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RESOLUTION NO. 1217
A RESOLUTION OF TIlE PLANNI~G COMMISSION OF THE CITY OF
ARCADIA GRANTING CONDITIONAL USE PERMIT 82-18 TO CONSTRUCT
A 101 UNIT SENIOR CITIZEN HOUSING COMPLEX AT 645-663
WEST NAOMI AVENUE AND CERTIFYING ITS REVIEW AND CONSIDER-
ATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT AND MAKING
FINDINGS OF OVERRIDING CONSIDERATIONS RELA~ING TO MITIGATION
"lEASURES AND PROJECT ALTERNATIVES FOR CONDITIONAL USE
PERIIIT 82-18 FOR DEVELOPMENT OF 645-663 WEST NAOMI AVENUE.
WHEREAS, on November 22, 1982, Trinity Housing, Inc., filed an
application for the construction of a 101 unit low income senior
citizen housing complex, Planning Department Case No. C,U.P, 82-18,
on property commonly known as 645-663 West Naomi Avenue, more partic-
ularly described as follows:
Lots 7, 8, 9 and 10 of Tract No. 4611 in the City of Arcadia
County of Los Angeles, State of California as filed in Book
51, Page 82 in the County Recorder's Office of said County.
WHEREAS, a public hearing was held on January 11, 1983 at which
time all interested persons were given full opportunity to be heard
and to present evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA
HEREBY RESOLVES AS FOLLOWS:
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Section 1, Based upon an initial study prepared for this project
which disclosed some substantial or potentially substantial adverse
effects on the environment, an Environmental Impact Report was prepared.
On December 21, 1982, the City Council adopted Resolution 5080 adopting
the Final EIR for the Senior Citizen Housing Complex and certifying
its preparation in compliance with CEQA, the State Guidelines and City
of Arcadia rules implementing the same.
Section 2. As the lead and responsible agency in approving this
~ Conditional Use Permit, we hereby certify that we have reviewed and
considered the information contained in the Final EIR prepared for this
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project prior to approval of C.U.P. 82-l8 for development of this
property.
Section 3. We hereby further find and determine as follows:
A. The significant environmental impacts identified in the EIR
will be mitigated by the mitigation measures which will be taken to
eliminate such impacts to the extent necessary, as follows (all
references herein are to the EIR and are by this reference incorporated
herein):
1. The Land Use environmental impacts are identified on
pages 20 and 21 of the EIR. No mitigation measures are necessary.
2. The Visual Character impacts are identified on page 26
of the EIR, Mitigation Measures are identified on page 26 of the EIR,
3, The Pedestrian Safety impacts are identified on pages 29
and 30 of the EIR, Mitigation measures identified on page 30 of the
EIR shall be taken and these effects will, therefore, be mitigated.
4. The Sewer Facilities impacts are identified on page 32
of the EIR, No mitigation measures are necessary.
5. The Public Services impacts are identified on page 35 of
the EIR. No mitigation measures are necessary.
6, The Shadow Projection impacts are identified on pages
35B and 35C of the EIR, No mitigation measures are necessary.
Section 4. We hereby further find and determine that specific
economic, social or other overriding considerations, however, make
infeasible any mitigation measures specified or not specified in
Section 3 herein, for any significant impacts identified in the EIR
and m~ke infeasible project alternatives identified in the EIR. We
'. hereby find and determine these considerations are as follows:
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I. C.U,P, 82-18 will provide needed low income senior
citizen housing within the community as identified in the Housing
Element of the General Plan for the City of Arcadia. The Housing
Element notes that SCAG's RHAM placed the number of elderly households
requiring assistance at 95 owner households and 739 renter households.
This conditional use permit will provide housing which is consistent
with the Policies and Programs set forth in the Housing Element.
2. The visual character impacts are identified on page 26 of
the EIR, As noted on page 26, the Uitigation measures are directed
at reducing the building height and scale. Page 21 of the EIR sets
forth overriding considerations that the project as proposed is
compatible with the surrounding land uses. Despite the size of the
proposed improvements, the intensity of use would be less than if
professional/office uses were developed as is currently permitted in
this zone. The project is in keeping with the residential character
of the neighborhood and should provide a visual transition between the
uses in the area.
Section ~ That the factual data submitted by the Planning
Department in the attached report is true and correct.
Section 6. This Commission finds that:
1. The granting of Conditional Use Permit as hereinafter provided
will not be detrimental to the public health or welfare or injurious
to the property or improvements in such zone or vicinity.
2, The use applied for at the location indicated is properly
one for which a Conditional Use Permit is authorized.
3. The site for the proposed use is adequate in size and shape
~ to accommodate said use including all yards, parking, loading,
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circulation and other features required to adjust said use with the
land and uses in the neighborhood,
4. The site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed
use.
5. The granting of such Conditional Use Permit will not adversely
affect the General Plan,
Section 7. We hereby adopt as findings of fact all staff reports
on file in the offices of the City Clerk, Planning Department and Assis-
tant City "tanager for Economic Coordination for C. U.P, 82-18 and con-
tents of the EIR not heretofore referred to, which are by this reference
incorporated herein,
Section 8. That for the foregoing reasons, subject to the
approval of t;le City Council, this Commission grants a Conditional
Use Permit for the construction of a lOI unit low income senior citizen
housing complex upon the following conditions:
1. That final plans shall be in substantial compliance with the
plans on file in subject case C,U.P, 82-18.
2. Dedicate 12 feet at the south side of the subject property
to provide for a 42 foot right of way from the centerline of Naomi
Avenue.
~, ,Close existing driveway aprons not to be used.
4. Construct 18 inch P,C.C. gutter and 5 feet p,C,C. sidewalk.
5. Plant parkway trees in accordance with plans to be approved
by the Director of Public Works.
6, Submit grading and drainage plan, prepared by a registered
4It\ civil engineer, subject to the approval of the Director of Public Works,
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7. Grades of the proposed driveway ramp must be approved by the
Director of Public Works to provide for grade matching of future street
widening.
8. That Tentative Parcel Map 82-9 be filed and recorded with the
County Recorder's Office prior to issuance of the occupancy permit.
9. That the parking stall size shall complv wtth HUD reql]trp~ents.
10. That fire protection shall be provided to the satisfaction
of the Fire Department.
11. That the property shall be used only for rental of residential
units to elderly and handicapped persons as defined by HUD.
12. That the Planning Commission grants a modification to allow a
four story, 41' high building in lieu of a two story, 30' high
building allowed by Ordinance 1655.
13. That the Planning Commission grants a modification to allow
ingress and egress to Naomi Avenue in lieu of ingress only as allowed
by Ordinance 1655.
14. That C.U,P. 82-18 shall not take effect until the owner and
applicant have executed a form available at the Planning Department
indicating awareness and approval of the conditions of approval.
Section 9. The Secretary shall certify to the adoption of this
resolution and shall cause a copy to be forwarded to the City Council
of the City of Arcadia.
I HEREBY CERTIFY that the foregoing resolution was adopted at a
regular meeting of the Planning Commission held on the 11th day of
January, 1983 by the following vote:
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AYES:
Commissioners Dixon, Harbicht, Kirkpatrick, Kuyper, Sargis, Fee
NOES: Commi ss i oner Jahnke
ABSENT: None
ABSTAIN: None
Chairman
2J',P. b.
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ATTEST:
/;d1LaW~~
Secretary
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. TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
CASE NO. C.U.P. 82-18
PREPARED BY: DONNA L. BUTLER
ASSOCIATE PLANNER
GENERAL INFORMATION
APPLICANT:
LOCATION:
REQUEST:
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LOT AREA:
FRONTAGE:
EXISTING LAND
USE & ZONING:
SURROUNDING LAND
USE & ZONING:
GENERAL PLAN
, DESIGNATION:
HISTORY
Trinity Housing, Inc,
645-663 West Naomi Avenue
Conditional Use Permit to construct a 101-unit
low-income senibr citizen housing complex with
the following ~odifications'
1. Four stories, 41' high building in lieu of
two stories, 30' high building allowed
(condition a, Ordinance 1655),
Ingress and, egress off of Naomi Avenue in
lieu of ingress only allowed (Condition e,
Ordinance 1655).
56,104 square feet (1.29 acres)
2.
235 feet of frontage on Naomi Avenue
The site consists of four lots. each developed
with a si~gle family dwelling: zoned C-O & D,
North:
Developed with medical offices and
busineis bffices and parking:
zoned C-2 & H,
Developed with condominiums~ zoned R-3
Developed with a parking lot: zoned C-O&D
Developed with single family dwellings;
zoned C~O & D
South:
East:
West:
Commercial
A Section 202 low-income senior citizen housing project was approved
by HUD on September 24, 1981 for 100 units on this site.
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On November 23, 1982, the Planning Commission approved Tentative Par-
cel Map 82-4 which created two lqts from five lots. The lots on which
the proposed project is to be located were consolidated into one lot.
The final parcel map has not been filed at this time.
SPECIAL INFORMATION
Building
The building will contain 104,028 square feet (including the parking
area) .
There will be 100 rental units and one manager's unit,. Each unit will
contain approximately 539 net square feet and have a living/dining room
area, a'separate bedroom, a bathroom and a small kitchen. Ten of the
units are designed for handicapped persons.
There will be an overall density ,of 78 dwelling units per acre, with
53% site coverage.
The building will be four stories, 41 feet in height with below-grade
parking. ,Each floor will contain 25 living units. Laundry, dayroom
and sitting area facilities will .be provided on floors 2 through 4.
The main lobby, resident manager's quarters and assembly room will
be located on the first floor.
The building Surrounds a 4,000 square foot outdoor garden/recreation
area. Access to this area will be from the first floor.
Two elevators and four stairways will provide access to all floors as
well as the garage area,
The exterior of the building will be white stucco with awnings over
the windows..
Building Setbacks
The building will have the following setbacks:
Distance
50' (building wings)
measured from the existing Naomi
Avenue property line
*38' (building wings)
measured from the proposed Naomi
Avenue property line atter dedica-
tion.
82' (main portion of
building)
measured from the existing Naomi
Avenue property line.
*70' (main portion of
building)
measured from the proposed Naomi
Avenue property line a,fter dedica-
cation,
C.U.P. 82-18
1/11/83
Page 2
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Distance
30.5'
measured from the easterly property
line.
measured from the westerly property
line.
measured from the northerly property
line.
35'
20'
*The Public Works Department is requiring a 12' dedication along
Naomi Avenue.
All setback areas will be landscaped with the exception of the drive-
ways, and walkways.
Parking
Parking will be subterranean with access off Naomi Avenue via a drive-
way located at the southeast corner of the site. A total of 36 parking
spaces are provided with 10 handicap spaces.
Parking stalls range in width from 8'-8" to 12',:,0". The depth varies
from approximately 14~ feet to 18'. According to Sid Roberts at the
Los Angeles HUD office, the minimum parking stall size required by
HUD is 8'x20' for non-handicap spaces and 12'x20' for handicap spaces.
The minimum aisle width required is 26',
A circular driveway for loading and unloading passengers will be
locat'ed' at the building's main entrance (westerly side of lot). All
access will be from Naomi Avenue. There will be no access to the alley
located along the northerly property line,
ANALYSIS
The City has no regulations governing senior citizen housing. Section
9275.1.53.3 allows residential uses in commercial and industrial zones
with an approved conditional use permit and Section 9292.1.4.11 allows
modifications to the height of noncommercial structures.
Because of the nature,of the development staff did not feel the zoning
should be changed to residential (R-3) because this type of facility
does not conform to the normal multiple family residential zoning
regulations.
The conditional use permit process affords the City an opportunity to
review the project and apply appropriate conditions of approval.
The design overlay on this property limits buildings to two stories,
not exceeding 30' in height. Although the proposed building will be
four stories, 41' in height, the EIR noted that the project will pro-
vide a visual transition from the single story structures on the south
C.U.P. 82-18
1/11/83
Page 3
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side of Naomi Avenue to the low to mid-rise structures fronting on
Duarte Road, north of the site.
The design overlay permits ingress only from Naomi Avenue and prohibits
egress onto Naomi Avenue. The purpose of this condition was to reduce
the traffic on Naomi Avenue. The EIR noted that "studies indicate
that senior citizens who inhabit a complex of this nature historically
no longer ,drive. Primary modes of transportation are busses, activity
vans, taxis or walking. Due to the site's ideal location in relation
to commercial, service and medical facilities, an automobile will not
be necessary for every day transactions." The consultant estimates
that the potential 100 to 150 residents will have only 25 automobiles.
If this site were developed to its maximum potential under the existing'
C-O & D regulations, a 36,000 square foot office complex could be
constructed on the site which would generate 396 trip ends per working
day.
HUD recommends that there by a minimum of 1 parking space for every
four units (25 spaces) although ideally they prefer to see 1 parking
space for every three units (33 spaces). The 36 proposed parking
spaces exceed the minimum number recommended by HUD.
It is staff's opinion that the proposed use is more compatible with
the surrounding land uses than the office/professional uses which
are currently permitted in this zone, and provides a transition between
the uses in the area. The traffic generated by this use would be sub-
stantially less than if ~his'site was developed with offices. thus
creating less of an impact on the residential properties to the south.
Staff would recommend that the final parking plans comply with the
minimum standards established by HUD.
CEQA
Based upon an initial study prepared for this project which disclosed
some substantial or potentially substantial adverse effects on the
environment, an EIR was prepared. On December 21, 1982, the City
Council adopted Resolution 5080 adopting the Final EIR for the Senior
Citizen Housing complex and certifying its preparation in compliance
with CEQA, the State Guidelines and City of Arcadia rules implementing
the same.
RECOMMENDATION
The Planning Department recommends approval of C.U.P. 82-18 subject
to the following conditions:
1.
Conditions as outlined in the attached report from the Department
,of Public Works shall be complied with to the satisfaction of the
Director of Public Works.
C.U.P. 82-18
1/11/83
Page 4
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4.
5.
6.
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That Tentative Parcel Map 82-9 be filed and recorded with the
County Recorder's Office, prior to issuance of the occupancy
permit.
That parking shall comply with HUD regulations.
That fire protection shall be provided to the satisfaction of
the Fire Department.
That rental of the units be limited to elderly and handicapped
persons as defined by HUD.
That the Planning Commission ~rants
story, 41' high Duilding in lieu of
allowed. .
a modification for a four-
a 2-story, 3D' high building
7. That the Planning Commission grants a modification to permit
ingress and egress off Naomi Avenue in lieu of ingress only.
8. That C.U.P. 82-18 shall not take effect until the owner and
applicant have executed a form available at the Planning
Department indicating awareness and acceptance of the conditions
of approval.
C.U.P. 82-18
, 1/11/83
Page 5
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:TO:"~ .GEORGE"~, WATTS
, CIlY.' MANAGER
December 21, 1982
FROM: CHESTER N. HOWARD
DIRECTOR'OF PUBLfC WORKS
SUBJECT: 'C.U.P. 82-18 -- 645-663 W. NAOMI AVENUE
The following conditions of approval are recommended:
1. Dedicate 12 ft. at the south side of subject property to provide for a
42 ft. right of way from the centerline of Naomi 'Avenue.
2. Close existing driveway aprons not to be used.
3. Constru.ct 18 inch P.C.C. gutter and'S ft. P.C.C. sidewalk.
4. Plant,parkway trees in accordance with plans to be approved by the
Director of Pub 1 1cWorks.' '
5. Submi t grading and drai nage pl ari,preparedby a regi stered ci vil engineer.
subject to approval of, the Director of Public Works.
NOTE: Grades of ,the proposed driveway ramp must be approved by
the Director of Publ icWorks to provide for grade matching
of future street widening. '
tf/d0711~
CHESTER N. HOWARD
Director of Public Works
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