Loading...
HomeMy WebLinkAbout1268 ;>- .... ,.~ PLANNING COMMISSION RESOLUTION 1268 A RESOLUTION DENYING CONDITIONAL USE PERMIT 84-16, A REQUEST TO EXPAND THE EXISTING CONVALESCENT HOSPITAL FROM 74 BEDS TO 148 BEDS AT 1601 SOUTH BALDWIN AVENUE. . . WHEREAS, on July 23, 1984 an application was filed by Orlando Clarizio to expand the existing 74 bed convalescent hospital to 148 beds, Planning Department Case No. C.U.P. 84-16, on property commonly known as 1601 South Baldwin Avenue, more particularly described as foll ows: 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 August 14, 1984, at which time all interested persons were given full opportunity to be heard and to present evi dence; and WHEREAS, pursuant to review of the record including 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 1. That the factual data submitted by the Planning Department in the attached report is true and correct. Section 2. This Commission finds that the proposed expansion is too intense for the subject site and that it does not comply with Section 9275.5.3. of the Arcadia Municipal Code which allows a maximum density of one bed for each 800 square feet of lot area. Section 3. That for the foregoing reason this Commission determines that the granting of Conditional Use Permit 84-16 would be detrimental to the welfare of property in the vicinity, injurious to such property and inconsistent with the proper development in the neighborhood and zone and, therefore, denies the application for Conditional Use Permit 84-16. Section 4. The decision, findings and conditions contained in this Resolution reflect the Commission's action of August 14, 1984 and the following vote: AYES: NOES: ABSENT: Commissioners Dixon, Fee, Jahnke, Szany, Wells, Harbicht None Commissioner Hedlund - 1 - 1268 .. ~ . . . Section 5. 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 Arcadi a. I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 28th day of August, 1984 by the fo 11 owi ng vote: AYES Commissioners Fee, Hedlund, Jahnke, Szany, Dixon NOES: None ABSENT: Commissioners Harbicht, Wel Is /J~ ;} ~G Chairman, Planning C~ission City of Arcadi a ATTEST: !a1}/Ym1/~ - Secretary, Planning Commission Ci ty of Arcadi a -- - 2 - 1268 ARCADIA CITY PLANNING COMMISSION PLANNING DEPARTMENT C.U.P. 84-16 DONNA L. BUTLER ASSOCIATE PLANNER GENERAL INFORMATION August 14, 1984 t TO: FROM: CASE NO.: PREPARED BY: ! APPL ICANT: LOCATION: REQUEST: LOT AREA: FRONTAGE: . EXISTING LAND USE & ZONING: SURROUNDING LAND USE & ZONING GE NERAL PLAN DESIGNATION: HISTORY Orlando Clarizio 1601 South Baldwin Avenue Conditional use permit and related modifications to expand the existing convalescent hospital from 74 beds to 148 beds 94,200+ square feet (2.16 acres) 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 respectively South: Developed with single family dwellings; zoned R-l East: Developed with apartments and single family dwellings; zoned R-3 and R-1 West: Developed with single-family dwellings; zoned R-1 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. Ths proposal involved adding a one story addition on the south side of the building adjacent to the residential properties on CalTita 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.) . . . 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 Callita 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 Comission and the City Council based upon the fact that the convalescent hospital 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 100 beds to the existing convalescent hospital and COnstruct a 78 bed retirement facility on the property north of this site fronting On Badlwin 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 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 Planning 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 parking area for emergency equipment was not adequate and that there could be a possible parking defiCiency in the future. 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. C.U.P. 84-16 8/14/84 Page 2 . The administration building is set back approximately 85 feet from the Bal dwi n Avenue property 1 i ne and the hospi tal buil di ngs are set back approximately 150+ feet from the Baldwin 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 lot) 22' setback 64' setback Approx. 125' setback The current density is one bed for each 1,273 square feet of lot area. The buildings cover approximately 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. . Exi sti ng Parki ng There are currently a total of 46 parki ng spaces on the si te. Twenty-two parki ng 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 appl icant 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 dr iveway alon9 the north s ide of the property. The total square footage for the entire convalescent hospi tal will be approximately 42,200 square feet. The appl icant is propos i ng to add 74 more beds for a total of 148 beds, . C.U.P, 84-16 8/14/84 Page 3 . . . 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 building and will be approximately 15+ feet in height. Thi s new wi ng will be set back approximately 40 feet from the Bal dwi n Avenue property line, ten feet from the southerly property line (adjacent to the residential properties on Callita Avenue) and 25 feet from the northerly property line. The remainder 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 density will be one bed for each 636+ 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 19 one-bed wards; 50 two-bed wards; six three-bed wards; and three four-bed wards for a total of 148 beds. The revised plans will have approximately 10,619 square feet of interior open space and a maximum building coverage of approximately 45$. The new wi ng fronting on Bal dwi n Avenue will have a cement pl aster 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 parking requirement of one parking space for every two beds, 74 parking spaces would be required. The applicant is proposing 52 parking spaces. The parking will be distributed as follows: 18 parking sepaces will be located to the rear of the building; 7 of these spaces wi 11 be standard spaces; 9 wi 11 be compact spaces and two 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 drivewway located along the northerly property line. This driveway 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 line. This driveway will be approximately 24 feet in width. The subterranean garage will be set back 10'-0" from the southerly property 1 i ne and will have a zero side yard se tback from the northerly property 1 i ne. C.U.P. 84-16 8/14/84 Page 4 . . . 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 would be from the northerly driveway serving the rear parking area and would exit 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" landscaped 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 1 i ne wi 11 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 wi ng to the rear pa rki ng area. The front yard area, with the exception of the passenger loading area and driveways will be landscaped. Mi scellaneous Information The incinerator located at the northwest corner of the lot will be removed and replaced by a 11' x 16' trash enclosure. A 1,394 sq. ft. storage area is proposed in the subterranean area. The staff requirements for this facility are as follows: Day shift: Afternoon and eveni ng shi fts: Night shift: 13 employees 10 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. In 1977, the City approved C.U,P. 77-32 an addition to the existing Huntington Drive Convalescent Hospital at the southwest corner of Huntington Drive and Holly Avenue. This conditional use pennit allowed 108 beds in 1 ieu of 88 permitted. This project had 39% lot coverage and a density of one bed for each 657 square feet of lot area. Analysis A covalescent hospital is a permitted use in the R-3 zone with an approved conditional use permit. C.U.P. 84-16 8/14/84 Page 5 . The proposed 148 bed hospital does not comply 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 636 square feet of lot area. Based on the lot size a maximum of 117 beds would be allowed. Although the code requires 74 parking spaces (one for each 2 beds), it is staff's opinion that 52 parki ng spaces is more than adequate to service thi s type of facility (one for each 2.85 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 parking spaces located in the front have been adequate to se rve the needs of the fac il ity i nc 1 udi ng weekday vi s itors. As noted in the study previ ousl y submi tted by the appl i cant (verifi ed by staff), parking requirements vary from City to City, however, it would be staff's opinion that a parking ratio of one space for every three beds is more realistic for a convalescent hospital. The applicant has attempted to resolve some of the concerns noted during the processing of the previous applications, i.e., they have provided a passenger loading and unloading area in the front yard area; 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 requires a 5'-3" landscape buffer, this area could be increased to 6'-6" by requiring the car overhang area (39" to be incorporated as part of the landscape buffer) . . The minimum 10' side yard setback compl ies wi th the setback 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 addition 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. This project exceeds the allowable density established in our code and is a greater density than the other project which was approved on Huntington Drive (636 sq. ft. as compared to 657 sq. ft.). Pursuant to the provisions of the California Environmental Quality Act, the Planning Department has prepared an initial study for the proposed project. Sa id ini ti al study di d not di scl ose any substanti al or potenti ally substanti al 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. . C.U.P. 84-16 8/14/84 Page 6 . . . RECOMMENDA TI ON The Planning Department recommends approval of C.U.P. 84-8 subject to the following conditions: 1. That conditions as outlined in the attached report from the Department of Publ ic Works shall be complied with to the satisfaction of the Director of Public Works. 2. That a modification be granted for the subterranean parking area to have a 0' side yard setback adjacent to the north property 1 i ne. 3. That a modification be granted to allow a density of one bed for each 636 square feet of lot area (148 beds maximum) in lieu of one bed for each 800 square feet allowed. 4. That a modification be granted for 52 parking spaces in lieu of 74 parking spaces required. 5. That the circular driveway in the front yard area be designated as one-way traffiic only. 6. That parking shall comply with the handicap requirements on file in the Building Division. 7. That a 6'-6" landscape area (including vehicle overhang) shall be provided along the westerly property line adjacent to the residentially zoned property on Cambury Avenue. 8. That a landscape and irrigation plan shall be submitted to the Planning Oepartment for its review and approval prior to issuance of the building permits. 9. That the trash enclosure have either a solid wood or solid metal gate. 10. That as per Section 9275.5.9 all util ities on the site for direct service to the area shall be installed underground. This shall include the telephone pole and guy wires located in the northerly driveway. 11. That all del iveries made to the site shall be between the hours of 7:00 a.m. and 10:00 p.m. 12. That all mechancial equipment shall be screened from publ ic view and adjoining properties. 13. That the parking area shall be marked and have wheel stops in accordance with Sections 9269.8.1, 9269.8.3 and 9269.9.1. C.U.P. 84-16 8/14/84 Page 7 . . . 14. That all landscaped areas shall be irrigated and completely maintained as per the plans on file. 15. That fire safety shall be provided to the satisfaction of the Fire Chief. 16. That an adequate vehicular turn-around area be provided in the subterranean parking garage sUbject to the review and approval of the Planning Department. 17. That C.U.P. 84-16 shall not take effect until the owner and/or applicant have executed a form available at the Planning Department indicating their awareness and acceptance of the conditions of the approval. 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). Denial If the Planning Commission intends to take action to deny this project, the Commission should move to deny and direct staff to prepare the appropriate resolution incorporating the Commission's decision and findings in support of that decision. Attachments C.U.P. 84-16 8/14/84 Page 8 . . . July 24, 1984 TO: PLANNING DEPARTMENT FROM: DEPARTMENT OF PUBLIC WORKS SUBJECT: CONDITIONAL USE PERMIT NO. 84-16 1601 SOUTH BALDWIN AVENUE This department has no objection to the subject modification subject to compliance with the followin9 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 ca lcu 1 at ions for both the gravity dra inage system and the pump dra inage system prepared by a reg i stered c ivi 1 eng ineer. Computat ions sha 11 show hydrau 1 i cs, hydro logy, and a 11 the deta i Is 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 i ne that has the capac ity 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 comment on the landscaping unt il more been prepared and submitted. Future plants, such as entrance and exit from the subterranean garage and the side of the property, could create site restrictions. This department wi 11 definitive plans have those planned at the driveway on the north tJ!di/1 ~~ CHESTER N. HOWARD . [) Director of Public Works V CNH:DER:rk - 1 r " IAPM'-JtSd'5 ff~ Q z . ~ (In~) ~ ~ IN I . (/,H) .f.- ,f.3___ :2 .. .0 0 I (t022) , t!i /(-/ ,.,' .. H " I ) (/~?O) 1(/530) (/(',02) {I';"IC;) ......",. ~ -/ (1701) I 0 1'?J.40 ;5>05Co 154.~1 /.li.2.& .:,. 1l!O.57 ; BALDWI N .. '$ c- ~ ~,..:~~"",,"""""''''''''''...:'I -=:- ~A.s.._ ;s:...? Z04.'4) : -,0;01- (/~CI) ';v09) '(/r;,/~?3",,,:: , -j;'''' U~; ~ t.,... l- o~ E~/sn~a -------~. c, . 0 C/) .;~ ~AI.t:JC6VT '0 0 ~~!:; ~~ , ~ 2 ~ . ~ )fCl~j7lrAL , ~ '.: ~ ',Y;:.04 ~::i ,r--O ;;:.r , l') - \".,,~, , IO~ S'" · 0 oj , ~a . '" ~3 ;:::..fJ " It'\ ,-"iii ~ R. 3 s i -7" , ,.-::-g 4... (~..r\ ~.~ ~ "'"" ;r ~ , , , I ~ o 0 ~ ~~~'"'!';--~~~."...,; ~ ~1 -r ,..,+}_:sj._\._ ,<;4.. \ . . ---- -=' r\ \ .-1 :3 , "., 0 O p.Z ~ c -t, 0 9i E - If' c~~ . I /' (; ~:..) 1'- ';! 'J O ~~~{.~,~ ~~r.:,'~~/~ ~ :J,;.~ \,,' '. 'i".. ~:-' _. ... ~ co ',"3 ,i;: C'AHBt/RV AVE. 140.01) c~ ... " .. VACANT R'3 (5 /40.00 300.00 . ... '" I ~ - ~ ~ ..~ ~ ~~ ~ tC . ~ CI. Q . ~ I!S.40 JOO - -- ----- -- - -- - -- ~.Q_.O CUI' 8{16 LAND . ~~~ ~~\J<'" ,'v II ~~O ~t, , I' J~-.. lI') <0::1~_ ."; ""~ ~ l, ~~~ "," '> <; -t. CITY 132 0 "'l.qLANG~ 1"; 100' +:t . J.-. t:t SCALE ~ )~C' I lC9 GO \ ~:!O ~ '."il~ ~\~ 0 :IS.i~ ~O ~g ....0 t..., .., ,=,0 '0 ~<3 'v ~~ :'2~ '- :n,,~ ., - 0'" ~ - ~9~ "'~ ';~':':.a --.......: C;, ~ ~ ,\o~' USE & ZONING ,'9 ~~_ !.lll,_c,- /\ ~ 11/.4-4- '-0 ;" IlltJlj(/70!!>) -~ ~ ~.~ ,.",.. 135."'Z. .X:---O---- :!;g . ~ r:-< r-- _,' ~ 1'3.35 , ,34.1. 2 -;;: Q-" 1,f. ~ '{Iv 318': ~" o~ om "',-- r 1~9.2 , ".<'lO 0... "'... 'f"\..J 1'1 CD.., ~~o ?r -" ... .r.'v I ,qA ,"; ~ - ...l ...l <{ U , <3<s0 0., .",. .,.,~ \ \~~