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HomeMy WebLinkAboutDECEMBER 23, 1958 '. - . ROLL CALL MINUTES PUBLIC HEARING Kovanen Car Wash c ~ \: 'O, J I ~J \ MINUTES PLANNING COM}lISSION OF THE CITY OF ARCADIA REGULAR MEETING DECEMBER 23, 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., December 23, 1958 with. Vice-Chairman Michler presiding., PRESENT: Commissioners Davison, Michler" Robertson, Stout and Vachon. ABSENT: Commissioners Acker and Forman OTHERS PRESENT: Councilman Reibold, Lortz, Nicklin, Talley and Mrs. Andrews. The minutes of the regular meeting held December 9 , 1958 .\vere 'approved as written and mailed. The Vice-Chairman announced that this was the time and place for the re-hear- ing on the appl ication of Fred Kovanen for a variance to .allow the installa- tion of mechanical equipment in a hand .operated auto laundry at 1414 S. Baldwin Avenue. This re-hearing was occasioned beCause of the failure of some of the surround- ing property ownerS to receive ,Notice of the Hearing. Notices for this hear- ing were sent out by certified mail, and returned receipts are on file. One notice could not be delivered. This application is to install mechanical equipment in a presently hand oper- ated laundry which is allo\Yable in Zone C-2. The mechanical equipment laun- dry normally under the Zoning Ordinance would fall in Zone M-l. No protests had been filed \~ith the Secretary, either verbal or written and no communications. The Chairman asked for those in opposition to be heard at this time. Mr. Henry H. Hege, Attorney, 664 Iv. Duarte Road, represented Vincent Rizzio, one oJ the property owners involved o\vning Lot 27. backing up to the car wash property, and who also operates a shoe repair store on Bald\Yin Avenue. At the time the car \Yash was installed, it was well known that such a use in a C-2 Zone would have to be a hand operated type; that in order for them to install a mechanized car wash, it would be necessary for them to obtain a variance. This they did not do, at the time they installed the car wash as presently operated. This is one operation that definitely should not'be located in a shopping center such as the Hub area. If'the use of an M-l Zone is permit~ed in this area it will ruin the immediate surrounding areas. and would also stil t the growth of the entire area. The area possibly would expand along Naomi Avenue, and this use would not be conducive of a high class business area. Mr. Rizzio in reliance on the operation of the auto wash as it was, has built a house on Lot 27. This is R-2 property. There are additional plans by him for another unit to the rear. He has been informed by his financing agency that if the Planning Commission and Council grant this variance, they will refuse to grant financing for the additional house. This is based on their experience on this type of operation. The proponents have stated there will be no noise. Several had been visited, and there are none that do not have considerable noise when the steam is operating; and also the buffers, as well as the odor of the steam and the chemicals. The City oJ Arcadia at the present time has granted only one variance for a mechanized unit of this type, and that is at the triangle. He felt that there was 'an absolute diff- erence between the circumstances of the car wash in the triangle, which is Page One December Z3, 195 r ,>-' divided by highways on both sides, and not retail stores, such as in West Arcadia. This property is, immediately north of a piece of property which is presently owned by the City of Arcadia, which is the abandoned 'fire station. It was the opinion of the real estate people that a mechanized car wash immediately to the north would decrease the value of this piece of property, unless another use similar to that proposed is allowed. The proponents were to present a petH!.on which has been s'igned by some of the customers. It was the undersrandUg of some of the signers that all that was to be done was to install a hoist similar td that in a service station. Mrs. Anderson had asked that her name be stricken from the petition when the same is filed. Knut Larson, of 418 E.,.Colorado Boulevard, represented the American Luther- an Church, which is located south of the subject property. They were oppos- ing the car wash because the noise of the operation would interfere with the church services and other activities of the church; also the odors would be detrimental, and the decrease of value by having such an operation so close. He presented a petition signed by 123 persons attending the church. Percy A. Elvis, who resides next to Mr. Rizzio, and has lived there for 22 years, and enjoyed his back yard in the summer, espec1ally on Sundays, felt they would have to.move if the variance were granted. It would be noisy and would decrease the value of the property. Mr. Vincent Rizzio, who runs a shoe repair store on Baldwin Avenue, gave a history of the car wash, and the type of operation. He vigorously opposed the variance not only from the lo!'ation of his business, but because of where he resides. He objected to the noise, odors'; and the business being c.onducted on Sunday. Mr. Carl Pearson, who is a member of the church located to the south spoke against the variance. The petition was then read by the Secretary 1n opposition to the granting. of the variance. There were 123 signers and no indication as to how many were residents of Arcadia. The Chairman then asked that the proponents be heard. Mr. Fred N. Howser, Attorney, 49 E. Foothill Boulevard, Arcadia, represented the applicants. The property involved is in a C-2 Zone, is an out-of-date type business, and not competitive and progressive in the area in which they are located. If you can't have an automatic car wash that is competitive and progressive in a neighborhood, and something of beauty, with planters and facilities that normal automatic wash racks have that this shop must compete with, then his client would have to go opt of business. He stated that there was a peti- tion favoring, but it. had not been filed. He felt that petitions were not always representative. Mr. Ted Kruch1ey, with the Chern Therm Manufacturing Company in Monrovia, a manufacturer and distributor of automatic auto laun- dry equipment, stated that this type of equipment has been used in other areas and has been successful. They have been installed in the finest resi- dential areas, and the highes~ restricted areas in the nation, such as La Jolla, Santa Barbara and Coronado. They are operating there very success- fully, they are a credit to the community. This business is similar to the grocery store or 'Shopping Bag. The auto laundry now on Baldwin is a discred- it to their business, and an eyesore to the community. The applicant will spend up\oards of $60,000.00 to modernize it, with a ,fine building, colorful and fully automatic equipment. He would minimize the amount of help that he needs, and would not spend that amount of money and turn it over to some one else to haphazardly run it. As to the noise factor, by law they are required to keep the decibel rating, of the blowers down below the rating of the traffic passing on the street. The noise factor is eliminated. He could not recall any station where an odor could b,e determined, and in all the car washes operated by them, he could not recall any complaints. It was brough't out that the housing of the equipment was sufficient ,to prevent noise. The applicants were willing to abide by any r.egulation that may be required by putting in a block building or \.,hatever may be prescribed und.rthe code, for the mechanical equipment. Mr. Robertson asked where the closest similar car wash was located, as he felt he was not familiar enough with them to know just what amount of noise was created. He was informed that the one on W~ Huntington Drive in Monrovia, about a mile east of the overpass, was typ- ical, so far as installation was concerned. He described the areas surround- ing the installations in other cities, and stated that the one at Hastings Ranch was a particularly fine one. The equipment in this building was iden- Page Two December 23, 195~ LOT SPLIT No. 227 Anderson LOT SPLIT No. 228 Stoyanovich LOT SPLIT No. 229 Orb on LOT SPLIT No. 230 Kee ler REPORT HEiGHT LIMITS r -tical to that proposed, but the bu~lding would be different. It ~as their intention to enlarge the present building by 24 feet and enhance it with planters and brick structures, and make it more colorful. The preliminary plans had not been completed. The matter of noise was, further discussed. He stated so far as the church was concerned, there would be less noise from the car wash than from a power lawn'mower. The hours would be 9 to 2 on Sundays, but might be cut down according to the amount of business. It was brought out that if the business had 80 cars on Sunday the business would be considered very successful. Peak hours would probably be 25 cars per hour. the operating cycle could be, as high as one per minute. Mr. Max Thompson,. 260 Arbolada Dr. ,. stated that the noh'e from the mechanized car wash will be no more than the noise they can hear from the cars going up Foothill Boulevard, which is a block away. The matter was referred to the Zoning Committee and Staff for their recommendation and a report would be made to the Planning Commission on January 13th. No. 227. - Carl D. Anderson, 171 E. Live Oak Avenue, assigned to ~~. Michler and ~~. Vachon. The Engineer's report was read by the Secretary. This property is Zoned C-2 and is proposed to be sold to the Shell Oil Company. Mr. 'Vachon had viewed the property and stated it is in line with the plans outlined, and would complete this area as original1y contemplated. Moved by Mr. Vachon, seconded by Mr. Davison and carried that the Lot Split , No. 227, of Carl D. Anderson, 171 E. Live Oak Avenue, be recommended for approval subject to the following conditions: 1. File a final map with the City Engineer. 2. Provide sewer lateral for Parcell, or a cash deposit of $200.00 may be posted to guarantee the installation of the sewer lateral at the time of the construction of the building. 3. Pay recreation fee of $25.00. 4. That the alley north of this property should be paved to City of Arcadia standards to the west line of the requested split. No. 228. - Mike Stoyanovich, 210 E. Sycamore Avenue was assigned to Mr. Robertson and Mr. Davison for investigation. No. 229.. - LeRoy Orbon, 1125 S. 8th Avenue, was assigned to Mr. Stout and Mr. Acker for investigation. No. 230. - Harold S. Keeler, 623 Palm Drive, was assigned to Mr. Michler and Mr. Stout for investigation. This is a .report of the Zoning Comrilittee regarding the change of building heights as contemplated by Resolution No. 317. The public hearing on this matter was held on September 9, 1958, at which time no one appeared to support or protest the proposed amendment. Practically none of the resi- dential buildings within the City exceed two stories in height; and it is , the opinion of the Committee that all future reSidential buildings should be limited to two stories to conform to existing dwellings ahd development . It is recommended that Sections 4, 5, 6 and 7 of Zoning Ordinance No. 760 be amended to provide a maximum .of two stories. It was also recommended that Section 2, Definitions, Building Height be 'amended to read as follows: Page Three December 23, 1958 . . (' \.~-- "The vertical distance measured from the average level of the highest and lowest point of that portion of the site covered by the building to the highest portion of the roof." With the adoption of the above recommendation on the number of stories allowable there will be no zone in the City that allows a half story, and it was recommended that the Definition of a half-story be elimin- ated from the Ordinance. Moved by Mr. Robertson, seconded by Mr. Stout and carried that the height limits as set forth in the report of the Zoning Committee be recommended for approval. AMEND ZONING ORDINANCE The City Council request that the Commission consider the amendment of the zoning ordinance to preserve right-of-way for future streets in areas of deep lots was considered. This came up with the possible opening of Arcadia Avenue. Mr. Nicklin stated that in various places in town there are rather deep lots backing up to rather deep lots, which if fully developed as pre- sently permitted would preclude ever opening a street; locations where a street would normally be expected. A normal City block is usually considered as somewhere between 400, 500 or 600 feet, between blocks. With two lots back to back with each having 450 feet depth, presently they can build right up to the rear property line, by reason of our definition of rear yard. A rear yard is a required open space measured from the back of the ma,in build- ing toward the rear of the lot and it does not mean that the rear yard is at the rear of the lot. The problem was brought out by the recent filing of a building plan for a lot facing Fairview Avenue wherein they proposed to build the !,!arages right on the rear building line and bring the rear yard up back of the main build- ing proper. That is the area where the Planning Connnission reconnnended that a s-treet go through as a condition precedent to the re-classification of Duarte frontages. It would be a financial impossibility to ever have a street go through if such type of' development were permitted. The request had been made to consider an amendment that would require the preservation of open areas in these deep lot areas at the rear, lot line instead of up in the middle of the lot. The rear yard should be measured from the rear lot line where a lot exceeds some depth, say 300 feet or 350 feet, and abuts a lot of similar depth to the rear. Accessory buildings could then be built, but not main buildings in the area, only buildings of such type that could easily be removed were a street to be opened. This would cover all re-zon- ing. The City Attorney presented Resolution No. 321, entitied: "A Resolution of the Citv Planning Connnission of the City of Arcadia, California, de clarine its intention to institute proceedings for the purpose of considering and making recom- mendations concerning the amendment of Ordinance No. 760 by amending Section 15 thereof, and other appurtenant sections to require the maintenance of an unobstructed rear yard measured from the rear lot line under specified conditions." The' hearing date was scheduled for February 24, 1959. Moved by Mr. Robertson, seconded by Mr. Vachon and carried that the read- ing of the full body of Resolution No. 321 be waived. Mr. Stout questioned the motion, and the fuli body was read and discussed. Moved by Mr. Robertson, seconded by Mr. Vachon and carried that Resolution No. 321 be adopted. This matter will be referred to the full Connnission and Staff for investigation and report prior to the public hearing to be held on February 24, 1959. COUNTY ZONE CHANGE The County had proposed a zone change on the east side of Tyler Avenue just north of the Rio Hondo Wash, 23 acres to be changed from C-3 unlimited com- mercial, M-l 'tight manufacturing and A-I light agriculture to R-l, single Page Four December 23, 1958 . . ADJOURN ""'lII , ( '- family residence. Discussion following that the hearing was to be held on December 30, and the matter was referred to the Director of Public Works. The Tentative approval of the subdivision called ,for increasing of lot depth on Lot No. 13, from 93 feet to 107 feet, which \rould put the new lot line through an existing garage. It was suggested that the Subdivision Committee view the lot and make its report at the next regular Planning Commission meeting. There being no further business to come 'before the Commission, the meeting adjourned. ~')Iru . L. M. TALLEY Planning Secretary LMT:ma:em Page Five December 23, 1958