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HomeMy WebLinkAboutMARCH 24, 1959 r , ROLL CALL HINUTES AMEND ZONE R-l ._, .-4: HINUTES PLANNING COMMISSION OF THE CITY OF ARCADIA REGULAR MEETING MARCH 24, 1959 The Planning Commission of the City of Arcadia met in regular session 1.n the Cc;>uncil Chamber of the City Hall at 8:00 0' clock P.H., Harch 24, 1959, with Chairman Acker presiding. PRESENT, Commissioners Acker, Davison, Forman, Michler, Robertson, Stout and Vachon ABSENT: None OTHERS PRESENT: City Councilman Baher, Nicklin, Lortz, Talley and Hrs. Andrews. The minutes of the meeting held .March 10, 1959 were approved as written and mailed. The Chairman announced that this was the time and place for the public hearing on the proposed amendment of Zone R-l (Ordinance No. 990) as contemplated by Resolution No. 325. Th1.s resolution sets up a public hearing for the purpose of making findings and recommendations concerning the amendment of Ordinance No. 760, Section 5 to permit the c9nstruction of more than one dwell- ing on Lots in Zone R-l and for the purpose of considering and maki.ng recommendations concerning the conditions under which additional ~well- ings may be constructed on property in Zone R-l, and concerning the minimum site and floo, area of such dwellings. No communications had been rece ive d. The Chairman announced that the procedure was slightly different from the usual public hearing, he stated that the suggested ammendment was that: (1) One single family dwelling may be constructed at the front build- ing line, not more than two stories, must contain 1200 square feet minimum area (2) That if a portion of a lot has been re-subdivided since June 2, 1949, with the approval of the city" and the remaining portion of the lot contains 21,000 square feet or more in area, one additional dwell- ing may be erected, for 36,000 square feet, two additional dwell ings may be erected, but not more than three single family dwellings shall be permitted on any such lot. The rear dwellings to be not more than one story, must contain 1200 squArp feet minimum area, must be on a site relatively the same shape as the front dwelling. Site size and shape and building location shall be subject to Modification Committee approval; approval shall not be given if the proposed location interferes with the location of a proposed street or alley. The Chairman asked that those desiring to be heard state their views. Philip C. Cain, 1320 S. Second Avenue, stated he felt the 21,000 foot basis was too high; also that 1200 square feet for the rear house \Vas too large as many of the front houses were much smaller than this and Page One March 24, 1959 r that many apartments in the city were built with but 600 to 800 square feet. He felt that it would penalize the property owner to build larger places for rentals than would the apartment owner. He stated that land at the present time is selling for approximately 30 centS. He felt that the restrictions under Ordinance 990 posed problems, but that the amendment should not be more restrictive. Mr. Albert Adcock, 1503 S. Fourth Avenue, advised that it was his intent, to build a small house on the rear. He fel t that 1000 square feet is ample for the'rear and that 17,000 seems adequate for land. Pat Brown, 102 E. Longden Avenue, has property 160x300 feet; he felt that 21,000 is much too ~igh for the lot size. Mrs. Herbert Miller, 1025 El would be ample in this area. in the area. Sur felt that a lobO square foot house A la}ger house would be over-building Mrs. IJ. H. Se Loner , 1208 S. 6th Avenue, stated that 2L,000 is too high and that 1000 square feet for the house is ample. R. W. Ross, 135 W. Camino Real, felt that 750b square feet is sufficient land for the second house and the 1000 square feet for the house area is adequate. Glen Hitchell, 929 S. 6th Avenue, felt that the yard area should be under 17,000 and that thesq.uare footage of the house definitely shou ld not exceed 1000 square feet, and that 800 square feet was adequate. Mr. Howard Cheney, 316 Santa Rosa, stated that the Commission and Council should take into consideration the economic use of some of the large parcels of ground that has been left over. He pointed out specifically a lot on Second Avenue, south of Duarte Road. When the subdivision to the back was constructed only enough property was taken to fill the needs of the subdivision, but'that there were lots left 60x300 feet. No development can be made of this property unless they can be permitted to build a one-bedroom home or small house. He felt that 7500 square feet is ample for the second house and that to have larger areas required, it would leave the rear yard with debris and also covered with weeds, etc. It would work a hardship on many pro- perty.owners because their property would be just under the required size. ,.He also stated that the size of the house should be kept 1000 square feet or under. Mr. Cheney felt that for the second dwelling that it should not be a minimum of 21,000, but rather nearer to the 17,000 or 17,500. This should be goverened also by the width of the lot, and the size of the dwelling that is on it, as to the placement of the second house. He had no opinion as to the third house, except that he did feel the shape of the lot should govern; that 23,000 or 24,000 should permit three. He did not feel that the present ordinance of 75 feet by 100 feet was adequate for new lots in new subdivisions. Giles G. Meade, 1234 S. Second Avenue, felt that 1000 square feet was sufficient to the second house, and that 7500 square feet of land for the house and a minimum of 17,000 for the second house in the R-l Zone. Clarence Mosely, 343 LeRoy Avenue, stated he had a lot 100x360 feet, and at the time he purchased it he could have built three houses on the lot. He felt that some relief shoul.d be given and that 1000 square feet for the second house was ample and was in line wi~h other houses in this area. He felt that the second house should not be so much better and larger than the front house. No one else desiring to Page Two March' 24, 1959 ZONE CHANGE Newman Ave. ZONE CHANGE Lorena Ave. be heard, the Chairman declared the hear,ing continued until the next meeting at which time a full report of the staff, including the Sub- division Committee and the Zoning Committee should be studied. The Chairman announced this was the time and place for the hearing on the app1 ication of the estate of Ot,to D. Harris, for a change of zone from Zone R-1 to Zone R-3 on a lot at 14 E. Newman Avenue This is an application on one lot on the south side of Newman Avenue, east of Santa Anita Avenue. The application stated that the lot is adjoined by aD R-3 lot to the rear under the same ownership. The re- zoning would enable the owner to construct multiple dwellings on the two lots. The property on the south is zoned R-3 and improvements, on the R-3 lot are partially on the R-l lot. It would be advantageous to remove the old buildings to construct a new apartment, but it would not be feasible otherwise. This re-zoning would increase the area in value, and the removal ,of the old building wciu1d also increase the value. The secretary stated that seyeral ,owners in the area had signed in favor of the change, and }!rs.' "M. A. Christensen, at 26 E. Newman forwarded a communication against the zone change. She desired that it remain an R-l area. The Chairman stated state their views. cation, that those in favor of the application should No one appeared either for or against said appli- Moved by Mr. Vachon, seconded by Mr. Stout that the public hearing on the ap'pl ication of the eS,tate of Otto D. Harris for a change of zone be closed. Mr. Vachon stated that he had gone over this before and felt that it should not be approved. Mr. Stout stated he felt that the one parti- cular lot should not be re-zoned; that i.f re-zoning were considered the "hole street should be considered. Moved by Mr. Vachon, seconded by Mr. Forman, that the appl ication of the estate of Otto E., Harris, for a zone change from Zone R-l to Zone R-3 on a lot at 14 E. Newman Avenue, be denied. Said motion was carried on the following roll call vote: AYES: Commissioners Acker, Davison, Forman, Michler, Robertson, Stout and Vachon. NOES: None The Commission considered a decision on the request for a change of zone from Zone R-I to Zones R-2 and R-3 on portions of Lorena Avenue, Haven Avenue and Newman Avenue. A report from the Director of Public Works was presented by the 'Secretary, stating 'that Lorena Avenue, north of Haven Avenue is a private easement apparently about 30 feet wide extending northerly from Haven Avenue, through the property of the American Legion. The portion north of the Legion property has not been used by the general public, but only by the property owners. From Haven Avenue to the LegiOn property is used by the owners and the American Legion membership and as access to the scout huts in the rear of the Legion proper,ty.. It is possible to dedicate a full 60 foot right of way and have about a 13 foot set back from the street line to the existing dwellings. If 50 foot right of way with a 5 foot planting easement on each side is dedicated, it would provide an 18 foot yard from the street line, or 25 feet from the curb. Page Three March 24, 1959 To provide drainage from the property north of the Legion would re- quire about a 3 foot fill through the Legion property, However, a street can be improved to a point about 200 feet north of Haven Ave- nue without any particular drainage prob~ems. The improvement should consist of those required by the subdivision ordinance, .namely, ,grading, construction of sewers, water main, curbs, gutters and pavement. Haven Avenue between First Avenue ,and Lorena Avenue ,is a 6.0 foot right of way, but is paved only 28 feet wide between curbs. If access from Colorado Boulevard is cut off by the freeway, it may be necessary to ~iden Haven Avenue or to prohibit parking on one side of the street. It is recommended that any change ,of zone for the property on the extension of Lorena Avenue, north of Haven Avenue be made, subject to the dedication of a 50 foot wide street right of way, and its improvement as required by the subdivision ordinance. There was also presented a report from the Fire Chief, based on the development of the ,entire area to an R-3;an R-2 may make a slight difference in his recommendation. The report st~ted that if the re-zoning of Lorena Avenue is changed from R-l to R-2 and R-3 consideration. must be given to the providing of an additional water supply for that area. The existing fire hydrants are not adequate for a complete fire protection in an R-2 and R-3 Zone. Larger water mains should be installed with a minimum capacity of 2000 gal. per minute for the required pressure. With the necessary amount of water available he could see no increased hazard so far as this department was concerned. The Police Department advised that they had no objections to the pro- posed re-2oning as indicated, Mr. Hichler .stated the report covered most of the problems in chang- ing the zone in this area. Hr. Lortz stated that the report was based on the development of a possible street, northerly from where it now terminates into the private right of way. The development of this area into a public street would not have too much bearing on the development southerly of Haven Avenue. Whether or not there would be any service by that street to the property to the south would be questionable. Moved by Mr. Robertson, seconded by Hr. Michler that the portion of Lorena Avenue, south of Haven Avenue and Newman Avenue be re-zoned to R-2, as covered by the Zoning Committee's report, and that when the portion of Lorena Avenue, north of Haven Avenue is dedicated and improved as recommended by the Director of Public Works' report, dated Barch 18,. 1959, then that portion be recommended for approval for Zone R-2 ,but that those lots requested to be re-zoned to R-3 be denied. The Secretary re-read the Zoning Committee's report of Barch 5, 1959. Hr. Stout stated that he questioned that the public necessity would require these lots to be re-zoned toR-2. There is adequate R-2 and R-3 in the city, and he felt that with the changing of this area at this time, with the proposed freeway coming through this area, and no one knowing what the developments would be should the route be so determined, it would seem that a re-consideration should be given at the time of the determination of the route of the freeway. He felt the property should remain .R-l at this time. Mr. Vachon stated that it had been less than a year since this subdivision was approved, Page Four Barch 24, 1959 ZONE CHANGE Naomi Ave. AMEND REAR YARDS "---' and he fel t this was not sufficient time for a new subdivision to come in for a change of zone. Mr. Robertson stated that the subdivision probably should have come in as an R-2 inasmuch as it lies between Lorena Avenue and the Santa Anita Hash,and is north of Colorado Boulevard which is zoned R-3. He felt that the Commission could not pre-judge the freeway or the land values in an a~ea. The motion lost by the following vote: AYES: Davison, Michler, Robertson. NOES: Forman, Stout, Vachon, Acker The Planning Commission considered the request for a change of zone from Zone R-l and .Zones R-2 to Zone R-3 on portions of Naomi Avenue and Lovell Avenue. The Staff and Zoning Committee report was' given, showing that this application for Zone R-3 covers 32 parcels of property and was signed by the ownrs of 20 lots,. All of the area requested to be re-zonlld is presently Zoned R-I, except 4 lots near .Baldwin Avenue, which are Zoned R~2. 23 of the lots are presently improved with one house, 7 have two houses, and 2 are vacant, one of the vacant lots is at 639 Naomi Avenue where the request for a variance for parking lot was recently recommended. for denial. The property to the west on Bald- win Avenue is zoned and used asC-2,. The property to the north on Duarte Road is. zoned, and used asC-2 and C-3. Public parking area and a dedicated alley abut the rear of the lots on .the. north side of Naomi Avenue. The property south and east of the subject property is zoned and used as R-l. Most of the lots on Naomi Avenue are 60 by 238.75 feet, and contain 14,325 Square feet and most of the lots on Lovell Avenue are 70x283.56 containing 19,849 square feet. At the public hearing a orotest petition signed by 27 persons repre- senting 18 parcels of land was filed. Of the 18 parcels 8 were within the subject area and 10 were outside the area but within the 300 feet. A verbal protest from the owners of the vacant lot on Lovell Avenue was registered. The owners of three Jf the subject lots have not indicated any choice. The Zoning Committee is firmly of the opinion that because there is so much property in the city at the present time that is zoned R-3 and is not developed for R-3 purposes that this request should be denied. If it is to be approved, it should be subject to the dedication and improvement of suitable alley to serve the property. Muved by Mr. Michler, seconded by Mr. Davison, that the application of Michael J. Blake and others, for a change of zone from Zones R-l and R-2 to Zone R-3 on portions of Naomi Avenue and Lovell Avenue be denied. The motion was carried on the following roll call vote: AYES: Davison, Forman" Michler, Robertson, Stout Vachon and Acker. NOES: None The Planning Commission rear yard requirements. considered the matter of an amendment for The Secretary presented the report of the Page Five March 24, 1959 '-_/ Zoning Committee and Staff advising that this matter had been reviewed and considered and they were of the opinion that no change should be made at this time. The property use survey being started by the Staff will provide information to indicate the need for any change. The Committee re-affirms its statement that a study of pop- ulation density and yard requirements and parking requirements, including driveways should be undertaken in the near future. If this study and the land use survey indicate a need for changes in the yard -requirements, then action should be taken. The Committee recommends that the presen" proceedings be continued until May 12, 1959 to allow time for study mentioned. Moved by Mr. Davison, seconded. by Mr. Stout and carried that the recommendations of the Zoning Committee relative to rear yard require- ments be accepted and the ma.tter be continued until May 12, 1959 to allow further study by the staff. LOT SPLIT No. 240 Lot Split No. 240 - Kenneth Williams - 1731 S. second Avenue was reviewed by Mr'. Forman and Mr. Stout. This request proposes the creation of three new lots by combining two existing parcels. Each parcel is above the minimum requirement and conforms with surrounding lots. ~loved by Mr. Forman, seconded by Mr. Stout, and carried that Lot Split No. 240 - Kenneth Williams - 1731 S. Second Avenue, be recom- mended for approval subject to the following conditions: 1. File a final map with the City Engineer. 2, .Dedicate a 12 foot portion for the future widening of Second Avenue. 3. Construct a sewer main extension and manhole in Norman Avenue and a sewer lateral to the pro{E1'ty 1 ine to serve Parcel 2. v' 4. Remove the existing structures on Parcels 2, 3 and 4. fL. 5, Construct a new garage for Parcell. 6. Close the existing driveway locatea across the new line between Parcels 3 and 4. 7. Construct a new driveway for Parcell. 8. Pay $50.00 recreation fee for the tlm new lots. LOT SPLIT No. 241 Hill Lot Split No. 241 - Horace E. Hill, 305 California Street - waS reveiwed by Mr. Forman and Mr. Stout. This request is to divide a 60 foot wide lot at the rear of an existing corner lot to make a new lot facing Third Avenue. The width conforms with requirements in Zone R-3, but the lot is short of the required area. The proposed new lot is now improved with a house and garage, is separately fenced and has its separate utility connec t ion.s. Moved by Mr. Stout, seconded by Mr. Forman, and ~arried that Lot Split No. 241 - Horace E. Hill - 305 California Street, be recommended for approval, subject to the following conditions: Page Six March 24, 1959 TRACT NO. 20952 LOT SIZE Study L File a final map with the City Engineer. 2. Pay $25.00 recreation fee. Second revised tentative lnap of Tract No. 20952, located on Magna Vista Avenue, east of Lyndon Way, consisting of 11 lots. On May 27, 1958, the first revised tentative map was approved, subject to certain conditions, one of which wa~ to eliminate a 10 foot jog in the north line of the tract. This wa~ done, but subsequently additional land was secured to increase the depth of Lots 7, 8 and 9, which again creates a 10 foot jog. The subdivider stated that he has secured an easement over the rear portion of the property north of Lots 10 and 11 so that a straight easement is available for utilities. Lots 1 to 6 have been increased in width from 75 feet to 83 feet. Moved by ~~. Robertson, seconded by Mr. Forman, and carried that revised tentative map of Tract No. 20952 be reconnnended for approval subject to the following conditions: 1. Provide an easement for the sewer and street drainage into LeRoy Avenue, to be approved by the 'City Engineer. 2. The city should abandon the present drainage easement and the subdivider remove the structures. 3. The subdivider shall install all street improvements required by the subdivision ordinance. 4. The subdivider shall pay all fees and deposits required by the subdivision ordinance, as follows: 4 11 23 street lights at $150.00 lots recreation fee @ $25.00 street trees @ $5.00 $600.00 275.00 115.00 5. The subdivider shall deposit a proportional share of the eS,timated cost of opening a future street into LeRoy Avenue, in the amount of $6,872.00 6. Provide all necessary rear line utility easements. 7. The subdivider shall grant in fee to the city a one (1) foot strip at the east end of the street, or a portion of the strip may be deeded in trust to a title company for recovery of a portion of the cost of the street work subject to the approval of the city. 8. The city shall dedicate for street purposes lot 12 of Tract No. 19656 at the present end of Magna Vis~Avenue. The Connnission discussed the Subdivision Ordinance pertaining to the 7500 square foot lots required. Mr. Davison stated that it was his opinion that this was inade quate J even though the tendency is toward smaller lots. He felt that 75 by 125 should be the minimum. Mr. Robertson stated that the land use in the various areas would disclose the portions of land that can be utilized for subdivisions and whether or not the lots can be increased in size. A suggestion was made that a study be made towards increasing the size of the lots in a new sub- division. Moved by Mr. Davison, seconded by Mr. Vachon, and carried that the Subdivision Committee institute a study to amend the ordinance increasing the size of lots required in a new subdivision. Page Seven March 24, 1959 ZONE R-3 Study A ,connn1ttee consisting of Mr. Vachon, Stout, Davison and Michler were requestell to make a study and report concerning suggested changes in Zone R-3. ADJOURN There being no further business to come before the Connnission, the meeting was adjourned. fWv. L. M. TALLEY Planning Secretary