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RESOLUTION 1648
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, GRANTING CONDmONAL USE PERMIT NO.
CUP 01-018 TO OPERATE AN EDUCATION CENTER, LOCATED AT 2617
SANT A ANITA AVENUE
WHEREAS, on July 2, 2001, a Conditional Use Permit application was filed by
Kwai Wong to operate an educational center, Development Services Department Case
No. C.U.P. 01-018, at property commonly known As 2617 S. Santa Anita Avenue; and
WHEREAS, A public hearing was held on August 14,2001, 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 HEREBY 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.
2. That the use applied for at the location indicated is a proper use for which a
Conditional Use Permit is authorized.
3. That the site abuts streets and highways adequate in width and pavement type
to carry the kind of traffic generated by the proposed use.
4. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
5. 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 to operate an educational center, upon the following conditions:
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I. There shall be no parking or stopping along the driveway aisle for picking-
up/or dropping off of students.
2. Two "Loading Only" spaces shall be provided in addition to any required van-
accessible handicapped parking space subject to staff's review and approval.
3. The maximum humber of students at any one time shall not exceed fifty (50).
4. 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.
5. Approval of CUP 01-018 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.
6. All conditions of approval shall be complied with prior to the opening of the
learning center. Noncompliance with the plans, provisions and conditions of CUP 01-
018 shall be grounds for immediate suspension or revocation of any approvals for the
education center.
SECTION 4. 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 forgoing Resolution was adopted at a regular
meeting of the Planning Commission held on August 14,2001, by the following vote:
A YES: Commissioner Huang,. Murphy, Olson, Kalemkiarian
NOES:
ABSENT:
ABSTAIN:
~
Chainhan, Planning Commission
City of Arcadia
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cretary, Planning Co
City of Arcadia
APPROVED AS TO FORM:
~~R~
Steph n P. Deitsch, CIty Attorney
STAFF REPORT
DEVELOPMENTSER~CESDEPARTMENT
August 14,2001
TO: Arcadia City Plannin.g Commission
FROM: Donna Butler, Community Development Administrator
By: Thomas Li, Assistant Planner
SUBJECT: Conditional Use Permit No. 01-018
SUMMARY
This Conditional Use Permit (C.U.P.) application was submitted by Kwai Wong for a
1,500 sq. ft. education center at 2617 S. Santa Anita Avenue. The intent of the
learning center is to aid young students to become academically successful in
school.
.
The Development Services Department is recommending approval of CUP 01-018
and adoption of Resolution No. 1648 that grants such permit subject to the conditions
in this staff report.
GENERAL INFORMATION
APPLICANT: Kwai Wong (Tenant - Hong Kong Education Center)
LOCATION: 2617 S. Santa Anita Avenue
REQUEST: A Conditional Use Permit for an education center.
SITE AREA: 215,186 sq.ft. (4.94 acres)
FRONTAGES: 335 Feet on Santa Anita Avenue
642 Feet on Las Tunas Avenue
EXISTING LAND USE & ZONING:
The site is developed with a 58,375 sq.ft. commercial shopping center; zoned
C-2
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SURROUNDING LAND USES & ZONING:
North: Multiple-family residential; zoned R-2.
South: Car wash and auto-repair center; zoned CoM.
East: Chevron gas station; zoned C-1.
West: Coco's Restaurant; zoned CoO.
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.
education center at 2617 S. Santa Anita Avenue, as shown on the submitted site
plan. The leaming center will have up to five (5) employees as teachers, with an
approximate enrollment of 50 students. After school programs will be provided during
weekdays for children from Kindergarten to fifth grade, and weekend classes for all
ages. The hours of operation will be 9am to 7pm on weekdays and 9am to 4pm on
weekends, with class hours of 3pm to 6pm and 9am-12pm, respectively.
A learning center is a permitted use in the C-2 zone with an approved conditional use
permit.
The proposed 1,500 sq. ft. education center requires one space per 35 sq. ft. of
instructional area (800 sq. ft.). Base on this requirement, 23 spaces are required for
the leaming center.
Currently, the site has a parking deficiency of 65 spaces, and with the addition of the
proposed education center the overall parking deficiency would be 81 I.e., 277 on-
site spaces provided in lieu of 358 required by code.
,
Proposed Mix of Uses and Current ParkinQ Requirements
Approx. Current Total
Size Parking Parking Parking
Tvoe of Use in sa. ft. Reauirement Allocated' Deficiencv Notes
#1 - Retail 35,479 178 169 9
#2 - Coin Laundry I Cleaners 3,480 18 17 1
#3 - Travel Agency 1,190 5 4 1
#4 - Restaurant 8,380 84 40 44
#5 - Acupuncture 1,190 7 6 1 MC 99-042
#6 - Adult Health Center 7;156 43 34 9
#7 - Proposed School 1,500 23 7 16 CUP 01-018
Totals 58,375 358 2IT 81 (net parking deficiency)
"Based on each use's share of the 278 on-site parking spaces available (I.e., 4.76 spaces per 1,000
st.)
CUP 01-018
August 14, 2001
Page 2
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The proposed education center, if approved, would account for 16 spaces (20%) of
an overall site deficiency of 81 parking spaces.
ANALYSIS
Staff believes that the applicant's proposal, if approved, would not impact that noted
on-site parking since the majority of the students are not of a driving age. Also, staff
ha visited the site on several occasions, at times when students are anticipated to be
dropped-off or picked-up, and observed that there is ample on-site parking spaces
available in the vicinity of the proposed educational center.
The applicant shall be required to comply with all code requirements as determined
necessary by the Building Official, Fire Marshall, and Community Development
Administrator.
CEQA
Pursuant to the prOVIsions of the California 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 sljbstantial
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 01-018 subject to the following conditions:
1. There shall be no parking or stopping along the driveway aisle for picking-up/or
dropping off of students.
2. Two "Loading Only" spaces shall be provided in addition to any required van-
accessible handicapped parking space subject to staff's review and approval.
3. The maximum number of students at anyone time shall not exceed fifty (50).
4. 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.
5. Approval of CUP 01-018 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.
CUP 01-018
August 14, 2001
Page 3
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6. All conditions of approval shall be complied with prior to the opening of the
leaming center. Noncompliance with the plans, provisions and conditions of
CUP 01-018 shall be grounds for immediate suspension or revocation of any
approvals for the education center.
FINDINGS AND MOTIONS
Approval
The Planning Commission should move to approve and file the Negative Declaration
and adopt Resolution No. 1648: A Resolution of the Planning Commission of the City
of Arcadia, California, granting Conditional Use Permit No. 01-018 to operate an
education center.
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 August 14, 2001 public hearing, please
contact Assistant Planner, Thomas Li at (626) 574-5447.
;J;?
A ro edbY:. ~.
1 ~~ r7< z::s.____..
. Donna L. Butler J
Community Development Administrator
Attachments: Land Use and Zoning Map
Plans
Negative Declaration & Initial Study
Resolution 1648
CUP 01-018
August 14,2001
Page 4
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Land Use and Zoning Map
2617 S. Santa Anita Ave.
CUP 01-018
tNORTH
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FileNo.:
CUP 01-018
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 01-018) for a 1,500 sq.ft. education center.
B. Location of Project:
2617 S. Santa Anita Avenue
In the City of Arcadia, County of Los Angeles
C. Name of Applicant, Sponsor or Person Undertaking Project:
Kwai Wong
10158 Olive Street,
Temple City, CA 91780
(626) 806-8481
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:
Community Development Division
City of Arcadia
240 W. Huntington Dr.
Arcadia, CA 91007
(626) 574-5423
Date:
Date Posted:
Staff
4/01
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ENVIRONMENTAL CHECKLIST FORM
I. Project Title:
Conditional Use Permit No. 01-018
2. Lead Agency Name and Address: City of Arcadia .
Development Services Department
Community Development Division 1 Planning Services
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91066-6021
3. Contact Person and Phone Number:
Thomas Li (626) 574-5447
4. Project Location: 2617 S. Santa Anita Avenue
5. Project Sponsor's Nllme and Address: Kwai Wong
10158 Olive Street,
Temple City, CA 91780
6. General Plan Deslgoation:
Commercial
7.. Zoning: C-2 - General Commercial
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.site features necessary for its
implementation. Attach additional sheet(s) if necessary.):
A Conditional Use Permit to operate a I ,SOO,sq. ft. education center at 2617 S. Santa Anita A venue.
9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.)
North:
South:
East:
West:
multiple-family dwellings; zonedR-2
Car wash, auto service; zoned CoM
Chevron gas statio.n; zoned C-I
Coco's Restaurant; zoned C- 2
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreentent):
City Engineering Division I City Maintenance Department I City Water Division 1 Los Angeles
County Engineer
CEQAFORMS/CHECKLIST
08/07/01
Page I of 4
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that isa "Potentially Significant Impact" as indicated by the checklist on the following pages.
DETERMINA nON (To be completed by the Lead Agency):
On the b:lSis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATNE DECLARATION will be prepared.
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 project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
[ find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed projectMA Y have a "potentially significant or "potentially significant unless
mitigated" impact on the environment, but at lel\St 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, because
all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGA TNE
DECLARATION pursuant toappJicable standards, and (b) have been avoided or mitigated pursuant
to that earlier EIR or NEGATIVE DECLARA nON, including revisions or mitigation measures that
are imposed upon the proposed project, nothing further is required.
8/7/2001
Date
CITY OF ARCADIA
For
Signature
Thomas Li
Printed Name
CITY IR VPUB12000200 1/546265
FORM
"J"
Page 2 of 4
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EV ALUATION OF ENVIRONMENTAL IMPACTS:'
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources l! lead agency cites in the'parentheses following
each question. A "No Impact" 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) All answers must take account of the whole action involved, including off-site as well as on-
site, cumulative as well as project-level, indirectas'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 answers must indicate whether the impact is potentially sigriificant, 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
Impacl" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With MJtigation Incorporated" applies where
the incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" 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 XVIl, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
proeess,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 thanSignificant 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 infonnation
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.
CITYIRVPUB12001/313785 FORM "J"
Page 3 of 4
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7) Supporting Information Sources. A source list should be attached, and other sources used or
individuals contacted should be cited in the"discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however,
lead agencies should normally address the questions form this checklist that are relevant to a
project' senvironmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance 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 significance.
CITY/RVPUBI2001/313785 FORM "f'
Page 4 of 4
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Issues:
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect ona scenic vista?
b) Substantially damage scenic resources, including, but
not limited to, tress, rock olltcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or. nighttime views in the area?
The proposed school is surrounded by commercial and
residential uses. The proposal will be-required to
comply with local architectural standards and
illumination limits and will not result in any of the
above 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 Farmland, or
Farmland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Farmland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use. or a
Williamson Act contract?
CITY IR VPUB/2000200 t/546265
I
POlentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
With Less Than
Mitigation Significant No'Impact
lncorporated Impact
x
x
x
x
x
x
FORM "J"
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Issues:
c) Involve other changes in the existing environment
which, due to their location or nature; could result in
conversion C)f Farmland, 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, and is required to comply with the
regulations any other jurisdictional agency with
applicable environmental regulations. The proposal is
for a educational use, which is consistent with the
surrounding development.
m. 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 determinations. 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 applicable federal or state ambient air
quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
CITY IRVPUB12000200 1/546265
2
Potentially
Sigl)ificant
Impact
File No: CUP 01-008
LeSs Than
Significant
With Less Than
Mitigation Significant No Impacl
Incorporated Impact
x
x
x
x
x
FORM"]"
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Issues:
e) Create objectionable odors affecting a substantial
number of people?
The proposed education center and its operation will
be subject to local air quality regulations as
administered by the South Coast Air Quality
Management District which should prevent any
impacts relative to items (a) andlor (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 U.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 of Fish 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 IRVPUB/2000200 1/546265
3
Potentially
.Significant
Impact
File No: CUP 01-008
Less Than
Significant
Witlt Less Than
Mitigation Significant No lmpuct
Incorporated Impacl
x
x
x
x
x
FORM "J"
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Issues:
e) Conflict 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
Cc)Oservation Plan, Natural Community eonservation
Plan, or other approved local, regional, or state habitat
cOnservation plan?
The proposed education center iwill be located in an
existing commercial building in a commercial area.
None of the above 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 orsite 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 the above resources have been
identified at the subject area, and none of the 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 01-008
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impacl
x
x
x
x
x
x
x
FORM "J"
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Issues:
i) Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or'based on
other substantial evidence of a known fault? Referto
Division of Mines and Geology Special Publication 42.
ji) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iiii) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, ()r
that would become unstable as a result of the project. and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-
B of the Uniform J3uilding Code (1994), creating
substantial risks to life or property?
e) Have soils incapable ofadequately 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 especiaUy susceptible to any of the
above geological or soil problems.
VII. HAZARDS AND HAZARDOUS MATERIALS.
. Would the project:
CITY IR VPUB/2000200 1/546265
5
Potentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impacl
x
x
x
-
x
x
x
x
x
FORM "I"
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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 eJ\isting 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 project
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 ina 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 VPUB12000200 1/546265
6
Potentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
Whh Less Than
Mitigation Significant No Impact
Incorporated Impact
x
x
x
x
x
x
x
FORM "J"
e
e
e
Issues:
h) Expose people or structures to uignificant 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 the education
center to prevent any of the above impacts. No
existing sourcllS of potential health hazards have been
identified at the subject property.
VIll. HYDROLOGY AND WATER QUALITY.
Would 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 to a 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, in a manner which would result in
substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattem 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 runoff in. a manner which would result
in flooding on- 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
pol1uted runoff?
f) Otherwise substantially degrade water quality?
CITY IRVPUB/2000200 1/546265
7
Potentially
Significant
Impact
File No: CUP 01-008
Less>Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
x
x
x
x
x
x
x
FORM "J"
e
e
.
Issues:
g) Place housing within a lOa-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 laO-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 floodingas'a
result of the failure of a levee or dam?
k) Inundation by seiche, tSunami, or mudflow?
The proposed site alterations would not result in any
of the above impacts.
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established conununity?
b) Conflict with any applicable land use plan, 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
environmental effect?
c) Conflict with any applicable habitat conservation plan
or natural conununity conservation plan?
The proposed education center is consistent with the
general plan and zoning designation for the area. The
requested use permit is 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.
CITYIRVPUB/20002001/546265
8
Potentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
With Less Than
Mitigation Significant No Impact
mco~oret~ lmp~t
x
x
x
x
x
x
x
FORM "J"
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 of availability of a locally-important
mineral resource recovery site delineated on a local
general plan. specific plan or other land use plan?
The proposed educational center 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.
XI. 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 groundborne noise levels?
c) A subsmntial 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/RVPUBI20002001/546265
9
Potentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
With Less Than
Milignuon Significant No Impact
Incorporated Impact
x
x
x
x
x
x
x
FORM "J"
Issues:
Potentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
e
f) 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?
x
The site of the proposed use is in an existing
commercial building in a commercial area and none of
the above impacts is associated with this location or
the proposed use. Should any problems arise however,
compliance with noise regulations will prevent any
. unreasonable noise levels.
XII. POPULATION AND HOUSING. Would the
project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of road or other infrastructure)?
x
b) Displace substantial numbers of existing housing, - X
e necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating X
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,
XllI. 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? X
X
Police protection?
.
CITY IR VPUB12000200 1/546265 FORM "J"
10
e
e
e
Issues:
Schools'!
Parks?
Other public facilities?
The proposed use is consistent with the planned uses
for the area and 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 delerioration 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 substantial in
relation to Ihe existing traffic load and capacity of the
streel 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 ora change in location
that results in substantial safety risks?
CITY fR VPUB12000200 1/546265
11
Poten~.iil1ly
Significant
Impllct
File No: CUP 01-008
Less Than
Significant
With ~ess Than
Mitigation Significant No Impact
Incorporated Impact
x
x
x
x
x
x
x
x
FORM "J"
Issues:
Potentially
Significant
Impact
File No: CUP 01-008
Less Than
Significant
With Less Than
Mitigation Significant No Impact
lncorporated Impact
e
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) Conflict with adopted policies, plans, or programs X
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
The proposed education center is located in an existing
building. The site does not comply with the City's
parking requirements.
XVI. UTILmES AND SERVICE SYSTEMS. Would
the project:
e 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 storm 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 ate
new or expanded entitlements needed?
e) Result in a determination 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 permitted X
capacity to accommodate the project's solid waste
. disposal needs?
CITY IR VPUB12000200 11546265 FORM "J"
12
e
e
.
Issues:
g) Comply with federal, state. and local statutes and
regulations related to solid waste?
. It is not anticipated that any of the above utilities or
service systems will be significantly impacted.
Nevertheless, 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 such impacts.
XVU. 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 Califomia 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 onhumail
beings, either directly or indirectly?
The proposed use will be in an existing commercial
building, the proposed project will not result in any of
the above impacts.
CITY IRVPUB12000200 1/546265
13
Potentially
Significant
Impact
FileNo: CUP 01-008
Less Than
Significant
With Less Than
Mitigation Significant No Impact
Incorporated Impact
x
x
x
x
FORM "J"