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HomeMy WebLinkAboutMAY 14, 1963 , -...... ROll CAll MINUTES CENTRAL AREA STUDY lOT SPLIT NO. l-63-1 MINUTES PLANNING COMMISSION, ARCADIA, CALIFORNIA REGULAR MEETING May 14, 1963 The Planning Commission of the City of Arcadia, California, met in regular session on May 14, 1963 at 8:00 o'clock P. M., in the Council Chamber of the City Hall, with Chairman Forman presiding. .- The Chairman led in the pledge of allegiance to the flag, PRESENT: Commissioners Ferguson, Gol isch, Hanson, Kuyper, Parker and Forman ABSENT: Commissioner Norton OTHERS PRESENT: City Attorney James A. Nicki in Assistant City Engineer Frank Forbes Planning Director William Phelps Senior Planner Ernest Mayer, Jr. City Councilman Conrad Reibold was unable to attend because of a City. Councii meeting. The minutes of March 26, 1963 were approved as written and mailed. The minutes of the meeting of April 23, 1963 were approved with a correction in the title of Frank Forbes. The presentation of final report and plans of Central Area by the Planning Consultant firm of Wilsey, Ham and Blair was advanced on the agenda due to the publ ic hearings scheduled. Mr. Donald Gutoff presented the report entitled "Central Area Plan, for Arcadia Caiifornia" and stated that the report is supplemented by technical data, with details of traffic findings on which the recommendation is based; the economics is clear and the purchasing power exists for redevelopment which is essential and vital to the future development. The preliminary plans had been presented before the Planning , Commission and to the business people at publ ic meetings. The report now presented is formulated on information brought out at these hearings along with the recommenda- tions of the Consu I tants. Mr. Gutoff requested permission to attend further meetings of the Planning Commission when all of the supporting data would be discussed. The Commission felt this to be of vital concern and felt the matter should be referred to the Commission as a whole, along with the Zoning Committee. After consideratian by the Commission a workable scheme will be developed for standards that are appropriate. The City will have to evaluate the recommendations and implement the program that is necessary to carry on some of the items of the plan. Some of the uses recommended will have to be considered on the basis of reviewing the Zoning Ordinance to tailor,it to the recommended plan. The Planning Commission considered lot Split No. l-63-15 for property located at 1617, South First Avenue and (fJ and 66 East Camino Real. The applicant desires to use portions of three lots to create one new lot fronting on First Avenue. May 14, 1963 Page One , -_/' --\ ,-j The Planning Department recommends approval, sub;ect to the following conditions: I. File 0 finol mop 2. Provide 0 sewer lateral to the newly created lot 3. Pay a $25.00 recreation fee 4., Provide water services to comply with the Uniform Plumbing Code MOTION Moved by Commissioner Golisch, seconded by Commissioner Kuyper and unanimously carried that Lot Spl it No, L-63-15 be tentatively approved, subject to the conditions set forth in the Stoff report. TENTA TIVE TRACT NO. 28438 The Planning Commission considered Tract No. 28438, six lots on a cul-de-sac street located west of Holly Avenue, between Longden and Walnut Avenues on the rear portions of properties known os 416 and 426 Longden Avenue ond 415 and 425 Avenue. STAFF REPORT The subject tract proposes to develop six lots on 0 cul-de-sac street located west of Holly Avenue, between Longden and Walnut Avenues on the rear portions of pro- perties known as 416 and 426 Longden Avenue and 415 and 425 Walnut Avenues. The street is shown as 50 ft. wide with a 40 ft. cul-de-sac radius and runs from Longden Avenue in 0 southerly direction. All six lots ore shown to exceed the 7500 sq. ft. minimum R-Ilot areo and hove 0 minimum of 75 ft. width at the, building setback line. The location of this tract allows for the orderly development of the properties west to Tract No. ,28312 recently C1Pproved by the Commission. The Planning Deportment recommends that this tentative tract be approved, subject to the following conditions of approval: I. The south lot I ine of lot No. 4 sholl be inl ine with the south lot line of Lot No. 3 2. A 6 inch water connection into this tract reducing to 0 4 inch water main beyond a fire hydrant required by the Fire Deportment. A flushaut will be required at the end of the proposed water moin. 3. Install 011 standard street improvements required by the subdivision ordinance. Improvements, grodes and drainage shall be to the satisfaction of the Director of Public Works. 4. Provide 011 easements required for reor line utilities. Delineate easements on copy of finol mop and secure approval of uti! ity companies. 5. Remove all trees and structures from the street right of way 6. Remove 011 structures and buildings wit!:'in or across the tract boundary. These removols or relocations sholl comply to 011 City Ordinances, Codes and regulations, and be done to the satisfaction of the Deportment of Public Works. 7. Dedication of street 60 feet wide or 5 ft. planting and sidewalk easemen ts. 8. Provide garages for 416 and 426 W. Longden Ave; and 415 and 423 W. Walnut Ave. May 14, 1963 Page Two MOTION PUBLIC HEARING V-63-16 (ErI ingheuser) 9. Easement for drainage and sewer shall be of size and type approved by the Director of Public Works 10. Fees and deposits required: Street I ight installation Street sign installation Street tree installation Recreation fee - 6 lots at $25.00 $ 345.00 70.00 119.00 150.00 TOTAL $ 684.00 12. A covenant in the form approved by the City Attorney shall be recorded agreeing that for the purposesfof Article IX of the Arcadia Municipal Code the exterior boundary of said tract shall constitute the rear lot lines of Lots 3 and 4. 13. Prior to the issuance of a permit to build the guest house shown at 416 West Longden a covenant enforceable by the City shall be prepared in a form approved by the City Attorney stating that the guest house shall not be used for rental purposes. " The Commission was of the opinion that the lots fronting on Longden Avenue should continue to front on this street rather thon on the newly created street; and that a 25 foot front setback should prevai I. This tract had been presented to the Subdivision Committee and the present map included the recommendations of the Committee. Moved by Commissioner Kuyper, seconded by Commissioner Parker, and unanimously carried that the tentative map of Tract No. 28438 be recommended for approval, subject to the conditians as outlined in the Staff report. Public hearing was held on the applicotion of Dr. Ralph Erlingheuser, owner of property at 504-508 'West Huntington Drive, for construction of an eight story apartment bui Iding approximately 88 ft. in height. STAFF REPORT "APPLlCA nON This is the application of Dr. Ralph F. Erlingheuser, owner of the subject property, requesting a zone variance to permit: A. Construction of an eight-story apartment building approximately 88 ft. in height. The Code limits the height of buildings in this area to two stories or 35' feet. B. Construction of said apartment building with a density rotio of ane dwelling unit per each 1000 sq. ft. of lot area. Two thousand square feet of lot area for each dwelling unit is presently required. The building is shown to set back fifty feet from the front property line, twenty seven feet from the interior side property line, twenty-five feet from the La Cadeno Avenue side property line. The applicant propases to develop luxury dwell.ing units with typical areas of 1040 . square feet for each bedroom, unit, 1470'squaJ;e Ife~Uor two bedroom units and 1740 square feet for three bedroom units, May 14, 1963 Page Three ZONING AND SURROUNDING LAND USE: The subject, property is in Zone CO and D which permits professional office buildings of two and one-half stories in height ond requires a front yard of ten feet. No interior side yord is required except that on a street side the side yard required is ten feet, and a rear yard of thirty feet. The property could also be developed exclusively for multiple dwelling residential purposes according to the present ~-3 Zone regulations. The property abutting the subject property in a southerly direction is in Zone R-3 and unimproved, except for single-family dwellings further south to Fairview Avenue, there are existing apartment developments. The property to the west is in Zone C-O and D and except for a medical center, and four lots with apartment buildings is improved only single-family dwelling units awaiting redevelopment. The property across Huntington Drive immediately north of the subject property is owned by the Turf Club and is used for parking lot purposes. The property east of the subject property across La Cadena Avenue is i'n Zone CO and D and is improved with a mixture of single-family uses awbiting transition, special uses, i.e" Convalescent Homes, and apartment units. SUBJECT PROPERTY AND PROPOSED DEVELOPMENT The subject property consists of portions of Lots 19 and 20, Tract No. 21128, commonly known as 504 and 508 West Huntington Drive. The lots together have a total frontage of 187.10 feet and a total lot area of approx- imately 47,600 sq. ft. The average depth of lot 19 is approximotely 343 ft. while lot 20 has an average depth of approximately 212 feet. The appl icant proposes to develop on these lots a 47 dwell ing unit apartment bui Iding consisting of a single eight-story tower structure approximately 88 feet in total height. Of the 94 parking spaces required, 69 are provided in a subterranean garage while the remaining 25 are provided as open spaces above grade. The plans indicate that approximately 13,400 sq. ft. of the total lot area of 47,600 sq. ft. or 28% is covered by building above the first story. The major portion of the balance of the property is in recreation and planting areas. CONCLUSION S AND RECOMMENDATIONS The site for this development has been part of an area in transition for years. It has not developed when in R-3 or Zone C-O. The area appears to require, due to its unusual physical location across the street from the race track, additional stimulus to develop property. The recently published preliminary budget for 1963-64 makes the following meaningful statement, "How much longer the $1.10 tax rate (recommended for twelve consecutive years) may be maintained is a question we are unable to answer at this time; however, it is our opinion that the rate can be maintained only if the assessed valuation of the City is increased through the addition of new structures to the tax roll and sales tax revenues are increased as a result of added retail sales". May 14, 1963 Page Four Recent studies of typicol suburban tax base properties conducted thraughout the United States have revealed that no other use exceeded the tax potential of luxury apartment developments and that multi-story luxury units particularly can provide more than twice as much tax revenue as any suburban land use without a propor- tionate increose in services. If buildings of this height were not unusual in Arcadia the Planning.oepartment would not hesitate to recommend thot they be approved subject to strict development controls. However, because this appl ication does propose to construct bui Idings which in effect would be a variation from past development pol icy the Department recommends that the case be referred to the Zoning Committee. In addition, it is recommended that prior to final action onthis case that the Zoning Committee also report to the Commission the status of the Height District Map which is being prepared by the Staff. The Chairm:m announced that this was the time and place for hearing said application, P.ROPONENTS Dr. Ralph Erlingheuser stated that the new ordinance before the City Council mater- ially reduced the number of apartments that could be constructed on this property. He felt the use of the land is much better with the plan before the Commission. The 24 units he could build would cover probobly 80% of the property while this building with actual 10,000 sq. ft. on each f1oorwould be occupying much less, leaving approximately one acre of land to be developed with landscaping, pool, and recreation area facilities. This particular development would not expose a hole to the street for subterranean parking. This had been developed with entrances which would be completely away from the area and from visibility from the street. This will be a Class A, Type 1 building. This type is too costly for a two or three or, even four story unit and therefore this size. This is justified because the property is located on a corner; this makes the building more identifyable and makes the approach from the easterly direction. The building would be plainly visible to 011 visitors to the City and it would identify the City with the beauty and permanence of Architecture. The location is balanced by the other taller buildings in the City of Arcadia. By securing the help of t~e very best type of architect available, to avoid a robot "punch-cartJ type of apartment construction, this becomes a dignified design and excellent use of materials. This variance would not be detrimental to public health 6r welfare a inju rious to the property or improvements in this zone. The structure will be completely fireproof and incombustible. The best possible buildil1g land to building ratio is mail1tained. The convenience of adequate off street parking is provided. The building typifies permalOence and stability of the community which would attract more residents to the City, therefore, filling the vacancies in the present apartment structures. Because of the property values reaching 0 point where a reasonable return cannot be real ized on the investment, it is necessary that lond be put to its highest and best use. Four stories can now be built under the present zoning. Approval has already been granted for the construction of a building of in,: creosed height in a zone with the same height limitation. This improvement will not adversely affect the comprehensive general plan of the city. A change has already been demonstrated by the results of the surveys and studies made, A building of this type would complement buildings of one, two, three and four stories already in this vicinity. The location is ideal as outlined. The type of construction is May 14, 1963 Page Five desirable and is shown by the interest registered by the Council and Commission and the Department of the City to improve the standard of designs and construction. The comprehensive general plan will be supported and elevated as could be seen by the benefits to be provided ta all governmental public and private agencies. This is the direction that mast of the cities are following. It should not be that apartments built in one generation should be removed by the following generation. A building with 40 or 50 years of life would be a desirable structure j'f designed in like manner. From the tax structure, the amount necessary to expend on this project would' be a valuation in the neighborhood of $250,000 and the tax figures on this are easily calculated. But this building will be constructed for something in excess of a million dollars. Mr. Herbert L. Hendrie, 327 Oxford Drive, Arcadia, stated he did not know Dr. Erlingheuser and was not interested in any;way. He owned a single dwelling on Oxford Drive, but he was in favor of the type of apartment that is being proposed. Those residents who hove been in Arcadia for 'any' I';"gth of time are tired of the type of units that are being built here, It has deteriorated within the last five ta ten years. He felt this building would be an asset and would attract ather owners to develop like dwellings to enhance the property value of Arcadia. He felt that all of the spaces for parking should be subterranean as he fel t that to have part sub- terranean and part surface wouldbreak the aesthetic appearance of the development. If during the racing season he had all of his required spaces below and provided for more he would be in a better position. The eight story building is such .that it would break the monobnous, two sltory apartment that is now developed. Some of the buildings have added nothing to the City. He was in favor of this type of construction. OPPONENTS Mr. Robert Arth, 1017 Catalpa Road, President of the Santa Anita Rancho Association, stated the organization is rhade up of some 750 homes voted unanimously against high rise apartments and desired to go on record as favoring no more than two storl es. This will open the door to high rise apartments. Probably not only in this location but all up and down Huntington Drive and probably several other areas throughout the city. It had been mentioned that these apartments would not take families with children of school age; this may be a good intention but later if it proved uneconomic to exclude children they would be accepted at a later time. This naturally would cause a crowded condition in the schools and thus raise school taxes. He felt that cities that hod made studies as to high rise and more dense population had found that taxes have actually gone up. It is more expensive to build now and more expensive. to make improvements. The residents of this city are more interested in keeping Arcadia a residential city as most have purchased homes here to I ive in a fine residential area and whether the rate of tax is $1.10 or $1.12 is not justification for these high rise units. People are willing .to pay a little more to keep it a high residential city. There is nothing wrong with high rise. There is nothing wrong with tourist communities, or industrial areas. There is a need for these. But when an area is developed os a fine residential city, people are opposed to increasing the population density by going to many story buildings. The people'built or 'moved here not primarily to speculate on land values. Naturally, the merchants .wiU 'gain thraugh the development. But they would be in the minority of those thatwould benefit from high rise. If property were sold for higher use there would be no need for a City Council nor Planning Commission because each person would sell to the person who would pay them the most money. The Association urged that a firm stand be taken against this particular proposal so that property will be developed in an orderly fashion and that no speculative purchases be made in the hopes that this type of development may occur. This probably would eliminate the same action that May 14, 1963 Page Six \, occurred when Ordinance 1071 was adapted. IF this were to go to a vote of the people there would be a lot of hard feelings and they urged the Commiss,ion to try to sense the will of the great majority of the people of the city and take action to disapprove this request for high rise. McDonald Curtis owner of the property next ta the site .in question urged denial of the application. He felt that his property would be materiolly decreased in value unless it was to be sold for other high rise buildings. It would also stop the view they now enjoy. The recreation area would be nothing but a noise section and this will be passed on down the street in what is now 0 rather quiet area. Mr. Considine, 329 Naomi Avenue, President of the West Arcadia Home Owners stated the group was .opposed to high rise or other apartments being developed that are crowding the schools, streets and changing the tenq.a.lof the entire city, even to the change of the city motto from "City of Beautiful Homes" to a "City of Pride". This is 0 much lesser motto than beFore. There is already a demand For more school Facilities. Because of the increased population due to multiple dwell ings the school is faced with the development of an additional school. Not just class rooms, but an entire school. If high rise is to come at all it will end up with those owning a single residence will be unduly taxed by additional school facilities to offset the income of students from the high rise apartments. In an area where there are no sidewalks, no facilities to students walking and riding their bicycles to and from school there would be an increased traffic problem. This has been an age old problem Fought around the Hub orea for years. Repeated pro- mises have been made that there will be no expansions of this type and the people are now asking that these promises be kept. They were strongly opposEld to high rise and any other Form of occuponcy of lond thot will increase the land density in its proportion to single dwellings. They were hoping the City would stay a "City of BeautiFul Homes". James F. Harrington, 910 Palo Alto Drive, has lived in Arcadia aver 14 years and likes the city because it is a residential town and he would like it to stay that way. Frank Vachon, 1145 Encanto Drive, stated that he had spent six years on the Planning Commission and is truly concerned with the advent of high rise in the city and the increased density that this will bring upon the city. Many problems have occurred in the past and the Planning Commission and City Council have upgraded the apartment buildings and he was only sorry that it was not done Five years ago. BaSically, that by upgrading the land now instead of raising and increasing the density it will produce the best type of community possible, He was not against progress, but people in the city are strongly opposed to having a city of non-resident owners. The city has been proud of having residents who were home owners and who took pride in their city and city politics, schools, etc. This is largely due to the fact that these people have property and are property owners. They have been interested in their property. To have apartment dwellers, as such, who are notoriously not interested in the communities that they live in, it would have a tendency to chonge the whole complexion of the city. He strongly opposed any encroachment that would make for a greater density in the city and he fel t this would in the long run tend to reducevahies rother than strengthen them. James Thompson, 525 Fairview Ave., felt that this was not a simple variance and that it was a violation of the existing code and is strongly opposed to it. There should probably be a vote of the people on this matter. May 14, 1963 Page Seven MOTION PUBLIC HEARING V-63'-18 Vallane Lee Baxter, 618 W. Langden Ave. stated he had lived with high rise. It started aut as an area that was a garden spot af the earth and later they were in seorch af a tree. This of course is Brooklyn. These buildings soon became tenements. This structure is no'- doubt a high class building but would look better on Wilshire BouleV!:lrd. Dr. Erlingheuser asked if he might speak in rebuttql. He was advised that there would be future opportunities for this, that it was the intention to get all of the informotion before the Commission at this time. Mr. George Hanks, 2332 South Four th Ave. and quite 0 distance from the high rise apartment, but was concerned about it. He moved here six years ago and the reason he did was that it was a high quality city and a city of homes. It hod bothered him that someone had seen fit to change the motto of the city. He personally was not tao proud of it. It is time to stop the constant pressure of the climbing density in population. The point was made that the h!gh rise was needed to retain the $1.10 tax rate;. but ill the six years he had lived here his taxes had gone up every year, this because of the school toxes. When the Foothills Junior High was built he was told this would solve the school problem for some time to come, and now they are talking about building another school. The remark was made that the high rise would fill up all the other apartments in the City, but he doubted this statement. The other apartment owners would open up their dOCllrs to children where they do not accept them now. He felt the people of the city should have the opportunity of expressing themselves on this question. He said one member of the Council had been quoted as saying that Ihigh rise was inevitable and the people should face up ito it. If this is the case they should be removed and he would actively work against them. In his section of town there is no property owners association, but if this type of development is permitted to continue he would organize such an organization. They were vitally concerned in this area. The Chairman stated that inasmuch as there were no further remarks, the matter would be referred to the Zoning Committee for further study and the public hearing would be continued to the rext regular meeting. Commissioner Golisch stated that the matter should have considerable study by the Commission and also by the City Council" This is a stand that will perhaps decide the future of Arcadia. This is a milestone in the City as to whether the area will r.emain a residential city or'a high rise city. High rise in itself is not necessarily good nor necessarily bad. It should not be decided by the Planning Department by theory, but should be decided by desires of the people. The majority of the people should be considered. The matter before the Commission really is not ','0 question as to whether or not one particular unit is going up, the main point is it will set a precedent for the rest of the City along Huntington Drive, the Hub area, and the EI Rancho area. Moved by Commissioner Gol isch, seconded by Commissioner Kuyper, and unani- mously carried that the hearing be continued until the next regular meeting and that the matter'be referred to the Zoning Commission for study. Publ ic hearing on the appl ication of Mike Vallone for a zone variance to allow construction of an eight story opartment building at 614-620-624-630-634 and 642 West Huntington Drive. May 14, 1963 Page Eight STAFF REPORT APPlICA TI ON This is the application of Mike T. Vallone, owner of the subject property, requesting a zone variance to permit: A. Construction of an eight story apartment building appraximately 190 ft. in height. The Cade limits the height of buildings in th is area to two stories or 35 feet. B. Construction of this opartment building with a density ratio of one dwelling unit per each approximately 1150 sq. ft. of lot areo. Two thousand sq. ft. of lot area for eoch dwelling unit is presently required. C, These structures consists of two "V" shaped buildings. Each building will have a length of opproximately 400 lineal feet. The maximum building length limitotion in Zone R-3 is 160 lineal feet. No building length requirement prevails in Zone CO. SUBJECT PROPERTY AND PROPOSED DEVELOPMENT The subject property consists of Lots 6,7, 8, 9, 10 and II, Tract No. 2828, and commanly known as 614, 620, 624, 630, 634 and 642 West Huntington Drive. ' The lots in total have a frantage an Huntingtan Drive of 408.72 feet and an area af 229,000 sq. ft. The'average depth of the lots is approximately 537 feet. The applicant proposes to develop on these lots a 200 dwelling unit apartment building consisting of four wings of eight stories each. Of the four hundred parkingspaces required, 328 are provided in a two level subterranean garage, with the balance of 72 provided as op,en spaces to the rear of the site. The plans indicate that approximately 35,000 sq. ft. of the total lot area ar 16% is cavered by buildings with a majarity of the remaining land in recrea- tion and planted areas. The bu i1dings are shown to setback 50 ft. from the front property line, 40 ft. from the side property line and 180 ft. from the rear property lines at their closest points. The appl icant proposes to develop luxury units with typical areas ranging from a minimum of 1337 sq. ft. for a two-bedroom unit to a maximum of 2207 sq. ft. for a unit with two bed roams and a den. ZONING AND SURROUNDING LAND USE The subject property is in Zone CO and D whiCh permits professional office buildings or two and one-half stories in height and requires afront yard of ten ft. no side yard and a rear yard of 30 ft. The property could also be developed exclusively for multiple dwelling residential purposes per existing R-3 Zane Regulations. Moy 14, 1963 Page Nine The property abutting the subject property in a southerly direction is in Zone R-3 and already substantially improved with apartment developments. The two lot; directly west of the subject property are in Zone C~O and D, and are improved with small apartment'dwell ings. It is likely that these will be removed and the property redeveloped in the near future. Beyond these two lot; there exist; the C-2 Zone lot; wh ich front on Baldwin Avenue and are improved with a variety of retai I uses. The property across Huntington Drive immediately north of the subject property is owned by the Turf Club and is used for parking lot purposes. The property east of the subject property to La Cadena is in Zone CO and D and is improved with a Medical Center, single-family residential uses awaiting redevelopment ond two apartment buildings. CONCLUSIONS AND RECOMMENDATIONS The site for this development has been part of an area in transition for years. It has not developed when in R-3 or Zone CO. The area appears to require, due to its unusual physical locotion across the street from the race track, additional stimulus to develop property. The recently published preliminary budget for I 63-64 makes the following meaningful statement, "How much longer the $1.10 tax rate (recommended for twelve consecutive yeors) may be maintoined is 0 question we are unable to answer at th is time; hawever, it is our opinion that the rate can be maintained only if the assessed valuatian of the City' is increased as a result of added retail sales", Recent studies of typical suburban tax base properties conducted thraughout the United States have revealed that no other use exceeded the tax potential af luxury apartment develapment; and that multi-story luxury units particularly can provide more than twice as much tax revenue as any suburban land use without a proportionate increase in services. If buildings of this height were not unusual in Arcadia the Planning Department would not hesitate to recammend that they be approved, subject to strict development controls. However, because this application does propose to construct buildings which in effect would be a voriation from past develop'. ment policy the Department recommends that the case be referred to the Zoning Committee. In addition, it is recommended that prior to final action on this case that the Zoning Committee also report to the Commission the status of the Height District Map which is being prepared by the Staff." The Chairman requested those in favor of the appl ication to present their views: PROPONENTS Mr. Robert Stevens, 2314 Huntington Drive, San Marino, an attorney at law, representing the appl icant, presented a written proposal for the eight story luxury apartment project. Each member of the Commission had been presented this document. This is referred to Exhibit A and is made a port of the record. May 14, 1963 Page Ten I Mr. Stevens alsa presented a petition from surrounding property dwners within the 300 ft. radius which he submitted with 17 property owners' signotures residing an Baldwin, Fairview and Huntington Drive. He stated that there were four who would not sjgn and two were not available. The height of the building is 88 ft. with a penthause. This area is a little over 5 acres, and is composed of six lots., From a study of the areo it is one of the ilast lorge lots available far development on Huntington Drive, or in the ar~a south of Santa Anita Race Track. This praperty can, therefore, be developed in a very :high class manner if the Commission and Council accept this proposal. I This property is located on Huntington Drive, and about a year ago a study was made of the properties in this area. The survey was made by la contractor who gives advise of the highest and best use of land, and mother lperson who was connected with a lending institution. At that time due to some of the vacancy factors it was not desirable for commercial use, sa that -yas excluded. The land values ranging from $2.00 to $2,50 and perhaps higher per sq. ft. in the area was not feasible for the type af apartment units that have been developed on Huntington Drive. This would be a higher type apa1rtment house in the area. The rentals would be higher. I Mr. Stevens outlined the conditions of the variance to show that they had met the conditions required. The reason the Planning Commission had; studied the R 3 area was Wi.th the intent of upgrading it and to prevent the ITg tunnel type of units that were being developed. I The Santa Anita Race tract ibuilding is 75 feet in height. This is[very little higher or approximately 13 ft. He stated that his understanding of a variance is not for a slight variation but for any thing that is not covered i~ the zone and for which the four conditions listed in the code can be substal)tiated. He believed the height justifies the variance for the reason that this is the only large parcel of ground left in the areo for development. The othe:r lots are one or two ownerships. Therefore, it is an exceptional and extraordinary situation as far as the lot area and the type of development that c6uld be put there. It will not be injurious or detrimentai to the property ownJrs in the orea. The main reason for the objection to the height is the obstryction of the view. If one were to take a side view from the buildings and looking through this lot the actual building obscured only about 25% of th~ view. This is due to the fact it is not built in a square manner. There are open patios th"t face out and this does not tend to cut off the view. In the ordinary apartment the ten foot parapet wall could be constructed which wc;>uld cut the view in any event. This will allow the people from the Fairview side to see a be'autiful structure which would not obstruct the view as much ad if it were , an ordinary R-3 development. The lot coverage on this is about 13%, whereas the lot coverage on an R-3 development would have been 41.5%. I The type of people occupying this aportment would be executive type people. I The area of this property is approximately 220,000 sq. ft. which y,)ith the oppl ication requests the construction of 220 units reducing the are~ to 1000 sq. ft. per unit which it was in 1960. The 'purpose of the land perldwelling unit is to upgrade the apartment houses. This would be done in the construc- tion of this building. Mr. Stevens had tried to find a picture of a~ apartment in the Wilshire District such as this but he could not find one as hi~h class as this is proposed to be. Arcadia is a city of homes, and these are not to be devaluated. The average person who would rent a unit of this typJ only one out of seven would have a child of school age. The average apartinent owner hos about 3.75 children. I May 14, 1993 page Eleven . They will pay very high taxes which will more than compensate for the number of children using the schools, and will assist in obtaining schools for other children. The units will overage from 1000 sq. ft. to 3000 sq. ft. per unit. This is proposed os 0 high closs residential areo with multiple groupings. The total cost of this project will be approximately five and 0 half million dollars. This will overage approximately $24,000 per unit, which is equal to or might surpass any apartment in the area and many of the residential areos. The Developers propose to meet the code requirements os provided for Civil Defense and provide 0 shelter for 10,000 pers_ons in the case of on atomic disaster. The City of Arcadia would be very proud to hove this in the City, and if accepted it would sooner or later be 0 landmark. Most of the opponents do not I ive in the immediate area and most are residential property owners. It is quite possible the majority of residents ore not against this if they see the development os proposed. They were not trying to start 0 precedent, os this is 0 large parcel of land and each parcel of ground should be considered on its own merit. This area is multiple zone now and commercial and there is no attempt to create an undesirable structure next to 0 desirable one. This development would not in 0 I ifetime deteriorate, and would be of the best qual ity; and he hoped that the Commission would see fit to allow the variance. The Chairman requested those in the audience in favor of the variance to stand. There were approximately 50 persons. Those opposed also stood. There were approximately 30 persons, Richard N. Kastner, 814 Arcadia Avenue desired to speak in favor of the variance. This area has been 0 bl ighted area for quite a number of years. Areadia may be the city of homes, but there were many chicken ranches.and lats of vacant land. He did not see home'Owoars buying this property for homes. Some people com along and f1.lt up apartment buildings. Some of them hove not been as ottractive as others. He felt this would be a great asset for Arcadia. Individuols did not desire to construct fine homes across from the race track. With the type of development propased would bring executives to the City and people in the bracket of homes of $60,000 to $100,000, but who hove retired and hove the desire to I ive in Arcadia but without 011 of the expanse of yard area. Arcadia should not feel this would couse 0 down hill motion. Dr. Erlingheuser again requested permission to speak. This is 0 CO and 0 Zone and two application ore being considered for this zone. If the Commission should see fit to poss favorably on these two, they would not hove obi igated themselves in any way to permit this type of structure in any other zone. This building is not considered 0 high rise and nothing to compare with those on Wilshire Boulevard. Urban Renewal programs ore not be donsidered. These programs are where cities take over large areas and construct as many small apar trrents in a small area os is possible to accommodate the slum clearance. These are not the type considered under Urban Renewal. These ore luxury apartments. They do not generally have school age children so that the taxes derived from these buildings would assist with those they do hove. These people need services of all kinds. This would help the employment of the city. Generally, they hove larger amounts of money to spend, and 0 fine shopping area in the Cit.y would be enhanced from this standpoint. Cultural events would also be increased. These people are generally aware of their surroundings and toke better care of their property than persons in overage apartments. Arcadia May 14, 1963 Page Twelve . is not 0 tourist town but there ore many visitory ond landmarks of this type to enhance the city and would increase the permanence and desirability of living in Arcadia. Mike Vallone, 1028 Pork Ave. desired to make 0 comparison os to the tenement apartment os they were called. The overage floor area of these apartments will compare to the Village, Rancho and Highlands, and will surpass them in building costs, He quoted on instance where in 0 200 unit apartment there were but two school age ch i Idren. Alfred Rice, 78 W. Norman Ave., had no connection with this other than being o resident of Arcadia, but he has watched Arcadia grow. Some of the improvE! - ments would not be held bock, and os long os t.he city hod the opportunity of going "first cobin" on this it should be donE; nof.letthe property be in the same condition os Downtown Arcadia. A communication wos presented from Everett R. Regal, 631 Fairview Ave. stating that he was in receipt of 0 notice of public hearing before the Planning Commission and stated that he would be out of the city this dote and desired to register his objections in form of the letter. He stoted that the construction of the aportment to the north of his property would cut of the view; and would olso change the atmosphere from that of individual homes to that of the higher density. The recreation portion of the property would be next to his property , and with his recreation areo to the rear there would be no privacy for his tenonts. Mr. Wendell Chapman, 930 Coronado Drive, has been 0 resident since 1948 and concurred with those opposing the variance. The cultural affairs spoken of would be anticipated as there were no buildings suitable for such. Pasadena is the nearest source of thisactivity. The taxpayers would hove to support such 0 measure. He questioned the Civil Defense approach. Each apartment in the $250.00 and up decreased those under that price. As 0 $75.00 0 month apartment remains unrented the tenent!; become less desirable. The major portion of the taxes now ore for schools and these apartments would encourage more with children and hence more schools. Mrs. Lorna Disney, 270 Camino Real, spoke on behalf of herself and her husband, and stoted that 0 decision os major os this should be placed on the ballot so that the people could vote on it. MOTION Moved by Commissioner Golisch, seconded by Commissioner Kuyper, that the public hearing be continued and that the some be referred to the Zoning Committee for study to be considered at the next regular meeting. The Chairman stated that the Zoning Committee would toke 0 very comprehensive position, not only to determine the feasibility of these particular projects but the possible ground rules should this become the desire of the people, or in the area. This decision will not be hurried by 0 small group of Commissioners nor Councilmen, b ut rather it will toke considerable study the the group. The Chairman called 0 three minute recess at 10:05 P. M. The meeting reconvened at 10:08 P. M. May 14, 1963 Page Thirteen . , . . REPORTS PUBLIC PARTICIPA TION ADJOURNMENT .' /~~' ',,-~ The Planning Directar stated that he had met with the Zoning Committee and Mr. Ferguson wou Id make a report. Mr. Ferguson stated that one af the items before the Zoning Committee was parking ,standards and also the evaluation af Zone R-l. No conclusions have been arrived at in either study. The Director advised that there were some subdivisions to be considered. The Chairman of the Subdivision Committee fixed Thursday, May 23, 1963 at7:30 P. M., to consider these matters. The Planning Department has prepared some reports on the medium height build- ings and felt that the ones under consideration were not high rise. The first report sets some criteria and the second relates the specific criteria to the varian- ces before the Commission. Reports from the Urban land Institute were attached which very completely covers some of the questions before the Commission. The study in these cases has been made by people well qualified and are applicable to Arcadia as well as to other communities. No one in the audience desired to be heard. The meeting adjourned at 10:15 P.M. ~;d4-~~~".. WilLIAM PHELPS Secretary May 14, 1963 Page Fourteen