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HomeMy WebLinkAbout1632 . . . RESOLUTION NO. 1632 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL USE PERMIT NO. CUP 01-005 TO EXPAND THE EXISTING TUTORIAL CENTER AT 802-806 S.. FIRST AVENUE. WHEREAS, on December 26, 2000, an application was filed by Rae Shiau to expand an existing tutorial center into the adjacent 2,408 square-foot office space (Development Services Department Case No. CUP 01-005) at 802-806 S. First Avenue, more particularly described as follows: Lots 38 and 39 of Block 62 of Part of the Arcadia Santa Anita Tract, in the City of Arcadia, County of Los Angeles, State of Caiifomia, as per map recorded in Book 16, Page 58 of Miscellaneous Records, in the Office of the County Recorder of Said County. EXCEPT therefrom the South 15 feet of said Lot 38. ALSO EXCEPT the West 10 feet of said Lots 38 and 39 as conveyed to the City of Arcadia, by Deed recorded June 29, 1954, in Book 44941, Page 22, of Official Records. WHEREAS, a public hearing was held on February 13, 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 RESOLVES AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the attached report dated February 13, 2001 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 properly one for which a Conditional Use Permit is authorized. 3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. . . . 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. 6. That the evaluation of the environmental impacts as set forth in the Initial Study are appropriate and that the project will have no significant effect upon the environment within the meaning of the Califomia Environmental Quality Act of 1970, and when considering the project as a whole, there was no evidence before the City that the proposed project would have any potentially adverse effect on wildlife resources or the habitat upon which wildlife depends, and therefore, a Negative Declaration was approved. SECTION 3. That for the foregoing reasons this Commission grants Conditional Use Permit No. CUP 01-005 to expand an existing tutorial center into the adjacent 2,408 square-foot office space at 802-806 S. First Avenue, subject to the following conditions: 1. That the tutorial center shall be maintained and operated in a manner that is consistent with the application and plans submitted and approved for Conditional Use Permit No. CUP 01-005. 2. That the Morial center shall continue to provide the existing transportation to the site as stipulated by Conditional Use Pennit No. CUP 98-024. 3. That there shall be no parking or stopping along the driveway aisle for picking-up or dropping-off of students. 4. That all City code requirements regarding accessibility, fire protection, occupancy, and safety shall be complied with to the satisfaction of the Building Services and the Fire Department. 5. That the approval of Conditional Use Permit No. CUP 01-005 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 awareness and acceptance of the conditions of approval. 6. That all conditions of approval shall be complied with prior to the opening of the expanded portion of the tutorial center. Noncompliance with the plans, provisions and conditions of approval of Conditional Use Permit No. CUP 01-005 -2- 1632 shall be grounds for immediate suspension or revocation of any approvals for the . tutorial center. 7. That the tutoring center shall be closed on Sundays. SECTION 4. The decision, findings, and conditions of approval contained in this Resolution reflect the Planning Commission's action of February 13, 2001, by the following vote: AYES: Commissioners Bruckner, Huang, Kalemkiarian, Olson and Murphy NOES: 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. ' I HEREBY CERTIFY that the foregoing Resolution No. 1632 was adopted at a regular meeting of the Planning Commission held on February 13, 2001, by the following vote: AYES: NOES: Commissioners Bruckner, Huang, Kalemkiarian, Olson and Murphy None . Chairman, Planning Commission City of Arcadia ATTEST: Secretary, Planning Commission City of Arcadia APPROVED AS TO FORM: Stephen P. Deitsch, City Attomey City of Arcadia . -3- 1632 STAFF REPORT DIDffiLOPMrnNTSER~CESDEPARTMrnNT February 13, 2001 TO: FROM: Arcadia City Planning Commission Donna Butler, Community Development Administrator By: Candyce Burnett, Assistant Planner SUBJECT: Conditional Use Permit No. CUP 01-005 SUMMARY This Conditional Use Permit application was submitted by Rae Shiau to expand an existing tutoring center that currently administers academic programs to children from Kindergarten to 8th grade at 802-8q6 S. First 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 01-005 and adoption of Resolution 1632 granting the conditional use permit subject to the conditions in this staff report. GENERAL INFORMATION APPLICANT: Rae Shiau (properly owner) LOCATION: 802-806 S. First Avenue REQUEST: A Conditional Use Permit to expand an existing educational learning center SITE AREA: Approximately 10,800 sq.ft. (0.247 acres) FRONTAGES: 80 feet along First Avenue and 135 feet along Alice Street. EXISTING. LAND USE & ZONING: The site is developed with a 6,070 sq.ft. office building and 11 on-site parking spaces. The site is zoned C-2. . d . . . SURROUNDING lAND USES & ZONING: North: Mixed commercial; zoned C-2 South: Mixed commercial and a church; zoned C-2 East: Multi-family residential; zoned PR-3 and R-3 West: Mixed commercial; zoned C-2 GENERAL PIAN DESIGNATION: The site is designated as Commercial BACKGROUND On Noveinber 24, 1998, the Planning Commission approved GUP 98-024 to operate a tutoring center at 806 S. First Avenue. At this time the applicant was proposing to occupy a 3,662 sq.ft. office space to tut~r approximately 90 students from Kindergarten to the 8th grade. The remaining 2,408 square foot space was being occupied by an office use. PROPOSAL AND ANALYSIS The applicant is requesting a Conditional Use Permit to expand an existing tutorial center of 3,662 sq.ft. to approximately 5,800 sq.ft., at 802-806 First Avenue. Currently, the school has an enrollment of approximately 90 students from grade kindergarten through 8th grade. The proposed expansion is 'for the purpose of increasing enrollment to accommodate students from grade kindergarten through 12th, by converting an existing vacant office area (located in the same building) into 3 additional classrooms and one new office space. The learning center will employ one additional school administrator, who will be the new site director. Business hours will be from 9:00 am to 7:00 pm, Monday through S~~~ ' A learning center is a permitted use in the C-2 zone with an approved conditional use permit. CUP 01-005 February 13, 2001 Page 2 . PARKING Currently, the tutorial center operates by having their students dropped off in the parking lot by parents and public transportation. Also, the tutoring center provides transportation through an agreement with the Arcadia School District. The applicant has indicated (see attached letter) that with the addition of older high school students the on-site parking will still be adequate because many of these students will walk from the high school or be dropped off and picked up. Additionally, the school currently has an agreement by covenant, with the neighboring Arcadia Presbyterian Church, to utilize the southerly portion of the Church's parking lot which currently provides approximately 120 parking spaces. The proposal will provide approximately 4,526 sq.ft. of classroom space ( Le., 2,326 sq.ft. of existing seating plus 2,200 sq.ft. of new classroom space) that requires one parking space per 35 sq.ft. of instructional area. Based on this requirement, 130 spaces are required for the learning center. Currently, the site has a parking deficiency of 56 spaces, and with the additional classrooms, the overall parking deficiency for the site would be 119 spaces Le., 11 on-site spaces provided in lieu of 130 required by code. However, with the parking agreement between the school and the church, the parking will meet the code requirement. . . ANALYSIS . Uses such as tutoring centers require conditional use permits, and traffic'concerns can be addressed as part of the consideration .of such applications. Generally, staff does not encourage uses, which are deficient in parking, however, based upon the applicant's proposal which includes a shared parking agreement, it is staffs opinion that the proposed use would be appropriate for the site. 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 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 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 CUP 01-005 February 13, 2001 Page 3 . . . 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 01-005 subject to the following conditions: 1. The learning center shall be maintained and operated in a manner that is consistent with the application and plans submitted and approved for CUP 01- 005. 2. That the tutoring center shall continue to provide existing transportation to the site, as stipulated in CUP 98-024. 3. There shall .be no parking or stopping along the driveway aisle for picking-up/or dropping off of students. 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 01-005 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 expanded portion of theleaming center. Noncompliance with the plans, provisions and conditions of CUP 01-005 shall be grounds for immediate suspension or revocation of any approvals for the remedial tutoring center. FINDINGS AND MOTIONS Approval The Planning Commission should move to approve and file the Negative Declaration and adopt Resolution No. 1632: A Resolution of the Planning Commission ofthe City of Arcadia, California, granting Conditional Use Permit No. 01-005 to operate a educational learning center. CUP 01-005 February 13, 2001 Page 4 . . . 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 priorto the February 13, 2001 public hearing, please conta~,~s,istant Planner, Candyce Burnett at (626) 574-5444. ' Apweve V.by: -:: ." // / . - .~ , ~ I //2 '7/-4' ~ r t v~ ~/L nna L. Butler - Community Development Administrator Attachments: Land Use and Zoning Map Plans Negative Declaration & Initial Study Resolution 1632 Letter from the applicant CUP 01-005 February 13, 2001 Page 5 . . . '.' f ' ~i' PR-3 ~ ~ C-2 '\ t@~ · I ... ("1;$) ~ (5?1...._ . '50,0 It 'W2t'\ 'I I .. . '~:PR-3',~R-3~1 P . I I CHUR~H/P~RKINGT LOT 1 135 I 50 1 50 50 5, ~ V\ C-2 ... .., ... SOl ALICE ST , 1AtQ.. ()J , OIl) (M.'" (54) 0 Ol oil .. CI "8' ~ r"\ ~ '" \91 ! <:' '-/ t.. '" '<t Cll'" , .... ~~E>):~LL~~~ ("~~ (7~) .(J'~~I (...jj ;::~HHlHHEEIn ; r- :~ln~~UDJ]ul1~ ~PR-3 fR-3~ (f) ~~ ~ ~ CHURCH I I a:: '" .135 50 ~. I ... . ~I IJ... ~- - .;.l'A~ ~"'o- ',PARKING LOT~ I;;: 1 " .. 135 ~~O " ~ ",<l ';. , !:! ~ C-2 ~>;; ...J ~f"I <( ~.. .-: -'-- w ~h et:: ii:;"t .. 0.'''- ~ ~'d "- ~ Cl .J4o:a: ~ .... , / 0.02 P ~ -3 '; ~~ & @-~ 151)1 ($) ~ 5d 50 So ~C-2 ~ 5'0 ~ I ;; ~ '...,j '- ~ ~l ~ ;;:;1 <:' '" I ,MIXED RETAIL I y. I (1131 I (117) (I/J) (/25) ~ 50.~'! oM'! SO,~~ 5'0 '" 't ~ '" "'.0 0 't... t"' ;! "'~ ,...~ /J. /3S'./S !!: rri ~ LUCILLE ST ~ .0 """Jj!i;" '50 J"ld ';')",~a;)g(~)"'~ C-2 ~:il .., "! 0 ',l~I' ""-0" 70 cr ~R- ~ I No; "<:lIb -'0 '" . jl ~;;t _ ~'II_ -;; 70 ..I~- ~ l>6 ~I . - r !;; ~ ~MIXED RETAIL= "'1A . elI.;. -,.,- - ~p:;; ,(&0.. 1'0.&0 ;; ,. (.$6J ' .c.~l <0 (0'2 50.1>7. I, ,- .,. ....- eg. f..''''- '0 Up. fft €. REALESTATEi ~C:;' OFFICE ~ l'-.. ;.; .." -... ~. ,.... '....,. " ",. eo' .. RO <S> >~ . . 5u.67- 50.6' FJB- ~3 51;o'.,J (il2.1 (II G) (;0' ...(/tJZ) ." ,- ~ 1\7.5 I (ljooJ I I I - r_ ~o .."" Land Use and Zoning Map 802-806 S. First Ave. tNORTH CUP 01-005 Scale: 1 inch = 200 feet . . J . PROJECT DESCRIPTION PROJECT : TENANT IMPROVEMENT NAME :TEMPlE ~DUCA nON CENTE.=! ADDRESS : B02.FIRST AVE. ARCADE. CA. 91006 . TENANT : MR.LU CHANG TEl: 626-446.1B61 DESCRIPTION: CONVERT EX1STlNG OFF1CE BUILDING TO EDUCA TlON CENTER USE. LOT SIZE : 10.800 SF. ZONING: C.2 BUILDING : EXISTING ONE STORY OFFICE BUilDING TYPE: V.NONE . TOTAL BUilDING FLOOR AREA: 6,070 SF. PROPOSED UNIT FLOOR AREA ::2.1fo'SF. HEIGHT :AS EXISTING . ELEVAnONS~AS EXISTING . PARKING :EXISTlNG PARKING LOT WITH 10 STAllS AND 1 H.C. PARKING SPACE. . , AIICAOE.PRESBYTERIAN CHURCH ALICE ST. PROPOSED UNIT,aO:l!:1s1. AVE. ARCAOEPRESBYTERIAN CHURCH SOUTH PARXING lOT 1-120 PARXING SPACel '" c ~ DUARTE RD, l. C'C' N If'!' JV1 ..6. P 1'.1 + . M + ~ III :>. <l; '-J "" "l ClASS ROOM ,--) f"\ " -1lECEPTlON LOBBY . .; L.J ,J ,JJ' . '. J_,n_ Alic.e ST. ."-'" ._~._-_.. .-- .- -- ClASS ROOM /1 ".JIb '~l . n02 1st AVE. 1f.X1S1INr. OrnCE! -.->- CLASS ROOM ' CLASS ROOM CLASSROOM CORRlUOR LJ CLASS IlUOM CLASS ROOM fA' ~ ",' . w '" ~ s II,C, PARKING v " "<~~ -~ ~,,~~. J ornCE .:. _,J:;~ ~~iRM. .~) IlAMP LOUNGE ~) CLASS ROOM . 1 ~-J -, IlEsr~iM, c.' hI r" n '-" ( L/..>\ \/ )'(..r UTlUlY ~;' CORRIDOR v CLASS ROOM L " '~.Cl CLASS ROOM D ;: ,- f ,. ". .' ,.'1 ~i '\J . -' <- .. A 5 ~ -0 , EXISTlNO PAIlKlNG LOT . 7 'I t.<1~1aJ6 "'....!-' fl."'&. ....JO&.l,. .)..~J _ rf_ .' . , .. ~ 0 ::1'- Area of expansion ~, " . i, II -r' ,I' . . . Ale No,: CUP 01-005 CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE OECLARA TION Adopted: -- D R AFT -- Title and Description of Project: Conditional Use Permit CUP 01-005: A conditional use permit to operate a 5,800 sq.ft. tutorial at 802-806 S. First Ave. Location of Project: 802-806 S. First Ave. Arcadia, CA 91006 Name of Applicant or Project Sponsor: Applicant: Rae Shiau 802-8065. First Ave Arcadia, CA 91006 . (626) 291-2345 Contact: Same Finding: The Planning Commission, having reviewed the Initial Study of this proposed project and having reviewed the written comments received prior to the public hearing of the Planning Commission, including the recommendation of the City's staff, does hereby find and declare that the proposed project will not have a significant effect on the environment based on the consistency of the proposed project with the City's General. Plan and Zoning Ordinance. The Planning Commission hereby finds that this Negative Declaration reflects its independent judgment. A copy of the Initial Study may be obtained at the location listed below. The location and custodian of the documents and any other material which constitute the record of proceedings upon which the City based its decision to adopt this Negative Declaration are as follows: City of Arcadia Development Services DepUCommunity Development Division/Planning Services 240West Huntington Drive Arcadia, CA 91007 Staff member: Candyce Burnett, Assistant Planner (626) 574-5444 Date Received for Filing: . . . (i) ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Conditional Use Permit No. 01-005 2. Lead Agency Name and Address: City of Arcadia Development Services Department Community Development Division I Planning Services 240 W. Huntington Drive P.O. Box 60021 Arcadia, CA 91066-6021 3. Contact Person and Phone Number: Candyce Burnett (626) 574-5444 4. Project Location: 802-806 S.l'rrst Avenue 5. Project Sponsor's Name and Address: Rae Shiau 802~806 S. First Ave. Arcadia, CA 91006 (626) 291-2345 6. General Plan Designation: Commercial 7. Zoning: C-2 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. Attacb additional sheet(s) if necessary.): A Conditional Use Permit to operate a 5,800 sq.ft tutorial at 802-806 S. First Ave. 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) North: South: East: West: Mixed commercial; zoned C-2 Mixed commercial and church; zoned C-2 Multi-family residential; zoned PR-3 Wld R-3 Mixed commercial; zoned C-2 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): City Engineering Division I City MaintenWlce Department I City Water Division I Los Angeles County Engineer CEQAFORMS/CHECKLIST Page 1 of4 I 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 ~ Agriculture Resources Air Quality Biological Resources .Cultural Resources ~ Geology I Soils Hazards & Hazardous Hydrology I Water Quality Land Use I Planning Materials Noise ~ Population I Housing ~ Mineral Resources Recreation Transportation 1 Traffic Public Services Utilities 1 Service Systems Mandatory Findings of ~ Significance . . DETERMINATION (To be completed by the Lead Agency): On the basis of this initial evaluation: X I find that the proposed project COULD NOT have a'significant effect on the environment, and.a NEGATIVE 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. I find that the proposed project MA Yhave a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORTis required. I find that the proposed project MAY have a "potentially significant or "potentially significant unless mitigated" impact on the environment, but at least one effect I) 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 effect~ (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant tnapplicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are im ed upon the proposed project, nothing further is required. 2/1/200 I Date CITY OF ARCADIA For S ignatur Candvce urnett Printed Name CITY/RVPUB/2000200 1/546265 FORM .'J" Page 2 of4 EVALUATION OF ENVIRONMENTAL IMPACTS: . I) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the infonnation sources a 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 p!"lljects 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, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has detennined that a particular physical impact may occur, then the checklist answers 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 detennination is made, an ElR 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 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 xvn, "Earlier Analyses," may be cross-referenced). . . 5) Earlier analyses may be used where, pursuant to the tiering, program ElR, or other CEQA process, an effect has been adequately analyzed in an earlier ElR or negative declaration. Section 15063(c)(3)(O). 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. . CITYIRVPUB/20011313785 FORM "J" Page 3 of 4 . 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 fonn, and lead agencies are free to use different fonnats; however, lead agencies should normally address the questions form this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each. issue should identify: a) the significance criteria or threshold, if any, usedlo evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. . . CITY/RVPUB/2001l313785 FORM "J" Page 4 of 4 .' .. . . Issues: I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not Iim ited to, tress, rock Olttcroppings, and historic buildings within a state scenic highway? c) Substai1tially degrade the existing visual character or q~lity of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nightlimeviews in the area? The proposed shool is surrounded by commercial and residential uses. The proposal will be required to comply with local architectural standards, illumination limits, and will not effect scenic vista. II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects,Jead 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 Califomia Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural. use, ora Williamson Act contract? CITYIRVPUB/20002001/546265 1 Potentially Significant Impact FileNo: CUP 01-005 Less Than Significant With Less Than Mitigation Sillllificant No Impact Incorporated Impact x x x x x x FORM "J" . . . Issues: c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland , to non-agricultural use? The proposat is consistent with the commercial designation in the General Plan and with the C-2 zoning of the site, and is required to comply witb the regulatious any other jurisdictioual ageucy with applicable environmental regulations. The proposal is for a: tutorial 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 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 whicb the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for'ozoneprecursors)? d) Expose sensitive receptors to substantial pollutant concentrations? CIl"i~VPlnB/20002001/546265 2 Potentially Significant Impact FileNo: CUP 01-005 LessTI1DIl Significant With Less Than Mitigation Significant No Impact Incorporated Impact x x x x x FORM "J" . . . Issues: e) Create objectionable odors affecting a substantial number of people? The proposed tutorial will not expose sensitive receptors to pollutants, alter climatic conditions, or result in objectionable odors. The development of tbe site will be in accoroance with local air quality regulations as administered by the South Coast Air Quality Management District. 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 ofFish 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 dermed by Section 404 of the Clean Water Act (includirig, 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? e) Conflict with any local policies or ordinances protecting biolClgical resources, such as a tree preservation policy or ordinance? CITY/R VPUB120002001/546265 3 Potentially Significant Impact File No: CUP 01-005 Less Than Significant With Less Than Mitigatioo Significant No Impact Incorporated Impact x x x x x x FORM "J" . . . Issues: t) 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 tutorial is within a popillated area zoned for sucb uses in wbicbsimilar projects bave been developed. The proposal will not bave any impacts on biologicall'f!sources. None of the above circumstances exist. V. CULTURAL RESOURCES. Would lhe project: a) Cause a substantial adverse change in the significance of a historical resource as defined in 9 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 9 15064.5? c) Directly Clr indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside.of fonnal cemeteries? Tbe proposed tutorial is within a populated area zoned for commercial uses in wbich similar projects have been developed. None ofthe above resources have been identified at the subject area, and none of the impacts bave been associated with tbe 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: 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? Refer to Division of Mines and Geology Special Publication 42. CITY /RVPUB12000200 1/546265 4 Potentially Significant Impact File No: CUP 01-005 Less ThlUl Significant With Less ThlUl Mitigation SignifiClUlt No Impact Incorporated Impact x x x x x x x FORM "J" : . . . Issues: ii) 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 tha~ is unstable, or 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] 8-1- B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater 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 susceptible to any of the above geologicat or soil problems. vn. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? CITY IRVPUB/20002001/546265 5 Potentially Significant Impact File N6: CUP 01-005 Less Than Significant With Less ThOll Mitigation Significant No Impact Incorporated Impact x x x x x x x x FORM "1" Issues: . 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 ofan 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) Fora 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 ofa 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? 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 the tutorial to prevent any of the ahove impacts. No existing sources of potential health hazards have heen identified at the subject property. . CITYIRVPUB120002001/546265 6 Potentially Significant Impact File No: CUP 0 I-OO~ Less Than Significant With Less Than Mitigation Significant No Impact Incorporated Impact x x x x x x x FORM "J" . . . Issues: VOl. 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 Jowering 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 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 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 polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a IOO-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 lOO-year flood hazard area structures which would impede or redirect flood flows? CITY fRVPUB12000200 1/546265 7 Potentially Significant Impact ~ File No: CUP 01-005 Less Than Significant With Less Than Mitigation Significant No Impact IncolpOnlted Impact x x x x x x x x FORM "J" Issues: Potentially Significant Impaet File No: CUP 01-005 Less Than Significant With Less Than Mitigation Significant No Impac.l Incorporated Impact . j) Expose people or structures to a significant risk of loss, injury nr death involving flooding, including flooding as a result of the failure of a levee or dam? x k) Inundation by seiche, tsunami, or mudflow? x The p"oposalis for a tutorial facility in an existing building, and will only change the existing absorption rate abd the existing drainage pattern of the subject site. 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 community? x b) Conflict with any applicable land use plan, policy, or - X 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)adnpted . for the purpose Of avoiding or mitigating an environmental effect? c) Conflict with any applicable babitat conservation plan X or natural community conservation plan? The proposed tutorial 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 ofthe proposed tutorial 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. X.MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineraI X resource that would be of value to the region and the residents of the state? . CITY IR VPUB/2000200 1/546265 FORM"f' 8 Issues: Potentially Significant Impact File No: CUP 01-005 Less Than Significant With Less Than Mitigation Significant No Impact Inco..pol1lled Impact . b) Result in the loss ofavailability ofa locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? x The proposed tutorial will be required to comply with adopted euergy conservatiou requiremeuts. Noue of the above impacts have been associatcd with 'the proposed type of use. No mineraI resources are known to exist at the site. ' XI. NOISE. Would the project-result ill: a) Exposure of persons to or generation of noise levels in X 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 X groundborne vibration. or groundborne noise levels? c) A substantial permanent increase in ambient noise X levels in the project vicinity above levels existing without . the project? d) A sllbstantial temporary or periodic increase in .,. X 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, X 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? t) For a project within the vicinity of a private airstrip, X would the project expose people residing or working in the project area to excessive noise levels? It is anticipated tbat tbe addition of the tutorial should not generate adverse amount of ambient noise, Should any. problems arise however, compliance with noise regulations will prevent any unreasonable noise levels. XII. POPULATION AND HOUSING. Would the project: . CITY/RVPUB12000200 1/546265 FORM'T' 9 . . . Issues: 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)? 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 lot presently has a one-story office building, located in an area surrounded by commercial and residential uses. Tbe proposed tutorial will bave approximately 7 staff members. The tutorial attendees wiIl be from surrounding scbools located in Arcadia. The proposed tutorial is consistent witb the general plan and zoning designations for the area'and wiIl not impact the population or bousing. 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 environmenml impacts, in order to maintain acceptable service ratios, response times or other perfonnance objectives for any of the public services: CITYIRVPUB12000200 1/546265 , 10. Potentially Significant Impact File No: CUP 01-005 Less Than Significant With Less Than Mitigation Significant No Impact Incorporated Impact x x ~ x FORM"j" . . . Issues: 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 o'r 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 advetse physical effect on the environment? The proposal is for a tutorial in a populated area zoned for commercial type uses in which such projects have already been developed. The project will not create any significant impact upon recreational services or result in any of the above impacts. XV. TRANSPORTATION 1 TRAFFIC. Would the project: a) Cause an increase in traffic, which is substantial 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? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? CITY IR VPUB/2000200 1/546265 II Potentially Significant Impact File No: CUP 01-005 Less Than Significant Wilh Less Than Mitigation Significant No Impact Incorporated Impacl x x x x x x x FORM "f' . . . Issues: e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? The proposed tutorial should not substantiaUy increase the existing traffic load and capacity. The proposal may be subject to mitigation measures should any traffic or parking related impacts arise. XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treabnent requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treabnent 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 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 project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treabnent 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 commibnents? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? CITY IRVPUB12000200 1/546265 12 POlentially Significant Impact File No: CUP 01-005 Less Than Significant With Less Than Mitigation Significant No Impact Incorporated Impact x x x x x x x x x FORM "jn . . . Issues: g) Comply with federal, state, and local statutes and ' regulations related to solid waste? It is not anticipated that any of the above ntilities 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. XVII. MANDATORY 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 California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the increm~ntal 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? The proposal is for a tutoriaUocated in area zoned for such uses in which such projects have already been developed. The project wiD not have any of the above mentioned effects or impacts. CITY IR VPUB12000200 1/546265 13 Potentially Significant Impact ... File No: CUP 01-005 less Than Significant With Less Than Mitigation Significant No Impact Incorpornted Impact x x x x FORM "J" ~ FileNo. ~-6a5" CITY OF ARCADIA 240 WEST HUNTINGTON DRIVE ARCADIA, CA 9/007 a -;;d:::; ~ ENVIRONMENTAL INFORMATION FORM - Date Filed: General Information . 1. /J),., ~ Ol_.,au. Applicant's Name: L. /"C.<<=- <.7t. Address: bLJ 10 (jffil"!1J...-ndB/tJd. ,5;,." &uLbtie..#, elf ?/775 Property Addi"ess (Location): 80;).- ~ob ,Sf ~.~. At7'/?d/o..;, C?A 91()tJ6 Assessor's Number: .5 7 7 9 - f 6 - 30 /&e(!. 2. 3. Name, address and telephone number of person to be contacted concerning this project: 4. ~e .:;),;aa.. 6.Lf /0 'lh.5e01l?Lv:J.6/vcl . ~ 6'-h.kTe~ (3-11 '7/77> . ,./ ie / tfd26 ,;l?/-d23L/5 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: '/lon.e. 5. Zone Classification: (!-:l.. 6. General Plan Designation: f:.,fJ'Jn}ejU a.I Proiect Descrintion 10. u. 12. 7. Proposed use Of site (project description): I. ~I/f:b #~ &:j,m~ !&ft7Y;, _.{;,y kt;,/:2 firade - glu.d:>J1ts _ &.i7o 7;ee.d aJd;6iJl1~L ass;<;!z:wC?e I'JIl h6YJJeiUJYt:. 'E.I1(j//Sh ,. JI/1Ctt.A . ./ Site Size: /oJ>Ot:' r~f tf-t::-' Square footage per building: . ...5 q 0 I:J sF, 8. 9. Nwnberoffloorsofconstruction: L~ ,_ -, ,., _.' . /1 t/I~/iw"s f';'dd"/11: S~&-; Amount of off-street parking provided: jQ-y-r~A1-Je; _ f/r~"'b7 k r/~ (?AI..I/d:. Proposed scheduling of project: (JiAfren .j;- ..., .;,u~ fJ ddM /dt" u' 13. Anticipated incremental development: I\/~o .14. If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household sizes expected: , / / /J A/n 1'1 ,€'sid.enpa.L- IS. . 16. If commercial, indicate the tyPe. i.e. neighborhood, city or' regionally oriented, square footage of sales area, and loading facilities, hours of operation& i?egl~'t- ,felmi:.t: 15" ,{,4:> tt'21Y oJ *lr/.kt~"A ..... ~ ba;/c1;-;~.....- Of ~#,-J:z,~ /fr Ave, an.d ~g'~j;' .~{f. U),rh c2/,c..ole Pe:<4*i~ '5'etx..~B / ~tL t:7erar/dX hdUrS 4?J I 9:e7() 1/771 - 7-'tn' ,hx-(f4/J7rckf ' SaIa,rlc; If inoustria~ indicate type, estimated employment per shift, and loading facilities: ./ --J1{J)t . inchsfn'd 17. If institutiona~ indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project: 18. If the project involves a variance, conditional use permit or zoning application, state this and indicate clearly w the application is required: /. L . 1?d C IOIU e c/ ftJNld/fl~ t1jhr .xJlIJdL -IZd-o-riiZq tU7c1 .5afple/71P/1/ary ~.,Ja~d/tOn.. '..f?ry 67k'UICJ 1:CZ ~tZtde Sl-Jen\f!s;. Are the to'llo~ing items applicable t{{the project or its effects? Discuss below all items checked yes (attach additional . sheets as necessary). YES NO 19. 20. 21. 22. 23. 24. 25. 26. .27. . 7-1tJ11 i;"'o!Ufn7J Change in existing features of any hills, or substantial alteratin of ground contours. [::J W" [::J ~ [::J ~ [::J UY' [::J [:( [::J El [::J ~ [::J W'" [::J ~ E.I.R. 04/12/00 Page 2 Change in scenic views or vistas from existing residential areas or publiclands 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 drainagepattersn. Substantial change in existing noise or vibration levels in ,the vicinity. Is site on filled land or on any slopes of 10 percent or more. Use, or disposal of p()tentially hazardous materials, such as toxic substances, flammable or explosives. .8. 29. 30. 31. 32. 33. 34. YES NO Substantial change in demand for municipal services (police, fire, water, sewage, etc.) D Substantial increase in fossil fuel consumption (electricity,. oil, natural gas, etc. D Relationship to a larger project or series of projects. D Storm. water system discharges from areas for materials storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage delivery or loading docks, or other outdoor work areas? D A significantly environmentally hannfuI increase in the flow rate or volume of storm water runoffl D A significantly environmentally hannfuI increase in erosion of the project site or surrounding areas? D Storm water discharges that would significantly impair the beneficial uses of receiving waters or areas that provide water quality benefits (e.g. riparian corridors, wetlands, etc.)? D Harm to the biological integrity of drainage systems and water bodies? D .35. Eovir~omeotal Settio!! of ~ u( &I ui aY ui [k(' 36. 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, any existing structures on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted. . 37. Describe (on a separl!te sheet) the surrounding properties, including information on plants, animals, any cultural, historicai 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 tIuit the facts, statements, and information presented are true and correct to the best of my knowledge and belief. Date .' /,1,/.2CJIo() r ( 4t~~ ~i. Signature E.I.R. 04/12/00 Page 3 , . . . TECC - Arcadia Branch 802-806 S.First Avenue, Arcadia Dear staff of City Planning Department & Councilmen, Our center is located at 802-806 S. First Aven!le in Arcadia. We have been tutoring children from grades K through 6 in a safe and professional atmosphere. Our curriculum is based on the supplemental model and is designed to enhance and reinforce the regular education that these children receive during their regular school day. Unfortunately, our curriculum expertise did not extend to older middle school children. So up until recently we did not offer any viable tutoring programs for those grades. I am happy to announce that I have hired a fully licensed public school administrator, Mr. Vincent DiBella, who has ten years experience as both a public school teacher and program coordinator. I have recently asked Mr. DiBella to run my school at the above-listed location as its official site director. Mr. DiBella is responsible for the safety and tutorial programs for the entire building. In addition, Mr. DiBella has set up my curriculum for older children and I have added three additional partition classrooms, along with his office and a student center. Even though these additional programs are part of my school, I allowed Mr. DiBella to name them "Academy 1600," which gives the older kids a feeling that they are not "stuck with their little brothers and sisters." In addition, Mr. DiBella felt that this would assist in marketing lECC's new curriculum for older kids. All spaces have been checked by the Arcadia Fire Department and possess the required fife alarms/exits/smoke detectors/strobe lights/exit signs/etc... In addition, every classroom space has two exits in case one is blocked during an emergency. Due to his expertise and our ample parking, I am requesting that Mr. DiBella be allowed to also teach high school children. These children are all in walking distance from Arcadia High School and will not need parking spaces. It should be noted that we have also been approved for public school busing services. These allow the younger students easy access to my school without any parking difficulties. I would appreciate your assistance and will be happy to answer any questions. Sincerely, ' RolL S~dA1 Rae Shiau, Ph~D.