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RESOLUTION NO. 1018
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA GRANTING A CONDITIONAL
USE PERMIT FOR A BOARD AND CARE FACILITY AT
716-734 WEST CAMINO REAL AVENUE.
WHEREAS, on October 3, 1977, an application was filed
by Orlando Clarizio to construct and operate a board and care
facility, Planning Department Case No. C.U.P. 77-24, on property
commonly known as 716, 720-728, and 734 West Camino Real Avenue,
more particularly described as follows:
716 W. Camino Real: Lot starting on the south line of
Camino Real Ave., commencing east thereon 396' from the
northwest corner of Lot 1, Block G of Santa Anita Company's
Tract; thence east of said southerly line 714'; thence
southerly minus 140' by 140' facing on Baldwin Avenue.
720-728 W. Camino Real: East 132' on the westerly 396' of
Lot 1, Block G, Santa Anita Company's Tract, Map Book 6,
page 137. '
734 W. Camino, Real: East 88' of the west 264' of north
141.6' and east 82' of west 264' of south 158.4' of Lot 1,
Block G, Santa Anita Land Company's Tract.
WHEREAS, on November 8, 1977, a public hearing was
held on said matter 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. The granting of this conditional use permit as
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1018
hereinafter provided will not be detrimental to the public health
-4IJ or welfare or injurious to the property or improvements in such
zone or vicinity.
2. The use applied for at the location indicated is
properly one for which a conditional use permit is authorized.
3. The site for the proposed use in adequate in size
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and shape to acconunodate said use, including all yards, parking,
loading, landscaping and other features required to adjust said
use with the land and uses in the neighborhood.
4. The site abuts streets and highways adequate in
width and pavement type to carry the kind of traffic generated by
the proposed use.
5. The granting of such conditional use permit will not
adversely affect the General Plan.
6. The use applied for will not have a substantial
adverse impact on the environment.
SECTION 3. That for the foregoing reasons, subject
to approval of the City Council, this Conunission grants a
conditional use, permit to construct a board and care facility
upon the following conditions:
1. That the property shall be improved and maintained
in accordance with plans on file in C.U.P.. 77-24.
2. Fire protection shall be provided to the satisfaction
of the fire chief.
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3. A modification be granted for 57 parking spaces
in lieu of 65 required.
4. A modification be granted for 129 beds in lieu of
109 beds allowed.
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the easterly property line.
6. Allow two buildings 219 feet in length and 220 feet
in length in lieu of 165 feet allowed.
7. A waiver of Arcadia Municipal Code Section 9275.5.3
(density requirement) and Section 9275.5.4 (parking requirements)
be granted by the City Council pursuant to Arcadia Municipal Code
Section 9275.9.
8. A 'lot consolidation shall be filed and recorded
with the County Recorder's office prior to issuance of any
building permits.
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9. Signing shall comply with R-3 regulations.
10. That the 6 foot high block wall along the easterly
and westerly property lines shall reduce to three feet in height
at the front yard setback.
11. That the wood pergola not be allowed in the front
yard setback.
12. That Building and Safety Division shall conduct
routine on-site inspections during the first two years of operation.
13. Pursuant to Section 66424 to the California
Government Code, if real property is merged, Division 2, Subdivisions,
of said code shall be complied with. From a review of the plot
plan, there appears to be a need to file a parcel map to consolidate
three lots into one lot.
14. Construct A.C. pavement, F.C.C. curb, gutter, and
. sidewalk on Camino Real in accordance with plans to be approved
by the director of Public Works.,
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15. Grading and drainage shall be in accordance with
plans to be approved by the Director of Public Works.
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 tha~ the foregoing resolution was adoptee
at a regular meeting of the Planning Commission of the City qf
Arcadia held on the 22nd day of November, 1977, by the following
vote:
AYES:
Commissioners Brink, Clark, Hegg, HUddy,
Kuyper, Sargis
NOES:
ABSTAIN:
ABSENT:
None
Commissioner Perlis
None
Chairman
ATTEST:
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Secretary
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1018
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November 8, 1977
TO:
FROM:
CASE NO. :
PREPARED BY:
CITY OF ARCADIA
PLANNING COMMISSION
PLANNING DEPARTMENT
CONDITIONAL USE PERMIT 77-24
DONNA L. BUTLER
ASSISTANT PLANNER
GENERAL INFORMATION
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APPLICANT:
LOCATION:
REQUEST:
EXISTING
LAND USE
AND ZONING:
SIZE:
FRONTAGE:
SURROUNDING
LAND USE
AND ZONING:
Orlando Clarizio
716, 720-728 and 734 West Camino Real Avenue
Conditional use permit for a l42-bed board and
care facility
The subject site is comprised of three lots. Two
are vacant and one is developed with a single-
family dwelling.
Approximately 87,327 square feet
294 feet on Camino Real
North: Mixed residential uses and vacant lot,
zoned R-3 and C-O
South: Convalescent horne, zoned R-3
East: Service station and vacant lot, zoned C-2
and R-3, respectively
West: Single-family dwellings, zoned R-3 and R-2
GENERAL PLAN: Multiple Family designation (7+ dwelling units
per acre.)
MODIFICATIONS REQUESTED
... The applicant has requested the following modifications and
C.U.P. 77-24
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waiver of requirements:
1. 142 beds in lieu of 109 beds allowed.
2. 58 parking spaces (including 4 compact car parking spaces)
in lieu of 71 spaces required.
3. Wood pergola to encroach into the front yard setback on
Camino Real.
4. Buttresses to encroach 5 feet into the 10-foot side yard
setback.
S. Two buildings 219 feet in length and 220 feet In length
in lieu of 165 feet allowed.
Section 9275.9 of the conditional use permit procedure allows
"Waiver of Requirements" and reads:
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"Upon showing by the applicant and a finding by the Planning
Commission that any such regulation is inappropriate or
inapplicable either to the intended use of the property or to
property itself or to adjacent property, the Planning Commission
may in granting a conditional use permit, recommend that any
regulations specified in this Division be waived and the City
Council may without the necessity of a public hearing waive
any such regulations."
HISTORY
The applicant has proposed several previous projects, some com-
bining the expansion of the existing convalescent hospital and
construction of a board and care facility. Previous projects
were:
C.U.P. 66-17: proposal to expand the existing 74-bed facility
to 110 beds. Applicant proposed to use portion of 720-728
Camino Real for parking. (Denied.)
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C.U.P. 67-2: proposal to expand the existing convalescent
hospital and to construct a retirement home (total 252 beds).
Proposal incorporated lots at 716, 720-728 and 734 Camino Real
and Baldwin Avenue property. (Denied.)
C.U.P. 67-7: proposal to expand the existing convalescent
hospital and construction of a retirement home (total 252 beds).
Proposal incorporated lots at 716, 720-728 and 734 Camino Real
and Baldwin Avenue property. (Approved.)
C.U.P. 75-4: proposal to construct a ls2-bed board and care
facility at 716-734 W. Camino Real Avenue. (Approved.)
C.U.P. 77-24
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C.U.P. 77-11: proposal to construct a l89-bed board and care
facility at 716-728 W. Camino Real. (Denied.)
SPECIAL INFORMATION
BUILDING INFORMATION
Size: 74,227 sq. ft excluding covered parking
13,212 sq. ft. covered parking area
87,439 sq. ft. total building area, including parking
Number and
Size of Units:
105 units with 142 beds. All units will be
approximately 377 square feet in size.
Building A is 3 stories with 2 floors above grade. The first
and second floor contain 9,904 sq. ft. with 20 units.
Building B is 3 stories with 2 floors above grade. The first
and second floor contain a total area of 14,160 sq. ft. The
first floor will include the lobby, offices and 10 units. The
second floor will contain offices, lounge, conference room and
10 units.
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The lower level of Buildings A and B is parking for 34 cars.
These buildings are 20 feet apart, but connected by enclosed
walkways on the first and second floor.
Building C contains a total area of 16,092 sq. ft., is 2 stories
with one floor above grade. The lower level includes saunas,
lounge, billiard and card room, beauty and barber shop, storage
and mechanical equipment rooms. The shuffle board and table
tennis area will be an open patio area. The first floor
includes a library, main lounge, dining room, kitchen and
offices. Building C is connected to Building B.
Building D is 3 stories, 2 above grade, contains a total area
of 16,371 sq. ft. and includes 36 units.
Building E is 3 stories, 2 above grade, contains a total area
of 17,700 sq. ft. The lower level contains a lounge, linen
room and laundry facility and 9 units. The first and second
floors contain a lounge, recreation and laundry room and 20
units.
Buildings D and E are 20 feet apart, but connected by enclosed
walkways on the first and second floor.
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C.U.P. 77-24
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Height and Elevations:
The buildings will be a maximum of 30 feet in height. The lower
levels of all buildings will be approximately 8 feet below the
Camino Real grade. The first floor levels of all buildings
will be a maximum of 2 feet above the Camino Real grade.
Buildings A and B are set back 30 feet from the front property
line (including buttresses). A wood pergola is proposed to
extend from Building B to the front property line. There is
a l7-foot side yard setback along the east property line.
Buttresses protrude 12 feet into this setback.
The buildings are set back 52 feet from the west property line.
There is a 26-foot rear yard setback. Buttresses are located
within 14 feet of this property line.
PARKING, CIRCULATION AND LANDSCAPING
71 parking spaces are required by Code' (1 parking space for each
2 beds).
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58 parking spaces are provided; 23 are open parking spaces and
35 are covered. The 23 open parking spaces are located along
the westerly property line and will have access from a two-way
driveway off of Camino Real. All of these spaces have dimen-
sions of la' by 20'. A s-foot wide landscape buffer and 6-foot
high block wall are proposed along the westerly property line.
A 6-foot high block wall is proposed along the easterly and
southerly property lines.
35 parking spaces are located below Buildings A and B. 31 of
these spaces are 10' by 20'. Four are substandard (Spaces 9,
10, 11 and 35) and designated as compact car spaces; 3 spaces
(9, 10 and 11) are 1l'6" by 20', and the remaining space (No. 35)
is 9' by 17'5".
The 3 compact spaces (Nos. 9, 10 and II) would have a 23-foot
back-up area in lieu of 24'9" required. The additional width
would allow for adequate access to the parking spaces.
Space 35 should be eliminated. It is only 17' 5" in length and
has only a 2l-foot back-up area.
Ingress and egress to the garage will
way near the easterly property line.
for a turning area in the garage.
be from a 20-foot drive-
The applicant has allowed
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LOT COVERAGE: Approximately 50% of the lot is covered with
buildings (36%) and parking (14%).
C.U.P. 77-24
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RECREATION
AREA:
Outdoor recreation will be provided between
Buildings A, Band D, E. A swimming pool and
therapy pool will be provided in this area.
The applicant has indicated there will be 6
employees per shift.
NUMBER OF
EMPLOYEES:
MISCELLANEOUS INFORMATION
The Fire Department has reviewed the proposed plans for
C.U.P. 77-24 and noted that 2 fire hydrants would be required.
The Fire Department also expressed concern relative to the
access to Buildings D and E from the driveway. It noted that
"moving ladders and hose over retaining walls could be an
undesirable condition."
This application compared to the last application filed by the
applicant (C.U.P. 77-11) is as follows:
C.U.P. 77-24
C.U.P. 77-11 (proposed proj ect)
Lot Area 81,400 sq. ft. 87,327 sq. ft.
.1 Building Size 81,608 sq. ft. 87,439 sq. ft.
Building Height 35' 30'
Building Lot 38% exc. parking 36% exc. parking
Coverage 60% inc. parking 50% inc. parking
No. of Units 108 105
No. of Beds 189 142
Unit Sizes 362 sq. ft. 377 sq. ft.
Density/Bed 1 per 432 sq. ft. 1 per 615 sq. ft.
Density/Unit 1 per 756 sq. ft. 1 per 832 sq. ft.
55 57
Parking 1 per 3.44 beds 1 per 2.49 beds
1 per 1. 98 units 1 per 1. 84 uni ts
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C.U.P. 77-11 was denied by the Planning Commission on June 14,
1977. The City Council sustained the Planning Commission's
action on July 19, 1977. The Commission and Council noted the
following reasons for denial:
.. 1.
2.
3.
4.
S.
6.
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C.U.P. 77-24
6
The density is not appropriate for the neighborhood and
is too dense for the R-3 zoning.
Development is too dense for the subject site.
Insufficient parking.
Increased building height (35' requested).
Minimal amount of open and recreational space in relation-
ship to density.
Buildings too close to street.
ANALYSIS
A board and care facility is a permitted use in an R-3 zone with
an approved conditional use permit.
The density of this proposed facility is less than the
previous application (C.U.P. 77-11); however, this proposal
is not substantially different than the previous application
(C.U.P. 77-11) which was denied by the Planning Commission and
City Council for the reasons set forth above.
Although the applicant has decreased the number of beds from
189 to 142, the number of units have been reduced by only 3.
The lot coverage has decreased from 60% to 50%. The height
has been reduced from 35 feet to 30 feet.
Parking has increased 2 spaces (from 55 to 57). The applicant's
request fOT 142 beds in lieu of 109 allowed is 31% above that
permitted by Code.
The request for 57 parking spaces in lieu of 71 spaces is
24% less than that required by Code.
It is staff's opinion that the request for the wood pergola to
encroach into the front yard setback should be denied. This
pergola serves no purpose other than to cover the walkway and,
if approved, could set a precedent for allowing covered
walkways in the front yard setback.
Staff has no objection to the request for buttresses encroaching
into the side yard setback, nor the building length. Although
connected by enclosed walkways, the buildings will give a visual
appearance of being two separate buildings.
Pursuant to the provisions of the California Environmental Quality
Act, the Planning Department has prepared an initial study for
C.U.P. 77-24
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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 prepared for this
project.
Before the Planning Commission takes action on this project, the
Commission should "move to approve and file the Negative Declara-
tion and find that the project will not have a significant
effect on the environment."
RECOMMENDATION
The Planning Department recommends denial of C.U.P. 77-24.
If the Planning Commission wishes to approve this application,
it should be subject to the following ~onditions:
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.
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2. Fire protection shall be provided to the satisfaction
of the Fire Chief.
3, A modification be granted for 57 parking spaces in lieu
of 71 required.
4. A modification be granted for 142 beds in lieu of 109
allowed.
S. A modification to allow buttresses to encroach 5 feet
into the required 10-foot side yard setback along the
easterly property line.
6. Allow 2 buildings 219 feet in length and 220 feet in length
in lieu of 165 feet allowed.
7. A waiver of A.M.C. Section 9275.5.3 (density requirements)
and Section 9275.5.4 (parking requirements) be granted
by the City Council pursuant to A.M.C. Section 9275.9.
8. A lot consolidation shall be filed and recorded with the
County Recorder's office prior to issuance of any building
permits.
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9. Signing shall comply with R-3 regulations.
10. That the 6-foot high block wall along the easterly and
westerly property lines shall reduce to 3 feet in height at
the front yard setback.
Attachments
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October 14, 1977
TO: PLANNING DEPARTMENT
FROM: DEPARTMENT OF PUBLIC WORKS
SUBJECT: C.U.P. 77-24 -- 716-728 W. CAMINO REAL
The following are recommended conditions of approval:
1. Pursuant to Section 66424 of the California Government Code if real property
is merged, Division 2, Subdivisions, of said Code shall be complied with.
From a review of the plot plan there appears to be a need to file a parcel
map to consolidate two lots into one lot.
2. Construct A.C. pavement, P.C.C. curb, gutter, and sidewalk on Camino Real
in accordance with plans to be approved by the Director of Public Works
3. Grading and drainage shall be in accordance with plans to be approved by
the Director of Public Works.
ai; J? k?1:!:~
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CHESTER N. HOWARD
Director of Public Works
CNH:EE:ms
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File No. {/t/j' /7;/~
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CONDITIONAL USE PERMIT APPLICATION
A. Applicant's Name ~""'!Ql""lnn r.l~ri1,io
1601 S. Baldwin Ave., Arcadia. Calif. 91006
Address
Telephone No.
445-2170
Interest in Property Owner
B. Property Owner's Name Same as above
Address
Telephone No.
C.
Property Address (Location)
7/t.
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1'20 -728 ~ ~/ND ,ppA(
.734
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aI. C'A#/NO ~~/
D. Legal Description 716 West Camino Real A venue: Lot starting on the south
line of Camino Real Avenue, commencing east thereon 396 feet from the
northwest corner of Lot 1, Block G of Santa Anita Compan~'s Tract, thence
east on said southerly line 714 feet, thence southerly mInus 140 x 140
feet facin Baldwin.. 20- 28 West Camino Real Avenue' East 1 2 feet
of the westerly 39 feet of Lot 1, Block G, Santa Anita Com any's
Tract Ma Book 6 a e 1. Z. /
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E. General Plan Designation ~"nf ~A?<"'" "'$ ~ ('-/1/ r7--_IMIu-'~1
F. Zone Classification
.e:3
G. Proposed Use (State exactly what use is intended for the property. If you are
applying for an eating establishment, restaurant or place of assembly, include
seating capacity.)
Board and Care 142 Beds Total
&. ~ ..5h'7r/ (B-I/7~;)
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PREREQUISITE CONDITIONS: (The law requires that the conditions set forth below be
clearly established before a conditional use permit ~ be granted.)
EXPLAIN IN DETAIL WHEREIN YOUR CASE CONFORMS TO THE FOLLOWING FIVE CONDITIONS:
1. That the granting of such conditional use permit will not be detrimental to the
public health or welfare or injurious to the property or improvements in such
zone or vicinity.
In that said residence will be located adjacent to commercially zoned
property and 140 x 140 R J property facing Baldwin Ave. (on the north
and east), a convalescent hospital on the south and will be separated
from R 2 property on the east by multiple dwellings extending the length
of the property. That said units are of sufficient size and provide for
such adequate parking as create no detriment to adjacent property, as
more particularly set forth under "additional information below.
2. That the use applied for at the location indicated is one for which a conditional
use permit is authorized.
Yes
3. That the site for the proposed use is adequate in size and shape to accommodate
said use, including all yards, spaces, walls, fences, parking, loading, landscap-
ing and other features required to adjust said use with the land and uses in the
neighborhood.
4.
That the site abuts streets and highways adequate in width and pavement type to
carry the kind of traffic generated by the proposed use.
Two major streets, Camino Real and Baldwin Avenue
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. 5. That the granting of such conditional use permit will not adversely affect the
comprehensive General Plan.
SEE ATTACHED
NOTE: The Planning Commission is required by law to make a written finding of facts,
based upon the information presented at the time of the public hearing, that
beyond a reasonable doubt the five above enumerated conditions apply.
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. APPLICANT(S)' VERIFICATION
I (WE) HEREBY CERTIFY (OR DECLARE) UNDER PENALTY OF PERJURY THAT THE FOREGOING
INFORMATION AND AT'l'ACllED OWNERSHIP LIST ARE TRUE AND CORRECT.
SIGNATURES:
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Telephone No.
445-2170
Applicant
Address
1601 South Baldwin Avenue. Arcadia. Ca 91006
(Include street, city, state and zip code)
,
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~WQ.,~Lo'~' '\.Wt,." -I
Applicant (if more than oAe)
Telephone No.
l.{Lj(LI7~
Address
141<;
otlJ\.t/l).;;
(Include
D~. A c..C.I~ O,() ~l 0.;, 1
street, city, state and zip code)
.
o \.s~~.)
Owner of Record
~r
(signature
Telephone No.
44"-2170
Address 1601 South Baldwin Avenue, Arcadia, Calif. 91006
(Include street, city, state and zip code)
N')
Telephone No.
Owner of Record (if more than one)
Address
(Include street, city, state and zip code)
Received by /J.k7
~ --P'~ ..J
Receipt No. , -zs-~
Date /to/'3/77
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5. Z. Additional Information
The Arcadia Municipal Code now places certain requirements on a
so-called "board and care facility" that make the requirements
exactly similar to those of a convalescent hospital. A conval-
escent hospital has stringent licensing requirement promulgated
by the State Board of Health and others. It must have certain
high paid health related personnel, while a board and care
facility where no health care may be provided and all occupants
must be ambulatory and self-sufficient is very similar to the
so-called "re.tirement hotel" hereinbelow mentioned. Therefore,
applicant is requesting that certain requirements of the "board
and care" provisions of the existing Arcadia Municipal Code be
waived in accordance with Section 9275.9 of the Code in order
to allow the construction of the facility herein applied for.
In further support of the application, applicant makes the
following statements.
The City has recently granted a permit for a so-called "retire-
ment hotel" which could by a simple application meet all the
State and County requirements for a "board and care" facility.
This structure located at 75J West Duarte Road, has 60 units
and is located on property with a total area of JJ,OOO sq. ft.
This allows 550 sq. ft. per unit. Additionally, this retirement
home has 2J off-street parking spaces, ~r parking for J8% of the
units.
The proposal herein includes 105 units located on property with a
total area of 87.327 sq.ft., which allows 832 sq. ft. per unit.
Additionally, the proposal provides 60 off-street parking spaces
or parking for 55.lb of the units.
The off-street parking includes 20 spaces in opening parking and
40 spaces in covered parking. Of these 60 parking spaces, 55
are for regular cars 10 x 20 and 5 are for compact cars 9 x 18.
No problem is anticipated in controlling parking in the assigned
covered spaces. Additionally, a two way device is planned at
Camino Real.
The City Planning staff in the application for Conditional Use
Permit 76-6 (c.U.P. 76-6) dated March 2J, 1966, made a compre-
hensive study of unit sizes and parking facilities in some 17
retirement residences. 11 of which were located in the northeast
area and four of which were located in Los Angeles City. Appli-
cant submits both the amount of parking provided herein and the
square footage of each unit are far in excess of the average found
in that survey. That report further states that the State of
California licensing Board for board and care facilities has no
parking requirements - that whatever the city requires and allows
is deemed adequate but that a room must be a minimum of 100 sq.ft.
for one person and 140 sq. ft. for two persons. The facility
proposed herein contemplates that the minimum room size, exclu-
sive of closets and private baths, shall be 255 feet with approxi-
mately 10% of the rooms being larger than that and that the room
size, including closet space and private bath, will be 360 feet.
.
Further, applicant has briefly surveyed the cities of Glendale,
Burbank, Pasadena, Temple City and Azusa and has found the Board
and care facilities are all allowed in an R) or R4 area with a
Conditional Use Permit. Secause the board and care facility re-
quires that the inmates be well 'and ambulatory, owners providing such
services do not have to have high=priced medical personnel. Board
and room rates instead of being some $)0 per day, as is found
in convalescent hospitals in this area, are approximately $20
per day, or some )0% less. The requirements of the board and care
facility are in fact nearly related to the requirements for
the so-called "retirement hotels" which the Planning Commission
has extensively investigated. Therefore. certain requirements
for a board and care facility are found to be substantially different
than those required for a convalescent hospital.
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