i answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3. Once the lead agency has determined that a particular physical impact may occur. then the checklist
answars must indicate whether the impact is potentially significant, less than significant with mitigation,
or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence
that an effect is significant. If there are one or more, "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impacr' to a
"less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level (mitigation measures from Section
XVIII, "Earlier Analyses," must be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or Negative Declaration, Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the earlier
analysis
c) Mitigation Measures. For effects that are "Less Than Significant With Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist, references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
7, SupPorting Information Sources: A source list should be attached, and other sources, uses or
individuals contacted should be cited in the discussion.
S, This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a projecfs
environmental effects in whatever format is selected,
9. The explanation of each issue should Identify:
a) The significant criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than significant.
Form IIJlI
-4-
CEQA Checklist 4/99
Issues:
PotentinUy
Signifi";'t
Impact
File No: CUP 01-024
L~s Thnn
Si~ificant
With Less ThWl
Mitigution Significant No Impact
Incorporated Impact
e
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista?
x
- - X
b) Substantially damage scenic resources, including, but
not limited to, tress, rock outcroppings, and historic
buildings within a state scenic highway?
X
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
X
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in' the area?
. The proposed computer arcade and lab will be in an
existing commercial building, any exterior
improvements will be required to comply with local
architectural standards and illumination limits and
will not result in any ofthe ahove impacts.
II. AGRICULTURE RESOURCES. In detennining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may' refer to the
California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the
project:
a)Convert Prime Farmland, Unique Fannland, or X
Fannland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Fannland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use?
X
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
-
CITY IR VPUB12000200 1/546265 FORM "1"
1
e
.
e
Issues:
c) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Fannland, to non-agricultural use?
The proposal is consistent with the commercial
designation in the General Plan and with the C-2
zoning of the site, aod is required to comply with the
regulations any other jurisdictional agency with
applicable environmental regulations. The proposal is
for a commercial use, which is consistent with the
surrounding development.
ID. AIR QUALITY. Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be relied
upon to make the following detenninations. Would the
project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase of
any,criteria pollutant for which the project region is non-
attainment under an applicabkfederal or state ambient air
quality standard (including releasing emissions which
exceed quautitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
CITY IR VPUB/2000200 1/546265
2
Potentially
Significnnt
Impact
File No: CUP 0 1-024
Less Than
Significant
With Less Than
Mitigation Significnn1 No Impucl
Incorporated Impact
-
x
x
x
~
x
x
FORM "J"
e
.
e
Issues:
e) Create objectionable odors affecting a substantial
number of people?
The proposed hookstore and computer lab and its
operation will be subjecUo local air quality
regulations.as administered by the South Coast Air
Quality Management District which should prevent
any impacts relative to items (a) and/or (b) above.
There are no exterior improvements proposed that
would result in alterations to air movement, moisture
or temperature, or cause a change in climate. No
objectionable odors have been associated with the
proposed use.
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as
a candidate, sensitive, or special status species in local or
regional plans, policies, or regulations. or by the
California Department of Fish and Game or O.S. Fish and
Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in
local or regional plans, policies, regulations or by the
California Department ofFish and Game or U.S. Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the Clean
Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
CITY /R VPUB12000200 1/546265
3
POlentinlly
Significant
Impact
File No: CUP 0 )-024
Less Than
Significant
With Less Than
Mitigation Significnnt No Impact
Incorporated Impact
x
x
x
x
x
FORM "J"
e
.
e
~ \,
Issues:
e) Contlict with any local policies or ordinances
protecting biological resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan; or other approved local, regional, or state habitat
conservation plan?
Tbe proposed bookstore and computer Jab will be
located in an existing commercial building in a
commercial area. None oftbeabove circumstances
exist.
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in ~ 15064.5?
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to ~ 15064.5?
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
The proposed use will be in an existing commercial
building. None of tbe above resources have been
identified at the subject area, and none oftbe impacts
have been associated with the proposed use.
VI. GEOLOGY AND SOILS -. Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury or death
involving:
CITY IR VPUB12000200 1/546265
4
Potentially
Significant
Impact
File No: CUP 01-024
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
x
x
~
x
x
x
~
x
x
FORM "Y'
e
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
While this entire region is snbject to the effects of
seismic activity, the subject location has not been
determined to be especially snsceptible to any of the
above geological Or soil problems.
VII. HAZARDS AND HAZARDOUS MATERIALS.
Would the project:
CITY /R VPUB12000200 1/546265
FORM "J"
5
e
.
e
Issues:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardoUs
materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed>school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code section 65962.5 and, as a result, would
it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the prQject
result in,a safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan?
CITY IR VPUB120002001/546265
6
Potentially
Significant
Impact
~
File No: CUP 01-024
-Less Than
Significant
Willi Less Than
Mitigation Significant No Impact
(ncorporatcd Impact
x
x
x
-
x
-
x
x
x
FORM "J"
e
.
e
Issues:
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires, including
where wildlands are adjacent to urbanized areas or where
residences. are intermixed with wildlands?
The City Building Services and the City Fire
Department will review the plans for tbe computer
arcade and lab to prevent any oftbe above impacts.
No existing sources of potential bealtb blU;ards bave
been identified at tbe subject property.
vrn. HYDROLOGY AND WATER QUALITY.
W onld the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (e.g., the production rate
of pre-existing nearby wells would drop toa level which
would not support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the course
of a stream or river, ina manner which would result in
substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the course
of a stream or river, or substantially increase the rate or
amount of surface runoffin a manner which would result
in flooding 00- or off-site?
e) Create or contribute runoff water which would exceed
the capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality?
CITY IR VPUB12000200 1/546265
7
.PQlentiaUy
Significant
Impact
File No: CUP 01-024
Less Than
Signiticant
With Less Than
Mitigntion Significant No lmpact
lncorpofoted Impact
x
x
~
x
x
x
x
x
FORM "J"
e
I
-
.\
Issues:
g) Place housing within a I OO-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
i) Place within a I OO-year flood hazard area structures
which would impede or redirect flood flows?
j) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure ofa levee or dam?
k) Inundation by seiche, tsunami, or mudflow?
The proposed site alterations would not result iu auy
of the above impacts.
IX. "LAND USE AND PLANNING. Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use pIau, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning,ordinance) adopted
for the purpose of avoiding or mitigating an
enviromuental effect?
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan?
The proposed bookstore and computer lab is
consistent with the general plan and zoning
designation for the area. The requested use permitis a
permit process to establish specific conditions for the
consideration of allowing the use within the City of
Arcadia. Such a permit will not affect existing land
uses or general plan designations. The operation of
the proposed business will be subject to all other
environmental plans or policies adopted by agencies
with jurisdiction over this area. There are no
agricultural resources Or operations in the vicinity.
CITY IRVPUB120002001/546265
8
Potentially
Signili"",,!
Impact
File No: CUP 01-024
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
x
x
x
x
x
x
-
x
FORM "J"
e
.
e
Issues:
X.MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
b) Result in the loss ofavailabiJity ofa locally-important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
The proposed bookstore and computer, lab will be
required to comply with adopted energy conservation
requirements. None of the above impacts have been
associated with the proposed type of use. No mineral
resources are known to exist at the site.
Xl. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other
agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundbome noise levels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without
the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
existing without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
CITY IR VPUB/2000200 1/546265
9
Po~cDtially
Significant
Impact
File No: CUP 01-024
Less Than
Significnnl
. With Less lban
Mitigation SignifiCllJlI No Impacl
Incorpornted Impact
x
x
x
-
x
x
x
x
FORM "J"
e
.
e
Issues:
t) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels?
The site of the proposed use is in an existing
commercial building in a commercial area and none of
the above impacts is associatcd with this location or
thc proposed use. Should any problems arise however,
compliance with noise regulations will prevent any
unreasonable noise levels.
xn. POPULATION AND HOUSING. Would the
project:
a) Induce substantial. population growth ill an area, either
directly (for example, by proposing new homes and
businesses).or indirectly (for example, through extension
of road or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
The proposed service is consistent with the general
plan and zoning designations for the area and will not
impact the population or housing.
xm. PUBLIC SERVICES. Would the project:
a) Result in substantial adverse physical impacts
associated with the provision of new or physically altered
governmental facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
Police protection?
CITYIRVPUB12000200 1/546265
10
Potentially
Significant
Impact
File No: CUP 01-024
Less Than
Significant
With Less Than
Mitigation Significnnt No [mpoct
Incorporated Impact
x
x
-
x
x
x
x
FORM "J"
e
I
e
Issues:
Schools?
Parks?
Other public facilities?
The proposed use is consistent with the planned uses
for the arellllnd will not result in any of the above
impacts.
XIV. RECREATION. Would the project:
a) Increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which have an adverse physical effect on the
environment?
The proposed use will be located in an existing
commercial building, and. the proposed project Will not
result in any of the above impacts.
XV. TRANSPORTATION /TRAFFIC. Would the
project:
a) Cause an increase in traffic, which is,substllntial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in location
that results in substantial safety risks?
CITY IR VPUB12000200 1/546265
11
Potentially
SignificmtL
Impact
-
File No: CUP 01-024
Less Than
Significant
With Less TI1lll
Mitigation Significant NQ Impact
Incorporated Impact
-
x
x
x
x
x
x
-
x
.-
x
FOR!\.'f "J"
.\
.
e
Issues:
Potentially
SignifiClll1t
Impact
File No: CUP 01-024
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
x
e) Result in inadequate emergency access? - X
f) Result in inadequate parking capacity? X
g) Contlict with adopted policies, plans; or programs X
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
The proposed bookstore and computer lab is located in
an existing building. The site does not comply with the
City's parking requirements.
XVI. UTILITIES AND SERVICE SYSTEMS. Would
the project:
I a) Exceed wastewater treatment requirements of the X
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or - X
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new stonn X
water drainage facilities or expansion of existing facilities,
the construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the X
project from existing entitlements and resources, or are
new or expanded entitlements needed?
e) Result in a detennination by the wastewater treatment X
provider which 'serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient pennitted - X
e capacity to accommodate the project's solid waste
disposal needs?
CITY /R VPUB/2000200 1/546265 FORM "J"
12
e
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Issues:
,g) Comply with federal, state, and local statutes and
regulations related to solid waste?
It is not anticipated tbat any of tbe above utilities or
service systems will be significantly impacted.
Nevertbeless, the proposed improvements will be
reviewed for, and the developer will be required to
provide, if necessary, any new systems or supplies
necessary to mitigate any sucb impacts.
XVII. MANDA TORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat or a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plant
or animal or eliminate important examples of the major
periods of Calil'ornia history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
project, and the effects of probable future projects.)
c) Does the project have environmental effects
which will cause substantial adverse effects on human
beings. either directly or indirectly?
Tbe proposed use will be in an existing commercial
building, tbe proposed project will not resnlt in any of
tbeabove impacts.
CITY/RVPUB12000200 11546265
13
Potentially
Significant
Impact
FileNo: CUP 01-024
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
x
~
x
x
x
FORM "J"
File NO.~ 1- oz.+
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 574.5400
ENVIRONMENTAL INFORMATION FORM
Date Filed: 0~/08/0l
General Information
1. Name and address of developer or project sponsor:
Universal Tea lnc"
pI ~~. Garvey Ave., Monterey Park, Ca '11'754-
2.
Address of project (Location):
815 W. Naomi Ave., #F Arcadia, CA 91007
I.
Name, address aM telephone number of person to be contacted concerning this project:
Kuei-Tung Chen C" )
lony
111 W. Garvey Ave., Monterey Park, Ca 91754
(626) 2811-2012
4. List and describe any other related permits and other pUblic approvals required for this
project, including those required by city, regional, state and federal agencies:
City of Arcadia Business License No. 04U909
5. Zoning:
C2
6. General Plan Designation: commercial
Proiect Description
7.
e
Proposed use of site (project description):
A retail store for books, CDs, Magaz~nes, games, and eaucational sottwares.
The store will also be equipped with 10 computer terminals to provide access to
internet for entertaining ana educational purposes. ~tore hours are ll:uO am _
12: uO C\ m. Tnere are 2 employees... (to be continued on tne. following page)
e
Safety guard will be on site after 8: 00 pm. The computer arcaae will
be free for senior residents between 11:00 am and ll:0U pm. All pornography
sites w1l1 be blocked trom access for all computer terminals.
.
e
"
.. \ ~.
e.
Site Size: 37,810
Sq. Ft.!
0.~7
Acre(s)
9. Square footage per building:
1,.50U Sq. Ft.
10. Number of floors of construction:
one
11. Amount of oft-street parking provided:
1,ZOO parking spaces within the shopping center
12. Proposed scheduling of project:
All 1'1 are completed by former tenant. Store is scheduled to open uctober 01, 01
13. Associated projects:
None
14.
Anticipated incremental development:
None
15. If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expected:
NA
16. If commercial, indicate the type, Le. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation: _
Retail stores within a commercJ.al shopping center. 1,5uO Sq. Ft. ot sales area.
Store hours: ll:~U-l2:00 am
17. If industrial, indicate type, estimated employment per shift, and loading facilities:
NA
18. If institutional, indicate the major function, estimated employment per shift, estimated
occupancy, loading facilities, and community benefits to be derived from the project:
NA
_19.
If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
The store will have lU computer terminals tor 1nternet access as an arcade.
EnVironlnloF arm
-2-
4/0.1
eo. Are the following items applicable to the project or its effects? Discuss below all items
checked yes (attach additional sheets as necessary).
YES NO
o Gl 21.
o ca 22.
o ~ 23.
o I:;J 24.
o Gl 25.
o LiI 26.
o Gl 27.
'LiI 28.
IJI 29.
0 LiI 30.
0 Gl 31.
0 IJI 32.
0 Gl 33.
Change in existing features of any hills, or substantial alteration of ground
contours.
Change in sceniC views or vistas from existing residential areas or public
lands or roads.
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter,
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in ground water quality or quantity, or alteration of existing drainage
patterns,
Substantial change in existing noise or vibration levels in the vicinity.
Is site on filled land or on any sl.opes of 10 percent or more?
Use or disposal of potentially hazardous materials, such as toxic substances,
flammable or explosives
Substantial change in demand for municipal services (police, fire, water.
sewage, etc.)
Substantial increase in fossil fuel consumption (electricity, oil, natural gas,
etc.)
Relationship to a larger project or series of projects -
Has a prior environmental impact'report been prepared for a program, plan,
policy or ordinance consistent with this project?
o IJI 34. If you answered YES to question no. 33, may this project cause significant
effects on the environment that were not examined in the prior EIR?
Environmental Settina
Describe (on a separate sheet) the project site as it exists before the project, including
information on topography, soil stability, plants. and animals, any cultural, historical or
scenic aspects. Describe any existing structures on the site, and the use of the
structures. Attach photographs of the site. (Snapshots or Polaroid photos will be
accepted.)
35.
e
EnvironlnfoForm
-3-
4101
_.
Describe (on a separate sheet) the surrounding properties, including information on
plants, animals, any cultural, historical or scenic aspects. Indicate the type of land uses
(residential, commercial, etc.), intensity of land use (one-family, apartment houses,
shops, department stores, etc.), and scale of development (height, frontage, set-backs,
rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will
be accepted.
Certification
I hereby certify that the statements furnished above and in the attached exhibits present the
data and information required for this initial evaluation to the best of my ability, and that the
facts, statements, and information presented are true and correct to the best of my knowledge
and belief.
Date
,/
8/ ,//(17 I
-r;'1 &C. 7. ~~
(Signature)
For
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Environmental setting
35. & 36.
815 W. Naomi #F was a loan company before. This site is one of the stores within a
commercial building with 12 stores (please see the attached photographs). This subject
building is located in a big shopping center with kinds of retail stores in C-2 zoning per
city of Arcadia's records (a list of stores within the shopping center is also enclosed with
the application package).
West to the shopping center is,a C-3 zoned supermarket/commercial plaza. South to the
shopping center is a multi-family area zoned for R-3.
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e Parking Survey:
Available parking spaces (out of approximately 140 parking spaces around the building.
Please refer to the outlined sketch)
- conducted from July 30 to August 5
Mon. Tue. Wed. Thu. Fri. Sat. Sun.
11:00 am 105 98 100 102 118 85 110
2:30 pm 87 95 90 83 65 53 61
6:00 pm 55 73 48 62 39 57 89
9:30 pm 118 107 95 103 71 80 97
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