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HomeMy WebLinkAbout1021 . . . , - 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 -1- 1021 . . . 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 -2- 1021 . . . 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. -3- 1021 . . . 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 ~ Chairman ATTEST: /;x/j/J'~J1f1Jdy/ Secretary -4- l02l . 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: . LOCATION: REQUEST: EXISTING ZONING: EXISTING LAND USE: FRONTAGE: . 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. . V-77-4 2 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 . 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: . 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 3 . 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 . 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. . 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 4 . 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. . 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 . The Planning Department recommends approval of V-77-4 subject to the following conditions: . V-77-4 5 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. . 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 Attachments . , . . . '" I 1/1 "'.... , ... u ~ ~ t ... '-./ "' ('- - .. ... of ... - ..... - V -77-4 ~ &. 14' 2-,) H) ALICE STREET IS' S"q (r9) (~) ,0 ( :J-(,J 5"0 (]..oJ (H) (>8) (~) MA"'~ET ... ... il c.. - z. H N:! ...~ UJ ::l z UJ ~ c( I- :z ~ < t- Z < \I) 1:\ ~ " ~, -t, ~ ~ ~ ~ -~ H SER.'VIc..€ "'''I~A''E 50 3"l) so ( JI3) 0; 8 O. 0 q 0 g; (IS) ,n (2.1) (,,) eH) Q,.P) 50 5'1>.0' so 5"0 1>0 ~o &0 (18) Cu.) f!-i') (30) (34-) (3(.) f- (0.....',,> f\-~H 0 ~ ; ~ ~ @: 0 0 ~~ 0<: ~ :: VI O 0 ~ ~ i = ~n ~ !!...: ::~!O~.;~.., . .'(:"'0 vr C 2. H 0 a - (~H1<l) - ~ HL(, ,0.(,1- (~5) "I- 5" "".02. 6b- CI' ) (>-5) .0 LUCIL.E STR~ET /50 tioeRVlc.E '!o "'.1"1 oN '" Ie) ~ ~ ;; ~ ~ ~ .. ., ~ ~!! 1$ (2.>) (l6) 50 ~3" 9>.,,1- 50."~ . (~) r~I.6"1 RO.b.O QUARiE. ,~.S<I C!..14) <..>6'~0) 1.~."4- l~-4-.) 5".0'\ ~II..,I'/'I <A 50 5"1.50 "",. ~) Q.,6,)I) ~. C. Z. H.5D ~. I" 100' LAND U5E ~ ZONING 8ZO ~ 'lOD SAfJTA ANITA AVE.. SCALE NORTH . r.q3T t:fIfIoI!' ~~- - "'lliAnCfl~", "1:l = o "1:l o en ~ ~ ~ 2 ~ ,. < "1:l ~ = < ... % -< < ~ % < ~ f.,.."ClT'f5!~- i'~~ P>QST, Df'll'o/P -"'""H A:lI'l'W..TI'P'M"'.- 1- . f."flt.11J6.tD ~ :~- I ~ fl'C>l curlOl"'~ ( \ ~T ~Al.lDV---./ !,""15TIIJG .51a'""-""lJr I ~~ :lflM ~---_. f,,~n"', .!i\Io ~r 11f1El'-1 L :..l elL ~ r---~:lI"""'1Y'Mt' . 'i""'PU5 . ... t.. I . " r ------- li'.I. i" 5 T ~ ~ f' 1 . -- rrr Tlror 51en .-fn1ltIl".......~.)QInt.I .-.. $(I.5Tn.a6 Tl"6'" _~l~!'IfUtlS - ij.lo..i.lDlv-f ",'"'f1:l~ rrr ."tt'fitl aft> / / -t-t:\ICln"I::~ -f.<&S1 I' ",",1:Jl M~'e'f E'o<15T II.lG CullDlliG .",......."W a:a,~ ~ ~~ v-~ ;'. ~t)'.O" rFrL IMINrFT FLI'N N ICHOl5 EGG COt1P,"* 0'20 "'tOO SOU1M ~TA mv-..AVF ~I^, Q"oLIP'OfINy.,. rzt.Ie ~ ....$l...I- ~..*f'CHTPCT JD.17-71 , 0 @ Q) "," ~1 "Y'," G ";;:-;. 0- 13 o @ (.)....~ ~......, .. r....-.~- Ho, ~ .. . ..' : e J." ",N r I '6" N__~ q) r .", iJ G I ,~-: ;~. ( 13 , I^''' -::- "., r ~ <3 ! #-_~~n _.~~.~:;:~~~€. j~~~t-~:~.~;:,=~2.J'\Jf-l_. I~'~:, ~ ::'II:;::;~LtDT[]'~~~' I ( . .=.;~ -;j ... ':t .. -....- I I' '" , , I T . . u::,;dn~';:"':! ,----ry--";-T . "n -t' ~-- I b",pus I... .iDIfIV~ I ::) ~- ----- ._~_._-t -.-.. <: , , I ~ ! fl' ~ ~ ~ ~ "'1'&"01011 . ZONE VARIANCE PLOT PLAN u'n"IIl.,It1, '"_'"0"'0 "A"'."'" ,,,.... r @'-u_u...n "..' J'.~' ,.,," (....,-..~ 13 .,_.u...._..,...... ._., '.'.i, (........) , ..,. i.n. p u~r__'-"" ,.. .........-.> ~.. ..,. PLAN PREVIOUSLY APPROVED BY . THE PLANNING COMMISSION UtAOU,'III:"''''lI&OIt( YOUTH.OCCULUOU( '.("""101' LOllI" '1IILlI'S a usoc IH( HU"'TlIoIClTO" OllIV( AItC.IoO''',ea 91006 tlL 2IS.US-H10