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HomeMy WebLinkAboutJANUARY 28, 1958 , ROLL CALL HtNUTBS MORTUARY /~-, l '--~., MINUTES PLANNING COMMISSION OF THE CITY OF ARCADIA REGULAR MEETING January 28, 1958 The Planning Commission of the City of Arcadia met in regular session in the Council Chamber of the City Hall, at 8:00 o'clock P.M., January 28, 1958,with Chairman Vachon presiding. PRESENT: Commissioner Acker, Pratt, Robertson, and Vachon ABSENT:' Commissioners Davison, Forman, and Michler. O'ltIERS PRESENT: Councilmen Reibold, Nicklin, Carozza" Cook, Talley and Mrs. Andrews. The minutes of January 14, 1958 were approved as written and mailed. The Commission considered a decision on the application of Johanna M. Wenz for a variance to allow apartments over a proposed mortuary at 611 W. Duarte Road, and approval of final plans. Report from the Zoning Committee was read stating that the application is for a variance to allow the erection of apartments for the owner and employees over a portion of the proposed mortuary for which a variance was gr~nted by Resolution No. 2887, and also for approval of the final plans of the building. In the opinion of the Committee it is usual pxactice, even if not required, that some employee live on the premises. This could be done in the existing dwelling on the lot, but tbe Committee sees no objection to providing quarters for more than one employee. The plan provides for about nineteen hundred square feet of living quarters over What would'otnerwise be single story but the building is attractively designed and the roof over tbe two-story portion of the building is about five feet below the roof over the one-story chap~l section. The apartment section is about 135 feet back 'from the present property line and behind the existing dwelling. The floor plan of the building has been altered to some extent and now provides only one chapel instead of the two originally shown. Provisions have been made for the addition of anotber chapel at some future time. The exterior elevation of the building is substantially in compliance with the original plan submitted. The Committee recommended that the Commission adopt a. Resolution recommending the approval of the final plans including the apartments. /' - CommiSSioner Robertson felt that despite the objections that were raised at tbe public hearing that the addition of livi~g quarters appurtenant to a mortuary is in common sense and essential. Despite the chenge in the original plan of not using the dwelling only tbat was submitted in the original variance request, he felt that the amended request is in strict compliance with the intent of the variance and he moved thet the epplication of Johanna M. Wenz for a variance to allow the apartments over a mortuary located at 611 W. Duarte Road be recommended for approval and that the final plans as submitted be approved. It was brought up by Commissioner Pratt that there was nothing in the report about remodeling the existing dwelling. January 28, 195c. Page One' ZONE C-O HUNTINGTON , BOULEVARD ~~, Mr. Talley stated tbat be had cbecked on tbis with Freeman Campbell who drew the plans and be said that bis contract included the plans for remodeling the dwelling to make it correspond in archi- tecture to the mortuary, As soon as the mortuary plans were complete and construction started he would commence' on the plens for the dwelling and the intent was to make it conform in archi- tecture. Commissioner Pratt felt that the dwelling was a part of the final approval of the plans and it should be included in the final approval. The Chairman stated that there had been considerable delay, and rather than hold up the approval of the mortuary plans, that tbe owner file a letter of intent to assure that the existing dwelling would be remodeled to conform in architecture. Mr. Robertson amended his motion as follows: Moved that the application of Johanna M. Wenz for a variance to anow apartments over a proposed mortuary at 611 W. Duarte Road be rec01lllDSneled for approval, and that the final plans of the mortuary be approved subject to the applicant submitting a letter stating their intent to remodel the existing dwelling to conform in architectural appearanee, and that plans of the remodeling be submitted for approval before final in&pection is givan on the mortuary building. Said motion was seconded by Mr. Pratt and carried. The Commission considered a decision on rezoning a portion of Huntington Boulevard to Zone C-O and Zone D as contemplated by Reaolution No. 246. This action has been pending for some time. Maps were shown arid explained that it was proposed to change the lots fronting on Hunttngton Boulevard to ZoneC-Oand Zone D between Rolly Avenue and tbe cmilme..:cial It.Joe at Baldwin Avenue and including two lots west of Baldwin Avenue. Thepro"erty on Fairview to the south is zoned &-3 all the way through except at Baldwin Avenue which is c01lllDSrcial, and property continuing on to the west from Baldwin is zoned R-3. Repo,rt from the Zoning Committee stated that on March 26, 1957, by Resolution No. 246 the Planning CommiSSion instituted t~e proceedings to consider changing the zone on portions of Huntington Drive from Zone R-3 to Zone c-o and Zone D. A public hearing on the matter wils held on April 23, 1957; 31 parcels of property were involved of which the owners of 13 parcels protested, principallY for the reason that there was no urgent need for this 8IDOunt of C-O zone, and that it would cause an increase in the taxes of the property. This property has been in zone R-3 for a number of years and until the adoption of Ordinance No. 900 in December, 1954, medical offices were a permitted use. In October, 1956, Ordinance No. 967 was adopted eliminating real estate and insurance offices in Zone C-O. It was after this that the present proceedings were started. During the proceedings it was decided that an alley should be dedicated at the rear of the deep lots, or at least the land should be kept available for alley use at some future time. Consequently, the proceedings were baIted while Ordinance No. 1001, chan~g the rear yard requirements of Zone C-O was being processed and adopted. Land in Zone C-O may still be used for R-3 purposes and the recommended regulations in Zone Dwill not be effective if the land is used for R-3 purposes. Therefore, no added restric- tions are imposed unless the owner wishes to take advantage of the c-o uses. Zone C-O replaces, with some additions, the uses which were removed from Zone &-3 by Ordinance No. 900. The Committee January 28, 1958 Page Two LOT SPLIT NO. 192 LOT SPLIT NO. 193 ,-'~ believes that the placing of this property in Zone CwO will tend to channel future medical buildings into this area near the hospital, rather than to seele otber locations by variance. The Commission recommends that the lots facing the south side of Huntington Boulevard between Holly Avenue and the C-2 Zone at BaldWin Avenue and including two parcels west of the C-2 zone at Baldwin Avenue, as shown on the map, be placed in Zone CwO and ZOne D and that the regulation for Zone D be the same as recommended by Resolution No. 254. It was pointed out that the Illinimum front yard in Zone CwO is ten feet. ,'Bowe'lier. ~th1s portion of Huntington Boulevard has an existing setback of 50 feet established by Ordinance No. 257 which is still in force and will Kemain. so unless repealed. It was recommended that the 50 foot setback remain in effect in this area so that new buildings for CwO uses will be in the line with the existing residential buildings. . Moved by Mr. Acker, seconded by Mr. Robertson, and carried that the City Attorney be instructed to prepare a Resolution recommending that the R-3 zone on Huntington Boulevard between Bolly Avenue, and the C-2 zone at Baldwin Avenue and including" two lots west of the C-2 zone on Baldwin Avenue be changed to zone CwO with a 1)-overlay, as outlined in the Zoning Co1lDllittee's report of January 24, 1958. No. 192 - Edna M. perkinson, 1301 S. Mayflow~r Avenue; referred to __ Mr. Davison and Mr. Pratt. The City Engineer's report was read. This split had previously been d~nlhd by the Planning Collllllission and City Council but was filadfor reconsideration. Mr. .Pratt inspected tbeproperty and the property north of Bl Sur. On tbe east side of the street there are a number of lots on which two houses have been built. The property south of El Sur is developed nicely and all the lots are wide. If a lot split of this nature were allowed it would degrade the ne~ghborhood rather than build it up. John McLaughlin, representing this property, wanted to know if the Commission would allow two houses on this lot. The Commissioners stated that that was a matter for the Modification Committee as to whether or not they allow two homes in anyone given area under the Ordinance. Commissioner Vachon said that all around the area there were nice homes. and felt. it was not good planning to recommend two small lots in the area. Moved by Mr. Pratt, seconded by Mr. Acker, and carried that lot split No. 192, Edna M. Perkinson, 1301 Mayflower Avenue, be recommended for denial. No. 193 - hed L. Tingley, 29 W. Camino Real Avenue; I'eferred to Mr. Forman and Mr. Vachon. The City Engineer's report was read. This is to cut off 18 feet of the rear of the lot to be added on to a lot in the new subdivision to the north. Mr. Vachon felt that this was e good split and it makes a much better lot by taleing 18 feet off of parcel I, and he would recommend it for approval. Mr. Carozza stated that if it be recommended for approval it should be subject to this lot becoming a part of the lot that is on the 'new street. Moved by Mr. Vachon, seconded by Mr. Robe~tson, and carried that Lot Split No. 193, Fred L. Tingley, 29 W. Camino Real Avenue be recommended for approval subject to the following recommendations of the City Engineer and that a covenant be executed making parcel No. 2 of this lot split a part of Lot 10, Tract No. 24031: January 28. 1958 Page Three TRACT NO. 24311 ./ 1. Pile a final map with the City Engineer. 2. Record a covenant to provide tbat parcel 2 shall be used with lot 10, Tract No. 24031. Request of Max A. Dav1.B for change in condttions of approval of Tract No. 24311 located east of Eighth Avenue and south of Duarte Road. Mr. Talley stated that on "A" Street running from Eighth Avenue to Ninth Avenue, (50 foot street), a five foot planting easement On tbe south side had been requested. The Subdividers are asking for a modification. Communication from Mr. Davia: Stated that he had not been able to acquire the easement from the present property owner. Communication from Mrs. Ruth Brockstedt, 926 S. Eightb Avenue, stated that no payment had been offered for the easement; that reducing the 150 foot lot by 5 feet would interfere with a future lot split; and'that the curb on the new street would be too close to her property. Mr. Carozza said that part of this area is in the City of Monrovia and the City Engineer of Monrovia did not concur in a recommendation tbat Ni~th Avenue should continue to Duarte Road. The grade of the bridge over Santa Anita Wash is high and it makes for very low visibility and short sight distance along Duarte Road whether it :I.s widened to 100 feet or left at its present width. One known ,factor is that in the processing of the channel improvement for Santa Anita Wasb, tbe City of Monrovia is not removing the bridge or paying for tbe cost of the betterment to lower it. Wbetberor not w1~:Il: js.........""Plated . at some future date is not known. To open up Ninth Street to Duarte Road at, tbis location witb tbe volume of tbe flow of traffic both east and west makes for a very htgh traffic hazard because of the poor sight visibility ,in the area. It was felt that the whole general plan of the tract was well worked out and the Commission had agreed on the location of a' ohange of city boundary. They agreed to approve the 50 foot street o~ the basis tbat it be paved to the full Width with a five foot planting easement. Max Davis, the subdivider, said that the City of Monrovia very clearly stated that there was nothing under consideration in the near future as to the lowering of the bridge and they were not in favor of the Duarte entrance. !he 36 foot curb to curb paving was changed to forty feet on proposed "A" Street. In regard to Mrs. Brockstedt's letter, he was at a loss to understand the attack. Mr. Beckwitb called on ber when this question came up to ask her 'about the easement and she refused to grant i~, and she was correct in saying that no money was offered, and she added that if she were offered $40,000 at that moment she would still not consider an easement and she would not consider tbe sale of it. Mrs. Brockstedt has i50 foot frontage of which they are buying the rear 270 feet, and there will be two 75 foot lots, on either side of Ninth Avenue. Mr. Carozza stated that the City of Monrovia requested a forty ,foot improvement, whereas our Subdiv1.Bion Committee had requested normal street installations on a fift~ foot street which would have been 36 feet of pavement. January 28, 1958 Page Four TRACT NO. 23948 TRACT NO. 20463 There is no easement required on the Monrovia side for sidewalk purposes. Monrovia standard for subdivision development requires s1dewallca. which is a standard Arcadia does not have. Commissioner Vachon stated that in view of the conditions and with the assurance of the City Engineer that the five foot easement could be noted on a map as a condition so thst in the future a lot split on this particular corner is requested it can be a matter of record. Tha Subdivision Committee would recommend the modifi- cation of tbat portion of the approval on Tract No. 24311. Moved by Mr. Robertson, seconded by Mr. Pratt. and carried that the request of Max Davis for a change in conditions of approval of Tract No. 24311 deleting the five foot planting easement Oil tbe south side of "A" Street. except along lot 29. Tract No. 24311. be recommended for approval. and that records be made to insure the granting of tbis easement if and when an application for a lot split is made for tbis property. Pinal map of Tract No. 23948 located on Lorena Avenue. Mr. Robertson stated tbat it was the recommendation of the Subdivision Committee that tbe final map of Tract No. 23948 as submitted be recommended for approval. Moved by Mr. Robertson. seconded by Mr. Pratt. and carried. that the final map of Tract No. 23948 located on Lorena Avenue be re- commended for approval. subject to tbe following conditions: 1. Install all street improvements. including drainage structures, as required by tbe subdivision ordinance. 2. Pay all fees and deposits required by the subdivision ordinance, including street lights" street trees. street name signs and recreation fees. 3. Provide all necessary rear line easements for utilities. Revised map of Tract No. 20463 located on Louise Avenue south of Longden Avenue. Mr. Carozza stated that tbe Commission and the Subdivision Committee bad asked that a study be made of what could be designed to make a better land use,in this particular area. Studies were made of the possibility of tbe extension of the northerly line of this subdivision north a few feet. It, is possible to pick, up some additional area on these lots. This could result witb '7 lots, (tbe original subdivision had 5), by turning tbfs street west and picking up tbe back end of areas to tbe west. In working a subdivision into certain areas oftentimes it looks like a pbysical or financial impossibility to obtain additional properties yet a land use study indicates that unless the properties are considered at the time the subdivision is approved tbere is a problem of tbese rear YB2ds. Witb the min~ requirements of the City of Arcadia at tb~ present time of 7500 square feet, many times tbe subdivider, in declaring property for subdivisions, will come ,in witb the minimum, without any regard to further land use of an area. As far as tbe Subdivision Committee is concerned. when a subdivision is filed. they desire to make a complete land use study of the area and see if all of the property can be acquired in order to completely take up the vacant property in the rear of these lots. This is a study and it has resulted in the possible acquisition of two additional lots. Leonard GoWdy, Civil Engineer. 2113 Huntington Drive, san Marino. stated the first plan is way beyond the minimum and he felt that he had done a professional job. He did not like minimum aize lots shown in the study and would rather have lots over the minimum. He did not like the shallowness of tbe revised plan. The original plan is simple and easy to get around. January 28, 1958 Page Pive .. . . . Commissioner Robertson stated that Mr. Gowdy should be complimented on having larger lots; that the north line of the study made by the Staff could be moved north further and actually 8 lots could be worked out and still have more than minimum lots. He would like, to have more studies made. He questioned whether or not it ahould be denied without prejudice or if the Subdivider would waive the time ltmi~, tbe matter could then Le beld open until further study is made. Mr. Williams stated that Mr. Talley presented him with a plan similar to the one presented there, consisting of 7 lots. This is a blind cul-de-sac street and is ,dangerous. Before the Planning Commission denied it, or postponed it for further study, they should consider that the proper~y is in escEOw and the buyer did not approve of extending the time specified. Commissioner Pratt stated tbat because some particular person won't aell property does not constitute approval of a subdivision whicb will forever deny that property from being developed. In the overall planning of a City land cannot be blocked and while it is difficult at times to get everyone together he felt for good planning of the City of Arcadia the Planning Commission should not recommend anytbing for approval that could be improved upon. Commissioner Robertson said be thought it should be clearly under- stood that the sketch that the City Engineer has drawn up is not 'a subdivision map, and assucb, it should not be so construed. The arrangement of the cuI de sac was simply one person's idea of how a piece of property could be developed. It was stated that it was not the objective of the Commission to submit a tentative map on a aubdivision. They are simply in the position of trying to make a recommendation for a certain land use in a certain area. This sketch is not a recommendation. They aaked the Staff for a study of the property that was left in this area, and this is what the Staff had prepared for the use of the Planning Commission and the Subdivision Committee. It is not an alternative. It was suggested that the subdivider waive the time limit until the FebrUary 11 meeting and a decision would be presented at that time. The Commission is making a very determined effort, through land use study maps, to develop that portion of the property which, in the past, through either errors in planning or in subdivisions, has not been properly considered. ' Mr. E. C. Harvey, 1070 Fallen Leaf Road stated he could not hold tbe escrow open longer than February i. Commissioner Robertson stated he would not make a recommendation until all possible means have been exhausted to determine that the back'end of the two lots cannot be acquited and brought ,into this subdivision. ~. Carozza asked if the Commission would consider a recommendation that before the matter goes to the City Council the developer brings in a letter from each of the other two property owners, stating their position. If there was some evidence that the other two property owners do not 'wish to become a part of this tract, it was thought that the Planning Commission would probably approve the map as submitted. Moved by Mr. Robertson, seconded by Mr. Pratt, that revised map of Tract No. 20463, located on Louise Avenue south of Longden be denied without prejudice. !tOLL CALL: In favor: Commissioners Acker, Pratt, Robertson, and Vachon. None Commissioners Davison, Forman, and Michler. Opposed: Abaent: January 28, 1958 Page Six . . . . ZONE CHANGE LAS TUNAS DRIVE Stollsdill LOT SPLIT NO. 194 RESOLU- TION NO. 271 RESOLU- TION NO. 27,3 RESOLU~ - . TION NO. 274 SIGNS ZONE C-l LAND USE MAPS The Secretary advised that he had received an application for a zone change on property on Las Tunas Drive, Baldwin Avenue. Workman Avenue and Woodruff Avenue to Zone R-3. The southeast corner is now zoned C-l. A discussion followed as .to the information contained in the application. Mr. Stogsdill also stated what they are attempting to do in this area. Mr. Robertson was opposed to this area being considered as a spot zone rather than the conSideration of the whole development in the area. He stated that this area is one being considered under the land use study and that he would recommend that the entire area be held until this study is completed. The Secretary was instructed to hold this application until after the Baldwin Avenue area had been studied. :James J. Cecke. 1414 S.Tenth Avenue. assigned to Mr. Michler and Mr. Acker to investigate. Mr. Nicklin introduced the following Resolutions: Resolution No. 272. entitled, A Resolution of the City Planning Commission of the City of Arcadia, California, recommending the classification of the business of wholesale automobile engine rebuilding as a use permisaible in Zone M-l under Ordinance No. 760 of said City. Moved by Mr. Acker,. aeconded by Mr. Pratt end carried the reading of the body of Resolution No. 272 be waived. Moved by Mr. Robertson, seconded by Mr. Acker and carried that Resolution No. 272 be adopted. Resolution No. 273, entitled A Resolution of the City Planning Commission of the City of Arcadia, California recommending the denial of a zone variance to permit the erection of a sign at 600 W. Las Tunas Drive. Moved by Mr. Robertson, seconded by Mr. Pratt and cerried that the reading of the body of Resolution No. 273 be waived. Moved by Mr. Acker. seconded by Mr. Pratt, and carried that Resol~tion No. 273 be,-adopted. Resolution No. 274, entitled A Resolution of the City Planning Commission of the City of Arcadia, California, making certain findings and recommendations relative to the proposed amendment of Section 11 and 17 of Ordinance No. 760 of the City of Arcadia. Moved by Mr. Robertson, seconded by Mr. Pratt, and carried' that the reading of the body of Resolution No. 274 be waived. Moved by Mr. Acker, seconded by Mr. Pratt. and carried that Resolution No. 274 be adopted. Mr. Acker requested that the Commission review the sign regulations of Zone C-l. The Commission had previously established a policy to grant modifications to allow post signs for identification of filling stations. Other requests had been received and warranted consideration. The matter was referred to the Zoning Committee. It was agreed to hold a special study session meeting on February 13. 1958, to consider the land use maps prepared by the Planning Division. There being no further business the .meeting adjourned. \_'-1' .....,. C\., II _ It\., ' , A i< L'.., v<', r 'iv' . A....-^/'..........V L. M. TALLEY -1 Planning Secretary January 28, 1958 Page Seven