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HomeMy WebLinkAboutOCTOBER 28, 1958 ROLL CALL I1rNtlTEs VARIANCE (Vetter) MINUTES PLANNING COMMISSION OF THE CITY OF ARCADIA REGULAR MEETING OCTOBER 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., October 28, 1958, with Chairman Acker presiding. PRESENT: Commissioners Acker, Forman, Davison, Michler, Robertson, Stout and Vachon. ABSENT: None OTHERS PRESENT: Councilman Reibold, Cook, Talley, Forbes, and Mrs. Andrews. The minutes of the meeting held October 14, 1958 were approved as written and mailed. Pursuant to notice given, a public hearing was held on the application of Lillie Vetter for a variance to allow construction of an apartment over a garage at 614 S. First Avenue. Letter from the owner was read which outlined the project and pointed out the improvements which would be realized for the neighborhood. petition signed by thirty property owners in favor of granting the variance was presented. A second petition signed by Robert and Marian Mathis, 1119 S. Fifth Avenue, was read requesting denial. The staff report was read, showing that the lot is presently improved with an apartment house consisting of thre.e apartments, built in 1948, and a single dwelling built in 1926. The front unit of the apartment is pre- sently being used as the dwelling and office of an engineer. The property Is In Zone C-2, which requires that 50'7. of every building shall be designed and used only for permissible commercial uses, and no more than 50% shall be used for dwell ing purposes. None of the proposed building is devoted to business. Zone C-2requires a rear yard of 20 feet. The proposed building is located in this 20 foot strip. The property is located in No, 1 Fire Zone which does not permit the erection of a Type V (Wood frame) building. The plan of the proposed building shows a mas- onry wall on the east property line, but wood frame and stucco on the balance of the building. Those in favor were asked to be heard. Lillie Vetter stated that her appli- cation was complete as possible at the present time. Those opposed were asked to be heard. Mr. Wallace Manley, Attorney, pre- sented a protest at the request of Mr. and Mrs. Mathis, and offered pictures of their apartment and surrounding area. He stated an unveri- fied report that an easement for a power line at the back of the lot may prohibit the construction as planned. Mr. Mathis expressed the opinion that Mrs. Vetter should be governed by the same regulations which had been met when he constructed his apartments. Mrs. Edith J. Franklin, Manager of the Mathis apartment, expressed her belief that the proposed construction would ruin the renting posslbUi- ties of one apartment in the Mathis building; that a prcspective renter is awaiting the outcome of this matter before moving in. , The Chairman declared the hearing continued until next meeting November 12, 1958 for a full staff report and a report from the Zoning Conunittee. Page One Oct. 28, 1958 VARIANCE (Pandch) I / VARIANCE (Jewish Center) Pursuant to notice given, public hearing was held on the application of Tony Panzich for a var.iance or special use permit to allow construction of a 48-bed convalescent home at 452-464 W. Huntington Boulevard. Maps, plot plans, etc., were viewed and application read. The Secretary read communications from the following: Mr. and Mrs. M. H. Curtis, 433 La Cadena Avenue, requesting deniaL Priscilla'L. Braden, 821 La Cadena Avenue, protesting. Phillip C. and Winifred Ray, 826 La Cadena Avenue, protesting. Staff report was read. Those in favor of granting the variance were asked to be heard. Jack Hoyle, one of the principals in the project, stated he and his brother Ralph have entered escrow with Tony Panzich. He stated that his Company, the Medical Building Company of America found there is a need for such an institution in this area; that the only nursing facilities for cases requiring long convalescence are 3 to 10 miles away, and it would be helpful also to Doctors working out of the local hosp itaL He called attention to an article in a recent Reader's Digest extolling the need for this type of service and nursing care. He invited the Commission to visit nearby existing facilities built by this Company. It was brought out that this Company is concentrating on such developments in Southern California, that this is a private enterprise, not only a construction company, but operated by the two principals; that there presently are three such homes in operation and four under construction; that they are not licensed to handle alcoholics or mental patients, or contagious diseases, and are regulated by the State Health Department. Rates are set by the month, week, or day, by the principals; for example, a semi- private room probably would be between $350.00 and $375.00 per month which would be all-inclusive, even to personal laundry. Those opposed were asked to be heard. Louise Hastings, who recently acquired the property directly behind this proposed home at 461 Fairview Avenue, inquired about the incinerator shown at the rear of the lot. Other than that objection, she felt that the home might be an asset to the neighborhood, if the grounds were nice. Edyth Gasho, who lives at 459 Fairview Avenue, at the rear of the proposed home also felt that an incinerator would devaluate her property for possible development. Mr. Hoyle stated that the incinerator could be relocated to avoid offend- ing these neighbors. The hearing was continued to the next meeting, November 12, for full staff report and Commission recommendation. Pursuant to notice given, a re-hearing on the amended application of the Foothill Jewish Community Center at Foothill Boulevard and Second Avenue was held. Committee report was read, and Committee's recommendation given subject to the following conditions: I. South 252 ft. of the property to be used for religious school purposes. 2. North 183 ft. of the south 435 ft. of the property to be used for auto parking purposes. 3. North 150 ft. of the property to remain R-l. Page Two Oct. 28, 1958 . " 4. Cnnstruct a 6 ft. high block wall along the west line of the property from a point 150 ft. south of Sycamore Avenue to a point 375 ft. south of Sycamore and connected to the school building wall. Also construct a 6 ft. high block wall along the north line of; the parking lot, reducing the height to 4 ft. at the building line along Second Avenue. 5. Construct and maintain a 5 ft. wide planting area with adequate provision for watering, to screen the parking lot from Second Avenue. 6. Dedicate the north 5 ft. of the property with adequate corner radius at Second Avenue for widening Sycamore Avenue. Dedicate an adequate corner radius at Foot- hill and Second, 7. Construct curb and gutter along Second and Sycamore Ave- nue frontages of the property. 8. Final plot plan and building plan shall be submitted to Planning Commission for approval before issuance of building permit. 9. Committee recommends that the portion of the building within Zone C-2 and No. 1 Fire Zone be relieved of the construction requirements of the No. 1 Fire Zone. A petition, baring 91 signatures, was read, requesting denial of the variance based on the following: 1. The original application for zone variance, dated July 15, 1958, requested 330 ft. immediately north of Foot- hill Boulevard for temple, school and parking purposes. The remaining 255 ft. of Lot 5 to the north was to be divided into R-3 and R-l property... the owner now seeks to dispense with this buffer zone between the parking lot, although it was formerly recognized as necessary. 2. The 183 ft. requested for parking and recreational purp- oses is excessive; 120 to 130 ft. would be sufficient to handle from 80 to 100 cars. 3. Applicant seeks to change the zoning to the detriment of surrounding property owners and not to the best interests of Lot 5. 4. There is adequate C-2 land available for sale immediately east of Second Avenue along Foothill which already is zoned C-2. 5. If &-1 area were reduced to 150 ft. fronting on Sycamore, any houses located thereon, because of setback require- ments, would have no buffer zone between them and the parking and recreation are and would be thereby less desirable, 6. If all the 183 ft. is used for recreation and parking, there is no limit as to what recreational activities might take place, and unquestionably this would lead to carnivals, athletic events swimming, recreation halls, gymnasiums and general playground use. 7. There is a noise problem already in the area because of traffic conditions along Foothill, and to extend the parking and recreation area as requested would add con- siderably to this general noise problem, and would exercise a detrimental effect upon the surrounding property and owners. Page Three October 28, 1958 8. Said variance is not necessary for preservation and enjoy- ment of the rights of the applicant possessed by other property owners in the same zone and vicinity. Other C-2 properties in the immediate vicinity are restricted to original zoning area. 9. Comprehensive plans of the City contemplate an alley to the rear of the presently established C~2 zone to serve all propertieswes.t of Second Avenue. This variance would prevent creation of any such alley to the detriment of possible future uses of the property to the west. 10. Residential property to the west of Lot 5 and the three residential properties on the east side of Second Avenue and south of Sycamore will be detrimentally affected by any such variance. Presently all property between them is zoned R-l and may be expected to be built up in accordance' with the general quiet residential character of that area. Those in favor were asked to be heard. Charles Matson requested a continuance so they could be prepared to answer these arguments at the next meeting. Those opposed were asked to be heard. Wallace Manley, Attorney, stated he wished to file additional protests at this time (additional signers to the same protest) a total of 135 names, and offered pictures of this residential area. Kent Nebeker, 150 E. Sycamore, adjoining this property, stated that when he bought the property he understood an alley was planned, which, if eliminated from the plans, would leave these properties land-locked. Also, rather than a recreational area, he would prefer apartments facing the back of his property. Lou Deris, 1220 Oakhaven Lane, stated there was no objection to a church, but that it should be constructed on nearby property already zoned for such use. Nick Pokrajack, 157 Elkins Place, hol.ds the lot just north of Mr. Deris; although it is presently vacant, he plans to build on it and re-affirms the above protests. Paul Do1eshal, 1235 Oak Glen, owns two homes in Arcadia. The one cannot be disposed of, because of tentative freeway plans, so he does not want this Oak Glen property to lose value through a change of zoning. Howard Spurlock stated he had been assured when he bought his $40,000.00 home that this area would remain R-l, and he did not think it fair for the Commission to allow variances. Allan Hubbard, 1261 Oakhaven pointed out that he had comnen~ed at the first hearing that the church would be an asset to the neighborhood, but, he feels that C-2 property already zoned for such use should be used rather than create a noisy recreational area in R-l property. Warren Hancock, 1247 Oak Glen, re-emphasized the point that there never had been any discussion as to the type of building proposed to be erected, but only with the variance on R-1 proper.ty. He mentioned that recently a carhival had been held on the property in question, which created much consternation among the residents; also that badminton games, etc. could continue late into the evening and disturb the neighborhood. He requested that the request for continuance be denied, and the matter be settled at this meeting. Page Four Oct.. 28, 1958 '. " VARIANCE (Meade) VARIANCE (Cain) LOT SPLIT No. 218 TRACT No. 21228 .'---./ Burt Blanchard, 136 E. Sycamore, third lot over in the R~l district, stated he had heard that if this variance. were allowed, the awimming concession people were going to try for a parking zone on the lot behind him. He felt that one variance would lead to many others. Charles Lester, 1223 Oak Glen, stressed the point that C-2 zoning, itself, was much more desirable to the neighborhood than cOlnmercial, but the reduction in space for the R-l zone and the butfer between that and commercial was undesirable. E. N. Calef, 242 E. Sycamore, told the fable ot the Arab who permitted the camel to put its nose in the tent; he stated that the neighborhood didn't want to be in the same position as the crowded-out Arab. It was recalled that the main objection had centered around the R-3 zoning, some of the protests had centered around an alley. Motion was made to continue the hearing for further study, and that a resident of the area be invited to sit in on the study, along with the applicant. Rollcall was unanimous to continue the matter to the next meeting. Consideration was given to the application of Giles G. Meade for a var- iance to permit two additional houses at 1234 S. Second Avenue. Report of the Zoning Committee was read, recommending without prejudice of the application for variance, but that consideration be given to establishing a new zone to handle the problem of people in this area. Motion by Michler, seconded by Vachon and carried that the report be adopted, and the City Attorney be requested to prepare the necessary resolution. Consideration was given to the application of Phil'ip C. Cain for a variance to allow an additional house at 1320 S. Sedond Avenue. Report of the Zoning Committee was read, recommending denial without prejudice of the request, but suggesting that consideration be given to establish- ing a new zone to handle the problems of people in this area. Motion for adoption waS carried unanimously. No. 218. 1200 and Michler. Property of Robert B. Sheehan and Frank O. Gustafson, rear of 1212 S. Santa Anita Avenue, had been referred to Mr. Stout and Mr. Engineer's report was read, motion made by Mr. Michler, seconded and carried that Lot Split No. 218 be recommended for approval, subject to the following conditions: 1. Final map by a registered engineer will be required. 2. Recreation fee for 2 additional lots at $25.00 each. 3. Water service for all 3 lots is installed, but only one has been paid, and the other two are $30.00 each. 4. The City should release the covenant filed in 1957 by Mr. Gustafson that no buildings would be built on the property. Final map of Tract No. 21228, located on Louise Avenue and LeRoy Avenue, containing 11 lots. Committee report was read, recommending approval, subject to the follow- ing condi t ions.: Page Five Oct. 28, 1958 HALF-STORY Report GUEST HOUSE Report VARIANCE Park 58-27 ZONING ADJOURN c c 1. Provide rear line easements for utilities. 2. Pay necessary fees and deposits as follows: 2 steel street lights 30 street trees 11 lots recreation fees I street name sign @ $150.00 @ 5.00 @ 25.00 @ 25.00 $300.00 150.00 275.00 25.00 Motion by Robertson, seconded by Forman and carried that final approval be recommended, subject to the conditions as outlined. Report of staff relative to half-story definition was read, stating there seemed to be no generally accepted definition; that the interpretation that most nearly meets the definition in the zoning ordinance is: "A story with at least two of its opposite sides situated in a sloping roof, being located entirely within a roof frame, the rafters of which are supported on a plate at the 'floor level of the half-story, the floor area of which does not exceed 2/3 of the floor area of that portion of the next lower story, located directly below the half- story 0_ II It was recommended that the zoning ordinance be amended by reducing the height limit in zones R-O, R-l, R-2 and R-3 to t'NQ stories. Also, that the definition of building height be changed to measure to the highest portion of the roof. Motion by Vachon, seconded by Michler, and carried that the City Attorney be instructed to draw up a resolution for a public hearing to define specific changes in the height limit of buildings in R-O, R-l, R-2 and R-3, and such other changes as may be found necessary. Report of staff was read, defining guest house, and covenant specify- ing that it is not a second dwelling. Report was requested from the Zoning Committee. on the acceptable size of guest houses and cabanas. Communication from Park 'Investment Company requesting withdrawal of their variance application for a parking lot at Foothill Boulevard and Michill- inda Avenue. Motion by Mr. Robertson, seconded by Mr. Vachon and carried that the appli- cation be denied without prejudice. The matter of a proposed new zone to apply to large lots in Zone R-l was referred to the Zoning Committee, Subdivision Committee and the staff for study and recommendation. Philip C. Cain, 1320 S. Second Avenue, asked that the Commission give consideration to doing away with some of the public hearings where pro- perty is land-locked and nothing can be done about it.. The Attorney explained that any re-zoning would be done by block with the idea of avoiding variances, never just one lot. There being no further business to come before the commission, the meeting adjourned. 't J%. 'Ji~ Page Six Oct. 28, 1958