HomeMy WebLinkAboutOCTOBER 23, 1956
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Council Chamber, City Ha.ll,
Arcadia, California,
October 23, 1956, 8: 00 P. M.
TO: ALL CITY COUNC:rLME..~ AND PLANNING COl-1MISSIONERS
SUBJEX:T: PLANNING COMMISSION MINUTES
The City Planning Commission met in regular meeting with Chairman Robertson
preSiding.
PRESENT: Commissioners Acker, Balser, Daly, Pratt, RObertson, Sorenson and
Vachon.
ABSENT: None.
OTHERS PRESENT: Carozza, Hansur, Nioklin. Phillips, MoGlasson and Talley.
The minutes of the meeting of Ootober 9, 1956, were approved as writt,en and
mailed with the addition of the following: Condition 5 in the approval of Traot
No. 23143 shall be revised to read, "That deed restriotions prohibit the
ohanging of any drainage attar the original construction, and establish a
building line 30 .feet from the front property line."
Pursuant to notioe given, a publio hearing was held on the application of
Johanna M. vJenz for a zone variance to allow the property at 1820 South Santa
Anita Avenue to be used as a mortuary. The Seoretaryread letters of protest
from Francis Eric Bloy. Bishop of the Episoopal Diocese' of Los Angeles, and from
Norvell R. Dice, Superintendent and Secretary to the Board of the. Aroadia Unified
School Distriot. The Secretary advised the Commission that letters of protest
had been received from the fo11OlIing: The Arcadia P. T. A.' Council; The Santa
Anita P. T. A.; the Executive Board of the Santa Anita p. T. A.; the Richard
Henry Dana, Jr. P. T. A.; the Hugo Reid P. T. A.; the CaIIlino Grove P. T. A.; the
Ho~ Avenue p. T. A.; the Ranoho Santa Anita Residents' Association; the Santa
Anita Residents' Association; the Santa Anita Village Connnunity Assooiation;
Preston Harris, 1801 Louise Avenu~; Eugene and Lillian G. Fawkes, 1810 Louise
Avenue; Mr. and Mrs. Charles F. Walton, 1811 Louise Avenue; Henry E. and Hazel
J.Martin, 1814 Louise Avenue; Hudson. Roysher, 1784 South Santa Anita Avenue;
Edwin W. and Grace Johnston, 1905 South Santa Anita Avenue; Charles F. Campbell,
2100 South Santa Anita Avenue; John IC., Jr. and Jeanne Marie Ormond. 1908 South
First Avenue; 0. L. and Roberta KelliYon, Jr.. 50 La Sierra Drive and MarJeane
P. Adams, 145 Loralyn Drive.
Fred t1. Howser, attorney for Johanna M.Wenz, introduoed Mrs. Di Stefano,
daugllter of and representing 111's. wenz. Mrs. Di Stefano, questioned by
l'Jr. Howser. explained the unsuitability of the property for home use due to the
size and condition of the house and its proximity to 'a busy sohool area. She
stated that the property would not be sold to another mortuary finn after rezoning.
She pointed out that there would be no signs and that there would be no driveways
on Santa Anita ,4venue. She stated that the hours would be from 9 to 11 A. M.
and 1. to 3 P. M., with: services for all denominations. She further stated that
there would be no weddings, no sirens, .and no oremations. Mr. Howser introduoed
Mr. Ward Helman, architeot, who has been employed to redesign the property.
Mr. Helman answered l'.r. Howser's questions regarding the building design and
vehiole procedure. Regarding the latter, Mr. Helman pointed out that the street
would not be used for forming prooessions. He also stated that a 4 foot fence
would be oonstructed along the street fronts with a 6 foot fence along the eas,t
and soUth sides of' the property.
t11'. Howser presented 21 exhibits consisting of a plot plan, floor .plan,
photographs of the proposed mortuary site from, various angles, photographs of a
mortuary in a residential area of Monrovia, and meps of the proposed route for
processions. Nr. Howser p,.esented Nr. Dan Mc Farland of the. United Escort
Servioe, who answered Mr. Howser's questions about fOrming and esoorting funeral
processions from the proposed mortuary to oemeteries. l~. Mo Farland explained
that processions would travel either south on Santa Anita Avenue to Las Tunas
Drive or Live Oak Avenue or north on Santa Anita to Huntington Place, and that
there would be no oooasion to use either Duarte Road or Huntington Drive.
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Mr. Howser 01ted tre.fi'1o oounts at vu10ul!I plaoea in the lU'lJa and pointsd out
that the bulk of this traffic occurred before 9 A. M. and after 4 P. M., outside
the prOposed operating hours for the mortuary. Mr. Howser discussed a valuation
report of the property in question prepared by Marshall and Stevens, and introduced
Mr. J. L. Vaughn, Jr., representing that firm. Mr. HO'.-1ser quoted from the report
as to the suitability of the site for a inortuary operation. Mr. Hows,er next
presented Mr. John Kent, State Field Representative, State Board of Mortic:Lans and
Enbalmers who stated that the proposed plan would comply with the State require-
ments.He pointed out that periodic inspections would be made by City and cOunty
agencies. Mr. Howser introduced Mr. .Kenneth Sampson, Planning COllS1litant and
member of the American Institute of Planners. Mr. Sampson stated that he had
viewed the premises and felt that the subject property was deserving of relief
from the res,trictions of single fa.nrl.1y zoning. He stated that in his opinion the
property was suitable for mortuary purposes. The Secretary to the Board of
Trustees of the Methodist Hospital, Mr. John Flanagan, was presented by Mr. Howser.
He stated that he was a morticial by occupation, but not associated with, Mrs. Wenz.
He pointed out that mortuaries in the United States are generally conducted in
residential rather than commercial areas. He stated that the new hospital would
probably cause an increase :in the City's death rate, thus increasing the need for
another mortuary. Mr. Howser introduced Mr. Paul AngelillO, attorney for
}Ir. L. J. stark, 1925 South Santa Anita Avenue, who presented a petition favoring
the zone variance signed by 144 property owners. Mr. Angelillo stated that public
necessity and convenience demanded another mortuary. Mrs. Di Stefano's brother,
Mr. Charles Wenz, was presented by Mr. Howser. Mr. Wenz reporGed on a count of
school children passing the subject property. No one else desired to be heard in
favor .of the proposed variance.
Mr. H. R. stoke, 1826 South First Avenue, temporary chairman of the Horne
Owners Association, a group of property owners in southern Arcadia, spoke in
opposition to the proposed zone variance. Mr. Stoke presented arguments disputing
the statements set forth in the applicaIlt'S request for zone variance. He stated
that the mortuary would be a profit making ventuI'e not in conformity with the area.
and would depreciate adjacent property values. He stated that the applicant had
not fulfilled her duty as a property owner in cleaning up the yard during her
year's occupancy. Mr. Stoke cited a court case in Kern County in which the court
had prevented a mortuary from operating in a residential area, where there were
no zoning laws covering the situation. He, stated that the applicant had not met
the requ:i.rements fora zone variance and requested denial of the application.
Hr. Edwin Johnston, 1905 South Santa Anita Avenue, representing a group of property
owners located between Camino Real and Longden Avenue and between Second Avenue and
El Monte Avenue, displayed a l1)ap showing property owners opposing the variance.
He also presented a petition in opposition to the variance, signed by 1.805
property owners between Duarte Road and Live Oak Avenue. He pointed out that
Mrs. Caroline Paull, 1810 South Santa Anita Avenue, has lived opposite the pro-
posed mortuary driveway for 16 years, and would like to remain there and does not
wish to sell to Mrs. Wenz. He expressed the opinion that the applicant could not
build without removing trees and shrubs. Mr. Johnston stated that Hr. Miller of
Glasser and Hiller Mortu.ary had informed. him that their mortuary could acconunodate
approximately 350 adults, plus children, each year, and with additional employees,
could accommodate all deaths in the city. Mr. Johnston stated that when property
owners were invited to express their opinion of the proposed variance, 72 persons
arri',:ed on 3 hour notice. Mr. Preston Harris, 1801 Louise Avenue, a member of
the Home Owners Association, read a letter from Gerald H. Mc ';ua,rrie, pllesident
of the Los Angeles Chapter, Society of Residential Appraisers, which stated that
the granting of such variances was the first step to granting of further varianCes
resulting in subsequent deterioration of property values. Mr. Harris pointed out
the additional traffic hazardf.or children, part.tculariy the kindergarten
children who are dismissed at 11:00 A. M. He also stated tliat the best use of the
property is for residential purposes. Mr. Charles Anderson, President of th~
Board of Education of the Arcadia Unified School District, stated that a spot
variance was not .iustified only because an' owner fi'1ds his property suitable for
personal gain. He further statea that the Board of' Education was unanimously
opposed to the proposed variance. Mr. Malcolm. Davis, 5.34 West Duarte Road, Senior
Warden of the Church of the Transfiguration. stated that although at first he felt
the churoh should take no stand on the matter. he now feels, after consultation
,with the Bishop of Los Angeles, that the church has a right to protect its
parishioners in the area. He also stated that he is opposed because of the
depreciation of values which he said would result from granting the variance.
Mr. Hudson Roysher, 1784 South Santa Anita Avenue, stated that he had moved to his
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present address in July, 1955, from the County, when the County had granted a
VlU'ianc!,\ for a ball park near his property. He expressed the opinion that the
area should remain residential.
There was no one else who desired to 1:le he~. Motion by Mr. Pratt, seconded
by Mr. Vachon and carried that the hearing be continued at the next meeting on
r,'ovember 13, 1956, for the sole purpose of receiving reports from the staif and
the Planning Consultant.
The Chairman declared a recess from 1C:25 to 10:30 P. M.
Lot split No. 132, being the request of Frances Keller to di~,de property at
615 South Baldwin Avenue, was considered. The report of the City Engineer was
read. A letter i'rom Leslie K. Campbell, 957 Kingsley Drive, purcihaser of the
subject property, was read, in which he agreed to remove 'or demolish the existing
stables on the property by April 1, 1957. Mr.. Vachon pointed out that this \fOuld
el1mina.te the last stable in the area. Motion by Mr. Balser, seconded by
i-.ir. Vachon and carried that thereqU:e'st to divide a portion of lot 6, Tract
No. 949, being a 200 foot parcel located on the west side of Baldwin Avenue,
432.25 feet north of the north line of Huntington Drive, be recommended for
approval subject to the foll.owing conditions:
1. That a final map be fUed with the City Engineer;
2. That a sewer lateral be 'provided for each parcel;
3. That a recreation fee of ~1Z5.00 be paid;
4. That the stables on the north parcel 'be removed or demolished by
April I, 1957;
5. That the existing driveway be reconstructed to provide a separate
driveway for each lot.
Lot split No. 133, l:eing the request of Carlton S. Smith to divide property
at 422 Eldorado Street, was considered. The report of the City Engineer was read.
Mr. J\cker stated that this was in Zone R-2, and that only 2 lots on the street
were 50 feet wide, the remainder being 65 feet, 68 feet or more. He also stated
that the split would require removal of part of the guest house, or require the
lot to be 48.5 feet to clear it. Motion by Mr. Acker, seconded by Mr. Sorenson
and carried that the r equellt to divide the westerly 48 feet Of the westerly 102
feet of the easterly 244.30 feet of the northerly half of lot 49, Santa Anita
Tract, be reconunended for denial.
Lot split No. 134, being the request of Edw~ J. De Muth to divide property
at 603 West Camino Real, was considered. The report of the City Engineer was
read. ~fr. Pratt stated that the requested split conforms to all requirements.
Motion by Hr. Pratt, seconded by !<I..r. Daly and carried that the, request to divide
the westerly 100 feet of the southerly 188.10 feet of lot 9, Tract No. 5907 be
recommended :for approval subject to the follOwing conditions:
1. That a. final map be filed with the City Engineer;
2. That a sewer lateral be provided for parcel 2;
3. That a recreation fee of \~25.00 be paid.
Tentative map of Tract No. 23433, located west of Holly Avenue and south of
Lemon Avenue was considered. The report of the City Engineer was read. It
po:Lnted out the desirability of extending the proposed section of Wistaria Avenue
to a connection with the existing portion at Bella Vista Avenue. Mr. Vachon
stated that he agreed with the report in that every effort should be made to bring
in the remaining 4 lots in order to connect the new subdivision with the one to
the west. The Subdivision COI1IIIlittee recommended that the tentative map be denied
without prejudice or be held over until the remaining parcels are secured.llotion
by Mr. Pratt, seconded by ~lr. Vachon and carried that the tentative map of Tract
No. 23433 be recommended for denial without prejudice pending further study and
recommending that further effort be made by the subdivider to complete the opening
of wistaria Avenue.
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The tentative map of Tracts No. 23141 and 23145', located on the ,north
extension of Highland Oaks Drive and Canyon Road, was reconsidered. The !.'aport of
the City Engineer was read. Mr. Vachon stated that the Subdivision Committee had
reconsidered the map, inclUding Tract No. 23143. He pointed out that deed
restrictions proposed would require a 3D foot front setback. Motion by Mr. Vachon,
secollded by Mr. Pratt and carried that the tentative map of Tracts No. 23143,
23144 and 23145' be recommended for approval subject to the following conditions I
1. That all improveIllents required by the Subdivision Ordinance shall be
installed ,to the satisfaction of the City Engineer;
2. That a surety bond shall be posted with tIle City to guarantee the
construction of Canyon Road access to connect with Highland Daks Drive
wi thin one year;
3. That a 36fcot roadw,*, section be constructed in the 60 foot and '5'0.
foot rights of w,*, and a 3D foot, roadway section be constructed in the
40. foot rights of wa;y, except that canyon Road shall have not less than
a 36 foot roadw,*,J
4. That a 5' fo.ot planting and sidewalk easement be provided on each side
of the 40. foot rights of w,*,;--
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5'. That deed restrictions prohibit the chang~Of any drainage after the
original construction, and establish a building line 3D feet from the
front property line.
The plan of the proposed car wash at 66 West Las Tunas Drive presented for
architectural approval, was considered. A plot plan showing the entrance on Las
Tunas Drive and exit on. Live aak Avenue, an architect's drawing showing the
architectural design, and elevations were displ,*,ed. Mr. Balser stated that
previous discussion had brought out that enclosure by walls on the Las Tunas Drive
property line was required. Mr.sinith of Smith & '>Jilliams, Arcpitects, stated
that the concept of auto laundries tad,*, is to expose the operation rather than
enclOse it in a building. He stated that auto laundry equipment has been changing
rapidly toward better appearance and quieter operation. Mr. Smith pointed out
that it was necessary to have the ends of the building open, but, that noise-
producing equipment was enclosed. l"lr. Robertson stated that with proper landscap-
ing, this new business l~ould have a good effect on the "island". The Secretary
pointed out that the Sign within the "A" frames would have to be dropped down, to
20. 'feet above the 'roof or the roof would have to be raised in order to comply with
the new Sign Ordinance. It was agreed that a 4 foot wall should be constructed
along both the Las Tunas Drive and Live Dak Avenue property lines. The City
Attorney suggested that the architect offer a solution to prevent customers from
driving over the 15' foot parkway. Motion by l'lr. Vachon, seconded by Hr. Balser
and carried that the perspective, plot plan and side and front elevations as
subllti.tted by the architect be approved except that the sign shall conform to the
Sign ardinance, and in addition that a suitable wail 4 feet high, plan to be
approved by the COmmission, be constructed along the Las Tunas Drive. and Live Dak
Avenue property lines.
A petition for change of setback from 30. feet to 24 feet at 5'3 Eldorado Street
was considered. The Secretary presented a survey shomng variations, from the
required setback along Eldorado Street, showing that of the 11 existing houses,
6 comply and 5' are nonconforming. Notion by Mr. Pratt, seconded by Mr. Sorenson
and Qarried that the request for a change of setback from 3D feet to 24 feet at
5'3 Eldorado Street be recommended for approval.
A petition for annexation of: the area bounded by Peck Road, Jeffries Avenlle,
Live aak Avenlle and the Arcadia boundary line was considered. The City Attorney
stated that there was a petition for annexation of an uninhabited portion of this
area before the Monrovia: City council; which action takes preoedence under the
Uninhabited Area Annexation Act of 19~9. The City Attorney reviewed ttw entire
procedurefor incorporation and annexation. The Planning Consultantf~i"'eport con-
cerning the area below Jeffries Avenue. ~lrs. Bliss, representing the Plymouth
School P. T. A., quoted Mr. Dwight Ivde11 as saying that he had oalled for a state
auditor. A report will be completed soonwhioh can bEi supplied to the Council.
It was pointed out that publio and private schools oan protest annexation of
uninhabited area, but have no vote as property owners in inhabited areas. There
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was considerable discussion on the proposed annexation of Mayflower Village, which
will be taken up at a later date. Motion by Hr. Pratt, seconded by Mr. Daly and
carried that the report'.of the Planning Consultant ob the proposed annexation of
the area bounded by Peck ROad, Jeffries Avenue, Live Oak Avenue and the Arcadia
boundary be accepted and forwarded to the Council as representing the report of
the Planning Commission.
A petition for annexation of MllYilower Village, bouncl.ed by Peck Road, Jeffries
Avenue, Arcadia and Monrovia boundary lines was referred to the Planning Consultant
for investigation and,report.
The City Attorney requested approval and. assistance in revising the procedure
to change setbacks 6' tablished by ,Ordinance i~o. 257. The Commission recommended
that such approval and assistance be given.
The Secretary advised the Commission of the Leagus of Califomia Citiee
meetings to be held in Los Angeles. The City Engineer stated that he would
endeavcr to obtain a complete program of the meetings.
The Secretary requested a deo:i.Qol'l on the southerly zone boundary line of
the C. P. Cassady property, being a portion of the abandoned Southern Pacific
Railroad, right of way and south of Huntington Drive. The City Engineer suggested
that it be measured 250 .t:ee1; southerly along the center line of the property, the
southerly boundary being. a line drawn normal 'to said center line. Hotion by
Mr. Vachon, seconded by Mr. Sorenson and carried that the southerly zone boundary
line of the C. P. Cassady property be established as suggested by the City. .
Engineer. .
There being no further business, the Chairman declared the meeting adjourned
until Thursday, Ndvember 1, 1950, at 4:00 o'clock P.M.
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I. /!:_A..JI./~Jj
L. ~1. TALLEY
Secretary
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