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RESOLUTION NO. 566
A RESOLUTION OF THE CITY PLANNI
COMMISSION OF THE CITY OF ARCADIA,
CALIFORNIA, RECOMMENDING THE DENIAL ,
OF A ZONE VARIANCE TO PERMIT THE _._~!.-e,
DEVELOPMENT OF TWO TWELVE STORY ~~NTHOUSE
RESIDENTIAL STRUCTURES ON PROPERTY
LOCATED AT 515-603 WEST DUARTE ROAD
IN SAID CITY.
WHEREAS, there was filed with this Commission on the 31st day
of August, 1965, the application of Claflin Ballance as owner in escrow,
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for a zone variance to allow the development of two (2) twelve ~12)
stor~7~~sP~~~~f~fe(condominium ownership) structures on property located
at 515-603 West Duarte Road in the City of Arcadia, County of Los
Angeles, State of California, more specifically described as follows:
Lots 45, 46, and 47, except that portion of said
Lot 47 lying easterly of a line extending northerly
from a point in the south line of said Lot 47,
distant westerly thereon 17.06 feet from the south-
east corner of said lot to a point in the north
line of said Lot 47 distant westerly thereon 16.88
feet from the northeast corner of said Lot 47, of
Tract No. 3430, per map recorded in Book 42, page 32,
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 Cornnission on September 28. 1965, at which time all interested
persons were given a full opportunity to be heard and to present evidence;
NOW, THEREFORE, THE CITY PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, DOES HEREBY DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. That subject property is in Zone R-l with an
existing variance to use the site for apartments at the rate of one (1)
dwelling unit for each 2,000 square feet of land, whereas the application
requests permission to have one (1) unit for each 1,778 feet, a difference
of seventeen (17) units. That the height limit on subject property is
two (2) stories not to exceed thirty-five (35) feet, whereas the proposed
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buildings have twelve (12) stories, plus a penthouse with a total height
of one hundred thirty-two (132) feet. That applicant alternately proposes
an eight (B) story development.
SECTION 2. That there are no 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. That the granting of the
requested variance will be materially detrimental to the public health or
welfare or injurious to the property or improvements in such zone or vi-
cinity in which the property is located. That such variance is not necessary
for the preservation and enjoyment of a substantial property right of the
applicant possessed by other property in the same zone and vicinity as evi-
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denced by the amount of apartment development in the immediate vicinity
under the same zoning and variance as is applicable to subject property.
SECTION 3. That for the foregoing reasons, this Commission
recommends to the City Council of the City of Ar&?dia that
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permit the development of two (2) twelve (12) or eight (B)
a variance to
plus penthouse
sl;ory/ resi-
dential structures on the above-described property be denied.
SECTION 4. The Secretary shall certify to the adoption of this
resolution and shall cause a copy of the same to be forwarded to the City
Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing resolution was adopted at
an adjourned regular meeting of the City Planning Commission held on the
7th day of October, 1965, by the following vote:
AYES:
Commissioners Ferguson, Golisch, Norton and Kuyper
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NOES:
None
ABSENT: Commissioners
Hanson and park~
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ATTEST:
WILLIAM PHELPS
Secretary
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566
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September 28, J965
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TO:
PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
SUBJECT:
VARIANCE APPLICATION V-65-2. TWO 12 STORY BUILDINGS
515 - 603 WEST DUARTE ROAD.
APPLICATION AND SHE CHARACTER!STlCS
The request is to vary two parts of the ordinance:
1. The subject property is in Zone R- I with a val id variance to use the site for
aportments at the rote of one dwelling unit for each 2000 square feet of land.
The application requests permission to hove one unit for each 1,778+ feet.
A difference in terms of units of 17 units. (NOTE: 93 ore permitted. 110
ore requested).
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2. The height limit on the subject property is two stories, not to exceed thirty
five feet. The proposed buildings hove twelve stories, plus Q penthouse
and a total height of 132 feet,
3. A copy of the application is ottached to this report. The applicant has
respanded to the four criterio set forth in the Code as required to grant 0
variance. It is suggested thot these statements be critically evaluated.
Also attached to the appl ication are maps showing the land use and zoning
of the area, and the characteristics of the proposed development.
EXISTING SITE CHARACTERISTICS
I. Gross Area 186,650 sq. ft. +
2. 28 Units on the East Port of Site 83,400sq. ft. :;
3. West Port of Site is Vacant 92,500 sq. ft.:;
4. Net Area after Street Dedications 176,000 sq. ft. ;;
5. Site has double frontage on two streets
PROPOSED SITE CHARACTERISTICS
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1. Remove the 28 partially completed units
2. Construct four buildings:
Two twelve story buildings (plus penthouse)
One recreation building
One cabana type building
3. Open and improve 0 proportionate shore of Arcodia Avenue
4. Cover about 10% of the site with buildings
5. Parking underground.
(NOTE: The detail characteristics of the development and the site ore shown
on the plot plans).
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V -65-2
Sept. 28, 1965
Page Twa
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APPLICATION EVALUATION RELATED TO THE CODE
Section 9291.1.2 of the Arcadia Municipal Code sets forth the prerequisite
conditiO'ls before a vorionce con be granted.
in March of 1961, the Clt)' Coune'! did fInd that sufficient conditions existed
to wOl:onl the gronti~.g of a variance 10 the subjeCT properly for any R-3
purpose under !:pec.Hed cond~~;oflS. Variance5 on two other occasions hove
been granted on the property .mmediately adjacent to the subject property
on the west.. This property has since been developed with a mortuary. These
octions hove rended to reinforce the appl icobil ity of the variance to this
proper ty .
The subject proposol is for on R-3 purpose,; however, it differs from the
specified conditions of the existing vorionce in two ospects. One aspect
is the proposed height, the other is the density. The Resoluiion (No. 3356)
granting the vorionce does provide for minor modifications. The extent of
the deviation from the original conditions does not constitute a minor change,
therefore necessitating 0 refi1ing for 0 varionce from the original conditions.
The question appears from a planning viewpoint to not be one of the variance
per se but of the evaluation of the conditions under which multiple residential
development was originolly permitted in light of the chonges occurring in
the past five years, to determine if present conditiom warrant acceptance,
modifioJtion, or denial of the proposol.
CHANGES SINCE J961
Since the original granting of the variance, a number of changes have occurred'.
First, the property along Duorte Road, between Baldwin Avenue and Holly
Avenup., has develaped from a predamina'ntly single-family residential character
to one of multiple-family use.
A second change since 1961 hos beer. the revision of our R-l, R-2 and R-3
regulations. In fact, the generol trend of development requirements in 011
zones of the City hos been one of increasing quelity.
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V-65-2
Sept. 28, 1965
Page Three
ANALYSIS
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A third change was the creation of Zone "H". This zone recognized the need
to ~elect appropriate areas in the City for ioll buildings. Ii also established
standards to insure quality development of toll buildingsiiVthey were proposed.
This applicatior and the others that hove been received, when compared to
the Zone "H" standards, indicate 0 need to revise the "H" standards because
in all instances the proposals far exceeded the requirements, as is the case
in this application,
(NOTE: A comparative chart showing the Standards of Zone "H" and "R-3"
related to tall building applications is in the Zoning Committee report of
September 28, 1965).
The development wau Id accompl ish one major purpose. Th is purpose is the
removal of the 28 units on the property. The removal of these units by
itself constitutes a valid reason for approving thi~ cpplicatian.
The development also is more properly located than other similar develop-
ments in that it is located closer to the commercial hub of the area than the
other proposa Is.
The design of the buildings, the site layout, the relationship of the site
to the surrounding area, and the removal of the 28 units ore all reasons
why the Planning Deportment recommends approval of this development,
subject to the following conditions:
1, The site sholl be cleared of 011 structures. The removal and/or demolition
of those structures shall comply with all applicable codes.
2. The final working drawings shall be in substantial compl iance with the
approved prel iminary plans.
3. The working drawing package sholl include landscape and irrigation
plans, prepared by a registered landscape architect.
4. The water services required for the development sholl be installed,
meeting with the approval of the Water Department.
5, The sewer services sholl be installed in locations meeting with the approval
of the Deportment of Publ ic Works.
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V-65-2
Sept. 28, 1965
Page Four
WP:ma
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6. The dedication and improvemer.t of thai porHon of Arcadia Avenue
shall be in accordance with Cty Standards. and meet with the approval
of the Deportment of Publ ic Work;.
7. Utility {electrical, telephone and other} services shall be installed under-
ground in a manner meeting the approval of the Department of Public
Works.
PLANNING DEPARTMENT
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WILlIAM PHELPS,
Planning Dh"ctor
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APPLlCA TION
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FOR ZONE VARIANCE
TO THE CITY PLANNING COMMISSION:
File No. 1/- "f.?..
1. APPLICANT
NAME CLAFLIN BALLANCE
ADDRESS 660 W'ZST DUARTE ROAD, ARCADIA. CALIFORNIA
TELEPHONE NUMBER HI 5-2429
INTEREST IN PROPERTY OWNER IN ESCROW
2. PROPERTY OWNER
NAME
PRUDENTIAL SAVINGS AND LOAl,
ADDRESS
526 WEST LAS TUNAS DR.. SAN GABRIEL, CALIFORNIA
TELEPHONE NUMBER
AT 2-8446
DATE PROPERTY WAS ACQUIRED
AUGUST 1, 1965
3. PROPERTY ADDRESS
515 - 603 1-IEST DUARTE RD., ARCADIA, CALIFORNIA
( SEE ATTACHMIDIT )
4. LEGAL DESCRIPTION
I
5. DEED RESTRICTIONS
NONE
6. REQUEST: (Use this space ONLY to state exactly what is intended for the property
which does not conform with zoning regulations.)
ZONE VARIANCE TO ALLO\~ THE DEVELOPHENT OF THE A:BOVE REFERENCED PROPERTY
IHTH TilO TWELVE STORY RESIDENTIAL ( COHDOlWlIUl-1 OWNERSHIP) STRUCTURES.
IN ORDER TO DEVELOP TEE SITE \HTH LIMITED BUILDING COVERA.GE AND LARGE
RECREATIONAL OPEN SPACES IT HAS BEEN NECESSARY TO EXCEED THE ESTA:BLISHED
HEIGHT AND DENSITY LIMITATIONS.
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7. PREREQUISITE CONDITIONS:
(The LAW REQUIRES that the conditions set forth below
be clearly established before a variance CAN be granted.)
EXPLAIN IN DETAIL WHEREIN YOUR CASE CONFORMS
TO THESE FOUR CONDITIONS:
A. That there are exceptional or extroordinary circumstances 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.
(1) The City of Arcadia some time ago recognized that the subject property
along with a number of other properties along Duarte Road did have ex-
ceotional and extraordinary circumstances applicable to them and con-
sequently granted them a variance permitting multiple family construc-
tion.
(2) The property immediately West of the subject property' is developed as
a mortuary.
(3) The eastern portion of the subject property is developed with inco~
plated apartment buildings having little chance of tak,ing on the qual-
ities of other successful buildings in Arcadia.
(4) The existence of this poor quality development impedes the proper de-
velopment of the balance of the total property and is clearly a blight-
ing influence upon the entire neighborhood.
B. That the granting of such variance will not be materially detrimental to the public
health or welfare or injurious to the property or improvements in such zone or vicinity.
(1) The proposed development will comply with and in most cases greatly ex-
ceed the code roquirements governing the subject property and in so doing
ensure the publiC's health and wslfare.
(2) The proposed development will enhance as well as project the public
health and welfare by removing the neVer completed existing structures
Which ar~ clearly a blighting and, therefore, injurious influencs On
other properties in the same neighborhood.
(3) The propooed developmsnt will add substantial quality to the neighbor-
hood and consequently improve rather than be injurious to the health
and welfare of other properties nearby.
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That such variance is necessary for the preservation and enjoyment af a substantial
property right of the appl icant possessed by other praperty in the same zone and
vicinity.
(1) The vacant land remaining, becauee of its location between a mortuary
and an incompleted decaying apartment development is deprived of the
proper~ rights possesned by other propertiee in the eame vicinity.
c.
(2) The loss of thie property right can only be regained by redevelopment
of the entire parcel in an exceptional manner.
(3) Every property owner han the right to develop hie property. in thie
case, becauee of the blighting influence of the present improvemente.
the owner has an obligation to redevelop this land 10 a manner be-
fitting the characteristics of the site.
That the granting of such variance will not adversely affect the comprehensive
general plan.
(1) The general plan identifies thi s area as appropriate for multiple
dwelling unit construction.
D.
(2) The general plan identifiee the need for clustering of tall buildings
in and around the hub commercial area.
(3) The proposed development greatly exceede in moet cases, the require-
ments set up for Zone H (multi-etory) and Zone R-3 (multiple family)
construction.
(4) The zoning ordinance is one implementational device to effect the
objectives of the general plan. A development of top quality e~
ceeding gene~AI plan objectivee. will establish valuable design and
construction criteria for Arcadia. The proposed project is such a
development.
NOTE:
The City Planning Commission is required by law to make a written finding
of facts from the showing applicant makes that beyond a reasonable doubt
the four above enumerated condi,tians apply.
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V-65-2
NOTICE OF PUBLIC HEARING
BEFORE THE
ARCADIA CITY PLANNING COMMISSION
WHEREAS, CLAFLIN BALLANCE, Purchaser of real property located
within the City of Arcadia, California, and hereinafter described, has filed
with the Planning Commission of the City of Arcadia, an application requesting
a zone variance to construct two twelve-story andominium apartment buildings on
land presently zoned R-l,
Lots 45, 46, and 47, except that portion of said lot 47 lying
easterly of a line extending northerly from a point in the
south line of said lot 47, distant westerly thereon 17.06
feet from the southeast corner of said lot to a point in the
north line of said lot 47 distant westerly thereon 16.88 feet
from the northeast corner of said lot 47, of Tract No. 3430 in>
t-Ra-Ci-t-y sf l,,,,,,,,,~Councy"<TE-J.Gs-Al>gelesc,-St;.a....~,~ ".'.;L.o;sIrlla,
~ per map recorded in book 42, page 32~of maps, in the office
of the County Recorder of said County.
The"-s ub j ec.!...pJ;.ope.r.ty_is_commonly'-knbwn-a s--51-5 - 603-Wes t' Dua rte Road..,
NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, September 28,
1965, at the hour of 8:00 o'clock P.M., in the Council Chamber of the City Hall,
240 West Huntington Drive, Arcadia, California, said Planning Commission will
hold a public hearing on the question of said proposed application, and an op-
portunity will be afforded to persons particularly interested, and the public
generally, to be heard on all matters concerning said zone variance.
PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA
~~
WILLIAM PHELPS
Secretary of Arcadia
Planning Commission
DATED: September 17, 1965,