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HomeMy WebLinkAboutDECEMBER 11, 1962 r PLEDGE OF ALLEGIANCE ROLL CALL MINUTES \ CENTRAL AREA REPORT . " \ , , - ',"'-- MINUTES PLANNING COMMISSION, ARCADIA, CALIFORNIA REGULAR MEETING December II, 1962 The Planning Commission of the City of Arcodia, C"lifornia, met in regular session on December 1I,.1962,;n the Council Chamber, City Hall, at 8:00 o'clock P.M., with Chairman Forman, presiding. :The Chairmon led in the pledge of allegiance. PRESENT: Commissioners Ferguson, Golis,ch" Kuyper, Parker and Forman ABSENT: Commissioners Michler and Norton OTHERS PRESENT: Councilmen Balser, Phillips, Reibold and Turner, City Manager Harold K. Schone Administrative Assistont David Brown City Attorney James A. Nicklin Director of Public Works Chorles E. Lortz Assistant City Engineer Frank Forbes Plonning Director William Phelps Planning Technician Ernest Moyer, Jr. Mr. George Gatter, Project Planner Mr. Patrick Gaffney, Principal Planner, and Mr. Donald Gutoff, Director of Planning, Los Angeles office of Wilsey, Hom and Blair. The minutes of the meeting of November 27, 1962 were approved as written and mailed. Messrs Gatter, Gutoff and Gaffney, of Wilsey, Ham and Blair were present to discuss 0 progress report on the Centrol Downtown orea. Mr. Gatter, Vice President, in chorge of Planning for the firm of Wilsey, Ham and Blair, wos introduced by the Chairman. Mr. Gatter introduced Mr. Donald Gutoff, Director of Planning in the Los Angeles office, who is directing the program for the firm. Mr. GutoH stated he would like to bring the Commission up to date on the bosis of the downtown study. The maps on the wall represent for the most part inventories of the existing situation. The following is a tronscript of his report. "I think you will recall the City of Arcodia engoged the firm of Wilsey, Ham and Blair to prepare a Downtown plan for the City in July of this year. Some specific objectives stoted in the ogreement relating to the study is quoted os follows: December II, 1962 Poge One ,. . . 'I. Arcadia is nated thraughout the state as a City of distinctive homes. Any plan for the Downtown orea must supplement and complement this theme. 2. The Downtown plan must, in addition to complementing the residential aspect of the entire city, supplement and complement the other commerciol oreas of the city. 3. Problems of the areo ore to be identified ond solutions thereto put on 0 relotive priority bosis. 4. The desirable effects of the proposed Foothill Freeway ore to be exploited to its fullest potentiol ond its undesirable effects ore to be minimized by the develop- ment of this pion. Thesestoted objectives ond obligotions were used os 0 guide line in the development of 011 recommendotions we hove prepared and will prepare. ' One of the purposes of this meeting in this preliminary stoge of the creotion of such a pion is to expose to you, Members of the Planning Commission, our thinking to date and solicit from you your opinions from your experience and knowledge 'Pf the City of Arcadia to advise us if you think we ore on the right track that we con pursue further to further supplement the report we ore obout to give. We would oppreciate any comments from the Commission to help us in determining if we ore on the right track and if this is the generol approach that the City of Arcadio wonts. I would welcome you to interrupt this presentation at any time to ask questions relative to your comments that may help in the formulation of the plans. I think in terms of this presentation it would be helpful to begin at the end ond tell you our conclusions to date so that we moy then follow through the presentotion on eoch of the mops with our solutions or prel iminory solutions in mind. A list of the findings we hove made regording this preliminary plan is os follows: 1. The area is not functioning as a true downtown center, the situotion in Down- town Arcadia is bod ond the trends ore even worse. 2. It is particularly timely now to examine Downtown in view of the Foothill Freeway proposal. 3. The aroposed Foothill Freeway does not represent 0 threat to the Downtown orea but conversely with effort con be turned into a real asset inasmuch as it con considerably divert through traffic from Huntington and other local streets and free these streets for shopping troffic. It conceivably could assist o revitalized and vioble 'Downtown by offering reody access to people outside the immediate drawing orea to take advantage of the facilities thot could and we hope will be provided here. 4. It is desirable to group retail uses to foster comporative shopping rather than ribboning out along the thoroughfores. 5. There ore potential uses in this area other than retail business that con be accommodated as research development, Ii ght industriol plonts thot ore 0 new trend in the area, offices, governmental uses, apartments and the like. 6. We feel that it is a worthwhile objective to develop a pion that recognizes and preserves as many of the substantiol buildings as possible within this orea. 7. Our plan envisions that a major emphasis in merchondising be given to attract the quolity shops that ore relotively smoll in scope, shops that recognize the substantial purchosing power thot exists in Arcadia. December 11, 1962 Page Two " .' . As part of this concept, Mr. Chairman, we have sl ides taken of other areos whereby older buildings, through cooperotion ond design hove achieved 0 certoin degree of success in terms of merchordising. These slides happen to be in the San Froncisco Bay area and I think it would be helpful to view these in view of the context of our report. Hoving the findings we have made in mind, the first mop in the presentotion shows the existing land use within the study area. The study area is outlined in the dark I ine on the overlay. With in this areo the yellow represents residential; the orange multiple fomily; the pink being commercia; and is referred to os retoil trode service; the darker red being wholesale;' brown is offices; groy is parking; the other shade of brown being community services, institutianol, such as the junior h.igh school; the green - recreations; the blue represents what is termed as land demonding indus- trial and the lighter blue is other industrial classificotions. The purple is tronspor- tation, with the existing railrood; the dorker green is open lond ond is presently used as ogriculture. A brief breakdown of the uses of land in the study orea indicates that 38% of it is used for residential purposes; 22% for commerciol purposes; 9% for industrial purposes; and 9% for community facilities; 9% of the land is vacant; and 13% is in street right of way. A map was exhibited representing the existing zoning map. The zoning of the City with the same basic color scheme os used in the land use coverage wos shown. The cross hatched items representing an overlay "0" for an outomobile parking zone. The green being publ ic open space. As can be seen the zoning pottern and the zoning area of commercial zoning is that area bounded by Huntington Drive, Santa Clara ond First Avenues. The value of the maps are in the patterns they form and not necessarily any specific spots of information. If a general ideo of pattern could be determined with the colored keys they would hav.e served their purpose. This map is geared to floor space and parking which were considered two relative subject matters and were to be combined on one mop. The colored pottern varies from the other two maps presented. The yellow in this case represents generol merchandise; the darker yellow is termed "convenience goods". The orange "other retail"; the brown "offices"; the green "selected services"; the blue "1'101'1- retoil"; in the study area and you can get a preponderance of that pattern. The white, vacant and the groy - parking. A brief summory of the situotion you find on this map is that in this area about 1/8th of the central business district uses are devoted to shopping goods; about 7/8ths is devoted to convenience goods and other retail uses. This represents a strong imbalance in the distribution of retoil spoce. For example, as 0 relative base, the ratio should be 2j3rds of shopping goods to 1/3rd of convenience goods. About 6% of the commercial space in this area is vacant or about 75,000 sq. ft. Looking at the parking ratio we can see that trouble. in. the Downtown area is not necessarily related to off-street parking. You have a I to I parking ratio in your Downtown areo. This map representlJ a tabulation of the conditions of the buildings within the area, which indicates which direction the planning decisions should take. In this area the yellow represents buildings that are in excellent condition; the lighter brown indicates existing buildings that are in good condition; darker brown, with 0 volue of fair; the oronge is given poor condition; and the dark oronge is considered beyond l!lconomicol repair. December 11, 1962 Page Three " . . A summory of the situotion is defined in this map is that the non-residential buildings within the planning area, 4% are in excellent condition; 36% are in good shape; 25% in fair shape; 25% paor shope; 9% considered beyond economicol repair. The next map represents the type and height of non-residential buildings. The blue represents masonry concrete or steel buildings; the brown, wood-frame structure; orange, sheet metol structures; and thase with a cross-hotch over them represents those buildings two stories high or more. Very briefly, the map represents a pre- panderance of masonry concrete and steel buildings, the majority from 95% of the buildings within this area are one story with the remainder in two stories or more. This map indicates a region that is considered the retail trade area, the primory re- tail area is the dark blue and the secondary area and the lighter blue. The trade areas ore broken down into segments that our economic reparts analyzed mare thoroughly. The orange areo represents in the relative size of the competing commercial oreas far the purchasing power within the area that the Arcadia Downtown can and should draw its business from. These plans represent the preliminory thinking ot the present time as ta the recommended opproach to the problems in the Downtawn area. The study area is represented by all of those areas in color. Our general appraoch in this recommendation is that the town center talked obout earlier being 0' concentration of comparotive shopping areas, being intimate and still comporative shopping of high qual ity type locoted within the triongle bounded by Santa Anita Ave., Huntington and the railroad tracks, This is the key to the core area for future retail center. We see 0 lorge portion of the Downtown area being devoted to other than commerciol uses ond particularly in this recommendation to research and development uses normolly classified as a special industrial or a light industrial use. There is a porticulcir advantage that Arcadia hos in terms of competition for the research and development uses. The very existence of the university around here, Cal Tech, in particular, with their professions in Math ond Physics, is a real asset to the capitalized time. The history in the immediate area is that it is only the question of availability of land that in the most part would assure success in attract- ing these very high quality uses dealing with science and light industry, dealing with relotively high skilled, high paid employees and things we generally consider to be real assets to most communities. We feel that a large part of this area has 'the potential of attrocting very desirable pieces of lond in that area bordered between the roil road tracks and the proposed Foothill Freeway. This would involve 0 greot effort toa large part in redeveloping o lot af the existing uses; however, the land use map indicates thot there is large acreage within this area devoted to less productive industrial uses and quite a bit of publicly-owned property that could be devoted to uses that are more attractive and rewarding for the community. This is a major element in our recommendation. We see the town center as bordered on two sides; 1st, on the door of the triongle between the rciilrood tracks and Santa Anita; at the extension of Santa Clara St. as being occupied by a convenient center, os well os the areo to the south between First and Second Avenues, Huntington Drive and the block to the south. Part of this' concept is to serve the convenience goods to the residents that immediately abut this area as well os to the residents to the north allowing a place for the grocery December 11, 1962 Poge Four " . . shopping, the drug shopping, convenience goods that would not require a housewife to dress up and put on hat and gloves that we would I ike to see the town center encourage. This is the cancept to separate the canvenience goods from the major quality retail center that is usually drawn in shopping center designs. We see a large bulk of the area that is presently zoned for multiple family residences intensiil,y developed. We see the existing schools existing as they are with a possible extension of the Junior High School. There is one particular key area bordered by Bonita, First, Huntington and Santa Anita tha't hos in its relationship to the county park, the town center, and to circulation, a potential that exceeds its present uses in terms of single-family uses and some ribbon commercial along Huntington. We see there may be some special use of high intensity that could take advantage of this location but hove not thoroughly detailed our recommendotions we think something like 0 hotel, coceivably a hospitol, governmental buildings, or public buildings may be best located in this vicinity. Part of the pion or 0 big part of itis based on the proposal for an extension of Huntington Drive to the abandoned railroad right of way to end at Sonta Anita Ave. This would offer, when we get into the town center proposal, good access as well as o relief to conjestion on the corner of Son to Anita and Huntington which we see os o key orea in the plan. To further demonstrate, we feel a continuation of the multiple-family residential areo, the pattern that exists here now being extended into the U.S. Forest Service land. The triangle locoted between Huntington, Santa Anita and the rear extension of Santo Claro we see as a potential area by reason of access in thot location as 0 potential use for hotel ond commercial amus~ment center. As you can see by deFining the town center the plan proposes the closing off of First Avenue between Huntington ond the railroad track as 0 through street. This would be best explained when we discuss the town center alternates as shown on this plan. The town center, as we envision it, is the key to the success of the Downtown area and is presented here in three alternate designs. The third design represents our recommended priority. We feel that this would be the best approach to the development of this area. I will attempt to describe it os briefly as possible. What it proposes is 0 continuation of First Ave. north of Huntington to meet short of the railroad tracks and extend into the extension of Sonto Claro. This would be full street right of woy with special landscaping and would serve as vehicular access to the town center rather than a through street. This would thereby close oFf the inter- section of First Ave. and the railroad tracks. This proposes that under the uses suggested here that First Ave. and Santa Clara be extended os an "L" street and hove its own function and use in terms of research and industrial use. This will be physically separated trofFic-wise fram the town center. The plan envisions that mony of the existing shops, particularly those fronting on Huntington and those on First Ave. continue in existence with, however, a chonge of entrances with a pedestrian mall ond plaza being located on the interior on the rear ond emphasis in terms of pedestrian occess and design and rehabi I itotion and store fronts being emphasized with pedestrian traffic to the rear rather than to the December 11, 1962 Poge Five . . traffic an Huntington. Around this nucleous of the existing stores, through the construction of new buildings the hub of the area indicotes 0 lorge office building with shopping underneath, a ploza geared to retoi I users, restauronts, publ ic and semi-public uses. We envision an ort theatre, or any other culturol facilities that the community may provide in terms of theatres, auditoriums, multi-purpose facilities which should be located within this town center orea. The groy indicates porking oreas. This pion ottempts insofar os is possible to seporate the outomobile pattern and to the parking from the pedestrian pattern which is shown in yellow. The pedestrialJ pattern crosses the street only once here ond that is between convenience shops and the town center itself. We might add, the economic onalysis that hus been provided us, the effort of converting existing shops with their heavy emphasis on convenience goods to a relotively,high quol ity shopper goods deal ing with such things os women's apparel, furnishings, interior decorator, and the like, represents 0 very reol effort and a very tough job to achieve. However, we do feel it is feasible and possible and represents a potential for this tawn center that is not met by other competing centers and recognizes the purchosing power of the income of the populotion in the service orea. In oddition to the cooperotion on the part of property owners and merchants, City expenditure would aid in terms of street construction, any publ ic buildings to be located in the town center ond fostering a true downtown center in every sense of the word. One that is unique and thot has night time os well os day time uses, such os theaters, restourants and the like; and one, we repeat, in the area that offers a distinct, unique affect to the Arcadia situation that it is locoted in. I think this ends the summory, Mr. Chairman, and I would be happy ta onswer any ques- tions II . Answer to questions: The c"",,,enience strips can best be reloted by those acquired in supermarkets, drug stores, hardware and the like. I might omplify on that. One of the reasons why I stoted initially that the trends were so bad is that the dominating convenience goods in the existing downtown is not a healthy situation in that 011 of the competing shops ond centers that exist in the future tend to pro- vide more convenience gaods for the neighborhood shopper and so they wi II draw away thedollor rating that is presently attracted to Downtown Arcodia. It is reosonoble to assume that even the status quo wi II not exist. That ony new commercial facility in convenience will by reoson of its locotion and the new scale in size and design of the shopping center would tend to draw dollors away from this area. That is one of the reasons we suggest strongly the emphosis be changed from convenience goods to shopper goods. This would have to be done by cooperation particulorly the property owners ond the merchants in the area. In order to achieve the desirable effect of this, the zoning ordinance whi ch is regulatory is. not effective in itself, there may be certoin zone chonges needed. For one thing, sign control is imperative. You cannot by zoning distinguish between quolity retail ond lesser quality retoil which hos to be the effort on the part of the property owners. For example, one of the most difficult things to ochieve would be a potential tenant in a vacant shop, a beer bar or samething, would be true cooperation having a landlord refuse a potential tenant in favor of waiting for somebody who may come olong six months or later when they complement the stated desires for the area. It is very difficult to achieve. The City can make some effort in specific design, street right of way, landscaping, in terms of city money, so to speak, but the prime effort would be on the port of the property owners ond merchants. December II, 1962 Page Six .. . . You could reosonobly, by zoning, prohibit, for exomple, outomobile oriented uses os being incompatible with the plan, service stations, or even new cor sales in view of the intimacy of the pedestrian oriented center. But I doubt very much if zoning laws could restrict between shopping and convenience goods. There would have to be some mixture but the ratio would have to be char)ged. Serious doubts that this could be done. It w9uld be a legal question. If First Avenue is closed there wOl:ld be traffic projections which were not covered. This plan is projecting the troffic volumes to the year 1980 just by closing First Ave. Sonta Anito with the freeway interechclnge as proposed, will not have the capacity to handle the projected troffic. This' plan suggests one of two olternates as through streets to handle this anticipated volume, either Second Ave, or Fifth Avenue. This would supplement the troffic volumes thot will be generoted through- out this area. We have not ot this time determined which would be preferoble because both of these routes transcend to area of study and we are not thot familiar with the uses and the neighborhood patterns in theareo to the south and we are:oQt prepored to recommend at this time qs we will consult with you on that further. ,.; There is onother possibil ity thot will help relieve the anticipated traffic generotion and that is the possibility of an interchange for the proposed Foothill Freeway at Baldwin Ave. which moy take an ossigned amount of anticipated troffic and relieve the need for onother north-south street. The access to the town center would be from First Avenue and from Santo Clara as well as from Santa Anito ond ond Huntington itself. We call the shops "major shops" rather than department stores because of trying to stress 0 quality use, i.e., such things as Grants, or Woolworth's ortsomething like thot, even though it is new investment for the Downtown, it does not foster the intent of this plan. In addition there is a network that abuts ond porOllels the railrood and leaks back to the Huntington area. If Second Ave. is to be extended there is a possibility of another access from Second Ave. or presently from Second Ave. and a right turn into the periphery street. All af the stores in the rear have access to the parking lots and perhaps delivery times could be scheduled so as to not conflict with the pedestrian activity within. the orea. Usually, there are early morning del iveries before the stores open. The whole plan is to have a distinct, and unique oriented scale of small shops that would appeal to the women. The south side of Huntington Drive, by the year 1980, this areo between First Ave. and Second Ave. on the south side of Hunting- ton, would change its emphaSis to a conveniient center. There is presently 0 market, with convenient access and this should be changed to a convenience center. This should be made\ as convenient and as attractive as possible but it would be comparable to ony supermarket complex for convenience goods. The area between First and Santa Anita will be pursued further with 0 special high intensity use. Although we propose recognizing existing substantial buildings on the area south of Huntington, because of the physicol separotion by Huntington o mojor through street, we feel thot we connot reasonably be considered part of the type of center we propose and ore looking for uses that may be oppropriate to be in the one orea. This would be a convenience center that has already started and is very well related to a large populatian and large purchasing power in food and convenience goods. " December 11, 1962 Page Seven . . The Commission stoted they felt they were on the'~ight trock" From 0 pl,onning viewpoint along, .the pion seems right. There moy be a tremendous amount df chonge that will occur in this area whether there is a plan for it or not. The space allocation and the distribution of the space in the particular area seems workable according to the Planning Director. Mr. Gutoff stated they had 0 fairly thorough justification of the economics involved in terms af the obil i ty of the orea to absorb the acreoge of research and development and this justification exists. There is in terms of mony of these lond use allocatians which have been prepared and will be presented further as the study progresses. Some questions were roised as to the Pomona Mall. This moll differs extensively fram the pattern envisioned here in terms of the merchondising. Pomono is similar in that it respects the pedestrian as the one who spends the money. You hove to be a pedestrian to moke purchases ond moke for a heolthy downtown. However, there ore mony other foctors. Pomono does not hove the competition for the purchosing dollar that Arcodio downtown does and the emphosis on quality and semi-quolity goods rather thon on convenience goods is something that Pomona does not have. a mall with the same type of bosic convenience goods os outl ined for Pomona would solve the problem for Arcadia, In Arcodio the one area calls for a seven story high rise building which is considered "high rise" in the orea. The only limitation would be the relation between off street porking and the very dense concentration of office, and retoil uses. High rise would not be out of line with this plan. Huntington Drive will still be the barrier between the north and the south even after the freeway is completed. There are many areas thot have not yet been pursued. The plonners have looked thoroughlyot the locotion of the proposed interchanges of the stote with an eye toward whether there ore better locations ond we don't think so, We think the stote has located them in the right ploce. Unfortunately, we also feel that the railroad cannot practically be relocated, We surely wish it could. " The Chairman stated that the study had fairly well been covered. and osked if any in the audience desired to ask questions. Mr. Gutoff stated there was a strong feeling that justification could be made for an auditorium or cultural center in the planned area. A large part of the success of the improvements, unfortunately, is in the hands of the City. It must be popularized so that there is a desire to establish the uses as outlined. There will be 0 joint meeting of the Central area Landowners Association in January, at which time another presentation of the Downtown pion will be made. At that particular point and time it will be developed further so that some of the questions which seem to be, unanswered will be possibly answered at that time. The Chairman thanked Mr. Gatter and Don Gutoff for their presentation and those doing some of the leg work so that this could be presented. The meeting recessed for five minutes. December 11, 1962 Page Eight '. PUBLIC HEARING SAN GABRIEL VALLEY WATER CO. V-62-12) . . Public hearing wos held on the application of the San Gobriel Valley Woter Co. for a special use permit and/or a variance ta dri II and use two water wells, construct and use a storage tank, corrective use pump building and two storage sheds on the south side of Clork Street about 400 feet east of Peck Road. The Planning Director presented maps showing the lacation of the praposed! use, and the surrounding use of the areas. A communication was received addressed to the Planning Commission From Keith Dovidson, 2395 Monte Visto, Pasodeno, California, staied that he was the owner of property between Peck Road and Myrtle Ave. on the north side of Clark St. He hod received notice of the request for the varionce before the Commission and desired to call to the attention of the Commission thot when this property was zoned ofter annexation numerous architecturol restrictions were ploced on the area in connection with the zoning. As a mojor property he felt that the granting of the requested variance would be detrimental to the adjacent property and therefore requested that the request be denied. STAFF REPORT: The San Gabriel Valley Water Compony has Filed an application for a vorionce and/or special use permit to use the property situoted on the south side of Clark Street about 400 feet eost of Peck Rood for the fallowing purposes: J. The dr; II ing of two (2) water wells 2. The erection of a ground level, welded steel water storage tank eighty-eight feet in diameter by forty feet in height with a capacity of opproximotely 1,819,892 gollons. 3. The erection of one concrete block booster pump building sixteen Feet by thirty-six feet. 4. The erection of two, ten by ten feet corrugated metal turbine pump buildings and the installation of pumps and appurtenant equipment therein. 5. To maintain and aperote said wells, tanks, buildings, booster pumps, turbine pumps ond equipment in connection with the applicants business of supplying water for domestic, industrial, Fire protection and other uses os 0 public util ity water corparation. 6. As a part af this applicotion the opplicont also requests a permit, as provided by Section 6431 of the Arcadia Municipal Code ta drill two wells on the property. Section 6431 referred to above in Item Six is not a part of the Zoning Ordinance but rather a Section of the Arcodia Municipal Code which states: "6431: PERMIT RECUIRED: No person, either as a principal or ogent shall drill, bore or sink, ar cause to be drilled, bored, or sunk, any well for water, oil or other similar substonce within the City, without first having obtoined a permit From the Council so to do pursuant to Port 1 of Chapter 3 of this Article. The Council shall have the power in its discretion to gront or deny such 0 permit." Permission to drill or not to drill two wells con only be given by the City Council) However, the Planning Commission moy desire to make a recommendation to the Council on the above motter thereby fully replying to the application and making a complete recommendation to the City Council. December II, 1962 Page Nine . . CHARACTERISTICS OF THE SUBJECT PROPERTY I. It contains five lots each 25 ft. by 133 ft. 2. It has an area of 16,625 sq. ft. 3. It is in Zone M-1-D 4. It is owned by the opplicants 5. It is vocont CHARACTERISTICS OF THE AREA I. All the lots in the area are divided into lots 25 ft. by 133 ft. 2. All are in Zone M-l-D 3. Enough of the lots are owned by the some person to make industrial sites possible 4. Most of the property in the areo is vocant. RECENT DEVELOPMENT TREND~ 1. Two new modern industriol buildings have been constructed on the west side of Peck Rood opposite McBean Street 2. One of the two buildings is presently occupied by the Moody Rainmaster sprinkler Co. and the Nees Turf Supply Co. The other building is still in the construction stage. 3. A new industriol building has been constructed (and is occupied) on the muthwest corner of Myrtle and Clark Street. 4. Woter moins and fire hydrants have been in; tolled on Clork Street. OTHER CONSIDERATION The Wotef Department of the City of Arcodia has submitted 0 report which should be considered by the Planning Commission in deciding whether or not to recommend opproval or disapproval of this application. A copy of th e report is attached. RECOMMEN DA TI ONS The Planning Staff has reviewed the opplication, studied the plot plans, ond visited the orea and recommends that the applicotion not be opproved for the following reosons: 1. The development of the subject property with sheds, and a water storage tank would not be in keeping with the applicable architectural overloy regulations which were developed to encourage ond protect industrial development in the area. 2. The proposed improvements are not likely to encourage odditional types of development in the oreo such os the three recently constructed. 3. The comprehensive generol plan for the area would, from a planning viewpoint, be adversely affected. However, if the Commission decides to approve the application, the following conditions of approval are recommended: 1. Clork Street shall be improved, meeting witli the opprovol of the Director of Public Works, 2. Dedicate five feet for the widening of Clark Street. 3. The location and construction of the proposed transmission system leoding away from the pumping plant shall be subject to the approval of the Director of Public Works, December 11, 1962 Poge Ten . . 4. All motors and equipment sholl be enclosed within mosonry buildings. 5. A landscape plan shall be prepared and approved by the Planning Department before any construction activity is permitted on the site. PROPONENTS: Mr. John E. Skelton, Vice President, of the San Gabriel V<1l1ey Woter Co. 11142 Garvey Ave., EI Monte, Californio, stated the staff related the factLCI information. The property under question is in Zone M- ) with 0 0 overlay. However, the requested use is not prov ided under any use set forth in the Code and, therefore, requires Commission actian. The type of improvement which is proposed is compatiBle with the choracter of the neighborhood as it exists and os it is developing and is a distinct improvement to the neighborhood. The improve- ,ments intended to be erected will have a value in excess of $200,000.00. This a~ea is suitably adapted to water production. Water production land of Southern California or that suited for that purpose is not found everywhere and water is a necessity. The improvements would be fenced and adequote screening planting provided. Other plants have been constructed, not identical, but with the general characteristics and appearonce. One is on Tyler and Lower Azusa Road, across the Rio Hondo Wash, This operation is neat in appearancet!rnd well maintained. Water production plants are a necessity. This use is compatible with the existing uses of the are.a ond will be an improvement to the neighborhood. The well would be approximately 1000 feet from the well owned by the City of Arcadia. The question was roised if this well were permitted would it harm the well already drilled. Mr. Skelton stated he hod discussed with the engineer who had had considerable experience in the oreo and that it was his opinion this would not be affected inasmuch os it is over 1000 feet away. The Son Gabriel Volley Water Co. serves mostly the area surrounding the City of EI Monte, as far as Whittier Narrows, La Puente and the City of Industry and a portion of West Covino. The woter derived from this well would serve oreas other thon Arcadia. In this particulor area there is a pipe line thot goes up Cogswef f Rood and one on Peck ot the intersection of Cogswell and Clark. The Company then serves on orea south and east of that area. If any area in this periphery is in Arcadio there would be one or two services. A Mutuol woter Co. serves north of Lower Azuso Road. The City Attorney asked if they had a franchise with ony City in the San Gabriel Valley. Mr. Skeltan stated their County fronchise provides within on oreo that is incorporated within 0 City the benefits through the County under their franchise then enures or passes to the City and under this franchise they did make payments of 2% to the City of on amount which would be proportionate to the facilities that would be within that City. This franchise was about 1957 and many annexations hove occurred both before ond since this date. The storage tonk in the area has 411,000 gallons and the one propased would be approximotely five times larger. It was stoted that the Department recommendation was that the equipment should be located within masonry buildings. The booster station would be so located, however, the turbine pumps for the wells which do not make much noise and would not be objectionable in the areo they purposely put in metal buildings because they can be constructed in such a manner that the building just slides off and it is no.t necessary to pull a pump out of the well. The buildings just slide back and the pump is removed ,;,nd replaced. This cannot be done with a masonry December) J, 1962 Page E I even , HEARING CLOSED MOTION . . building. It is the practice to place the booster station within such a building so that would not be objectionable. The tank is entirely above ground to a height of about 50 ft. This is done because of the maintenance problem. A steel tonk. must be painted and kept painted, and a submerged tank wou~d create problems. As the areo builds up new customers are signed up and there is consideroble undeveloped land in that area. There ore very limited number of desirable sites for this purpose. This area is in close proximity to the river and it is known from other sources thot the water is good, and there is limited land as it is objectionable within residential districts. OPPOSITION No one desired to be heard. The Chairman stated there were reports from the Woter Department, with a past history of the orea which should be considered a part of the record. Each Commissioner had been furnished a copy of the reports. Therefore, the Water Department report of November 29, 1962, over the signature of John A. Grivich was introduced ond made a part of the records. Moved by Commissioner Golisch, seconded by Commissioner Kuyper, ond unanimous I)' corried, thot the public hearing be closed. Commissioner Golisch stated nothing had been introduced in the public heoring to show that this was substantiolly necessary and something that was not provided by some other source. It does look like there are limited sites for woter supply. From a planning standpoint, Arcadio has Uttle areo developed for industrial use ond this oreo has been nurtured. Within the last year or two consideroble effort has been made to develop this area ond bring it to a point where it would benefit the City. If this is undermined by 0 use not compatible with tlie intended use, it would deter the future development. He felt this particular area should be kept os the industriol area and ony development should be compatible. Arcodia has adequate water supply, and surrounding areos have adequate water suppl ies, so it would seem that the PJrpose of this intended use is for on extension. Commissioner Ferguson stated he concurred with these statements and that the entire area is M-1 with 0 D overlay. He felt that if the orea were to hove 0 40 ft. high tank in the orea, which is higher than most two story buildings, it would downgrade the entire area os compared with the undustrial buildings being encouraged there. If it is found thot this use should be in the areo, then he would prefer that the storage tank be placed underground. He was not in favor of th is type of development. The Chairman stated it was necessary to hold the line with the present develop- ment. The Commission is to pass on the zoning at this time. Moved by Commissioner Golisch, seconded by Commissioner Ferguson, that the application of the San Go briel Volley Woter Co. for 0 variance and/or special use permit to drill and use two woter wells; construct ond use water storage tonk; to erect and use the pump bu i1ding .and two storage sheds on the south side of Clark St. obout 400 ft.' east of Peck Rood be denied, December 11, 1962 Poge Twelve . . ROLL CALL: AYES: Commissioners Ferguson, Golisch, Kuyper Porker ond Forman NOES: None ABSENT: Commissioners Norton and Michler M-62 -65 PUBLIC HEARING (Clork) Public hearing on the appeol from the decision af the Modification Committee by Mr. R<.lph Clark to construct a guest house ond a second dwell ing at 1128 South Sixth Avenue was heard. STAFF REPORT: The application seeks a modificotion of the R-I lot regulations for the property known as 1/28 South Sixth Avenue to permit the construction of a second house containing approximately 1100 sq. ft. ond in addition to permit the construction of a guest house containing approximately 800 sq. ft. The applicotion wos considered by the Modification Committee of the Plonn- ing Commission on November 13, I?~ ond was dienied by unanimous action. CHARACTERISTICS OF THE SUBJECT PROPERTY " I. It is an R-I lot 2. It contains 26,169.30 sq. ft. 3. It is improved with an existing 860 sq. ft. house located on the front portion of the lot 4. The rear portion of the lot has been subdivided since June 2, 1949. CHARACTERISTRICS OF THE AREA I. None of the twenty-one lots fronting on the eost side of South Sixth Avenue of which the-subject property is one, are improved with two or more houses. 2. The recently subdivided properties wh ich were taken from the rear of the properties fronting on Six th Avenue now front on Encino Avenue and are improved with high quality homes in the $35,000 class, 3. Similor subdivisions of equally fine homes hove been developed west of Sixth Avenue along Fifth Avenue and generally throughout the immediote neighborhood. MODifiCATION COMMITTEE ACTION The Modification Committee considering this request to ol/ow the material modification of the R-I environmental qualities ond characteristics of this property not in the best interests of the surrounding neighborhood and Arcadio in general bnd denied the applicotion. RECOMMENDA TION The Planning Department recommends that the decisian of the Modification Committee be upheld. December 11, 1962 Page Thirteen . . Other courses of action thot the Commission may take in this matter are: I. Postpone action by continuing the public hearing regarding this applicotion until the Planning Staff hos had 0 full opportunity to study and evaluate the requirements governing .R-I districts in Arcadia. 2. Approve the application. The Chairman stated that when the Modification Committee heard this motter there was concern relotive to the guest house as this could well become another house. A change of ownership could well change this into a livable house. This lot does not have sufficient area for a third dwelling if it did quolity in the other conditions. This was the main reason the Modification Committee denied it. Applications for guest houses are being processed and while 0 covenant is required, it fairly well is recognized that theenforcement of such covenants is difficult as it would have to be by a complaint of neigh- bors. Rather than to start a problem in thot CIlfeo it had been decided thot 0 second house would be occeptoble but that the guest house was not. PROPONENTS Mr. Ralph Clark, 1128 S. Sixth Ave. proposed the development. There were $35,000 homes in the areo os well as $30,000 to $60,000 homes. He proposed to construct a home in the rear with a guest house ond play room. This would improve the praperty in value, ond in keeping with the motto "City of Pride". This would make the property compatible with other properties in the oreo. They had a similar arrangement in EI Monte and desired ta live in Arcadia. No kitchen was proposed in the guest house. Gene Dunquist, a brother-in-law of Mr. Clark, and a builder stated that the house now on the street is a real "eye sore in the areo. It is planned to remodel the front house and put about $50,000 in the buildings. Mr. Larry Nichols, 1129 Encino Ave. stated it wos his understanding through the real estate saleswoman that there was a limit af two houses on the property. He now finds there is going to be three. He felt 0 guest house todoy would not be a guest house to the next owner. The City Attorney sfated there were certain focts in law thot pertained to this and to similar situations. When any single-fomily residential lot, if it has the area and can provide the proper clearances, may have is termed a "guest house". A guest hause cannot be used as a separate rental unit and can be used only as a use incidental to the main hause, such os the same failities being added to the same house. In practice, however, it poses practical problems, i.. e., the solutions of the use of the so-called "guest House". They are permitted to live in this but are not allowed to hove kitchen facilities. However, with the availabil ity of portable equipment, a refrigerator, a portable stove of ony size, toasters, waffle irons, coffe pots, and so forth, can be secured. In practice it is a very simple matter to convert"a guest house into 0 dwelling unit. It does toke police work-to eliminate these. Further complicating the situation is the fact"that even 'in a single-family dwell ing, five people not related by..blood or marriage' may' live therein. as a family or any number of people that are'reloted by blood or marriage may live there, regardless of quantity. So that if the husband ond wife ore living in the frant dwelling, then in-laws move into the co-called guest house, they ore not in violation of the R-I zoning by reason of quantity. December II, 1962 Page Faurteen " . . They are still a family and the enly thing thatweuld mcke it a violatien weuld be whether er net they had a kitchen in the guest heuse and jf the heuse were permanently eccupied. The theugh is that i.t may be better to de away with the separote guest heuse ane! if a persen needs additienal ro.em to care fer dependents, it sheuld be in the princIpal d<welling. This would eliminate the probability of creoting a kitchen ot a later date. The Cemmissien is werking en mere restrictive regulotiens in the R-I zene and this mayhave a mere definite bearing. , OPPONENTS Mrs. NiChels, 1129 Encine Ave. stoted it was her understanding that the front house was to be tern down and twe were te be constructed, the reor house weuld be more than 25 feet from their rear yard. The application was signed en this basis. New, this plan is different. MOTION HEARING CLOSED Moved by Cemmissioner Gelisch, secended by Cemmissiener Fergusen, and unanimeusly carried that the public hearing be clesed. MOTION Commissioner Ferguson moved that the Plonning Commission upheld the decision ef the Modification Committee. Soid metion wos secended by Comm issioner Parker. ROLL CALL: AYES: Comm issioners' Ferguson, Gel isch, Kuyper, Pqrker ond Formon NOES: None ABSENT: Commissioners Michler ond Norten TRACT NO. 22314 A publ ic heoring was held to determine the amount of trust to be placed on property within this tract if the benefited property uses the imprevements within a twenty year peried. This tract is located on the west side of Andrews Road ond the extension of Winnie Woy between Camino Reol ond Nerman Ave., east of EI Monte Avenue. The Asst. City Engineer exploined the omeunt of trust as reviewed threugh the amounts submitted by the develeper. There were two parcels which were preposed fer the use ef the trust procedure. One is the parcel across the end of the street. There is olso 0 parcel for the one on the south side ef the street. This half of the street was not included in the eriginol tentative map. The subdivider later finished the entire streetebtaining a full right of way over the wpst end of the street. Tw.o portions sheuld be considered for this. One is the cost ef entrance, i.e., imprevement of Andrews Read up to Winnie Way. These costs ore included in the letter, $2000.00'for land; $2,023.46 for improvements, wh ich consists ef curb, 'glItter, pavement and grading, or a tetal of $4,023.46. The other portien ef the cost included Winnie Way itself. The cost for the land would be $10,935, imprevements $12,553.55, er o total of $23,488.55. The recommended amount ,to be autherized for a trust on Lot 8 was computed en the basis of ten possible'lets-being serviced through Andrews Read. Seven lets within the subdivision, two future lets en the cul-de-soc and a future lot en the south side of the'streeL . The benefit to Lot 8 wou Id be 2/IO's of the cost of the entrance of $4,023.46 with a 10% overhead to cover expenses etc. incurred by the developer, recommended amount of trust for December J 1, 1962 Poge Fifteen " . . lot is, is $1,885.17. The recommended omount for lot 9 wos computed based on a shore of Andrews Road being 1/10 of this entrance cost, plus 1/8 of the cost of Winnie Woy, 0 full width street. This is a totol of $3,338.42, plus the 10% averheod figure in the calculations or $3,672.26. No one desired to speak either in favor of, or ogainst, the estobl ishment of said trust. PUBLIC HEARING CLOSED Moved by Commissioner Galisch, seconded by Commissioner Ferguson, and unanimously carried, that the public hearing be closed. MOTION Moved by Commissioner Ferguson, seconded by Commissioner Golisch, that the trust amount as proposed for Tract No. 22314, os outl ined in the report of the City Engineer be approved. ROLL CALL: AYES: Commissioners Ferguson. Golif,cb, Kuyper, Porker and Forman. NOES: None ABSENT: Commissioners Norton ond Michler. STAFF REPORT ON FINAL MAP The subject tract consists of seven lots located along the westerly extension of Winnie Way from Andrews Road. When the Commission opproved the tentative map it took into considerotion the July 5, 1962 report of the Subdivision Committee which stated that the Committee had considered the lot sizes as proposed in relation to the R-O zoning requirements (100 ft. x f25 ft.) If the Commission will recall all the lots in the tract os submitted did not meet the Zone R-O standards. Some were slightly below while others exceed the code requirements. The Committee felt, however, that the variation in lot sizes did not materially or adversely affect the suitability of these newly created lots as desir- able building sites in the R-O zone. The final map as submitted indicates 0 substantial compliance with the tentative map ond the Plonning Department recommends thot it be approved subject to the following conditions: I. Dedicate a 5 foot planting and sidewalk easement along Andrews Road for its entire length. ' 2. Dedicate lots is and 9 in fee to the City, or execute Trust Agreements in form approved by the City Attorney 3. Provide all necessary reor line utility eosements 4. Relocote the garoge ot 105 Nor,man Ave. to provide side yard clearonce No driveway opening-will be allawed in the curb return on Norman Ave. 5. Remove all trees from the Street right of way.. 6. Install all standard street improvements required by. the Subdiv ision Ordinance. Improvements,_grading, grades and drainage shall be to the satisfaction of the Director of Public Works. 7. Poy the fallowing fees: December II, 1962 Page Sixteen , . . The final map as submitted indicates a substontial compliance with the tentative map and the Planning. Department recommends that it be approved subject to the following conditions: 1. Dedicate a S ft. planting and sidewalk easement along Andrews Road, its entire length. 2. Dedicote lots 8 and 9 in fee to the City, or execute Trust Agreements in fo~ opproved by the City Attorney 3. Provide all necessary rear line utility easements. 4. Relocate the gorage ot 105 Norman Avenue to provide side yard cleorance. No driveway opening will be allowed in, the curb return on Normon Ave. 5. Remove all trees from the Street right of way. 6. Install all standard street improvements required by the SuJ:;division Ordinance. Improvements, grading, grades and drainage shall be to the satisfaction of the Director of Public Works. 7. Pay the following fees: Street tree installation Street light instollotion Street name sign installation 7 lots recreotion fee @ $25.00 $ 170.00 460.00 3SroO 175.00 TOTAL 840.00 8. City shall dedicote lots IS, 16 and 17 in Troct No. 21341 for street purposes (Portion of Andrews Road). Attached to the report were the amounts of the trust which were computed for Lots 8 and 9 by the Department of Publ ic Works December 11. 1962 Page Seventeen '. . . MOTION Moved by Commissioner Ferguson, seconded by Commissioner Golisch, thot the finol mop of Tract No. 22314, which is in substantial complionce with the original tentative mop, be recommended for approval, subject to the conditions 05 set forth in the stoff report, and to the further condition that <! trust be placed on lot 8 in the amount of $885.17 and on lot 9 in th,e amount of $3,672.26. ROll CAll: AYES: Commissioners Ferguson, Golisch, Kuyper, Porker and Forman NOES: None ABSENT: Commissioners Norton and Michler TRACT NO. 27619 The Planning Commission considered Tentotive Troct Map. No. 27619, which is the area west of Sonta Anita Avenue between Longden ond Palm Avenues: STAFF REPORT The subject tract is located west of Santa Anito Avenue between Longden Avenue and Palm Drive in an R-I zone. The tract design proposed to develop eleven single-family lots 011 of which op- pear to exceed the minimum requirements ond provides access to these lots by providing 050 ft. street right of way which widens to 60 ft. at 0 point approximately 150'ft. north of Polm Drive. The Planning Department recommends that \his mop be approved fully realizing that the tract os proposed does not utilize the reors of two lots fronting on Palm Drive and one lot fronting on Sonta Anito Avenue but subject tothe following conditions: I. The 40 ft. wide strip of lond west of lot 8 and the 25 ft. wide strip of land east of lot 9 sholl be identified 05 lots 12 and 13 respectively. 2. Execute a covenant in 0 form approved by the City Attorney declar.ing that lots 12 and 13 shall not become building lots'until such time os they are incorporated in an approved lot split or subdivision. 3. The Birchcroft cul-de-sac sholl be moved 10 ft. south to provide more depth to lot 5. 4. The frontages on the cul-de-sac at the setback line shall be not I ess than 60 ft. 5. A revised tentative mop incorporating these chonges:sholl be submitted and approved prior to the submission'oF'o'finolmap. 6. Install 011 standord street i"1'~ovements required by the subdivision ordinance. Improvements, grades and drainage sholl-be' to the satisfaction of the Director of Public Works. 7. Provide all easements required for rear line utilities. 8. Remove all trees ond structures from the street right of way. 9. Remove 011 structures and buildings within or across the tract.boundory. These removals or relocations shall comply to 011 City Ordinances,. Codes and regulations, and be done to the sotisfaction of the December 11, 1962 Page Eighteen '. . . of the Deportment of Public Works. 10. Dedication of street (;/) feet wide, or provide planting and sidewalk eosements from any portion of right of way less than (;/) feet in width. lJ. A covenont in the form approved by the City Attorney sholl be recorded agreeing that for the purposes of Article IX of the Arcadia Municipal Code the exterior boundary of said troct shall constitute the' rear lot lines of Lots 3, 5 and 8. 12. Relocate garage.ot 39 W. Woodruff ond relocate drivewoys 10 clear all curb returns. 13. Dedicate I foot lot at end of Birchcroft Street to control extension of street. 14. Fees and deposits required: Street light installation Street sign installation Street tree instollotion Recreation fee (II lots @ $25.00) $ 920.00 140.00 408.00 275.00 TOTAL $ 1,743.00 Commissioner Kuyper, of the Subdivision Committee, stated thot in generol discussions of the cul-de-sac standards there were many "futures" shown on the map. Birchcroft is proposed os 0 future development - a through street - which is 10 the City's advantoge. The north extension of the cul-de-sac is corried o little 100 f:ar. One of the mat.ters discussed for Commission policy isthot 75 ft. width at the building lines be maintained and a minimum of 45 feet of width ot the property line be established. The devela.pment of the reor oreas of lots is aifFicult but odd shape lots should be avoided. He would prefer to see a little more of the area shawn adjoining Birchcroft Street, or removing the northerly cul-de-sac in order to get some parallel lots olong the street. Some key lots are being created with this proposal. The proper location of houses would be difficult. The Planning Director stated that the prime concern wos the creation af key lots in a situotion where there is existing develapment. The creation of key lots in a totolly new development is to be corrp~nsoted for by the proper 10- cotion of the house much more sO thon where one house is already developed. The point was roised that there would sti II be four future lots ond it cou Id not be ascertained ot this time how the.se ore to be developed. Commissioner Golisch stoted there would be 17 lots ond 6 of them are future, or unknown foctors, so far as the ultimote development is concerned. If this tentative. map were approved with 11 lots and with 6 lots spread out throughout the oreo this would creote planning problems for the future. There are too . many unknown factors in this tentative map. December 11, 1962 Poge Nineteen '. . . MOTION Moved by Commissioner Parker, seconded by Commissioner Ferguson, that tentative tract Mop No. 27619 be recommended for denial. ROll CAll: AYES: Commissioners Ferguson, Golisch, Kuyper, Parker ond Forman. NOES: None ABSENT: Commissioners Norton ond Michler. PUBLIC PARTICI- PATION No one in the audience desired to be heord. REPORTS Commissioner Kuyper. presented the report of the Subdivision Committee meeting held December 6, 1962, os follows: liThe Subdivision Committee ot its meeting of December 6, 1962, decided to recommend to the Commission the adoption of the following stondords os Commission policy: 1. Increase the radi us of the cu I-de-soc from 40 ft. to 45 ft. in the cose of 50 ft. street, and 50 ft. in the cose of a 60 ft. street. 2. Maintain 75 ft. of lot width at the building line. 3. Maintoin a minimum of 45 ft. of width at the property line. On corner lots on arterial streets, such 9S Santo Anita and and Boldwin Avenues. etc. 0 minimum side yard setback of the street side sholl be required of 20 ft. with a minimum lot; width of 85 ft. rather than 75 ft. 5. Require the occurate del ineation of the properties between the two existing streets. 6. Notify by moil the property owners which will be adversely affected in the terms of future development if approvol were given to a tentative map improperly located. This should be a matter of publ ic pol icy in order to appraise the people who are directly involveel in the subdivision of land. The general plan is to prevent the development of property that would landlock other property. rnat parallel lotti,!g should not be allowed." The next meeting of the Subdivision Committee will be held at Eaton's on Thursday, January 3, 1963. ZONING Two items hod been discussed by the Zoning Committee. One, involves the request for chonge of zane on Duorte Rood from R-2 to C-2 with 0 D overloy. The conclusion wos that in connection with the zoning application requested that the staff should include in the study orea the property bounded by Santa Anita Ave. Diamond St. Fifth Ave. and Duorte Rood. This action would then camplete a plan extending from the Freeway on the north to Duarte Road on the south. It wos felt that the consideration of two lots could not be considered without the full stody of the area.surrounding them. These facts moy not be ovailable for the public hearing 'scheduled for the application for zone change which has been set for Jonuary 8, 1963. December 11, 1963 Page Twenty '. , . ADJOURNMENT . . The second item discussed was the Rl regulationsopplicoble to second dwellings on 0 lot. There will be more discussion on this subject. The Commission should review whether or not a second dwelling regulations should apply in Zone R-1. The Southern Californio Plonning Congress will meet ot Disneylond on Thursday, December 13. There will be no Planning Commission meeting on December 26, 1962. The Code states that the Planning Commission shall meet once each month. The Plonning Director requested some though be given by the Commission to the idea of meeting once each month on generol plonning motters such as, varionces, zone chonges, lot splits, subdivisions, etc. and then have the second meeting as presently scheduled for 0 study and discussian meeting. It is felt the more time spent on the study portion would require less time on the actuoJ meetings. Poljcies could be firmed up and the objective of the Cammission would be more precise. The meeting adjourned ot 11 :45 P. M. p~~ WILLIAM PHELPS Planning Secretary December II, 1962 Poge Twenty-One