HomeMy WebLinkAbout1501
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RESOLUTION 1501
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, GRANTING CONDmONAL
USE PERMIT 93-005 TO OPERATE AN INFANT AND
PRESCHOOL CHILD CARE FACILITY AT 1881 SOUTH FIRST
A VENUE (CHURCH OF THE TRANSFIGURATION)
WHEREAS, on May 3, 1993, an application was filed by the Church of the
Transfiguration to operate an infant and preschool child care facility, Planning
Department Case No. C.U.P. 93-005 at 1881 South First Avenue, more particularly
described as follows:
The east half of the south half of Lot 33 of Arcadia Acreage Tract, as per map
recorded in Book 10, Page 18 of Maps, in the office of the Recorder of said
County: Excepting therefrom the east 30 feet of said land conveyed to the City
of Arcadia for road purposes by deed recorded 3/1/51 in Book 35689, Page 347,
Official Records, also excepting therefrom the north 30 feet of said land
conveyed to City of Arcadia for street purposes, and
WHEREAS, a public hearing was held on June 8,1993, 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 Planning 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 weUare, 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 because of the unique nature of the use, the site for the proposed use is
adequate in size and shape to accommodate said use. All yards, spaces, walls, fences,
parking, loading, landscaping and other features are adequate to adjust said use with
the land and uses in the neighborhood. There is adequate on-site parking to
accommodate the proposed use.
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.
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S. That the granting of such Conditional Use Permit will not adversely affect
eJ the comprehensive General Plan.
6. That the use applied for will not have a substantial adverse impact on the
environment.
Section 3. That for the foregoing reasons this Commission approves a
Conditional Use Permit to operate an infant and preschool child care facility subject
to the following conditions:
1. That Fire safety shall be provided to the satisfaction of the Fire Department
prior to occupying the building for a preschool, including the following.
a. If the child care facility has infants 1 day to 2 years old, a sprinkler
system is required to be installed [see (2) below], thus requiring the additional fire
hydrant. If the preschool limits children from 2 years and up, they would only be
required to have a fire alarm (per Fire Department's requirement) and a fIre hydrant
would not be necessary.
(1) Due to the current lack of fire hydrant, a6 x 4 x 21/2 hydrant must
be installed on the southwest comer of First Avenue and Lemon.
(2) A full fire alarm system per Title 24, Section 1009. This system
must be automatic and report to a central station.
. 2. That a modification shall be granted to allow the outdoor play area to be
enclosed with a chain link fence.
3. That the applicant shall provide written proof from the State Department
of Social Welfare verifying its approval of the site, use of structures on the site and
the maximum number of children for which the license will be issued.
4. That c.u.P. 93-005 shall not take effect until the owner and applicant have
executed a form available at the Planning Department indicating awareness and
acceptance of the conditions of approval.
S. Noncompliance with the provisions and conditions of this Conditional
Use permit shall constitute grounds for the immediate suspension or revocation of
said Permit.
Section 4. The decision, findings and conditions contained in this Resolution
reflect the Commission's action of June 8, 1993 and the following vote:
A YES: Commissioners Amato, Daggett, Hedlund, Huang, Clark
NOES: None
ABSENT: None
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1501
Section S. The Secretary shall certify to the adoption of this Resolution and
e.... shall cause a copy to be forwarded to the City Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 22nd day of June, 1993 by the
following vote:
A YES: Commissioners Daggett, Hedlund, Huang, Clark
NOES: None
ASSENT: Commissioner Amato
C Irman, Planrung Commission
City of Arcadia
ATTEST:
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secretary, Plannin
City of Arcadia
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1501
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June 8, 1993
TO:
ARCADIA CITY PLANNING COMMISSION
PLANNING DEPARTMENT
DONNA L. BUTLER, ACTING PLANNING DIRECTOR
CASE NO.: c.u.P. 93-005
FROM:
SUMMARY
This application was filed by the Church of the Transfiguration, Arcadia to operate
an infant and preschool child care facility at 1881 SOuth First Avenue. The Planning
Department is recommending approval subject to conditions outlined in this report.
GENERAL INFORMATION
APPUCANT:
Church of the Transfiguration, Arcadia
LOCATION:
1881 SOuth First Avenue, the southwest comer of Lemon
Avenue and First Avenue
REQUEST:
Conditional use permit to operate an infant and preschool child
care facility operating Monday through Friday 7:00 a.m. to 6:00
p.m.
LOT SIZE:
98,000 sq. feet, with frontage on First Avenue and Lemon
Avenue
EXISTING LAND USE & ZONING
The site is developed with a church and school buildings; zoned R-1.
SURROUNDING LAND USE & ZONING
Properties to the north, west and east are developed with single family
residential uses; zoned R-l.
Property to the south is developed with a Christian school; zoned R-1
c.U.P.93-005
June 8, 1993
Page 1
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GENERAL PLAN DESIGNATION
Single-family residential (0-4 du/ac)
PROPOSAL AND ANALYSIS
The applicant is proposing to operate an infant and pre-school child care center at
the existing church. The facility will operate Monday through Friday 7:00 a.m. to
6:00 p.m. It is anticipated they will have 44 children ages between six weeks and six
years of age. There will be six teachers and one director. They will be offering a hot
lunch program utilizing the kitchen facilities on the site.
The site is developed with a one story education building and a two story building
which houses the sanctuary, parish hall and related offices. The buildings are
Spanish/Mediterranean architecture. Both the buildings and the grounds are well
maintained.
Play Areas
The City's code requires 75 square feet of outdoor play area and no less than 35
square feet of indoor play area for each child. In addition, code requires that the play
area be enclosed with a 6'-0" solid masonry wall; "provided, however," that any
such play area abutting a portion of a lot that is unused for any purpose other than
agricultural purposes, may be separated by a 6'-0" chain link fence.
Currently there is an outdoor play area south of the education building. This area is
enclosed with a chain link fence and will be expanded to the west and south of the
existing parish hall. The combined area will exceed the code required outdoor play
area.
The play areas are set back 50'-6" from First Avenue and are located adjacent to the
Christian school to the south. There is no access to these areas from either First
Avenue or Lemon Avenue.
Parking and Loading Facilities
The parking lot is located west of the buildings with spaces for 75 cars. There is
convenient access to the education building from the parking lot through a covered
porch/walkway.
The code notes that "adequate facilities shall be provided for the safe loading and
unloading of children". The site provides for both a safe loading, away from the
streets and adequate parking for a preschool.
C.u.P. 93-005
June 8, 1993
Page 2
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The Fire Department has reviewed the proposed plans and has recommended the
conditions in the attached report. Two of the conditions are:
1. Due to the current lack of fire hydrant, a 6 x 4 x 21/2 hydrant must be
installed on the southwest comer of First Avenue and Lemon.
2 A full fire alarm system per Title 24, Section 1009. This system must be
automatic and report to a central station.
In discussing these conditions with Wayne Crabb of the Fire Department, he
indicated that if they have infants 1 day to 2 years old, a sprinkler system is required
to be installed (Condition 2), thus requiring the additional fire hydrant. If the
preschool limits children from 2 years and up, they would only be required to have
a fire alarm (per Fire Department's requirement) and a fire hydrant would not be
necessary.
Analysis
A preschool is a permitted use in the R-l zone with an. approved conditional use
permit. It is the Planning Department's opinion that the subject property is an
appropriate location for such a use. There is adequate outdoor space and parking
and the preschool would have no significant impact on the adjoining properties.
Because the play area large setback from both streets and the location of the play area
adjacent to the Christian school staff does not have any problem with allowing the
play area to be enclosed with a chain link fence.
CEOA
Pursuant to the provisions of the California Environmental Quality Act, the
Planning Department has prepared an initial study for the proposed project. Said
initial study did not disclose any substantial or potentially substantial adverse
change in any of the physical conditions within the area affected by the project
including land, air, water, minerals, flora, fauna, ambient noise and objects of
historical or aesthetic significance. When considering the record as a whole, there is
no evidence that the proposed project will have any potential for adverse effect on
wildlife resources or the habitat upon which the wildlife depends. Therefore, a
Negative Declaration has been prepared for this project.
RECOMMENDATION
The Planning Department recommends approval of c.u.P. 93-005 subject to the
following conditions.
C.u.P.93-00S
June 8, 1993
Page 3
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1. That Fire safety shall be provided to the satisfaction of the Fire Department
prior to occupying the building for a preschool.
2. That a modification shall be granted to allow the outdoor play area to be
enclosed with a chain link fence.
3. That the applicant shall provide written proof from the State Department of
Social Welfare verifying its approval of the site, use of structures on the site
and the maximum number of children for which the license will be issued.
4. That c.u.P. 93-005 shall not take effect until the owner and applicant have
executed a form available at the Planning Department indicating awareness
and acceptance of the conditions of approval.
S. Noncompliance with the provisions and conditions of this Conditional Use
permit shall constitute grounds for the immediate suspension or revocation
of said Permit.
FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to take action to approve this project, the
Commission should move to approve and file the Negative Declaration and find
that the project will not have a significant effect on the environment and direct staff
to prepare the appropriate resolution incorporating the specific findings and
conditions of approval set forth in the staff report (or as modified by the
Commission) .
Denial
If the Planning Commission intends to take action to deny this project, the
Commission should move to deny and direct staff to prepare an appropriate
resolution incorporating the Commission's decision and findings in support of that
decision.
C.U.P. 93-005
June 8, 1993
Page 4
TO:
FROM:
SUBJECT:
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fflemotanJum
Datll__
5/13/93
DONNA BUTLER
WAYNE CRABB ;::: 0: C :S: ! V;::' ,',
_.....
1881 S. FIRST AVENUE - C.U.P. 93-005 MAY 181993
CITY OF" "~CAOIA
PLANNI;o.;C or:Fr.
Donna,
The following are the conditions for approval of this child
care faci 1i ty.
1. Due to current lack of fire hydrant, a 6 x 4 x 2 1/2
hydrant must be installed on the south west corner of
First Avenue and Lemon.
2. We will need a full fire alarm system per Title 24,
Section 1009. This system must be automatic and
report to a central station.
3.
By definition, this occupancy will be classified as an
I-1.1, The following are requirements as set forth
for I-l occupancies:
FIRE ALARM
Every Group I, Division 1 shall be provided with an
approved fire alarm signaling system. (T-24, Sec.
1009)
Audible alarm devices shall be used in all non-patient
areas. Visible alarm devices may be used in lieu of
audible devices in patient-occupied areas. I-1
occupancies shall be provided with type conforming to
the State Electrical Code for the alerting of staff
and attendants only. Audible devices placed in
patient areas shall only be chimes or similar sounding
devices. (T-24, Sec. 1009)
Every building in a protective social care home or
facility in which there is housed one or more hearing-
impaired persons shall be provided with a device
acceptable to the enforcing agency designed to alert
such persons in the event of fire emergency.
Signalling devices required by this section shall be
located in the room or area used by such persons for
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sleeping purposes and shall be activated by the fire
alarm system when such system is provided. A person
will be considered hearing impaired if- a physician
certifies in writing to the facility operator that the
individual cannot respond to an audible alarm. (T-24,
Sec. 1009)
CONSTRUCTION
R~fer to UBC Tables 5-C and 5-0 and sections 505, 506
and 507 for area height and type of construction
requirements. (T-24, Sec. 1002)
Roof coverings shall be fire retardant.
1002(f))
(T-24, Sec.
EXITS
All required exterior
direction of exit travel.
doors shall open in
(UBC, Sec. 3321(a))
the
.
Minimum clear width of a corridor shall be 44 inches,
except that corridors serving any area housing one or
more non-ambulatory persons shall not be less than 8
feet in width. (UBC, Sec. 3321(c))
Any change in elevation of the floor in a corridor
serving non-ambulatory persons shall be made by a
ramp. (UBC, Sec. 3321(C))
4.
All construction requirements conform to UBC 1991,
Chapter 10.
5.
Provide automatic fire sprinkler system according to
UFC 10.507(a).
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File No. CUP 93-005
CALIFORNIA ENVIRONMENTAL QUALITY ACT
~A 'I'lYeDECLARA nON:
CITY OF ARCADIA, CALIFORNIA
A. Description of project: A conditional use permit to operate an infant
and pre-school child care facility, Monday through Friday for 44
children ages six weeks to six years old,
B.
Location of project:
1881 S. First Ave.
C Name of applicant or sponsor: Arcadia Transfiguration Infant & Pre School
o Finding: This project will have no significant effecc upon the environment
within the meaning of the California Environmental Quality Act of 1970 for
the reasons set forth in the attached Initial Study.
E. Mitigation measures, if any, included in the project to avoid potentially
significanc effects:
Date:
5!~.:3
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Signature
~AJlI:l/F#~d"-.LJt~
Tiele
Date Posted:
File No.
CUP 93-005
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ENVIRONMENTAL CHECKLIST FORM
A.
BACKGllOUND
1.
Name of Proponent
Arcadia Transfiguration Infant & Pre School
2.
Address and Phone Number of Proponent
1881 S. First Ave.
Arcadia, CA
91006
(818) 445-3340
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
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.. Fin prot.ction1
b. "oU~ prot.c:tion? ~
.. aohooltl?
.. I'.rkl! or 0t.hU ncze..Uol\Al ~
f4lCill.U_'
.. MIl.illUAanc. 0-1 pl!.bUc (.o11i-
U.., Lnalu4ill9 _dill t
t. Othu 9~tIl1 ...."lc..7
". E!l!!.11. W111 th4 p~d r..ult UII /
.. 0.. gf ..l:.ntbl UIOWlU of
f\ltl1wutlml
. b. S\U>.sl:Cntial 11'1",,'" 1ft 4.-aDd
upon .:r.Ultlnq a_rea. of _'l"fY. 01" Jt
t~1ra t;h. dovalClf1118nt; of n_
lalae!!1 of en...qy?
lO. UU.lid... ,"ill tho pl"opo..l ....ult
~:t:nit..~O:l:r;':r:;~~ ~ toU_ I
1119 tlU.l1tlll~1IJ
.. P_I" or neto'Dl"al qa.l ~
.. CmIQWI1C1lt1ma '''It_1
.. W.t.t'
.. S""'I" o~."l'tl(l teAke7
.. St;Otlll ntll" ~a.inIa9.? -J
t. Solt.4 .....to IlfId dlllpaa11
11. ~U:Zt R~~th. Wi U th. p..oposal
.. cnat10n of elt health hu.ard 01" ~
potenual tl,dtn haura (uc1udill9
_n"11l....1~)7
b. Exp."..,.re Clt peaple to pot.nti.l
health t\,u:u4ll' -
Date
S';3~
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/~
11.
'12 lQ't1t1'; .!9..
a.
'UI_th8t1~. WUI ct'-I P"'PO'al ~e'lllt
11'1 ~. oD.tr=tion elf any IIC1InlC
VlIIY, O[ y~... open to the p..mUc. at
IOUI the propeae1 r.llult; il\ ttle
cre"UQIl Of .n '''UI1.tleelly oUenat.ve
lIit. ope" to "ubUc vl.av1
:c:'f=~t~;~: :~;lo~'IUlt
qlWlntit.y ot ".1It1nq tecr..tloW
oPpo..tllllitiu1
".
:=;~q~:~l~:o~e:~~.r::i~ ~~
. 'lqnlf1ellllt ..rch8ClIQ91cal or
hi.tod...l .1te. .truct.un. objact.
or buUdt.n.ql
KIll\t1atorv rl~' ot.IHOIlLUlO:ltllO:a.
a. Dele, I>ltI pro ace ,..va tna potentill
tocbl9r..d.theq1lllll.c:yottll....IIVl~nt.
llIbltantidly :.duee 'the hablut of "
t1.llJl. Ot wUdllt.. llpacl", CIlUH . riSh
or wildUf. popullldOll to df'Op below
II.U-IUJltdnln<J 1_""'11. tIl,"etlttlll to
oIlUminUll a p.laD't 01' _laal _lty.
r.td.uc:e' the nudl.1" 01" rel.tl"let. t.h' nn9'
o~ . rare or .ndan\lered "hnt 01" ani..lul
O~ eU.IIlin.te illlpOrtArlt eUqtl.. of the
.)01: per;l.oob of C..llt:ornJ.. hbcory
or pl"llhutoryl
b. Doee tlI. p'rGjIlet Mva 'the potllnU.1
to .dlillll'l .hort-tanl. to t.b. dU.dvsntllg.
of lonrtec.w env1ronJllllnUl 90Ull7 III
ahozt-c.n. Ullpaet Oll th. U1vl.~nt
u Dna wbJ,ch OC:C:IU'I in I wlaUV'ty
bri.t, de.tlnlt.LVil pal"fCld ~t tu. wll.U..
101l9~t.1'1Il 1mp&c:te: will ttnd.oue Wtlll 1nto
t;b..tut.u-"e.)
c. "' DOes th. project h.ve lI'".cu
~h.1dt. an .Indivldll&Uy llllliUIS, bUt
cUllUlattvaly ecm.eio!uabl.? {A projeot
....,. blPaet. -an 'boo 01: 1!IIln "pnato
I"I'SOUl:ces tlber. the ll11P'Cton ...ell
ruO\l.1'C:' 11 r.IUi".lY IUU. b~t. ~'n
t;h. ..ffeet of th. toed of thcla. i.lllP~u
on. t..b. .nvl....nment b .i'l1'lUCMlt.1
~if'::- ~~p~ltr;.~:- .::~~=Ul.
""VOlroe .n.cU. Otl huaaa be1I1.P, .l.thel"
directly 01' .1nd1l'aCtly?
n.
C. OISctJSSlOlf or'.BlIVIROt.lKElCTAl. I:VAt.t!A1'IOlI
D. OE'tIIlIUIU.!'IClIil
Ceo be COIIPlIflta.d by the Le.lSc.A9~1
,/
./
/'
./
,.,;
,.,;
-/
Un6 'tkI. pftlpo"a. pl"ojeClt. CDUl.D ~ h.... . e.l.qniUeant
en.ct on tbe .lWironllllflnt. .nd . MZl;A'l'IVZ MC"LABAt'tOH
will b. pcepUoc1.
C I tLnli that .1tbtN9h the propoalld projlllat _14 h.ve .
e1qn1.f1can't .U'Ot on tbe IIIDV!rotIIIll:It. th.:ot .,UI nOt
1M I Il.lJDiUCI&De .ttlflOt in t.M.. C.... 'bac:.UU the lI1lt.19..tl~
_uur.. d..e.rlb-1d 011 An attllChtd Iheet ha".. been add.d to
the Froject. A MEGAnVZ t1BCLAM'UCllf'WIt.l. u: PRtPAaatl.
[J 1 ti-' the I'topelllld I'rojllQ"t. HAY hIlva . .Log:nU!elUlt et:het
on ebII .."vl~t. Ind an ENVI1lCIeDII:NTAL 1I!PACf IUlPOIl1' l.
I'equlred.
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FILE NO. Cur> 7$ .t1O~-
ENVIRONMENTAL INFORMA nON FORM
A.
Applicant's
Address:
~anle: Church of the Transfiguration
1881 S. First Ave., Arcadia, CA 91006
B. Property Address (Location): 1881 S. Fi rs t Ave., Arcadi a, CA 91006
C General Plan Designation: Sinqle Family Residence
D. Zone Classification: R-1
F. Proposed Use (State exactly what use is intended for the property, i.e., type,
activities, employment):
Infant Care and Pre School Day Care Center - Infants and children 6 weeks to
6 years~ "if../(lj,;/ril"f11. .1. kacJu..-.;. I 0,'Y'et',1-or-; I (oDe/( . D,.<:Un 5" r/r)~/<: 111m l4:l
In ~tJ() /lrn
,
F. Square Footage of Site: 98,000 square feet
G Square Footage of Existing Buildings:
I. To Remain: 10170.96
2.
To Be Renloved:
N/A
Environnlental Information Form
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.
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\
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I
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J. Describe the following:
The environmental setting of the project site as it exists.
Large corner lot in residential area with beautifully kept grounds and
buildings of Spanish style. about 40 years old. Large play area to be fenced
I.
in. Large Christian school on lot beside. ~ell treed, no negative environmental
impact.
2.
The proposed alterations to the project site.
Play area fencing
3.
The use and development of the surrounding properties.
Church and pre school on self contained property. No further development
projected.
Environmental Information Form
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~L.
M.
Date:
~...
K Check the appropriate answers to the following questions:
Yes I:fu
1.
Will the proposed project result in a substantial
alteration of ground contours and/or alteration
of exiting drainage pattern?
x
2.
Will, the proposed project result in a change in
groundwater quality and/or quantity?
.L.-
3.
Will the proposed project result in an increase in
noise, vibration, dust, dirt, smoke, fumes, odor or
solid waste?
L
4.
Will the proposed project result in the use or
disposal of potentially hazardous materials?
L
5.
Will the proposed project result in a substantial
increase in demand for municipal services
and/or energy consumption?
L
Explain in detail any "YES" answers to the above questions on additional
sheets.
Provide any additional information which would elaborate _on the potential
environmental consequences resultant froth the proposed project.
Certification:. I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial
evaluation to the best of my ability, and that the facts, statements and
information presented are true and correct to the best of my knowledge and
belief.
4-30-93
)( a. t1/dt~ ~tZ4'-?1"
Sign re of Applicant \
Environmental Information Form
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