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RESOLUTION NO. 1206
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA RECOMMENDING APPROVAL
OF AMENDING THE GENERAL PLAN LAND USE
DESIGNATION FOR THE PROPERTIES AT 702-1012
NORTH FIRST AVENUE AND 105 HAVEN AVENUE
(AREA SOUTH OF FOOTHILL BOULEVARD, EAST
OF FIRST AVENUE, NORTH OF HAVEN AVENUE
AND WEST OF SANTA ANITA WASH) FROM SINGLE-
FAMILY RESIDENTIAL (0-6 du/ac) TO MULTIPLE-
FAMILY RESIDENTIAL (7+ du/ac);
WHEREAS, a public hearing was held on August 10, 1982
and August 24, 1982 for the purpose of considering a change in
the General Plan land use elem~nt from single-family residential
(0-6 du/ac) to multiple-family residential (7+ du/ac) for the
properties commonly known as 702-1012 North First Avenue and
105 Haven Avenue (area south of Foothill Boulevard, east of
First Avenue, north of Haven Avenue and West of Santa Anita Wash),
more particularly described as follows:,
Lot 1 of Parcel Map 6013 in the City of Arcadia,
County of Los Angeles, State 'of California, as per
Map recorded in Book 70, Pages 39 and 40 of Parcel
Maps in the Office of said County Recorder; and
Portions of Lots 6, 9 and 12 of Block 89 of the
Santa Anita Tract as per Map recorded in Book 34,
Pages 41 and 42 of Miscellaneous Records in the
Office of the Los Angeles County Recorder.
WHEREAS, all interested persons were given full opportunity
to be heard and to present evidence;
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING
COMMISSION MAKES THE FDLLOWING RECOMMENDATION AND FINDS AS
FOLLOWS:
SECTION 1. That the factual data submitted by the
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Planning Department in the attached staff report is true
and correct.
SECTION 2. That the General Plan designation should
,be changed from single-family residential (O-6 du/ac) to
multiple-family residential (7+ du/acl for the properties at
702-1012 North First Avenue and 105 Haven Avenue, north of
Haven Avenue and west of Santa Anita Wash). See attached
Exhibit "A".
SECTION 3. That said change in the General Plan land
use element would provide for consistency with current zoning
and that the public convenience, necessity, general welfare and
good planning practice justify said General Plan amendment.
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SECTION 4. The Secretary shall certify to the adoption
of this Resolution and shall cause a copy to be forwarded~o
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 of
the City of Arcadia held on the 24th day of August, 1982, by
the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Dixon, Harbicht, Kirkpatrick, Fee
Jahnke, Kuyper, Sargis
None
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ATTEST:
-2-
1206
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August 10, 1982
TO:
FROM:
CASE NO.:
PREPARED BY:
CITY OF ARCADIA
PLANNING COMMISSION
PLANNING DEPARTMENT
G.P. 82-1
WILFRED E. WONG
ASSISTANT PLANNER
GENERAL INFORMATION
APPLICANT:
LOCATION:
REQUEST:
SITE AREA:
FRONTAGE:
EXISTING LAND
USE & ZONING:
GENERAL PLAN:
City of Arcadia
702-1012 North First Avenue and 105 Haven
Avenue (area south of Foothill Boulevard, east
of First Avenue, North of Haven Avenue and west
of Santa Anita Wash).
To amend the Arcadia General Plan land use element
from single-family residential (0-6 du/ac) to
multiple-family residential (7+ du/acl.
Approximately 346,800 square feet (7.96 acres).
1,142 feet along First Avenue and 146 feet along
Haven Avenue.
NORTH: Offices and retail stores; zoned C-2
SOUTH: Single-family dwellings and a triplex;
zoned R-1 and R-2
WEST: Single-Family dwellings, a duplex and
church; zoned R-2
EAST: Santa Anita Wash and single-family
dwellings; zoned R-1
Single-family residential (0-6 du/ac)
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G.P. 82-1
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HISTORY
Since 1940 the street frontages of the lots under consideration
have been zoned R-2 or R-3.
On February 22, 1972, the Planning Commission adopted Resolution
No. 766 which recommended to the City Council that the properties
fronting on both sides of First Avenue between Foothill Boulevard
and the Foothill Freeway presently zoned R-2 remain R-2 and the
properties zoned R-3 be rezoned to R-2. The Commission in its
findings determined that the location, size and configuration of
most of the parcels were not ideal for R-1 or R-3 development,
but better suited for R-2 developments. Also, the R-2 zone
would permit single-family dwellings to be remodeled, enlarged
and maintained.
On May 16, 1972, the City Council adopted Ordinance No. 1451 which
upheld the findings of Planning Commission Resolution No. 766.
On December 23, 198~ the Commission adopted Resolution No. 1155
which recommended denial of the same general plan change under
consideration tonight. The Planning Department had recommended
approval. The Commission determined that a general plan change to
multiple-family residential may result in a change of the single-
family residential character of the properties surrounding the
subject site and that said change would be detrimental to the
public health and welfare and injurious to the property or improve-
ments in such vicinity.
On February 17, 1981, the City Council upheld the Commission's
recommendation and denied an appeal filed by Mr. John Clarke.
At the Council's July 6, 1982 meeting, Mr. John Clarke requested
that the Council initiate proceedings for the General Plan
change before the Commission tonight. Four residents in the area
signed a letter in favor of the request. It was the consensus
of Council that such proceedings be initiated.
ANALYSIS
Presently the subject area can be developed with apartment
complexes except for 716 North First Avenue which is zoned R-1.
However, the current General Plan designation of Single-Family
Residential precludes the construction of condominiums, due to the
State Subdivision Map Act requirement that a subdivision be
consistent with the City's General Plan. To allow for the future
development of a landlocked lot, 716 North First Avenue has been
included.
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G.P.
3.
To encourage development of this area and to bring the current
zoning and General Plan into consistency, it is staff's opinion
that a change in the General Plan from Single-Family Residential
(0-6 du/ac) to Multiple-Family Residential (7+ du/ac) would be
consistent with good planning practice.
Pursuant to the provisions of the California Environmental Quality
Act, the Planning Department has prepared an initial study for the
proposed project. Said initial study did not disclose any sub-
stantial or potentially substantial adverse change in any of the
physical conditions within the area affected by the project in-
cluding land, air, water, minerals, flora, fauna, ambient noise,
and objects of historical or aesthetic significance. Therefore,
a Negative Declaration has been prepared for this project.
Before the Planning Commission or the City Council take action on
this project, they should "move to approve and file the Negative
Declaration and find that the project will not have a significant
effect on the environment".
Attached for your information are the letters submitted by John
Clarke, minutes of the February 17, 1981 Council meeting
and the December 9, 1980 Commission's meeting, Resolution No.
1155 and Resolution No. 766.
RECOMt-IENDA TI ON
The Planning Department recommends approval of General Plan Change
G.P. 82-1 to amend the Arcadia General Plan Land Use Element
from Single-Family Residential (0-6 du/ac) to Multiple-Family'
Residential (7+ DU?AC) for the properties at 702-1012 North First
Avenue and 105 Haven Avenue (see attached proposed General Plan
designation) .
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PROPCSED GENERAL PLAN rnSIGNATICN
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JUL 6190Z.
C.O!.JHGli-
RECEIVED
JUL 6 1982
City .council
.
Fage 1
Arcadia City Council
240 W. Huntington Drive
Arcadia, California 91006
Council Hembers;
In November, 1979, I purchased the property at 910 North
First Avenue for the purpose of developing the site with
multiple family units. The propert~ is zoned R-2 (medium
density multiple-family residential). During our pre-
liminary investigations prior to construction we were
informed that the General Plan designation for the
property was single-family residential 0-6 dwelling units
per acre.
.
In July, 1980, I filed an application (G.P. 80-2) for a
General Plan change to change the General Flan designation
from single-family residential to multiple-family resi-
dential. This change would have brought both the zoning
and the general plan into consistency. The Planning
Department's report recommended that the General Plan be
changed to multiple-family residential as per our request.
The planning Commission in its consideration noted that
there was a need for more rental housing in the city an~
by taking no action, development of this area with
multiple-family dwellings would be restricted to rental
units. The Planning Commission denied this request. The
City Council, upon appeal, upheld the Planning Commission's
denial. .
After the City Council's decision, I proceeded with plans
to develop this property with five rental units; however,
the difficulties of financing such' a project have pre-
cluded me from proceeding with development of this project.
.
Financing for non-resident owners was non-existent for
the last six months of 1981. At present there is financing
available at higher than prevailing rates with higher loan
fees, ie; current mortgage money is 16 1/2% to 16 3/4%
plus 2 points. Non-resident owner rates are 17%-17 1/2%
plus 3-4 points. These loans are limited to the amount_
that can be supported by the rents, ie; S800.00 per
~onth is the average rent for my proposed five units.
This would support a loan of less than $57,000.00 ~ 17%.
Construction cost will run at least $67,500.00 (1,500 square
feet ~ S45.00 per square foot).
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Page 2
Arcadia City Council
I would like to request that the City Council reconsider
changing the General Plan Designation in this area from
single family residential to multiple-family residential.
Such a change would not result in a 7.one change to the
property but would allow a developer to construct
condominium units, which are economically more feasible
in todays market.
I have attached a map which illustrates the properties
considered for general plan change in the original
application, as well as a list from property owners
within this area who are in favor of the General Plan
change.
.
Thank you very much for your consideration.
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John A. Clarke
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July 1, 1982
We, the undersigned, support the General Plan change
(G.P. 80-2) from single family residential to multiple
family residential for the properties 702-1012 North
First Avenue and 105 Haven Avenue (area south of Foothill
Boulevard, East of First Avenue, North of Haven Avenue,
and West of Santa Anita Wash).
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