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HomeMy WebLinkAboutMAY 26, 1959 . ROLL CALL MINUTES ZONE VARIANCE (Adcock) MINUTES PLANNING COMMISSION OF THE CITY OF ARCADIA REGULAR MEETING. MAY 26, 1959 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., May 26, 1959, with Chairman Acker presiding. PRESENT: Commissioners Acker, Forman, Michler, Robertson and Stout. ABSENT: Davison OTHERS PRESENT: Forbes, Nicklin, Talley, Gardner and Councilman Balser. The minutes of the meeting held May 12, 1959 were approved as written and mailed. Pursuant to notice given, a public hearing was held on the application of Albert and Jane. Adcock for a zone variance to allow the erection of an additional dwelling at 1503 South Fourth Avenue in Zone R-l. The Secretary read the staff report as follows: The lot is 77 fee.t wide by 252.56 feet deep and contains 19447 square feet. There is now one single dwelling on the front of the lot. It is proposed to erect one additional dwelling, having an area of 1028 square feet, plus an attached garage. The buildings are spaced to provide equal building sites and conform to all spacing and yard requirements. Each house will have its own driveway. On the west side of the block between Camino Real and Leda Lsne there are nine lots facing Fourth Avenue of which two or 22% have two houses. On the east side of the street there are eleven lots of which two hsve two houses and one has three houses, amounting to 27%. No part of this particular property has been re-subdivided, so that it does not qualify for any relief under the porposed amendment of Ordinance No. 990. However, the propert,y at the immediate rear of the subject property has been subdivided leaving no way for any subdivision of this proper,ty. It is similar in size and location to many lots that will be benefited by the ordinance change reconunended. Eight owners of nearby property have recommended approval of the ,appli- cation. A protest petition representing 18 properties was presented. The Secretary indicated that 11 of the above properties lie outside the 300' radius. The petition stated that inasmuch as the neighborhood in question, is situated in an R-l Zone a variance permitting a second dwelling on a lot would be detrimental to the general area and would seriously impair the value of the surrounding property. The chairman opened the public hearing and asked if anyone in favor of the variance wished to be heard. Page One May 26, 1959 I ZONE CHANGE (R-3) Albert Adcock, the applicant, stated that the application and the staff report had covered the facts adequately and that the proposed second dwelling would not be used as a rental per se; but his son would occupy one of the dwellings on the lot and the applicants would occupy the other. No one spoke in. opposition to the variance. The chairman declared the hearing continued until the next regular meeting for a Zoning Committee and staff report. Pursuant to notice given a public hearing was held on. the proposed changes in Zone R-3 requirements as contemplated by Resolution No. 330. The Zoning Committee report, dated April 13, 1959, was presented again at this meeting reflecting that for some time the commission and the City Council have been concerned about the intensive development of R-3 property occuring in the City. Particular attention has been given to the amount of parking space provided and the convenience of access to it to encourage getting the automobiles off the street. The City Council has made a statement of policy declaring their interest in keeping Arcadia a city of fine homes and maintaining the high pro- perty values. With this in mind and after an inspection of some of the R-3 developments, the committee recommends that proceedings be instituted to consider the amendment of Zone R-3 in the following respects: 1.. Living quarters in each new development in ZoneR-3 shall contain an average of 750 square feet of floor area. 2. Each driveway to the garage and parking area shall be at least 10 feet wide with at least 9 feet paved' and unobstructed. 3. If the driveway serves more than ten dwelling units two such 10 foot driveways, or one 16 foot driveway with at least 15 feet paved and unobstructed shall be provided. 4. In Zone R-3 at least 1-1/2 parking spaces shall be pro- vided for each. dwelling unit. At least one such parking space for each dwelling unit s~all be in a roofed garage or carport. 5.. In Zone R-3 no detached garage or carport may be erected in front of the main building. If the garage or carport is attached to and is a part of the main building not more than 35% of the total frontage of the building shall be devoted to garage uses. A letter from Mr. Ralph Burston, property developer, who resides at 1041 San Carlos Road, protested any change in the present Zone R-3 require- ments. The letter expressed concern over the proposed parking amendment from 1-1/4 per unit to 1-1/2 per unit as being unfair and unreasonable to owners of unimproved R-3 land in the city. Police enforcement rather than zoning regulation was urged to cope wit~ the over night street parking problem in residential areas. ' A letter from A. W. Marks of the Arcadia Monrovia Realty proposed increased minimum lot area requirements per unit; wider driveway access and strict enforcement on overnight auto parking in city streets. Mention was made of the smaller R-3 lots in specified areas of the city. If more rigid parking requirements were imposed upon these smaller lots the owners would be forced into 2 story design Page Two May 26, 1959 y J. '''-__J thus creating more dwelling units per lot. In sunnnation the cODDDunication asked for control of Arcadia's R-3 development without placing a burden on the owners of the small home and income properties by changing the existing car storage require- ments. The chairman declared the public hearing open, and asked the audience to participate in any discussion of the proposed zoning ordinance amenclmen t. Mr. G. W. Marks spoke in support of his letter, and added that perhaps the older.. smaller lots in the R-3 Zone should have a different zoning requirement than the newer, deeper, wider R-3 areas. Mr. Robertson state'd that it is the cODDDission's intent to handle the proposed R-3 amendment as a general form dealing with the ordinance as a whole. A modified break down as to the creation of several multiple zones might liken itself to an architectural overlay. Ralph Burston related that at present he is building a seven unit apartment house at 815 Fairview Avenue, and many dev~lopers have put as many as 14 uni~s on the same size lot. If the parking, ratio were increased to 1-1/2 spaces per unit, many of these property developers. would be forced into 2 story apartments with the result of even more squeezing than is now realized. The 1-1/2 ratio would further discour- age custom type apartment construction. By custom type apartment construction, Mr. Burston referred to his present development that includes 1200 square foot floor area. with two baths and private patios. He advised that in the event a change in present requirements was enacted perhaps a cut off date could be established to consider those who have purchased undeveloped R-3 property with intent to build in the 'future under present codes. The cut off time might be established 1 or 2 years; this idea, if employed, would be. very similar to the cut off date used in, eliminating the chicken ranches in Arcadia. Mr. J. P. Vidican, 212 Bonita Street, felt that 750 square feet per unit is too great a minimum floor area requirement. 700 square feet would be more equitable. Sidewalks were suggested as a requirement in the R-3 Zone. Mr. Edward A. Sonnefeld , owner of property at 320 E. Hun~ington Drive., has I .dwelling plus five apartment units on his property', and has plans for eight more units. The minimum 750 square foot floor requirement would place a financial hardship on his plans; 700 square feet might be a mo,e liberal floor area. He had no objection to the 1-1/2 parking ratio. Don Betsinger, 30 E. Foothill Boulevard, agreed that certain R-3 areas in Arcadia do not warrant the proposed changes contemplated by Resolu- tion No. 330. The change should apply to certain areas and not to the multiple zone as a whole. 650 square feet for a one unit apart- ment would be quite sufficient. He agreed with previous opinions that the owners of R-3 properties should be forewarned of any changes and recollllllended some sort of cut off date be established. At this point Mr. Nicklin advised the COllllllission to consider any zoning ordinance amendments in general or overall terms rather than by single facets. perhaps the cOllllllission should clean up each zone one at a time, instead of approaching the problem in a hit and miss fashion. They should first pinpoint the problem then gather the pertinent data. The second step would be to pinpoint the .criteria of the zone. Page Three May 26, 1959 ~ ~ ZONE VARIANCE (Roseman) The Secretary then presented two rough plot plans of proposed apartment developments on Fairview Avenue, west of Golden West Avenue. The sketches showed subterranean parking with two stories of apartments overhead. The commission was advised that these proposals now meet the minimum requirements of the present ordin- ance and plans are expected to be filed very shortly by the devel- oper. The Chairman declared the hearing continued 'until June 23, 1959. for reports from the Zoning Committee and staff. Consideration was given the application of Morris Roseman for a zone variance to allow an addition to and conversion of an existing build- ing into a third dwelling. Chairman Acker recognized Mr. James Baker, 1221 S. Eighth Avenue. Mr. Baker stated that he and Mr. Straub, 1209 S. 'Eighth, owner of property directly south of the applicant's lot, had discussed the matter of the variance and neither had any objection to the pro- posed third dwelling. Mr. Baker was speaking for himself and Mr. Straub inasmuch as the latter was out of town. The Secretary read a petition containing two more signatures favor- ing the granting of the variance. The Zoning Committee report, reflected. the following facts and recommendations: The block is not now developed to the extent that a third dwelling is automatically allowed, but, of 18 lots in the block. 10 now have two houses and 3 have three houses. For this reason the committee feels that the granting of the request will not be detrimental to the neighborhood. Thirteen owners within 300 feet of the property have signified their approval and no protest was registered. The Committee recommends the approval of the request, subject to the following conditions: 1. The commercial raising of chickens shall be be discontin- ued and the equipment shall ~e removed. '. 2. The west 30 feet of the 'property shall be dedicated for street purposes and,.a "5uffi:cient bond to guarantee its full i.mprovement as required by the subdivision ordinance shall be post~d with the city. 3. The sum of $925.00 shall be deposited with the city as a pro rata share of the cost of opening Camino Grove Avenue to Sixth Avenue. This amount is at the same rate and should be accepted under the same conditions as applied to Lot Split No. 98 approved May 15, 1956 and clarified May 5, 1959. 4. The, applicant shall submit an application for a. lot split to divide the west portion of the property at a depth of a minimum of 200 feet, measured from the west property line. No other communications were received. Chairman Acker called for comments from the commissioners. .... Page Four May 26., 1959 . ,/ LOT SPLIT No. 246 Mr. Forman felt that the granting of the variance would be a definHe step forward in opening a subdivision along the extension of Encino Avenue south to Camino Grove Avenue. Mr. Robertson stated that proposed variance in conjunction with the new Encino Avenue subdivision would create 3 dwellings on a lot approximately 22,000 square feet; but the proposed subdivision would help clean up the rear lots in the 'area. Mr. Stout disagreed that the subdivision justified the creation of three dwellings on an R-l lot. Mr. Michler pointed out the fact that the feed room is being used as a dwelling by Mr. Roseman at present ana will probably continue to be used in such a manner regardless, of the outcome of the variance p;,oceedings. The granting of the variance would necessarily bring the building up to code as a dwelling and further remove the chicken ranch operation thereby paving the way for a future subdivision in the rear. . Chairman Acker agreed that in practice the dwelling is in existence. This is a factor to be considered. The hearing was closed. Moved by Mr. Robertson, ,seconded by Mr. .Forman thai: the City Attorney be instructed to prepare the necessary resolution recommending the granting of the variance application of Morris Roseman to add to and convert the existing building into a third dwelling subject to the following conditions: 1. The commercial raising of chickens shall be discon- tinued and the equipment shall be removed. 2. The west 30 feet of the property shall be dedicated for street purposes and a sufficient bond to guarantee its full improvement as required by the subdivision ordinance shall be posted with the city. 3. The sum of $925.00 shall be deposited with the city as a pro rata share of the cost of opening. Camino Grove Avenue to Sixth Avenue. This amount is at the same rate and should be accepted under the same conditions as applied to Lot Split No. 98 approved ,May 15, 1956 and 'clarified May 5, 1959. 4. The applicant shall submit an application for a lot split to divide the west portion of the property at a depth of a.minimum of 200 feet, measured from the west property line. '. Said motion carried by the following roll call vote: AYES: Acker, Forman, Michler" Robertson NOES: Stout ABSENT: Davison No.. 246 - W. A. Angel, 1709 Claridge Street The Secretary informed the ,commission that a lot split on this particular lot had been recommended 'for denial by the Planning Commission on April 23, 1957, and denied by the Council on May 7, 1957. The present application calls for approximately 400 more Page Five May 26, 1959 square feet than was requested previously. The engineer's report was read indicating that each lot will contain a little over 7000 square feet. John Mclaughlin, Real Estate Broker, 515 S. First Avenue represented the owner 'and stated that the split as proposed would clean up the vacant area left as a result of the location of the existing dwelling. A plot plan of a proposed dwelling' and attached garage was submitted shoWing that the future structures could be erected and comply with all required yards and setbacks. Mr. Robertson thought the split would be. a definite benefit to' the area. Mr. Forman had viewed the subject property and recommended the split be granted in order to better develop the corner. Motion by Mr. Forman, seconded by Mr. Robertson and carried to rec01lllllend the approval of Lot Split No. 246, subject to the following: 1. File a final map prepared by a registered engineer or land surveyor. 2. Pay $25.00 recreation fee. LOT SPLIT No. 247 No. 247 - Robert J. Garwood, 125 E. Camino Real Avenue The Secretary read the engineer's report. The application is to equalize the width of two lots presently held under one ownership. Motion by Michler', seconded by Stout and carried to recommend approval of Lot Split No. 247, subject to. the following: 1. File a final map prepared b a registered engineer or land surveyor. 2. Provide a,sewer lateral for Parcel No.2. LOT SPLIT No. 245 No. 245 - William Hovanitz, 1140 W. Orange Grove Avenue . This application had been recommended for conditional approval by the Commission on May 5, 1959, referred to the City Council on May 19, 1959 and subsequently returned to the commission for further study and conSideration. Councilman Balser clarified the Council's action stating that they, the Council, wanted the commission to study all possibilities of developing the subject lots and its adjacent parcel into a future subdivision. Mr. Balser suggested a tentative street and subdivision be laid out on the properties so the Council could see just how the area might be developed at a future date. The matter was referred to Mr. Davison and Mr. Robertson and' the staff with the suggestion that they meet with the applicant for discussion. Page Six May 26, 1959 BUS INESS CLASSIFICATION (Packaging small parts) RESOLUTION No. 331 RESOLUTION No. 332 At its last regular meeting Chairman Acker requested the Zoning Committee and staff to study the possibilities and facts concern- ing the classification of a packaging business as a C-2 use. The Zoning COllDllittee had studies the possibilities thereof and had recommended that the W. D. Long Packaging Company proceed with a zone variance application to establish their business at 126-128 Wheeler Street. Upon receipt of the committee's decision Mr. Long filed a letter with the commission requesting no further consideration be given to his application at this time. The communication expressed appreciation to the Planning Commission for their courtesy and further added that the Zoning Counnittee I s recommendation to follow the variance procedure was a fair and just decision. Motion by MT. Stout, seconded by Mr. Michler and carried to terminate the proceedings on the request of the W. D. Long Packaging Company for a C-2 business classification. At this point Mr. Michler recommended that the members of the commiss- ion watch this type of business and its development in Arcadia. He felt that it is a business that Arcadia 'wants and needs. Perhaps some of our present classification should be changed in order to keep pace with industries of this type. No. 331 - The City Attorney presented Resolution No. 331 entitled: "A resolution. of the City Planning Commission of the City of Arcadia, California, recounnending the granting of a variance to permit the erection of an additional dwell- ing.." The above resolution deals with the application of Earl and Edna Madinger, 910 S. Fourth Avenue to permit the erection of a second dwelling on an R.l lot. Moved by Mr. Robertson, seconded by Mr. Forman and carried that the reading of the full body of Resolution No. 331 be waived. Motion by Mr,. Robertson, seconded by Mr. Forman and carried that Resolution No. 331 be adopted. ROLL CALL: AYES: Acker, Forman, Michler and Robertson NOES: Stout ABSENT: Davison The City Attorney presented Resolution No. 332 entitled: "A resolution of the City Planning Counnission of the City of Arcadia, California, recounnending the granting of a variance to permit an addition to an existing mortuary." Motion by Mr. Robertson, seconded by Mr. Michler and carried that the reading of the full body of Resolution No. 332 be waived. Motion by Mr. Forman, seconded by Mr. Stout and carried that Resolution No. 332 be adopted. Page Seven May 26, 1959 . , ; .. COMMUN rCAT ION GIRL SCOUTS LOT Sl'LIT No. 248 ADJOURN , i '--J /"--'\ AYES: Acker, Forman, Michler, Robertson and Stout NOES: None ABSENT: Davison A letter was presented from the Santa Anita Girl Scout Council request- ing the extension of the time allowed for the demolition of the rear building at 590 S. Third Avenue as stipulated by Council Resolu- tion No. 3012 The letter stated that work will be completed on or before October 1, 1959. Motion by Mr. Robertson, seconded by Mr. Forman and carried to recommend the extension of time of the demolition of the rear building at 590 S. Third Avenue to not later than October 1, 1959.. No. 248 - Chairman Acker assigned Mr. Michler and Mr. Stout to investigate tentative Lot Split No. 248 at 1431 S. Santa Anita Avenue. There being no further business the ml;:~o~ed. L. M. TALL~ Planning~:~reGrary , \