HomeMy WebLinkAbout10-8-24 Agenda PacketCITY OF ARCADIA
Planning Commission
Regular Meeting Agenda
Tuesday, October 8, 2024, 7:00 p.m.
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in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from Planning
Services at (626) 574-5423. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure
accessibility to the meeting.
根据《美国残障人法案》的规定，需要提供残障相关调整或便利设施才能参加会议的残障人士（包括辅助器材或服务），可向规划服务部
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Pursuant to the City of Arcadia’s Language Access Services Policy, limited-English proficient speakers who require translation services
in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City Clerk’s Office at
(626)574-5455 at least 72 hours prior to the meeting.
根据阿凯迪亚市的语言便利服务政策，英语能力有限并需要翻译服务才能参加会议的人可与市书记官办公室联系（电话：626-574-5455
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CALL TO ORDER
ROLL CALL
Marilynne Wilander, Chair
Domenico Tallerico, Vice Chair
David Arvizu, Commissioner
Angela Hui, Commissioner
Vincent Tsoi, Commissioner
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
PUBLIC COMMENTS (5 minute time limit per person)
Each speaker is limited to five (5) minutes per person, unless waived by the Planning Commission.
Under the Brown Act, the Commission or Board Members are prohibited from discussing or taking
action on any item not listed on the posted agenda.
PUBLIC HEARING
All interested persons are invited to appear at a public hearing and to provide evidence or testimony
concerning any of the proposed items set forth below for consideration. Separate and apart from
the applicant (who may speak longer at the discretion of the Commission) speakers shall be limited
to five (5) minutes per person. The applicant may additionally submit rebuttal comments, at the
discretion of the Commission.
You are hereby advised that should you desire to legally challenge in court or in an administrative
proceeding any action taken by the City Council regarding any public hearing item, you may be
limited to raising only those issues and objections you or someone else raised at the public hearing
or in written correspondence delivered to the City Council at, or prior to, the public hearing.
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1. Resolution No. 2157 – Approving Conditional Use Permit No. CUP 24-07 to allow a tutoring
center with up to 80 students at the Arcadia Community Church at 121 Alice Street
CEQA: Exempt
Recommendation: Adopt
Applicant: Dr. Wendy Hsiao
There is a ten day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, October
21, 2024.
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine and can be acted on by
one roll call vote. There will be no separate discussion of these items unless members of the
Commission, staff, or the public request that specific items be removed from the Consent Calendar
for separate discussion and action.
1. Minutes of the September 10, 2024, Regular Meeting of the Planning Commission
Recommendation: Approve
MATTERS FROM CITY COUNCIL LIAISON
MATTERS FROM PLANNING COMMISSIONERS
MATTERS FROM ASSISTANT CITY ATTORNEY
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
ADJOURNMENT
The Planning Commission will adjourn this meeting to Tuesday, October 22, 2024, at 7:00 p.m.
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Welcome to the Arcadia Planning Commission Meeting!
The Planning Commission encourages public participation and invites you to share your views on City
business.
MEETINGS: Regular Meetings of the Planning Commission are held on the second and fourth Tuesdays of
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Arcadia, California.
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may also be afforded an additional opportunity for rebuttal comments.
AGENDA ITEMS: The Agenda contains the regular order of business of the Planning Commission. Items on
the Agenda have generally been reviewed and investigated by the City Staff in advance of the meeting so that
the Planning Commission can be fully informed about a matter before making its decision.
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Section 403 or applicable Arcadia Municipal Code section.
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欢迎来到阿卡迪亚规划委员会会议！
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DATE: October 8, 2024
TO: Honorable Chair and Planning Commission
FROM: Lisa L. Flores, Deputy Development Services Director
By: Edwin Arreola, Senior Planner
SUBJECT: RESOLUTION NO. 2157 – APPROVING CONDITIONAL USE PERMIT
NO. CUP 24-07 TO ALLOW A TUTORING CENTER WITH UP TO 80
STUDENTS AT THE ARCADIA COMMUNITY CHURCH AT 121 ALICE
STREET
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Dr. Wendy Hsiao, on behalf of TECC Learning Center, is requesting
approval of Conditional Use Permit No. CUP 24-07 to allow an after school and summer
tutoring center (dba: TECC Learning Center) at the Arcadia Community Church located
at 121 Alice Street. The tutoring center will accommodate up to 80 elementary and middle
school aged students and seven (7) employees. It is recommended that the Planning
Commission adopt Resolution No. 2157 (Attachment No. 1) and find this project
Categorically Exempt under the California Environmental Quality Act (“CEQA”) and
approve Conditional Use Permit No. CUP 24-07, subject to the conditions listed in this
staff report.
BACKGROUND
The subject site is approximately 4.4 acres in size and consists of multiple parcels that
are tied together - see Figure No. 1 below for an aerial view of the site. The subject site
is located on the east side of S. First Avenue between Genoa Street and Alice Street with
a parking lot also located across the street on Alice Street. The existing buildings on site
consist of the main church, a day care building, an office building, a two-story education
building, and a fellowship hall. The proposed business is looking to use the fellowship hall
and a meeting room and classroom within the office and classroom building on site. The
site has a total of 244 parking spaces with 12 accessible spaces available within two
parking lots.
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 2 of 14
The parcels that front S. First Avenue are zoned Mixed Use (MU) and have a General
Plan Land Use Designation of Mixed Use (MU)with a Downtown Parking Overlay. The
rear parcels are zoned High Density Residential (R-3) and have a General Plan Land Use
Designation of High-Density Residential. The site is surrounded by other commercial
properties along S. First Avenue zoned MU and by multifamily residential properties to
the rear and north zoned R-3 - refer to Attachment No. 2 for an Aerial Photo with Zoning
Information and Photos of the subject property.
The church site also currently includes a music school (Arcadia Conservatory Music) and
a Chinese language school (Arcadia First Chinese School) which were both previously
approved with a Conditional Use Permit (CUP). The Chinese language school was
approved in 2014 and operates weekdays in the evening hours and on Saturday mornings
with up to 50 students. The music school is managed by the church and is allowed to
operate with a capacity of up to 75 students.
TECC Learning Center has been in operation in Arcadia since 1993. The tutoring
business originally operated at 141 E. Duarte Road under a different owner and then
relocated to 806 S. First Avenue (across the street from the church site) in 1998. In 2021,
the 806 S. First Avenue site was sold, and the leasing contract for TECC was not
renewed. In 2022, staff discovered that TECC had been operating out of the Arcadia
Community Church without City approval. At that time, tutoring centers were not permitted
to apply for a CUP within a place of religious assembly unless the school was affiliated
Figure 1 - Aerial of Subject Site
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 3 of 14
with the church. Following numerous inquiries from places of religious assembly trying to
lease out their underutilized classroom spaces and staff recognizing the suitability of
these sites for tutoring centers, the City decided to bring forward a text amendment to
allow third-party tutoring businesses to operate in places of religious assembly through
the approval of a CUP. The City Council approved a text amendment to the Development
Code to allow this use through a CUP and the change went into effect on December 8,
2024. While the text amendment was being processed, TECC was temporarily allowed
to operate without a permit but is now required to go through the CUP process to continue
operating at the site.
PROPOSAL
TECC Learning Center is requesting a CUP to allow the business to operate a third-party
tutoring center on the church site for afterschool and summer tutoring with up to 80
elementary and middle school grade students (Kindergarten to 8
th grade). TECC will
occupy a section of the Fellowship Hall (see Figure No. 2 and 3), one classroom (room
206) on the second floor of the educational building (see Figure No. 4), and a meeting
room (room B101) (see Figure No. 5) – refer to Attachment No. 3 for the Site Plan and
Floor Plans. There will be up to seven employees within the tutoring center at any given
time. The proposed hours of operation during the school year for the afterschool program
are from 2:30 PM to 6:00 PM, Monday through Friday, and the summer program will
operate from 9:00 AM to 5:00 PM, Monday through Friday. TECC provides homework
support in math and English subjects, Chinese language courses, and educational social
activities for the students. TECC also works closely with the students’ teachers and
parents by providing communication support and assistance to help address behavioral
and academic issues.
Figure No. 2 – The exterior entrance to the Fellowship Hall from Alice Street
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 4 of 14
Figure No. 3 – The interior area of the Fellowship Hall used by TECC
Figure No. 4 – Doorway to the second floor classroom used by TECC
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Resolution No. 2157 - CUP 24-07
October 8, 2024
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Figure No. 5 – Exterior of the meeting room used by TECC
A total of 23 parking spaces are required for the tutoring center; 16 for the students based
on the parking requirement of one (1) parking space for every five (5) students and seven
(7) for the employees based on the requirement of one (1) parking space for every
employee. TECC, along with the Arcadia First Chinese School, work with the Arcadia
Unified School District (AUSD) to provide transportation services from six elementary
schools (Baldwin Stocker, Camino Grove, Holly, Hugo Reid, Highland Oaks, and Longley
Elementary schools) and the Foothill Middle school for up to 80 students to tutoring
center. Students are picked up from their schools and dropped off in front of the church
site through the school district’s transportation service. Additionally, the church site is also
within walking distance of the First Avenue Middle School and Dana Middle School both
located along S. First Avenue. In terms of pick up for the students, there is a two-hour
pick-up window for parents to pick up their children from 4:00 PM to 6:00 PM for the
afterschool program and one-hour pick up window for the summer program from 4:00 PM
to 5:00 PM so that the students are not picked all at once.
ANALYSIS
The request to allow a new tutoring center at the Arcadia Community Church will be a
minor expansion to the primary church use. A tutoring center is permitted as an accessory
use to any place of religious assembly through the approval of a CUP. The church has
more than sufficient space and capacity to accommodate the tutoring center within the
existing buildings on site. The tutoring center also will not interfere with the primary church
operations as those operations typically take place on the weekends and in the evenings
with only office hours for the church overlapping with the tutoring center hours. While
there is also a Chinese language school and music school present on site, the addition
of the tutoring center will not create any operational issues for the site as there is more
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 6 of 14
than sufficient assembly space on the site for each one of the uses. The tutoring center
will compliment and be compliable with the other educational services on the church site.
TECC has been utilizing parking on the Arcadia Community Church site since they were
located across the street at 806 S. First Avenue. TECC previously were permitted to use
116 parking spaces on the church site. No parking issues were raised at that time. The
business has not had any issues with parking demand since operating on the church site
and is not expected to be an issue moving forward. The required parking amount of 23
spaces for the tutoring center is also about a fifth of the 116 parking spaces that have
been available to the tutoring business since they were located at 806 S. First Avenue
(across the street, which is now a new office building). Additionally, the partnership
between TECC and AUSD for transportation to the site has drastically reduced the need
for parking. The proximity of the site to two middle schools also allows many of the
students to walk to the tutoring center. Parking is mostly needed for pick-up which is
provided in one-to-two-hour pick-up windows to ensure that the students are not released
or picked up all at once. Public street parking is also available along all street frontages
of the church which parents can utilize for picking up their children.
In addition to these efforts, the Applicant hired More Services to conduct a parking study
for the site during the operating hours of the tutoring center – refer to Attachment No. 4
for the Parking Study. The parking lots were observed for three weekdays between
Wednesday, March 20, 2024, and Friday, March 22, 2024, and parking counts were taken
at every hour from 3:00 PM to 7:00 PM. At most, the amount of parking that was occupied
was 14% of the total parking allotment which occurred during the pick-up hours at 4:00
PM. The parking study observed that almost all of the students were dropped off by the
AUSD buses for the tutoring center and two to four drop offs occurred at the streetside.
During several site visits while reviewing the application, staff has also observed relatively
low use of the parking lots and ample amounts of available parking during the proposed
tutoring center’s hours (see Figure Nos. 6 through 8 below for pictures of parking
availability during a staff site visit on September 26, 2024). Therefore, the parking on site
is expected to be more than sufficient for the tutoring business and the existing church
and educational uses on the site and no impacts to parking or traffic are expected.
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Resolution No. 2157 - CUP 24-07
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Page 7 of 14
Figure No. 6 – Parking lot area on the north side of the property at 4:00 PM
Figure No. 7 – Parking lot area on the east side of the property at 4:00 PM
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 8 of 14
Figure No. 8 – Parking lot across the street at 4:00 PM
FINDINGS
Section 9107.09.050(B) of the Development 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. The proposed use is consistent with the General Plan and any applicable
specific plan; and is allowed within the applicable zone, subject to the granting
of a Conditional Use Permit, and comply with all other applicable provisions of
the Development Code and the Municipal Code.
Facts to Support This Finding:The request to allow a tutoring center at the Arcadia
Community Church is consistent with the goals and provisions of the Arcadia General
Plan and the Development Code. The Development Code allows tutoring centers to
be accessory uses to places of religious assembly subject to the review and approval
of a Conditional Use Permit. The Arcadia Community Church’s operations are
compatible to allowing tutoring during the week due to church activities primarily taking
place on the weekends. The site has the capacity to accommodate the tutoring center
within an existing educational building and the use will complement the other
educational uses currently on the site. Furthermore, the proposal complies with all
other applicable provisions of the Arcadia Development Code. Therefore, the tutoring
center will not adversely affect the comprehensive General Plan, and it is consistent
with the following General Plan goal and policy:
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 9 of 14
Land Use and Community Design Element
x Policy LU-6.7: Encourage a balanced distribution of commercial development
throughout the City, ensuring that neighborhoods and districts have adequate
access to local-serving commercial uses.
2. The design, location, size, and operating characteristics of the proposed activity
will be compatible with the existing and future land uses in the vicinity.
Facts to Support This Finding: The tutoring center will be an accessory use to the
Arcadia Community Church. The tutoring center will only occupy a portion of the
facilities which include a classroom within an existing educational building, a meeting
room and the Fellowship Hall. The tutoring center’s drop off and pick up protocols help
ensure that there are no impacts to the existing uses on site and helps minimize the
impacts on the land uses within the vicinity. Since the church’s operations do not occur
during the tutoring center’s proposed business hours, the activity is compatible for the
site. The use will be compatible with the other educational uses on site, as each use
has sufficient space and parking on site and will not impact the functions of the
commercial businesses and residential properties within the vicinity. Therefore, the
tutoring business is compatible with existing uses on the site and future land uses in
the vicinity.
3. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, site improvements, loading,
and parking;
Facts to Support This Finding: The site is physically suitable for the proposed
tutoring center. The tutoring center will occupy spaces within the church that are
not being utilized for any other uses during the business’s proposed hours and that
are large enough to accommodate the proposed capacity of the business. The site
has ample parking for all of the church uses. There are two parking lots with 244
spaces that will provide more than sufficient parking for the proposed business.
Additionally, the tutoring center includes operation characteristics that help ensure
minimal impacts to traffic both on and off the site. No exterior or interior
improvements are required to accommodate the tutoring center. Therefore, the
proposed use is suitable for this site.
b. Streets and highways adequate to accommodate public and emergency
vehicle (e.g., fire and medical) access.
Facts to Support This Finding: The site is located along S. First Avenue between
Genoa Street and Alice Street. These streets are adequate in width and pavement
type to carry the traffic generated by the existing uses at the church, the tutoring
center, and any emergency vehicle. Therefore, the proposed use will not impact
these streets.
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Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 10 of 14
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The application was reviewed by the Fire
Department, and it was determined that no additional improvements to the building
are needed to provide adequate protection service as a result of the tutoring center
at the church site. Therefore, no impacts to public protection services are
anticipated.
d. The provision of utilities (e.g., potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and
disposal, etc.).
Facts to Support This Finding: The subject unit is located within an existing
educational building and fellowship hall that are adequately serviced by existing
utilities. The request does not require any new construction, nor will the use be
operated in a manner that will impact the provision of utilities. Therefore, no
impacts to the provision of utilities are anticipated.
4. The measure of site suitability shall be required to ensure that the type, density,
and intensity of use being proposed will not adversely affect the public
convenience, health, interest, safety, or general welfare, constitute a nuisance,
or be materially injurious to the improvements, persons, property, or uses in the
vicinity and zone in which the property is located.
Facts to Support This Finding: The proposed tutoring center will not be detrimental
to the public health or welfare, or to the surrounding properties. The church site has
the capacity in terms of space and parking to accommodate the tutoring center. The
tutoring center will be an accessory use that is compatible and complimentary to the
exiting educational uses on the site and the church use. The City has not encountered
any issues with TECC during their 31 years in operation in Arcadia. Per the conditions
of approval, the use will be subject to periodic inspections to ensure that the business
is operating in manner that is consistent with the proposal. As such, it will not
negatively affect the existing uses in the surrounding properties.
ENVIRONMENTAL IMPACT
It has been determined that the project qualifies as a Class 1 Categorical Exemption per
the provisions of the California Environmental Quality Act (CEQA) pursuant to Section
15301 of the CEQA Guidelines for the use of an existing facility - refer to Attachment No.
6.
PUBLIC COMMENTS/NOTICE
A public hearing notice for this item was posted at the City Clerk’s Office, City Council
Chambers, the Arcadia Library, and on the City’s website on September 26, 2024. It was
also mailed to the property owners located within 300 feet of the subject property.
14
Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 11 of 14
On October 3, 2024, the City received a comment via email from Mr. Pang in opposition
of the tutoring center due to concerns regarding the existing pick-up/drop-off that is
occurring off of Alice Street – refer to Attachment No. 5. While street parking is not
restricted, as part of this Conditional Use Permit a condition of approval has been added
that all drop-off and pick-up shall occur on-site within the parking lot area, including drop-
offs by the AUSD – refer to Condition of Approval No. 7.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2157 approving
Conditional Use Permit No. CUP 24-07 for a tutoring center with up to 80 students as an
accessory use to the Arcadia Community Church and find that the project is Categorically
Exempt under the California Environmental Quality Act (CEQA), subject to the following
conditions of approval:
1. The use approved by CUP 24-07 is limited to a tutoring center with up to 80 elementary
and middle-aged students within the Arcadia Community Church and shall be
operated and maintained in a manner that is consistent with the proposal and plans
submitted and approved for CUP 24-07. The use shall be subject to periodic
inspections, after which the conditions of this Conditional Use Permit may be adjusted
after due notice in order to address any adverse impacts to the adjacent streets, rights-
of-way, and/or the neighboring businesses, nearby residential uses and properties.
2. No more than 80 students shall be permitted at any given time.
3. Any changes to the hours of operation shall be subject to review and approval by the
Deputy Development Services Director, or designee, unless significant modifications
are proposed; in which case, the application may be referred to the Planning
Commission.
4. Each classroom or tutoring area shall have an unobscured glass window to allow easy
viewing from the outside or hallway. The final design and specifications of the door
with a glass window shall be subject to the reviewed and approval of the Deputy
Development Services Director, or designee, prior to the issuance of a business
license.
5. Prior to the issuance of a business license, two (2) Automated External Defibrillator
(AED) shall be installed; one for the classroom on the second floor and one in the
Fellowship Hall. A revised floor plan showing the location of the AEDs shall be
submitted for the review and approval by the Deputy Development Services Director,
or designee prior to the issuance of a business license.
6. No classrooms for any students that are of Kindergarten through 2nd grade age shall
be allowed on the second floor of the structure per the City’s Fire Department.
7. Any drop-off and pick-up for this business shall occur on the subject site and within
the church’s parking lot area, including drop-off by the Arcadia Unified School District
buses. Any changes to this operation shall be subject to review and approval by the
15
Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 12 of 14
Deputy Development Services Director and City Engineer, unless significant
modifications are proposed; in which case, the application may be referred to the
Planning Commission.
8. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Planning & Community Development Administrator, Fire Marshal, and Public Works
Services Director, or their respective designees. The changes to the existing facility
may be subject to building permits after having fully detailed plans submitted for plan
check review and approval by the aforementioned City officials.
9. Noncompliance with the plans, provisions and conditions of approval for CUP 24-07
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the tutoring center.
10. To the maximum extent permitted by law, the Applicant must defend, indemnify, and
hold the City, any departments, agencies, divisions, boards, and/or commissions of
the City, and its elected officials, officers, contractors serving as City officials, agents,
employees, and attorneys of the City (“Indemnitees”) harmless from liability for
damages and/or claims, actions, or proceedings for damages for personal injuries,
including death, and claims for property damage, and with respect to all other actions
and liabilities for damages caused or alleged to have been caused by reason of the
Applicant’s activities in connection with CUP 24-07 (“Project”) on the Project site, and
which may arise from the direct or indirect operations of the Applicant or those of the
Applicant’s contractors, agents, tenants, employees or any other persons acting on
Applicant’s behalf, which relate to the development and/or construction of the Project.
This indemnity provision applies to all damages and claims, actions, or proceedings
for damages, as described above, regardless of whether the City prepared, supplied,
or approved the plans, specifications, or other documents for the Project.
In the event of any legal action challenging the validity, applicability, or interpretation
of any provision of this approval, or any other supporting document relating to the
Project, the City will notify the Applicant of the claim, action, or proceedings and will
cooperate in the defense of the matter. The Applicant must indemnify, defend and
hold harmless the Indemnitees, and each of them, with respect to all liability, costs
and expenses incurred by, and/or awarded against, the City or any of the Indemnitees
in relation to such action. Within 15 days’ notice from the City of any such action, the
Applicant shall provide to the City a cash deposit to cover legal fees, costs, and
expenses incurred by City in connection with defense of any legal action in an initial
amount to be reasonably determined by the City Attorney. The City may draw funds
from the deposit for such fees, costs, and expenses. Within 5 business days of each
and every notice from City that the deposit has fallen below the initial amount,
Applicant shall replenish the deposit each and every time in order for City’s legal team
to continue working on the matter. The City shall only refund to the Developer any
unexpended funds from the deposit within 30 days of: (i) a final, non-appealable
16
Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 13 of 14
decision by a court of competent jurisdiction resolving the legal action; or (ii) full and
complete settlement of legal action. The City shall have the right to select legal counsel
of its choice. The parties hereby agree to cooperate in defending such action. The City
will not voluntarily assist in any such third-party challenge(s). In consideration for
approval of the Project, this condition shall remain in effect if the entitlement(s) related
to this Project is rescinded or revoked, at the request of the Applicant or not.
11. Approval of CUP 24-07 shall not be in effect unless the Property Owner and Applicant
have executed and filed the Acceptance Form with the City on or before 30 calendar
days after the Planning Commission has adopted the Resolution. The Acceptance
Form to the Development Services Department is to indicate awareness and
acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
approve a motion to approve Conditional Use Permit No. CUP 24-07, stating that the
proposal satisfies the requisite findings, and adopting the attached Resolution No. 2102
that incorporates the requisite environmental and Conditional Use Permit findings and the
conditions of approval as presented in this staff report, or as modified by the Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should
approve a motion to deny Conditional Use Permit No. CUP 24-07, stating that the
finding(s) of the proposal does not satisfy with reasons based on the record, and direct
staff to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the October 8, 2024, hearing, please contact Senior Planner,
Edwin Arreola, at 626-821-4334, or by email at earreola@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Deputy Development Services Director
Attachment No. 1: Resolution No. 2157
Attachment No. 2: Aerial Photo and Zoning Information
Attachment No. 3: Architectural Plans and Photos of the Subject Property
17
Resolution No. 2157 - CUP 24-07
October 8, 2024
Page 14 of 14
Attachment No. 4: Parking Study
Attachment No. 5: Comment from Mr. Pang via email, dated October 3, 2024
Attachment No. 6: Preliminary Exemption Assessment
18
Attachment No. 1
Attachment No. 1
Resolution No. 215
19
1
RESOLUTION NO. 2157
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO.
CUP 24-07 WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT TO ALLOW A
TUTORING CENTER WITH UP TO 80 STUDENTS AT THE ARCADIA
COMMUNITY CHURCH AT 121 ALICE STREET
WHEREAS, on June 25, 2024, an application for Conditional Use Permit No. CUP
24-07 was filed by the business owner, Dr. Wendy Hsiao (“Applicant”), on behalf of TECC
Learning Center, to allow an after school and summer tutoring center (dba: TECC
Learning Center). The tutoring center will accommodate up to 80 elementary and middle
school aged students and seven (7) employees at the Arcadia Community Church located
at 121 Alice Street; and
WHEREAS, on September 19, 2024, Planning Services completed an
environmental assessment for the Project in accordance with the California
Environmental Quality Act (“CEQA”) and determined that the Project is exempt under
Section 15301 of the CEQA Guidelines and qualifies as a Class 1 Categorical Exemption
pertaining to the use of an existing facility; and
WHEREAS, on October 8, 2024, a duly noticed public hearing was held before the
Planning Commission on said application, 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, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The factual data submitted by the Community Development Division
in the staff report dated October 8, 2024, are true and correct.
20
2
SECTION 2. This Commission finds that based upon the entire record, pursuant to
Section 9107.09.050 of the Arcadia Development Code, all of the following findings can
be made.
1. The proposed use is consistent with the General Plan and any applicable
specific plan; and is allowed within the applicable zone, subject to the granting of a
Conditional Use Permit, and the applicant will be required to comply with all other
applicable provisions of the Development Code and the Municipal Code.
FACT: The request to allow a tutoring center at the Arcadia Community Church is
consistent with the goals and provisions of the Arcadia General Plan and the
Development Code. The Development Code allows tutoring centers to be accessory uses
to places of religious assembly subject to the review and approval of a Conditional Use
Permit. The Arcadia Community Church’s operations are compatible to allowing tutoring
during the week due to church activities primarily taking place on the weekends. The site
has the capacity to accommodate the tutoring center within an existing educational
building and the use will complement the other educational uses currently on the site.
Furthermore, the proposal complies with all other applicable provisions of the Arcadia
Development Code. Therefore, the tutoring center will not adversely affect the
comprehensive General Plan, and it is consistent with the following General Plan goal
and policy:
Land Use and Community Design Element
x Policy LU-6.7: Encourage a balanced distribution of commercial development
throughout the City, ensuring that neighborhoods and districts have adequate
access to local-serving commercial uses.
21
3
2. The design, location, size, and operating characteristics of the proposed
activity will be compatible with the existing and future land uses in the vicinity.
FACT: The tutoring center will be an accessory use to the Arcadia Community
Church. The tutoring center will only occupy a portion of the facilities which include a
classroom within an existing educational building, a meeting room and the Fellowship Hall.
The tutoring center’s drop off and pick up protocols help ensure that there are no impacts
to the existing uses on site and helps minimize the impacts on the land uses within the
vicinity. Since the church’s operations do not occur during the tutoring center’s proposed
business hours, the activity is compatible for the site. The use will be compatible with the
other educational uses on site, as each use has sufficient space and parking on site and
will not impact the functions of the commercial businesses and residential properties within
the vicinity. Therefore, the tutoring business is compatible with existing uses on the site
and future land uses in the vicinity.
3. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, site improvements, loading, and parking;
FACT: The site is physically suitable for the proposed tutoring center. The tutoring
center will occupy spaces within the church that are not being utilized for any other uses
during the business’s proposed hours and that are large enough to accommodate the
proposed capacity of the business. The site has ample parking for all of the church uses.
There are two parking lots with 244 spaces that will provide more than sufficient parking
for the proposed business. Additionally, the tutoring center includes operation
characteristics that help ensure minimal impacts to traffic both on and off the site. No
22
4
exterior or interior improvements are required to accommodate the tutoring center.
Therefore, the proposed use is suitable for this site.
b. Streets and highways adequate to accommodate public and emergency
vehicle (e.g., fire and medical) access;
FACT: The site is located along S. First Avenue between Genoa Street and Alice
Street. These streets are adequate in width and pavement type to carry the traffic
generated by the existing uses at the church, the tutoring center, and any emergency
vehicle. Therefore, the proposed use will not impact these streets.
c. Public protection services (e.g., fire protection, police protection, etc.); and
FACT: The application was reviewed by the Fire Department, and it was determined
that no additional improvements to the building are needed to provide adequate protection
service as a result of the tutoring center at the church site. Therefore, no impacts to public
protection services are anticipated.
d. The provision of utilities (e.g., potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).
FACT: The subject unit is located within an existing educational building and
fellowship hall that are adequately serviced by existing utilities. The request does not
require any new construction, nor will the use be operated in a manner that will impact the
provision of utilities. Therefore, no impacts to the provision of utilities are anticipated.
4. The measure of site suitability shall be required to ensure that the type,
density, and intensity of use being proposed will not adversely affect the public
convenience, health, interest, safety, or general welfare, constitute a nuisance, or be
23
5
materially injurious to the improvements, persons, property, or uses in the vicinity and zone
in which the property is located.
FACT: The proposed tutoring center will not be detrimental to the public health or
welfare, or to the surrounding properties. The church site has the capacity in terms of
space and parking to accommodate the tutoring center. The tutoring center will be an
accessory use that is compatible and complimentary to the exiting educational uses on
the site and the church use. The City has not encountered any issues with TECC during
their 31 years in operation in Arcadia. Per the conditions of approval, the use will be subject
to periodic inspections to ensure that the business is operating in manner that is consistent
with the proposal. As such, it will not negatively affect the existing uses in the surrounding
properties.
SECTION 3. Pursuant to the provisions of the California Environmental Quality Act
(“CEQA”), this Project is a Class 1 Categorical Exemption pertaining to the use of an
existing facility per Section 15301 of the CEQA Guidelines.
SECTION 4. For the foregoing reasons, the Planning Commission determines that
the Project is Categorically Exempt under the California Environmental Quality Act
(“CEQA”) Section 15301, Class 1, and approves Conditional Use Permit No. CUP 24-07
for a tutoring center with up to 80 students as an accessory use to the Arcadia Community
Church located at 121 Alice Street, subject to the conditions of approval attached hereto.
SECTION 5. The Secretary shall certify to the adoption of this Resolution.
[SIGNATURES ON THE NEXT PAGE]
24
6
Passed, approved and adopted this 8th day of October, 2024.
______________________
Marilynne Wilander
Chair, Planning Commission
ATTEST:
______________________
Lisa L. Flores
Secretary
APPROVED AS TO FORM:
______________________
Michael J. Maurer
City Attorney
_____________________________________________________
25
7
Page Intentionally Left Blank
26
8
RESOLUTION NO. 2157
Conditions of Approval
1. The use approved by CUP 24-07 is limited to a tutoring center with up to 80 elementary
and middle-aged students within the Arcadia Community Church and shall be
operated and maintained in a manner that is consistent with the proposal and plans
submitted and approved for CUP 24-07. The use shall be subject to periodic
inspections, after which the conditions of this Conditional Use Permit may be adjusted
after due notice in order to address any adverse impacts to the adjacent streets, rights-
of-way, and/or the neighboring businesses, nearby residential uses and properties.
2. No more than 80 students shall be permitted at any given time.
3. Any changes to the hours of operation, shall be subject to review and approval by the
Deputy Development Services Director, or designee, unless significant modifications
are proposed; in which case, the application may be referred to the Planning
Commission.
4. Each classroom or tutoring area shall have an unobscured glass window to allow easy
viewing from the outside or hallway. The final design and specifications of the door
with a glass window shall be subject to the reviewed and approval of the Deputy
Development Services Director, or designee, prior to the issuance of a business
license.
5. Prior to the issuance of a business license, two (2) Automated External Defibrillator
(AED) shall be installed; one for the classroom on the second floor and one in the
Fellowship Hall. A revised floor plan showing the location of the AEDs shall be
submitted for the review and approval by the Deputy Development Services Director,
or designee prior to the issuance of a business license.
6. No classrooms for any students that are of Kindergarten through 2nd grade age shall
be allowed on the second floor of the structure per the City’s Fire Department.
7. Any drop-off and pick-up for this business shall occur on the subject site and within
the church’s parking lot area, including drop-off by the Arcadia Unified School District
buses. Any changes to this operation shall be subject to review and approval by the
Deputy Development Services Director and City Engineer, unless significant
modifications are proposed; in which case, the application may be referred to the
Planning Commission.
8. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Planning & Community Development Administrator, Fire Marshal, and Public Works
27
9
Services Director, or their respective designees. The changes to the existing facility
may be subject to building permits after having fully detailed plans submitted for plan
check review and approval by the aforementioned City officials.
9. Noncompliance with the plans, provisions and conditions of approval for CUP 24-07
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the tutoring center.
10. To the maximum extent permitted by law, the Applicant must defend, indemnify, and
hold the City, any departments, agencies, divisions, boards, and/or commissions of
the City, and its elected officials, officers, contractors serving as City officials, agents,
employees, and attorneys of the City (“Indemnitees”) harmless from liability for
damages and/or claims, actions, or proceedings for damages for personal injuries,
including death, and claims for property damage, and with respect to all other actions
and liabilities for damages caused or alleged to have been caused by reason of the
Applicant’s activities in connection with CUP 24-07 (“Project”) on the Project site, and
which may arise from the direct or indirect operations of the Applicant or those of the
Applicant’s contractors, agents, tenants, employees or any other persons acting on
Applicant’s behalf, which relate to the development and/or construction of the Project.
This indemnity provision applies to all damages and claims, actions, or proceedings
for damages, as described above, regardless of whether the City prepared, supplied,
or approved the plans, specifications, or other documents for the Project.
In the event of any legal action challenging the validity, applicability, or interpretation
of any provision of this approval, or any other supporting document relating to the
Project, the City will notify the Applicant of the claim, action, or proceedings and will
cooperate in the defense of the matter. The Applicant must indemnify, defend and
hold harmless the Indemnitees, and each of them, with respect to all liability, costs
and expenses incurred by, and/or awarded against, the City or any of the Indemnitees
in relation to such action. Within 15 days’ notice from the City of any such action, the
Applicant shall provide to the City a cash deposit to cover legal fees, costs, and
expenses incurred by City in connection with defense of any legal action in an initial
amount to be reasonably determined by the City Attorney. The City may draw funds
from the deposit for such fees, costs, and expenses. Within 5 business days of each
and every notice from City that the deposit has fallen below the initial amount,
Applicant shall replenish the deposit each and every time in order for City’s legal team
to continue working on the matter. The City shall only refund to the Developer any
unexpended funds from the deposit within 30 days of: (i) a final, non-appealable
decision by a court of competent jurisdiction resolving the legal action; or (ii) full and
complete settlement of legal action. The City shall have the right to select legal counsel
of its choice. The parties hereby agree to cooperate in defending such action. The City
will not voluntarily assist in any such third-party challenge(s). In consideration for
approval of the Project, this condition shall remain in effect if the entitlement(s) related
to this Project is rescinded or revoked, at the request of the Applicant or not.
28
10
11. Approval of CUP 24-07 shall not be in effect unless the Property Owner and Applicant
have executed and filed the Acceptance Form with the City on or before 30 calendar
days after the Planning Commission has adopted the Resolution. The Acceptance
Form to the Development Services Department is to indicate awareness and
acceptance of the conditions of approval.
---
29
Attachment No. 2
Attachment No. 2
Aerial Image with Zoning Information
30
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
Yes
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
MU
Number of Units:
MU
Property Characteristics
1962
9,667
0
Property Owner
Site Address:121 ALICE ST
Parcel Number: 5779-017-027
N/A
Zoning:
General Plan:
Yes
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 03-Oct-2024
Page 1 of 1 31
Attachment No. 3
Attachment No. 3
Architectural Plans 3KRWRVRIWKH
6XEMHFW6LWH
32
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EXISTING FIRST FLOOR
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64
Attachment No. 5
Attachment No. 5
Comment from Mr. Pang via email,
dated October 3, 2024
65
Hello Edwin,
This is the resident at 142 Alice St. My name is James Pang.
It was nice talking to you yesterday and had the opportunity to express my concerns
regarding the proposal of 121 Alice St. I am strongly against the proposal to allow after
school and summer tutoring at 121 Alice St for the following reasons:
(1) the door of the after school program is opening toward Alice St. Parents park their car
on the Alice St and cross the street to pick up their children. After they pick up the children,
they across the street again to get back to their car. There is no pedestrian crossing sign
and no pedestrian crossing mark on the road. During the operating hours, parents and
children may cross Alice St anywhere and anytime depending on where they park their car.
It is very dangerous and children are not easy to control. Children may cross road to pick
up a ball or Ĥust run in front of their parents. I personally Ʊnd itДs very unsafe.
The church has another parking lot in the north side on Genoa St. If parents all follow the
rule and park their car in the north parking lot and then walk to the door. It avoids parents
and children cross the road. Unlike elementary school or middle school, they have
volunteers to oversee the traƯic when school Ʊnishes. «olunteers check the traƯic and
make sure the children are safe. I donДt believe the parents will follow the rules even if the
TECC Learning center instructs the parents to pick up their kids at north parking lot. ,
because there is no rule that they canДt park on Alice St. If City of Arcadia put ED line or
bi PA XIbG sign near TECC, then our family and friends have no place to park when they
visit us. Why do I as a resident need to suƯer this kind of situation because a commercial
institute is trying to make money in residential area?
(2) when the school bus drops the children, it takes tremendous time to let all the children
out of the bus, because the employee needs to check in every single kid. I ran into the
school buses several times. ecause itДs a Гschool busГ, other cars in both directions must
stop. Sometimes they have two school buses, it doubles the time they check in the kids.
Unlike regular school buses, they pick up just one kid or two kids in one location and then
move to the next stop. TECCДs school buses will park in the same location for extended
time and create traƯic jams in the neighborhood. When I encounter this situation, I can see
my garage door, but I cannot go home until the school buses leave. Again, Why do I as a
resident need to suƯer in this kind of situation because a commercial institute is trying to
make money in a residential area?
(3) The church already has a lot of events (Saturday and Sunday mostly and sometimes on
Thursday). Adding regular weekday after school and summer tutoring at the same place, it
66
is unfair to the neighborhood. When we bought the house, we knew there was a church
and expected to see people on weekends. ut we donДt expect there will be parents and
children all over the place during weekdays. Again, Why do I as a resident need to suƯer
in this kind of situation because a commercial institute is trying to make money in a
residential area?
I am an engineer. LetДs put it in a scientiƱc way.
80 elementary and middle school students, if the employee takes 30 seconds to check in
one kid, that will be 2400 seconds equal to 40 minutes.
If the employee takes 20 seconds to check in one kid, that will be 1600 seconds equal to
26.7 minutes.
If the employee takes 10 seconds to check in one kid, that will be 800 seconds equal to
13.3 minutes.
I donДt believe their employee can check in one kid in 10 seconds, so maybe 1͔-20 seconds
for each kid, can you imagine if you stop 20 ft away from your house and wait 20-27
minutes to get back to your house???
Hope it better illustrates my frustration.
Also, on the record,
https:ϯϯwww.cde.ca.govϯSchoolDirectoryϯdetails?cdscodeѱ1͘64261616͔7͘͘
Status Closed
Open Date October 18, 2022
Closed Date June 30, 2024
This school is closed.
City of Arcadia is allowing this ГCLOSEDГ school operating in Arcadia???
Please take my concerns into consideration.
Thank you
James Pang
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Attachment No.
Attachment No.
Preliminary Exemption Assessment
68
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project: CUP 24-07 Conditional Use Permit with a Categorical
Exemption under the California Environmental Quality Act
("CEQA") Section 15301(a) to allow a tutoring center as an
accessory use to the Arcadia Community Church.
2.Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
121 Alice Street – The business is located on the northeast
corner of Alice Street. and S. 1st Avenue.
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name TECC Learning Center, Dr. Wendy
Hsiao, Business Owner
(2)Address 760 W. Naomi Ave. Unit E
Arcadia, CA 91007
4.Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class: 15301(a) – Class 1 (Use of an existing facility)
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: September 19, 2024 Staff: Edwin Arreola, Senior Planner
69
ARCADIA PLANNING COMMISSION
REGULAR MEETING MINUTES
TUESDAY, SEPTEMBER 10, 2024
Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made
available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, Californi a,
during normal business hours.
CALL TO ORDER Chair Tsoi called the meeting to order at 7:00 p.m.
ROLL CALL
PRESENT: Chair Tsoi, Vice Chair Wilander, Hui, and Tallerico
ABSENT: Arvizu
It was moved by Vice Chair Wilander and seconded by Commissioner Tallerico to excuse Commissioner
Arvizu from the meeting.
Without objection, the motion was approved.
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
There were none.
PUBLIC COMMENTS (5 minute time limit per person)
There were none.
PUBLIC HEARING
1. Resolution No. 2155– Approving a subsequent one-year time extension for Tentative Tract Map No.
TTM 21-05 (83054) at 180 W. Huntington Drive
CEQA: Not a Project
Recommendation: Adopt
Applicant: SAICP, LLC
MOTION - PUBLIC HEARING
Chair Tsoi introduced the item and Senior Planner Edwin Arreola presented the staff report.
Commissioner Tallerico was concerned about the frequent extensions. Mr. Tallerico asked if all
background information can be shared with the Commission on future extension requests.
Vice Chair Wilander suggested the recent increase in extensions may be due to the challenges
posed by the pandemic.
Commissioner Hui asked when construction would begin.
Mr. Arreola said the Applicant plans to break ground by the second quarter of 2025 but deferred
the question to the Applicant for a timeline of the construction.
Commissioner Hui asked if the construction plans have been submitted to Building Services.
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Deputy Development Services Director Lisa Flores indicated that the plans were already
submitted to Building for plan-check and the City issued a permit. However, due to financial
reasons the project was put on hold and the plan-check expired. Therefore, they need the map to
be extended so that they can revise the structural plans to comply with the current Building Code
and obtain their building permit again.
The public hearing was opened.
Karen Mazone introduced herself as the Director of Operations and was there on behalf of the
Applicant and one of the owners, Eric Chen. Ms. Mazone reiterated what Ms. Flores stated. Ms.
Mazone added that their plan is to submit their revised structural plans to the Building Division by
February 2025 and to break ground in April 2025.
Vice Chair Wilander was pleased to hear that the project will eventually be completed.
Commissioner Tallerico asked if there were any impediments other than financial reasons that
could have been prevented.
Ms. Mazone said the pandemic set them behind but that they did everything they could to
complete the project.
Commissioner Hui asked the Applicant if they anticipate any more financial challenges in the
future.
Ms. Mazone said no, they hope they do not run into any more financial issues and get this project
completed.
The Commissioners did not have any further questions for the Applicant.
No one spoke in favor of the proposal.
No one spoke in opposition to the proposal.
Commissioner Tallerico made a motion to close the public hearing. Commissioner Hui seconded
the motion.
Without objection, the motion was approved.
DISCUSSION
Vice Chair Wilander said she understands there were many factors that were out of the
developer’s control, and she had no reason to deny the extension.
Commissioner Tallerico said he had no issues approving the extension.
Commissioner Hui stated she has no problem with approving the extension and was glad this
project would produce more housing.
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3 9/10/2024
MOTION
It was moved by Commissioner Tallerico, seconded by Commissioner Hui to adopt Resolution
No. 2155 approving a subsequent one-year time extension for Tentative Tract Map No. TTM 21-
05 (83054) at 180 W. Huntington Drive in which the findings were made and is not a CEQA
project.
ROLL CALL
AYES: Chair Tsoi, Vice Chair Wilander, Commissioners Hui, and Tallerico
NOES: None
ABSENT: Arvizu
The motion was approved.
There is a ten (10) day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, September 23,
2024.
2. Resolution No. 2154– Approving Vesting Tentative Tract Map No. TTM 24-03 (82734) for approved
Huntington Plaza Mixed Use Project at 117-129 E. Huntington Drive and 124-134 Wheeler Avenue
CEQA: No Further Action Required to the Adopted IS/MND
Recommendation: Adopt
Applicant: Arcadia Huntington Plaza, LLC
MOTION - PUBLIC HEARING
Chair Tsoi introduced the item and Planning Services Manager Fiona Graham presented the staff
report.
Commissioner Hui asked when they plan to break ground.
Ms. Graham deferred the question to the Applicant.
The public hearing was opened.
Ben Zhang introduced himself as the representative of the property owner and the Applicant. Mr.
Zhang provided some background information about the project and why they are reapplying for
the Vesting Tentative Tract Map. He also answered Commissioner Hui’s question and said they
plan to break ground in the second or third quarter of 2025.
No one spoke in favor of the proposal.
No one spoke in opposition to the proposal.
Vice Chair Wilander made a motion to close the public hearing. Commissioner Tallerico seconded
the motion.
Without objection, the motion was approved.
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DISCUSSION
Vice Chair Wilander said the map needs to be approved for this project to move forward.
Commissioner Tallerico agreed with the Vice Chair and said he did not have any concerns with
this request and was ready to approve it.
Commissioner Hui said that the project looks like it is moving along since the Applicants are in
the process of revising their construction plans and she has no problem with approving it.
Chair Tsoi said he understands there are many challenges for developers at the moment. Mr.
Tsoi added that it is a beautiful project, and he would like to see this project come to fruition.
MOTION
It was moved by Vice Chair Wilander, seconded by Commissioner Tallerico to adopt Resolution
No. 2154 approving Vesting Tentative Tract Map No. TTM 24-03 (82734) for the approved
Huntington Plaza Mixed Use Project at 117-129 E. Huntington Drive and 124-134 Wheller Avenue
in which the findings were made and no further action is required to the adopted IS/MND.
ROLL CALL
AYES: Chair Tsoi, Vice Chair Wilander, Commissioners Hui, and Tallerico
NOES: None
ABSENT: Arvizu
The motion was approved.
There is a ten (10) day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, September 23,
2024.
CONSENT CALENDAR
1. Minutes of the August 13, 2024, Regular Meeting of the Planning Commission
Recommendation: Approve
Commissioner Tallerico motioned to approve the minutes and seconded by Vice Chair Wilander.
ROLL CALL
AYES: Chair Tsoi, Vice Chair Wilander, and Tallerico
NOES: None
ABSENT: Arvizu
Commissioner Hui abstained from voting because she was absent at the August 13, 2024, meeting.
The motion was approved.
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PLANNING COMMISSION REORGANIZATION
1. Planning Commission Reorganization
Recommended Action: It is recommended that the Secretary initiate the procedure for
reorganization of the Planning Commission
Ms. Flores called for nominations for Planning Commission Chair and Vice Chair.
Ms. Flores thanked Chair Tsoi for his service as Chair of the Commission this year.
Chair Tsoi nominated Vice Chair Wilander to the position of Chair.
Commissioner Tallerico asked if any of us can nominate ourselves for a position.
Ms. Flores said yes.
Commissioner Tallerico said he would not be nominating himself but he would be interested in
serving as Chair, if nominated.
There were no other nominations or objections, therefore Vice Chair Wilander was voted as the
new Chair.
Vice Chair Wilander nominated Commissioner Tallerico for the position of Vice Chair.
There were no other nominations or objetions, therefore Commissioner Tallerico was voted as
the new Vice Chair.
MATTERS FROM CITY COUNCIL LIAISON
City Council Member Wang introduced herself and thanked the Commission for all their hard work. Ms.
Wang also congratulated the new Chair and Vice Chair.
MATTERS FROM THE PLANNING COMMISSONERS
Commissioner Tallerico informed the Commission about a YouTube video he watched regarding zoning
and development codes, and modular housing. Mr. Tallerico recommended the YouTube video to the
Commission.
Commissioner Tallerico also informed the Commission that Commission Arvizu and himself attended the
Highland Oaks block party and represented the Planning Commission.
Commissioner Hui invited the Commission to a Taylor Dayne concert hosted by the Arcadia Performing
Arts Foundation to raise funds for the Arcadia Unified School District’s performing arts program.
MATTERS FROM ASSISTANT CITY ATTORNEY
Mr. Martz had nothing to report.
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6 9/10/2024
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
Ms. Flores reported that the City Council had continued the hearing for the assisted living care project
known as “The Ivy” and it will be back before the City Council on September 17, 2024.
Ms. Flores reported that the Planning Commission meeting on September 24 will be cancelled, as there
are no items. But that there will be several items before the Commission in October.
Vice Chair Wilander informed Ms. Flores that she will be absent on the October 8, Planning Commission
meeting.
Commissioner Hui asked about inclusionary housing and asked if the Commission will have enough time
to review it before it is heard before the Planning Commission. Ms. Flores informed her that we are still
in the very early stages, and we would know more after we receive direction from the City Council.
ADJOURNMENT
The Planning Commission adjourned the meeting at 7:36 p.m., to Tuesday, September 24, 2024, at 7:00
p.m. in the City Council Chamber.
Chair Tsoi, Planning Commission
ATTEST:
Lisa L. Flores
Secretary, Planning Commission
75