HomeMy WebLinkAbout1709
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RESOLUTION NO. 1709
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, DENYING CONDITIONAL USE PERMIT
APPLICATION NO. CUP 2004-007 FOR A LEARNING AND
LANGUAGE TUTORING CENTER WITH 24 STUDENTS AT 650 W.
DUARTE ROAD, SUITE #100A.
WHEREAS, on April 27. 2004, an application was filed by Xiaoyan Chen for a
learning and language tutoring center with 24 students (Development Services
Department Case No. CUP 2004-007), at property commonly known as 650 W.
Duarte Road, Suite #100A; and
WHEREAS, a public hearing was held on June 8. 2004, 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 June 8, 2004 is true and correct.
SECTION 2. This Commission finds:
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 proposed parking and loading facilities are inadequate
and unsafe, particularly in the case where young adults are to be dropped-off and
picked-up in a parking area.
B. That the use applied for at the location indicated is not properly one for
which a Conditional Use Permit is authorized because the applicants did not satisfy
the Parking Regulations for the requested conditional use as specified in Sections
9269 Et Seq. of the Arcadia Municipal Code. and
i. The proposed site plan neith~r provides adequate off-street parking, nor
provides adequate facilities for the safe loading and unloading of young adults.
C. That the site for the proposed use is not adequate in size and shape to
accommodate the proposed use, and all yards, spaces, walls. fences. parking,
loading, landscaping and other features required to adjust said use with the land and
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uses in the neighborhood, because the proposed layout will not function adequately
and necessitates the use of parking spaces for the droppin~ff and picking-up of
young adults, which is both unsafe and inefficient.
D. That the site abuts a street that is not adequate in width to carry the kind
of traffic that would be generated by the proposed use, because the proposed use
could generate approximately 24 vehicle trips during the evening rush hours, which
would result in further diminishing the Levels Of Service (LOS) on Duarte Road, at
the intersection of Duarte Road and Baldwin Avenue, and on other surrounding
streets and intersections.
E. 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, if appropriate mitigation measures were incorporated, but none were
provided, and therefore, a Mitigated Negative Declaration could not be approved.
SECTION 3. That for the foregoing reasons this Commission denies
Conditional Use Permit Application No. CUP 2004-007 for a learning and language
tutoring center at 650 W. Duarte Road, Ste #1 OOA
SECTION 4. The decision and findings contained in this Resolution reflect
the Planning Commission's action of June 8, 2004 to deny Conditional Use Permit
Application No. CUP 2004-007, by the following votes:
AYES: Commissioners Olson, Wen, Baderian
NOES: Commissioners Hsu. Lucas
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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 this Resolution No. 1709 was adopted at a regular
meeting of the Planning Commission held on June 22, 2004, by the following vote:
AYES: Commissioner Hsu, Lucas, Olson, Wen, Baderian
NOES: None
hairman, Planning Commission
City of Arcadia
ATTES :
~
etary, Planning Commission
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
June 8, 2004
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: Thomas P. Li, Assistant Planner
SUBJECT: Conditional Use Permit Application No. CUP 04-007 for a learning and
language tutoring center at 650 W. Duarte Road. Suite 100A.
SUMMARY
This Conditional Use Permit application was submitted by Xiao Yan Chen to operate
a learning and language tutoring center for 24 students at 650 W. Duarte Road.
Suite 100A. The Development Services Department is recommending denial of the
applicant's request due to incompatibility of use and inadequate on-site parking.
GENERAL INFORMATION
APPLICANTS: Xiao Yan Chen
LOCATION: 650 W. Duarte Road. Suite 100A
REQUEST: A Conditional Use Permit with a parking modification to allow a
learning and language tutoring center for 24 students that would
occupy a 2,300 square foot unit within an existing office building.
SITE AREA: 37,897 sq. ft. (0.87 acre)
FRONTAGE: Approximately 91 feet along Duarte Road
EXISTING LAND USE & ZONING:
The site is developed with a four-story, 30,000 square foot
commercial office building constructed in 1958. and is zoned C-2
General Commercial.
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SURROUNDING LAND USES & ZONING:
No rt h: Arcadia Supermarket center - zoned C-2
South: Office building - zoned C-O
E a s t : Medical building - zoned C-2
We s t: Commercial center with Citibank and tutoring center -
zoned C-2
GENERAL PLAN DESIGNATION: Commercial
PROPOSAL AND ANALYSIS
The proposal is to operate a learning and language tutoring center that would occupy
a 2.300 square foot unit within an existing commercial office building at 650 W.
Duarte Road. Suite 100A. The number of students will be limited to 24 and they are
expected to come from the local middle and high schools. The proposed class hours
are from 2:30 p.m. to 7:00 p.m., Monday through Friday, with office hours of 9:30
a.m. to 7:00 p.m.. Monday through Saturday.
The interior of the subject unit will be remodeled to provide three classrooms, an
office, and a reception and waiting area. There are no restroom facilities being
proposed. The subject building is currently designed as an office with shared
restroom facilities. Upon initial review. Building Services indicated an individual
gentlemens and ladies restroom may be required for the proposed use.
In staffs opinion, the proposed use is not compatible with the existing general office
uses that currently occupy the subject building. The noise factor commonly
associated with tutoring centers may become a nuisance; furthermore, the proposed
use does not facilitate the loading and unloading of students in the parking area.
This is a safety concem because the on-site parking is well utilized on a daily basis.
There is also a significant parking deficiency as outlined below.
Parkina
By Code, a 2,300 sq.ft. learning and tutoring center with approximately 1.000 sq.ft. of
classroom area requires twenty-nine (29) parking spaces (1 space per 35 sq.ft. of
instructional area) in comparison to only 9 spaces being required for an office use (4
spaces per 1,000 sq.ft. of gross floor area).
The subject property has shared parking with the adjacent properties at 630 and 638
W. Duarte Road that provides a total of 244 spaces (on-site parking consist of
approximately 39 spaces); however, 344 spaces are required for the current uses.
The proposed use, if approved. would increase the parking requirement to 373
spaces, resulting in a deficiency of 129 spaces. In the past, several parking
modifications have been granted by the Modification Committee for medical uses,
which requires 2 more spaces per 1,000 sq.ft. than a general office use. The
CUP 04-007
June 8. 2004
Page 2
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approvals were based on the finding that medical use is compatible with the existing
uses and that" the units that they occupy are relatively small.
The parking deficiency is significant since some of the students would be attending
high school and are of driving age. As previously mentioned. the parking area does
not facilitate the loading and unloading of students. Therefore, without available
parking. many parents would utilize the driveway area for loading and unloading
purposes, impeding through traffic. .
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
Mitigated Negative Declaration has been prepared for this project. The mitigation
measures would be those that address the potential parking and traffic impacts.
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 property 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.
CUP 04-007
June 8, 2004
Page 3
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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 04-007, because the proposed use is not compatible
with the neighboring office uses within the subject building, and the site is not
adequate to accommodate the necessary parking and the loading and unloading of
students.
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 04-007. staff recommends the following conditions of approval:
1. The occupancy and tenant improvements for the leaming and language
tutoring center shall be in compliance with the Building and Fire Codes,
including restroom facilities, which shall be determined by having detailed
construction plans submitted for plan check review and approval.
2. The leaming and language tutoring center shall not exceed 24 student. or less
if required by the Building Official, Fire Marshal, or the State. The facility shall
be operated and maintained in a manner that is consistent with the application
materials and plans submitted and approved for CU~ 04-007.
3. There shall be no parking or stopping in the driveway. Signs prohibiting such
shall be posted on and along both sides of the driveway at a minimum of 25-
foot intervals.
4. This approval of CUP 04-007 shall not take effect until the property owner and
applicants have executed and filed an Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
the conditions of approval.
5. Noncompliance with the plans, provisions and conditions of approval for
CUP 04-007 shall be grounds for immediate suspension and/or revocation of
any approvals and occupancies granted by CUP 04-007. which could result in
the closing of the leaming and language tutoring center.
6. 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,
CUP 04-007
June 8. 2004
Page 4
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Planning Commission. or City Staff. which action is brought within the time
period provided for in Government Code Section 66499.37 or other provision
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 matter.
PLANNING COMMISSION ACTION
Denial
The Planning Commission should move to deny Conditional Use Permit
Application No. CUP 04.()07 because the proposal cannot satisfy all of the
required prerequisite conditions for a Conditional Use Permit, and direct staff
to prepare a resolution incorporating the Commission's decision and specific
findings.
Approval
If the Planning Commission intends to approve Conditional Use Permit Application
No. CUP 04-007, the Commission should move to adopt the Mitigated 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 (Le.. mitigation measures).
If any Planning Commissioner. or other interested party has any questions or
comments regarding this matter prior to the June 8th public hearing, please contact
Assistant Planner, Thomas Li at (626) 574-5447.
Attachments: Vicinity Map, Aerial Photo with zoning information
Applicant's Project Description & Plans
Negative Declaration & Initial Study
CUP 04-007
June 8, 2004
Page 5
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CUP 2004-007
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&""ment SeflIices Department
.....&;wneering Division
FIupaIe<I by: RS GorI7JlIez, May 2004
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Mintel Language Institute
650 W. Duarte Rd. #10OA Arcadia, CA 91007 Tel: 626-461-2020 Fax: 626-461-2022
Additional information for applying business license.
Total space for our intended tutoring center: 1667 Sq. Ft. +6!;O 'Sf.:f.t-
Our office is located at.650 w. Duarte rd. Arcadia and is in the rear of this general office
building.
We will have three classrooms in our office. Each classroom will hold 2-8 students at a
time. We will have total up to 24 students. Those students are mostly middle school and
high school students. Our classroom will open to students from 2:30 to 7:00pm during
school time. We will have two to three instructors work in the afternoon from 3:00-6:00
pm. Each instructor will take care of2-8 students.
Our hours of office operation: Monday - Saturday, 9:30am-7:00 pm
Total employees: 2-3 part-time instructors and 2 full time employees
Address: 650 w. Duarte rd. #100A, Arcadia, CA91007
Contact person: Cheyenne Chen
Tel: 949-302-1010
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File No.: CUP 2004-007
CITY OF ARCADIA
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
MITIGATED NEGATIVE DECLARATION
(DRAFT)
A. Name, If any, and a brief description of the project:
Conditional Use Permit Application No. CUP 2004-007 for a learning and language tutoring center for
24 students in a 2,300 square foot unit in an existing office building.
B. Location of Project:
650 W. Duarte Road, Suite 100A
In the City of Arcadia, County of Los Angeles
C. Name of Applicant, Sponsor Or Person Undertaking Project:
_A.
.lL B.
Other (Private)
(1) Name
(2) Address
Xiao Yan Chen
The Planning Commission D City Council D, having reviewed the Initial Study of this Pl"9posed project
and having reviewed the written comments received prior to the public meeting of the Planning
CommissionlCity Council, including the recommendaiton of the City's staff, does hereby find and declare
that the proposed project will not have a siginificant effect on the environment. A brief statement of the
reasons supporting the Planning Commission'slCity Council's findings are as follows:
The conditional aODroval of the orooosed Droiect will mitiaate the Datential Darkina and traffic imoacts .and
will Drovide for conformance with the Citv's General Plan and Zonina Ordinance.
The City Council D Planning Commission D, hereby finds that the Negative Declaration reflects its
independent judgement. A copy of the Initial Study may be obtained at
Community Development Division
City of Arcadia
240 W. Huntington Dr.
Arcadia, CA 91007
(626) 574-5423
The location and custodian of the documents and any other material which constiture the record of
proceedings upon which the City based its decision to adopt this Negative Declaration are as follows:
Community Development Division
City of Arcadia
240 W. Huntington Dr.
Arcadia, CA 91007
(626) 574-5423
Date:
Date Received for filing
Staff
Form "E"
4/03
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File No. CUP 04-004
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 2004-007
2. Project Address (Location)
650 W. Duarte Road, Suite 100A
3. Project Sponsor's Name, Address & Telephone Number:
Xiao Yan Chen
650 W. Duarte Raod, Suite 100A,
Arcadia, CA 91007
626-461-2020
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:
Donna Butler, Community Development Administrator (626) 574-5442
6. General Plan Designation: Commercial
7. Zoning Classification: 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. Attach additional sheets if necessary.)
CECA Env. Checklist Part 1
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4/03
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File No. CUP 04-004
A Conditional Use Permit for a learning and language tutoring center for 24
students that would occupy a 2,300 square foot unit within an existing office
building.
9. Surrounding Land Uses and Setting:
surroundings.)
(Briefly describe the project's
No rt h :
South:
East:
West:
Arcadia Supermarket center - zoned C-2
Office building - zoned COO
Medical building - zoned C-2
Commercial center with eitibank and tutoring center - zoned C-2
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
[ ] HydrologylWater 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:
CEQA. Env. Checklist Part 1
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4/03
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File No. CUP 04-004
[ ]
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[Xl 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, an 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.
~~, t::. '
Signature
Mav 13. 2004
Date
Thomas Li
Printed Name
For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all 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
CEQAEnv, Checklist Part 1
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4/03
File No. CUP 04-004
(e.g., the project will not expose sensitive receptors to pollutants, based on a project-
e 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 related
as well as operational impacts.
3. "Potentially Significant Impacr is appropriate if there is substantial evidence that an effect
is significant. If there are one or more, "Potentially Significant Impacr 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 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 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.
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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.
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CEOA Env. Checklist Part 1
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File No.: CUP 04-007
e Less Than
Potentially Significant Less Than
Significant With Slgnlflcant No
Impact MlUgation Impact Impact
Incorporation
1. AESTHETICS - Would the project
a) Have a substantial adverse effect on a scenic vista? 0 0 0 I2SJ
b) Substantially damage scenic resources, including, but not limited 0 0 0 181
to, trees, rock outcropplngs, and historic buildings within a state
scenic highway?
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c) Substantially degrade the existing visual character or quality of
the site and its surroundings?
o
o
o
181
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
o
181
o
o
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
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
Depl. 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) to non-agrlcultural use? (The
Farmland Mapping and Monitoring Program in the Callfomla
Resources Agency to non-agricultural use?
o
o
o
I2SJ
b) Conflict with existing 'l."onlng for agricultural use, or a Williamson
Act contract?
o
o
181
o
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
181
o
o
The proposed learnIng and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
3.
AIR QUALITY - Where available, the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the following
determinations. Woul<lthe project:
CECA Checklist
5
4-03
e
e
_ d)
a) Conflict with or obstruct implementation of the applicable air
quality plan?
b) Violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for
ozone precursors)?
e) Expose sensitive receptors to substantial pollutant
concentrations?
Potentially
Significant
Impact
D
D
D
D
o
File No.: CUP 04-007
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
[8J
[8J
[8J
[8J
[8J
f) Create objectionable odors affecting a substantial number of
people?
The prop05ed leaming and tutoring center will be in an existing office building in a fully developed area.
Becausa the prop05ed use is subjact to applicable air quality regulations as administered by the South Coast Air
Quality Management 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 throllgh
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 Califomia 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 the California Department of Fish
and Game or US Fish and Wildlife Service?
c)
Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (Including but
not limited to , marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption or other means?
Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery
sites?
CEOA Checklist
6
o
D
D
o
D
D
D
D
D
D
o
o
[8J
[8J
[8J
[8J
4-03
File No.: CUP 04-007
e
Potentially
Significant
Impact
Less Than
Significant
Wllh
Mitigation
Incorporation
Less Than
Slgnlficanl
Impact
No
Impact
e) Conflict with any local policies or ordinances protecting biological 0 0 0 ~
resources. such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation 0 0 0 ~
Plan. Natural Conservation Community Plan, or other approved
local, regional or state habitat conservation plan?
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
5. CULTURAL RESOURCES - Would the project:
a) Cause a substantial adverse change in the significance of a 0 0 0 ~
historical resource as defined In !i 15064,5?
b) Cause a substantial adverse change In the significance of an 0 0 0 ~
archaeological resource pursuant to !i 15064.5?
-
c) Directly or indirectly destroy a unique paleontological resource or 0 0 0 ~
site or unique geologic feature?
d) Disturb any human remains. including those interred outside of 0 0 0 ~
formel cemeteries?
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
6. GEOLOGY AND SOilS - Would the project:
a) Expose people or structures to potential substantial adverse 0 0 0 ~
effects, including the risk of loss, injury, or death involving:
I) Rupture of a known earthquake fault, as delineated on the 0 0 0 ~
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.
Ii) Strong seismic ground shaking? 0 0 0 ~
- Iii) Seismic-related ground failure, including liquefaction? 0 0 0 ~
CECA Checklist 7 4-03
e
e
v) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soli that 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 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
property?
Potentially
Significant
Impact
o
o
o
o
o
File No.: CUP 04-007
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
[gJ
[gJ
[gJ
[gJ
[gJ
Have solis 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?
The proposed leaming and tutoring center will be in an existing office building in e fully developed area. The
subject location has not been detennined to be especially susceptible to any of the above geologic problems
and is not within a Seismic Hazard Area iderrtified by the Seismic Hazard Mapping Act The proposal does not
include any excavation. grading or filling. No unique geologic featuras have been identified at the site. The
project is connected to the locel sewer system. The project will not have any of the above impacts.
e)
7. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the
project:
_ d)
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?
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
CECA Checklist
8
o
o
o
o
o
o
o
o
o
o
o
o
[gJ
[gJ
[gJ
[gJ
4-03
e
-
_ d)
the public or the environment?
e) For a project located within an airport land use plan or. where
such a plan has not been adopted, within two miles of a public
airport or public use airport, would the project result In a safety
hazard for people residing or working In the project area?
f) For a project within the vicinity of a private airstrip, would the
project result 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
File No.: CUP 04-007
Less Than
Significant
With
Mitigation
InCorporation
o
o
o
o
Le.. Than
Significant
Impact
o
o
o
o
No
Impact
~
~
~
~
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
8. HYDROLOGY AND WATER QUALITY - Would the project:
a)
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level (i.e.. the production rate of pre-existing
nearby wells would drop to a level which would not support
existing iand 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 increase the rate or amount ofsurface runoff in a
manner which would result in fiooding on- or off-site?
Create or contribute runoff water which would exceed the capacity
of existing or planned storm water drainage systems or provide
CEQA Checklist
9
o
o
o
o
o
o
o
o
o
o
o
o
~
~
~
~
4-03
e
e
_ 1'1)
substantial additional sources of polluted runoff?
e) Otherwise substantially degrade water quality
f) Violate any other water quality standards or waste discharge
requirements?
g) Place housing within a 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
slromwater 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 materials are stored, vehicles or
equipment are fueled or maintained, waste is handled, or
hazardous materials are handled or delivered, or other outdoor
work areas, to Impair other waters?
Potential for discharge of stormwater to cause significant harm on
the biological integ'rity of the waterways and water bodies
including municipal and comestic supply, water contact or 1'101'1-
contact recreation and groundwater recharge?
CEQA Checklist
10
Potentially
Significant
Impact
o
o
o
o
o
o
o
o
o
o
File No.: CUP 04-007
Less Than
Significant
With
Mitigation
Incorporation
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
~
~
~
~
~
~
~
I:8J
I:8J
I:8J
4"()3
e
0) Dischrage stormwater sothat significant harm is caused to the
biological integrity of waterways or water bodies?
p) Ssignificantly alter the flow velocity or volume of storin water
runoff that can use environmental harm?
q) Significantly increase erosion, either on or off-stie?
Potentially
Significant
Impact
o
o
o
File No.: CUP 04.007
Less Than
Significant
With
Mitigation
Incorpomtion
o
o
o
Less Then
Significant
Impact
o
o
o
No
Impact
f8I
f8I
f8I
The proposed learning and tutoring canter will be in an existing office building in a fully developed area. The
proposed use will be subject to an Industrial Wastewater Discharge Permit so as not to violate Regional Water
Quality Control Board water quality standards .or wasta discharge requirements. The proposal will not alter
ebsorption rates. drainage patterns. surfaca 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. The project will not have any of the. above impacts.
9. LAND USE AND PLANNING - Would the project:
e a) PhysicallY divide an established community?
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with jurisdiction over the project (including, but not
limited to the general plan, specific plan, local coastal program, or
zoning orClinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural
community conservation plan?
o
o
o
o
o
o
o
o
o
f8I
f8I
f8I
The proposed learning and tutoring center will be in an existing office building in 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 of the state?
b) Result in the loss of availability of a locally-important minerai
resource recovery site delineated on a local general plan. specific
plan or other land use plan?
o
o
o
o
o
o
f8I
f8I
-
Tha propo:sed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
CEOA Checklist
11
4-03
e
e
,
11. NOISE - Would the project result In:
a) Exposure of persons to or generation of noise levels in excess of
standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive groundbome
vibration or groundbome noise levels?
c) A substantial pennanent 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?
Potentially
Significant
Impact
o
o
o
o
o
o
File No.: CUP 04-007
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
o
Less Than
Significant No
Impact Impact
o
o
o
o
o
o
rZI
rZI
rZI
rZI
rZI
rZI
The proposed learning and tutoring center will be in an existing office 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. necesslteting the
construction of replacement housing elsewhere?
o
o
o
o
o
o
o
o
o
rZI
rZI
I:8J
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
PUBLIC SERVICES - Would the project:
CEQA Checklist
12
4-03
e
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 fac1l1ties, 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 public facilities?
Potentially
Significant
Impact
o
o
o
o
o
File No.: CUP 04-007
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
o
No
Impact
[gI
[gI
[gI
[gI
[gI
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
e RECREATION - Would the project:
a) Increase the use of existing neighborhood and regional parks or
other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which have an
adverse physical effect on the environment?
o
o
o
o
o
o
[gI
[gI
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
15. TRANSPORTATIONrrRAFFIC - 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 resul.ts in
CEQAChecklist
13
o
o
o
[gI
[gI
o
o
o
o
o
o
[gI
4-03
e
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)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
Potentially
Slgnlflcant
Impact
o
D
o
o
File No.: CUP 04-007
Less Than
Slgnlfioant
With
Mitigation
Incorporation
o
o
181
o
Less Than
Significant
Impact
o
D
o
o
No
Impact
181
181
D
181
g) Conflict with adopted policies, plans or programs supporting
alternative transportation (e.g., bus tumouts, bicycle racks)?
The proposed leaming and tutoring center increases the parking deficiency according to code requirements.
Furthermore, the proposal does not facilitate the loading and unloading of students in the parking area, while
such area is well utilized on a daily basis.
e UTILITIES AND SERVICE SYSTEMS - Would the project:
_ e)
a)
Excaed 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 facilities. 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 resourcas, or are new or expanded
entillements needed? In making this determination, the City shall
consider whether the project Is subject to the water supply
assessment requirements of Water Code Section 10910, et seq.
(SB 610), and the requirements of Govemment Code Section
664737 (SB221).
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 provider's existing commitments?
CEOA Checklist
14
o
o
o
o
D
o
o
o
o
o
D
o
o
o
o
181
181
181
181
181
4-03
File No.: CUP 04-007
e
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
f) Be served by a landfill with sufficient permitted capacity to 0 0 0 18I
accommodate the projecrs solid waste disposal needs?
g) Comply with federal, state and local statues and regulations 0 0 0 18I
related to solid waste?
The proposed learning end tutoring center will be in an existing office 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 18I
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
endangered plant or animal or eliminate important examples of
e the major periods of Califomia history or prehistory?
b Does the project have impacts that are individually limited, but 0 0 0 18I
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 of probable future
projects)?
c) Does the project have environmental effects which will cause 0 0 0 18I
substantial adverse effects on human beings, either directly or
Indirectiy?
The proposed learning and tutoring center will be in an existing office building in a fully developed area and will
not have any of the above impacts.
-
CECA Checklist
15
4-03
.
.'
File No. 1'4 ()f-=:P97
_.
-
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
(626) 574-5400
ENVIRONMENTAL INFORMATION FORM
Date Filed: .:3/.,,21 / 0 4-
General Information
1 . Name and address of developer or project sponsor:
XI A-o ,/41-1 C11 EtJ
650 IV. Dt.AAJQTE' Rd, ;# )\!loA
McADIA . vA ~{()--o'r
2. Address of project (Location):
/,!;o tV. DttARTE Rd. ~ro-o A .
ARCADIA. cA 9,e-vr
Name, address and telephone number of person to be contacted concerning this project:
XIPto'lAN CfiW
650 i'lJ. DVf.ARTE: p.J.. .il-)ElOA
A-1:2c.AD IA. cA- Cf (~-::r
4.
List and describe any other related permits and other public approvals required for this
project, including those required by city, regional, state and federal agencies: '
NONE
5. Zoning: C-,,)
6. General Plan Designation: (1 MYlh1JJ.N.A a.l... tJif'e.e SptU.I!-
Proiect DescriDtlon
7.
Proposed use of site (project description):
/i;Ird& LAAfGMQ-l: TeA TOR I 1J6[
(~ ai;fr;..J,d., r~ r )
.,
. Site Size: 16 tf~+650sq, Ft.1 Acre(s)
Square footage per building:
6Ft :=~, 4-~ r 0 9
10. Number of floors of construction:
tdn . (fi,l. c,-tl'- U. Dlf()lL-
11. Amount of off-street parking provided:
lJ n I1t> .
12. Proposed scheduling of project:
tV 0 f\.e.
13. Associated projects:
JOM.
14. Anticipated incremental development:
_ None.
15. If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expected:
None- .
16. If commercial, indicate the type, Le. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation:
JiloP.ilr:ai cvJ. ();mm-prl./o./ ffr,p S;'parR--
17. If industrial, indicate type, estimated employment per shift, and loading facilities:
(do n~ .
18. If institutional, indicate the major function, estimated employment per shift, estimated
occupancy, loading facilities, and community benefits to be derived from the project:
d-
-
19. If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
{j~ fJ2.tlcUr..e.6 t()ndAt,b~ u..s..e j).ann/t.
I I
EnvlrcnlnfcForm
-2-
4101
.itP. Are the following items applicable to the project or its effects? Discuss below all items
. checked yes (attach additional sheets as necessary).
YES NO
o lEI 21.
0 ~ 22.
0 ~ 23.
0 lEI 24.
0 ~ 25.
0 t8I 26.
D~ 27.
LJD 28.
~ ~ 29.
D~ 30.
0 !;81 31.
o 12:) 32.
o ~ 33.
Change in existing features of any hills, or substantial alteration of ground
contours.
Change in scenic views or vistas from existing residential areas or public
lands or roads.
Change in pattern. scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke. fumes or odors in vicinity.
Change in ground water quality or-quantity, or alteration of existing drainage
patterns.
Substantial change in existing noise or vibration levels in the vicinity.
Is site on filled land or on any slopes of 10 percent or more?
Use or disposal of potentially hazardous materials, such as toxic substances,
flammable or explosives
Substantial change in demand for municipal services (police. fire, water,
sewage. etc.)
Substantial increase in fossil fuel consumption (electricity, oil, natural gas,
etc.)
Relationship to a larger project or series of projects
Has a prior environmental impact report been prepared for a program, plan,
policy or ordinance consistent with this project?
o W 34. If you answered YES to question no. 33, may this project cause significant
effects on the environment that were not examined in the prior EIR?
Environmental Settina
Describe (on a separate sheet) the project site as it exists before the project, including
information on topography, soil stability, plants and animals. any cultural, historical or
scenic aspects. Describe any existing structures on the site, and the use of the
structures. Attach photographs of the site. (Snapshots or Polaroid photos will be
accepted.) .
35.
-
EnlllranlnfoForm
-3-
4101
~
Describe (on a separate sheet) the surrounding properties, including information on
plants, animals, any cultural, historical or scenic aspects. Indicate the type of land uses
(residential, commercial, etc.), intensity of land use (one-family, apartment houses,
shops, department stores, etc.), and scale of development (height, frontage, set-backs,
rear yards, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will
be accepted.
Certification
r hereby certify that the statements furnished above and in the attached exhibits present the
data and information required for this initial evaluation to the best of my ability, and that the
facts, statements, and information presented are true and correct to the best of my knowledge
and belief.
Date 3",9.9/ot.!--
, .
(J1IV~ -tl-f\..../
(Signature) ,
For fYI/rid ~lI-.Aj1 1r0-trW-e
-
, ~
fey QueAirel'\.- No 36.
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