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HomeMy WebLinkAboutSEPTEMBER 26, 1961 . -.. . ROLL CALL: MINUTES: HOUSEMOVING CONCEPTS ZONE VARIANCB (Foothill Jewish Center) Y', , , ,,-. i .~ MINUTES PLANNING COMMISSION OF TIlB CITY OF ARCADIA REGUI.AR MEETING September 26; 1961 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., September 26, 1961; with Chairman Golisch preSiding. PRESENT: Commissioners Acker, Ferguson, Forman, Michler., Norton, Rutherford and Golisch ABSENT: NONE OTHERS PRESENT: City Councilman Donald S. Camphouse, Director of Public Works C. B. Lortz, Planning Director William Phelps, and Planning Secretary L. M. Talley The minutes of the meeting of September 12, 1961 were deferred until the next meeting. The Planning Director had prepared housemoving concepts relative to the preparation of a Housemoving Ordinance. This matter was deferred until , the end of the Commission meeting due to the long agenda. The decision reached by the Commission was to the effect tbat house moving should be permissible on a relocation basis on the same lot; that houses should be permitted.to be removed from lots within the City to areas outside of the boundaries of the City; but that any house Within the city .should not be permitted to be moved to anotber lot within the city and.no houses should be moved into the City. The ramifications as outlined,.by the Director of Public Works were approved and a draft of an ordinance will be submitted at a later meeting. The appUcation of the Foo.thillJewisb Community Center of Temple Beth Israel for a zone variance to use the property at 160 E. Sycamore Avenue for a temple and religious school and automobile parking area, reserving the south 175 feet facing Foothill Boulevard for commercial purposes was considered, The .Planning Secretary presented asketch of the church and a map of the area. The application stated' the organization desires to use the property for the same purposes in the former variance which was approved but to use the area fronting on Sycamore Ave. for the temple building and tbe park- ing off Second Ave. also to allow the 287 'feet frontage on Footbill Boulevard with a depth of 175 feet to be uaed for business uses and parking. It waa fur.ther stated .tbat in view of the. .changes made in thia area it ia more desirable to locate the church on Sycamore. Ave. whicb will also reduce the hazards with the Market across the street and the beavy traffic on Foothill Boulevard; the gr~ting of the variance will not be materially detrimental to tbe public welfare. Because the new high school fronts on Sycamore Avenue, directly north of this property, it ia felt thia would be an ideal location. The type of building would be substantially as proposed. The &-1 use of the property is less de- sirable because of the recent developments in tbe area. The variance is urgently needed for tbe purposes outlined to serve the families of this September 26, 1961 Page One (-- '''--- .~ community to enjoy the privilege of religious service; there are other churches of. other denominations in the City of Arcadia, but there are no Jewish churches located within, the City. The tempie building ~ill enhance the area and will be a credit to the community. The Staff report was presented as follows: '~his is the application of the Foothill Jewish Community Center of Temple Beth Israel for a zone variance to allow the property to be used for construction of a temple and .religious school and automobile park- tng area. Tbey propose that the. south 175 feet of the property, facing ~oothill Boulevard, be reserved for Commercial purposes. The present zoning in the property is as follows: .1. The south 135 feet 18 in Zone C-2. 2. The north 75 feet of tbe south 210 feet is in Zone PR-l. 3. The north 375 feet is in Zone R-l.. On January 6, 1959, by Resolution No. 3092, a zone variance was granted to allow a temple and religious school on the south. portion of tbe property, with the north 175 feet to remain in Zone R-l. On June 23, 1959, a six montb extension of time was granted. Again on November 24, .1959, ano.ther six month extension was granted. Due to circumstances beyond their control, they were not able to build I1nd on July 1, 1960, notified the Commission that they were relinquish- ing the variance. The variance expired July 6, 1960. tbey are now reapplyirig for the same use but. to place the temple facing Sycamore Avenue and reserving the Foothill Boulevard frontage for commercial uses. tAN>> USE ANALYSIS: Since this property was originally considered by the Commission the ~oothills Junior High School has been placed in operation and Ralph's Grocery bas opened on Footbill Blvd. east of Second Avenue. A bridge has been constructed on Sycamore Ave, over the Santa Anita Wasb and Sycamore Avenue and Second Ayenue bave been curbed and the pavement widened to give better access to the area. On tbe east side of Second Avenue, opposite the proposed use, are three single-family dwellings. Along Sycamore Avenue, east of Second Avenue, I1re eight more single-family dwellings. A~l, of these structures appear to be in good condition and have considerable economic life remaining I1S Single-family structures. Of these dwellings, the three on Second Avenue would be more likely to have their environmental qualities af- fected by the construction of not only the proposed use, but by. the construction of almost any structure other than single family. tmmediately to the west of the subject property are three lots. These lots are 375 feet deep. On the front portion are constructed single family dwellings. Again, these dwellings appear to be .in good ,structural condition. and have considerable economic life remaining. the back end. of these lots could best be developed by extending a street westerly from Second Avenue across the subject property. The 4evelopment of tbe subject property as proposed by the applicants will preclude this possible development of tbe rear parts of the lots described above. Sycamore Avenue and Second Avenue are both local streets. They were designed to principally provide access to residential properties . September 26, 1961 Page Two /--~ J and to proyide local traffic .service. Even though these streets can and in.some cases do carry other than local traffic, such traffic movements should be discouraged. If this community type structure , were constructed, more traffic would be. attracted to the area and thereby reduce the residential qualities of the area. Directly opposite the subject property is the new Junior High School. Thus little doubt that this proposed use would be compatible. with the school. On the nortneast corner of Foothill and Second Avenues is the new supermarket. Again compatibility of these two uses is evident. However, if the Planning Commission decides to recommend this variance, for approval to .the City Council, the following items should be given consideration: 1, The north five feet of the property, with a 20 foot corner radius at Second Avenue, be dedicated for the widening of Sycamore Avenue; and a 20 foot corner radius be dedicated at Foothill Boulevard and Second Avenue. 2. Dedication of an east-west alley at the rear of the commercial development be considered. 3. Construct a 6 foot high concrete block wall along tbe west line of the property, reducing to 4 feet higb between tbe south line of Sycamore Avenue and tbe set- backUne. 4, Cons.tructand maintain a five foot planting area,. witb adequate provision for watering, to screen tbe parking lot from Second Avenue. 5. Any play area needed should be located within the 1nnercourt of .tbe building. 6. All parking lot lights shall be indirect, booded and directed. away from residential property. 7. Tbe final plot, building and landscape plans shall be approved by tbe Planning Commission before issuance of a building permit." The Cbairman announced tbat this was the time and place for tbe public hearing on the application of tbe Footbill Jewisb Community Center of Temple Betb Israel and requested tbose in' favor to present. tbeir viewpoints: Mr. Charles Lapson, 625 W. Footbill Boulevard, Arcadia, stated the construction of the temple as proposed would be a credit to tbe City of Arcadia and also themselves; the frontage on Footbill Boulevard to be, used as commercial would add to tbe revenues of tbe City and would help tbem by placing them away from the Footbill traffic; so many physical changes have taken.place in the area so that tbe temple would enhance the area. The Chairman requested those opposed to come forward, Tbe .Secretary had received one communication from Mr. Lee S. Darrow of 130 E. Sycamore opposing tbe variance. Mr. Lewis Deris, 1240 Oak Haven Lane, stated he owned a piece of prop- erty that comes to Sycamore. He stated tbis variance was previously made and all of the facts brought out at the former bearing would be the same now. He felt an equitable arrangement had been arrived at in September 26, 19.61 Page Three .----.J the decision on the f~om that decision. variance. former application. He was opposed to any change Most of his neighbors are opposed to the present M~. Jobn Murphy, ~02 E. Sycamore, representing-htmself and Mr. -Novak, 220 Sycamore Ave;. Mr. Stoyanovich, 210 E= Sycamore and Mr. Jones o<f 1134 Second Ave; and Mr. Schiano, who resides directly across from the p~oposed temple. Most of the people in the area are opposed to the temple in tbisparticular location. ~ felt it would be unharmonious and non-conforming use and would be detrimental because of traffic for the single family properties and ~uld restrict the marketability of the homes. He felt that most churches and most schools were constructed on either arterial or secondary thoroughfares. The applicants should not be permitted to utilize the frontage on Foothill Boulevard and use the less expensive land for tbeir temple. M~. Burn Blanchard, of 136 E. Sycamore Ave. concurred in the above statements. He felt they should be allowed to have their temple, but it should be in conformity with the variance previously issued. It was moved by Commissioner Acker, seconded by Commissioner Rutherford and unanimously carried that the public hearing be closed. Discussion followed. A review of the previous variance was made. .Many meetings were held between the Commission and the property owners and a compromise bad been reached. If an extension of. the former variance could be given it would be favored; or the organization should apply for a variance in accordance with the original application which variance expired July 6, 1961. Moved by Commissioner Acker, seconded by Commissioner Forman, and unanimously carried that the application of the Foothill Jewish Com- munity Center of tbe Temple Beth Israel for a zone variance to use the proper~y at 160 E. Sycamore Ave. for a temple and religious school and automobile parking area, reserving tbe south 175 feet for com- mercial purposes be recommended for denial. It was informally suggested tbat if the Jewish Community Center so desire they should reapply for the variance as had previously been approved. The minutes and records of the previous meeting were requested if the applicants decide to reapply, so tbat this Commission would be in- formed of the actions taken in recommending approval of the former application. The same residents are opposing this and for the same reasons; so in order to avoid anotber long series of meetings, the decision reacbed was equitable to all concerned. Rabbi Charles W. Steckel, Chaplain of the City of Hope and Spiritual leader of the congregation wished to state America is a land of churches and a synagogue is a type of church. The objections raised could create the wrong feeling which would be difficult to correct at a later time. Some of the objections raised were to tbe church being in a residential section. He mentioned the Lutheran Church that is being built in an R-lzone. on Foothill Boulevard. He requested a re-evaluation of the situation as it exists now in the area. Chairman Goltsch desired to state that the members of the Commission a~e basing their decision on zoning matters entirely, as to whether in their opinion the cburch would be better situated on Sycamore Ave. September 26, 1961 Page Four ZONE CHANGE (S togsdill) , . ',,---~/ or upon Foothill Boulevard.. It is ,defin:l.tely not any .par.ticular church. He stated they were proud of the churches in Arcadia and welcomed them. The particular problem is based upon a study of zoning concepts at this location and it was deemed good planning to keep the a-l zoning on Sycamore Avenue. The Planning Commission considered the application of Ralph D. and' Lula P. Stogsdill for a zone change on property at 2612 'S. Baldwin and 615, 603, 601 and the weste 50 feet-of .529 Las Tunas D~ive from Zone R-l to Zone C-2i and the property located at 629 and 525 Las Tunas Drive fram Zone R-l to Zone R-3 with the P Automobile parking zone. The Planning Director presented a map of the area as well as an aerial photograph and explained the area under consideration. The applicat:l.on states that this property is located at one of the five major traffic intersections within the City and the services of- fered at other major intersections are not available to residents in the area. Numerous inquiries had been received from various business enterprises for locations at this area. Both Las Tunas and Baldwin Ave. are major bighways. Baldwin Avenue will contact three different free- ways, plus an eventual connection with Rosemead Boulevard. The property is in dense population area with business properties on all four corners, the proposed rezoning is less than 200 feet from the corner. The present use of R-l is impractical so near the major intersection and business areas. The proposed zoning would not be detrImental in any way. Las Tunas propert:l.es already face business on the south of Las Tunas and part of the Las Tunas properties back up to two story apartments facing Woodruff Avenue. Lot 2 faces a service .station at the northwest corner of Baldwin Avenue and Las Tunas Drive. A 50 foot buffer is provided on the east end of the property as proposed to be reclassified. There are no deed restrictions. The Planning Secretary presented the Staff report as follows: "An application bas been filed requesting that the properties :located at 2612 BaldWin Avenue and at 615, 603, 601 Las Tunas Drive, togetber with the westerly 50 feet of the property at 529 Las Tunes Drive be changed from Zone.R-l to Zone C-2. In the same application, a request is also made to change from Zone R-l to Zone 'R-3 with a P overlay the westerly 25 feet and the easterly 25 feet of the property located at .525 and 529 Las Tunas Drive (making a total of 50 feet). The properties at 2636, 2640 Baldwin Avenue and at 621 Las Tunas Drive are not included. in tbis application. In connection with these' inter- section properties, var:l.ances ~ere granted for a service station in 1939 and for a real estate and business office in 1944. In 1958, tbe application of Hubert W. Ames was heard by the Commission. The application requested the area on both sides of Las Tunas Drive be chanl!ed from R-l to R-3 zone. Par.t of this request included some of the same property as is presently be:l.ng considered. The Commission recom- mended and the Council concurred that the application be denied. Later in the same year, an application was filed by Mr. Ralph Stogsdill, requesting C-2 on the south side of Las Tunas and Baldwin and R~3 for the north side. ,The Commission recommended denial of the application. When the Council acted on this matter they denied the &-3 portion of the appli- cation as it pertained to the north side of Las Tunas, but approved the C-2 portion as it pertained to the south side of Las Tunas and Baldwin. September 26,1961 Page Five -) '._~ In both of these cases the'applicants' request as to change of zone on the northiiiae of Las Tunas extended'all the way to Woodruff Avenue, The present application does not include property fronting on Woodruff, but as previously mentioned terminates at the rear of these lots. EXISTING CONDITIONS: All three corners of :Las Tunas and Baldwin Avenue are in Zone C-2 except for the northeast corner which is in Zone &-li however, C-2 uses (offices and the service station) are in existence at the corner. For all practical purposes the commercial zoning on South Baldwin is , directly opposite the lot being considered for the change from R-l to C-2. It should also be noted that this lot has the characteristics of a key lot with its side yard line being the same line as the rear of the property and the rear of the house fronting on Woodruff. As to the lots on Las Tunas also included in this request, they are also directly opposite commercially zoned and commercially used property and back onto the residential properties facing Woodruff Avenue. An, important characteristic of this area and particularly affecting the properties under consideration is that they are substantially located at the apex of two arterIal streets. Historically, such locations have proven to be desirable locations for commercial rather than residential land use; however, the Staff has found that if these commercial intersection proper- ties are nO,t properly isolated from the adjoining properties then a strip type development generally occurs, extending from the intersection all along the arterial route to the next ,intersection. This kind of develop- ment has', in most cases, produced many undesirable effect to the property own~rs and to the community. Containment of commercial areas at intersections can be accomplished by the application of design techniques. CONCLUSIONS :, If this request were approved commercial zoning would back to residential zoning which in the Staff',s opinion, is the logical breaking point between land use districts. Further, this property would be opposite commercial property and therefore compatible to the existing land uses already develop- ed. It seems from a planning viewpoint that if the Commission either recommends this request for approval or denial it should initiate another application which would propose to place those properties immediately at the inter- section in a C-2 zoning district"thereby giving the same zoning classifi- cation to those properties wbich have similar locational features as the properties already in the C-2 zoning distri,ct." A communication was received from Pearl G. Schermerhorn, 6741 North Temple City Boulevard, but ,the property is located on Baldwin Avenue just north of Las Tunas Drive, which stated that she would consent to the change of zone with the understanding that Lot 21 be similiarly rezoned upon proper petition. 'Unless this lot is included then the petition should be denied. Another communication was received from William a. Warden, 601 Woodruff Avenue. This is in protest to the petition for the reason that no appreci- able benefit would be made to the area if this request is granted. This will bring about increased noise, dirt and vehicular traffic in a primarily residential area. From the past activ:l.ty on the part of the petitioners it would seem that this action was part of a plan of progressively nibbling September 26,1961 Page Six away of the residential 'area in the location. ,Many residents of Arcadia have purchased their homes in this area in the hope that the City would protect their interests and keep it unspoiled from commercial and multiple zoning. The study of tax assessment would indicate thst per capita pro- perty taxes paid by multiple residents is below that paid by residents of single family zones. The petitioner can find ample property in other business areas to develop if desired. If this were granted it would seem there would be nothing to prevent ,additional zone changes in the same area until the privacy, cleanliness and quiet of the area is destroyed. They requested, that the character of the neighborhood not be changed. Two petitions were presented containing identical wording that the general welfare of' the property owners and the community as a whole petition the Commission to deny the petition for rezone of the property on Baldwin and Las Tunas. The first petition'had 22 signatures all located on Woodruff Avenuei the second petition has 15 signatures all located on Woodruff A venue. The Chairman ,announced that this was the time and place 'for the hearing on the application of Ralph ,D and Lula P. Stogsdill for a zone change as stated in the application and called for those present who desired to be heard in favor of the application. " Henry W. Shatford, Attorney at Law, 410 Drake Road, Arcadia, repre'sented the applicant. He stated the repor,t made was good. This property is located on one of the busiest intersections in Arcadia. In 12 years there have been large and tremendous changes ,in' this area. 'When he first appeared be- fore the Commission in 1948 there were l8,000 people in Arcadiai 1950 there were 39,000 or 113% increase; since 1958 to date the population has increased with over 4000 people, or over 10% increase. ' Another factor is the ~utomobile traffic. There are some '20,000 automobiles within a 24 hour period that pass at this intersectioni there are approxi- mately l4,000 which travel northerly on Baldwin Avenue between Live Oak and Duarte Road. This is a tremendous increase. The count approximately 3 years ago was about 8500 automobiles. In 1940 Las Tunas ,and Baldwin were made arterial highways. This was before any freeway construction. There will now be the Foothill freeway, and Baldwin Avenue will be widened. Baldwin will not only connect to the San Bernardino Freeway, but will also service the area to the Foothill freeway; in addition to that, there are present plans to enable one to go from Baldwin Avenue down to El Monte and connect with Rosemead Boulevard and to the Pomona freeway and that general area. This property is presently zoned R-l. The gas station is on by virtue of a variance. Also the real estate office is by variance. He felt that Mrs. Schermerhorn's property should also be rezoned to C-2. He reviewed the application and the people who were in favor of the rezoning. The only pro- perty owner who is immediately contiguous is the second lot, 608 Woodruff. He did not know whether they were in favor or opposed. Lots 3, 4, 5, 6, and Lot l6 are in favor and recognize this is a commercial area. This is not proper for multiple dwellings.' This corner is equal to the southwest and certainly to the southeast and also northwest. The objection of the one property owner is in his opinion not remotely affectedby the change of zone. Baldwin Avenue in his opinion is certainly not conducive to R-l zoning due to the heavy traffic and the grow~h that will be experienced in the future. Mrs. Velda Aldridge, 6935 South Baldwin Avenue, just north of the property under consideration, expressed herself as being in favor of granting this application., There is a change in this area and this would be a good change. September 26, 1961 Page, Seven ZONE VARIANCE (Lutheran Church) The Chairman requested those opposed to come forward. Mr. Fred Hart, 459 Woodruff Avenue stated-the people on Woodruff had pur- chased R-l 'property so that they could raise their children and send them to school without being congested. 'He opposed any proposition that would create R-3 on Woodruff Avenue. He would like to know the type of com- mercial business that is proposed for this area. Mr. Keith Casman, 608 Woodruff Avenue stated this is one lot that borders on this property. They have a pool and this zoning would come right up to his back yard. He objected to the zoning as a high commercial building would block his entire back yard. Las Tunas is ,one thing but they are noW starting up Baldwin Avenue. He felt this was just a start to rezone the whole area and he strenuously objected. Mr. James Pistole, 502 Woodruff Avenue also voiced his objections. Commissioner Forman stated that they had under consideration another appli- cation for zoning on Naomi Avenue and much study was being made both from the standpoint of use and the increased traffic and the effect on the single, family residences on ,Lovell and, Camino Real. He feft this was a slmiliar condition. He felt that a long look should be taken so far as alleys, parking, etc. Moved by Commissioner Forman, seconded by Commissioner Michler and un- animously carried that the application of Ralph D. and Lula P. Stogsdill for a zone change be continued and that a special meeting of the Zoning Committee be called for 'Monday October 2, at 7:00 P.M. for consideration and report. The Chairman called, for a three minute recess. The application of the American Lutheran Church for a zone variance to allow the erection of a church, etc" at l30 We'st Duarte Road, continued from the 'last meeting, was again considered. The Chairman stated that the hearing had, not been closed and anyone appearing that desired to be heard in favor may come forward. Reverend W. F. Donnam&n stated that one additional point he desired to bring out was that at the time 'they considered the purchase of the property of Mr. Weggeman, near the Library, the City stepped in and desired it. They requested information as to where they might go to erect their church. They were refetred to the property at l30 West Duarte, and told this would be the appropriate area. With this thought they again requested, the con- sideration of this property for their use. Mr. Ward ~anford, represented Mrs. Easton, the property owner under con- sideration. There was but one opposed at the last meeting. The de- velopment ,that has occurred on Duarte Road has made this property worthy of study and consideration. All of the properties have no status. With the widening of Duarte Road and the school across the street have made it impossible to maintain these properties as R~l. It will continue to go down and depreciate if some action is not taken. Mr. Platford requested information as to whether or not this would be considered spot zoning. Those opposed were again given the opportunity to be heard. Ronald Suese, l07 Magna Vista, stated that with "spot zoning" he was con- cerned with the three lots which would be left. He felt they might go R-3. He had read that a primary school was considered. He objected to the heighth of the church and opposed, any high buildings backing up to the residential area on Magna Vista. Mr. Richard Beale, 127 Magna Vista, stated that 'he was in a unique position. September 26,l96l Page Eight, \.,- He was not necessarily opposed as such" but a property owner backing up to the remaining three lots. He had hoped the report would answer some of h1s questions. 'He 'felt this zoning was starting something. The Planning Secretary read the report from the Zoning Committee as folloWs: "At its public meeting of September 18, 1961, the Zoning C6mmittee of, the Atcadia Planning Commission reviewed Variance Application No. 6l-l6 submitted by the American Lutheran Church. The. Committee also reviewed the zoning and land use pattern of the area and the compatibility of the applicant 's plans with the existing development and ~tobable development of the adjacent properties. AG a result of these studies the Committee reports to the Commission as follows: 1. The land area of the subject property (1.32+ acres) does not appear large enough to provide sufficient area for the church and its accessory uses. Of primar,y concern to the Committee was that not enough area is reserved ~or off-street parking. On-street parking in this area, especially when school activities just across the street are in progress, would be at a premium. With the ,poss1bility of church activities coinciding with the school activities traffic congestion in the area could reach a point to effectively interfere with the efficient operations of both activ- ities. 2. The existing land use pattern when compared to the existing zoning pattern shows a marked degree of compliance with the purpose of ,zoning. Area's zoned for specific uses have developed with those specified uses. Only in one case is any difference noted: On the lot immediately adjacent to the east of the subject property more than one dwelling unit is in existence. Of prime importance is that because of thissimllarity a high, degree of compatibility has ex- isted in this area resulting from the similarity of land uses. The Committee feels that this condition should be maintained and strengthened especially when the redevelopment of those deep lots on Duarte Road occurs. A church at this location would seriously impaLr the residential amenities now enjoyed by the lots immediately south of the proposed site. These lots are only 100 feet deep. 3. The applicant has requested that if this variance is granted that a one year time period rather than six months be permitted to start construction of the facilities. The Committee 'feels that the six month time period as set forth in Section 9291.2.ll of the Ar,cadia Municipal Code should prevail. If the applicant cannot start the proposed project before the six month period then perhaps the application is premature. 4. As previously mentioned the Committee is vitally concerned with redevelopment of the land area between 'Santa Anita Avenue and El Monte Avenue, in a manner compatible with the' area already de- veloped. With the new library at the southwest corner and the land immediately'west of the library extending to within three lots of the proposed church being tentatively proposed as a site for an auditorium, a land planning problem arises as to the proper use of the remaining land westerly from the public-owned property to 81 Monte Avenue. Certainly, if a dominent activity were permitted in the center of the remaining area, the use of the property to the east and to the west would be limited to a use at least as intense as that proposed by the Church. The question arises as to whether a more intense use of th:l.s area can be permitted without seriously affecting the environmental qualities of the residential lots on September 26, 1961 Page Nine c Magna Vista Avenue. The Committee feels that it cannot. Because of the foregoing reasons" this Committee recommends to the Planning Commission that this application be denied and further recommends that a study of the area be made to determine the proper use and, therefore, the proper zoning district the property between the proposed auditorium site and El Monte Avenue.'" Reverend Donnaman ,requested information of the Commission ,if they had any area in mind where they could logically build their church. They had looked around extensively to get sufficient property to meet their requirements. He asked if it would make any difference if they were to consider other property nearer the city-owned property. He felt they could meet the six months variance requirements of commencing within that period. This is the lot that the City had pointed out to them and they almost felt it was a foregone con- clusion that this would be in order. Moved by Commissioner Forman, seconded by Commissioner Acker that the public hearing on the application of the American Lutheran Church for a zone vari- ance be closed. COmmissioner Norton had submitted the report from the Zoning, Committee which along with C01IIll1i.ssioners Rutherford arid Acker was their thinking. Commission- er Forman felt the report pointed out his feelings except that he was concerned with the land use in that area. As indicated in the report a study will be made and that some use compatible to the school and the residential properties ,on Magna Vista should be determined. Commissioner Ferguson felt the land use study should be made and he had a question as to whether mOre intense use would be 'permitted. The library and the other development would affect the lots on Magna Vista as much as any other development., This is not an R-l but there should be some well thought out study as to what itshouid be. Commissioner Michler stated in reviewing the churches in Arcadia, people have voiced objections that they do not want to live next to churches, or next to schools, or any public zoning, but on the other hand they want to live in the city and have the privilege of this type of development. He was of the opin- ion that if these people had had the opportunity to consider the lot next to ,the library they probably would have received favorable zoning. They were forced to withdraw from this lot. He questioned the parking, There is not a church in Arcadia that had enough parking. ' He, preferred 'seeing streets lined with cars on Sunday than no churches in the community. He took exception to the holding to the six month period. If they were not ready within six months, an extension of time should be granted. Churches have problems of raising money for construction. He did not know what would be recommended but he saw nothing wrong with it. Commissioner Norton called attention to item 4 in the report. They were con- cerned With the use of the land between Santa Anita Avenue and El Monte Avenue. This should be developed in conformity with the use already cOllllllfinced. The new library extending to within three lots of the property under consideration raises the problem of what is to be done with the remaining three lots. This was the concern in analyzing this particular probiem. This land should be allocated to the proper use. There are unique problems along this street. There is the library and the area suitable for an auditorium site if such i,s deemed prudent. Some of the lots are deep, some are very shallow and it creates problems. Commissioner Norton moved that the recommendations of the Zoning Committee relative to the denial of the application of the American Lutheran Church for a, zone variance to allo~ the erection of a,church, etc. at l30 West Duarte Road be approved and the application be recommended for denial. Said motion was seconded by Commissioner Acker. September 26, 1961 Page Ten ZONE VARIANCE (Girl Scouts) ,____J , \~-) Said motion, carried on the following roll call vote: AYES: Commissioner Acker, Forman, Norton, Rutherford and Golisch. NOES: Commissioner Ferguson and Michler. Chairmari Golisch stated that there were two variances for churches presented and each of them were denied. He definitely wanted it to be understood that there was no prejudice 'in denying ,thesei there was a feeling or impression that the Commission is opposed to churches. It is principally a problem of location and that each had problems in connection with the respective areas. This is a problem of over-all land, use,. This should not be done through a "spot zoning" without looking to the usage of the entire area. Were, this to be done an, injustice might be done, not only to the churches but to the prqperty owners and to ,the City asa whole. The Planning Commission considered the application of the Santa Anita Girl Scout Council, 590 South Third Avenue, for a zone variance to allow the erection of a, covered patio, including special and relative activities there- to which had been continued from the previous meeting and was referred to the Zoning Committee as a scheduled meeting for a report and recommendation. Commissioner Norton read the' Zoning Committee report as follows': "At its public meeting of September 18, 1961, the Zoning Committee of the Arcadia Planning Commission revie~ed the variance application No. 6l~18 of the Santa Anita Girl Scout Council. As a, result of the review and the study of facts pertaining to the case, the Committee unanimously agreed tha,t the Santa Anita Girl Scout Council fulfills an important community need and praised the fine, work they are doing. The Committee recommends to the Planning Commission that this variance be recommended to the City Council for approval subject to the following conditions: 1. An outside activities be terminated by 10:00 o'clock P.M. 2. The regulations of the Los Angeles Air Pollution and the Arcadia Fire Department as they pertain to the emission of smoke and open fires be strictly obeyed. 3. The' activities carried on either in the building or on the subject proper,ty be limited to only Girl Scout activities. 4. The paved areas indicated on the I'lot plan be lined and reserved for off-street parking; and further that parking not be permitted iri the driveway. S. This variance be granted 'for a ten year period and at the end of the ten year period this activity be relocated to a location where it will be more compat:l.ble with the surrounding properties." The following spoke in favor of the granting of the application: Mrs. Robert Solomon, 1428 South Margarita Avenue Mrs. Jean Gregg, l7l8 Elevado Avenue Mrs. Richard McCleod, 230l Eighth Avenue Mrs. Frank Reynolds, 911 South Fifth Avenue Mrs. Robert Paradise, ll44 Rancho Road Mrs. E. H. Grimsley, 42 West Norman Avenue September 26, 1916 Page Eleven , . ''--"' It was agreed that the area was suitably located, for the cnildren of school age so that they could walk to the activity and avoid heavy commercial traffic. The area should ,be cleaned up and that ,no activity should be such as to prevent the surrounding areas frDf the use of their prop,erties. They were willing at all times to prevent any undue use of the, building and the grounds. The Arcadia Fire Department had made frequent checks and had given approval to the type of use of the fire ring, etc. There was no more smoke from the type, ,of fire's that is permitted than through the use of barbeques in the surroundfng back' yards. However, they had no desire to use the property in any way that would be injurious, to the well being of the residents surround- ing it. ' The Chairman asked that those opposed who had further information against the granting of the variance to come forward. Mr. F. C. Bishop, 5ll South Third Avenue stated that according to the Com- ,miSSion that the activities were to cease at 10:00 P.M. How can they have overnight camping in the area if this is the case. He was told that the report stated that "all outdoor activities be terminated by 10:00 P.M'." He stated there were several letters forwarded to the Planning Commission since the last meeting. The Secretary read letters from the following:' Mr. and Mrs. Mar~in de Benedetto, 424 So. Third Avenue, and F. C. Bishop, 5ll South Third Avenue Mrs. Pauline T. Fletcher, 320 Eldorado Street, said she signed the petition in 1954 for only the Girl Scouts of Arcadia. Everyone had that idea. Each time they ask for a little more. They are not considering, the residents in the area. The smoke is a nuisance as, it is blown 'right into her house. She intends to protest if the Commission approves the appl~cation. Mr. A. R. Fletcher, 600 South Third Avenue wanted to goon record as not OPposing the organization. But it seems that all that has been brought before the Commission in favor of the application is from the people far removed from the area. Most of the protestants live, adjoining the site of the Scouts. The idea they had was that the building would be used for local Girl Scouts, but later on it was as though a convention was being held., The cars were parked all along the street and at times even prevented his use of his driveway. He was' defin- itely opposed to any increased activity. This could create a lot of ill feelings. Mr,. 1. Guardalabene again addressed the Commission protesting greater activity and bringing of additional people other than Arcadia girls. He felt that ten years was a very long time and there should be no increased activity. He felt the activity should not have been allowed in an R-2 zone. All groups of this type are noisy and while this can be tolerated in a neighborhood where an occasional group or party is held, tllis goes on every day. Mrs. Addison Brown, 300 Eldorado Street, stated they have two rentals and could not keep them rented if there ,is any further acUvity allowed. There have been occasional groups of children there and should not be allowed to be ever,y night. This would lower the value of her property. She was not opposed to the Girl Scouts as a,group but they should have their activities in another zone. She was opposed to this type of use in an R-2 zone. Mrs. Solomon stated there were 62 groups in the Council covering approximately 1000 girls which comprises the Girl Scout Council. This covers the area of western San Gabriel Valley. In this area there are 7 Girl Scout houses which are used by the groups. The use of a Girl Scout house is almost limited to the girls closest at hand. There wO,uld be no point for Arcadia girls meeting in September 26, 1961 Page Eleven A , . LOT SPLIT No. 344 LOT SPLIT No. 345 Alhambra. The only place where the house, is ,used by the Council is for the leader training program. This has been done ,even prior to the Council action since 1954. Twenty-four Arcadia women will take training this fall to work with the increased number of girls joining the'Scout program; Five or six training courses are offered and the Scout houses are open to all leaders who are required to take the training. Most of the courses are in the day time, but there is an occasional evening meeting. These are over by 9:00 P.M. The use is practically the same as that applied for in 1954, but with the additional request for the covered patio and fire ring, and overnight indoQr camping. Moved by Commissioner Acker, seconded by Commissioner Forman, and unanimously carried that the public hearing be closed. Discussion followed. The people in the area should have some conSideration. The use Should not be expanded in an R-2 area. The recommendations made by the Committee are a base and the Giri Scouts Organization should make an effo~t to ,consider the neighbors in so far as any disturbing influences are concerned, as well as with the parking. Moved by Commissioner Rutherford, seconded by CommiSSioner Norton and unantmously carried that the application of the Santa Anita Girl Scouts Council, 590 South Third Avenue, for a zone variance to ailow the erection of a covered patio, including special and related activities be recommended for approval, subject to the conditions as specified in the Zoning Committee repo~t . The Planning Commission considered Lot Split No. 344 - E,lsie Fuehr, lOOI El Sur Avenue, whiCh was referred to Commissioners Forman and Michler. Comm1.ssionerForman stated he had reyiewed the property. A communication had been presented to the Department to the effect that she had forme~ly applied ,for a lot split on Tenth ,Avenue. At that time the re- que~t was denied but she was told 'that were she to consider a split on El Sur the Commission would consider such action. Since that time she has lost her husband and needs to sell the one' house, retai.ning the other lot, for herself with the rental for income purposes. Commtssioner Forman stated there were three homes alreaay existing on the lot. The split would only divide the ownership but would not change the geo- graphy of the land nor the improvements thereon. This would be a standard lot with 75 feet facing El Sur Avenue with more than the required square footage for an R-l lot. o The Staff report was presented by the Planning Secretary. Moved by Commissioner Forman, seconded by Commissioner Michler, and unanimously carrted that Lot Sl'lit No. 344 - Elsie Fuehr, lOOl El, Sur Avenue, be approved, subject to the following conditions: 1. 2. 3. 4. File a final map with the City Engineer Pay $25.00 Recreation fee Provide separate sewer connections Separate the water connections at the new lot line in accordance with the Uniform Plumbing Code Construct curb and gutter along El Sur Avenue in accordance with City Standards. 5. The Planning Commission considered Lot Split No. 345 - Carl H. Fee and James W. B~own, 460 Sharon Road, which had been referred to Commissioner Michler and Commissioner Ferguson. The Staff report was submitted with recommendations. Moved by Commissioner Michler, seconded by Commisstoner Ferguson, and September 26, 1961 Page !Wel ve .' MODIFICA- TION APPEAL TRACT NO. 26655 PLAN APPROVAL unanimously approved that Lot Split No. .345-- Carl H. Fee and James W. Brown, 460 Sharon Road, be approved,' inasmuch ItS it is entirely compatible with the surrounding area, subject to the following conditions: l. File a final map with the City Engineer 2. Pay $25.00 Recreation fee 3. Water services to comply with the Uniform Plumbing Code. The Planning Commission considered the appeal of the Modification Commi,ttee decision of DARR Construction Company for a sign to be erected at 2l0-2l2 East Duarte Road. Commissioner Forman, Modification Committee representative, stated the DARR Construction Company had applied for a permit for a roof sign at above, address. This was denied oy the Modification COmmittee for two main reasons: One is the sign ,is in violation of the sign ordinance provided for the C-l zone. He quoted the Section of the Ordinance relating to this sub- ject. There are ,no signs projecting above the roof in that area. Across the s,treet is the Arcadia Realty Board with a sign attached to their roof. It is a sign that does not go aoove the roof. It isa two sided sign, flat, and it was approved. That type of sign is not detrimental to the ar~a. He would be in favor of this type of sign. He objected to the type and size ,of sign submitted to the Modification Committee. Mr. Walt Geronski, represented the nARR Construction Company and also the sign company who would construct this proposed sign. He has had twenty years of experience in this business., In dealing with all other c01lllDunities within three counties, he has never once come in contact with as rigid a ruling as Arcadia. He felt that the ordinance had been studied, carefully and that the City fe1:t this was the proper thing to do in Arcadia. The tremendous difference in the Arcadia Code between the signs allowed in a C-l and C-2 is noted as compared with other, cities from Santa Barbara to San Diego. The nARRConstruction Company bought this property and ouilt the building and provided for another space for use with ample parking and he could not determine why the extreme difference between the C-l and C-2 Zone. This is a sign aUowed in 'a C-2 zone,. It is desir,ed by the applicant to acquaint the area with the products sold and to assist in building up his business. There are no flashing lights. of the DARR Construction Company, consideration, several sign companies building was .finished they found They would like consideration to on the building. He, agreed that no ordinance more thoroughly before de- Mr. David Hermanson, one of the officers stated that when this building was under designed signs of this type. After the they could not use this type of sign. erect a better sign than that existing doubt they should have looked into the signing the sign. Discussion followed. Moved by Commissioner Acker, seconded' by Commissioner Norton and unanimously carried that the Planning Commission concur in the recommendations of the Modification Committee and deny the request for the roof sign of the' nARR Construction, Company at 2l0-2l2 East Duarte Road, as shown on the plan as presented, and deny the appeal as submitted. On written request of the Hillcrest Engineering Company Engineers for the developers of Tract No. 26655, the consideration of this matter is removed from the agenda, to be brought up at a later date. The Planning Secretary presented a plot plan of the Arcadia Medical Arts Building at 623 West Duarte Road. The revised plot plan indicates the re- moval of the driveway on the easterly side of the building. This driveway is no longer needed aince the extension of Arcadia Avenue now terminates at the east property line of the above property, permitting cars to enter the September 26, 1961 Page Thirteen . . PUBLIC PARTICIPA- TION FREEWAY REPORT RESOLUTioN NO.419 ~\ ,-.J parking lot. The request is for the removal of the driveway., Discussion, followed. It was,moved by Commissioner Forman, seconded by Commissioner Michler, that the revised plot plan of the Arcadia Medical Arts be approved, subject to the approval of the Director of Public Works as to the provisions for drainage, which is taking drainage from Arcadia Avenue southerly to Duarte Road 'via this property, and that some indication be made as, to the con'crete block wall between the adjacent property and ,the Medical Arts Building, unless such ,construction is waived in writing by the property owner abutting this property to the east, except between the house portion and the parking lot, and an easement obtained for the drainage. Said motion was carried on the following roll call vote: AYES: Commissioner Acker, Forman, Michler, Norton, Rutherford and Golisch NOES: None ABSTAINED: Commissioner Ferguson. There was no one in the audience who desired to 'be heard. The Director of Public Works" presenteQ a revised plan of the interchanges of the Foothill Freeway and showing the alignment of the freeway extending from the westerly to the easterly city boundaries and into the City of Monrovia. The Planning Director, Public Works Director and a Traffic Consultant have spent considerable time, as well as the engineering staff, over the past year in analyzing these interchanges and attemp,ting to arrive at something which would' be beneficial to Arcadia. He outlined some of the problems encountered and the changes that had been made. He also stated the agreement had been 'arrived at 'for 'the Baldwin Avenue underpass. The Commission were desirous of expressing appreciation for the many hours of work, and the assistance the Director of Public Works had given the City in formulating and assisting in the work involved with this project. After a thorough explanation of the plan, it was moved by Commissioner Forman, seconded by Commissioner 'Norton, and unanimously approved that the geomet- ric design of the interchanges of the Foothill freeway, as outlined by the Direc~or of Public Works, be approved, and that a recommendation be made that appropriate action be taken to assure that the freeway will be de- pressed from the west city boundary to approximately Rancho Road. The Planning Secretary presented the Resolutions of the City Attorney, in- asmuch as the City Attorney was out of the State. Resolution No. 4l9, entitled: "A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, INSTITUTING PROCEEDINGS FOR THE PURPOSE OF CONSIDERING AND MAKING RECOMMENDA- TIONS CONCERNING THE RECLASSIFICATION OF CERTAIN REAL PROPERTY ON DUARTE ROAD, NAOMI AVENUE, LOVELL AVENUE AND BALDWIN AVENUE IN SAID CITY FROM ZONES R-I OR R-2 TO ZONE C-3 AND D, OR ZONE C-2, OR TO ZONE R-3-R OR SOME MORE RESTRICTIVE ZONE, AND FIXING THE DATE, HOUR AND PLACE OF A PUBLIC HEARING FOR SUCH PURPOSE." Moved by Commissioner Forman, seconded by Commissioner Ferguson and unani- mcusly carried that the reading of the full body of Resolution No. 4l9, be waived. ,September 26, 1961 Page Fourteen ., Moved by Commissioner Acker, seconded by Commissioner Ferguson and unani- mously carried that Resolution No. 4l9, be adopted. RESOLUTION The Planning, Secretary presented Resolution No. 420, entitled: NO.420 "A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING THE MODIFICA- TION OF FRONT SETBACK AND YARD REQUIREMENTS FOR REAL PROPERTY'LOCATED AT 920 SOUTH SECOND AVENUE IN SAID CITY." Moved by Commissioner Ferguson, seconded by Commissioner Forman and unanimously carried that the reading' of the full body of Resolution No. 420 be wa:l.ved. Moved by CommiSSioner Michler, seconded by Commissioner Forman that Resolution No. 420 be adopted. Said motion carr~ed on the follo~ing roll call vote: AYBS: Commissioners Ferguson, Forman, Michler, Rutherford and Golisch. NOES: Commissioners Acker and Norton ABSENT: None RESOLUTION The Planning Secretary presented Resolution No. 421 entitled: NO.42l "A RESOLUTION OF 'THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE DENIAL OF A ZONE VARIANCE TO ALLOW THE CONSTRUCTION OF ONE ADl)ITIONAL DWELLING AT 517 TO 519-l/2 soirrH THIRD AVENUE IN SAID CITY." It was moved by Commissioner Norton, seconded by Commissioner Acker, and unanimously carried that the reading of the full body of said Resolution No. 421 be waived. Moved, by Commissioner Norton, seconded by Commissioner Ferguson and unanimously carried that Resolution No. 421 be adopted. There being no further business to come before the Commission, the meeting adjourned at ll:45 P.M. f 1IVt" L. M. TALLEY Planning Secretary September 26, 1961 Page Fifteen