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RESOLUTION NO. 1021.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA GRANTING A ZONE VARIANCE
FOR RETAIL SALE OF EGGS, GENERAL WAREHOUSE
AND TEMPORARY WAREHOUSE/OFFICE USE AT
820-900 SOUTH SANTA ANITA AVENUE.
WHEREAS, on September 26, 1977, c. B. Nichols and the
Sierra Madre Arcadia Youth Soccer League filed an application for
a zone variance, Planning Department Case No. V-77-4, for the
retail sale of eggs, general warehouse and temporary warehouse/
office use on property commonly known as 820-900 South Santa Anita
Avenue, more particlarly described as follows:
Lots 1 and 2, Block 3, Lots 5 and 6, Block 2, Tract 101,
in the City of Arcadia, County of Los Angeles, State
of California, as recorded in Book 13, page 52, of Maps,
in the office of the Recorder of said County.
WHEREAS, a public hearing was held on said matter on
November 8, 1977, 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. That the factual data submitted by the
Planning Department in the attached staff report is true and correct.
SECTION 2. This Commission finds that:
1. There are exceptional or extraordinary circumstances
or conditions applicable to the property involved, or to the
intended use of the property, that do not apply generally to the
property or class of use in the same zone or vicinity.
2. That granting of such variance will not be materially
detrimental to the public health or welfare or injurious to the
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property or improvements in such zone or vicinity in which the
property is located.
3. That such variance is necessary for the preservation
and enjoyment of a substantial property right of the applicant
possessed by other prope~ty in the same zone or vicinity.
4. That the granting of such variance will not adversely
affect the comprehensive general plan.
SECTION 3. That for the foregoing reasons, subject to
approval of the City Council, this Commission grants a zone
variance for the retail sale of eggs, general warehouse and
temporary warehouse/office use at 820-900 South Santa Anita Avenue
upon the following conditions:
1. The property shall be improved within 120 days of
this approval as per plans on file in the subject Case No. V-77-4.
2. Grading and drainage plan for proposed parking lot
shall be submitted for approval of the Director of Public Works.
3. A IS-foot radius corner cut-off shall be dedicated
at both corners.
4. A full parkway width sidewalk shall be constructed
where none exists or the existing is less than full parkway width
on Santa Anita Avenue and Lucile Street. A handicap ramp shall
be constructed at the southeast curb return.
5. All existing driveways not to be used shall be closed.
Any existing driveway to remain in service shall be removed and
reconstructed per City standard.
6. That the applicant within 120 days of this approval
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shall provide a cash bond approved as to form and content by the
City Attorney and in an amount to be set by the Director of Building
and Safety to guarantee the ultimate removal of the existing wood-
frame building at 820 S. Santa Anita Avenue and the construction
of a parking lot conforming to plans approved with V-76-6.
7. That a final parking lot plan and landscaping plan
be submitted for the review and approval of the Planning Director,
and the parking lot at. 820 S. Santa Anita Avenue conforming to
V-77-4 shall be completed within 120 days of this approval.
8. That a covenant approved by the City Attorney as to
form and content shall be recorded within l20 days of this
approval in the office of the County Recorder guaranteeing that
820 S. Santa Anita Avenue and 900 S. Santa Anita Avenue will not
be sold separately as long as the present building remains on
900 S. Santa Anita Avenue.
9. That this variance shall be granted only for the
sale of eggs, uses incidental to the sale of eggs and general
storage at 900 S. Santa Anita Avenue. The temporary use of the
existing building at 820 S. Santa Anita Avenue will be used only
by the Sierra Madre/Arcadia Youth Soccer League for storage
purposes only and must be demolished the earlier of three years
after the date of this approval or l20 days after being vacated by
the Sierra Madre/Arcadia Youth Soccer League.
lO. Within l20 days of the removal of the building at
820 S. Santa Anita Avenue, the property shall be developed in
accordance with plans approved with V-76-6.
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SECTION 4. 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 22nd day of November, 1977, by the following vote:
AYES:
Commissioners Brink, Clark, Kuyper, Sargis
NOES:
ABSTAIN:
Commissioners Hegg, Huddy
Commissioner Perlis
ABSENT: None
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Chairman
ATTEST:
/;x/j/J'~J1f1Jdy/
Secretary
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November 8, 1977
TO:
FROM:
CASE NO.:
PREPARED BY:
CITY OF ARCADIA
PLANNING COMMISSION
PLANNING DEPARTMENT
VARIANCE 77-4
JEFFREY F. WITTE
ASSOCIATE PLANNER
GENERAL INFORMATION
APPLICANT:
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LOCATION:
REQUEST:
EXISTING
ZONING:
EXISTING
LAND USE:
FRONTAGE:
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C. B. Nichols and the Sierra Madre/Arcadia
Youth Soccer League
820-900 South Santa Anita Avenue
Variance for retail sales of eggs, general ware-
house and temporary warehouse/office use for the
Sierra Madre/Arcadia Youth Soccer League
C-2 & H
A 17,630 square foot brick building at 900 South
Santa Anita containing an egg sales business
and warehouse area. The wood-frame building at
820 South Santa Anita contains approximately
2,800 square feet and is presently used by
the Sierra Madre/Arcadia Youth Soccer League.
820 South Santa Anita has 92 feet of frontage
on Santa Anita Avenue and l50 feet of frontage
on Lucile Street.
900 South Santa Anita has 122 feet of frontage
on Santa Anita and 215 feet of frontage on
Lucile Street.
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V-77-4
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SURROUNDING
LAND USE
AND ZONING:
North: Zoned C-2 and developed with an auto
repair shop
South: Zoned C-2 H'and developed with a gas
station
Zoned R-3 H and developed with multiple-
family residential uses
Zoned C-2 and developed with an office
building
GENERAL PLAN: Multiple Family 7+ dwelling units per acre
East:
West:
HISTORY
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The existing wood-frame building at 820 South Santa Anita was
constructed in the early 1900's and was recently utilized for
a portion of the Nichol's Egg Ranch business. On November 9,
1976, Mr. Charles Nichols was granted a variance (V-76-6) by
the Planning Commission to permit an egg business and ware-
house use of the building previously occupied by United Parcel
Service. The Planning Commission's approval was subject to
several conditions requiring removal of all buildings from
820 South Santa Anita, a parking lot and landscaping plans,
and a covenant for parking. Mr. Nichols' application was
subsequently extended to November 10, 1977. Staff has advised
Mr. Nichols that he must be in full compliance with all condi-
tions of the Planning Commission's approval by November 10, 1977.
The Sierra Madre/Arcadia Youth Soccer League has occupied the
wood-frame building at 820 South Santa Anita since Mr. Nichols'
business moved out.
PROPOSAL
The applicants (Charles Nichols and Sierra. Madre/Arcadia Youth
Soccer League) for Variance 77-4 at 820-900 S. Santa Anita are
requesting Planning Commission approval for a modification of
the original plan. The Soccer League now occupies the old
wood-frame building at 820 S. Santa Anita and has requested
this use be allowed to continue for a maximum of three years in
lieu of removing the building. In addition to retaining the
old wood-frame building, the variance application also covers
egg sales and storage uses at 900 S. Santa Anita. The plan
submitted by the applicant indicates that a parking lot would
be constructed on the balance of the unused property at 820 S.
Santa Anita. The revised plot plan differs from the approved
plot plan in the following areas:
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1. The revised plot plan provides for 20 parking spaces in
lieu of 30 parking spaces as shown on the approved plan.
V-77-4
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2. The revised plot plan provides for the retention of an
existing driveway off Santa Anita on the north lot
which differs from the previous plan.
3. Eight of the parking spaces proposed to be placed north
of the old wood-frame building would need to be redesigned
to meet Code standards for adequate back-up area.
ANALYSIS
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The request to retain the old wood-frame building for a period
of three years does not present a significant problem for the
City. However, staff has been informed in a conversation with
one of the applicants (Mr. Nichols) that all of the available
storage area at 900 S. Santa Anita, in the back of the old
United Parcel Service (UPS) building, has not been rented. In
the opinion of staff, the unused portion of the UPS building
would be a better location for the Soccer League's storage and
would permit the proposed parking lot on the north side of
Lucile Street to be constructed. If the Planning Commission
wishes to consider the retention of the existing old wood-frame
building for three years, the problems associated with
ultimately removing the building and constructing the remaining
portion of the parking lot should be addressed. The present
parking needs associated with the Soccer League, Egg Ranch and
whatever storage use may exist in the rear of the UPS building
are minimal and can be accommodated with the applicant's pro-
posed parking plan. Should the aforementioned uses be dis-
continued and the UPS building be put to other uses, a serious
parking problem could develop and the long-term use of the old
wood-frame building could further complicate a potential park-
ing problem.
The Arcadia General Plan adopted in 1972 designates both sides
of Lucile Street east of Santa Anita as Multiple Family 7+ DU/AC.
Consideration should be given to a change that would promote
consistency between the General Plan and the zoning for this area.
The Planning Department's primary concern in regard to the pro-
posed retention of the old wood-frame building on a temporary
basis is how the City can insure that it will be removed in
three years. Staff feels that any approval for the temporary
use of the old wood-frame building at 820 S. Santa Anita should
be conditioned upon an adequate demolition bond and an adequate
bond for construction of the remainder of the parking lot at
820 S. Santa Anita.
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Attached are those pages of the application in which the appli-
cants have stated their case.
Prior to the granting of a variance all of the criteria set
V-77-4
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forth in the ordinance must be determined by relevant findings,
and supported by substantial evidence. Before the Planning
Commission grants or denies a variance application, they should
examine the evidence and relevant findings with respect to each
of the requisite criteria.
The applicant must meet the burden of proof and demonstrate
substantial proof of every criteria including:
1. Extraordinary circumstances must be shown as to the
property itself (or the use on it) clearly distinguishing
it from other property similarly zoned -- the property (or
use) must be atypical.
2. Such uniqueness must directly relate to the need for
relief -- every lot is somewhat different; the difference
must be relevant to the need.
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3. An unnecessary hardship (not contemplated by the compre-
hensive regulations) will result unless the variance is
granted; such hardship must relate to the use of the
property (not to the applicant personally), must involve
more than financial hardship, and may not be self-imposed.
The hardship must relate to a substantial property right
presently enjoyed by similarly zoned property but denied
to the applicant because of unusual conditions.
4. The granting of the variance should not be tantamount to
a rezoning of the property nor be contrary to the overatl
goals (density, use, circulation, safety, bulk, etc.) of
the comprehensive 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 substantial 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 Declaration has been pre-
pared for this project.
Before the Planning Commission takes action on this project, the
Commission should "move to approve and file the Negative
Declaration and find that the project will not have a signifi-
cant effect on the environment."
RECOMMENDATION
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The Planning Department recommends approval of V-77-4 subject to
the following conditions:
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V-77-4
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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.
2. That the applicant provide a bond to guarantee the removal
of the existing wood-frame building at 820 South Santa
Anita Avenue and the construction of a parking lot.
3. That a final parking lot plan and landscaping plan be
submitted for the review and approval of the Planning
Director.
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4. That a covenant approved by the City Attorney as to form
and content shall be recorded in the office of the County
Recorder guaranteeing that 820 S. Santa Anita and 900 S.
Santa Anita will not be sold separately as long as the
present building remains on 900 S. Santa Anita.
5. That this variance shall be granted ONLY for the sale of
eggs, uses incidental to the sale of eggs, general storage
and the temporary use of the existing building at 820 S.
Santa Anita which must be demolished within three years
after approval.
6. That the Commission make the following findings:
a. That there are exceptional or extraordinary circum-
stances or conditions applicable to the property
involved, or to the intended use of the property,
that do not apply generally to the property or class
of use in the same zone or vicinity.
b. That the granting of such variance will not be
materially detrimental to the public healty or wel-
fare or injurious to the property or improvements in
such zone or vicinity in which the property is located.
c. That such variance is necessary for the preservation
and enjoyment of a substantial property right of the
applicant possessed by other property in the same
zone and vicinity.
d. That the granting of such variance will not adversely
affect the comprehensive general plan.
JFW/at
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ZONE
VARIANCE
PLOT PLAN
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PLAN PREVIOUSLY APPROVED BY
. THE PLANNING COMMISSION
UtAOU,'III:"''''lI&OIt( YOUTH.OCCULUOU(
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