HomeMy WebLinkAboutApproved Plans
DEVELOPMENT SERVICES DEPARTMENT
ArcadiaCA.gov | 240 West Huntington Drive, Arcadia, CA 91007 | (626) 574- 5415
February 4, 2026 Via EDGE & E-Mail
Susan Wang
357 Walnut Avenue
Arcadia, CA 91007
Subject: Minor Use Permit No. MUP 25-07 (Sports Court Lighting)
Project Address: 357 Walnut Avenue
Dear Applicant:
The public comment period for Minor Use Permit No. MUP 25-07 ended on February 3, 2026.
Staff did not receive any comments during the public comment period. The Development
Services Department has conditionally approved the Minor Use Permit to allow five (5) light
posts for an existing private residential sports court located at 357 Walnut Ave. This approval
is subject to the conditions listed below.
Pursuant to Development Code Section 9107.09.050, a Minor Use Permit may be approved
if all of the following findings can be made:
1. That the granting of such Minor Use Permit is consistent with the comprehensive
General Plan and any applicable specific plan, and that the use proposed is allowed
within the applicable zone and complies with all other applicable provisions of the
Development Code and Municipal Code.
2. That the design, location, size, and operating characteristics of the proposed activity
will be compatible with the existing and future land uses in the vicinity.
3. That the site is physically suitable in terms of its design, location, shape, size, and
operating characteristics of the proposed use in order to accommodate the use, and
all fences, landscaping, loading, parking spaces, walls, yards, and other features
required to adjust the use with the land and uses in the neighborhood; streets and
highways are adequate in width and pavement type to accommodate public an
emergency vehicle (e.g., fire and medical) access; public protection, and provisions of
utilities.
Page 2 of 6
4. That the type, density, and intensity of use 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.
Based on the information available, the approval of the lights, as conditioned, satisfies all the
required findings necessary to grant a Minor Use Permit (refer to Attachment 1).
The proposed project qualifies as a Class 1 Categorical Exemption as a use within an existing
facility from the requirements of the California Environmental Quality Act (CEQA) under
Section 15301 of the CEQA Guidelines. In addition, the project is subject to the following
conditions.
Conditions of Approval
1. The project shall be developed and maintained by the Property Owner/Applicant in a
manner that is consistent with the plans submitted and conditionally approved for MUP
25-07, subject to the satisfaction of the Development Services Director or designee.
2. The sports court lights shall not be used between 11:00 PM and 6:00 AM Sunday through
Thursday, and between 12:00 midnight and 6:00 AM on Friday and Saturday.
3. The sports court lights shall not be located less than 5 feet from the rear property line
and shall be no less than 10 feet from the side property lines.
4. Sports court lights shall not create an intensity of greater than one foot-candle above the
ambient neighborhood lighting. Lights shall be arranged to be directed onto the subject
property and not to directly project upon any other residentially zoned parcel.
5. Noncompliance with the plans, provisions and conditions of approval for MUP 25-07 shall
be grounds for immediate suspension or revocation of any approval.
6. 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, Development
Services Director, Fire Marshal, and Public Works Services Director, or their respective
designees. The changes to the existing facility are subject to building permits after having
fully detailed plans submitted for plan check review and approval by the aforementioned
City officials.
Page 3 of 6
7. To the maximum extent permitted by law, the Property Owner(s)/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 Minor Use Permit No. MUP 25-07 (“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.
There is a ten (10) day appeal period for this application. To file an appeal, a completed
Appeal Application form must be submitted to the Community Development Division along
with a $772.00 appeal fee by 5:30 p.m. on Tuesday, February 17, 2026.
Page 4 of 6
Approval of Minor Use Permit No. MUP 25-07 shall not be in effect unless the Property Owner
and Applicant have executed and filed the enclosed Acceptance Form to indicate awareness
and acceptance of these conditions of approval. The Acceptance Form is due now and if it
is not received by Monday, March 9, 2026, this approval will become null and void.
This approval shall expire in one year (February 18, 2027) from the effective date unless plans
are submitted to Building Services for plan-check, applicable permits are issued and the
project is diligently pursued, or this approval is renewed. The final plans must be consistent
with the approved plans and any conditions of approval. Any inconsistency from the
approved plans may preclude the issuance of a building permit.
An extension may be granted for a maximum period of one (1) year from the initial expiration
date. An extension can only be granted if the required findings can be made. Please note
that acceptance of an extension request does not indicate approval of an extension.
A building permit and inspection may be required for construction activity. Please contact
Building Services at (626) 574-5416 to determine the type of documentation and permits
needed.
If you have any questions, please contact me at (626) 574-5422 or by email at
gyesayan@ArcadiaCA.gov Thank you.
Sincerely,
DEVELOPMENT SERVICES DEPARTMENT
Community Development Division/Planning Services
Gary Yesayan
Associate Planner
Enclosure: Acceptance Form
Page 5 of 6
Attachment 1:
Required Findings for Approval of a Minor Use Permit Pursuant to Development Code
Section 9107.09.050
FINDINGS YES NO
1. That the granting of such Minor Use Permit is consistent with the
comprehensive General Plan and any applicable specific plan; and that
subject to the granting of a Minor Use Permit, the use proposed is
allowed within the applicable zone and complies with all other
applicable provisions of the Development Code and Municipal Code
The proposed private residential sports court use and lights are consistent
with the General Plan Land Use designation of Residential Estates, which
is intended to permit single family residences and related recreational
uses. The sports court and lights are for private use on the subject property
and will not adversely affect the comprehensive General Plan or any
applicable specific plan. The zoning of the site is R-0 (15,000) and the
Arcadia Development Code Section 9102.01.020 allows Sport Courts in the
R-0 Zone by right. The sports court and lighting posts meet the required
setbacks and development standards. Therefore, the sports court and
lights will comply with all applicable provisions of the Development and
Municipal Code.
☒
☐
2. That the design, location, size, and operating characteristics of the
proposed activity will be compatible with the existing and future land
uses in the vicinity.
The existing sports court and the proposed new lights will be located at the
rear of the subject lot, which is 23,802 square feet in size. The subject lot is
adequate in size to accommodate the proposed sport court and its lights.
Per the Sport Courts Lighting Agreement, the lighting will not illuminate a
light intensity greater than one foot-candle at the property lines. Sport
courts are a common recreational use found on many residential
properties. The sport court and lights will not have a significant impact to
the adjacent residential properties as it will meet the code required 5 foot
rear setback and 10 foot side setback. The lights are proposed at 15-feet
in height. As such, the proposed sports court will be compatible with the
existing and future land uses in the vicinity.
☒ ☐
Page 6 of 6
FINDINGS YES NO
3. That the site is physically suitable in terms of its design, location,
shape, size, and operating characteristics of the proposed use in order
to accommodate the use, and all fences, landscaping, loading, parking
spaces, walls, yards, and other features required to adjust the use with
the land and uses in the neighborhood; streets and highways are
adequate in width and pavement type to accommodate public and
emergency vehicle (e.g., fire and police protection) access; public
protection, and provisions of utilities.
The subject site is large and adequate in size to accommodate the existing
sports court and the proposed lights. The proposed sports court will be
located on a single-family residential property that is serviced by existing
fire and police protection services, and existing utilities. Therefore, no
impacts are anticipated from the proposed lights for the existing sports
court.
☒ ☐
4. That the type, density, and intensity of use 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.
The existing sports court and proposed lighting are compatible with other
properties in the R-0 zone within the general vicinity as this is a common
recreational use found on residential. The sports court lights can only be
turned on during limited approved hours (per the conditions of approval).
All lighting meets the required performance and developments standards
as required by the Development Code. The subject site is adequate in size
to accommodate the proposed use and the sport court will be compatible
with the surrounding residential properties. In addition, the proposed use
qualifies as a Class 1 Categorical Exemption from the requirements of the
California Environmental Quality Act (CEQA) under Section 15301 of the
CEQA Guidelines as a minor addition to an existing property. Therefore,
the proposed use will not impact the public convenience, health, interest,
safety of general welfare, will not constitute a nuisance or be materially
injurious to the community, and will not be out of character with uses in
the general area.
☒ ☐