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HomeMy WebLinkAboutJULY 25, 1961 . ..~ I~ ROLL CALL MINUTES: ZONE VARIANCE 39-43 Christina Street I , , 1._. , -..' ) M I NUT E S PLANNING COMMISSION OF THE CITY OF ARCADIA REGULAR MEETING July 25, 1961 The Planning Commission' of the City of Arcadia met in regular session in the Council Chamber of the City Han"at 8:00 o'clock P.M., July 25, 1961, with Chairman Acker presiding. PRESENT: Commissioners Ferguson, Forman, Michler, Norton, Rutherford and Acker. ABSENT: Commissioner Golisch OTHERS PRESENT: City Attorney James A. Nicklin, City Councilman Conrad Reibold, Director of Public Works C. 8.. Lortz, Planning Director. William Phelps, and Planning Secretary L. M. Talley The minutes of the meeting of July n., were approved as written and mailed with the following corrections: Page 1, second paragraph under Zone Variance, 745-751 W. Camino Real should read "Planning Secretary" instead of "planning Chairman". Page 14, under election of Chairman, the motion was seconded by Commissioner Ferguson instead. of Commissioner Rutherford. The Chairman announced that this wss the time and place for the hearing on the application of George W. Gilbert and C. M. Rhodes for a zone variance to allow a home for the aged at 39-43 Christina Street. The Plann.ing Secretary presented a map of the area and a sketch of the buildings and garages, showing the proposed changes. The application states that the request is for facilities for housing, dining and recreation of paying guests over 65 years of age. This is one story construction and separate buildings which are readily adaptable for specific services; The property is bounded on the east by a public parking lot. No exterior alterations would be necessary or are contem- plated. Residential use is to be continued. There is no other licensed guest home for the aged in this area and there are no zones within the city permitting this type of use. The buildings are presently used as rental residences and the proposed use is for rental .residences with one main cooking facility and dining area with general supervision and care. The Planning Secre'tary read the staff report as follows: ''This is the application of GeorgeW. Gilbert, owner, and C. M. Rhodes, lessee, for a zone variance to permit the property at 39-43 E. Christina Street to be used as a home for paying guests over 65 years of age. The lot is 86.32 feet wide by 137.69 feet deep, containing 11,885 sq. ft., is in Zone R-3, and has an alley at the rear. It is presently developed with two 4-unit, one-story, apartment houses and a garage. Each apartment contains 606 sq. ft. and consists of a July 25, 1961 Page One " c . .. living room. kitchen. two bedrooms and a bath. It is proposed to remove the kitchen facilities and convert the kitchen into a bedroom. The garage now provides space for eight cars. It is proposed to convert this garage area into a kitchen. dining and recreation area. laundry, office and storage area. Property to the, north, across the alley. is in Zone C-2 and is developed with commercial buildings facing Duarte Road with parking area behind the buildings, extending to the alley. Property to the east is a paved parking lot. with a church at the northwest corner of Christina Street and First Avenue. Property to the west,extending to Santa Anita Avenue is in Zone R-3, and is developed with apartment houses. Property between Santa Anita Avenue and First Avenue and extending south from Christina Street is in Zone R-l and is developed with single family residences. If the property is developed as planned there will be no automobile parking on the lot. The applicant has submitted communications from two of the tenants of' the commercial buildings on Duarte Road ststing that they are willing to lease the rear 20 feet of the business property for parking purposes. A communication was received from Edwin W. Nelson. at 34 E. Duarte Road, and Charles E. Fulton, at 40 E. Duarte Road, proposing to lease parking space to the applicant. The Planning Secretary outlined on the map the pr9posed changes of re- moving the fixtures from the kitchens and converting them into bedrooms, making it possible for three people to occupy one unit. Thegarage would be converted into a recreation room, kitchen and dining room. with laundry and facility room attached. There were numerous communications received opposing the granting of the variance. . Some of the letters were received before the variance application was filed. because of the publicity given it. HoraceB. Cline, 50 Christina St., was opposed to any commercial use in a residential zone. This is a business venture. The R-3 zone was established as a buffer zone to the business properties on Duarte Road and the residential properties on the south side of Christina St. He had opposed the parking area in the R-3 zone for the Safeway Stores. The parking area had not been used and had definitely lowered the value of the surrounding areas. He did not want the invasion of the commercial use in the residential area which would adversely affect the residents opposite it. Mr. Douglas C. Huntington, 35 Christina St., stated the proposed zoning would lower the property valuation in the area; increase 1 difficulties of the R-3 property owners in obtaining tenants; the possibility of lower rents which are already low due to the highly competitive situation of excess multiple dwellings; influx of people, aged and some of them ill, would be an unwise addition to this neighborhood. Mrs. Anna Wisener, 31 Christina St., felt it would tend to lower property values. The lives .lived by the. people in this area would not be compatible to the lives of the residents of the proposed units. The area is not quiet due to the commercial property and the deliveries that are made at all times. The additional cors of visitors would hamper the parking situation. July 25, 1961 Page Two. ( ", -----", ,'. , , ~ , '.-' Mr. Walter Lookabaugh, 1108 Louise Ave., stated they had seen the condition of the present building occupied by Mr. Rhodes in Sierra I'ladre, and if that is an example .of the type of operation, it would be unwise to have such .a business located so close to the new library and the surrounding' residential properties. He was not opposed to the work Mr. Rhodes was doing for senior citizens, but felt this w.as not a proper area. Gwen and Stephen Faybeck, 1030 Louise Ave., felt there was a definite need for housing and care for elderly people; however, the proposed hotel would. not be in the best interests of elderly people in the vicinity of Arcadia or this area. The apartments now situated on Christina St. afford an excellent buffer to the commercial property on Duarte Road and the R~l property on the south side of Christina St. He felt excellent work had been done by the Planning Commission in the past and that the same careful consideration would be given to this application. He felt once the barrier was lifted other commerical ventures would be requested. Mr. Rhodes does not intend to purchase the property but to lease it from Mt. Gilbert. They would recommend that a study be made, as many people are considering this type of development and areas should be studied which would be suitable for this purpose. The Chairman requested those in favor of the application to present their case. Mr. George W. Gilbert, 61 Palm Drive, one of the applicants, stated that he was the owner of the property. He stated the purpose of the variance was to install the kitchen and facilities for recreation for the citizens they intend to have at this property. Three of the owners who had forwarded letters were concerned about rents and amount of competition. This particular proposal would eliminate some of the competition in this area ss it would remove eight apartments. The removal of the kHchens from each unit', he felt, would improve the property and would be less of a fire hazard. The older people would not be dtiving automobiles which would eliminate. many parking problems. People who come to visit would remain but a few minutes, then would either take the person away for a ride or away for the evening or week-end, etc. There is space available off the property on a public parking lot,. There wiil be the full width of two lots behind the apartments on a rental basis which should allow for ten automobiles. Mr. C. M Rhodes, answered the question as to whether or not the type of occupancy would be controlled by the State Department of Social Welfare. He stated this agency sets down very str'ict rules, copies of which had been submitted to the Planning Department. They enforce proper sanitation, care, size of rooms, etc. The present home in Sierra Madre has 'been in operation for 37 years; the buildings are clean, but old, He had been fighting for over two years to locate an area proper for t~ese people. The only places offered to them, without .a big fight, have been places that are run down and past their use which are no more than "skid row" rooming houses. The people living in this residence would be in good health; aLliambulatory. This intended for a place where they could live a normal life., with their own bedroom, their own living room, .radios, etc., without the necessity of doing their own cooking. He stated that 7 out of 13 people are Arcadia citizens and live at his place in Sierra Madre. There is no place in Arcadia for them to go. He stated that if the residents become ill, they would be sent to either the County hospital, their own physician, or some other hospital; or if too feeble, they must go to a nursing home. The Department of Social Welfare would not permit them to care for any bedfast patients. He would lose his license. For the 20 or 21 residents, it would take approximately 4 persons to care July 25, 1961 Page Three , /----. C " , for them. 'This would include himself and his wife. There would be an attendant on duty for 24 hours. Each room would be equipped with a nurse-call system. Each person would have a separate bedroom. There wouid be three people to each unit. This would include a bathroom and an 18ft. x 10 ft. living room, as wj!ll as access to the recreation room to the rear. There is also approximately 600 sq. ft. for dining and recreation facilities. The Social Welfare Department fee~ that four persons can reasonably use one bathroom. Most of the homes being built have bedrooms but not separate living rooms, so that this location has much to offer the residents. It is also required that no person can go through another person's bedroom to get to the dining room, or to the outside. This would eliminate any idea that the present living rooms could be used for bedrooms. Many questions were asked Mr. Rhodes as to the operation of the home. Parking seemed to be a problem. Parking at the present location has never become a problem as but one or two cars would come in for a few minutes, probably take the person out to dinner, or for a visit. Most of the people are not actually active socially and all do not drive cars. only one person in the six years of operation has owned a car. He kept it for two months and then sold it because he did not want to drive longer. His employees parked in the 20 foot driveway. The Chairman requested those opposed to the variance to come forward and be. heard at this time. Mr. Stephen Faybeck, 1030 Louise Ave., stated thai: most of the phases of the opposition had already been covered, but he would like to review them. .He appeared as a representative for a large group of hOlr,eowners in the area and. presented a petition signed by 71 residents in the iounediate area. He said because of no major problems in the past they had not. organized themselves into any organization or association. There had been no meetings held. He felt the property on the street had been maintained in excelLent condition. He felt the buffer zone as now existing should be maintained. He objected to the converting of the kitchens. Thi's makes the units unsuitable for apartments in the future. He felt that this development could end up as a "white elephant". The parking situation is also a concern. There may be an agreement with the current occupants of the commercial properties, if it is possible to obtain an agreement. If the agreement should expire, or if the commercial property changes hands, then there would be no parking available. There is now just enough parking for the 8 units and 8 garages. Overnight street parking of cars has presented a problem to the Police Department. There are homes for senior citizens 1n the iounediate area, one in Monrovia and one in Duaz:te: Another item was toe statement that people living in the home would have no cars. He then referred to the Royal Oaks, Manor, in Duarte, stating that the area was "covered" with cars. This is part of the lives of those people. These are well people, and if the people are well, they do want cars. Mr. Jerry Meiss, 1037 Louise Ave. had occasion to talk, with Charles Fulton, who is the proprietor of the auto parts store who was granting the lease for parking spaces. Mr. Fulton was not aware when Mr. Gilbert approached him as to the true na.ture of the development of the area. He was told it was fot a zone variance, and additional park- ing facilities would be needed. He was ignorant of the fact that the variance was for a home for the aged. July 25, 1961 Page Four. " ,~~ , ) " .' '-' Mr. George Berger, 1222 Louise Ave., stated that onLouise Ave. there were some 40 children. This, in itself, would .indicate that the location for this type of home should be elsewhere. The children at times ar.e noisy, and some of the aged would require a more restful or quiet nei~hborhood. Mr. George Marks, of Arcadia-Monrovia Realty Co. reviewed the develop- ment of the area, inasmuch as he was the subdivider. Restrictions had been attempted to be set up in such a manner that any alteration would have to be approved by his office. His office would not approve the conversion of the garages for dining room or recreation facilities. As to property occupied by Mr. Nelson, of Chicken Delight, who had agreed to lease the parking facilities, he desired to state that the owners, whom they represent as managing realto~s, in making the leases, provided that any subleasing must be approved by the owner. He stated that no such sub-lease would be available in this cas~. Mr. Horace Cline stated that the restrictions aforementioned would expire in 1970. is Mr. Douglas Huntington, 35 Christina St, and/ adjacent to the property under consideration. They had attempted to maintain an atmosphere to the betterment of the neighborhood. This has been an expense to them and he did not desire to have something that would tend to decrease the tenor of the neighborhood. He also felt that the people in the area occasionally had parties and that their manner,. ofi H.\ring;,.is different that those who would occupy the home. One group should not restrict the other, and he felt that of necessity a home for the aged should have a location where the occupants could be more quiet. Discussion followed. Moved by Commissioner Morton, seconded by CormnissionerRutherford, and unanimously carried that the public hearing on the application of George W. Gilbert and C. M. Rhodes for a zone variance to allow a home for the aged at 39-4G Christina St. be closed. C01IIIIlissioner Norton s.tated there were several things that should be brought to the attention of the Commission. The main thing that con- cerns him is the parking. There will be no parking on the premises. In the surveys, the desirable aspect is a percentage ratio to the occupancy. Also, that the parking facilities that have been negotiated may not become a reality. The desires of the applicant are desirable and in addition to the parking problems, there is the problem of protecting the interest of the property owners who abut this particular area. If a buffer strip was to be provided to the R-l to the south, he felt at at this time this should not be diminished. That on the basis of no parking facilities, plus the fact that it would not be in compliance with the existing area, he was not in favor of granting this variance. Cormnissioner Forman stated the parking is one of the prime considerations. With the deed restrictions on the property and also the reluctance of the owners who put the restrictions on the property to remove them, the parking for the employees would, alone, require some provisions. Much time had been spent on other areas to provide a standard for this type of situation, and a figure had been reached. He felt this area should not be any different. Cormnissioner Michler felt that this variance would be an invasion into an R-.3 area and for this reason 'he would not be in favor of it. He .felt studies would be made in the futur.e .for the senior citizen, but this was not a logical location for this type of operation. July 25, 1961 Page Five ,', ZONE VARIANCE 720-728 W Camino Real -~ (-- ,,---, Commissioner Acker concurred with the Commissioners and stated that the senior citizen had national attention and Arcadia was making a study. But, in this case, it was not good planning to provide this type of variance for this location. Moved by Commissioner Norton, seconded by Commissioner Forman, and unanimously carried, that the application of George W. Gilbert and C. M. Rhodes, for a zone variance to allow a home for the aged at 39-43 Christina St. be recommended for denial. . f The hearing on the application of Sierra-Camino, Inc. for a zone variance to allow a hotel residence for retired persons at 720-728 W. Camino Real which had been continued from the previous meeting was considered. The Planning Secretary stated that the. applicant had submitted a revised floor plan which showed increased room sizes" the single rooms increased and a typical layout of a bedroom, which had seemed to create a question as to size. These plans were exhibited and if the revised plans were to be approved, there were a number of items that should be considered, which were as follows: 1. Property to be used only for the purposes permitted in the zone and for a hotel-residence for retired persons and shall not be converted for transient use. 2. Occupancy shall be limited to those who are healthy and ambulatory and shall not include any narcotic. alcoholic or mentally ill persons'. 3. All improvements shall be constructed in substantial com- pliance with the revised tentative plan submitted. The final plans, including lanqscaping plans, to be approved by the Planning Commj,ssion before issuance of a building permit. 4. The kitchen and dining facilities shall be for the use of tenants of the building and their guests and employees. and shall not be opened and used as a public restaurant. 5. No intoxicating liquors shall be sold on the premises. 6. Signs shall be limited to one sign for identification purposes not to exceed ten (10) square feet in area, located back of the 25 foot front yard. 7. Construct concrete curb, gutter and sidewalk along the entire frontage of the property, in accordance with City specifications and to grades satisfactory to the Director of Public Works. 8. Construct a 6 ft; high concrete block wall along each side and the rear of the property unless it has otherwise been provided except that said wall should be 4 feet high adjacent to the 25 foot front yard. 9. The driveway and the entire parking lot should be paved, with drainage facilities satisfactory to the Director of Public Works. Commissioner Michler stated that the concern was for additional parking I land he believed it was the consensus of the Commission and the Committee that a ratio sb?uld be '75% to 1. July 25. 1961 Page Six '. c I ' Commissioner Ferguson stated that the study was to outline a standard for the future. Couunissionet Nort.on stated this application is different than the one preceding in that it will be entirely constructed for a specific purpose and the requirements outlined are necessary for such use. Couunissioner Rutherford stated the location was more suitable for this type of occupancy because it borders on couunercial zoning. Couunissioner Forman stated the previous application had affected an R-3 area that acted asa buffer between the C-2 and the R-1. This area is an R-2', but abuts couunercial and therefore becomes a buffer zone to the R-2 to the west. The parking requirement was 75% of the rentable units as legal parking and not in the front set back. Couunissioner Norton s'tated the desirable aspect was a 1 to 1 ratio, but in this instance there is a give and take matter involved. It was determined that the maximum requirement to date had been 75%. The Planning. Secretary suggested that condition No. II, the minimum room size, should be based on square feet rather than dimensions. 220 square feet was approved. No. 10 had to do with the parking requirement which should be a ratio of 3/4 to 1 of the rentable units as the minimum requirements, and located back of the required front yard. The City Attorney stated that the ultimate decision is to be done by resolution whicn would include all the facets desired by the Commission. Attention was called to the previous action of the Commission as to the enforcement of, the time of a variance and the penalty, if any, that would be invoked sho).dd a date be set and not met. It would be a better solution to fix the requirements on a matter, that was not controversial so. that it would not reflect any 'favoritbm. He referred to the report made as a result of the meeting between himself and Mr. Norton. There were many things that could be done under the present structure to accomplish some of the aims and to correct some of the situations in the past. Where there is a variance that would be assured of completion by related facts, it would have been an idea'l opportunit~mpose some of the conditions in a situation where they would pose no burden on the applicant; .then on other occasions by imposing the same conditions on an application where there may be.concern as to completion, the Commission could then refer back to the one and would not be pointing a finger at the present applicant. The question as to a completion date was discussed. Mr. Milton Hadley, Attorney for Sierra-Camino, Inc., stated that it was estimated by the builders that it would take ten months to complete. They would start within six months and that within sixteen to eighteen months it would be in operatio~. Construction would start before the end of the six months period. They concurred with all of the recommendations by the Planning staff. It was determined that by December I, 1961, the plans would be completed and ready to be approved by the Planning Couunission. Discussion followed. The City Attorney stated that the Couunission had always been liberal in fixing a completion date. There are certain state agencies that have to be satisfied. These things should be taken into consideration .in the decision of the Commission. It was the consensus that the applicant should be given due consideration .for some of the elements that might tend to delay construction. July 25, 1961 Page Seven ,.' ( '-j It was determined that if approval were given at this time', the CommissIon would in effect be giving approval to the tentative plans. It would then be up to the Architect to complete his final plans before the specified time. In the past there had been no stage check-ups. lf~herechad of been some of the situations would not exist now. Certain tentative decisions must be arrived at in order to permit the applicant to expend monies to further the venture. Detailed planning is expensive and certain recommendations could be embodied in the resolution to the Coune~l and they, in tur~, could withhold action, as in the manner of former lot splits, where tentative approval was given based on the applicant performing certain requirements. Commissioner Michler stated .that he would like to see some action taken as the matter had been before the Commission for some time now. From the City Attorney's remarks, preliminary action could be taken so that the applicant could have some assurance that if the conditions were complied with a variance would be granted. At this time a discussion developed as to whether or not additional evidence could be heard relative to the hearing. Mr. Orlando Clarizio, the owner of the property to the rear of that under consideration, stated that he had obtained a variance for a convalescent home; that at the time there was under consideration a request for a two story building; that both he and the Robinson Bros, who were devel.oPing other property o~ Baldwin Avenue were denied build~ ing a two stor.y building. .He objecqto the two stories being con- structed for the resident hotel. He felt that occupants in the second story would be able to see down into the convalescent home, thereby depriving the patients of their privacy. Mr. Clarizio was shown that with the required rear yard and garages, together with the side yard requirement for ,his structure, the construction of the second story would have no effect upon his development. The property under con- sideration is in Zone R-2 and a two story duplex is permitted; also in the R-l zone adjacent thereto, a two story dwelling is permitted. Under an R-2 a two story building could be erected within 10 feet of the rear property line; the building under consideration would be 40 feet from the rear line. Discussion followed as to the restrictions to place on the cons.truction of the building. It was the consensus of opinion that final plans must be submitted to the Planning Commission within six months after the approval of the variance by the City Council. The City Attorney stated that in the past he had ruled that in the granting of the variance the jurisdictional period could also be varied. There are certain cases where this is almost a necessity. The matter of the type of security should be required to protect the City in the event the construction is not started, or is not completed, was discussed. The City Attorney stated that the final action on the variance is by the City Council and they can add or modify' the conditions approved by the planning, Commission. They can approve or deny the recommendations of the Planning Commission. The discussions have merit but the matter should be expedited and some of the ultimate decisions should be made by the City Council. This could be accomplished by a clause in the resolution that due consideration be given to the advisibility of a completion bond or performance bond being required. This could be pointed out to the City Council and if they feel circumstances warrant it, they could so impose this condition. July 25, 1961 Page Eight VARIANCE EXTENSION (Margolin) r-~.' /~' ~. " If such a' tool is .applied, ,this could apply to all future variances. The City Attorney stated he had not intended his remarks to apply to the matter before the Commission, but that wqen a request was before the Commission that was reasonably not speculative, that would be the time to start to impose requirements and conditions so that a finger would not be pointed directly at the appHcation that did seem speculati ve. Moved by commissioner Michler, seconded by Commissioner Forman, and unanimously carried, that the public hearing on the application of Sierra-camino, Inc. for a zone variance to allow a hotel residence ior retired persons at 720-728 W. Camino Real be closed. Moved by Commissioner Ferguson, seconded by Commissioner Forman, and unanimously carried, that the application of Sierra-Camino, for a zone variance to allow a hotel residence for retired persons at 720-728 W. Camino Real, be recommended for approval; and that the City Attorney be instructed to prepare a resolution recommending the granting of the variance upon all of the conditions set forth by the Staff, in- cluding those that have been added thereto. Further, that the City Council be requested to give due consideration to the matter of requiring a completion bond. The request of Nate Margolin for an extension of time of the variance at Santa Anita Avenue and Live Oak Avenue was again considered. At the meeting of July 11, 1961, it was determined that the final decision would be made at this time inasmuch as this would give the applicant sufficient time to execute an indemnity agreement and would have heard from the Lincoln National Life Insurance Co. as to the loan commi tment. The City Attorney reported that since the last meeting an agreement for liquidated damages was drafted by him, Mr. Newman, attorney for Mr. Ma,golin, and Mr. Margolin. This was reviewed by them and signed. The agreement had not yet been delivered to the Bonding Company, through an oversight, but in anticipation of the meeting, the Bonding Company addressed a letter to him to the effect that in accordance with the terms of the agreement as outlined to them, the General Insurance Co. of America would write the indemnity bond to the City of Arcadia, as obligee, as discussed in the office with Mr. Nate Margolin, in connection with the variance on the subject property. The Bonding Co. desired to have a copy of the terms and conditions as set forth as the basis of such. bond. The maximum liability under the bond would be $25,000.00, which would be one full year's working days of delay. This was arrived at by taking the number of working days in the year and sub- tracting the number. of authorized hoHdays recognized by the Labor Union. As of the moment the bond is not in hand, but Mr. Margolin had arranged the meeting, but the time element had entered in, so that the actual bond was not presented at this meeting. If the Commission is satisfied with the completion date for Phasl!l I and II, if a delay is caused by the usual causes of strikes, wars, Acts of God, etc., the completion date shall be extended, otherwise the dates set forth in the agreement shall hold, and the one full year's working days shall prevail; or in an amount not to exceed $25,000.00. The agreement ties this down, so that ample protection is given the City. With Mr. Margolin having signed the agreement, even without a bond, he is obligated. The bonds will be forthcoming in a matter of a few days, at least for the next meeting. The availability of financing becomes a lessor matter if the indemnity agreement is executed because any further delays will be covered under the agreement. July 25, 1961 Page Nine J .----, '>---- \._--- The City Attorney would recommend that final action on the extension be not taken at this time because something co u Id happen, even though. there is a qualified commitment of the bonding company. It would be better to continue the matter for another two weeks.. Moved by Commissioner Michler, seconded by Commissioner Forman, and unanimously carried, .that on the recommendation of the City Attorney the extension of the variance of Nate Margolin for construction of the shopping center at Live Oak Avenue and Santa Anita Avenue, be continued until the next regular meeting, or August 8, 1961. Commissioner Norton voted "Yes" with the reservation and on the basis that the bond will be forthcoming and that there is no specu- lative abuse. The City Attorney stated that with reference to the commitment for the loan, the Committee. is to meet and final action to be taken on August 1st. Mr. Newman, Attorney for Mr. Margolin, concurred in the statements of Mr. Nicklin, and the financing is now secondary. For information, it was stated that the loan committee of the Lincoln National Life Insurance, Company was to meet July 25, but were unable to get this matter on the agenda, and the next meeting will be one week from July 25, 1961. They were assured everything possible would be done to get this matter before the loan committee at the next regular meeting which should be August 1st. Everything is being done that can be done to expedite the financing. TRACT NO. 26743 The Planning Commission considered the final map of Tract No. 26743, located on LOngden Avenue, between El Sereno Drive and Bella Vista Dd ve, containing '18: lots. The Planning Secretary exhibited a map and presented the Staff report: "This tract is located on the north side of Longden Avenue between El Sereno Orive and Bella Vista Orive and extends north to connect with Wistaria Avenue. It consists of 18 lots, each being 77.25 feet wide by 120 feet deep, containing 9270 square feet. Lot splits Numbers 267 and 268 on the north side of Wistaria Avenue to the north of this tract were approved October 22, 1959, but are not yet completed. The street improvements have been installed but the street is not yet dedicated. A one-foot strip at the north end of the street should be deeded in fee to the City until such time as Wistaria Avenue is dedicated. The tract is recommended for, approval, subject to the following conditions: 1. Removedl buildings from the tract. 2. Remove all trees from the street right of way except any approved by the Director of Public Works to remain. Remove the high hedge along the north and south lines of the property. 3. Close up the existing driveways on Longden Avenue unless approved by the Director of Public ,Works to remain. 4. Provide all necessary rear line utility easements. 5. Install all street. improvements required by the subdivision ordinance in accordance with plans and to grades satis- factory to the Director of Public Works. July 25, 1961 Page Ten " 'J ~ .' C~ 6. Pay the following fees and deposits: $690.00 340.00 140.00 450.00" $ 1620.00 Commissioner Forman stated that this was the same map as formerly presented and is well above the minimum requirements and with the open- ing of the street there will be a nice flow of traffic through there. The final map confo.rms to the tentative previously approved. 6 steel street light 40 street trees 4 street name signs 18 lots recreation fee posts @ $115.00 @ 8.50 @ 35.00 @ 25.00 Moved by Commissioner Forman, seconded by Conmissioner Ferguson, and unanimously carried, that final map of Tract No. 26743, located on Longden Avenue, between El Sereno Drive and Bella Vista Drive, con- taining 18 lots, be recommended for approval, subject to the conditions as outlined in the staff report. TRACT NO. 26497 The Planning Commission considered the revised tentative map of Tract No. 26497, located on Palm Drive, east of Santa Anita Avenue, containing 6 lots. The Planning Secretary exhibited a map and outlined the improvements made since the previous map was filed. The subdividers had procured an additional 34 feet which in effect had overcome the objections the Commission had to the previous map. The Staff report was presented as follows: "This tract, consisting of 6 lots, is located on Santa Anita Avenue, at Palm Drive. The for all 100 tract as originally submitted proposed a 50 foot wide street with a 5 foot planting easement on each side. contained more than 7500 square feet of area but were feet deep. dedication The lots less than A revised map filed 'later proposed a 60 foot wide street dedication. The lots all contained more than 7500 square feet of area but were less depth than originally. proposed. More land has been secured and this present map proposed a full 60 foot street dedication with the lots being 83 feet by 104 feet except at the cuI de sac. The tract is recommended for approval, subject to the following conditions: 1. Provide all necessary rear line utility easements. 2. Remove the concrete block wall and all buildings from the tract. 3. Remove all trees from the street are.a. 4. Install all street improvements required by the Municipal Code in accordance with plans and to ,grades satisfactory to the City Engineer. 5. Pay the following fees and deposits: 2 steel street lights 14 street trees 2 street name signs 6 lots recreation fee @ @ @ @ $115.00 8.50 35.00 25.00 $230.00 119.00 70.00 150.00 $ 569.00 July 25. 1961 Page Eleven .' , . . ~ . PUBLIC PARTICIPA- TION COUNCIL LIAISON ELECTION . . .~ Commissioner Forman stated the subdividers had procured the additional land in order to create a standard street and lots. This now makes a very desirable subdivision. The cuI de sac, of necessity, has made two of the lots narrow across the front, but the lots have an area of more than that required under the ordinance. The front set back would be such as to be 75 feet at the bu{lding line. Moved by Commissioner Forman, seconded by Commissioner Michler, and unanimously carried, that the revised tentative map of Tract No. 26497, located on Palm Drive, east of Santa Anita Ave., containing 6 lots, be recommended for approval, subject to the conditions as outlined in the staff report. No one desired to be heard. Commissioner Golisch, Council liaison, was absent from the meeting being in Canada. There was no report. The matter of the election of a cnairman was continued from the last meeting. The Chairman suggested that a secret ballot be voted. The Planning Secretary circulated ballots which showed a vote of: Commissioner Forman 3 Commissioner Norton 2 Commissioner Golisch 1 A second ballot was distributed with the same results. Inasmuch as there was no majority for either nominee, the matter was continued until the meeting of August 8, 1961. There being no further business to come before the Commission, the meeting adjourned at 10:25 P.M. enu. L. M. TALLEY, Planning Secretary July 25. 1961 Page Twelve