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RESOLUTION NO. 549 n ~ r r i~ ~ n 1
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A RESOLUTION OF THE CITY PLANNING, r, ,---" r ~1 ,.,""
COMMISSION OF THE CITY OF ARCADIA! f', l : ',. i' ':.l', "(;..
CALIFORNIA, RECOMMENDING UPON 'if i I I~ "'J"
SPECIFIED CONDITIONS THE RECLASSI NA'llION--:J \\;.I '0 J J
OF PROPERTY LOCATED AT 534 WEST D ~'~--'--
ROAD IN SAID CITY FROM ZONE R-l TO
ZONES C-O AND D (ARCHITECTURAL OVERLAY).
WHEREAS, there was filed with this Commission on the 31st day
of March, 1965, the application of Robert Knoll, M. D., Joseph O'Neill,
D. D. S. and James Aaronian, D. D. S., as optionees, for a change of
zone from R-l to C-O and D on property known as 534 West Duarte Road in
the City of Arcadia, County of Los Angeles, State of California, more
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specifically described as follows:
Those portions of Lot 2 of Tract No. 4090, in the City of Arcadia,
County of Los Angeles, State of California, per map recorded in
Book 43, Page 47, of Maps, in the office of the County Recorder
of said county, described as follows:
PARCEL 1: Beginning at a point in the northerly line of said
Lot 2, distant thereon South 8100'00" West 160.30 feet from the
northeast corner thereof; thence South 228.35 feet; thence West
78 feet to a point distant 30 feet of the west line of said Lot
and in the east line of Lovell Avenue; thence North and parallel
with the west line of said Lot 2, 216 feet to the southerly line
of Duarte Road; thence North 81000'00" East along the northerly
line of said Lot, 78.99 feet to the point of beginning;
PARCEL 2: The west 108 feet of that portion of said Lot 2,
lying south of the south line ,and the prolongation thereof of
Parcell, above described, except the west 30 feet thereof;
EXCEPT from said Lot 2 that portion thereof described as follows:
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The northerly 12 feet, measured at right angles to the northerly
line of the easterly 78 feet of the westerly 108 feet of said
Lot 2, as measured along the southerly line of said Lot, as
granted to the City of Arcadia for street and highway purposes,
to become a part of and to be known as Duarte Road, by deed re-
corded February 13, 1963, in Book D-1918, Page 421, Official Records;
and,
WHEREAS, after due notice as required by the Zoning Ordinance of
said City, a publiC hearing was duly held on said application by and be-
fore this Commission on April 13, 1965, which hearing was duly continued
to April 27, 1965, at both of which times all interested persons were
opportunity to be heard and to present evidence;
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NOW, THEREFORE, THE CITY PLANNING COMMISSION DOES HEREBY
DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. That immediately to the north of subject property
there is R-l zoning with a conditional variance for R-3 uses. The area
further west is developed with a shopping center, medical office struc-
ture, duplex and mortuary. That properties directly to the north are
vacant and the area to the east is redeveloping with apartment struc-
tures. To the west of subject property is an eight-story medical office
structure being constructed on property zoned C-O-D-H. Further west
the property is zoned C-3-H and is substantially developed as such.
The property to the east immediately adjacent to subject property is
in the same zoning category as subject property. That property to the
south is zoned R-l and is developed as such. That Zone C-O and D is
compatible with existing and future development proposals and represents
a more desirable alternative than an R-3 use. That the proposal is
based upon a precise development plan which effectively results in con-
trol over the physical development with conditions. That the requested
reclassification is justified by good zoning practice.
SECTION 2. That for the foregOing reasons, this Commission
recommends to the City Council of the City of Arcadia that the above
described property be rezoned from Zone R-l to Zone C-O and to Zone D
(Architectural Overlay), with the following conditions applicable under
Zone D (Architectural Overlay):
1. The bUilding shall comply with all C-O zone requirements.
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2. A six foot high ornamental~wall shall be constructed
along the east, south and west property lines in the following manner:
A. The wall on the west side of the property shall
be set back five feet from the property line and the
area between the wall and the property line landscaped.
The requirement for the wall shall apply only to the
area adjacent to the parking lot, excepting the drive
entrances.
B. The wall along the south property line shall be
located on the property line and shall have a five
foot planting strip adjacent to it.
3. All utilities shall be installed underground per Depart-
ment of Public Works standards.
4. All curb cuts shall meet with the approval of the Depart- .
ment of Public Works.
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5. Prior to any construction on site all existing structures
shall be removed or demolished.
6. The entire site-shall be developed contemporaneously as a
unit and as one building site.
7. All landscaped areas shall be planted, irrigated and main-
tained in perpetuity.
8. All planting areas shall be separated from asphalt parking
lot paving by concrete curbing.
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9. Complete landscape planting and sprinkler irrigation
plans prepared by a Registered Landscape Architect shall be submitted
as part of the working drawing package.
10. Circulation, paving, stall size, aisle width, stall mark-
ing, planting and irrigation shall be arranged and installed in com-
pliance with parking lot layout standards on file in the Planning De-
partment of the City of Arcadia.
11. All exterior lighting shall be hooded and directed away
from adjoining properties and streets. Light standards shall not exceed
ten feet in height when measured from adjacent finish grades.
12. The entire building shall be used solely for professional
office purposes and necessary accessory uses. No residential uses of
building shall be permitted.
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13. Sidewalks, street lighting, street trees shall be in-
stalled in locations approved by the Department of Public Works.
14. Signs shall comply with all Zone C-O sign requirements in
addition to the following requirements:
A. Wall signs shall contain only such subject matter
which refers to the name of the establishment or to
the goods and services sold on the premises on which
the Sign is located.
B. Wall signs shall not exceed fifty square feet and
shall be located entirely within the facade area of
occupancy and shall not project above the second floor
level.
C. Only wall signs shall be penmitted.
D. Sign size shall be governed by the following:
1. The total or aggregate area of all signs
affixed to any building shall not exceed the
equivalent of one square foot per lineal foot
of building frontage. A building having a
lineal frontage between fifty feet and one
hundred feet may be allowed an additional one
square foot of sign area for each two lineal
feet of building frontage. Buildings with
lineal frontages in excess of one hundred feet,
may have an additional one square foot of sign
area for each four feet of frontage.
2. Buildings abutting on more than one public
street shall be allowed their respective quotas
of sign area on any two of the streets, provided
that the areas may not be cumulated on one street
and shall not exceed the allowed area on anyone
street.
3. One sign not exceeding four square feet adver-
tising the space within the building or the total
property for sale, lease or rent shall be permitted.
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E. Illuminated signs shall be lighted from within and
shall not cause glare or reflection on any other prop-
erties or buildings.
F. No moving signs or signs having moving, blinking
or flashing lights shall be permitted.
15. Any outside refuse storage area shall be screened on
three sides by a six foot high solid fence or wall.
16. Towers, chimneys, spires, gables and roof structures
shall not exceed a height of ten feet above the roof of the main portion
of the building and shall be adequately screened.
17. Complete working drawings in substantial compliance with
the approved revised plot plan shall be submitted within a one year
period of the approval of such Zone Change. Such plans shall be approved
by the Planning Commission prior to the issuance of a building permit.
18. The City Planning Commission shall reserve the right
without necessity of further notice of hearing to make minor modifica-
tions of any of the foregoing conditions, if such modification will
achieve substantially the same results and will in no way be detrimental
to adjacent properties or improvements than will the strict compliance
with said conditions.
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19. Water services shall meet with standards set forth in the
Uniform Plumbing Code and shall be approved by the Water Superintendent.
20.
erty shall be
foot radius.
21. Curb and/or gutter shall be removed, constructed, or
repaired on Lovell Avenue.
The corner cut-off of the northwest corner of the prop-
dedicated to the City of Arcadia, based on a fifteen
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22. Existing parkway trees in good condition shall remain,
and a sidewalk be constructed around them to the satisfaction of the
Department of Public Works.
23. Tree wells shall be provided as determined by the De-
partment of Public Works.
24. Concrete sidewalk, gravity drainage outlets, and drive-
way aprons shall conform to Drawing No. 148 of the Public Works Department.
25. Driveway and parking areas shall be paved in conformance
with the provisions of the Arcadia Municipal Code.
26. Concrete bumpers shall be installed in parking stalls.
27. Buildings shall be guttered to drain to the street
through the curb.
28. All utilities shall be underground. Underground
service plans must be approved by Edison Company, upon applicant's sub-
mission, prior to commencement of final structural plan check.
29. Street lights shall be installed in accordance with
City Standards.
30. Final plans showing all required corrections shall be
submitted to the Planning Commission.
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31. Final plans showing existing and finish surface eleva-
tions along boundaries and within site including pad, from a true
USGS benchmark, indicating proposed method of carrying storm drainage
shall be resubmitted so that this method can be checked (minimum 1%
grade for asphalt).
32. A complete grading and drainage plan, prepared by a
Registered Civil Engineer, including pump drainage design if appli-
cable, shall be submitted as part of the working drawing plans and
shall be approved by the Department of Public Works.
33. Parking spaces shall be provided on the basis of eight
spaces per 1000 square feet of floor area.
34. A minimum five foot setback shall be maintained on
Lovell Avenue.
35. A covenant in the form approved by the City Attorney
that the parking area connected with subject property and that of
the church situated to the east shall be maintained and shared in
common shall be submitted for approval by the Planning Commission
at the time final plans are submitted.
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SECTION 3. 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 a regular meeting of the City Planning Commission held on the
11 th day of
May
, 1965, by the following vote:
AYES: Ferguson, Golisch, Hanson, Kuyper, Parker, Turner
and Norton
NOES: None
ABSENT: None
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/ Chairman
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ATTEST:
Secretary
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April 13, 1965
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TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: ZONE CHANGE APPLlCA TION - Z - 65 - 4, SOUTHEAST CORNER OF DUARTE
ROAD AND LOVELL AVENUE
APPLlCA TION
The appl ication fi led in the name of Robert Knoll, M. D., Joseph 0' Neill, D. D. S.
and James Aaronian, D.D.S., requests the City to change the existing R-l zoning
to Zone C-O and D, in order to allow the construction of a fwo-story professiona I
office building. The property is located on the southeast corner of Duarte Road and
Lovell Avenue, and is cammonly knawn as 534 West Duarte Road.
SUBJECT PROPERTY AND SURROUNDING LAND USE
The proposed site consists of approximately 23,778 square feet with a 79 foot frontage
on Duarte Road and a depth of 298.75 feet along Lovell Avenue.
The entire site is presently in Zone R-l. The property, however, under provisions
specified in Resolution No. 3356 hos been granted permission by variance to be used
for any R-3 purpose authorized by Division 5 of Part 5 of Chopter 2 of Article IX of
the Arcadia Municipol Code upon conditions.
The properties surrounding the subject site are in the following zones:
A. Praperty to the east - Zone R-l with a conditional variance for R-3 uses,
Zone R-2 (Church property) and Zone R-l with a conditional variance
for R-3 uses.
B. Property to the west, across Lovell Avenue - Zones CO-D-H, ond C3-H.
C. Property to the north across Duarte Road - R-l with a conditional variance
for R-3 uses.
D. Property to the south - Zone R-l.
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. PROPOSED SITE DEVELOPMENT
A. Lot Area 23,778 square feet.
B. Building Coverage 7,770 square feet or 32.5%
C. Parking Area:
Hardsurface 11,790 sq. ft. 79%
landscaping 2,482 sq. ft. 21 %
Toto I 14,272 sq, ft. or 60%
D. landscaped Areas:
Exterior - not incl ud-
ing parking area 1,800 sq. ft. 7 . 5%
Parking area 2,482 sq. ft.
Interior landscaping 1,810 sq. ft.
Totol site
landscaping 6,092 sq. ft. 100.0%
. E. Floor Area:
Ground floor 4,312 sq. ft.
Second Iloor 5,152 sq. ft.
Total 9,464 sq. ft.
F. Setbacks:
Front yard (Duarte Road) - 10 ft. to 21 ft.
S ide yard (west) - 2 ft.
Side yard (east)
Property line -0 ft.
Rear yard (south) - 183 ft.
G. Building Height
Two stories 22 feet
H. Parking Spaces
Size 8' x 20' 40 spaces
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I. Park ing Ratio
One square foot of parking to I. 5 sq. ft. of floor area, or
One space per 236 sq. ft. of floor space.
J. Driveways:
Width 12 feet.
ANALYSIS:
The subject property based upon the ottached precise development plan is appropriate
for Zone CO and D.
The question of the development for the subject site must be studied on the basis of the
surrounding zoning, use, and precise development plan. The surrounding zoning has been
briefly described above. To the immediate north there is R-I zoning, with a conditional
variance for R-3 uses. The area further west is developed with a shopping center, medical
office structure, duplex, and mortuary. The properties directly to the north are vacant
and the area to the east is redeveloping with apartment structures. To the west of the
subject property is an eight story meaical office structure being constructed on property
zoned CO-D-H. Further west the property is zoned C-3-H, and is substantially developed
as such. The property to the east immediately adjacent ta the subject site is in the same
zoning category as the subject property. Th is lot is owned by Our Savior Luthern Church
wha awns and has developed the contiguous easterly R-2 zoned lot for church purposes.
The adjacent property owned by the church is presently developed with a single-family
dwelling and is proposed to be developed for church purposes in the future,
The property further to the eost is conditional R-3 and is being redeveloped for apartment uses.
The property to the south is zoned R-I and is developed as such.
If the contiguous property to the east is in fact developed for church purposes, this would
effectively isolate the subject site as a potential R-3 use between professional offices
and church uses. The compatibility of R-3 use, although not as extreme as R-2 or R-l can
be questioned. The lot is long and narrow in addition to being a corner lot. When an
interior side yard of 10 feet is considered and the special setback of 30 feet on Lovell
Avenue is applied, the total building width allowed on the 79 ft. wide lot would be 39
feet. This is without meeting the additional requirements of Zone R-3. Although this lot
could be in line for some modification relief, the overall width to length ratio would present
a difficult obstacle for achieving the type of R-3 development expected in the City.
If the church should choose to exercise its option to develop the contiguous lot for R-3
purposes, additional consideration should be given. This lot, however, unlike the
subject property has ample Duarte Road frontage and would have few developmental
problems. According to the church officials, however, presently it is their firm intention
to develop this property in the future for church purposes.
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RECEIVED
MAR 3 1 1965
ZONE CHANGE APPLICATION
CITV OF ARCADIA
n:::f'T. Of' PIJo.NNltJr\
TO THE CITY PLANNING COMMISSION:
File No.i'-('5'~
1. APPLICANT
NAME' ') ROBERT KNOLL, M.D.,
D.D.S.
ADDRESS c/o Henry H. Heger, 651 W. Duarte
JOSEPH orNEILL, D.D.S. & .TAMES AARON IAN ,
1) ,
Hoaa,
Arcadia, Calif.
TELEPHONE NUMBER 447 3539
INTEREST IN PROPERTY Optionees
. 2. PROPERTY OWNER
NAME
CEYLON H. BRAINARD, JR. & }/Lt\RJORIE B. BRAINARD, his wife
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ADDRESS 534 West Duarte Road, Arcadia, California
TELEPHONE NUMBER 447 8468
DA TE PROPERTY WAS ACQUIRED
3. PROPERTY ADDRESS
534 West Duarte Road
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4. LEGAL DESCRIPTION
Legal Description Attached
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5. DEED RESTRICTIONS None
6. REQUEST
The zoning on the subject property be changed from R-l to C-O and D.
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7. ANSWER THE FOLLOWING QUESTIONS:
RECEIVED
l'i1i\R ~ 1 "\965
. ARCAOIA
CITY Of" I"ll'l\:-''-
r" 'l~T. ()}l" P' ,
A. Does public necessity require the proposed change: Is there a real need in the community
for more af the types of uses perm itted by the zone requested than can be accommodated
in the areas already zoned for such uses?
(Fully explain your answers, considering the surrounding property as
well as the property proposed to be reclassified,)
The property in question is located in the West Arcadia area,
wn~cu ~s a commun~"y cen"er tor suopp~ng, as,weli as protess~onal
offices. Professional offices are successful in the area, and
demand for space is very noticeable as is indicated by the eight-
story professional building being constructed ilmnediately to the
west, and which we are informed is fUllr leased at the present time.
It is anticipated that the build~,g wil be,utilized only by owners
or the bu~lding, the o\vuers to be doctors, dentists, attorneys and *
B. Is the property involved in the proposed reclassification more suitable for the purposes
permitted in the proposed zone than for the purposes permitted in the present classification?
(Answer completely; give all reasons for your answer).
The property is presently in Zone R-I. It is, proposed to con-
struct a 2-story office building on said property, which is cer-
t,ainly more suitable than the purposes presently permitted under
Zone it-i, ~n tllat tue property ~s iocated on tne ::>oU1;ll s~de ot
Duarte Road, a busy thoroughfare through Arcadia, with a mortuary
and medical bu~ld~ng on tIle 110rtll s~ae. Imli1ed~ately to tl1e west
is an eight-story professional building presently under construc-
tion, and a church, located \nth~n approx~mately 200 teet 10 the
east of the subject property.
* A.
other professional people.
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RECEIVED
!li,~.R 3 1 '1965
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C. Would the uses permitted by the proposed zone be detrimentol in ony way to the
surrounding property? (Explain reasons supporting your answer.)
The uses permitted by the proposed zone would not be detrimental
in any way to the surrounding property, as there is Duarte Road
to the North, Lovell Avenue and the eight-story professional
building to the West, a single family dwelling to the South,
which can be adequately protected by landscaping and walls,
surrounoJ.ng the parJCJ.ng lot, and R-l property to the East, wInch
can be adequately protected in a similar manner.
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D. What were the original deed restrictions, if any I concerning the type and closs of
uses permitted on the property involved? Give the expiration dote of these restric-
tions.
(You may attach 0 copy of these restrictions, after properly underscoring
the portions that ore in answer to this question.)
There are no deed restrictions on said property at the present
time, to the knowledge of applicant, any previous deed restric-
tions having been eliminated.
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April 27, 1965
TO:
PLANNING COMMISSION
FROM:
PLANNING DEPARTMENT
SUBJECT:
ADDENDUM TO THE REPORT ON ZONE CHANGE APPLICATION Z-65-4
SOUTHEAST CORNER OF DUARTE ROAD AND LOVELL AVENUE
Th is is a supplemental report to the April 13, 1965 Planning Department report on Z-65-4 and is
intended to provide information regarding questions raised by members of the Commission. Basically,
the questions relate to internal site characteristics, parking, and the Lovell Avenue setback.
INTERNAL SITE CHARACTERISTICS
The proposal consists of ten medical offices. The following is a breakdown of the office units
according to size:
7 offices with 784 sq. ft. of floor space
2 offices with 1176 sq. ft. of floor space
1 office with 1568 sq. ft. of floor space
Tote I 10 offices with 9,468 sq. ft. of floor space
PARKING
There are 40 (8 ft. by 20 ft.) parking spaces provided on the site. Under the present development
scheme 14,272 sq. ft. of the 23,778 sq. ft. of the site is devoted to parking area. This represents
60% of the total site area. One reason such a large amount of area is used for this purpose is
the problem creoted by the narrowness of the lot.
Present stondards recommended by the Department requ ire that four (4) spaces per each 1000 sq. ft.
of floor orea be required for business end professional offices. Using this standard forty (40)
spaces would be required which is the amount provided. Medical and Dental Offices, however,
are required to provide eight (8) spaces per 1000 sq. ft. of floor area. (NOTE: These are the
standards used in recent Zone "D" regulations).
The Department recommends that this standard be upheld either through purchase or arrangement
for the additional spaces, or chenge in the floor area on design of the structure.
As a matter of information for the Commission, the eight-story structure at 612 West Duarte Road
provides 202 parking spaces. This amount is equal to 4.8 parking spaces per 1000 sq. ft. of floor
area.
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Z-65-4
April 27, /965
Page Twa
LOVELL AVENUE SETBACK
Lovell Avenue currently has a special setback of 30 ft. The proposed development provides for a
2 ft. landscaped setback. The Planning Department, although recognizing the difficulties in
developing the site, requests that a minimum 5 foot landscaped setback be provided.
RECOMMENDA TI ONS
The Planning Department recommends thot Application No. Z-65-4 be approved subject to the
conditions contained in the report presented April 13, 1965, Further, the Staff recommends that
the following conditions be added:
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4J~2.
1. Parking spaces shall be provided on the basis of eight (8) spaces per
1000 sq. ft. of floor area.
A minimum five foot setback shall be maintained on Lovell Avenue.
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1:0 P~'~NI~2bE;~R~MENT
i?::'(E~~
LEWIS C. POLLARD, JR.
Associate Planner
WP: LCP:ma
.
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