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HomeMy WebLinkAbout0528 )0'. . ,/ . . cD / ~ . RESOLUTION NO. 528 r rf" ::P F'F' r1 01 .J n n 1. . I" ..-, 'J I! I I ,"" I - . " ' , ~j:1. . \. . - ~ . , , ." t. . ',' /' ~ .. ,,' ~,., r/ A RESOLUTION OF THE CITY PLANNING ~ \FD:,L_::i~- L_i~~:>() ,~' COMMISSION OF THE CITY OF ARCADIA, j. . ~~ - - l, CALIFORNIA, RECO~NDING THE GRANTING-'--'- -- - . OF A SPECIAL USE PERMIT FOR THE CONSTRUCTION AND OPERATION OF AN ANIMAL HOSPITAL AT 111 AND 121 EAST FOOTHILL BOULEVARD IN SAID CITY. WHEREAS, there was filed with this Commission on the 24th day of June, 1964, the application of Alonza E. cady, Jr., as pur- chaser, for a special use permit for the construction and operation of an animal hospital on property located at 111 and 121 East . Foothill Boulevard in the City of Arcadia, County of Los Angeles, State of California, more specifically described as follows: A portion of the east 161.67 feet of the South 159,58 feet of Lot 3, Block 90, of the Santa Anita Tract, except the southerly 25 feet thereof as recorded in Book 34, pages 41 and 42, Miscellaneous Records of Los Angeles County; and, WHEREAS, after due notice as required by the Zoning Ordi- nance of said City, a public hearing was duly held on the matter by and before this Commission on the 14th day of July, 1964, which hearing was duly continued to JUly 28, 1964, at both 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, HEREBY DETERMINES AND RESOLVES AS FOLLOWS: . SECTION 1. That subject site is located on Zone C-2 property. It has 80,84 feet of frontage on Foothill Boulevard, is 134,58 feet deep and contains approximately 10,8)0 square feet. That the Flood Control Channel is located linmediate1y east of the subject property beyond which exists property being considered for in Zone C-1-D. That property across Foothill Boulevard -1- 528 v' \ ,< . . . to the south is in Zone C-2 and developed with a service station. That property directly to the west is improved with a service station and property i~nediate1y to the north is in Zone PR-1 and is improved with a single family house. That suo"ect site being located on a busy arter'ia1 highway and betNeen a flood control channel and a mU1tipurnp gasoline station has existing buffers on three sides. The fourth buffer as proposed by applicant consists of a parldng area within the subject site. SECTION 2. That there are exceptional circt@stances applicable to the property and to the intended use of property that do not apply generally to the property or class of use in the . same zone or vicinity. That the granting of such special use will not 'te materially detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located. That such special use is necessary for the preservation and enjoyment of a substantial property' right of the applicant possessed by othel' property' in the same zone and vicinity and the granting of such spec:ca1 use permit will not adversely aiTect the comprehensive general plan, SECTION 3. For the foregoing reasons, this Commission reco~nends to the City Council that a special use permit be granted to permit the construction and operation of an animal hospital upon the aoove described property upon the follow-lng conditions: . -2- 528 .... ..- . . . Small Animal Hospitol July 14, 1964 Poge Three The Planning Deportment, therefore, recommends that special use opplication V-64-IO be opproved subject to complete complionce with the following conditions of approval: I. Construct a six foot high decorotive masonry wall along the west property I ine from the porte-co-chere to the rear property line; a six foot high decorative masonry wall along the north property line for its entire length; 0 six foot high decorative masonry wall along the east property I ine running from the north property I ine southerly to a point where it reaches an imaginary extension line of the north line of the building. NOTE: Wall heights shall be measured from adjoining properties and shall in no case be less than 5 ft. 6 in. when measured from within the site at random points adjacent to the wall. 2. Install, plant and maintain a 3 ft. wide planting strip adjacent to the decorative masonry walls to be constructed on the east and west property lines. 1f~f;'3. ./ Install, plant and maintain a 5 ft. wide planting strip adjacent to the wall to be constructed on the north property line. . 4. Install, plant and maintain all other outdoor areas not shown an plot plan as paving. 5. Separate all planting areas from paving bearing vehicular traffic by a 6 inch concrete curb. 6. Install a permanent underground sprinkler irrigation system far all planting areas. 7. Submit complete landscape planting and sprinkler irrigation plans prepared by a registered landscape architect as part of the working drawing package. 8. Submit grading and drainage plans to be approved by the Department of Pub.lic Works as part of the working drawing package. 9. Include in the working drawings the following revisions: B. Stucco surface over concrete block of building or a decorative, colored concrete block approved by the Planning Department. One door opening only on north wall of building,such door and jam to be constructed of materials and installed in a manner approved by the Engineering Department. No glass or- other openings shall be permitted in this wall. No openings of any sort on the west building woll. No openings from the rear half of the building on the west wall of the structure. That the north wall of the raised portion of the building shall be .w:>lid rather than. rlass . . I"lDlt: All doors and wlnaows to be constructed In a manner approved by the Engineering Department with sound proofing being the objective. A. . C. D. E. -3- . ..... ..., a_ . . Small Animal Hospital July 14, 1964 . Page Four 10. All outside illumination of the building and/or parking area shall be shielded and directed away from neighboring properties. II. There shall be a front yard of not less than 5 feet. 12. Water services shall meet with the standards set forth in the Uniform Plumbing Code. 13. All mechanical equipment or outside storoge shall be located at the immediate rear of the building and be screened by a 5 ft. high solid block wall. 14. Driveway aprons shall be constructed to conform to City Standard No. 148 and with minimum width of 20 ft. 15. Driveway and parking lot paving shall conform to Section No. 1318. J of City Ordinance No. 1239. 16. Parking stalls sholl be minimum 9' x 20' in size and provided with concrete wheel stops and 025 ft. wide turning radius area. . 17. Construct full parkway width sidewalk and install tree wells to satisfaction of the Department of Public Works. 18. Remove and reconstruct existing displaced curb to satisfaction of the California State Highway Department and the Department of Public Works. 19. Existing manhole on westerly side of property shall be raised to a grade to conform to driveway apron construction and meet approval of the Department of Publ ic Works. 20. One sign not to exceed 40 sq. ft. shall be located flush against the front of the building. 21. Complete working drawings in substantial compliance with the approved revised plot plan shall be submitted within a 6 months period of the approval of such variance. Such plans shall be approved by the Planning Deportment prior to the issuance of a building permit. 22. The City Planning Commission shall reserve the right without necessity of further notice of hearing to make minor modifications 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. PLANNING DEPARTMENT . ~ ,1J1~~o ERNEST MAYER, JR. Senior City Planner -4- .... ~ . ..1 . . . 23, No :cenne1 operation shall be permitted. 24. No boarding, breeding nor grooming of animals except for the safety and health of the anirrla1s. 2~. Household pets only shall be cared for. 26. No an~nal noises at the rear property line shall be permitted. 27. All animals shall be housed within the building. SECTION Lf. 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 11 tl1 day of August , 1964, by the fO,llowing vote: AYES: NOES: Commissioners Ferguson, Go1isch, Kuyper, Turner and Norton Commissioner Parker ABSENT: Commissioner Hao'~ :,.~ ~ ;:' C airman ATTEST: Secretary . -5- 528 , . . . ," . . July 29, 1964 TO: CITY ATTORNEY FROM: PLANNING DEPARTMENT SUBJECT: REGULATIONS TO BE INCORPORATED IN RESOLUTION - ANIMAL HOSPITAL - 111-121 E. FOOTHILL BOULEVARD. The following should be incorporated in the resolution as recommended requirements: 1. No kennel operation permitted 2. No boarding ) 3. No breeding ) Except for the safety and health of the animals 4. No grooming ) 5. Care of household pets only 6. No animal noises at rear property line 7. All animals shall be housed within the building. WILLIAM PHELPS, Planning Director ma ~- .. . . . . . July 14, 1964 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: SPECIAL USE PERMIT APPLICATION V-64-IO SMALL ANIMAL HOSPITAL - FOOTHILL BOULEVARD APPLlCA nON The application filed in the name of Alonzo E. Cady, Jr., seeks a special use permit to allow the cvnstruction of a building designed to be used for small animal hospital purposes. The building is proposed to be located at 111 and 121 East Foothill Boulevard. SUBJECT SITE & SURROUNDING LAND USE The subject site is located on the north side of Foothill Boulevard on Zone C-2 property. It has 80.84 ft. of frontage an Foothill Boulevard, is 134.5B ft. deep, and contains approximately 10,850 sq. ft. The Flood Control Channel is located immediately east of the subject property beyond wh ich exists that property being considered for placement in Zone C-l-D. The property across Foothill Boulevard to the south is in Zone C-2 and developed with a service station. The property directly to the west is improved with a service station. Properties further west across Highland Oaks Drive are improved with offices and shops. The property immediately to the north is in Zone PR-1 and is improved with a single family house. PROPOSED DEVELOPMENT The following data describes the physical charocteristics of the proposed site development. I. BUILDING - A. Floor Area - 2578 sq. ft. B. Land Coverage - 24% C. Building Height - 16 ft. maximum D. Materials - Concrete block exterior walls E. Uses - Waiting, rc;lOin, recep,tion room, office, examination rooms (2) X-ray room, laboratory, surgery room, treatment room, ward rooms (2), isolation room, attendants roam, and miscellaneous serv ice space. -}- .' . . ." Small Animal Hospital July 14, 1964 . Page Two F. Setbacks- 5 ft. front yard. 7 ft. side yard on east side 20 ft. side yard on west side except for porte-co-chere extens ion on part of building 2. PARKING- 14 parking spaces (10' X 19') serviced by an 18 ft. wide driveway and 22 ft. wide turning radius area. ANALYSIS The application is for a special use permit because it is one of those unusual uses which possess special and unique characteristics, thereby making it impractical to be automatically included in any of the classes of use enumerated in the various zones. In processing this application two major considerations were explored: . A. Permissiveness of zoning ordinance. B. Compatibility with surrounding area. In reference to permissiveness, section 9275.1.25 of the Arcadia Municipal Code allows Veterinary Hospitals and Clinics as a special use in zones C-l, C-2, C-3, C-M, M-l, ond M-2. The subject property is presently in Zone C-2 and therefore is permitted if its existence is compatible with the other uses in the area. In reference to compatibility, there appear: no problems which may not be quite simply overcome. The most common objection to this type of use is generated by barking or howl ing animols. The animal hospitol on Santa Anita is a prime example. Unlike this animal hospital, however, the subject development proposes to house all animals within the structure. The subject site, in addition, being located on a busy arterial highway and sandwiched between a flood control channel and a multipump gasoline station has existing buffers on three sides. The fourth buffer coosisting of a parking area within the subject site is proposed by the applicants on the north portion of the property. In summary, the Planning Department considers the use of this unique property entirely appropriate for a small animal hospital because of the following reasons: . A. All animals to be housed indoors. B. The spatial buffing areas that exist on all sides of the proposed use. C. The construction of an attractive building on an heretofore vacant lot. -2- ~ .=-=-=:-:. . I. ,. . . . July 28, 1964 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: V - 64 -.10, SMALL ANIMAL HOSPITAL - III - 121 EAST FOOTHILL BOULEVARD This applicatian requests permission to construct a building and use the property for a small animal hospital. The subject property is located in Zone C-2 which basically permits this use, providing it will not have any deleterious effects on the adjoining property. Unlike a variance application, the burden of proof is on the City rather than on the applicant. From the Staff's viewpoint, we cannot find any valid evidence to support the neighboring property owners' viewpoint that this use will generate noise in excess of noise that could be generated by existing businesses, or those types of businesses automatically permitted in Zone C-2. A review of Zone C-2 permitted uses, i. e., garages, plumbing shops, tinsmiths, used car sales, newspaper publishing, printing shops would, in the Staff's opinion, be more objectional from a possible noise and appearance viewpoint than the proposed small animol hosp i ta I. The Staff has checked with officials of Ontario, Covino and Anaheim and received the following answers to questions: ONTARIO Q. A. Q. A. Was the use automatically permitted? No. It was permitted by variance in Zone C-2. Hove there been any complaints since it became operative? There were many people opposed to the use, but since the building has been constructed and used there has not been any complaints. What conditions of approval were imposed:? I. Air conditioning. 2. No odor or noise. 3. Household pets only. 4. Kennel operations not permitted. 5. The use was designated as a small animal hospital only for the medical and surgical care of small animals. 6. No boarding of animals was permitted. 7. Breeding and grooming was permitted only as may be necessary for the health and welfare of the animal. Q. A. - I - -. .. :.. . . . . . . v - 64 - 10 July 28, 1964 Page Two Q. How long has the use been operative? A. One year. ANAHEIM The building was constructed in the unincorporated area prior to annexation. It has been in existence sometime. There have been no complaints. It is an attractive building. COVINA The use was permitted by a conditional use permit. It has been in existence 3-1/2 months. There have been no complaints. It is a beautiful building with all operations enclosed in the building. Breeding, boarding, grooming medical and surgical care are permitted. Based on the existing zoning, the specific location of the proposed use, the history of similar uses in other cities, this Department can only recommend approval, subject to the following conditions: 1. The noise level measured at the property lines shall not exceed forty (40) decibels. 2. The use shall be limited to the care of household pets only. In addition to these two conditions, the original conditions of approval are also recommended. PLANNING DEPARTMENT Jt/~fM, WILLIAM PHELPS, Planning Director WP:ma ~--.J