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HomeMy WebLinkAbout0566 . . . . OFf~C~Al f- 8n le C' ffD~\V lilt ut i 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, ItU 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 -1- 566 ,/ . . . 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- . 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 . ' ltJGL 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 . NOES: None ABSENT: Commissioners Hanson and park~ It 1?!Jf?;~:' . ATTEST: WILLIAM PHELPS Secretary -2- 566 . . September 28, J965 . 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). . 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 . 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). - 1 - . : ) ...,...." I ~. / " r , ;;1 . . . " V -65-2 Sept. 28, 1965 Page Twa . . 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. - 2 - . . . V-65-2 Sept. 28, 1965 Page Three ANALYSIS I) . 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. - 3- . . . V-65-2 Sept. 28, 1965 Page Four WP:ma A Hachment5 . . 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 ~~--~ WILlIAM PHELPS, Planning Dh"ctor - 4 - . . . , . 1'. APPLlCA TION ". 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. - 1 - . . . --. ---. 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. - 2 - . . . . ..; r. ~. 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. - 3- . . \ \ , i \ co- "}' ;:cOp1": ^ I, I, I" ,;' I \~ -'.C! ~-i.li 1 ,:, ,~~~.,.7\'"- : J lI' . >~-;;.' '~" " ! .:__ ".Il.~'~_~_ ",I :,.: ", ,.,.lj ,\,' EU::'--I--IE]'--t:l _ .it; itjl:JJI' ~,"'~D~,0'~icQJj1M'{ HI ~,( .. '~ AM " ~,' -II ,', " ~ .' 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Ie , ~ ~!!0 r . ~~~f 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,