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HomeMy WebLinkAbout0544 ." . . RESOLUTION NO. 544 . ~,-\ ; , l'="' r en ~,. A' ~ I lU' ,I '." ~ J t: \1 [l ~:' i\ : ~ to '0/ ",:;:J L:'L'~[ ~~})':J A RESOLUTION OF THE CITY PLANN COMMISSION OF THE CITY OF ARCA , CALIFORNIA, RECOMMENDING THE DENIAL OF A REQUESTED SPECIAL USE PERMIT FOR A GERIATRIC AND ORTHOPEDIC HOSPITAL AT 504 - 508 WEST HUNTINGTON DRIVE IN SAID CITY. WHEREAS, there was filed with this Commission on the 28th day of December, 1965, the application of Jerry Wander, agent and developer, for a special use permit for the purpose of constructing a 115 - 120 bed geriatric and orthopedic convalescent hospital on property known as 504 and 508 West Huntington Drive in the City of Arcadia, County of Los Angeles, State of California, more specifi- . cally described as follows: Parcell: That portion of Lot 20 of Tract 2828, per map recorded in Book 33, page 63, of Maps in the office of the County Recorder of said County, lying northerly of a line perpendicular to the east line of said lot and passing through a point in said easterly line 225 feet northerly thereon from the southeast corner of said lot; Except the north 15 feet of said Lot, granted to the City of Arcadia for street purposes by deed dated June 1, 1917 as recited in deeds of records. Parcel 2: Lot 19 of Tract 2828, per map recorded in Book 33, page 63, of Maps in the office of the County Recorder of said County; Except therefrom the north 15 feet thereof granted to the City of Arcadia for street purposes by deed dated June 1, 191'7 as recited in deeds of record; . Also excepting that portion of said Lot 19 which lies southerly of a line perpendicular to the easterly line of Lot 20 of said Tract and passing to a point in said easterly line distant 100 feet northerly thereon from the southeast corner of said Lot 20; and, WHEREAS, after due notice as required by the Zoning Ordi- nance of said City, a public hearing was duly held on said applica- tion by and before this Commission on January 12, 1965, which meeting -1- 544 v . . . . . was dUly continued to March 9, 1965, at each of which times 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 DETERIvlINE AND RESOLVE AS FOLLOWS: SECTION 1. That subJect property is in Zones C-O and D which permits professional offices and apartments without a special use permit. That property immediately to the west is zoned c-o and D and is developed with an apartment building. That property to the east, across La Cadena Avenue, is also in Zones C-O and D and is im- proved with apartment structures. That property to the north is utilized for race track purposes. That the saturation point has been reached for convalescent homes, both in Arcadia and in the West San Gabriel Valley. That the site is too small for the size and capacity of facility proposed. That the maximum of 49 beds permitted by the lot area would not allow for adequate outdoor green area. That the proposed setbacks on Huntington Drive and La Cadena Avenue are less than the established setbacks maintained by other develop- ments on both streets. That the seven foot interior side yard set- back proposed is inadequate to buffer this kind of facility from the adJacent property which is improved with an apartment building. That the service maintenance level will be more intense for subject facility than for the uses surrounding it or those which the zoning would allow to come into existence and would have a detrimental effect upon neighboring properties and adversely affect the future development of the area. The density of the proposed facility rep- resents a departure from the present development standards in the community. That parking, landscaping, outdoor activity areas, set- backs, room sizes and density per lot area of sUbJect facility are below those established by other similar facilities in the area, and this reduction in standards will tend to downgrade convalescent facilities in the community by establishing a precedent of lower -2- 544 . . . SECTION 2. That for the foregoing reasons, this Commis- sion recommends to the City Council that the requested special use permi t for the above-described property be denied. SECTION 3. The Secretary shall certify to the adoption of this resolution and shall cause a copy hereof 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 23rd day of March , 1965, by the following vote: AYES: Connnissioners Ferguson, Golisch, Hanson, Turner, and Kuyper NOES: None . ABSENT:Commissioners Parker and Norton (Jt~ Cha:l::rman v ATTEST: Secretary . -3- 544 ~ ., ~ .J 5" . . NOTICE OF PUBLIC HEARING V-64-16 BEFORE THE ARCADIA CITY PLANNING COMMISSION WHEREAS, JERRY WANDER, an agent and developer for D. L. Short, purchaser, af real property located within the City of Arcadia, California, and hereinafter described, has filed with the Plann ing Commission of the City of Arcadia, an appl ication requesting a zoning variance as follows: The applicant requests a zone variance to permit construction of a 120 bed geriatric and orthopedic convalescent hospital on property zoned C O-D, and commonly knownlas 504 and 508 West Huntington Drive, and described as follows: Parcel I: That portion of lot 20 of Tract 2828, in the City of Arcadia, County of Los Angeles, State of California, as per map recorded in Baol< 33, page 63 of Maps, in the office of the County Recorder of said county, lying northerly of a line perpendicular to the east line'of said lot and passing through a point in said easterly line 225 feet northerly thereon from the southeast corner of said lot. -L I I j I I -L Except the north 15 feet of said lot, granted to the city of Arcadia, for street purposes, by deed dated June 1, 1917 as re'cited in deeds of records. , Parcel 2: Lot 19 of Tract 2828, in the City of Arcadia, County of Los Angeles, State of California, as per map recorded in Book 33, page 63 of Maps, in the office of the County Recorder of said County. y / I I ( Also, Excepting that portion of said lot 19 "(hich lies southerly of a line per- I \ pendicular to the easterly line of lot 20 of said Tract and passing to a point \ in soid easterly line distant 100 feet northerly thereon from the southeast \ corner of sa id lot 20. ~ Except therefrom the north 15 feet thereof, granted to the City of Arcadia for street purposes, by deed dated June 1, 1917 as recited in deeds of record. NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, January 12, 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 variance, and an opportunity will be afforded to per.;ons particularly interested, and the public generally, to be heard on all matters concerning said variance. DATED: DECEMBER 31, 1964 PLANNING COMMISSI N OF THE W~~' 9I,:~NIA WILLIAM PHELPS, Secretary af Arcadia Planning Cdmmission . '/ ---; ~ . . ,r . . January 12, 1965 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: SPECIAL USE APPLICATION - V-64-16 - GERIATRIC AND ORTHOPEDIC HOSPITAL - 504 - 508 WEST HUNTINGTON DRIVE. APPLICA TION The appl ication filed in the name of Jerry Wander, acting as agent and developer, proposes to construct a 115 - 120 bed geriatric (medical care for the aged) and orthopedic (medical care of bones and joints) convalescent hospital on property known as 504 and 508 West Huntington Drive. SUBJECT PROPERTY AND SURROUNDING LAND USE The subject property is in Zone C-O-D which permits professional offices and apartments without special permission. Property immediately to the west is Zoned C-O-D and is developed with an apartment building. Further west there is an additional apartment building, two single-family lots,and a medical center. Property to the east, across La Cadena, is also in Zone C-O-D and is improved with apartment structures. Property to the north is utilized for race track purposes. PROPOSED DEVELOPMENT CHARACTERISTICS The following summary provides the main development characteristics of the subject proposal: - 1 - . ~ V-64-16 Page Two Lot Area Building Coverage Building Height Floor Area (Basement included) Parking and Driveway Landscaping Parking Stalls Setbacks - Room Sizes . ANALYSIS . 44,720 sq, ft. 18,600 sq. ft. - 41.6,% 15 ft. (Flat Roof) 23,496 sq. ft. 13,913 sq. ft. - 31.1% 12,207 sq, ft. - 27,3% 57 - ratio of 1 park ing space per each two beds, Huntington Drive La Cadena Avenue Sideyard - west Rear yard - south 32 ft. 10 ft. 7ft. 165 ft. 2 bedrooms 3 bedrooms 6 bed rooms 11' X 16' - 176 sq. ft. 11' x20' -220 sq. ft. 20' x 21' - 420 sq. ft. T ota I bedrooms 40 Balance of rooms consist of day rooms (2) util ity rooms, storage rooms, kitchen, therapy rooms, din ing room and various offi ces . The subject request is in the form of a special use application because it proposes to develop a use that possesses characteristics of a unique and special nature so as to make impractical its automatic inclusion in any zone. In analyzing a special use application, criteria different from those used to evaluate variances prevail, They cansist of two major categories: The first aspect is broad and considers the need for such a focil ity in an area. The second deals with the appropriateness of 0 proposed facility, in terms of compotobility with surrounding uses. Analyzing the need for such 0 facility in Arcadia is most easily accomplished by reliance upon standards and data compiled by the State Health Department, Bureau of Hospitals, and the Hospital Planning Association of Southern California, a federally subsidized organization responsible for the planning of Health Care facilities in the six county regions. . - 2 - . . ~ v - 64 - 16 Page Three The follawing summary represents selected dalo for Arcadia and the West San Gabriel Valley area. Cities included in West San Gabriel Valley area district: Alhambra, Arcadia, Bradbury Duarte, EI Monte, Monrovia, Monterey Park, Rosemead, San Gabriel, Sierra Madre, South EI Monte, South San Gabriel, Temple City and Wilmar. Area Papu lotion Arcadia's papulation Area Convalescent Hames Arcadia's Convalescent Hames July 1963 July 1964 424,600 47,000 37 - with a total of 2,592 beds 3 - with a total of 174 beds Approved standord used to determine need for such long term care foci! ities 1-1/2 beds per 1000 population NOTE: In areas where more than 8% of its population exceed 65 years of age and over, the standard is increased to 2 beds per 1000 population. . Both the West San Gabriel Valley and Arcadia fall into the above category. By application of these standards to the population of the West San Gabriel Valley and Arcadia, the required number of beds can be arrived at. West San Gabriel Valley Area Present Number af beds Required number of beds (424,600 x 2) 1000 Beds in excess of required number for West San Gabriel Valley area 2,592 848 1,744 City of Arcadia Present number of beds Requ ired number of beds (47,000 x 2) 1000 Beds in excess of required number for City of Arcodia 174 94 80 I. - 3 - , ' . . . 64 - 16 Page Faur It appears apparent from these figures that the saturation point has been reached for convalescent homes, both in Arcadia and in the West San Gabriel Valley. In support of this statement, 1963 figures indicate that of the 5.24 beds per 1000 population in the West San Gabriel Valley area, only 3.02 were occupied. Considering the second criteria of evaluation in special use applications, that of the appropriateness of the site for such a facility, planning staff finds the following problems and deficiences: The site appears entirely too small for the size and capacity of facility proposed. The City of Duarte, after conducting an exhaustive study of site requ irements for convalescent homes, recently adopted a requirement of a minimum lot area of 25,000 sq. ft., which permits 0 ten (10) bed facility, and a requirement of an additianal 500 sq. ft. of lot area for eoch bed above ten (10). Applying this standard to the proposed site under consideration, its 44,720 sq. ft. would allow a maximum of 49 beds. . This density maximum would then allow for a much greater proportion of outdoor green area which is badly lacking' in the case of the subject proposal. Another deficiency concerns the proposed setbacks on Huntington Drive and La Cadena Avenue. There are established setbacks of 42.5 ft. on Huntington Drive and 25 ft. on La Cadena. These setbacks have been maintained by other developments on both streets, and should cantinue ta prevail on future developments. The 7 ft. interior sideyard setback proposed also appears entirely inadequate to buffer this kind of facility from the adjacent property which is improved with an apartment building. Finally, since the application titles the proposed facility a hospital, it is likely to be attended by such things as ambulances, numerous deliveries and a service maintenance level more intense than the uses surrounding it, or those which the zoning would allow to come into existence. This incompatibility could have a detrimental effect upon neighboring properties and, hence, adversely affect the future development of the area. . -4- , ' . ' . . . . . 64 - 16 Page Five RECOMMENDA nON The Planning Department, for the aforementioned reasons, recommends that Special Use Application No. V-64-16 be recommended for denial. If an the other hand, the Planning Commission decides not to deny the opplication, it is requested thot the publ ic hearing be continued until January 26, 1965. Such continuonce would allow the planning staff to prepare suitable conditions of approval, and in addition, check with the State Department of Public Health, Bureau of Hospitals, to make certain the proposed facility meets their requirements regarding such things as construction type, room sizes, open space, etc, PLANNING DEPARTMENT WILLIAM PHELPS, Planning Director Uht1~~.. ERNEST MAYER, Senior City Planner WP:EM:ma -5- " 'I e I I " e , . ~ ..... D'So.o' . rd JO~O'" ..,U ",,' .... ~ ~I .....' 101).0. ~, ~ u, ~I .' ... .,' " .. I ,... ........ I oJ ~,' HUNTINGTON DRIVE ... J--,--- " OVI'DOOl "*''' __ "","CoWl:\ Jr~", _..~ ,.... 611 .... .~". sr....:::.~ty,... .......It./1Iopn'I M"" ,'- L _1"-20'0 JI.':::' ....... LUo/ILOT...tHt.Y"!l.t9'lOfll .. _, "TIC.' 1'~C'LD1 ,J:I ~~IIlI:~'l~ fclf".,1" 01' TlIoCl ..- ICIM _""' ....__t.lOI .... O-O'Dllfl~. f,~~-:\~""'~ n"'~l paT~ _....(.0 s.~~~~~Nl.:J!~~G~I~rE~~tM~.J,.c.S~~~~: 115 tJ 120 BED .ARCADIA GEFaATf?IC t. ORTHOPEDIC CONVALESCENT I-OSprTAL . . '[ i ! I J 1111 I I ~J U U r' e --, r- -, JC~~ ::::J Je :11 C: ' : ,-' I ~-- -~ -, r-- -, ,-- -- r- -, ,- ,~~ -~ "-- - L_ _J '-_ _-I L..._ -- .- -- ~ n_ o.- '''''"'' oj - .- -, , ~n~ "~ - .'- , ,., RNS"MF"NT r- -, 1 ,-- -~ ~- ,--- -, ,-- ~- -~ L [~ ~] r ~- .,. -, -~ i~~ =:~ i -, -, MAIN f~WR 1CoIUI ""-0 I L-_ -""" II IIII 'u LJ L.! ~ , , ' , , , LJ ' , Lj '-' ,-, n n , , , , , , I. .. , , , , , , LJ U LJ , , , ' , :..J LJ LJ .. . , , , , , , U LJ LJ ~ ' , , lJ LJ l.j " , , , , , , LJ U u ~ , , , , U lJ ~J , , , , , , LJ L' L, ARCADIA GERIATRIC t. OJ;lTH)PEDIC CONVAtESCENT HOSFlTN- . . ~ I I _ ~,. J ."L IiEi1f ~ 'l ,,0. i 7 ~ ~ ~... .~... ~~ , ~ .,~ 'I I ,....... - .... ~- .... ,'"'r : /,;-.. . , .C:,~-=-.._.. ~ .... 1lI,..~ - 'L ~.i.o. ARCADIA OCRIATRIC t. ORTHOPEDIC CONVAlESCENT !iJSPlTAL . _.,.......,..J II:lATH STREET nr:VATo.IS . . . . . . ... "'" II<5Q If . HUNTINGTON :J . 2 HUNTINGTON t.' Go,,,, . 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TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT / SUBJECT: CONVALESCENT HOSPITAL - La Cadena Avenue and Huntington Drive The public hearing on the subject applicotion produced testimony which concentrated on I) the need for such a facility, and 2) the requirements which it should meet as outlined by the Planning Department. There oppears to be a difference of opinion between the applicont and the State regording the need for this convalescent hospitol. No doubt this applicant feels there is reosonable justification for building this focility in the community. The State's evoluation differs. The Planning Department contacted the State Department of Public Health Bureau of Hospitals. Mr. Diaz of that Department informed the Staff that his Bureau divides applications into three categories - general hospitals, convalescent facilities, and specializedliospitals. The proposed development falls into the closs of convalescent facilities. In the 1963 Progress Report of the California State Department of Public Health, needs for convalescent facilities were estimated for 1967 and a priority was ossigned each trade area. . In trade area 118 (West San Gabriel Valley) the estimated bed need for 1967 was 1,424. The existing conforming beds at that time (1963) was 1,753, with a total number of beds reported as 2,240. Since that time 302 new beds hove been constructed. On a priority scale running from I (for area with greatest need) to 105 (for area of least need) trade area 118 was assigned a priority of 105. AI though it can be argued that the orthopedic and geriatric faci I ities of the proposed con- volescent hospital would be unique in this area, from the State's viewpoint and certainly from the physical standpoint, there is little appreciable difference between the proposed development and existing focilities. Our concern, however, is not so much one of need for such a facility, but of the physical facility and location. In order to evaluate the proposal, it is suggested that three things be considered; 1) density; 2) ammenities; and 3) benefit to the community. DENSITY . The evaluation of density for convalescent facilities shall be determined by the number of beds per the gross lot areo. In the City of Arcadia, the average density for canvalescent facilities is 1,226 square feet per bed. The highest density in the City is 773 square feet per bed. The proposed facility would have 100 beds, or a density of 477 square feet per bed. The density of the proposed facility represents a departure from the present development standards in the community. - 1 - Convalescent Hospital March 9, 1965 Page Two . . ,. . AMMENITIES Considering the ammenities of the proposed facility as compared to those existing facilities, there are again a number of differences. For example, the amount of outdoor orea devoted to private potient areas is substantially less than such areas within the three existing facilities. The average area devoted to these activity areas is 196 square feet per bed. The facility with the least amount of this type of space has 92 square feet per bed. The proposed facility, on the other hand, allows for only 38 squore feet per bed. Room sizes for the proposed facility are generally smaller than those of existing facilities. BENEFIT TO THE COMMUNITY Although the proposed facility will bring new construction to the area, it will only benefit the community if it represents a contribution to the city's total well being. New construction in this area is not alone sufficient justification for the granting of this application. . Fram the analysis of the plans, this facility does not measure up to the standards set by other facilities in the city. Parking, landscaping, outdoor octivity areas, setbacks, room sizes, and density per lot area of the proposed facility are all below those established by other similar facilities in the area. This reduction in standards will tend to downgrade convalescent facilities in the community by establishing a precedent of lower standards. The Staff have prepared a comparative study of existing developments from which have been formulated a set of standards which, we feel, are appropriate for this community and its objectives. The study and standards are attached to th is report. One final consideration affecting the compatability of the proposed facility with the community is the number of facilities of this type the City would have if the application were approved. This becomes a matter of judgment for the Commission since our recommenda- tion will be based upon the physical facility and location. If the application is approved, we will have 274 beds in this city. Our present population is 47,000 which would provide the city with 5.8 beds per thousand. Even with our higher median age this is a high ratio. RECOMMENDA TION The Planning Department recommends that this subject application be denied. It is our opinion, based upon the study of present facilities in the city, that the proposed facility does not comply with the standards of similar facil ities in Arcadia. If the Planning Commission should recommend approval, it is recommended that a revised plot plan be submitted embodying the development standards attached to th is report. . PLANNING DEPARTMENT WILLIAM PHELPS, Planning Director WP: LCP:ma Attachment LEWIS C. POLLARD, JR. Associate Planner - 2 - .. . . COMPARATIVE STUDY OF CONVALESCENT FACILITIES . IN THE CITY OF ARCADIA . Lot Area (Sq. Ft.) 47,720 46,390 93,840 73,132 Building Coverage Sq. Ft. 15,726 (30%) 14,912 (32%) 20,126 (22%) 9,260 (13%) Floor Area (Sq. Ft.) 17,528 15,506 20,126 9,260 Building Height (Ft.) 15 13 - 18 ft. 14' - 26' 14' Parking & Drive Area Sq, Ft. 15 810 (33%) 16,427 (35.5%) 34,460 (36%) 19,184 (27%) , Park ing Sta lis 48 (1 per 2.08 beds) 50 (1 per 1.2 beds) 56 (1 per 1.18 beds) 35 (1 per I. 4bEds) Landscaping (Sq. Ft) 16,194 (::,4%) 15,051 (32,5%) 39,250 (42%) 44,688 (60%) Outdoor Activity Areas 38 s/f per bed 92 s/f per bed 293 s/f per bed 193 s/f per bed Setbacks Front 42 ft. 50 ft. 85 - 152 ft. 135 ft, Side 25 ft. 24 ft. 23 - 138 ft. 60 '_5' (storage) Side 10 ft. 15 ft. 13 - 24 ft. 24 ft. Rear 46 - 171 ft. 63 ft. 60 ft. 112-141ft. Room Sizes " Rms. "Beds Sq. Ft. " Rms. "Beds Sq. Ft. I"Rms. "Beds Sq. ft. "Rms. "Beds S(.F 1 Bed 0 0 0 12 12 122 4 4 156 000 2 Beds 20 40 165 22 144 ,1,80 17 34 240 14 28 165 3 Beds :9 27 210 ,0 ,0 ,0 0 0 :0 ,0 ,0 ,0 14 Beds :8 .32 /288 ,I 14 /SOO 7 :28 :323 :5 ,20 ,320 T ota I Rooms ,37 135 28 19 Tota! Beds 99 (100) 60 66 48 Dens j ty Per Lot Area 1 bed per 477 sa. ft. 1 bed per 773 sq. ft. 1 per 1421 sq. ft. 1 per 1523 sq. ft Proposed Facility Huntington Dr. 414 W. Huntington Drive 1601 S. Baldwin Avenue 464 W. Hunting- ton Drive . .. '. . ,. . . PROPOSED MINIMUM STANDARDS OF DEVELOPMENT FOR CONVALESCENT FACILITIES IN THE CITY OF ARCADIA The following ore proposed development standards recommended to be appropriate for the City of Arcadia: I. LOT AREA. 2. BUILDING COVERAGE 3. PARKING STALLS . 4. ROOM SIZES 5. DENSITY PER LOT AREA 6. OUTDOOR ACTIVITY AREA . A minimum lot area of 20,000 sq. ft. A maximum building coverage of 50%, A minimum of one parking stoll per 1.5 beds. Minimum room sizes, in addition to area ;of. closets or wardrobe and toilet rooms sholl comply with the following: 1. One bedroom, 120 sq. ft. 2. Multi-bedrooms, 80 sq. ft. per bed: A maximum density of one bed per 1000 sq. ft. of gross area. A minimum of 150 sq, ft. per bed area designed specifically for outdoor use.