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HomeMy WebLinkAbout0586 . RESOLUTION NO. 586 O~FI~~~I " :::'1 [l', ,r':~ n l! ' , U :,j J ,-,' J ,:::J fl~lE Cij~Y , A RESOLUTION OF THE CITY PLANNINa COMf'lIISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE DENIAL OF A ZONE VARIANCE TO BUILD A RESIDENCE FOR SENIOR CITIZENS AT 720 - 734 WEST CAMINO REAL AVENUE IN SAID CITY. WHEREAS, there was filed with this Commission on the 24th day of March, 1966, the application of Orlando Clarizio as owner for a zone variance to permit the construction of a residence for senior citizens on property located at 720 - 734 West Camino Real Avenue in the City of Arcadia, County of Los Angeles, State of Cali- ~ fornia, more specifically described as follows: The easterly 220 feet of the westerly 396 feet of Lot 1, Block "a", Santa Anita Land Company's Tract, per map recorded in Book 6, page 137, of Maps, in the office of the County Recorder of said County; and, WHEREAS, after notice duly given as required by the Zoning Ordinance, a public hearing was duly held on the matter by and before this Commission on April 12, 1966, at which time all interested per- sons were given a full opportunity to be heard and to present evidence; NOW, THEREFORE, THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY DETERMINES AND RESOLVES AS FOLLOWS: SECTION 1. That subject property is in Zone R-2 and the lot is 220 feet by 300 feet, or 66,000 square feet. That the building height is proposed to be three stories not to exceed 35 feet with a ~ total of 106 units (10 on the first floor, 48 on the second and 48 on the third); the size of each unit to be 22 feet square or 484 square feet plus balconies of 130 square feet. That 38 parking spaces are proposed which is 1 for each 2.8 units. -1- 586 /' . . , SECTION 2. That the proposed use will adversely affect the comprehensive general plan of the area; that the proposed use will be materially detrimental to properties and improvements in the area as will the three-story structure in an area restricted to two stories; that it has not been shown that the requested variance is necessary for the preservation or enjoyment of any substantial right of the ap- plicant possessed by other property in the same zone and vicinity, nor has it been shown that there are exceptional or extraordinary cir- cumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to the ~ property or class of use in the same zone or vicinity. To the con- trary there is property already zoned for use substantially in the manner outlined by the applicant at the aforesaid hearing. SECTION 3. For the foregoing reasons this Commission recom- mends to the City Council that a variance to permit the construction of a residence for senior citizens on the above-described property be denied. I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the City Planning Commission held on the 26th day of April , 1966, by the following vote: AYES: Commissioners Ferguson, Golisch, Lauber, Parker and Kuype r NOES: Commissioner Hanson -' ABSENT: Commissioner Norton d!(~ -2- 586 - . . . ~ . . .' \'.,. (J A ~l :,' '( , April 12, 1966 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: V-66-] RESIDENCE FOR SENIOR CITIZENS - 720-734 WEST CAMINO REAL AVENUE APPLlCA TlON Appl ic:ant's nome: Orlando Clarizio Address of property: 720 - 734 West Camino Real. Reques t: 1. To build 0 facility which will house retired people from 50 years old and older who ore in good physical health. 2. To permit the building to hove three stories with 0 maximum height not to exceed 35 feet, rather than two stories permitted by code. 3. To permit the side yards of 3 feet to be eliminated. 4. To permit the rear yard of 25 feet to be eliminated. Zon ing District: The subject property is in Zone R-2. Lot Size: 220 feet by 300 feet or 66,000 sq. ft. Building Coverage: 39,000 sq. ft. or 59% of the total site. Building Height: 3 stories not to exceed 35 feet Number of Units: 106 (10 on the first flooq 48 on the second floor; and 48 on the third flClor. Size of Units: 22 feet by 22 feet or 484 sq. ft. plus balconies of 130 sq. ft. Parking: 38 spaces proposed or 1 for each 2.8 units. HISTORY This application was originally filed as 0 Conditional Use Permit application because it was felt that the use was more like 0 convalescent facility than anything else. However, after further consideration, it has been decided that the use is more like a rest home. Because rest homes ore not automatically permitted in any zoning district, a variance application , . .f ~ - 1 - ~, J" r.'tV; '-' . . . . . V-66-1 April 12, 1966 Page Two must be approved before the proposed facility is constructed and used. On July 25, 1951, the Planning Commission adopted Resolution No. 417 which recommended to the City Council approval of 0 facility similar to this one for 0 portion of the same site. The Council concurred with the recommendation and authorized the variance. A copy of the original Planning Commission Resolution is attached. RECENT DECISIONS 1. Revised the Zone R-2 regulations to promote better R-2 development. 2. Denial of 0 request to use a portion of this property for Albertson's market. 3, Decided to confine commercial activities north of Camino Real Avenue. 4. Approval of 0 request to divide the property on Callita Street into four single-family lots, 5. Denial of 0 request to expand the existing Convalescent Hospital at 1601 South Baldwin Avenue. ANALYSIS Zone R-2 is 0 residential district and from previous decisions the action of the Commission has been consistently along 0 line to encourage better residential development. The applicant's facility has residential overtones and probably is not more commercially oriented than if it were on apartment building. The architecture of the building appears to be suitable for the area and consistent with the theme of quality established by the Commission. Developed to R-2 standards, 16 units, plus 3 additional units would be permitted, or 0 total of 19 units. Developed to R-3 standards, 33 units would be permitted. If it were 0 convalescent facility 82 beds would be permitted. As was previously mentioned, the application proposes 106 total units which is 0 greater number of units than wauld be permitted under either R-2, R-3 or the convalescent home regulations. The offstreet parking is proposed to be entirely underground with one space for each 2.8 units. Zone R-2 or R-3 would require 2 spaces for each unit while a convalescent facility would require 1 space for every 2 beds. The height limitations of Zone R-2 restricts buildings to 35 feet, not to exceed 2 stories. The some general rule applies to Zone R-3. The applicant proposes 3 stories with most of the g round floor devoted with space to serve the entire bu i1ding. The underground porking area is not considered 0 story if its ceiling is not more than two feet above the curb line. - 2 - . . . V-66-1 April 12, 1966 Page Three It appears there are five major points to be resolved: (1) Is the number of uni~ proposed too great for the site and area?; (2) Are the number of off street parking spaces sufficient for the intended use?; (3) Is there any significant difference between 0 2 story or 3 story building if the same height of 35 feet prevails?; (4) Will the use as proposed be detrimental to the surrounding property?; and, (5) Does the application qualify for 0 variance under the terms of the ord inance. Normally, the Stoff would state that any number of units over those permitted by Code is on excessive use of the land. However, in this case because the facility is designed for Senior Citizens, the chances ore that there will only be one occupant for each room. Under these circumstances the number of units becomes relatively unimportant. The same statement, however, does not hold true for the amount of offstreet parking. From the Stoff's viewpoint, at least one space for every three-fourths of 0 unit should be provided which, in effect, states that the chances ore that 25% of the occupants will not hove autamobiles. However, the offstreet parking problem (if one were to exist) would be minimized by the use of excess parking in the convalescent facility. . The height question resolves itself because the building would not exceed 35 feet regardless of the number of stories. The consideration about the effects to the adjoining property becomes another judgment which could hove many answers, ci II of which could be correct. From the Staff's viewpoint, we cannot see any deleterious effects to the adjoining property. This site (or portion of it) did satisfy the legal requirements for 0 variance when one was approved in 1961. If the Commission still feels the some conditions exist today os did then, this application could be considered os legally qualifying (See Resolution No. 417). RECOMMENDA nON The Planning Department recommends approval of the appl ication, subject to the following conditions: 1. That subject property shall be used only for the purposes permitted in the zone and for a hotel-residence for retired persons and sholl not be converted for transient use. 2. That occupancy sholl be limited to those who ore healthy and ambulatory and sholl not include any narcotic, alcoholic or mentally ill persons, . 3. That improvements shall be constructed in substantial compl iance with the plan submitted by applicant. Final plans, including landscaping plans, to be approved by the Planning Deportment before issuance of 0 building permit. - 3 - . . . . . V-66-1 April 12, 1966 Page Four 4. That kitchen and dining facilities sholl be for the use of the tenants of the building, their guests and employees, and sholl not be opened and used os 0 public restaurant. 5. That no intoxicating liquors sholl be sold on the premises. 6. That no more than one sign for identification purposes not to exceed ten (10) square feet in area, located back of the 25-foot front yard shall be erected or maintained on the premises. 7. That a six (6) foot high decorative masonry wall shall be constructed along each side and the rear of the property unless other provisions hove been mode, except that said wa II sha II be three (3) feet high ad jacent to the 25-foot front yard. 8. That the minimum parking space sholl be in the amount of three-fourths of a space for each rentable living unit, and sholl be provided back of the applicable building setback line. 9. That the minimum room size shall be 400 square feet. 10. Install 011 standard street improvements in Camino Real, including curb and gutter, sidewalk and concrete driveway aprons. 11. Submit detailed grading and drainage plans for approval by the Director of Public Works. 12. All utilities to be underground from existing power service. 13. Install fire control sprinkler system in underground parking areas, if completely enclosed. 14. Romp construction sholl confrom to City Standard on file in the Building Deportment. 15. Pump drainage will conform to data available in the Engineering Division and be subject to approval by the City Engineer. 16. That final plans sholl be submitted to the Planning Deportment within six months of the dote of 0 City Council resolution granting the variance and that the construction sholl be completed within eighteen months from the dote of said resolution. WP:ma PLANNING DEPARTMENT ..~~ WILLIAM PHELPS, Planning Director -4- . . . NOTICE OF PUBLIC HEARING BEFORE THE ARCADIA CITY PLANNING COMMISSION V-66-1 WHEREAS, ORLANDO CLARIZIO, Optionee of reol property located within the City 'of Arcadia, California, and hereinafter described, has filed with the Planning Commission of the City of Arcadia, a Variance Application. The subject property is located at 7:20-728-734 West Camino Real Avenue and is in .Zgne R-2. The l.egal description of the property is: The easterly 220 feet of the westerly 396 feet of Lot No. I, Block "G", Santo Anita Land Company's Tract, in the City of Arcadia, County of Lot Angeles, State of Cal ifornia, os recorded in Baok 6 of Mops, page 137, records in the office of the County Recorder of said County. . The applicant requests 0 variance to permit the property hereinabove described to be used fo construct a facility for retired persons over fifty years of age who ore in good physical health. NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, April 12, 1966, at the hour of 8:00 o'cI ock p. m., in the Council Chamber of the City HalJ, 240 West Huntington Drive, Arcadia, California, the Planning Commission will hold 0 public hearing on the request. An opportunity will be afforded to persons particularly interested, and the public generally, to be heard on 011 matters concerning said variance. DATED: MARCH 31, 1966 PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA ~~~ WILLIAM PHELPS, Secretory of Arcadia Planning Commission, .