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RESOLUTION NO. 1745
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA, CALIFORNIA, DENYING
CONDITIONAL USE PERMIT APPLICATION NO. CUP
2006-04 FOR A LEARNING CENTER WITH 10
STUDENTS AND TWO EMPLOYEES WITHIN AN
EXISTING COMMERCIAL OFFICE BUILDING AT 118
W. LAS TUNAS DRIVE, UNITS A AND B.
WHEREAS, on March 27,2006, an application was filed by Myung Hye,
Cho for a learning center with 10 students and two employees within an existing
commercial office building; Development Services Department Case No. CUP
2006-04, at 118 W. Las Tunas Drive, Units A and B; and
. WHEREAS, a public hearing was held on May 9, 2006, 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 I. That the factual data submitted by the Development
Services Department in the attached report dated May 9, 2006 is true and
correct.
SECTION 2. This Commission fmds:
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A. That the granting of this Conditional Use Permit would be
detrimental to the public health and welfare and injurious to the property and
improvements in such zone or vicinity because the existing parking facilities are
inadequate and there is not sufficient traffic circulation for the proposed
learning center.
B. That the use applied for at the location indicated is properly one for
which a Conditional Use Permit is authorized; however, the proposed use is not
compatible with the other uses in the same building.
C. That the site for the proposed use is not adequate in size and shape to
accommodate the proposed use, and that there is not sufficient onsite traffic
circulation to accommodate the proposed use.
D. That the site abuts a street that is adequate in width to carry the kind
of traffic that would be generated by the proposed use; however, there is not
sufficient onsite traffic circulation to accommodate the use.
E. That the granting of such Conditional Use Permit will adversely
affect the comprehensive General Plan because although the land use and
current zoning are consistent with the General Plan, there is not sufficient onsite
traffic circulation to accommodate the use.
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F. That the evaluation of the environmental impacts as set forth in the
initial study is appropriate and that the project could have less than a significant
effect upon the environment within the meaning of the California
Environmental Quality Act of 1970, but the project was not approved, and
therefore, a Negative Declaration could not be approved.
SECTION 3. That for the foregoing reasons this Commission denies
Conditional Use Permit Application No. CUP 2006-04 for a learning center
with 10 students within an existing commercial office building at 118 W. Las
Tunas Drive, Units A and B.
SECTION 4. The decision and findings contained in this Resolution
reflect the Planning Commission's action of May 9, 2006 to deny Conditional
Use Permit Application No. CUP 2006-04, by the following votes:
AYES:
Commissioners Baderian, Beranek, Hsu, Lucas, and Olson
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.
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I HEREBY CERTIFY that the forgoing Resolution was adopted at a
regular meeting of the Planning Commission held on May 23, 2006, by the
following votes:
AYES:
Commissioners Baderian, Beranek, Hsu, Lucas, and Olson
NOES:
none
c~
Chairman, PI
City of Arcadia
ATTEST:
Secretary, lanning Cornnlis .
City of Arcadia
APPROVED AS TO FORM:
~P.~
Stephen P. Deitsch, City Attorney
City of Arcadia
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STAFF REPORT
Development Services Department
May 9,2006
TO: Arcadia Planning Commission
FROM: Jason Kruckeberg, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: Conditional Use Permit Application No. CUP 2006-04 for a learning
center at 118 W. Las Tunas Drive, units A and B.
SUMMARY
This Conditional Use Permit application was submitted by Myung Hye Cho, lessee of
the subject property, to operate a learning center with 10 students at 118 W. Las
Tunas Drive, units A and B. The Development Services Department is
recommending denial of this application because the proposed use is incompatible
with the existing uses within the same building, and there is inadequate On-site traffic
circulation.
GENERAL INFORMATION
APPLICANT: MyungHye Cho (lessee)
LOCATION: 118 W. Las Tunas Drive, units A and B
REQUEST: A Conditional Use Permit for a 1,755 sq:ft. learning center with 10
students within an existing single-story commercial and medical
office building.
SITE AREA: 10,000 sq. ft. (0.23 acres)
FRONTAGE: Approx. 100 feet along Las Tunas "Drive
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EXISTING LAND USE & ZONING:
The site is developed with a single-story,. 3,800 sq.ft. commercial
and medical office building constructed in 1999, and is zoned CoM,
Commercial-Manufacturing.
SURROUNDING LAND USES & ZONING:
North:
South:
East:
West:
Professional Office Buildings - zoned CoO
Auto Repair GarClge - zoned CoM
Animal Hospital - zoned CoM
Commercial Retail Uses (Enterprise rent-a-car and Pet
and Jungle Pet Store) - zoned CoM
GENERAL PLAN DESIGNATION:
Commercial
BACKGROUND
The subject 3,800 sq.ft. commercial and medical office building was constructed in
1999 with four units. Units A, B, and C are general office units, and unit D is
occupied by a dental office, as permitted based on adequate on-site parking per the
City's current parking requirements. The applicant intends to operate a learning
center in units A and B.
PROPOSAL
The proposal is to operate a 1,755 sq.ft. learning center that would occupy two units
(A and B) within the subject office building at 118 W. Las Tunas Drive. Classes
would be provided to elementary students aged six (6) to thirteen (13) on weeknights
from 3:00 p.m. to 6:00 p.m. The classes would cover subjects such as Math,
English, and Korean. Students would be given individual class exercises to work at
their own pace. Therefore, there is no predetermined number of sessions, but the
applicant would limit the number of students to a maximum of ten (10) at anyone
time.
A leaming center is a permitted use in the CoO zone with an approved conditional
use permit.
Parkina
There are 17 on-site parking spaces. By Code, a learning center with students of
non-driving age is required to provide 1 space per employee plus 1 spac\;! for every 5
students. Under this regulation, the proposed 1,755 sq.ft. learning center with ten
(10) students and two (2) employees would require four (4) parking spaces.
CUP 06-04
May 9, 2006
Page 2
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Together with the existing office and medical uses, the proposed use would result in
a parking surplus of 2 spaces. The following is a break-down of the on-site parking
requirements:
Parking Requirements for Commercial Uses at 118 W. Las Tunas Dr.
Tvpe of business
Office use (unit C)
Dental Office (unit D)
Learning Center (2 employees,
(Units A &8) 10 students)
Totals 3.800
On-site parking spaces provided
Approx.
Sa. Ft.
978
1,067
1,755
Parking
Ratio
4 sp/1 ,000 s.f,
6 sp/1,OOO s.f.
1/employee +
1/5 students
Spaces
Reauired
4
7
4
15
17
ANALYSIS
In staffs opinion, the proposal is inconsistent with the design of the building to
accommodate general office uses. The typical noise level associated with children
would have a negative impact on the existing office and medical tenants. From
experience with similartutoring/learning centers that are within the City, staff feels
that such uses are more suited for stand-alone sites.
. Also, the site does not provide adequate on-site traffic circulation to accommodate
the loading and unloading of the students within a short period of time. Although the
applicant is proposing to convert two existing parking stalls into loading spaces, the
lack of proper on-site traffic circulation for the proposed use may cause traffic to
back out onto las Tunas Drive, especially when parents are dropping off and picking
up their children at the same time; each driver would have to make a three-point turn
to exit the parking area.
Staff is recommending denial of this application for two reasons: first, the proposed
use is incompatible with the intended design and current occupancy of the subject
building; and second, the configuration of the parking areas is inadequate in size and
shape to accommodate the proposed use.
CODE REQUIREMENTS
All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, parking and site design shall be complied
with to the satisfaction of the Building Official, Community Development
Administrator, Fire Marshall, and Public Works Services Director.
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CUP 06-04
May 9, 2006
Page 3
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Any exterior improvements, such as any new signs, sign face changes, and awnings
shall be subject to architectural design review and approval by the Community
Development Division.
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
historical or aesthetic significance that could not be made less than significant with
mitigation incorporation. 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.
FINDINGS
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions
can be satisfied:
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.
RECOMMENDATION
The Development Services Department recommends denial of Conditional Use
Permit Application No. CUP 2006.(J4 because, with reference to the above
prerequisite conditions, the subject site is inadequate in size and shape to
accommodate said use.
CUP 06-04
May 9,2006
Page 4
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If the Planning Commission determines that based on the evidence presented this is
an appropriate use at this site and moves to approve Conditional Use Permit
Application No. CUP 2006-04, staff recommends the following conditions of
approval:
1. There shall be no more than ten (10) students and two (2) employees at any
one time.
2. The students shall be restricted to sixteen (16) years old ar:1d under on the
weekdays.
3. The class hours shall be limited to 3:00 p.m. to 6:00 p.m., Monday through
Friday.
4. The use approved by CUP 2006-04 is limited to the learning center. The
learning center shall be opE:lrated and maintained in a manner that is
consistent with the proposal and plans submitted and approved for CUP 2006-
04.
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's. A separate sign design review application shall be submitted for all new signs
on the premises,
6. Any exterior alteration to the building requires the filing and approval of a
design review application.
7. All conditions of approval shall be complied with prior to opening the learning
center. Noncompliance with the plans, provisions and conditions of approval
for CUP 2006-04 'shall be grounds for immediate suspension or revocation of
any approvals, which could result in the closing of the learning center.
8. 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.
9. Approval of CUP 2006-04 shall not take effect until the property owner(s), and
applicants have executed and filed tbe Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
these conditions of approval.
10. The applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval of the
City of Arcadia concerning this project and/or land use decision, including but
not limited to any approval or condition of approval of the City Council,
Planning Commission, or City Staff, which action is brought within the time
period provided for in Government Code Section 66499.37 or other proviSion
.
CUP 06-04
May 9. 2006
Page 5
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of law applicable to this project or decision. The City shall promptly notify the
applicant of any claim, action, or proceeding concerning the project and/or
land use decision and the City shall cooperate fully in the defense of the
matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the
defense of the m;3tter.
PLANNING COMMISSION ACTION
Denial
The Planning Commission should move to deny Conditional Use Permit
Application No. CUP 2006-04 because the proposal cannot satisfy all of the
required prerequisite conditions for a Conditional Use Permit, and direct staff
to prepare a resolution affirming the Commission's decision and specific
findings.
Aooroval
If the Planning Commission intends to approve Conditjonal Use Permit Application
No. CUP 2006-04, the Commission should move to file the Negative Declaration,
state the supporting findings, and direct staff to prepare a resolution incorporating
the Commission's decision, specific findings, and any conditions of approval.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the May 9th public hearing, please contact
Thomas Li at (626) 574-5447.
Approved by:
~L
ason Kruokeberg /
Community Development Administrator
Attachments:
Floor and Site plans
Vicinity Map & Aerial Photograph with Zoning Information
Environmental Documents
CUP 06-04
May 9, 2006
Page 6
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SIIu0:118 LAS TUNAS DR, ARCADIA
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118 W. !Las Tunas !Drive
CUP 2006..04
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. 15.
File No. 010- 04
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
ENVIRONMENTAL INFORMATION FORM
Date Filed:
?>h.7/01tJ
General Information
I.
Applicant's Name:
MYUNG HYE CHO
Address:
5 1 E . COLOR1\DO BLVD., 1illCAD I1\, CA. 9 1 006
2. Property Address (Location): 118 W. LAS TUNAS DRIVE , ARCADIA , CA. 91007
Assessor's Number:
A.P.N.: S7RR-021-01R
3, Name, address and telephone number of person to be contacted concerning this project:
MYUNG HYE CHO
51 E. COLORADO BLVD., 1illCADIA, CA.~l\ilQEl
4. List and describe any other related pennits and other public approvals required for this project, including those
required by city, regional, state and federal agencies:
CONDT'I'TONAT. l1~R PRRMT'I'
5. Zone Classification:
eM
6. General Plan Designation: tutoring service
Proiect Descrintion
7.
Proposed use of site (project description):
LEARNING CENTER FOR ELEMENTARY STUDENT
8.
Site size:
TOTAL 1,755 SQ
nmT A- 1,225 SQ PLY!; UNIT BI 339 !:Q
9.
Square footage per building:
3,811 Sauare feet
10. Number of floors of construction:
II.
----
Amount of off-street parking provided:
Proposed scheduling of project: /15
poc;s, BLE
A-f.. po so;; I DL"E-
7
(among 17 marked parking spaces)
SOON f<S
A S soot>\
12,
13,
Anticipated incremental development:
14. If residential, include the number of units, schedule of unit sizes, ,range of sale. prices or rents, and type of
household sizes expected:
If commercial, indicate the type; i.e. neighborhood, city or regionally oriented, square footage of sales area,
and loading facilities, hours of operation:
,
.
16.
If industrial, indicate type, estimated employment per shift, and loading facilities:
17. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading
facilities, and community benefits to be derived from the project:
T.RARNTNC: CRN'I'RR FOR RT.RMRN'I'ARV l'i'l'TTnRN'I'l'i r OCCUPANCV' MAXTMlIM 1 n l'i'l'lTDENTS
18. If the project involves a variance, conditional use pennit or zoning application, state this and indicate clearly
why the application is required:
CONDITmONAL USE PERMIT
Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional
sheets as necessary).
19.
20.
.
21.
22.
23.
24.
25,
26.
27.
Change in existing features of any hills, or substantial alteratin of ground contours.
YES NO
0 QJ'
0 ~
0 ~
0 Qj
0 g-
O B'
0 ~
[J C!(
0 La'
YES NO
0 l!:(
E.I.R
01/14/04
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 iil vicinity.
Change 'in ground water quality or quantity, or alteration of existing drainage pattersn.
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 potentially hazardous materials, such as toxic substances, flammable
or explosives.
28. Substantial change in demand for municipal services (police, fire, water, sewage, etc.)
.
29. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc. 0 !!:(
. 30. Relationship to a larger project or series of projects. 0 Cr'
31. Stonn water system discharges'from areas for materials storage, vehicle or equipment 0 ~
fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous
materials handling or storage delivery or loading docks, or other outdoor work areas?
32. A siflllificantly environmentally harmful increase-in the tlow.rate or volume of storm water ~
0
runoft'l
33. A sillnificantly environmentally harmful increase in erosion of the project site or surrounding 0 dr
areas?
34. Stonn water discharges that would siflllificantly impair the beneficial uses of receiving waters 0 6"
or areas that provide water quality benefits {e.g. riparian corridors, wetlands, etc.)?
35. Harm to the biological integrity of drainage systems and water bodies? 0 e3
Environmental Settinl!
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 separate sheet) the surrounding properties, including information on plants, animals, any
cultural, historical or scenic aspects. Indicate the type of land uses (residential, commercial, etc.), intensity of
land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height,
frontage, set-backs, rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will be
accepted.
Certification
I hereby certiry 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.
;3P..6/ (!')t
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Date
Siflllature
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E.I.R.
01/14/04
Page 3
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File No, CUP OS-04
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
. ARCADIA. CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Conditional Use Permit No. 'CUP 2006-04
2. Project Address (Location)
118 W. Las Tunas Drive, units A and B
3. Project Sponsor's Name, Address & Telephone Number:
Myung Hye Cho
51 Colorado Blvd.,
Arcadia, CA 91006
(626)372~0181
4. Lead Agency Name & Address:
City of Arcadia - Development Services Department
Community Development Division - Planning Services
240 W. Huntington Drive
Post Office Box 60021
Arcadia, CA 91066-6021
5. Lead Agency Contact Person & Telephone Number:
Thomas Li, Associate Planner, (626) 574-5447
6. General Plan Designation: Commercial
7. Zoning Classification: CoM Commercial-Manufacturing
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 sheets if necessary.)
A Conditional Use Permit for a 1,755 sq.ft learning center with 10 students at
118 W. Las Tunas Drive, units A and B.
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9. Surrounding Land Uses and Setting: (Briefly describe the project's
surroundings.)
North:
South:
East:
West:
Professional Office Buildings - zoned CoO
Auto Repair Garage- zoned CoM
Animal Hospital - zoned CoM
Commercial Retail Uses (Enterprise rent-a-car and Pet and
Jungle Pet Store) - zoned CoM
10. Other public agencies whose approval is required (e.g., permits, financing
approval, or participation agreement):
The City Building Services, Engineering Division, Fire Marshall, Public Works
Services, and Water Services will review the construction plans for the tenant
improvements for compliance with all applicable construction and safety codes
and will oversee construction and installation of any necessary infrastructure or
improvements on-site and/or within and along the public right-of-way. The tenant
improvements for the coffee shop will also be reviewed by the Los Angeles
County Health Department for compliance with local health codes.
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
[ ] Biological Resources
[ ] Geology/Soils
[ ] Hydrology/Water Quality
[ ] Mineral Resources
[ ] Population & Housing
[ ] Recreation
[ ] Utilities and Service Systems
[ ] Mandatory Findings of Significance
[ ] Air Quality
[ ] Cultural Resources
[ ] Hazards & Hazardous Materials
[ ] Land Use & Planning
[ ] Noise
[ ] Public Services
[ ] Transportation / Circulation
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.
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[] 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 the
mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the
environment, all ENVIRONMENTAL IMPACT REPORT is required.
[] I find that the proposed project MAY have a significant effect on the environment,
but that at least one effect has been adequately analyzed in an earlier document
pursuant to applicable legal standards and has been addressed by mitigation
measures based on that earlier analysis as described on attached sheets, and if
any remaining effect is. a "Potentially Significant Impact" or "Potentially
Significant Unless Mitigated," an ENVIRONMENTAL IMPACT REPORT is
required, but it only needs to analyze the effects that have not yet been
addressed.
[] 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 all
potentially significant effects have been analyzed adequately in an earlier
Environmental Impact Report pursuant to applicable standards and have been
avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the proposed project.
~-
~ --
Signature
0'
-
--
April 13. 2006
Date
Thomas Li
Printed Name
For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for lill answers except "No Impact" answers that are
adequately supported by the information 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 projects such as the one
involved (e.g., the project is not within 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).
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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 related
as well as operational impacts.
3, "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect
Is significant. If there are one or more, "Potentially Significant Impact" entries when the
determination is made, an Environmental Impact Report is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
Than Significant Impact." The leaq agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section 17 "Earlier Analyses" may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program Environmental
Impact Report, or other CEQA process, an effect has been adequately analyzed in an
earlier EIR or Negative Declaration {Section 15063(c)(3)(D)}. . Earlier analyses are
discussed in Section 17 at the end of the checklist.
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 that were incorporated or
refined from the earlier document and the extent to which they address Site-specific
conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist, references to information
sources for potential impacts (e.g" general plans, zoning ordinances), Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement is substantiated.
7. Supporting Information Sources. A source list should be attached, and other sources used
or individuals contacted should be cited in the discussion,
8. 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 significant.
CEOA Env. Checklist Part 1
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Less Than
Potentially Significant Less Than
Significant With Significant No
. Impact MllIgation Impact Impact
Incorporation
1. AESTHETICS - WOuld the project
a) Have a substantial adverse effect on a scenic vista? 0 0 0 IZI
b) Substantially damage scenic resources, including, but not limited 0 0 0 IZI
to, trees, rock outcropplngs, and historic buildings within a state
scen ic highway?
2.
.
c) Substantially degrade the existing visual character or quality of
the site and Ilssurroundings?
d) Create a new source of substantial light or giare which would
adversely affect day or. nighttime views in the .area?
o
o
IZI
o
o
o
o
IZI
The proposed learning center will be in an existing commercial building in a fully developed area and will not
have any of the above impacts.
a)
AGRICULTURE RESOURCES- In determining whether impacts
to agriculture 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:
Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use? (The
Farmland Mapping and Monitoring Program in the California
Resources Agency to non-agricultural use?
b)
Confilct with existing zoning for agricultural use, or a Williamson
Act contract?
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?
o
o
IZI
o
o
o
o
IZI
o
o
IZI
o
The proposed learning center will be in an existing commercial building in a fully developed area and will not
have any of the above impacts.
AIR QUALITY - Where available, the significance criteria
established by the applicable air quality man!!gement Or air
pollution control district may be relied upon to make the following
determinations. Would the project:
~EQA Checklist
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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 fot which the project region is non-attainment under an
applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds (or
ozone precursors)?
e) Expose sensitive receptors to substantial pollutant
concentrations?
f) Create objectionable odors affecting a substantial number of
people?
Potentially
Significant
Impact
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
File No,; CUP 06-04
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
fg!
fg!
fg!
fg!
fg!
,
The proposed learning center will be in an existing commercial building in a fully developed area. Because the
proposed use is subject to applicable air quality regulations as administered by the South Coast Air Quality
Menagement District, It will not have any of the above impacts,
4.
BIOLOGICAL RESOURCES.- Would the project:
a) Have a substantial adverse impact, 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 impact on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, and regulations or by t~e California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federaliy 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 substantlaliywith the movement of any native residentor
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery
. sites?
~EQA Checklist 6
o
o
o
o
o
o
o
o
o
o
o
o
fg!
fg!
fg!
fg!
4c03
File No,: CUP 06-04
.
Potantially
Significant
Impact
Lass Than
Significant
With
Mitigation
Incorporation
Lass Than
Significant
Impact
No
Impact
e) Conflict with any local policies or ordinances protecting biological 0 0 0 I8l
resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation 0 0 0 I8l
Plan, Natural Conservation Community Plan, or other approved
local, regional or state habitat conservation plan?
The proposed learning center will be in an existing commercial building in e fully developed area and will not
have any of the above impacts,
5. CULTURAL RESOURCES - Would the project:
a) Cause a sUDstantial adverse change In the significance of a 0 0 0 I8l
historical resource as defined in !j15064,5?
b) Cause a substantial adverse change in the significance of an 0 0 0 I8l
archaeological resource pursuant to !/15064.5?
. c) Directly or indirectly destroy a unique paleontological resource or 0 0 0 I8l
site or unique geologic feature?
d) Disturb any human remains, including those interred outside of 0 0 0 I8l
formal cemeteries?
The proposed learning center will be in an existing commercial building In a fully peveloped area and will not
heve any"Of the above impacts.
6. GEOLOGY AND SOILS - Would the project:
a) Expose people or structures to potential substantial adverse 0 0 0 I8l
effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the 0 0 0 I8l
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence ofa known fault? Refer to Division of
Mines and Geology Special Publication 42.
Ii) Strong seismic ground shaking? 0 0 0 I8l
. Iii) Seismic-related ground failure, including liquefaction? 0 0 0 I8l
CECA .Checklist 7 4-03
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v) Landslides?
b) Result In substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit'or soil that is unstabla, 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 18-1-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 waste water disposal systems where sewers
are not available for the disposal of waste water?
Potentially
Significant
Impact
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
File No,: CUP 06-04
Less Than
Significant
impact
o
o
o
o
o
No
Impacl
~
~
~
~
~
The proposed learning center will be in an existing commercial builr:!ing in a fully .deve/oped area, The proposal
does not include any excavation, grading or filling. The project is connected to the local sewer system. The
project will not have any of the above impacts.
7.
VII. 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?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
Involving the release of hazardous materials into the
environment?
c) emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous
materials sites complied pursuant to Government Code Section
65962,5 and, as a result, would it create a significant hazard to
the public or the. environment?
. ,
CEOA Checklist 8
o
o
o
o
o
o
o
o
o
o
o
o
~
~
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~
4-03
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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 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 sigificant risk of loss, injury or
death involving wildland fires, Including where wildlands are
adjacent to urbanized areas or where residences are intermixed
with wildlands?
Potentially
Significant
Impact
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
File No.: CUP 06-04
less Thart
Significant
Impact
o
o
o
o
No
Impact
[81
[81
[81
[81
The proposed learning center will be In an existing commercial building in a fully developed area and will not
have any of the above Impacts.
.. HYDROLOGY AND WATER QUALITY - Would the project:
a) SUbstantially deplete groundwater supplies or interfere
SUbstantially with groundwater recharge such that there would be
a mit deficit In aquifer volume or a lowering of the local
groundwater table level (Le., 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)?
b) 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?
c) 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'lncrease the rate or amount of surface runoff in a
manner which would result in flooding on- or. off-site?
d)
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?
.
CeQA Checklist
9
o
o
o
o
o
o
o
o
o
o
o
o
[81
[81
[81
[81
4-03
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e) Otherwise substantially degrade water quality
f) Violate any other water quality standards or waste discharge
requirements?
g) Place housing within e 1 OO-year flood hazard area, as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
h) Place within a 100-year floodplain structures which would impede
or redirect flood flows?
i) Expose people or structures to a significant risk of loss, Injury or
death Involving flooding, including flooding as a result of the
failure of a levee or dam?
j) Expose people or structures to Inundation by seiche, tsunami or
mudflow?
k) During project construction, will it create or contribute runoff water
that would violate any water quality standards or waste dischrage
requirements, including the terms of the City's municipal separate
stromwater sewer system persmit?
I) After the project is completed, will It create or contribute runoff
water that would violate any water quality standards or waste
dischrage requirements, including the terms of the City's
municipal separate stormwater sewer system permit?
m Allow polluted stormwater runoff from delivery areas or loading
) docks or other areas where materiais are stored, vehicles or
equipment are fueled or maintained, waste is handied, or
hazardous materials are handled or delivered, or other outdoor
work areas, to'impair other waters?
n) Potential for discharge of stormwater to cause significant harm on
the bioiogical integrity of the waterways and water bodies
including municipal and comestic supply, water contact or non-
contact recreation and groundwater recharge? .
.
CECA Checklist
10
PotenUally
Significant
Impact
o
o
o
o
o
o
o
o
o
o
File No,; CUP 06-04
less Than
Significant
With
MIUgaUon
IncorporaUon
o
o
o
o
o
o
o
o
o
o
less Than
Significant
Impact
o
o
o
o
o
o
o
o
o
o
No
Impact
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Less Than
Potentially Significant Less Than
. Significant With Significant No
Impact Mltlgation Impact Impact
Incorporation
0) Dischrage storrnwater SO that significant harm is caused to the 0 0 0 181
biological integrity ofwatelWays or water bodies?
p) Significantly alter the flow velocity or volume of storm water runoff 0 0 0 181
that can Lise enVironmental harm?
q) Significantly Increase erosion, either on or off-stie?
o
o
o
181
The proposed learning center will be in an existing commercia/building in a fully t;!eveJopedarea. The
proposed use will be SUbject to an Industrial Wastewater Discharge Permit so as not to violate Regional Water
Quelity Controll3oard water quality standards or waste discharge requirements. The proposal w/11 not alter
absorption rates, drainage patterns,surface runoff. surface water conditions, or ground water conditions. The
site is within the Santa Anita Dam Inundation Area, but will not expose people to any additional or increased
hazard levels. 171e project will not have any of the above impacts,
9. LAND USEANO PLANNING - Would the project:
a) Physically divide an established community?
o
o
o
181
.
b) Conflict with any applicable land use plan, polley, 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?
o
o
o
181
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan?
o
o
o
181
The proposed learning center will be in an existing commercial building ii! a_fully developed area and will not
have any of the above impacts.
10. 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 ofthe state?
o
o
o
181
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?
o
o
o
181
The proposed learning center will be in an existing commercial building in a fully developed area and will not
have any of the above impacts.
11. NOISE - Would the project result In:
.
CEQA Checklist
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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 groundbome
vibration or groundbome noise levels?
c) A substantial permanent increase in ambient noise levels in the
project vicinity above levels-existing without the project?
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project?
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels?
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?
POlenllally
Significant
Impact
D
D
D
D
D
D
Less Than
Slg'nlficanl
With
Mitigation
Incorporation
D
D
D
D
D
D
File No.: CUP 06-04
Less Than
Significant
Impact
D
D
D
18I
D
D
No
Impact
18I
18I
18I
D
18I
18I
The proposed leerning center will be in an existing commercia/building in a fully developed area and will not
have. any of the above impacts.
12. 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 roads 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?
D
D
D
D
D
D
D
D
D
18I
18I
18I
The proposed learning center will be in an existing commercial building in a fully developed area and will not
have any of the above impacts.
13. PUBLIC SERVICES - Would the project:
.. a) Result in substantial adverse physical impacts.assoclated with.the
CEQA Checklist 12
4-03
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provision of new or physically altered governmental facilities, need
for new or physically altered governmental facilities, the
construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios, response
times or other performance objectives for any of the public
services:
Fire protection?
Police protection?
Schools?
Parks?
Other publlcJacilities?
Poten.tlally
Significant
Impact
o
o
o
o
o
Less Than
Significant
With
Mlllgallon
Incorporation
o
o
o
o
o
File No,: CUP 06-04
Less Than
S-Ignlficant
Impact
o
o
o
o
o
No
Impact
1:8:1
1:8:1
1:8:1
1:8:1
1:8:1
The proposeC1leaming center will ba in an existing commercial building in a fully developed area and will not
have any of the above impacts.
14. RECREATION - Would the project:
a) Increase the use of existing neighborhood and regional parks or
other recreational facilities such that substantial physical
deterioration C)f the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the
construction C)r expansion of recreational facilities which have an
adverse physical effect on the environment?
o
o
o
o
o
o
1:8:1
1:8:1
The proposeC1leaming center will be in an existing commercial building in a fully developed area and will not
have any of the above impacts.
15. TRANSPORTATION/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?
.
CEQA Checklist
13
o
o
o
o
o
o
o
o
o
1:8:1
1:8:1
1:8:1
4-03
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.
d) Substantially increase hazards due to a design feature (e.g,.
sharp curves or dangerous intersections) or incompatible uses
(e,g,. farm equipment)?
e) Resull 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)?
Potentially
Sign.lficant
Impact
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
File No,: CUP 06-04
Less Than
Significant
Impact
o
o
o
o
No
Impact
[8!
[8!
[8!
[8!
The proposed learning center will be in an existing commercial building in a fully developed area tha/has an on-
site parking surplus according to code requirements. This proposal would increase the intensity of the use but
would not create a parking deficiency.
16. UTILITIES AND SERVICE SYSTEMS - Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing filcillties. the
construction of which could cause significant environmental
effects?
c) Require or result in the construction of new storm 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? In making this determination, the City shall
consider whether the project is subject to the water supply
assessment requirements of Water Co-de Section 10910, et seq,
(SB 610), and the requirements of Govemment Code Section
664737 (SB221).
e) Result in a determination by the wastewater treatment provider
which serves .or may serve the project determined that it has
adequate capacity to serve the project's projected demand in
addition to the.provlder's existing commitments?
.
CEQA Checklist
14
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
[8!
[8!
[8!
[8!
[8!
4-03
FileNo,; CUP 06-04
.
Potentially
Significant
Impact
Less Than
Significant
Wllh
Mitigation
Incorporallon
Less Than
Significant
Impact
No
Impact
f) Be served bya landfill with sufficient permitted capacity to 0 0 0 IZI
accommodate the project's solid waste disposal needs?
g) Comply with federal, state and local statues and regulations 0 0 0 IZI
related to solid waste?
The proposed learning center will be in an existing commercial building in a fully developed area and will not
have any of the above impacts.
17. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of the 0 0 0 IZI
environment, substantially reduce the habitat of 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
endangerea 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 0 0 0 IZI
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 projects, and the effects ot probable tuture
projects)?
c) Does the project have environmental effects which will cause 0 0 0 IZI
substantial adverse effects on human beings, either directly or
Indirectly?
The proposed learning center will be In an existing commercial building in a fully developed area and will not
have any Of the abova impacts.
.
CEOA Checklist
15
4-03