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HomeMy WebLinkAbout1217 '~ . . " 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: ./ 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 -1- 1217 . 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: . -2- 1217 - . 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, -3- 1217 ~(. 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, . -4- 1217 \ . /. 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: -5- 1217 . . . AYES: Commissioners Dixon, Harbicht, Kirkpatrick, Kuyper, Sargis, Fee NOES: Commi ss i oner Jahnke ABSENT: None ABSTAIN: None Chairman 2J',P. b. -- ATTEST: /;d1LaW~~ Secretary -6- 1217 . 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: . 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. . Page 1 . '. '. 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 . . . 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 . . . 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 , 2. . 3 . 4. 5. 6. . . 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 . . . :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 CNH:JD:ms . . . CiJ~ "" ^ ;; .; - '" .. ,.. .. ... .-:'2... _ 7 0 III ~ lD~ .2. 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