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HomeMy WebLinkAbout1276 " PLANNING COMMISSION RESOLUTION 1276 A RESOLUTION GRANTING CONDITIONAL USE PERMIT 84-24 TO EXPAND THE EXISTING CONVALESCENT HOSPITAL FROM 74 BEDS TO 117 BEDS AT 160 I SOUTH BALDWI N AVENUE WHEREAS, on October 22, 1984, an appl ication was filed by Orlando Clarlzlo to expand the existing 74 bed convalescent hospital to 117 beds, Planning Department Case No. 84-24, on property commonly known as 1601 South Baldwin Avenue, more particularly described as fol lows: Portion of Lot 4, Block G in the Santa AnIta Land Company's Tract, located in the City of ArcadIa, County of Los Angeles, State of California WHEREAS, a publIc hearing was held on November 13, 1984 at which tIme all interested persons lIere given full opportunity to be heard and to present . evidence; and WHEREAS, pursuant to review of the record i ncludl ng staff reports and testimony, the Planning Commission directed preparation of this Resolution to reflect theIr decisIon and findings. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: Section " That the factual data submitted by the Planning CommIssion In the attached report Is true and correct. Section 2. This Commission finds: 1. That the granti ng 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 because the use Is residential in nature and Is an expansion of an already existing use. . '- . . 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized In that the zoning code permits such uses subject to conditions that are Imposed on the use as set forth In Section 3 following, \ot1lch conditions address and mitigate various > . potential problems that relate to subject use. 3. That the site for the proposed use is adequate in size and shape to accanrnodate said use and all yards, spaces, walls, fences, parking, loading, landscaping 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 because Baldwin Avenue is a major arterial and based upon the limited amount of traffic generated by the existing convalescent facility, it was the Planning Commission's opinion that this expansion would not substantially Increase the amount of traffic generated on the site. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. 6. That the use applied for will not have a substantial adverse impact on the environment because there Is already an existing convalescent facility on the site and the proposed addition of 44 beds wi I I have a minimal Impact on the envi~onme~~, Section 3. That for the foregoing reasons this Commission grants a conditional use permit to expand the existing convalescent hospital from 74 beds to 117 beds upon the fol lowing conditions: 1. That a modification be granted for the subterranean parking area to have a 0' side yard setback adjacent to the north property line. -2- 1276 - 2. That a modification be granted for 52 parking spaces In lieu of 59 parki ng spaces requl red. 3. That the circular driveway In the front yard area be designated as ' one- way traff icon I y. > . 4. That parking shall canply with the handicap requirements on file In the Building Division. 5. That a 6'-6" landscape area (includl ng vehicle overhang) shall be provided along the \Ester I y property I ine adjacent to the res identlally zoned property on Cambury Avenue. 6. That a landscape and Irrigation plan shall be submitted to the Planning Department for Its review and approval prior to Issuance of the building permits. 7. That the trash enclosure have either a solid wood or solid metal . gate. 8. That as per Section 9275.5.9 all uti Iltles on the site shall be Installed underground. This shall Include the uti Ilty poles and guy wires located in the northerly driveway and along the westerly property line. 9. That all deliveries made to the site shall be bet\Een the hours of 7:00 a.m. and 10:00 p.m. 10. That all mechanical equipment shall be screened fran public view and adjoini ng properties. 11. That the parki ng area sha! I be marked and have wheel stops in accordance with Sections 9269.8.1., 9269.8.3., and 9269.9.1. 12. That a I I landscaped areas shal I be I rrl gated and canp I ete I y maintained as per the plans on fi Ie. . -3- 1276 '- . . 13. That fire safety shall be provided to the satisfaction of the Fire Chief. 14. That an adequate vehicular turn-around area be provided in the subterranean parking garage subject to the review and approval of the Planning > . Department. 15. Remove and replace existing P.C.C. sidewalk and construct P.C.C. driveway aprons conforming to City of Arcadia Standard Drawing No. S-11. 16. Submit calaculatlons for both the gravity drainage system and the pump drainage system prepared by a registered civil engineer. Computations shall show hydraul ics, hydrology and all the details required on the City's "Pump Dra i n age" sheet. 17. Arrange for utility service and dedicate easements to utility compan i es. 18. That C.U.P. 84-24 shall not take effect unti I the OloTler and/or appl icant have executed a form avai lable at the Planning Department indicating their awareness and acceptance of the conditions of approval. Section 4. The decision, findings and conditions contained in this Resolution reflect the Commission's action of November 14, 1984 and the followi ng vote: AYES: Commissioners Dixon, Hedlund, Jahnke, Harblcht NOES: None ABSENT: Commissioners Fee and Szany Section 5. The Secretary she" certify to the adoption of this Resolution and shal I cause a copy to be forwarded to the City Counci I of the City of Arcadia. -4- 1276 - . . .. . - . I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 27th day of November, 1984 by the fo I I owi ng vote: AYES Commissioners Dixon, Fee, Hedlund, Jahnke, Szany, Harbicht NOES: None None ABSENT: /e1;;;:~~Y Chairman, Planning Commission City of Arcadia ATTEST: J;(jj}ffin,tllJrJ?1!~ Secretary, Planning Commission City of Arcad i a -5- '276 . . . , ," NOVEMBER 13, 1984 TO: FRCJlI: CASE NO.: PREPARED BY: GENERAL I NFORMAT10N APPLICANT: LOCATION: REQUEST, LOT AREA: FRONTAGE: EXISTING LAND USE & ZONING: SURROUNDING LAND USE & ZONING: GENERAL PLAN DESIGNATION: H IS TORY ( ( ARCADIA CITY PLANNING COMMISSION PLANNING DEPARTMENT C.U.P. 84-24 DONNA L. BUTLER ASSOCIATE PLANNER Orlando Clarizio 1601 Baldwin Avenue Condi tional use 'pennit and rel ated modifications to expand the existing convalescent hospital from 74 beds to 117 beds. 94,200+ square feet (2.16 acres I 204+ feet on Baldwin Avenue The subject site is developed with a 74 bed convalescent hospital; zoned R-3. North: Developed with a retirement facility, vacant lot and residential uses; zoned R-3 and R-2 res pect i vel y. South: Developed with single family dwellings; zoned R-l. East: Developed with apartments and single family dwellings; zoned R-3 and R-l. West: Developed with si ng1 e-family dwell i ngs; zoned R-l. Multiple-family residential. On November 15, 1960 the City Council granted to Mr. Orlando Clarizio a zone variance (V-60-10) to construct and operate a 66 bed convalescent hospital on the subject property. . This proposal provided for 54 parking spaces. . . ( ( In March 1966 the Planning Commission denied Conditional Use Permit 66-5, a request by Mr. Clarizio to expand the convalescent hospital to 193 beds. This proposal involved adding a one-story addition on the south side of the bUIldIng adjacent to the residential properties on Callita Street and a three-story addition along Baldwin Avenue. Ninety-seven parking spaces were proposed. This application was denied on the basis that it exceeded the maximum density allowed by code and the height limit and setback requirements as established by code. (The property at this time was zoned R-1). On July 19, 1966 the City Council adopted Resolution No. 3888 to allow an additional eight beds (for a total of 74 beds) at the convalescent hospital. In November, 1966 Mr. Clarizio filed another application (C.U.P. 66-17) to expand the existing convalescent hospital from 66 beds to 176 beds. Mr. Clarizio proposed to construct a two-story addition along Baldwin Avenue and a one-story addition on the south side of the property adjacent to the Cal1ita Street properties, Again it was noted that the number of beds exceeded the allowable density regulations established by the zoning ordinance for convalescent facilities, This application was denied. In August, 1967 Mr. Clarizio filed C.U.P. 67-2 which requested a conditional use permit to expand his existing hospital by adding 44 beds and also construct an 80 unit retirement facility on the property north of this site fronting on Baldwin Avenue and Camino Real. This application was denied by the Planning Commission and the Ci ty CO\Jncil based upon the fact that the conval escent hospi tal exceeded the density of development permitted by the original variance and that the proposed expansion would encroach into the existing open space and would be too close to the properties fronting on Callita Street. Mr. Clarizio filed' another application in October, 1967 (C.U.P. 67-7) to add lOU beds to the existing convalescent hospital and construct a 78 bed retirement facility on the property north of this site fronting on Baldwin Avenue and Camino Real. This application was approved by the Planning Commission and City Council, however construction of this addition was never commenced. In January, 1984, Mr. Clarizio filed C,U.P. 84-2 which requested a conditional use permit to expand the existing hospital to 170 beds. This application was denied by the Planning Commission and the City Council with the finding that the proposal was too intense and that although 86 parking spaces were being proposed, 21 of these spaces were tandem spaces which did not comply with the code. On July 3, 1984 the City Council upheld the Plannlng Commission's denial of C.U.P. 84-8 to expand the existing hospital to 160 beds. The Commission and Council determined that the proposal was too intense for the project site; that the access and turn-around to the rear parki ng area for emergency equi pment was not adequate and that there could be a possible parking deficiency in the future. On July 23,1984, C.U.P. 84-16 was filed by Mr. Clarizio to expand his hospital to 148 beds. The Planning Commission at its August 28th meeting determined that the proJect was too intense for the subject site and did not comply with the . code. The City Council upheld the Planning Commission's decision. C.U.P. 84-24 1l/13/B4 Page 2 ( ( ~ SPECIAL INFORMATION Existing Building: The existing building contains approximately 20,555 square feet and 74 beds. The buildings, with the exception of the Administration Building are 15+ feet in height with a white gravel roof. The Administration Building is set back approximately 85 feet from the Baldwin Avenue property line and the hospital buildings are set back 150+ feet from the Balowin Avenue property line. There is a 61' rear yard setback and 15' to 25' setback from the northerly property line. The existing hospital wings have the following setbacks from the adJoining rear property line of the residential properties on Callita Street: Easterly wing (closest to Baldwin Avenue) Middle Wing Rear Wing (adJacent to westerly parking lotI 22' setback 64' setback Approx. 125' setback The current density is one bed for each 1,273 square feet of lot area. The builoings cover approxiamtely 21t of the lot. There is presently 17,700 square feet of interior open space, excluding the 10' landscape buffer along the southerly property line. . An incinerator/trash area is located at the northwest corner of the property. Staff observed that the trash bin cannot be placed inside the enclosure and trash was located in and out of the trash bin. Existing Parking There are currently a total of 46 parking spaces on the site. Twenty-two parking spaces are located in front of the hospital; 17 spaces are located at the rear. of the lot and seven parallel parking spaces are located along the southerly driveway. Ten parking spaces have been deleted in the rear parking area and developed with a planting area. There are two driveway entrances located on Baldwin Avenue. An 11' wide driveway along the northerly property line and an 11 '+ wide driveway along the southerly property line adJacent to the residential properties fronting on Callita Street. This second driveway is separated from the adjOining residential properties by a ten foot wide landscape buffer. Both of these driveways are for one-way circulation only. Proposed Building The applicant is proposing to add 23,200 square feet of floor area. The one- story administration building located adjacent to Baldwin Avenue will be demolished. Approximately 610 square feet of the existing building will be removed in order to widen the drlveway along the north side of the property. The . C.U.P. H4-24 11/13/~4 page 3 ( ( . total square footage for the entire convalescent hospital will be approximately 42,200 square feet. The applicant is proposing to add 43 more beds for a total of 117 beds. The new single story wing fronting on Baldwin Avenue will be approximately 21 feet in height. The remainder of the new buildings will maintain the same roof line as the existing buildings and will be approximately 15+ feet in height. This new wing will be set back approximately 40 feet from the Baldwin Avenue property line, 10 feet from the southerly property line (adjacent to the resldential properties on Callita Aveneu) and 25 feet from the northerly property 1 ine. The remalnder of the new buildings will be set back 10 to 25 feet from the southerly property line and 52 feet from the rear (westerly) property line. The proposed denslty will be one bed for each 805+ square feet of lot area. The code allows a maximum density of one bed for each 800 square feet of lot area. The facility will contain 40 one-bed wards, 37 two-bed wards and 1 three-bed ward tor a total of 117 beds. . The revised plans will have approximately 10,619 square feet of interior open space and a maximum buildi ng coverage of approximately 45'l',. The new wing fronting on Baldwin Avenue will have a cement plaster exterior with a clay tile roof. The remaining new buildings will have cement plaster exterior with a white rock roof to match the existing buildings. Proposed Parking and Landscaping Based on the parki ng requi rement of one parki ng space for every two beds, 59 parking spaces would be required. The applicant is proposing 52 parking spaces. The parking will be distributed as follows: 18 parki ng spaces will be located to the rear of the buil di ng; 7 of these spaces will be standard spaces; 9 will be compact spaces and 2 will be handicap spaces. 34 standard parking spaces will be located in the subterranean parking area located under the easterly portion of the building. Ingress and egress to the rear parking area will be from one driveway located along the northerly property line. This drlVeway will be 20 feet in width. The existing southerly driveway will be removed. Ingress and egress to the subterranean parking area will be from a driveway located approximately 12 feet north of the southerly property 1 i ne. Thi s driveway will be approximately 24 feet in width. . C.U.P. 84-24 11 /13 /84 Page 4 . . . ( ( The subterranean garage will be set back 10'-0" from the southerly property line and will have a zero side yard setback from the northerly property 1 ine. Pedestrian access from the garage will be from two stairways; one stairway will enter directly into the building; the second stairway will exit to the outside to the rear of the new front wing. The applicant is proposing a circular driveway in the front yard area. This driveway would be used for loading and unloading passengers. Access to this driveway woul d be from the northerly driveway servi ng the rear parki ng area and woul d exi t 53 feet to the south. A loading area has been shown on the plans adjacent to the rear entry of the buil di ng. There will be a 3'-3" landscape buffer located between the rear parking area and the westerly property line. A 5'-3" landscape buffer is required by code. The setback area adJacent to the southerly property line will range from a minimum of ten feet to a maximum of 25+ feet. A 10'+ landscape buffer will be located in this area. Also, there will be a walkway from the existing front wing to the rear parking area. The front yard area, with the exception of the passenger loading area and driveways will be landscaped. Mi scellaneous lnfonnation The incinerator located at the northwest corner of the lot will be removed and replaced by an 11' x 16' trash enclosure. A 1,394 square foot storage area is proposed in the subterranean area. According to the applicant the staff requirements for this facility are as follows: Day Sh ift: Afternoon and Evening shifts: Night shift: 13 employees 1U employees 6 employees The proposed site is serviced by the Arcadia Water Department. The Water Department has advised us that there is no problem in servicing this site. Analysi s A convalescent hospital is a permitted use in the R-3 zone with an approved conditional use permit. C. U.P. 84-24 11/13/1;4 Page 5 ( ( . The proposed 117 bed hospital complies with Section 9275,5.3 of the Arcadia Municipal Code which states in part: "the number of beds shall not exceed one (1) bed for each eight hundred square feet of lot area". The applicant's proposal provides one bed for each 805 square feet of lot area. Although the code requires 59 parking spaces (one for each 2 beds), it is staff's opi nlon that 52 parki ng spaces is more than adequate to service thi s type of facility (one for each 2.25 beds). Based upon staff's observations of this site, there is more than adequate parking. The rear parking area is seldom used and the 22 parki ng spaces located in the front have been adequate to serve the needs of the facility including weekday vi sitors. The applicant has attempted to resolve the concerns noted during the processing of the previous applications, i.e. they have complied with the density factor, they have eliminated the tandem parking, and they have provided a turn-around in the rear parking area which meets the Fire Department's approval. The plans provide for a 3'-3" landscape buffer along the westerly property line. Although the code requi res as' -3" I andsc ape buffer, thi s area coul d be increased to 6' -6" by requiring the car overhang area (39") to be incorporated as part of the I andscape buffer. The minimum lu' side yard setback complies with the setDack requirements in the R-3 zone and the one-story building height is less than that allowed in the R-3 zone (a maximum of 35' in height is allowed). It is staff's opinion that this single story adpition will have less of an impact on the adjoining properties than would a two-story multiple-family development which would be permitted with a 10' side yard setback. . Although these plans are identical to the plans submitted in C.U,P. 84-16, the number of beds have been reduced to comply with code. 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 di sclose 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. RECDMMENDA TI ON The Planning Department recommends approval of C.U.P. ~4-24 subject to the following conditions: 1. That conditions as outlined in the attached report from the Department of Public Works shall be complied with to the satisfactlOn of the Director of Public Works. 2. That a modification be granted for the subterranean parking area to have a U' side yard setback adJacent to the north property line. ~ C. U.P. 84-24 11/13/84 Page b . { ( That a modification be granted for 52 parking spaces in lieu of 59 parking spaces required. 4. That the circular driveway in the front .yard area be designated as one-way traffic only. 3. 5 That parking shall callply with the handicap requirenents on file in the Building Division. 6. That a 6'-b" landscape area t including vehicle overhang) shall be provided along the westerly property I ine adjacent to the residentially zoned property on Cambury Avenue. 7 That a landscape and irrigation plan shall be submitted to the Planning Department for its review and approval prior to issuance of the buil di ng pennits. 8, That the trash enclosure have either a solid wood or solid metal gate. 9. That as per Section 9275.5.9 all utilities on the site for direct service to the area shall be install ed underground. Thi s shall include the telephone pole and guy wires located in the northerly driveway. . lU. That'all deliveries made to the site shall be between the hours of 7:0u a.m. and 10:0u p.m. 11. 12. 13. 14. 15. 16. . That all mechanical equipment shall be screened from public view and adjoining properties. That the parki ng area shall be marked and have wheel stops in accordance with Sections 9269.8.1., 9269.8.3., and 9269.9.1. That all landscaped areas shall be irrigated and completely maintained as per the plans on file. That fire safety shall be provided to the satisfaction of the Fire Chief. That an adequate vehicular turn-around area be provided in the subterranean parking garage sUbject to the review and approval of the Planning Department. That C.U.P. 84-24 shall not take effect until the owner and/or applicant have executed a fonn available at the Planning Department inoicating thelr awareness and acceptance of the conditions of approval. C.U.P. 84-24 11/13/H4 Page 7 . . . ( ( FINDINGS AND MOTIONS Approval If the Planning Commission intends to take action to approve this project. the Commission should move to approve and file the Negative Declaration and find that the proJect will not have a significant effect on the environment and direct staff to prepare the appropriate resolution incorporating the speCific findings and conditions of approval set forth in the staff report (or as modified by the Commission). Deni al If the Planning Commission intends to take action to deny this proJect, the Commission should move to deny and direct staff to prepare an appropriate resolution incorporating the Commission's decision and findings in support of that decision. Attachments C.U.P. 84-24 11/13/84 Page 8 . . . ( ( July 24, 1984 TO: PLANNING OEPARTMENT FROM: DEPARTMENT OF PUBLIC WORKS SUBJECT: CONDITIONAL USE PERMIT NO. 84-24 1601 SOUTH BALDWIN AVENUE This department has no objection to the subject modification subject to compliance with the following items: 1. Remove and replace existing P.C.C. sidewalk and construct P.C.C. driveway aprons conforming to City of Arcadia Standard Drawing No. S-ll. 2. Submit calculations for both the gravity drainage system and the pump dra inage system prepared by a regi stered civ i 1 engineer. Computations sha 11 show hydrau 1 i cs, hydro logy, and a 11 the deta i 1 s requ ired on the City's "Pump Drainage" sheet. 3. Arrange for utility service and dedicate easements to utility companies. The subject property is served by a sewer 1 ine that has the capacity to transport sewage flows generated in accordance with land use reflected in the City's current general plan to the CSD's system. The parkway width at the site is 13.50 feet. At present, street trees and plants are adequate. reserve further cOlTlTlent on the 1 andscap i ng unt i 1 more been prepared and submitted. Future plants, such as entrance and ex i t from the subterranean garage and the side of the property, could create site restrictions. 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'--"'-'- .---.- ~-- r---~ r---' I - I t _ 1_ C==f"= ~ .----, 1- I ,..---.., : -: r----..... '-: {ii\ RQOloI flfVATI~" 'CJ~~~' - e> ~-.J#~ _Itill ~j- nJ_~ ~l Q_l"'!..':~,_"\.lVJ.TlOkS ~~~o;-. ~~fVHIOHS . " o Gl --- -1 .iC& t ~---~ ~ '-'\ ~ / , , '.. 0" O'!: .. a.. . ~:: ..-: . .Ii ii i of: = =! ,,-21 o . : .~ . . ., . 'E ~E. . ij ~i. , , , , , , \, , '. " (5 :89t:l..J~fV~TIOH I--n ~- -. =_~.r.a-. .----" 1-: ~ A~.Jlf;)lATION -a< _ ... I i ~ i I i ~ ~--- ~ ;;J ;;: -f-~. .. y a ~~.:. ,~~~~IO.H9 A.12 . . ( ( File No. ~".. ~4. .?A CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION CITY OF ARCADIA, CALIFORNIA A. Description of project: CL.:U./O:D;"JJ/A/ U5'~ nz;:';'b~ 71:> ~p ~ I ,e::yL<7J,,/~ 74 A:P1) ~.uUA-/~..RJfr ~/?/rA/_ 77::J //7 ~ B. Location of project: /i,/J/ . ~ ~/ ..4\/RYo~ C. Name of applicant or sponsor: ~AL/A':> r'l.uo/~/> D. Finding: This project will have no significant effect upon the environment within the meaning of the California Environmental. Quality Act of 1970 for the reasons set forth in the attached Initial Study. E. Mitigation measures, if any, included in the project to avoid potentially significant effects: . Date: /C?~/~4 . /) /"? ~;;~4 ~~ gnatur';p Date Posted: . ~<~<Y/A-n:' ~/J~ T~tle