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HomeMy WebLinkAbout1189 "' '\. ,.~~ , . RESOLUTION NO. 1189 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA MAKING A FINDING OF FACT AND DENYING CON- DITIONAL USE PERMIT 82-4 FOR A THREE-STORY OFFICE BUILDING AT 1045 WEST HUNTINGTON DRIVE. WHEREAS, on January 26, 1982, an application was filed by George T. Kirkpatrick on behalf of Maier Brewing Company to construct a three-story office building which exceeds 20,000 square feet to be located within 100 feet of residentially zoned property, Planning Department Case No. C. U. P. 82-4, on the property known as 1045 West Huntington Drive, more particularly described as follows: Portion of Lot 1, Tract No. 14846 as per Map Book 314> Pages ... 8 - 9 as recorded in the Los Angeles County Recorder's Office. WHEREAS, a public hearing was held on February 9, 1982 at which time all interested persons were given full opportunity to be heard and to present evidence. Section 1. That the factual data submitted by the Planning Department in the attached report is true and correct. Section 2. That the Planning Commission makes the following findings of fact: 1. Ingress and egress difficulties would result in in- creased traffic congestion. 2. The site is not adequate in size or shape to accommodate the proposed project (including parking, landscaping and other fea- tures) in a manner which would make said project compatible with the surrounding neighborhood. Section 3. Based on the foregoing, findings of fact, the Planning Commission hereby denies the application for Conditional Use Permit 82-4. -'~ fII - 1 - 1189 . i Section 4. . The Secretary ihal1 certify to the adoption . of this Resolution and shall cause a copy. to be forwarded to tile 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 9th day of February, 1981 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners Hedlund, Hegg, Kuyper, Soldate None Commissioners Fee, Jahnke, Sargis None 'l14a::t 'm. Jd ~ Chairma ATTEST: /uluJJi<dditl retary -r- . fIj - 2 - 1189 . . ". FEBRUARY 9, 1982 TO: FROM: CASE NO. PREPARED BY: GENERAL INFORMATION APPLICANT: ADDRESS: REQUEST: LOT AREA: FRONTAGE: EXISTING LAND USE & ZONING: SURROUNDING LAND USE & ZONING: GENERAL PLAN DESIGNATION: REQUESTED MOD1FICATlONS: PLANNING COMMISSION ARCADIA, CALIFORNIA PLANNING DEPARTMENT C.U.P. 82-4 DONNA L. BUTLER ASSOCIATE PLANNER George T. Kirkpatrick on behalf of Maier Brewing Company 1045 West Huntington Drive Conditional Use Permit and related Modifications for a three-story office building which exceeds 20,000 sq. ft. to be located within 100' of res- identially zoned property. 27,670 sq. ft (.64 acres) Approximately 84~ feet on Huntington Drive Approximately 19S~ feet on Sunset Boulevard Approximately 94: feet on Cortez Road The subject site is vacant; zoned c-o (Professional Office) North: South: Developed with apartments; zoned R-3 Developed with mixed residential uses; zoned R-3 Developed with offices and multiple- family units; zoned c-o and R-3 respectively. Developed with Hughes Market; zoned C-2 East: West: Commercial 1. 2. 3. 9269.5 9269.11 9269.7 106 parking spaces in lieu of 108 spaces required. 20 of the required spaces to be tandem spaces. 10 of the required spaces to be compact spaces --8'xlS' and 9'x16' in lieu of 9'x20' required. Side entrance to building is located within approximately 72' of the 4. 9261.6 Page 1 - . ~ s. residentially zoned property in lieu of maintaining a minimum dis- tance of 100' r~qu~red. 9261.2.4 Subterranean parking structure to be located 5'-3" from the northerly property line (rear property line) in lieu of 20' required. 45' setback from the centerline of Sunset Blvd. in lieu of 50' required (5' from property line in lieu of 10' required). 6. 9320.70.1 7 . 9269.13 Request 2% of the parking ~rea t~ be landscaped in lieu of 3k requlred. HISTORY Prior to March 1981 the General Plan Designation was multiple-family residential. On March 3, 1981, the City Council adopted Resolution 4939 amending the General Plan for the subject area to Commercial. On September 15, 1981, the City Council adopted Ordinance 1730 which changed the zoning from R-3 to C-O. BUILDING INFORMATION The applicant is proposing a three-story office building 36'-6" in height, containing 26,964 square feet and an enclosed subterranean garage containing 25,439 square feet. The main entrance to the build- ing and lobby area will be along Huntington Drive. A second entrance will be located in. the northerly portion of the building adjacent to the on-grade parking area. SETBACKS The office building will be set back 26' from the northerly property line, 5' from the westerly property line (Sunset Boulevard) 15' from the southerly property line (Huntington Drive), and 10' from the easterly property line. The parking will be two levels; one level will be on-grade (ground le- vel), and the second level will be subterranean (below grade). The ground level parking will have a 10' setback from Cortez Road and as' -:3" setbac!< from th~ northedy property line. The below-*rade parking structure will be set back 10' from Cortez Road, 5'-3 from the northerly property line 5'-0" from the westerly property line (Sunset Boulevard), and 15'-0" from the southerly property line (Huntington Drive). C.U.P. 82-4 2/9/82 Page 2 e I .. There is a special setback of 15' along Huntington Drive. The build- ding complies with this requirement. A 10' special setback exists along Sunset Boulevard; the proposed building has a 5' setback along Sunset Boulevard. The C-Q code requires a 5' setback on a corner lot. The Public Works Department has reviewed said plans and has no objec- tion to the 5' setback as shown on the applicant's plans. PARKING There are 106 parking spaces proposed; 108 spaces are required, based upon the "General Office" parking requirements of 4 parking spaces per 1001 square feet of gross floor area. 49 parking spaces are located on-grade; twelve of these are tandem spaces and ten of these are compact spaces (9'x16' and 8'xls'). Access to this parking area will be from a driveway which is located approx- imately 125' from the intersection of Huntington Drive and Sunset Boulevard. 69' of the driveway and 12 of the parking spaces will be covered by the second story of the building; the remainder of the spaces will be on an open parking area. The driveway width between the compact car spaces 9 - 13 and the stan- dard spaces 27 - 30 is 23' in width. Code requires a minimum aisle wi9th of 24.9'. Staff would recommend that tandem spaces 39 - 42 be designated as compact car spaces (maximum 16' in length). the driveway width could then be designed to comply with code (24'9") and the length of the compact spaces 9 - 13 could be increased to 16' in lieu of the 15' as shown on the plans. This would result in 14 compact car spaces; 13% of the total number of spaces. Fifty-seven parking spaces will be located below-grade in the subter- ranean parking area; eight of these are tandem spaces. Access to this parking will be from a driveway ramp located approximately 20' north of the other driveway (145' from the intersection of Huntington Drive and Sunset Boulevard). In order to provide easier ingress and egress to the below-grade parking' area, staff would recommend that parking space 33 be deleted anotlle column. adjacent to space 33 be moved a minimum distance of 5' to the east, thus providing a larger turning radius. The City Ordinance has no provisions for tandem parking spaces or compact car spaces. The applicant has indicated in his application that "the owner proposes to provide a parking attendant during business hours... ..as the majority of spaces will be used for tenant employee parking this will not be a problem (tandem spaces) as the spaces will be assigned and the employ- ees.in most cases arrive and leave at the same hours." C.U.P. 82-4 2/9/82 Page 3 , I . Based upon the information in Addenda A and B relating to small car sizes and spaces, it is staff's opinion that allowing 14 compact car spaces (13% of the total required) would be appropriate. Staff would recommend that all compact spaces be a minimum of 8' x 16'. The below-grade parking area will have pedestrian access to the build- ing by a stairway located in the building's lobby area (southwest corner of the building). A second stairway will be located at the northeast portion of the garage which exits to the on-grade parking area. A 6' high block wall will be located around the perimeter of the on-grade parking area and adjacent to the driveway ramp. A major concern of staff is the driveway visibility. A person exiting in their car from the driveway ramp would have their visibility obstruc- ted on the south by the building wall and on the north by the 6' high block wall. Persons exiting from the southerly driveway would have their visibility obstructed by both the building walls. Persons backing their cars out from spaces 48 and 49, underneath the building, may have a conflict with persons entering the parking structure who cannot see them. Staff would recommend that the 6' high block wall located along the northerly property line be reduced to a maximum of 3' in height, or be open work in design, within 20' of the front property line and that the northeast corner of the building be designed to provide visibility from both driveways. LANDSCAPING A 5'3" landscape buffer is proposed along 138' of the northerly pro- perty line. A 10' landscape buffer is proposed adjacent to Cortez Road and the easterly property line. The 5' setback area along Sunset Boulevard and the 15' setback area along Huntington Drive will be landscaped. Code requires a minimum of 3% of the interior parking area to be land- scaped; the plans show 2% landscaping. However, the majority of the parking area is below grade. MISCELLANEOUS INFORMATION The trash enclosure is located adjacent to on-grade parking spaces 30 and 42. ANALYSIS An office building is a permitted use in the c-o zone. C.U.P. 82-4 2/9/82 Page 4 ,~- ~ , Because of the lot configuration, the parking has been designed to utilize the maximum space available, resulting in 20 tandem parking spaces (20% of the required parking) and 14 compact spaces (as recom- mended by staff). Staff foresees no problem in allowing the compact spaces. Since the applicant is proposing to have an attendant on duty and the tandem spaces will be assigned parking, staff would not be opposed to the use of tandem parking. There is less than a 3% reduction in the number of required parking spaces (105 as proposed by staff, in lieu of 108). Staff's main concern, as previously noted, is the driveway visibility and this problem can be mitigated by some changes in the plans as recommended by staff. The Public Works Department has indicated that no future widening of Sunset Boulevard is proposed. The 5' setback as shown on the plans is consistent with the c-o zone requirements. The 5'3" setback for the subterranean parking area along the northerly property line will have no visual impact on the adjoining residential properties. 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 substan- tial or potentially substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance. Therefore, a Negative Declara- tion 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". RECOMMENDATION The Planning Department recommends approval of C.U.P. 82-4 subject to the following condifions: 1. Conditions as outlined in the attached report from the Public Works Department ~hall be complied with to the satisfaction of the Director of Public Works. 2. Fire Protection shall be provided to the satisfaction of the Fire Chief. 3. Modifications shall be granted for the following: A. 105 parking spaces in lieu of 108 spaces required. C.D.P. 82-4 2/9/82 Page 5 - - ~ B. 20 tandem parking spaces. C. 14 compact car spaces, a minimum of 8' x 16'. D. Side entrance of the building to be located approximately 72' from the residentially zoned property in lieu of the minimum distance of 100'. E. 45' setback from the centerline of Sunset Boulevard in lieu of 50' required. F. 2% landscaping within the parking area in lieu of 3% required. G. Deletion of the wheel stops for spaces 19 through 30 in the on-grade parking area and spaces 9 through 15 and space 34 in the below-grade parking area. 4. That the wall along the northerly' property line be reduced to a maximum of 3' within 20' of the Sunset Boulevard property line or be open work in design within said area. Said wall to be approved by the Planning Department. S. That the northwest corner of the building be redesigned to provide visibility from both driveways. Said design shall be subject to the review and approval of the Planning Departm~nt. That the parking stalls shall be striped in accordance with Sec- tion 9269.7 of the Arcadia Municipal Code and wheel stops provided as per Section 9269.9.A. 7. That a parking attendant shall be on duty during business hours. 6. 8. That the tandem parking spaces adjacent to the wall shall be assigned to tenants of the building. 9. That the compact parking stalls shall be clearly distinguished and said method shall be reviewed and approved by the Planning Department. 10. That parking space 33 in the below-grade parking area shall be deleted and the column adjacent to said space moved a minimum distance of 5' to the east. 11. 12. That all mechanical equipment shall be screened from view. That the trash enclosure shall be in accordance with Section 9255.2.17 of the Arcadia Municipal Code. That C.U.P. 82-4 shall not take effect until the applicant and owner have executed a form available at the Planning Department indicating awareness and acceptance of the conditions of approval. 13. C.D.P. 82-4 2/9/82 Page 6 ADDENDUM A - The City of Glendale conducted a parking survey in November, 1981. They sent out questionnaires to 178 cities and received 141 responses. The following is a summary of their parking survey relative to small car spaces. 76 out of 141 cities allow compact spaces (54%) Thi following is a synopsis of the percentage of small car spaces permitted in: Employee parking lots: 1670 of cities allow 20% of spaces to be small car spaces 1470 " " 25% " " " " 2470 " " 30% " " " " 18% of cities indicated it varies with size of parking lot or structure Customer Parking Lots: 14% of cities allow 2070 to be small car spaces In " " 2570 " " " 2270 " " 3070 " " " 167. of cities indicated it varies with size of parking lot The following is a synopsis of the minimum small car space dimensions and aisle widths for 900 parking: - Stall length Sta 11 width Aisle width % Length % Width % width 38% 15 . 3970 7.5' 26% 24' 29% 16' 37% 8.0' 30% 25' 79% of cities responding indicated that enforcement is not a problem. 70% of cities responding indicated that small car spaces are not restricted by location. 70% of the cities responding indicated that the small car percentages which they have are "about right". , - ~ , ADDENDUM B The following is some 1981 Car data taken from "Parking Dimensions, 1981 Model Passenger Cars" published by Motor Vehicle Manufacturers of the United States, In'c." Type of large Car Lincoln Mark Vl Camero, Firebird Cutlass, Regal Newport Fairmont AVERAGE Type of Sub- Compact Car Mustang II Escort Chevette Re 1 iant Horizon AVERAGE Length* Width* 18.25' 6.51' 16.50' 6.21' 16.82' 6.0' 18.46' 6.47' 16.48' 5.92' 17.51 ' 6.29' Length* Width* 14.93' 5.76' 13.67' 5.49' 13.74' 5.15 ' 14.68' 5.66' 14.50' 5.56' 14.30' 5.53' *Figures have been rounded out to nearest ~undreth of a foot. / .. January 22, 1982 TO: PLANNING DEPARTMENT FROM: DEPARTMENT OF PUBLIC WORKS SUBJECT: C.U.P. 82-4 -- 1045 W. HUNTINGTON DRIVE The following conditions of approval are recommended for this conditi~na1use permit: 1. Submit grading and drainage plan for approval of the Director of Public Works. 2. Close all driveway openings not to be used. 3. Construct full parkway width sidewalk and pla~parkway trees in accordance with plans to be approved by the Director of Public Works 4. 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