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HomeMy WebLinkAbout1124 ~L ~.. .. . RESOLUTION 1124 A RESOLUTION OF THE PLANNING COWnSSION OF THE CITY OF ARCADIA RECO!n,lENDING APPROVAL OF A ZONE CHANGE FROM PR-I TO C-O FOR PROPERTY FRONTING ON LOVELL AVENUE BETWEEN DUARTE ROAD AND NAOMI AVENUE, WHEREAS, the Planning Commission of the City of Arcadia held a public hearing on December 11, 1979, for the purpose of considering changing the zone from R-I P (Parking Overlay) to C-O (Professional Office) for the PR-l zoned property fronting on the west side of Lovell Avenue between Duarte Road and Naomi Avenue, more particularly described as follows: The PR-l zoned property located between Duarte Road on the north, Naomi Avenue on the south, Lovell Avenue on the east and Baldwin Avenue on the west, more particularly described as follows: . Commencing at a point 44,17 feet south of the inter- section of the southerly line of Lot I, Parcel Mac 6387, P,M,B, 69, 45 and 46 and the westerly right of way of Lovell Avenue, thence west in a straight line 283,56 feet, thence north along the prolonga- tion of the westerlv line of Lot 1, p,~, 6387, 44,17 feet, thence east 283,56 feet to the inter- section of said line with the westerly right of way of Lovell Avenue, thence south along the westerly right of way of Lovell Avenue 44,l7 feet to the point of beginning, WHEREAS, all interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMHISSION MAKES THE FOLLOWING RECOMMENDATION AND FINIlS AS FOLLOWS: Section I, That the factual data submitted by the Planning Depart- ment in the attached staff report is true and correct, Section 2, That the Planning Commission recommends to the City Council. a zone change from R-I P to C-O (Professional Office) for the subject site. .' 1124 , . .' . . , Section 3, That the Planning Commission finds that the proposed zone change would be consistent with the General Plan and would pro- vide for uniformity of development. Section 4. The Secretary shall certify to the adoption of this resolution. I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the Planning Commission of the City of Arcadia held December ~l, 1979, by the following vote: AYES: Commissioners Fee, Hedlund, Hegg, Kuyper, Sargis, Soldate, Brink NOES: None ABSENT: None /-- ~ir~ !wJ~~ Secretary -2- 1124 " , .' WARIE- R[) u...... ~2,., (wIt' jp.",o CrJ'f) fJ!*u ("U' 1f4t1ICtJ/ cI,4:w l' C-OD 0 ~4t/JaJ/ 4"d plrkl'!f ~ ~ CoO ON GIi\ '" e- If 't l' c:d- ~O ;:J!J,tt!J,1 ~.. ~.. clink: ~ 11'f ~ / If-I ~ '" ... :> 'riO ~ , . ~ (S~) l$R)y ~ J~,$'- ~ C-oo "I ~, ,,, ~ 0 'R-I l ----------- JfJrK/"j' o~O Yaa:m -r ,," ~ ,. I . i Coo%) N- t Z-79-6 LlWD USE ,AND ZONING r./oo' ,~-~ . . . DECEMBER II, 1979 TO: FROM: 'CASE NO: PREPARED BY: PLANNING COMMISSION PLANNING DEPARTMENT Z-79-6 DONN A L. BUTLER ASSOCIATE PLANNER GENERAL INFORMATION: APPLICANT: ADDRESS: REQUEST: EXISTING LAND USE & ZONING: SIZE: FRONTAGE: SURROUNDING LAND USE & ZONING: GENERAL PLAN: HISTORY: City of Arcadia Property fronting on Lovell Avenue between Duarte Road and Naomi Avenue. Zone change from R-IP (parking overlay) to C-O (professional office). The subject site is developed with a parking lot which services the 612 and 624 Medical Building and the outpatient surgery; zoned R-I with a P (parking) overlay, 81,532.6 sq. ft. (1.87 acres) 290 feet of frontage on Lovell Avenue. North: Developed with the 612 Medical Building; Zoned C-O DH South: Developed with parking and a single family dwelling; Zoned C-OD East: Developed with single family dwellings; Zoned R-I West: Developed with medical offices; Zoned C-2H. Area is designated for commercial use. In April, 1964, the City approved zone change Z-64-1 (Ordinance 1240) which rezoned the property on the southwest corner of Lovell and Duarte from R-I to C-O DH, This rezoning allowed for the construction of the 612 Medical Building on Duarte Road, Resolu- tion 3660 (attached) outlines the special require- ments of the design overlay. . . . Z-79-6 December II, 1979 Page Two In August of 1964 the City adopted Ordinance 1255 (Z-64-3) which rezoned the northerly 150 feet of the subject site from R-l to R-IP (parking overlay). These properties were rezoned to the R-IP in order to provide additional parking for the 612 Medical Building. On September 5, 1972, the City Council adopted Ordinance 1460 which rezoned the properties at 631 and 635 Naomi Avenue and 1243, 1245, (southerly 140 feet of the subject site) and 1301 Lovell Avenue from R-I to R-IP, This zoning was changed in order to permit the .construction of parking facilities in connection with the proposed construction of a medical office building which would front on Duarte Road. On October 17, 1978, the City adopted Ordinance 1655 rezoning prop- erty on the north side of Naomi Avenue and the property at 1301 - 1315 Lovell from R-I and PR-I to Zone C-OD. In September of 1979, Dr, Holman filed a modification application (M-79-134) to construct a three story medical office at the north- west corner of Lovell and Naomi Avenues, On October 23, 1979, the Planning Commission denied said request. On October 29, 1979, Dr, Holman appealed the Planning Commission's denial of the requested modifications. A public hearing was held by the City Council on November 20, 1979. At this hearing there was considerable discuss- ion regarding relocating the building from the corner of Lovell and Naomi to the area under considerat ion for this zone change (see 11-20-79 Council Minutes). The Council voted 5-0 to "approve the reconfiguration of the project in order to accommodate the building originally proposed for the corner of Naomi and Lovell such that the proposed building be located on Lovell with ingress and egress from the parking lot with openings on Lovell at the intersection of Leroy: That this approval be contingent upon the necessary zone changes being accomplished and that in the interest of time, the City initiate the zone changes." This zone change was initiated on behalf of the City Council. SPECIAL INFORMATION The C-O (professional-office) zone allows a three story office build- ing, 40 feet in height, not including the penthouse which may have a maximum height of ten feet above the roof, ANALYSIS If the zoning were changed to C-O, it would facilitate the develop- ment of a medical building which could be better integrated into the existing medical complex. . . . Z-79-6 December II, 1979 Page Three The zone change from PR-I to C-O would be consistent with the General Plan. 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 phy- sical 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 Declaration has been prepared for this project. Before the Planning Commission and City Council takes action on this project, the Commission and Council 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 zone change Z-79-6 from R-IP to C-O (professional office). DLB/vb .\ WArrrE RD u..,... ~2,., (wit' ~U jp,",o Cr.l'f) ("U, 1f4t1ICtJ/ cI/KI l' CoOl) 0 ~4t/JCD/ 4"d plrkl'!f ~ ~ C-oON GIi\ ... C. If c:d- ~O ~' ~.. ,t1?J II ~.. clink: ~ If./ ~ '" ... :> 'riO '\ , . ~ (S~) I$R)Y ~ \) c-oo "I ~, ,,, ~ 0 i<l ~ ~ 'R-I ----------- o~O "'rKt"j' Yaa:m -r ~ ". .., ~ c-oz, ~ N- I Z.79-6 LlWD USE A/VD ZONING r . /00' . (e . ~ . c. , . . HEARING (l00 E. Live Oak) con't. HEAR. ING (Proposed Medica 1 Bu ilding) Zone Change to be ins ti tu ted -~ 24:9901 tions set forth Ln the report dated November 20, 1979. Some of the conditions would have to be complied with before a conditional use permit Ls Lssued and after three years additional conditions would have to be met. Mayor Margett declared the hearing open and no one desiring to be heard the hearing was CLOSED on MOTION by CounciLmand Saelid, seconded by CouncLlman Pellegrino and carried unanimously, It was the consensus that the subject area needs upgrading and this WDuld be an Lmprovement. Whereupon Lt was MOVED by Councilman Saelid, seconded by CouncLlman Pellegrino and carried on roll call vote as follows that the condLtionaL use permit be APPROVED subject to all conditions so specified. AYES NOES ABSENT: Councilmen Gilb, Parry, Pellegrino, Saelid, Margett None None Appeal to the Planning Commission's denial of a modification appLication for a proposed ~ee story medicaL office building at the northwest corner of Naomi and Lovell Avenues. It would be 36 feet in height (38 feet above curb elevation) in Lieu of the two story building 30 feet as aLlowed by the Arcadia MunicipaL Code. There would be Ll parking spaces in lieu of 28L spaces required as the applicant proposes to use surpLus parking spaces on adjacent property under his ownership, The Commission felt that the develop- ment was beyond the scope originally intended when the property was rezoned CoO & D, and wouLd not be compatibLe with the residential characteristics of the neighborhood and Lt was aLso concerned about the adequacy of the parking spaces. The PLanning Department recommended approvaL subject to conditions, Prior to the opening of the public hearing Councilman Saelid said in part that the parking does not seem to be a major factor but he was concerned about the transition from residential to commercial - that a commitment had been made to those on the south side of Naomi and to those Ln the neighborhood that the north side was going to be low density type of development; that the subject project does not seem to meet that requirement. The receipt of a petition with 30 signatures in favor was made part of the record as were communications supporting the project from the local Chamber of Commerce, West Arcadia Business and Professional Association and from Mrs, Thomas McKerman, 1324 Lovell, in favor. No opposing communications were received. Mayor Margett then declared the hearing open and the applicant, Dr. Darrell J. Holman, said in part that over 95 percent of those in the surrounding area endorse the project; that most were aware that it is to be a medicaL buiLding which seemed to be preferred over a condominium especially since the buLlding is vacant in the evenings and on weekends, He then introduced the architect, Larry Hutner, 6380 WiLshire Boulevard, Los Angeles, explored the architecturaL design of the project and noted the surplus parking spaces which they expect to uti lize as it usually has ample vacant spaces. ProjecturaLs were exhibited and he expLained that they were aware of the design overLay and endeavored to overcome any problems. With reference to the adjacent surgical center Dr. Clyde Gregory, Medical Director for the Center, stated in part that they average _ ~bout 10 patients per day and Dr. Holman commented that the conges- tion will not increase there because patLents are in and out within a couple of hours, Speaking in favor of the project: Mrs. Shirley Sholtus, 652 Naomi Avenue Dr, John S. Stewart, with offices in the 612 W. Duarte Bldg. -2- 11-20-79 J . . . . . , . . HEAR ING (Proposed Medical Building) con't. 24:9902 Dr. Lewis May, 269 W. Wistaria Avenue Wesley Anderson, 1635 Oakhaven Pat Notoro, 1322 Lovell Avenue C. L. Fuller, 640 Naomi Avenue Paul Klein, 640 Naomi Avenue During the above proceedings it was submitted by the above persons that there is a need for the additional office space in the area; that consideration be given to have employees park in the existing parking lot to the north side instead of parking on the street; also the possibility of another entrance and exit on the Lovell side near LeRoy in order to lessen the traffic on Naomi. Norman Morris, 605 Naomi Avenue, spoke in opposition and said in part that at the time of the zone change the residents had been assured there would be a buffer between the R-l and CoO property and any construction would blend with the residential. He asked Council to reject the project. No one else desiring to be heard the hearing was CLOSED on MOTION by Councilman Gilb, seconded by Councilman Pellegrino and carried unanimously, Councilman Saelid commended Dr. Holman on what he is endeavoring to do, but reiterated his concern about maintaining the residential quality of the area to the south and questioned just where commer- cial development is going to stop. Although the proposed medical building is of low profile he has not been convinced up to now that the project could be compatible with the residential neighborhood. Councilman Pellegrino said in part that after hearing and considering both sides he feels the project will be a benefit to the City.. that if the need weren't there Dr, Holman would not be investing such large sums of money. He was in favor of the project. Councilman Parry expressed concern about the parking but the plus' outweigh the minus' in his opinion and there has been little expressed opposition by the neighbors. He would favor the project. Councilman Gilb said in part that the project should be approved but he was in favor of opening up the parking lot with ingress and egress on Lovell near LeRoy in order to divert some of the traffic and that Naomi should be widened; that the parking availability appears to be more than ample. Mayor Margett commented in part that there does not appear to be sufficient buffering for those residing on the south side of Naomi. He asked about the house which will remain and was advised that the owner of that property has lived there for over forty years and desires to remain; that they have a verbal commitment to have the first right of refusal to purchase it. Mayor Margett continued in part that if it were possible he would like to see the building located northerly toward the other facilities which would allow a a better use and view for the south side as opposed to having the building right on the corner, Dr. Holman responded in part that they would welcome such a move but the area in question is zoned for parking and would require a zone change. In that event the corner of Lovell and Naomi would then be used for parking. Council- man Saelid commented that he could support the project if it were relocated to the north, Dr. Holman spoke to the time element involved in zone change proceedings and said time is a factor. Councilman Gilb MOVED to approve the appeal to the Planning Commission's denial for modification for a medical office building at the northwest corner of Naomi and Lovell Avenues, with the recommendations of the Planning Department and further that there be an opening for ingress and egress at Lovell near LeRby and that Naomi be widened, MOTION DIED FOR LACK OF A SECOND, - 3- 11-20-79 ./ '. . . .\ . . , .- . . IIEAR lNG (Proposed Medical Building) con't. HEAR J:NG (Anaokia School Gate) (To be Closed) 24:9903 Following additional considerations it was MOVED by Councilman Saelid, seconded by Councilman Pellegrino and carried on roll call vote as follows -- to APPROVE THE RECONFIGURATION OF THE PROJECT IN ORDER TO ACCOMMODATE THE BUILDING ORIGINALLY PROPOSED FOR THE CORNER OF NAOMI AND LOVELL SUCH THAT THE PROPOSED BUn.DING BE LOCATED ON LOVELL WITH INGRESS AND EGRESS FROM THE PARKING LOT WITH OPENINGS ON LOVELL AT THE INTER- SECTION 01' LEROY: THAT THIS APPROVAL BE CONTINGENT UPON THE NECESSARY ZONE CHANGES BEING ACCOMPLISHED AND THAT IN THE INTEREST OF TIME THE CITY INITIATE THE ZONE CHANGES, AYES NOES ABSENT: Councilmen Gilb, Parry, Pellegrino, Saelid, Margett None None Appeal filed by Lowry McCaslin to the Notice and Order to correct a substandard condition at 758 W. Anoakia Lane, The staff report indicated that the westerly gate on Anoakia Lane is being used for vehicular access to and from the school. This constitutes an expansion of the existing nonconforming use. The chronological background was set forth in detail in a staff report dated Novem- ber 20. It was recommended that the use of the Anoakia Lane gates be discontinued and that modifications to the northerly BaldWin Avenue gate be made to provide for safe vehicular ingress and egress, An alternative would be for the school to obtain a condi- tional use permit which incorporates the use of the Anoakia Lane gates. During this consideration photographs were reviewed. Mr. McCaslin has asked that the appeal be withdrawn and that they will apply fur a conditional use permit and asked that they be permitted to continue the use of the Anoakia Gate during the interim. Mayor Margett declared the hearing open and Ed Daniell, 777 Anoakia Lane,expressed concern for the safety of the residents and students on Anoakia Lane and spoke of congestion which has increased. Mr. Daniell asked that both gates on Anoakia be closed and that the Baldwin Avenue entrance be used and widened. Meyer Piet, 757 Anoakia Lane, directly opposite both gates to the school, spoke of the danger with vehicular traffic on the street which he said is only a three car street and that visibility is practically nil due to the concrete wall and the wrought iron gates ..' he felt Mr, McCaslin should accept responsibility for the safety of the children attending his school and thought the wall on Baldwin should be modified for visibility. He also spoke of the overgrown shrubbery on the property in general, Ted J. Sten, 765 Anoakia Lane, spoke of the dangerous situation for vehicular traffic; and said it has become a drag strip and juvenile activities at night were recited. He felt the solution would be to widen the Baldwin Avenue gate, remove the shrubbery and modify the wall, Mrs. Sten, 765 Anoakia Lane, spoke of the cars parking in front of her home and sometimes late in the evening - she is concerned about the safety of the children in the area and they are entitled to protection, She questioned the legal number of students at the school, No one else desiring to be heard the hearing was CLOSED on MOTION by Counciiman Gilb, seconded by Councilman Parry and carried unanimously, It was MOVED by Councilman Gilb, seconded by Councilman Saelid that the appeal be and it is hereby DENIED and that both gates on Anoakia Lane be closed and that immediate compliance be initiated. It was agreed that a study of this area should be undertaken by staffi -4- 11-20-79