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HomeMy WebLinkAboutJUNE 11, 1963 r? ROll CAll MINUTES CONTINUED PUBLIC HEARING V-63-16 (ErI ingheuser) HEARING CONTINUED CONTINUED PUBLIC HEARING V-63-18 (Vallone) MOTION CONTINUED PUBLIC HEARING V-63-17 (Knight) ---,,\ '~ MINUTES PLANNING COMMISSION, ARCADIA, CALIFORNIA REGULAR MEETING June 11, 1963 The Planning Commission of the City of Arcadia, Cdifarnia, met in regular session on June II, 1963, in the Council Chamber of the City Hall, at 8:00 o'clock P.M. with. Choirman Forman presiding. Commissioner Parker led in the pledge of ollegiance. PRESENT: Commissioners Ferguson, Golisch, Hanson, Kuyper, Norton, Parker and and Forman OTHERS PRESENT: Councilman Conrad Reibold City Attorney James A. Nicklin Assistant City Engineer Frank Forbes Planning Director William Phelps Senior Planner Ernest Moyer, Jr. Assistant Plonner Edward Morris The minutes of May 14, 1963 were opproved with the following correction: Poge Six "Santo Anito Rancho Association voted unanimously against. high rise apartments". The public hearing on this item was continued from the meeting of May 2B, 1963, pending a report from the Zoning Committee. Commissioner Ferguson, Chairman of the Zoning Committee stated that several 'meetings had been held on this subject and it wos nearing completion, but it would prabobly be another two weeks before the study is completed. Mrs. Elizabeth Willis, 1115 Holly Avenue, stated that with the request from the City for dedication of 12 feet on both Duarte Road and Holly Avenue it would cut her property to 0 point where it would be impractical to construct units without exceeding the present height limits. She favored high rise. Moved by Commissioner Norton, seconded by Commissioner Golisch, and unonimously carried thot the public hearing on Zone Variance V-63-16 be continued until the next regular meeting. This item wos continued from the lost meeting, pending 0 report by the Zoning Committee. ' Moved by Commissioner Norton, seconded by Commissioner Golisch, and unonimously corried th.:Jt the publ ic hearing be continued until the next regular meeting. This public hearing was con'tinued from the lost meeting. This item had been referred to the Zoning Committee for study and report: June 11, 1963 Page One ZONING COMMITTEE REPORT: The Zoning Committee has reviewed the request to construct a third$fory pent house above a proposed two-story apartment building on the property at 1102 Fairview Avenul As the Commission knows, the Zoning Committee has been studying whether or not the height limitations presently in effect should be changed to provide a more com- potible relationship between buildings. This study is not completed. However, it hos proceeded to the point where the Committee can use it os an evaluation device. For example, in the areo in which this building is proposed the Committee has deter- mined thut anly two story buildings ore oppropriate now ond for the foreseeable future. To permit one building to be three stories would undoubtedly set 0 precedent in this orea which is not desirable. Therefore, the Committee recommends that the application not be opproved. MOTION Moved by Commissioner Narton, seconded by Commissioner Kuyper, ond unonimously carried that the public hearing be closed. MOTION Moved by Commissioner Norton, seconded by Commissioner Ferguson that the zone variance application of William Knight for the construction of 0 third story pent house above a proposed two-story apartment building on the property at 1102 Fairview Avenue be recommended for denial. ROLL CALL: AYES: Commissioners Ferguson, Golisch, Hanson, Kuyper, Norton Parker and Formon NOES: None ABSENT: None CONTINUED PUBLIC: . HEARING V -63-20 (Stogsdill) Public heoring on application No. V-63-20 wos continued from the lost meeting. The matter had been referred to the Subdivision Committee for study due ta the many pressing matters before the Zoning Committee: COMMITTEE REPORT: The Subdivision Committee reviewed the application ond feels that the application be approved subject to the following conditions: I. Final plans in substantiol complionce with the tentotive plans be opproved by the appropriate County and Stote agencies having jurisdiction ond be submitted with evidence of these approvais to the Planning Commission. 2. The off street parking requirements sholl be one space for each bedroom plus one additionol space for each employee. 3. That the final plans include as part of the working drow- ings a landscape plot plan and irrigotion plan prepored by a qualified landscape architect. Commissioner Norton stoted that many standards are set by the Stote of Cal ifornio but in some instonces the County of Las Angeles are substondard to the standords set by the City of Arcadia, He felt thot the use of this building for the stated June 11, 1963 poge Two "--~ purpose should be included in the No. 1 Fire Zone. Commissioner Ferguson requested informotion as to the Plonning Commission recommend- ing a stated fire zone. He was advised thot while it is the prerogative of the City Council to apply such restrictions, it was felt that a recommendotion from the Planning Commission to this effect would be in order. Commissioner Ferguson further stated that he felt with this type of occuponcy is similar to conditions that are applied for children, in that these people are deaf and do not hove 011 of the faculties thot ore normally gronted that it would behoove any developer to provide ext'ra protection in the way of fire protection. The Stote requires this for any two story schools where there ore smoll children. He olso felt, as Mr. Norton did, that tax free orgonizations were questionable in commerciol zones . The Planning Director stated that a communication had been received from C. J. Harding, 510 South Spring St. from the California Home for the Aged Deaf to the effect thot the matron of the home is a person of normal heoring and speech; there have been times when an assistant matron hus been on duty who is deaf, but at a meeting several months ogo it was discussed and oction taken that a person with normal faculties should be in attendonce at all times. Commissioner Golisch stated that from the plonning viewpoint it was necessary to obtain the best protection possible for this particulor use. Commissioner Norton stated that many nursery schools, senior citizens residences, etc. were of a substandard nature as oppl ied to the Code of the City of Arcadia. Commissioner Golisch felt thot the one porking orea next to the service areo could not be used; ond that there was inadequate porking, in his opinion, for this use or for any other use that may be in the future. He wouJ'il suggest that there be one space for each bedroom and one space for each full time employee. MOTION Moved by Commissioner Golisch, seconded by Commissioner Honson, ond unonimously carried that the Zone Varionce application of Ralph D. Stogsdill, V-63-20, at 529 Las Tunus Drive, be continued until the next regular meeting in order to comply to the off street parking requirements. TRACT NO.27J95 Tentative Tract No. 27195 being 20 lots located north on Oakhaven Road, eost of Santa Anita Wash was again considered. COMMITTEE REPORT: Both Tract No. 27195 and Troct No. 27803 were reviewed by the Committee with the developers. The Committee recommends that these trocts be approved subject to the conditions of opproval set forth in the Staff Report with the possible modificotion of some of the conditions depending on the results of the Commission's discussion of pad sizes, slope banks and screening devices. Mr. William T. Beckwith, the developer, stated that he had gone over the area with his engineer and it was possible to eliminate one lot thereby increasing the pad sizes on the remaining lots. June 11, 1963 Page Three Inasmuch as this is the last property in the City for 0 complete subdivision for quality residences, extreme care should be taken in the development. The subdivider had met with the Committee and had gone over the conditions of opprovol. Commissioner Kuyper stated several items were of concern; I) Lhderground utilities are desirable in this porticular areo, however, there may be some delay due to avail- ability of material; 2) Slope Banks. The subdivider felt thot so long as he was to employ 0 soils engineer and a geologist acceptable to the City Engineer, that the banks should be reduced from 1-1/2 to 1 to 1 minimum. Assistont City Engineer Forbes feft that with the soils engineer and geologist taking the responsibil ity for this it could possibly be a lesser slope; so that this particular recommendation would be th..t they would not exceed 1-1/2 to 1 unless acceptoble report by the geologist and the soils engineer was approved by the city; ond 3) Pad Areos were aJso carefully considered. A former troct before the Commission required a pod area of 7500 sq. ft. The assumption of a pad area is the level buildable area. The pad area on level ground would be the entire 7600 sq. ft. lot. 25 feet of this would be the front setback which would not permit anr construction. This would leove approximately 5625 left as 0 minimum R-r lot for c'dnstruction. This would be an absolute minimum pad. However, the precedent had been estobliShed in the Elkins tract when 7500 sq. ft. pad orea, exclusive of slopes was required. The revised tentative map had not been reviewed by the Committee so that there might possibly be a change in the pad oreas. 4) Driveways for each pad to be paved with asphaltic concrete from the street curb line to the pad for erosion control Th is possibly could be chang ed from the poved drainage at the upper level of the pad the street shall be provided with driveways to the sotis- faction of the Director of Public Works. This provision would permit the possibility of building split level houses where the.garoge would be up from the street level and the upper level would be the bedrooms or living quarters. In this case there would be no driveway to the upper level. Some other type of drainage would be required; 5) Walls were also considered. Instead of block walls it was felt thot odequatescreen- ing focilities should be provided. Commissioner Gol isch stated the pattern is to be set for the entire area. There is other property that could be developed in the future. Concern should be given to the pad area. If the front 25 ft. is considered as setback possibly the 6000 sq. ft. might be adequate. This would, however, result in rather large homes on a minimum lot. Commissioner Ferguson stated it might be a matter of likes and dislikes. Were he to build a house in a mountaineous area he would prefer two levels or at least not cutting off a large land area ond changing the native appearance of the area. It perhaps would be necessary to design homes for these lots which would be more attractive than a stock plan. He felt thot ihe homes should conform in most instances to the contour of the land. Commissioner Forman stated that the ordinance requires a 25 ft. reor yord, which would leave but 3000 sq. ft. of buildable orea. With the orchitectural control proposed each house was to have 1700 sq. ft. minimum with the garoge ond breezeway, it would be crowded even on the 7500 sq. ft. pad. Mr. Beckwith stated that the people purchasing these lots would pur chose them with the view of designing a house to fit the lot. A.smaller pad area could perhaps be more adaptable to this terrain. He also outlined some of the suggestions ond also corrections that were possible to make. They were agreeable to most of the items under June II, 1963 Page Four TRACT NO. 27803 PLAN APPROVAL MOTEL "6" MOTION '\ considerotion but felt thot the pod areo of 7500 sq. ft. was excessive. He requested that approvol be given for 6500 sq. ft. He felt that the design of the property could be worked out very satisfactorily with this square footage. With the excess amoul1't of land it would be possible to even place a pool ot a little higher level. This would also allow for split-level design, and would give more chorocter to the oreo. The Chairman stated that where there were os many changes on the map a revised tentative map should be filed. Mr. 8eckwith wOS olso requested to outline on the revised mop the actual pod area showing the level buildable area. The matter was continued until the next regular meeting pending the fil ing of the revised tentative map. This subdivision consists of 17 lots located north of Ook Glen Avenue, eost of the Sonta Anita Wash. It is a part of the preceding subdivision. A revised map will be submitted for considerotion at the next regular Planning Commission meeting. Plans and working drawings were presented for consideration and approvol for 0 motel to be located at 225 Colorado Ploce, by Motel "6". STAFF REPORT: The City Council Resolution No. 3526 gronted a zone voriance to Wi II iam W. Beck and Paul A. Greene for the erection ond operation of 0 motel on property 01225 Colorodo Place. A required condition of approvol makes it necessary for the Planning Commission to review and approve final working drowings which must be in substantial compliance with the approved preliminary plans. The Planning Defiartment has reviewed the submitted finol working drawings finding them in sufficient detail and in substantial complionce with the approved preliminories, and, therefore, recommends that they be approved subject to the remaining condit-ions . of approvai set forth in the Resolution. .the P.l.arlttiriS.gepartment ~os'tevlewed: these, pli:ms.~hOs..chec~ea"wi.th: the ,other; . . D,epcir.trrlents, and has. found the plans to be in complete enough form ond substontial compliance with the original preliminary plans; therefore, the Deportment recommends that they be approved. In the landscape: pbn there is adequate sprinkl ing facil ities for minimum core ond maintenance. The properties to the east ore well screened from outomobile head- lights ond landscaped ore os ore adequate. Moved by Commissioner Ferguson, seconded by Commissioner Norton, ond unonimously carried that the plans for Motel "6" located at 225 West Colorado Boulevard be opproved, subject to the conditions outl ined in the staff report. June 11, 1963 Poge Five RESOLUTION No. 477 MOTION MOTION RESOLUTION NO. 478 MOTION MOTION REPORTS DOWNTOWN AREA PLAN MOTION SECOND HOUSE ON R-l LOT c The City Attorney presented ResoJution No.477, entitled: " A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE DENIAL OF A ZONE VARIANCE TO ALLOW THE CONSTRUCTION OF SIX ADDITIONAL DWELLING UNITS BEHIND AN EXISTING HOUSE AT 250 OAKHURST LANE IN SAID CITY". Moved by Commissioner Kuyper, seconded by Commissioner Golisch that the reading of the 15ull body of said resolution ~e waived. Moved by Commissioner Kuyper, seconded by Commissioner Parker, thot Resolution No. 477 be adopted. ROLL CALL: AYES: Commissioners Ferguson, Golisch, Hanson, Kuyper, Norton Parker and Forman NOES: None ABSENT: None The City Attorney presented Resolution No. 478, entitled: "A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE GRANTING OF A ZONE VARIANCE TO PERMIT VEHICULAR ACCESS FROM LIVE OAK AVENUE TO PROPERTY LOCATED AT 325 EAST LIVE OAK AVENUE IN SAID CITY". Moved by Commissioner Ferguson, seconded by Commissioner Hanson, that the reading of the full body of Resolution No. 478 be waived. Moved by Commissioner Golisch, seconded by Commissioner Ferguson, thot Resolution be adopted. ROLL CALL: AYES: Commissioners Ferguson, Golisch, Hanson, Kuyper, Norton Parker and Forman NOES: None ABSENT: None The Planning Director stated that the procedure requires for the consideration of the plan for the o,wntown area has been considered. The Commission should hove the City Attorney prepare.a resolution setting the date for the hearings on the plan Moved by Commissioner Norton, seconded by Commissioner Ferguson, and unanimously carried that the City Attorney be instructed to prepare 0 resolution fixing July 9 and 23, 1963 at 8:00 o'clock P. M., as the time tohold public hearings on the Central A~a~~. . The Zoning Committee submitted a report pertaining to the construction of a second house on a lot in the R-l zone. Commissioner Ferguson stated that the Committee had had frequent meetings regarding the R-l areas en d from these meetings the following report has been prepared: Jure 11, 1963 Page Six ZONING COMMITTEE REPORT: Arcadia is one of the few communities that permits more than one dwelling unit per Jot in R-l zone. Basically ZoneR-l in most communities is on exclusive single- family district. Most of the new residents of Arcadia wha purchased lots in the recently approved subdivisions probably bel ieve that their tract as well as the surround- ing property in Zone R-l permit only one house on a lat. Under this ass umption they probably would be surprised to find out that they could ~ve more than one house on a lot in Zone R-l, provided that the conditions governint it, or for gronting 0 permit, were fulfilled. Originally, three dwelling units were permitted in Zone R-l each';unit was required to have a minimum lot size of 7500 sq. ft. Loter an omendment to Zone R-l provided for Modification Committee opproval for the second building if locoted at other than the main building line. Approval could not be issued if the additionol dwell ing interferred with the opening of an approved street or if such construction would prevent the uniformity of improvement in the orea. Ordinonce 990, adopted in 1957, required 60% of lots in the block on the same side of the street to hove an additional dwelling if the modificotion committee were to opprove the opplication. Subsequently, Ordinonce No. 1060, wos adopted in July 7, 1959, which establ ished the present condition; that must be complied with prior to Modification Committee approval, for additional dwellings in Zone R-l. These conditions are: I. Lot area must exceed 18,750 sq. ft. for one odditionClI dwelling unit) 30,000 sq. ft. for two additional dwellings. 2. The rearportion of the lot must have been subdivided since June 2, '1949; 3. 25% of the lots on the same side of the street must have additional dwelling, units. 4. Thot additional dwell ing units sholl not interfere or prevent the opening " of 0 new approved street or olley; 5. Additional buildings sholl not prevent uniformity of the improvement of the area. Since Ordinonce 990 was adopted up to the present time, the Planning Department records indicate 24 approvals, hove been given for odditional dwellings on R-I lots, using the same date as a bench mork, approximotely 70 subdivisions hove been approved containing 1030 lots. Two of the lots that hove been permitted a second house hove an assessed value (Iond and improvements included) of $7,870.00 ond $7,800, Immediately to the back of these lots on land recently divided from them are two new lots with a new home on each. These properties have an assessed volue of $8, 190 and $8,690. By comparing these figures it is obvious that 0 lot with two dwelling units do not produce twice the amount of taxes, In fact, in one case, less taxes are produced. Yet municipal services may be increased with the added people. The Zoning Committee suggests that the Plonning Commission formally proceed to hold publ ic hearings to amend the Zone R-l section of the ordinonce. Mr. Edward Morris, Assistant Planner in the Planning Deportment, exhibited a chart of the city locating the various subdivisions and the lots on which two houses had been constructed, MOTION Moved by Commissioner Kuyper, seconded by Commissioner Parker, and unonimously carried that the City Attorney be instructed to prepare a resolution instituting proceed- ings for consideration of the R-I zone insofar os the sections pertaining to the second or third house on a lot. The date of the hearing to be fixed for July 9, 1963 at 8:00 PM, June 11, 1963 Page Seven MODIFICATION COMMITTEE M-63-37 1335 S.2nd Ave. MOTION MODIFICATIO'N APPEAL M-63-24 1910 S.2nd Ave. Thi.s is a modification application which wos filed with the Planning Department ond submitted to the Modificotion Committee for a request to build a second house on a lot at 1335 South Second Avenue. The following facts were found: I. The oppl icotion wos received on May 24, 1963 2. Modification Committee meeting on May 28, 1963; 3. Committee referred the applicotion to the Planning Commission pending a study of the R-l zone permitting useage. The committee felt ,that when the Commission is considering odvising the City Council of policy changes that such mottersshould be referred to the Commission for decision, rather than make a decision that would differ from the Commissions'. The study indicated that the application met the three conditions. There were twelve .,Iots in the block, four of the lots had second dwelling units for the condition of25% . The property is in Zone R-l that has been developing by the subdivision procedure with $30,000 homes andth.en to allow more than one house per lot is contradictory to the section of the code which refers to the uniformity of the development in the areo. Therefore, the Planning Department recommends that this modificotion be not approved. The concensus of opinion was that if the R-l zone is to be in conformity with the usual definition of this particular zone the construction of a second or third house would not be developing the area in a uniform manner. Moved by Cammissioner Ferguson, seconded by Commissioner Gol isch, and unanimously carried, that a public hearing be scheduled on July 9, 1963 on ModiFicotion No. M-63-37, to permit the construction of a second dwelling on property located at 1335 South Second Avenue and that the Secretary mail notices to the surrounding property owners in accordance with the Arcadia Municipal Code. The appeal on the application of Alfred P. O'lson, 1910 South Second Avenue for the construction of a third house on property locoted at this oddress. There was a question as to whether or not the 25% of the lots were developed with a second or third house. A field investigation by the department reveoled that the guest house in question was nat a rental ond, therefore, did not comply to this requirement, making the 25%. Mrs. Alfred Olsen, 1925 South Second Ave. stated she did not realize thut the property could not be developed. The subdivision had gone in to the rear ond there was 40 ft. to the front and separate drivewoys. There is 38,277 sq. ft. in the parcel. The Chairman asked far information pertaining to the guest house at 1814 South Second Avenue. He was informed that information from the owner of the property stated that tie guest house has not been rented or accupied since October of 1962 and during July and August it was occupied by relative for a short period of time. There was no rent paid. It was occupied in 1961 for six months by relotives, no rent. The rentol referred to dates back to 1954 to 1956 when it was used for rental purposes. The owner indicated that she has no intention of renting this guest house but only to use it for guest house purposes. This is a complete house with kitchen but the Building Department has no record of a permit having been procured for the construction of it. June II, 1963 r.~Poge Eight . ' AUDIENCE PARTlCIPA TION PLANNING CONGRESS ADJOURNMENT ... c Mrs. Alfred P. Olsen again addressed the Commission. Inasmuch as the Modification appeal had been denied, she r.eq!Jested infarmation as to what she could do with this large parcel of land. She was advised that the Planning Department would go over the area and assist her in any way possible. Mr. Harry Casino, 1335 South Second Avenue, stated th\Jt all of the lots on Second Avenue in this area are all 300 ft. deep and meet all of the require.ments at this time for a second dwelling. He was desirous of knowing just what could be done with this excess land as it was impossible to subdivide further. Many of the people would not sell their property for a subdivision. Mr. Casino was odvised thot lots may hove to be considered on an individual basis but this would not be determined until after the public heoring was held. He was further advised that it was possible a decision would be reached on his modification ot the July 9th public hearing. The Planning Director advised that on June 13, the Southern California Plonning Congress would meet: in Glendora. The meeting adjourned at 10:25 P. M. ~ WILLIAM PHELPS Planning Secretary June 11, 1963 Page Nine MODIFICATION COMMITTEE M-63-37 1335 S.2nd Ave. ) r-- '------ This is a modification application which was filed with the Planning Department and submitted ta the Modification Cammittee for 0 request to build a second house on a lot at 1335 .South Second Avenue. The fallowing facts were found: I. The appl ication was received on .May 24, 1963 2. Modification Committee meeting on May 28, /963, 3. Committee referred the application to the Planning Commission pending 0 shldy of the R-I zone permitting useage. The Committee felt that when the Commission is considering advising the City Council of pol icy changes that such matter should be referred to the Commission for decision, rather than make a decision thot would differ from the Commissions'. The study indicated that the appl ication met the three conditions. There were twelve lots in the block, four of the lots had second dwelling units for the condition of 25%. The property is in Zone R-I thot has been developing by the subdivision procedure with $30,000 homes and then to allow more than one house per lot is contradictory to the section of the code which refers to the uniformity of the development of the r area. Therefore, the Plonning Department recommends that this modification be not approved. Mr. Phelps stated there were twelve lots in the block. Four of the lots have second dwelling units and met the 25% requirement. The area is in Zone R-I which is developing with subdivisions. To allow more than one house per lot is contradictory to the one section of the Code which refers to the uniformity of devel opment in the orea. Last year the Planning Commission authorized the splitting of this particular property. At the time the lot split was gronted the Planning Director felt sure the Commission did not hove in its mind thot there would be a second dwelling on the newly created lot. Mr. Parker stated he was not particularly in sympathy with two homes on ailot but it seems in this case thQt. if the conditions which would allow such are met, even though a shldy is to be made of the R-I zone, and he wos.not sure that the Commission could possibly.~eny it. He would like to explore. it. Mr. Norton stated he would recommend the denial of this application bosed on the facts in the recommendations of the Plonning Director, plus the foct thot he would take exceptions to the fact that two wrongs do not make a right. The basic though behind the study of the zoning committee to evaluate the R-I aroperty is predicoted on the desires of this commission to put an end to on un- desirable situation. The previous use of the second dwelling in R-I according t.o the information at hond can be granted rei ief through the voriance procedure. This is a medio of rei ief to property owners who ore deprived the use of property enjoyed by other property owners. There are restrictions which preclude the proper developmen't. Mr. Parker further stated it was only pointil1g out that the applicant seemingly met the requirements. He wos wondering as to the legal ity. The City Attorney stated that under the division of lots under the subdivision ordinance the same would come under the condition of a subdivision. He pointed out Section 9252.2.15 that if 0 portion of a Jot hos been divided or resubdivided since June 2, 1949 with the approval of the City, and the. remaining portion of the lot contoins 18,750 square feet or more in area, one additional dwell.ing may be erected; if the remaining portion of the lot contains' 30,200 sqIJare feet or June II, 1963 Page Eight " ., ) . more in areo, two additional dwellings moy be erected. The only control is to the location of the second dwell ing; that comes under Section 9252.2. 18 wh ich provides that no main building moy hereafter be erected, constructed or established other than at the front building line, nor may any additional dwelling be erected except upon approval thereof, secured in accordance with Divisions I and 2 or Part 9 of this Chapter. That is the Modification Committee section. Such approval shall not be given if ~y mein building or additional dwelling will prevent or interfere with the opening or development of any street or alley, the location of which has been approved by the Planning Commission and the Council, nor if such construction will prevent uniformity of improvement of the areo, nor unless twenty-five percent or more of the lots in the block are alreody developed with two or more dwellings. The only basis on which this could possibly be denied is that the construction will prevent uniformity of development of the area. The Zoning Committee request is based on this - that it does not conform to the uniformity of development of the areo. The Chairman stated that whether or not it could be proven that this would be detrimental to the development is a question that would have to be determined. Commissioner Kuyper also stated that he, too, was not in sympathy with a second or third house on a lot. He felt that the intent was, no doubt, a war time relief, but he would haile to agree with the statements of Commissioner Parker. Actually in some ways this is in conformity with the generol area, there may be 0 redundancy but there are 25% of the lots that have two or more dwellings and it appears it is complying with the general neighborhood. The qurstion now is whether it should be 50%, 60% or 90% - the.25% is still complying with the law. The City Attorney stoted on the Modification procedure, notice is required, and when a matter is referred to the Commissio.n, acting as a Modification Committee, the same procedure would be followed. He felt the proper thing to do would be to instruct the Secretary to give proper notice with the intef)t to consider this ma tter . The Planning Director stated that within a short distonce away from this is a lot of the same size and developed with one house, but does not meet the 25%. That owner must develop th is property by placing on the land o. larger house, It is inconsistent that the parcel under consideration could have two houses while his neighbors can have but one. There is some sort of inequity. If the develop- ment of these lots is to occur with second houses, ond that is the desire of the Commission, then perhaps the uniformity of the areo is fulfilled, if all could have the same right; but if this is not desired. and all R-I lots are to be developed with a single-family residence, th.en the map should be studied and see the development trends in .the community and see if this is not the kind of development that is appropriate for the City of Arcadia. CommissionerGol isch stated he felt th is was similar to the' Downtown' areo that . .' where there is a problem in the overall study or development the matter should be studied based on the overall pion. This is an isolated spot. It would be more incumbent upon the Commission to hold th is in abeyance until it is decided what is to be done. The overall plan should be considered. At the same time that the decision is made on the entire city in the R-I zone a decision could be made on this matter. Commissioner Forman'stated this was the prime reason it was referred to the Planning Commission. June 11, 1963 Page Nine I . MOTION MODIFICATION APPEAL M-63-24 ]'910 S.wnd Ave. AUDIENCE PARTlCIPA nON PLANNING CONGRESS ADJOURNMENT 0-- l Moved by Commissioner Ferguson, seconded by Commissioner Golisch, ond unanimously carried, that 0 public hearing be scheduled on July 9, 1963, on Modification No. M-63-37, to permit the construction of 0 second dwelling on property locoted ot 1335 South Second Avenue ond that the Secretory moil notices to the surrounding property owners in accordance with the Arcadia Municipal Code. The appeal on the application of Alfred P. Olson, 1910 South Second Avenue for the canstruction of a third house on property located at this address. There was a question os to whether or not the 25% of the lots were developed with o second or third house. A field investigotion by the department' revealed thot the guest house in question was not a rentol and, therefore, did not comply to this requirement, making the 25%. Mrs. Alfred Olsen, 1925 South Second Ave. stated she did pot realize thot the property could not be developed. The subdivisian hod gone in to the rear and there was 40 ft. to the front and separate driveways. There is 38,277 sq. ft. in the parcel. The Chairman asked for information pertaining to the guest house at'ISI4-South Second Avenue, He was informed that information from the owner of the 'praperty stuted that the guest house has not been rented ar occupied since Odober of 1962 and. during July and August it was occupied by relative for a short period of time. There was no rent poid. It was occupied in 1961 for six months by relatives, no rent, The rental referred to dotes back to 1954 to 1956 when it was-used for rental purposes. ThiS is a complete house with kitchen-but-the 'Building Deportment has no record af a permit having been procured for the construction of it. Mrs. Alfred P. Olsen again addressed the Commission. Inasmuch as the Modifi- cation appeal hod been denied, she requested informotion as to what she could do with. this large parcel of land. She was advised that the Planning Department would go over the area and assist her in any woy possible. Mr. Harry Casino, 1335 South Second Avenue, stated that 011 of the lots on ,Second Avenue in this area are all 300 ft. deep and'meet..all of the requirements at this time for 0 second dwelling. He was desirous of knowing' just what"could be done with this excess land os it wos impossible to subdivide further,. Mony of the people would not sell their property for 0 subdivision. Mr. Cosino was advised thot lots may hove to be considered on on individual basis but.this would not be determined until ofter the public hearing was held',' 'He was further-advised that it was possible a decision would be, reached on his'modiFication at the July 9th pubJi c hearing. The PI ann ing Director advised that-on June 13, the. Southern Cal ifom ia Plann ing Congress would,meet in Glendara. The meeting adjourned at 10:25 P.M. .#~~ WILLIAM PHELPS Planning Secretory June 11, 1963 Page Ten