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PLANNING COMMISSION RESOLUTION 1326
A RESOLUTION GRANTING CONDITIONAL USE PERMIT 86-14 TO
CONSTRUCT AND OPERATE A 110 ROOM BOARD AND CARE
FACILITY AT 607-611 WEST DUARTE ROAD
WHEREAS. on October I. 1986. an application was filed by Goldrlch.
Kest & AssocIates to construct and operate a 110 room board and care
fac111ty, PlannIng Department Case No. C.U.P. 86-14, on property located at
607-611 West Duarte Road. more partIcularly descrlbed as follows:
Lot 44, Tract 3430 In the City of Arcedle. County of Los Angeles,
State of CalifornIa, as per Map recorded In Map Book 42, Page 321n
the County Recorder's Office
WHEREAS. public hearlngs were held on November 12 and November
25. 1986. at whIch time ell 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:
~ That the factual data submitted by the PlannIng
Department In the attached report Is true and correct.
~ ThIs CommIssIon fInds:
1. That the grantIng of such Conditional Use Permit will not lle
detrlmental to the public health or welfare, or lnJurlous to the property or
Improvements In such zone or vicinity because the proposed board and care
fac111ty Is an approprlate use In the R-3 zone and that It Is a less Intense
use than a multiple famUy development.
2. That the use applied for at the location IndIcated Is properly ~ne
for whIch a Condlt1onel Use Permit Is authorlzed because of the reasons set
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forth In NO.1 and because condItions have been applied to mitigate potential
problems end concerns pursuant to Section 3 below.
3. That the sIte for the proposed use Is adequate In size and shape to
accommodate 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. The Commission noted that based upon studIes
submttted of eldsting facUlties In other communities and the el<lsttng
fec111tles In the City, that the 40 parkIng spaces Is adequete to serve the
facility.
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. It
was determIned that this type of use does not generate a large amount of
. traffic. Duarte Road Is a major arterlal and Arcadia Avenue has been
recently wIdened to accommodate the traffic generated by the multlple-
famUy uses on the street.
5. That the granttng 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. The CommissIon determined that the proposed use
would not have a slgnlfleent effect on the envIronment and that the use
would not be more Intense then a multIple-famIly use which Is permttted In
the R-3 zone without e condItional use permit.
~ That for the foregoIng reasons this CommIssIon grants a
Condittonal Use Permit to construct and operate a 110 room board and care
fac111ty subject to the followIng condItIons:
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1. That the condItIons listed below from the Department of Public
Works shall be complied with to the satisfaction of the Director of Public
Works.
a. SubmIt gradIng and draInage plan prepared by a regIstered clvl1
engIneer subject to the approval of the DIrector of Public Works.
b. Plant parkway trees at locations determined by the DIrector of
Public Works per City of Arcadia Standard S-13.
c. Close existIng drlveways not to be used and reconstruct curb,
gutter and sidewalk to match existIng.
d. Construct P.C.C. drlveway apron according to Arcadia Standard
DrawIng No. S-II.
e. All survey monuments, centerline ties and survey reference points
shall be protected In place or re-establlshed where disturbed.
This work will be the responsibility of the permittee and shall be
at the permittee's expense.
2. That fire safety shall be provided to the satIsfactIon of the FIre
ChIef.
3. That a modIficatIon be granted for 40 parkIng spaees.
4. That a modIfIcation be granted for a density of one unIt per 582
,square feet of lot area.
5. That the mInImum age for resIdency In thIs facilIty shall be 60
years and that a covenant or other agreement as deemed approprlate by the
City Attorney shall be filed guaranteeing that the minimum age of residents
shall be 60 years.
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6. That the maxImum heIght of the building shall be 35'-0. with the
exceptIon of the bell tower whIch may be 40'-0. If It serves as access to
the roof area.
7. That the plans shall be In substantial compliance wIth the plans on
me In the subject case.
8. That dense landscaping shall be provided along the easterly and
westerly property lines. Said plans shall be submitted to the Planning
Department for Its review and approval.
9. That dellverles shall be restrlcted to the hours of 7 a.m. to 7 p.m.,
Mondays through Frldays. No dellverles shall be allowed on the weekends.
10. That the maximum density shall not exceed 1.2 residents per room
wtth a total of 132 residents. No room shall have more than 2 occupants.
The developer shall be required to provide a covenant or other agreement as
deemed necessary by the City Attorney to Implement this condition.
II. That the easterly drlveway shall be restrlcted to Ingress only and
egress shall be from the westerly driveway. That the drlveways shall be
posted with .Rlght Turn. signs.
12. That the guest parking area shall be Increased from 7 to 13 spaces.
13. That C.U.P. 86-14 shall not take effect until the owner and
applicant have executed a form available at the Planning Department
Indicating awareness and acceptance of the conditions of approval.
14. Noncompliance with the provisions and conditions of this
, Conditional Use permit shall constitute grounds for the Immediate
suspension or revoeatlon of said Permit.
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~ The decision, findings and conditions contained In this
ResolutIon reflect the Commission's action of November 25, 1986 and the
following vote:
AYES:
Commissioners Amato, Fee, Hedlund, Kovacic, Papay,
Szany
None
Commissioner GalinskI
NOES:
ABSENT:
~ 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 IS
regular meeting of the Planning CommIssion held on the 9th day of
. December, 1986 by the following vote:
AYES:
NOES:
ABSENT:
Commissioners Amato, Fee, Galinski, Hedlurrl, Kovacic, Papay, Szany
N:>He
None
Chairman /,
Planning Comm sslod,tlty of Arcadia
ATTEST:
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Secretary, Planning Commission
City of Arcsdla
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November 25, 1986
TO:
FROM:
CASE NO.:
ARCADIA CIn PLANNING COMMISSION
PLANNING DEPARTMENT
DONNA L. BUTLER, SENIOR PLANNER
REVISED C.U.P. 86-14
GENERAL INFORMATION
APPLICANT:
LOCATION:
REQUEST:
LOT AREA:
FRONT AGE:
Goldrich, Kest & Associtltes
607-611 West Dutlrte Rotld
Conditiontll use permit to construct and opertlte 13 110
room botlrd tlnd ctlre ftlcility with ptlrking tlnd density
modifi Ctlti ons
64,038:. SQutlre feet ( 1.47 tlcres)
146.66 feet on Dutlrte Rotld tlnd 145.18 feet on Arctlditl
Avenue
EXISTING LAND USE & ZONING
The subject site is developed with-the Utter McKinley mortutlry; zoned
R-l (zone change to R- 3 pendi ng)
SURROUNDING LAND USE & ZONING:
North:
South:
Etlst:
West:
Developed with multiple family units; zoned R-3
Developed with 13 medictll complex; zoned C-O D & H
Developed with multiple ftlmi1y un1ts; zoned R-3
Developed with 13 sing1e-ftlmi1y dwelling and medictl1
offices; zoned R-l tlnd C-O D & H respectively
GENERAL PLAN DESIGNATION:
Multiple-family residentitll (13+ du/tlc)
. HISTORY'
The Utter McKinley Mortuary WtlS constructed in 1958 and is 13 legal
nonconforming use. The mortutlry WtlS constructed prior to the time 13
conditional use permit WtlS required tlnd was 13 permitted use In the R-l
zone. Today mortuaries tlre only allowed In 13 C-O or any less restrictive
commercial or Industrial zone with tln tlpproved conditional use permit.
On November 18, 1986, the City Council approved Zone Chtlnge Z -86- 3 for 13
zone chonge on the Subject property from R-l (slngle-faml1y residentitll) to
R-3 (mu!tiple-ftlmlly residential).
PROPOSAL
The tlpplictlnt is proposing to construct 13 110 room botlrd tlnd ctlre ftlcility.
Building
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The building will be three stories, 35 feet in height tlnd conttlin 72,500
square feet. The "bell tower" is proposed to be 40'-0" in height. The
sttlirwtlY is loctlted in the bell tower. The R-3 zone tlllows 13 mtlximum
building height of 35'-0".
The first floor will conttlin 22 rooms (25 rooms in the origintll pltlns), 13
lObby tlrea, living room, library, sitting room, business offices, extlmintltion
room, 13 multi-purpose recretltion room, dining room, kitchen tlnd ltlundry
ftlcilities
The second floor will conttlin 51 rooms (54 rooms in the origintll pltlns) tlnd
two stortlge rooms. The third floor will conttlin 31 rooms (49 rooms in the
orlgintll pltlns) with 13 betluty tlnd btlrber ftlcility and tlrts and crtlft room.
Fourteen of the rooms on the third floor tlre double suites. These suites
conttlin a bedroom tlnd living room.
The rooms rtlnge in size from 350 SQ. ft. to 750 SQ. f1. Etlch room htls 13
pri vtlte btl 1 cony or ptlt i 0 tlretl.
The project density will be one room per 582 square feet of lot aretl. Code
tlllows a density of one bed for etlch 800 sQutlre feet of lot aretl.
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REVISED C.U.P. 86-14
November 25, 1986
Ptlge 2
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The tlpplicant htls indicated thtlt the mtljority of rooms tlre privtlte; however,
btlsed upon the resi dency in thei r other f aci 1 i ties, they htlve 1.2 persons per
room. In 13 discussion with the applictlnt, Mr. Hirsch htls indicated thtlt
"bectluse of firltlncing" they would be comforttlble with limiting the
occuptlncy to a minimum of 1.5 persons per room. This would tlllow 13
mtlximum of 165 residents.
The design of the building is "contemporary mission" with pltlster walls and
a clay tile roof.
There will be a minimum 38'-0. setbtlck from Duarte Rotld. The first tlnd
second story of the building will be set btlck 10'-0" from the easterly
property line. The third story of the building will be set btlck 22'-0. from
the etlsterly property line. There will be 13 52'-0" to 58'-0" setbtlck from
Arceditl Avenue The building will be 28'-0" from the westerly property line.
Btllconies tllong the etlsterly property line will encrotlch 4'-0" into the ten
foot side ytlrd setbtlck. The R-3 zone tlllows btllcony encrotlchments of 5'-0"
into the side ytlrd setbtlck.
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A 4,560 SQ. f1. courtytlrd is proposed on the etlsterly side of the building tlnd
e 3,200 sq. f1. courtyerd will be Joctlted on the westerly side of the building.
The trash tlretl is 10ctlted inside the building tldjtlcent to the kitchen.
Ptlrki ng tlnd ltlndsctlQi ng.
Forty ptlrking $ptlces are proposed (41 were provided in the origintll pltlns)
Code requires one spece for every two beds. At this time we do not know
~IOW meny beds tlre proposed; however, if two beds were proposed per room,
110 ptlrking sptlces would be required btlsed upon the requirements for
convalescent end botlrd tlnd ctlre ftlcilities.
The reduction in one ptlrking sptlce is in the visitor ptlrking tlretl. In the
previous application, the tlpplictlnt htld provided an entrywtly into the
courtytlrd aretl through parking sptlce 34. The new pltln provides for 13
septlrtlte wtllkwey tldjtlcent to sptlce 34 tlnd the size of the westerly
courtyerd aretl htls been incretlsed from 2,800 sq. ft. to 3,200 sq. f1.
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Seven visitor ptlrking spaces will be loctlted tldjacent to the southwest
corner of the building tlnd htlve tlccess to the lobby tlretl through a hallway.
Thirty-three ptlrking sptlces tlre provided for tenants tlnd employees. This
REVISED C.U.P. 86-14
November 25, 1986
Ptlge 3
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ptlrking is located along the west side of the building tlnd tldjtlcent to
Arctldia Avenue. This ptlrking area will be enclosed with gtltes.
All ptlrking will be loctlted on grtlde. Access to the ptlrking will be from
Duarte Rotld tlnd from Arctldia Avenue. A 25'-0" wide drivewtly interspersed
with sttlmped concrete Is proposed tllong the westerly property line. A
sttlmped concrete circultlr drivewtly is proposed fronting on Dutlrte Rotld
which would allow visitors tlnd residents to be dropped off tlnd picked up tlt
the front of the buil di ng.
A 2'-0' to 5'-0' landscape buffer Is proposed tldjacent to the westerly
property line. An 9'-0" to 20'-0" ltlndscape buffer Is proposed tldjtlcent to
Dutlrte Rotld. A 5'-0"ltlndsctlpe buffer is proposed between the ptlrking tlrea
and the property line tllong Arctlditl Avenue.
A 3'-0" high wall is proposed tllong Arctlditl Avenue and 13 6'-0" high wtlllls
proposed tllong the westerly property line. There is tln existing 6'-0" high
wtlll tllong the etlsterly property line. A 5'-0" ]tlndsctlpe buffer is proposed
between ptlrking sptlces 1-5 tlnd the etlsterly property line.
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SPECIAL INFORMATION
The tlpplictlnt htls indictlted there will be a mtlximum of 12 employees on the
dtly shift. The evening shift will htlve four employees. According to the
tlpplictlnt the tlvertlge tlge of residents will be from the mid to ltlte 70's.
The ftlCility will provide full housekeeping services, furnished rooms,
centrtll dining with three metlls plus 13 24 hour sntlck btlr, tlnd 13 vtln service
for residents for shopping trips, doctor's appointments ond socitll events.
Prop.osed Project ComDtlrison
Ori gi ntl I Ap.p.1i Ctlt ion
Revised Ap'p'lictltion
Rooms
Ptlrking Sptlces
Unit Density
Pkg. Density
Courtytlrd Areas
West
Etlst
128
41
1 unit! 492 SQ. ft.
1 sptlce/3.1 rooms
110
40
1 unit/582 sQ. ft.
1 space/2.75 rooms
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2,800 SQ. ft.
2,700 sQ. ft.
3,200 sQ. ft.
4,560 sQ. ft.
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REVISED C.UP. 86-14
November 25, 1986
Ptlge 4
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The ki tchen htls been re] octlted to the wester] y si de of the bui I di ng.
The following is II summary of the two existing, one tlpproved pending
construction tlnd the proposed retirement/botlrd tlnd ctlre ftlcilities within
the Ci ty:
ArnPill Retirement Hotel (Dutlrte Rotld)
Lot Size:
Rooms:
Room Size:
Ptlrking:
Ptlrking Density:
Unit Density:
Ratio of Parking
Sptlce to Room:
27,648 sq. f1.
60
165 sQ. f1.
24 on-site ptlrking sptlces
I ptlrking sptlce for etlch 2.5 rooms
1 room per 547.45 sQutlre feet
.40 sptlce per room
Arctlditl Gtlrdens Retirement Hotel (Ctlmino Retll)
lot Size:
Rooms:
Room Size:
Ptlrki ng
Ptlrking Density
Unit Densi ty:
Rtlti 0 of Ptlrki ng
Sptlce to Room:
67,327 SQ. ft.
105
Minimum 377 sQ. ft. with severtll double suites
57 on-site ptlrki ng sptlces
1 ptlrking sptlce for etlch 1.84 rooms
1 room per 83 1.68 square feet
.54 sptlce per room
Regency Retirement Hotel (Sunset tlnd Michillinda - construction pending)
lot Si ze:
Rooms:
Room Size:
Ptlrking:
Parking Density:
Unit Density:
Rtltio of Ptlrking
Space to Room:
50,000+ SQ. f1.
97
370 SQ. ft.
40 on-site parking sptlces
1 parking sptlce for etlch 2.42 rooms
1 room per 515.46 sQutlre feet
.41 space per room
REVISED C.UP. 86-14
November 25, 1986
Ptlge 5
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frQoosed Project (Dutlrte Rotld)
lot Size:
Rooms:
Room Size:
Parking:
Parking Density:
Unit Densi ty:
Ratio of Parking
Space to Room:
64,038 sQ. ft.
110
350 to 750 sq. f1.
40 on-site ptlrking sptlces
1 ptlrking sptlce for etlch 2.75 rooms
1 room per 582 sQutlre feet
.36 sptlce per room
The tlpplictlnt htls submitted two ptlrking studies. One of the studies WtlS
completed in July 1986 tlt existing botlrd tlnd ctlre/retirement ftlcilities
opertlted by Goldrich, Kest tlnd Associtltes (Exhibit A). The other is tln
independent study on retirement hotels tlnd senior citizen aptlrtment
complexes preptlred by Dontlld Frischer & Associtltes (Exhibit B), trtlffic
consulttlnts,
Based upon the Goldrich, Kest & Associtltes study of 13 of their ftlcilities,
their tlvertlge rtltio of parking sptlces to rooms is 0.31, with 13 survey rtltio
of sptlces used per room of 0.15.
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The study preptlred by Dontlld Frischer & Associtltes surveyed 12 retirement
hotels in Ortlnge County tlnd los Angeles County. The study concluded thtlt
the typictll petlk ptlrking demtlnd tlt retirement hotels is fewer thtln 0.25
ptlrking sptlces per occuQied room for residents, employees tlnd visitors.
MISCELLANEOUS INFORMATION
In 1966 the City tldopted the current regultltions for convtllescent homes tlnd
bOflrd and Ctlre ftlcilities. These regulfltions were established based upon 13
proposed convtllescent ftlcility which WtlS being reviewed by the City.
At the time these regultltions were adopted, the concept of 13 "Retirement
Hotel/Home. did not exist. When the first retirement ftlcility WtlS proposed
I n the City (1976) sttlff conducted extensi ve resetlrch to determi ne how
these facilities were opertlted, the necesstlry parking, density, etc. Since
1976 we htlve received two others requests (excluding the current request).
The City has reviewed each of these projects, projects in other cities tlnd
htls determi ned btlsed upon our experi ence tlnd the experi ence of other ci ti es
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REVISED C.UP. 86-14
November 25, 1986
Ptlge 6
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thtlt the City's parking tlnd density standtlrds for Botlrd tlnd Ctlre tlnd
convtllescent facilities are not tlppropritlte for retirement facilities.
The three approved tlpplications for retirement ftlcilities htlve been grtlnted
modifictltions to the regultltions set forth in the Arctlditl Municiptll Code. We
have not had tlny compltlints from tldjoining residents regtlrding the two
existing opertltions.
The Fire Department htls reviewed the pltlns tlnd will require (1) 13 hydrtlnt
midway in the drivewtly (2) a sprinkler system, and (3) llutomtltic door
closers on any doors normtllly in use opening onto the corridor.
ANAL VSIS
A "botlrd tlnd cere/retirement ftlcility" is 13 permitted use in the R-3 zone
with tln tlpproved conditiontll use permit.
The proposed project does not comply with the density tlnd ptlrking
requirements set forth for "Convtllescent tlnd Board and Ctlre" ftlcilities, ond
there has been much concern expressed by tldjoining residents regarding the
project density, ptlrking, noise, etc. It is sttlff's opinion thtlt the proposed
retirement ftlCility is tln tlppropritlte use for this site. Btlsed upon the
studies presented tlnd sttlff's observtltions of similtlr ftlcilities, the project
is one of the letlst intensive uses thtlt is permitted (with or without 13
condit i ontl 1 use permit) in the R- 3 zone.
As per the tlpplicanrs tltttlched letter, they tlre willing to commit to 13 tottll
of 1.5 residents per room. No other residentitll home has 13 limittltion on the
number of residents tlnd it is sttlff's opinion thtlt it would be very difficult
to monitor this condition.
Any long term noise associated with this project would be noise generated
by the residents tlnd vehicles to and from the site. Bectluse of the age of the
residents and the type of ftlcllity there will be mlnimtll noise and traffic
genertlted tlt the proposed f acil ity.
The Code limits deliveries to the hours of 7 tl.m. to 10 p.m. Sttlff would
would recommend thtlt deliveries be restricted to the hours of 7 tl.m. to 7
p.m.
The building height complies with the 35'-0"limit set forth in the R-3 zone
with the exception of the "Bell Tower". Section 9282.1.3 of the AMC sttltes:
REV I SED C.UP. 86- 14
November 25, 1986
Ptlge 7
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"mechanicel equipment including elevtltors, sttlirwllYs, ttlnks...for the
operation of or mtlintentlnce of buildings mtly exceed the height limit
prescribed in this Chtlpter; provided however, thtlt in no event shtlll tlny such
item extend more than (10) feet tlbove the roof..:
If the stairctlse in the bell tower is utilized for tlccess to the roof, the
Pltlnning Department would recommend tlpprovtll of the 40'-0. height limit.
Pursutlnt to the provisions of the Ctllifornitl Environmenttll Qutllity Act, the
Pltlnning Deptlrtment has preptlred an inititll study for the proposed project.
Stlid inititll study did not disclose any substantial or potentially substtlntitll
tldverse change in tlny of the physictll conditions within the aretl tlffected by
the project including ltlnd, tlir, water, minertlls, flortl, ftluntl, tlmbient noise
and objects of historictll or tlesthetic significtlnce. Therefore, 13 Negtltive
Decltlration htls been preptlred for this project.
RECOMMENDA T I ON
The Pltlnnlng Deptlrtment recommends tlpprovtll of C.U.P. 86-14 subject to
the following conditions:
1. Thtlt conditions tlS outlined in the tltttlched report from the
Deptlrtment of Public Works shtlll be complied with to the
stltisftlction of the Director of Public Works.
2. Thtlt fire sofety shtlll be provided to the stltisftlction of the Fire
Chief.
3. That 13 modification be grtlnted for 40 ptlrking sptlces
4. Thtlt 13 modifictltion be grtlnted for 13 density of one unit per 582
sQutlre feet of lot tlretl.
5. Thtlt the minimum age for residency in this ftlcility shtlll be 60
yetlrs tlnd thtlt a coventlnt j n 13 form and content to be tlpproved by
the City Attorney shtlll be filed gutlranteeing thtlt the minimum age
of residents shtlll be 60 yetlrs.
6. Thtlt the maximum height of the building shtll1 be 35'-0. with the
exception of the bell tower which mtly be 40'-0. if it serves tlS
tlccess to the roof aretl.
REV I SED C.U.P. 86-14
November 25, 1986
Page 8
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7. Thtlt the pltlns shtlll be in substtlntitll complitlnce with the pltlns on
file in the subject ctlse.
8. Thtlt dense 1 tlndsctlpi ng shtl 11 be provi ded 131 ong the etlsterl y tlnd
westerly property lines. Stlid pltlns shtlll be submitted to the
Pltlnning Oeptlrtment for its review tlnd tlpprovtll.
9. That deliveries shtlll be restricted to the hours of 7 tl.m. to 7 p.m.,
MondtlYs through Fridtlys.
10. Thtlt C.U.P. 86-14 shtlll not take effect until the owner tlnd tlppllctlnt
have executed 13 form tlyailtlble tlt the Pltlnning Deptlrtment
indictlting tlwtlreness tlnd tlccepttlnce of the conditions of tlpproytll.
11. Noncomplitlnce with the provisions tlnd conditions of this
Conditiontll Use permit shtlll constitute grounds for the immeditlte
suspensi on or revoctlti on of stli d Permi 1.
FINDINGS AND MOTIONS
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AQQroval
If the Planning Commission intends to ttlke tlction to tlpprove this project,
the Commission should move to tlpprove tlnd file the Negtltiye Decltlrtltion
ond fi nd thtlt the project wi 11 not htlve 13 si gni fi ctlnt effect on the
environment and direct sttlff to preptlre the tlppropriate resolution
incorpOrtlting the specific findings tlnd conditions of tlpprovtll set forth in
the staff report (or tlS modified by the Commission).
Denial
If the Pltlnning Commission intends to ttlke tlction to deny this project, the
Commission should move to deny and direct sttlff to preptlre tln tlppropritlte
resolution incOrportlting the Commission's decision tlnd findings in support
of thtlt deci si on.
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REVISED C.U.P. 86-14
November 25, 1986
Ptlge 9
GOLDRICH, KEST & ASSOCIATES
BUILOEtRS AND DEVEL.OPERS
.RTNERS
NA CilOLORICH
SOL KEST
ROBERT HIRSCH
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'15233 VENTURA BOULEvARD. SUITE 816
SHERMAN OAKS, CAUFORNIA 91403-2380
(91B) 9BI-8233 . (213) B72-'741
November 19, 1986
Ms. Donna L. Butler
Senior Planner
City of Arcadia
240 West Huntington Drive
Arcadia, California 91006
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Re: Proposed Retirement Home
at 607 Duarte Road
Dear Ms. Butler:
Following the long discussion at the Planning Commission
meeting of November 12, we have revised our plan to
basically decrease the number of rooms to 110 with 40
parking spaces, and have increased the open space of
both courtyards substantially.
If you will particularly look at the third floor of the
plans that are being delivered to you. directly by the
architect, you will notice that we have made that floor
extremely deluxe and incorporated primarily suites, with
14 of them containing one-bedroom suites of 750 square
feet - which is a departure from anything we have done
in our 30 prior guest homes - but meets, I feel, the
suggestions expressed at the Planning Commission meeting.
After long discussions with my partners, and although
we have researched the City Public Health Licensing
Directory and have not found either the Arcadia Retire-
ment Hotel or the Arcadia Gardens currently licensed,
we are willing to commit to a total of 1.5 people per
room, or a maximum of 165 residents in this development.
This was a tough decision, especially as it affects our
financing as I explained previously.
Our architect has been in touch with your City Building
Department in the matter of our "Bell Tower" being 40'
tall, and since this encloses a stairway which is
permitted under the Uniform Building Code to exceed the
the general building heights and would be required to
extend above the roof line of the remainder of the
building, we would ask you to verify that 40' would be
.
Ms. Donna L. Butler
November 19, 1986
Page Two
permissible for this structure only, with the rest
of the building being 35' maximum height.
Yours very truly,
GOLDRICH, KEST & ASSOCIATES
By:
RH/lp
.
.
GOLDRICH, KEST & ASSOCIATES
BUILDERS AND DEVELOPERS
~RTNER9
NA GOLDRICH
L KEST
. ROBERT HIRSCH
15233 VENTURA BOULEVARD, SUITE 816
SHERMAN OAKS. CALIFORNIA 91403-2380
(ale) ge'-5233 . (213) 872-1741
November 19, 1986
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Mr. Earl Waynick
585 West Duarte Road, Unit
Arcadia, California 91006
Re: Proposed Retirement Home
Westerly of Your Development
Dear Mr. Waynick:
Sorry that you and I have not had the chance to meet,
although you will recall that we did have one telephone
conversation and I did meet a number of your neighboring
condo owners last week at a meeting I hosted at the
Santa Anita Inn on November 11, and again at the Planning
Commission meeting November 12.
.
I am enclosing herewith the revised plan for this develop-
ment that will be heard at the Planning Commission meeting
of November 25. Please note we have reduced to 110 rooms
with 40 parking spaces, and have made our third floor
into predominantly suites with deluxe rooms thereon.
We have increased the open space of the courtyards, and
after a long deliberation with my partners are agreeing
to limit our maximum occupancy to 1.5 people, or a total
maximum of 165 people in this development.
I would appreciate the opportunity to meet with you and
any of your interested condo owners, to explain the plan
and review any further concerns they may have before
the November 25 meeting. I will call you to see if it
can be possible - even this weekend.
Yours very truly,
GOLDRICH, KEST & ASSOCIATES
By: Robert Hirsch
Partner
.
RH/lp
enc.
.
.
.
A. O. BOLLER (IQO?-1877)
JOHN S. PETERSON
,JOHN E.. CAVANAUGH
BOLLER, SUTTNER & PETERSON
ATTORNEYS AT LAW
SO NOiltT... "IRST AvENUE
POST O,.,.ICE BOX 0478
P"S.AOENA OF"I"'ICE.
3S NORTH LAKE AVENUE
S!:VENTt-I "..OOR
f=lASAO!:NA, CALIJI'OANIA gllDI
TELEPHONE (BIB) .05-29&0
ARCADIA, CAI.IFOllNlA 91006
TELEI='HONE (818'''.''-8107
PLEAoSE REPLY TO Arcadia
O"C::OUNSItI..
THOMAS A. SUTTNEF=!
November 21, 1986
RECEIVED
NOV 211986
HONORABLE MEMBERS
Arcadia City Planning Commission
240 West Huntington Drive
Arcadia, California 91006
CfTY fW AItCADlIA
Pl.A""'NCi D&Pr.
Re: C.U.P. 86-14
Application of Goldrich, Rest & Associates
Date of Hearing: November 25, 1986
Honorable Members of the Planning Commission:
As you know, we represent the Silvergate Condominium Homeowners
Association. We have noted the changes made by the applicant
to its plans for the development of a board and care facility.
The changes made, specifically decreasing the number of units
from 130 to 110, are certainly a step in the right direction.
However, we submit that even at 110 per unit, the use of the land
next to the Silvergate Condominiums remains far too dense for an
appropriate use of the property.
The density is further exacerbated by the fact that with the
potential of two residents per unit, the property may still be
inhabited by up to 220 residents.
While the argument has been submitted that this type of use of the
property would likely result in no more residents than a condominium
project would, you should note that the Silvergate Condominiums
consist of 44 units with a total of 75 residents. Based on that
comparison, it is unlikely that a condominium constructed next
door to the Sil~ergate Condominiums would come close to having the
density or occupancy of the proposed board and care facility,
even as redesigned.
Applying the letter of the law concerning density requirements for
board and care facilities, the possibility remains for too many
beds in the instant project and the project as proposed involves
.
.
.
HONORABLE MEMBERS
Arcadia City Planning Commission
Page Two
November 21, 1986
a use of land that is too dense. For the foregoing reasons,
the application must be denied.
Very truly yours,
~9!,.LER i.. /'" >1! ERSON
./ //
// g//
,// JOhn-t~>~eterson
i
JSP:jaf
cc Earl Waynick
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October 17. 1986
TO:
PLANNING DEPARTMENT
FROM: PUBLIC WORKS DEPARlMENT
SUBJECT: CUP 86-14 - 607-611 W. DUARTE ROAD
130 ROOM RETIREMENT HOTEL
This department has reviewed the subject CUP and recOlllllends the following
conditions of approval:
1. Submit grading and drainage plan prepared by a registered civil engineer
subject to the approval of the Director of Public Works.
2. The existing parkway widths are ten (10) feet on Duarte Road and six (6)
feet on Arcadia Avenue.
3. Plant parkway trees at locations determined by the Director of Public
Works per City of Arcadia Standard S-13.
4. Close existing driveways not to be used and reconstruct curb. gutter and
sidewalk to match existing.
5. Construct P.C.C. driveway apron according to Arcadia Standard Drawing No.
S-ll.
6. The subject property is served by a sewer line that has the capacity to
transport sewage flows generated in accordance with land use reflected in
the City's current general plan to CSD's system.
7. All survey monuments, centerline ties and survey reference points shall be
protected in place or re-established where disturbed. This work will be
the responsibility of the permittee and shall be at the permittee's
expense.
8. This department has no objection to the proposed encroachment.
9. The above items are to be complied with to the satisfaction of the
Director of Public Works in accordance with the applicable provisions of
.the Arcadia Municipal Code. I
ak?t~
CHESTER N. HOWARD
Director of Public Works
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Rooms
Alhal!lhra
Royale 88
Alhambra
Joanna King
(213) 289-3871
Chatsworth
Royale 136
Los Angeles
Mona McGee
(818) 341-2552
Clairemont
Royale llO
San Diego
aty Dabbert
~9) 292-8044
Concord
Foyale 125
Concord
Joan Jackson
(415) 676-3410
Coronado
Royale 92
Coronado
Pam Morgan
(619) 437-1777
Channel Islands
Royale 105
oxnard
Annette Brown
(P05) 487-5341
Duke Royale *
San Diego 56
Kay Miller
(619) 222-ll09
.~: Now approved
for 18 room
addition with
no additional
parking:
74
EXHIBIT A
GOLORICH, KEST & ASSOCIATES
GUEST HOMES
PARKING STUDY
. ,Juty, 1986
Total
Parking
Spaces
28
38
28
33
35
25
28
28
Ratio of
Spaces
to Rooms
0.32
0.28
1).25
0.26
0.38
0.24
0.50
0.38
Total I of 'rotal .
Rcsidents'of Staff
Cars Cars
16
9
10
6
5
12
4
10
7
9
1
6
1
4
At Survey
. Total
Cars
in Lot
20
19
10
19
16
4
6
At Surve
Ratio of
Spaces
Used Per
Room
0.23
0.13
0.10
0.15
0.17
0.04
O.ll
PARKING STUDY
, JULY, 1966
PAGE TWO
r--, At Survey
At Survey Ratio of
i. ':qta1 Ratio of Total!! of Total I Total Spaces
Total . Parking !'paces Residents' of Staff Cars Used Per
Rooms Spaces to Rooms Cars Cars in Lot Room
'La palma
Royale 131 35 0.21 6 4 9 0.07
Anaheim
Toni Johnson
(714) 991-3243
. Magnolia
Royale 109 39. Q.35 15 3 16 0.15
Long Beach
Monica Triana
(213) 595-1559
Northridge
Royale III 22 1l.2/) 6 a 12 0.11
Los Angeles
Bernadette
~medY
( 681-1415
Pacifica
Royale 66 21 0.32 10 2 13 0.20
Orange County
Carol Newman
(714) 892-4446
Sunrise Royale
i'a1m Springs 813 40 0.45 12 7 21 0.24
Richard
Carlson
(619) 327-83S1
\~estborough
Royale a6 29 0.33 5 5 11 0.13
30uth San
Francisco
.larbara Lipka
(415) 872-0400
.
:...060
EXHIBIT B
.
A STUDY
OF
SENIOR CITIZEN .RESIDENTIAL PARKING REQUIREMENTS
INTRODUCTION
The average vehicle ownership of senior citizens is lower than that of younger
people, and, therefore, the parking needs at senior citizen residences are
lower than those at residences of younger .people. Most senior citizens are
not regularly employed, and many do not drive because of physical
disabilities.
.
To determine the parking needs at senior citizen retirement hotels and senior
citizen apartments, Donald Frischer & Associates surveyed the parking
demands at several existing senior citizen residences. The objectives of the.
survey were to determine appropriate parking indices (number of spaces per
dwelling unit) for hotels and for apartments that are occupied exclusively
by retired, senior citizens,
DATA ACQUISITION
For purposes of this report, the hotels and apartment complexes are identified
by alphabetical d~ignation and location.
Retirement Hotels
.
In December 1985 and February 1986, three retirement hotels in Orange
County, California and nine retirel1llent hotels in Los Angeles County,
California were surveyed. Managers at each hotel were interviewed to obtain
information about the numbers of rooms that were occupied at the time of
the study and any other applicable information. From those interviews, it
was found that the afternoon is the time of day when the most vehicles are
parked at a retirement hotel. All of the hotels were surveyed during a
weekday afternoon. The survey was then repeated at three of the hotels
after 5:00 p.m. on a weekday and during a Sunday afternoon to verify if the
peak parking demand does occur during a weekday afternoon.
. DOOm IRlmlR t mOCIRm
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At each retirement hotel, all vehicles parked in the parking lots were counted.
There were unoccupied'on-site parking spaces at all of the hotels. At nine of
the retirement hotels, vehicles were parked on the streets adjacent to the
hotels. During the weekday afternoon at one of those hotels, It could not be
determined if all of the vehicles that were parked on adjacent streets were
associated with, the hotel. Therefore, the total number of vehicles parked
at. that hotel during a weekday aflernoon could not be determined. At the
other'times when that hotel was surveyed and at all times when the other
hotels were surveyed, it appeared that all vehicles parked on adjacent streets
were associated with the retirement hotels, and those vehicles were counted.
,
Senior Citizen Apartments
In February 1986, 14 senior citizen apartment buildings in Los Angeles
County, California and one senior citizen apartment building each in Ventura
County, Orange County, and San Diego County, California were surveyed,
Managers at each building were interviewed to obtain information about the
numbers of apartments that were occupied at the time of the study, the
numbers of residents and employees who were parking vehicles at the build ings,
the parking facilities, and any other applicable information.
.
Fifteen of the apartment buildings were visited in the late afternoon or
early evening to obtain a count of visitor vehicles parked at each site or on
the streets adjacenl to each building. An accurate count of visitor vehicles
could be obtained al only three of the apartment buildings. At those three
buildings, the on-site visitor parking spaces were fully occupied. At seven
buildings, there were no on-site visitor parking accommodations. It was
assumed thaI some of the vehicles that were parked on ,the streets adjacent
to those nine buildings belonged to persons visiting at the senior citizen
apartments. However, it was impossible to determine how many of the
vehicles thatwere parked on the Slreet belonged to those visitors, and how
many were owned by residents of the senior citizen apartments or were
associated with adjacent developments. Al the other three senior citizen
apartment buildings that were visited, the visitors share on-site parking
spaces with the residents and employees, and the number of visitors' vehicles
parking on the site could not be determined.
.
Two of the surveyed senior citizen apartment buildings were not visited.
However, at one of those buildings, there are no on.site visitor parking
accommodations, and, according to the manager at the other building, the
ten on-site visitor parking spaces that are provided are not sufficient for the
needs of visitors. Therefore, an accurate count of visitor parking demands
at those buildings probably could not be obtained.
2
oonAlO JAII[HIA t 0110[101[1
!
.
FINDINGS
. ..
Retirement Hotels
The retirement hotels Ihal were surveyed arc lisled in Table 1 with applicable
data and informalion: The number of occupied rooms at Ihe hotels ranged
from 39 10 192, and Ihe number of vehicles parked at each hOlel ranged
from eighl vehicle$ al Holel H (40 occupied rooms) 1026 vehicles al HOlel F
(139 occupied rooms). The number of parked vehicles per occupied room
. ranged from 0.05 100.41, At '11 of the 12 hOlels, there were fewer than one
vehicle parked for each four rooms on a weekday. Although alone of the
hOlels there were more parked vehicles on a Sunday afternoon Ihan on a
weekday afternoon, the number of parked vehicles per occupied room on a
Sunday ahernoon at thai hotel was 0.26, approximately one vehicle for each
four rooms.
.
The surveyed parkin!: index of 0.41 parked vehicles per occupied room al
HOlel Lwas 58-percent hi!:her than Ihe highest index of the olher hotels
and about two and one.half limes Ihe average of Ihe olhers. There arc
several factors thaI could account for the higher number of vehicles per
occupied room,
Hotel L opened October 1, 1985, and was only 50.percent occupied at Ihe
time of the field survey, Initially, employee vehicles account for a large
percentage of the vehicles parked at a retiremenl hOlel, Aher the facility is
open for a while and Ihe occupancy increases. Ihe percenla!:e of employee
vehicles parked at Ihe hOlel decreases. As a resull, Ihere is a decline in the
tOlal number of spaces required in relalion 10 the number of occupied
unilS. When HOlel L is fully occupied, the parking demands will probably
decline to less than one space for each four dwelling unilS.
:1:1
FUrlhermore, the residents at relirement hotels who own vehicles when they
rirst move in, oflen will sell their vehicles when Ihey realile Ihey no longer
need.lhem, At the retiremenl hOlels Ih.ll h,IVe been ntablished for a while,
few of the residenls own vehicles"
.
3
DOORID IRIIlAIR t lilO[lRliI
.
FINDINGS
Retirement Hotels
The retirement hotels that were surveyed are listed in Table 1 with applicable
data and information. The number of occupied rooms at the hote.ls ranged
from 39 to 192, and the number of vehicles parked at each hotel ranged
from eight vehicles at Hotel H (40 occupied rooms) to 26 vehicles at Hotel F
(139 occupied rooms). The number of parked vehicles per occupied room.
ranged from 0,05 to 0.41. At 11 of the 12 hotels, there were fewer than one
vehicle parked for each four rooms on a weekday. 'Although at one of the
hotels there were more parked vehicles, on a Sunday afternoon than on a
weekday afternoon, the number of parked vehicles per occupied room on a
Sunday afternoon at that hotel was 0,26, approximately one vehicle for each
fou r rooms.
.
The surveyed parking index of 0.14 parked vehicles per occupied room at
Hotel L was 58-percent higher than the highest index of the other hotels
and about two and one-half times the average of the others. There are
several factors that could account for the higher number of vehicles per
occupied room;
Hotel L opened October 1, 1985, and was only 50-percent occupied at the
time of the field survey. Initially, employee vehicles account for a large
percentage of the vehicles parked at a retirement hotel, After the facility is
open for a while and the occupancy increases, the percentage of employee
vehides parked at the hotel decreases. As a result, there is a decline in the
total number of spaces required in relation to the number of occupied
units. When Hotel L is fully occu~ied, the parking demands will probably
decline-to less than one space for each four dwelling units.
Furthermore, the residents at retirement hotels who own vehicles when they
first move in, often will sell their vehicles when they realize they no longer
need them. At the retirement hotels that have been established for a while,
few of the residents own vehicles,
.
3
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Senior Citizen Apartmen'ts
The 17 senior' citizen apartment buildings that were surveyed are listed in
Table 2 with applicable data and information. At Apartment 0 and at
Apartment P, t~ere is not enough parking provided on the site for the
residents.. and the number could not be obtained of residents who have to.
park elsewhere, Although there is sufficient on.site parking at Apartment Q,
employees and some of the residents park in areas that are also used by
visitors, and the manager did not know the numbers of residents' and
employees' vehicles that are regularly parked on the site. At the other
14 senior citizen apartment buildings that were surveyed, sufficientinfor.
mation was available to assess the parking needs of residents and employees.
Although, according to the building managers, there is a shortage of on-site
parking for residents and employees at four of those buildings, the managers
of those buildings knew the numbers of residents and employees that were
parked elsewhere,
. . ~.: :~'~~~~f
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.
The 14 apartment buildings for which the parking needs of residents and
employees could be determined range in size from 32 to 200 apartments,
and the parking needs for residents and employees at those buildings ranged
from 16 spaces at Apartment K (31 occupied apartments) to 104 spaces at
Apartment L (200 occupied apartments). The number of parked resident
and employee vehicles per occupied apartment at the 14 senior citizen
apartment buildings ranged from 0.32 to 0.59.
At nine of the apartment buildings, the number of parked resident and
employee vehicles per occupied apartment was fewer than 0.50. Eight of
those nine buildings are located either near a Central Business District or in a
densely developed area with shopping and services within walking distance,
and public transportation is available. At the other one of those nine
buildings, the dinner meal is served each day, and the residents need to do
less shopping and have less need for their own'vehicles than do residents at
buildings where no meals are provided. Meals also are served at two of the
other apartment buildings where fewer than 0.50 parking spaces per apart-
ment are used by residents and employees,
At five apartment buildings, the number of parked resident and employee
vehicles per occupied apartment was 0.50 or greater. All of those buildings
are located in areas with low development densities, where few shopping and
servite facilities are within walking distance, and where no meals are served.
.
4
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"
At the three senior citizen apartment buildings where usable visiior parking.
information was obtained, fewer than one visitor parking space for every
len apartments ,was occupied at the time of the field investigations,
,
. '
Three of seven visitor parking spaces were occupied at both Apartment l
(200 occupied apartments) and Apartment J (50 occupied apartments),
and seven of 12 visitor parking spaces were occupied at Apartment H
(110 apartments), However, at Apartment N, where.complete information
about visitor parking was not available, one visitor space is provided for
every ten apartments, and, according to the manager, that number of spaces
is not adequate.
Apartment J and Apartment Q are the only apartments listed in Table 2
that are not subsidized with government funding.' However, that fact did not
appear to have an effect on resident vehicle ownership at Apartment I as
compared with vehicle ownership at the other senior citizen apartment
buildings that were surveyed. Resident vehicle ownership at Apartment Q
could not be determined.
.
CONCLUSIONS
Based on the surveys that we conducted, it was concluded that the typical
peak parking demand at retirement hotels is fewer than 0.25 parking spaces
per occupied room for residents, employees, and visitors.
At senior citizen ~partment buildings that are located in densely developed
areas with convenient shopping, services, and public transportation, the
demand for resident and employee parking is fewer than 0.50 spaces per
occupied apartment. For senior citizen apartment buildings located in areas.
with low development densities with few convenient stores and services, the
parking demand for residents and employees is between 0.50 and 0,60 spaces
per occupied apartment, unless meals are provided, Meals are not typically
provided at senior citizen apartment buildings, However, on the basis of the
limited data that was collected, it is concluded that if meals are provided,
the resident and employee parking demand is fewer than 0,50 spaces per
occupied apartment.
.
Although data about visitor parking at senior citizen apartment buildings
was limited, 0.1 5 visitor parking spaces per apartment appears to be a
reasonable amount of visitor parking to provide, That amount would be
added to the spaces required for residents and employees of the apartments.
s
mALO IAIItHIA E A\\DWII5
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TABLE 1
RETIREMENT HOTEL PARKING
J' HOTEL DAY DATE TIME NUMBER OF NUMBER OF PARKED VEHICLES NUMBER OF PARKING INDEX
., PARKING SPACES DWELLING UNITS VEHICLES PER
ON THE SITE ON THE SITE ON THE STREET TOTAL OCCUPIED DWELLING UNIT
A WednlSdl' Februory 19, 1986 5:00 p.m. 28 8 2 200 192 0,05
B WednlSdey Februlry 19. 1986 4:30 p.m, 60 12 3 104 104 0.14
C WednlSdey Februlry 19. 1986 4:15p.m. 35 10 1 125 115 0,15
D Mandl' De.ember 9, 1985 2:30 p.m. 20 9 2 15 69 0,16
E Thundey DllCember 12. 1985 3:30 p.m, 51 13 0 13 12 0.18
Sundl' DllCember 15, 1985 2:30 p.m. 51 19 0 13 12 0.26
Wednesdey Februlry 19, 1986 5:40 p.m. 51 12 0 13 12 .0.11
F WednlSdey DllCember 11, 1985 3:45 p.m. 40 22 4 150 139 0, 19
G Thundl' DllCember 12. 1985 3:45 p.m. 38 24. 1 136 129 0.19
Sundl' Dl<ember 15, 1986 2:45 p.m. 38 21 3 136 129 0.19
WednlSdl, F.brulry 19. 1986 5:30 p.m. 38 11 3 136 129 0.16
H WednlSdl, Februlry 19, 1986 3:45 p.m. 43 6 2 100 40 0.20
I Mandl' December 9, 1985 3:30 p.m. 28 13 0 60 60 0.22
J WednlSdlY December 1,. 1985 1:40 p.m. 32 15 0 61 66 0.23
K Sundey December 15. 1985 2:05 p.m. 19 9 4 82 71 0.18
WednlSdey Februlry 19, 1986 6:05 p.m. 19 1 6 82 18 0.11
l Mandl'( December 9. 1985 1:45 p.m. 25 15 1 66 39 0.41
:;;: Hot,ls 0,1. Ind L Ir. in o,lnge CaU"ly. The alhers Ire all in Los Angeles Caunly.
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TABLE 2
SENIOR CITIZEN APARTMENT PARKING
APART1\'IENTS SUBSIDIZED MEALS LOCATED IN NUMBER OF APARTMENTS NUMBER PARKING OEMAND PARKING 'NOEX
DENSELY OF NUMBER OF VEHICLES VEHICLES PER
DEVELOPED PARKING OCCUPIED APARTMENT
AREA SPACES
TOTAL OCCUPI ED ON THE SITE RESIDENT EMPLOYEE VISITOR RUIDENT VISITOR
PLUS
EMPLOYEE
A Yes No Yes 95 95 70T 30 . No' KnoWn 0.32 .0' Known
B Yes Yes VIS 183 183 65 R plus E 57 8 ;"2 0,36 -... 0,01
2V
C Yes No VIS 89 89 30 R plus E 32 . NOI Known 0.36 NOI Known
0 VIS One per DIY No 198. 198 75 R plus E 65 8 NOI Known 0.37 NOI Known
E Yes No VIS 98 98 38 R plus E 36 2 ..4 0.39 ... 0.04
4V
F Yes No Vis 46 46 22 R plus E 18 . NOI Known 0.39 NOI Known
G VIS No VIS 167 167 42 R 65 2 NOI Known 0.40 Nol Known
H Vii No VIS 110 110 48 R plus E 44 4 7 0:44 0.06
lZV
VIS One per Oay VIS 150 150 37 R 62 6 Nol Known 0.45 NOI Known
2 E
J No No No 50 50 30 R plus E 25 . 3 0.50 0.06
7V
K Yes No No 32 31 3ZT 16 . NOIKnown 0,52 NOIKno""
L VIS No No 200 200 104 R plus E 102 2 3 0.52 0.02
7V
M VIS No No 54 54 30 R plus E 32 . Nal Known 0.59 NOI Known
N VIS No No 100 100 60 R plus E 57 2 >10 0.59 > 0.10
~ 10V
~
~ 0 VIS No No 68 68 25 R plus E > 25 . NOIKnown > 0.37 NOIKnown
-
~ P VIS One per Day Yes 169 169 42 R plus E > 39 3 No. Known > 0.25 NOIKnown
- Dplionll
-
~ 0 No Three per Day No 331 318 257 T > 91 NOI Known NOI Known > 0.29 NOIKnown
~
~ Dpliona!
-
~T Tot" perking lIPICes tor ,"ide"1I. employeel, and .,isitors
;::: R Resident parking spece'
~E Employee parking spaces
=V Visitor p8,kirtl'Paces
~ . The or'lly employees ere ,"iden. manegers.
~ Apanmenl G i. in S.n Diego County.
Apertm'"' N illn Orange County.
Apartment Q i. in VenNr. County.
All other ~.rtmentl.re in Los Angeles County,
.
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File No. ....?'/.P~ .#
. CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
A.
Description of project:
/'.h mdm.lLAL ~~ ./')J:::tpU/'r R::Jp A ~
,
/A//7'" /i""~~"""" ~AP.n I t:"Agp ~/-7
B. Location of project:
~C>7,t'J,// u/. LJ/./AR7E P/)
C. Name of applicant or sponsor:
ft1Y ..o"vq r.P5r" ~/4~S
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
Ini tial Study.
E. Mitigation measures, if any, included in the project to avoid
potentially significant effects:
Date:
/q/~~
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Date Posted:
[fqg~ R~M~
T tle
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File No.
c~p~-14
.
ENVIRONMENTAL CHECKLIST FORM
A.
BACKGI'lOUND
y~r~ ril;,.=, f! A~t:;/Y./A,~~
2. Address and Phone Number of Proponent /."1?;J..fJ V8.H7~ &'V4 .rJ'~/~ AK...
1.
Name of Proponent
.JIIR?MAt.1 ~ t14
(~) 9~/'52~
9/do':1!.
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B. ENVIRONMENTAL IMPACTS
(Explanations of all ~yes ~ and "maybe" answers are required on attached sheets.)
!!! !!!!1 .!2. !!! !!!!!! .!!!!.
1. !!!!:!!.. W111 Uw p~a1 rn'GU UII .. .ulIltUlUal ndllt"tlan in the
_t of ..tar OtMrvi.. .....U...i>l. ..u
a. Ulutable ..rtlI eondltiOftI or in ~ for public ",atar 1\11'I'11_1
cbaD9.. 1n '101091e .~t~......,
"" 1. bpollln of pellpla or prvperty II'
.. Dhrvpt.lon., dbpla_au._ t.o ".tar lrllated lula.ara IlIch .1
~cticm or over_ring of the 1011? - floodiD9?
e. Cb.a1I,. in t.opoqraphy or ,round L ,. 'lant Lif.. Will t.M propGllIl n...lt 'a.
lv.rheeJ'dief f..tlln'"
a. OlanlJ4l 1n the 4iv~1tJ' of epeel...
. ,. The "'atrllcUOll, _d.n, or ~ or nUllbtlr of any apeda. of planu
-.4iUcuion of ."y \11I1'11'\11 'II'.o1091e liocludiftt tlr_., ahrllba, 91".... crop., .Jf
or ptlylical f..tuna? aicrotlon aDd aquatic pleul?
a. J\IIy UICT.... in wind Dr ..tar ~ .. ..Curtlon of t.M !l1IIIben of UI)' ./
.rostol'!. of 10UI, either on or off unique. I'UI 01" .notang.r.ot lpee1.1
thO! -.it.? o[ planu?
f. ChUl91' ln 111UUon. otlpM1Ucn e. Intnll1uetlcn o[ n_ .peel.. of I
or.J"Olicm..hl<::h..y.....sUYth. L pl&lltl lnto .,. area, or r.lult in .
<::h&nn.l ot a rlv.r or .u.... blnl.: to thl norul npl.nl."-"t
ot ...hUng apeehl?
,. bpoIura of people or property to
9.010;1<:: baz.rcb .u<::h al ..rthquak.., I ,. Aniall 1.1f.. W111 tbI pzopo..l nnIt
lanot.Uot... IIlUd.Uot.., VJ"Ound 'aUlU'a. lnl
or limIer bU'J"U1
a. ChlnV' ln t:he 4.1..nity of ,,.ci_.
1. !!!.. V111 tbI PJ"DPClSal n.olt :1.D1 OJ" Eu=b.u of &IIy 'p.c1.. of eniJu.le
(b1rot.. 11'Nl an.1AA1I 1ncllKU.D9 ItIJltU....
.. S~tantb.l lir ea1..icna or L fiab IEld .b,l1ft,b, benUl1c 0I"i!uo1_. .L
_t.rioJ"aUcm of emIli.nt lir lpIlUt:r? 1.lcU or IUcrorlUDII1
.. Ttle CSWlt10n or objlct1o~l. I .. ..otuction of tha nUlllben of Ul)' V
"""" un.1q1ll. ran or .ndIn9.twd epec1.,
of anial1.e7
o. Alt;Irlt;10nof 11r_ot;.
_1,t;un or tISllpeJ".t;ur.. or Ul}' I e. lllU'Odu.c1:1on of _ ~.1a. of
cblll9' in cU..ta. aitblr,locall:r uo:t.ale 1nto III ana. OJ" rIIlllt io ,/
OJ" r"91oaally1 a b&J"r1.r to t:he IUVrlti_ or ___
_toflQlJ.alola?
1. !!!!.E.. w111 tbI p~ll re'1l1t inl
d. DltariorlUoo to P.1It.U19 .UOIUI L
a. Cbln9" 1n eurr.nta or tba courea I hlbi tat?
of 41nctiOll of .at.r __U in
f~b..tlJ"l' .. VOila. .111 tJte p~1l ~olt 1111
.. CbIll9" in abaorpticn rlt.., a. trier..... ~ _lnia9 EIOi.. 1_117 V
4r11lll9' pat.t.t11I. or the rlt. uaot .,
_to of lurtl~ vater runcU' .. ~IU'I of peapu to ..".,.. ,/
,; DOha l...u?
e. lUt.IJ"aUone t.o tbI __. or
1'1.0" ot flood .IUn? 7. ~S~:z':,=l~r;ht :1;~?Pros-Il
I V
,. Chan9' in the __to of lartlca
..t'J" in lIlY .'tlr body? .. t.not tI... W111 t.M prcpoa.l ranlt ...
i'""'iiiliitir.t1al Ilt..rltion cf th. ,/
a. IlbCMI'91 1Ilto 'urflel .Iun. or pn.""t or plt.Drl14 llEld III' of _ are.?
in Illy .1t..r:r.tlon ot' .u.rt'.c. .Iter
qu.l1q, .1nclwHn9 but not l1a1t.ad t.o I .. .atlU'd ".Ol.IrClI. Will t.bI pnpo.a1
r.e:=p.ntur., 01..01...., -n- or ~1u.tllU
t.vrbl4.1t:y? I
f. A.It'J"It.ion of the 4.1rect.ion or I I. Iner.... UI tbI rlU of _. of ara:r
...twIl ra.ourc:eat
rltl of flow ot' 9rounO .Itan? L
b. SIlbUUlthl o!Ilpl~l... of IfI7
'II. C\MIJI in thl quanUt;y or ,~lIfto!l ELCInre_eb11 naturll ruoa.rc.?
. ..tu'a. a1t;b... througb 41reC1; l1S4iUona L
or "J.tbd:rav.lI. or thJ"oU\Jft iJlurC:lpUon
of any aquifer by cuU cr .xr:....tionaf
-1-
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Date
n.
!!! laTH ..E.
...
~~:t;:~~;..~ ~~~Illt
'd." 01' Yi_ op.n tAl ~ public, _
.U1 t.be 'nlpOIIal ....ult h tM
enauOll of all ...th.tJ~llJ' off_:L".
.ita op.n t.o pubUc Wi_?
"'l:rflItion. _Ul t:Jw ~a1 ....u1t.
1.0 all 1....et. "CIpllIl t;h. qu,lhy IDI'
quaaUty of -.d.aUD; ~.t.1_1
opportlm1t.1_l'
~
L
zo.
~~~r~;~1::~e:~t.r:~~ c:;
.. dpHicUlt udulol091cal en
b1n.orical a1", a'tr1lrtlUW. object.
Dr bu.114J.1l91'
lIaA""'ton rlnlunJI of ,lcmlficanClJ. .
e. Doee~ pro act b'W UMI pot~tl.1
t.o _'IiIra. t.ba qllAUtJ' af t.hII .nri~t.
aubet_UaUy r..sllce 'the hah1tat 01 ..
tin Dr .U41U. .,.,e1", ca.. .. fLa!l
CIl' "U411f. populatioa to 4zvp be1_
..U-.uu1a111.9 1_1.1:, Unat._ to
.lillinat. .. ,lUlt 01' _1_1 ~1tJ'.
r9du.ce lb. 1l~1' or ....uict. t.be 1'_91'
of .. ra... or eIU!IllI,.~ p1&Zlt or ant-l
. or .1J.lliftAU 1arport&Jlt .~l.. of tba
_jor periocb of CAlif~. hbtorJ,'
o:t !:,rMllt.oQ'7
b. Doa tt1. project; ...,ve t.be pcrteaUal
to acb1_ abort-t"",, to t:hII dJ...dv1mta..
of loftrt.,. etIvi.r'olmUlul voa1l1' (A
abort-t.... i..ct 011 t:lIe hY1~t
U 011. wb1cl1 OCClUa 1:1 .. ...uti_!,.
bd.f, def1D.iU.. period of t1_ nU..
101l;-t.~ 1~eu will ..,'1", ....11 1At.o
t:be futv.n.1
c. Dl>n the project. ..... UipaiC'U
"tlich an 11ldiviClWllly l1a1tR. but
C1l:IIUlaU_ly condClaraJ:.tla7 II. projact
Ny iapeet on tvCI or .,n aapAlrua
realllU'_' wtIan tha 1l1lp11c:t on aach
.,..1l1U'e. 1a rahU'HIly a_11. but "Mn
Uta affaet of tha tatal of thOlla 1lIIp&c1:tI
em lba uv1r_t i. ,1p1fiC&Dt.,
d. Dca Uta projaet. "'va allvi~t.ll
.ffaeu wtI1dl will C&alia allblt.&Il.Ual
eCIvana affaeu 011 b_ _illp. .1d1er
41nctly or 1a4i1raet.ly7
'"
/
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n.
,/
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C. DIacosaI(lIII or EllVIacMJIP"lAL BVlU.OATICIl
D. DZT&DLUIATlCll
lto IMI cClIIplated by t.M Lead .\9IIICY'
CiII .... baai. of thll 1.za1t.11l ...luatiOlB
61 UDCl tIla propoaaCl projact. COOUl !lOT u.. a d,niUCIlIt
aU.et on tba 'lI.vi~t. Ul4 . .BGA'!'IVE DEClAMTICIl
"ill M pnparet!.
C I Und tIllt althllL>9h t.M propo.ad plrojac:t. could h._ .
,i9nif1c'll.t .ffact 011. tIla ,",vb_nt, tIl'lra will not
IMI a d9llificant affact in t.bb cua MC...... tJla aiU9'UOIl
_.auraa d..cIr1baCl 011. lOll attachad ,haat hava "an .Mad to
.... project. A llJ:~nVl DECLUATI(lIII ifILL IE PJlUAIlZtl.
C I finel t.M propasa4 projaet MAl' h._ . ai9'liUcant athC't
on tM _Vircmaent. aJId an DrVI_IItIITAL llOACT' ItEPOft b
raqvJ.lr'K.
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ENVIRONMENT Al CHECKLIST FORM
C.U.P. 86-14
613. Increllses in existing noise levels. The proposed 130 unit botlrd llnd
care facility could increase the noise levels as compllred to the
existing mortutlry. However, this noise would be noise tlssocitlted
with tlny residentialareallnd should not be a significant imptlct.
7. Will propostll produce new light and gltlre. Any chtlnge to the subject
property will produce new light, however, the proposed project should
not substantitllly incretlse the light in the aretl and tllllighting would
have to comply with the City's requirements, one of which is thtlt all
light and gltlre must be shielded from adjoining properties.
.
a. land Use. The propostll is a substtlntialalteration from the existing
mortutlry land use. If the zone chtlnge is tlpproved to R-3, the
proposed Itlnd use would have a greater density than the normal R-3
development. However. beclluse of the type of ftlcility, II botlrd llnd
ctlre is a permitted use in the R-3 zone with tln tlpproved conditiontll
use permit.
11. Will the propostll alter the loclltion, distribution. density... of the
humtln population. The proposed botlrd and care will increase the
density on the subject property. A board and ctlre facility, genertllly
cretltes less traffic than 13 multiple-ftlmily complex because the
persons residing tlt such 13 ftlcility tlre older tlnd most residents do not
drive. Although the density mllY incretlse, it is sttlff's opinion that
this would not cretlte an adverse' imptlct on the environment.
.
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ENVIRONMENTAL INFORMATION
File Ho. Z_~'--"'2,.d
~4'P 8~ -/4
FORM
A. Applicant's HUlll,'.(;oldrich. Kest & Associates
Address.
15233 Ventura Boulevard. Suite 816. Sherman Oak~. CA
. 91403
B. Property Address (Location). 607 - 611 W. Duarte Road
C. General Plan Desi9rlation: Multiple Family
D, ZOne Classit1cation: Requesting change from R-l to R3-H
B. Proposed Use (State exactly what use is intended for the property. 1. e., type,.
acti vi ties. 8IIIploYlDBnt):
The applicant proposes to construct, use and maintain a State licensed
130 room senior citizen b::Iard:arrd'.care retirement facility with 42
parking spaces.
.
F. Square Footaqe of Sites fl1.c;RO:!:. ~qn;:!TP 'f,:lo,:lo+
G. Sq1aze Footage of Existing Buildings:
1. To Rema1n. N/1I
2. 'ro Be Removed: 10.000 + square feet
B. Sq1aze Footage of New Buildings. 79.425 + square feet
I. Square Footage of Buildings to be Used for.
1. "Ccaaercial Activities. N/A
2. Industrial Activities.
N/A
3. R.es1dent:1al Activities,
Hlllllber of Uni ta .
79.425 + square feet
130 rooms
'. On a separate sheet, describe the following.
. 1. '!'be 8llvirOl1lllllntal setting of the project site as it exists.
2. '!'be proposed alterations to the project site.
3. 'ftIe use and development of the surrounding properties.
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-.i' -.... ,
Bnvirolllllllntal Information Pom
11:.. Oleck the appropriate answers' to the following questions,
1. will the prcposed project result in a substantial alteration
of ground contOurs and/or alteration of existing drainage
pattern?
2. Will the proposed project result in a chan9ll in groundwater
quality and/or quantity?
3.* Will the proposed project result in an increase in noise,
vibratiOl:l, dust, dirt, s1llOke, f'\llDes, odor or solid vaste?
4. Will the proposed project result in the use or disposal of
potentially hazardous materials?
5. Will the proposed project result in a substantial increase
in demand for ~icipal services and/or energy consu=ption,
Yes. .!!2..
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*
.L
- ..L
x
Explain in detail any "YES" answers to the above questions on additional sheets.
L. Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project.
M. Certification, I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial
evaluation to the best of rrrj ability, and that the facts, statements and informatior>
presented are true and correct to the best of my knowledge and belief.'
Oatel
~~v-rpmh~T
r 1 qRF;
.
ES
!Solid waste will be increased due to normal use and occupancy
upon completion of proposed development. Amounts generated
will not cause a significant adverse effect on the environment.
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THE ENVIROt-tlENT Al ~ETTING OF THE PROJECT SITE AS IT EXISTS
The subject parcel,ls 63,580:. square feet (1.46:. acres) with a depth
varying from about 474 feet to about 487 feet. The frontage Is about 146
feet along Duarte Road, ami about 145 feet along ArcadIa Avenue, The site Is
currently being used as a mortuary operation, although the present owners
have deemed the site to be surplus and not needed In the contInuing
operatIon of their business,
There Is a medIcal, professIonal, offIce orIentation to the uses along Duarte
Road In the Immediate neIghborhood of the sIte both Westerly and Southerly.
There are also condomIniums and apartments adjacent to the East ami
Southerly.
THE PROPOSED AlTERATIONS TO THE PROJECT SITE
.'
It Is proposed to redevelop the sIte completely by demolIShIng the eXIsting
structures and replacing them with the proposed 130 room State licensed
senior citizen board and care retIrement facility with 42 parkIng spaces.
The facilIty will be attractively desIgned by a professional llcensed
archItect. The replacement landscapIng wlll also be attractIve and
professionally desIgned and maIntaIned. The fac1llty wlll be 3 stories, but
will maintain the 35 foot heIght llmlt consistent wIth City lImitations
regarding heIght allowed for 2 story structures.
THE USE AND DEVELOPMENT OF SURROUNDING PROPERTIES
The use and development of surroundIng propertIes Is or1ented to medIcal,
professional and office commercial, wIth some multHam1ly condomInIums
and apartments, These uses will not be SIgnIfIcantly affected by the
, ,proposed senIor hoUSing,
.