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HomeMy WebLinkAbout0485 I > . . . RESOLUTION NO. 485 A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE DENIAL OF A ZONE VARIANCE TO PERMIT THE CONSTRUCTION OF A FORTY-SIX UNIT EIGHT-STORY APARTMENT BUILDING AT 504 AND 508 WEST HUNTINGTON DRIVE IN SAID CITY. WHEREAS, there was filed with this Commission on April 29, 1963, the application of Ralph F. and Margaret E. Er1ingheuser, as owners, for a zone variance to permit the construction of a forty- six (46) unit eight (8) story apartment building on property located at 504 and 508 West Huntington Drive in the City of Arcadia, de- . .,'..'f:;.. '. I ,o<f.'~ " ',- i,~~~)]:f 'I:";' ':. \ _~~ .': ~<:- : :r:.;\:. .I.I-.:, ;L:7~~,,": ~..~':l:i. ". rr,' "" . .,' ~; WHEREAS, after notice duly given as required by the zonin~{'I.t,~';:: ' Ordinance, a public hearing was duly held on the matter by and be-:.:~.:t\;:;. , , ~rl II" ",- fore this Commission on the 14th day of May, 1963, which hearing was~~~]\.~~,.. ", /. ,~ duly continued to May 28, 1963, again continued to June 11, 1963, :i~,. ~l~' \, l~ ' and again continued to June 25, 1963, at which times all interested ',)'~'~.' ' parties were given a full opportunity to be heard and to present 'f~~~< ',..'.'y r~;jJ, ': scribed as follows: The northerly 354.89 feet of Lot 19 and the northerly 208.93 feet of Lot 20, Tract No. 2828, per map recorded in Book 33, page 63, of Maps, records of Los Angeles County; and, evidence; NOW, THEREFORE, THE CITY PLANNING COMMISSION DOES HEREBY DETERMINE AND RESOLVE AS FOLLOWS: . SECTION 1. That subject property has a total frontage on Huntington Drive of 187.10 feet and an area of approximately 47,600 square feet with Lot 19 being 343 feet deep and Lot 20 being 212 feet deep. That subject property is in Zone C-O and D. That Zone C-O permits professional office buildings of four (4) stories or forty- five (45) feet in height. That a special permit from the City Council - is required by Section 8130.17 of the Arcadia Municipal Code for -1- 485 v' . Itr" 'II" . . apartment structures more than two (2) stories high. That there are . no exceptional or extraordinary conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties or classes of use in the immediate vicin- ity and in the same zone. That the granting of the requested variance would be injurious to properties and improvements in the zone or vicinity in which the property is located. That a study of the de- scribed area indicates this location is not appropriate for buildings exceeding in height the basic height limitation presently applicable to subject property. That to permit one building to be eight (8) stories would set an undesirable precedent in this area and accord subject property an advantage not enjoyed by adjacent properties. . That the requested variance is not necessary for the preservation or enjoyment of a substantial right of applicant possessed by other property in the same zone or vicinity. SECTION 2. That for the foregoing reasons, this Commis- sion recommends to the City Council of the City of Arcadia that a variance to permit the construction of a forty-six (46) unit eight (8) story apartment building on the above described property be denied. 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 9th day of JUly , 1963, by the following vote: . AYES: Commissioners Forman, Hanson, Kuyper and Ferguson NOES: ABSENT: Commissioner Parker Commissioners Golisch and Norton ATTEST: ~-{;.<~V>-~ ~~7' -&.4-_ airm / { -2- 485 . . . . . NOTICE OF PUBLIC HEARING BEFORE THE ARCADIA CITY PLANNING COMMISSION WHEREAS, MIKE T. VALLONE, the owner of the real property located within the City of Arcadia, California, and hereinafter described has filed with the Planning Commission of the City of Arcodia, 0 petition requesting 0 zoning variance .e:IS follows: Lots 6, 7, 8, 9, 10 and 11, Tract No. 2828, Map Book 33, Records of Los Angel es County. The above property is commonly known as 614, 620, 624, 630, 634, 642 West Huntington Drive. The applicant requests a Zone Variance to permit the construction of a 200 unit- eight-story apartment building on property in Zone CO - D, NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, May 14, 1963, at the hour of 8:00 o'clock P. M., in the Council Chamber of 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 persons particularly interested, and the public generally, to be heard on all matter~ concerning said voriance. Doted: May 3, 1963 PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA BYP~~ WILLIAM PHELPS Secretary of Arcadia Planning Commission " , +-// " . . . .May 1.0, 1963 TO: PLANNING COMMISSION FROM: PLANNiNG DEPARTMENT SUBJECT: ZONE VARIANCE APPLICATION V-63-18 614-620-624-(>30':'9:34-642 West Huntington Drive APPLICATION This is the application of Mike T. Vallone, owner of the subject property, requesting a zone variance to permit: A. Construction of an eight story opartment building approximately 190 ft. in height. The Code limits the height of buildings in this area to two stories or 35 feet. B. Construction of this apartment building with a density ratio of one dwelling unit per each approximately 1150 sq. ft. of lot area. Two thousand sq. ft. of lot area for each dwelling unit is presently required. . C. These structures consists of two "V" shaped buildings. Eoch building will have 0 length of approximately 400 lineal feet. The maximum building length limitation in Zone R-3 is 160 lineal feet. No building length requirement prevails in Zone CO. SUBJECT PROPERTY AND PROPOSED DEVELOPMENT The subject property consists of Lots 6,7, 8, 9, 10 and II, Tract No. 2828 and commonly known as 614, 620, 624, 630, 634 and 642 West Huntington Drive. The lots in total have a frontage on Huntington Drive of 408.72 feet and an orea of 229,000 sq. ft. The average depth of the lots is approximately 537 feet. The appl icant proposes to develop on these lots a 200 dwell ing un it I'lpartment building consisting of four wings of eight stories each. Of the four hundred parking spaces req~ired, 328 are provided in a two level subterronean garage, with the balance of 72 provided as open spoces to the reor of the site. The plans indicate that approximotely 35,000 sq. ft. of the total lot area or 16% is covered by buildings with a majority of the remaining land in recreation and planted areas. The buildings are shown to setback 50 ft. from .the front property line, 40 ft. from the side property line and 180 ft. from the rear property I ines at their closest points. . The applicant proposes to develop luxury units with typical areas ranging from 0 minimum of 1337 sq. ft. for 0 two-bedroom unit to 0 maximum of 2207 sq. ft. for 0 unit with two bedrooms and 0 den. . . . V-63-18 Page Two ZONING AND SURROUNDING LAND USE The subject property is in Zone C-O and D which permits professional office buildings or twa and one-half stories in height and requires a front yard of ten ft. no side yord and a rear yard of 30 ft. The property could alsC) be developed exclusively for multiple dwelling residential purposes per existing R-3 Zone Regulations. The property abutting the subject property in a southerly direction is in Zone R-3 and already substantially improved with apartment developments. The two lots ,di'rectly west of the subject property ore in Zone C-O and D. and are improved with small apartment dwellings. It is likely that these will be removed and the property redeveloped in the near future. Beyond these two lots there exists the C-2 Zone lots which front on Baldwin Avenue and ore improved with a variety of retail uses. . The property across Huntington Drive immediately north of the subject property is owned by .the Turf Club and is used for parking lot purposes. I The property east of the subject property to La Cadena is in Zone CO and D and is improved with a Medical Center, single-family residential uses awaiting redevelopment ond two apartment buildings. CONCLUSIONS AND RECOMMENDATIONS , The site for this development has been part of an'orea in transition for yeors. It has not developed when in R-3 or Zone C-O. The area appears to require, due to its unusual physicol location across the street from the race track, additional stimu,lus to develop property. The recently published preliminary budget for 1963-64 makes the following meaningful statement, "How much longer the $1.10 tax rate (recommended for twelve consecutive years) moy be maintained is 0 question we are unable to answer at this time; however, it is our opinion that the rate can be main- tained only if the asse$sed valuation of the City is increased through the addition of new structures to the tax roll and sales tax revenues are increased as a result of added retail soles". Recent studies of typical suburban tax base properties conducted throughout the United States have reveoled that no other use exceeded the tax potential of IU!<lJry apartment developments and that multi-story luxury unit porticularly can provide more than twice as much tax revenue as any suburban land use without a proportiontJt. -'increase. in services. . . " . . . . V-63-1" Page 'Three If buildings of this height were not unusual in Arcadio the Planning Department would not hesitate to recommend that they be approved subject to strict development controls. However, because th is appl i- cotion does propose to construct buildings which in effect would be a variation from post development policy the Department recommends that the case be referred to the Zoning Committee. In addition, it is recommended that prior to final action on this case that the Zoning Committee also report to the Commission the status of the Height District Map which is being prepared by the Staff. Respectfu II y subm i tted, PLANNING DEPARTMENT WILLIAM PHELPS, Director n By ~y~~~ Senior Plonner . . " > . . . May 10, 1963 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: ZONE VARIANCE APPLICATION V - 63 - 16 504 - 508 WEST HUNTINGTON DRIVE APPLICATION This is the application of Dr. Ralph F. Erlingheuser, owner of the subject property, requesting a zone variance to permit: A. Construction of an eight-story aportment building approximately 88 ft. in height. The . Code limits the height of buildings in this area to two stories or 35 feet. B. Construction of said apartment building with a density ratio of one dwell ing unit per each 1000 sq. ft. of lot area. Two thousand square feet of lot area for each dwelling unit is presently required. The building is shown to :set back fifty feet from the front property line, twenty-seven feet from the . interior side property I ine, twenty-five feet from the La Cadeno Avenue Slide property line, The applicant proposes to develop luxury dwelling units with typical areas of 1040 square feet for one bedroom units, 1470 square feet for two bedroom units and 1740 square feet for three bedroom units. ZONING AND SURROUNDING LAND USE The subject property is in Zone CO- ond D which permits professional office buildings of two ond one-half stories in height and requires a front yard of ten feet. No interior side yard is required except that on a street side the side yard required is ten feet, and a rear yard of thirty feet. The property could also be developed exclusively for multiple dwelling residential purposes according to the present R-3 Zone regulations. The property abutting the subject property in a southerly direction is in Zone R-3 and unimproved, except for single-family dwellings further south to Fairview Avenue, there are existing apartment developrrents, The property to the west is in Zone C-O and 0 and except for a medical center, and four lots with apartment buildings is improved only with single-family dwelling units awaiting re-ijlevelopment. The property across Huntington Drive immediately north of the subiect property is owned by the Turf Club and is used for parking lot purposes. . , /6' , V-63-16 Page Two . . . The property east of the subject property across La Cadena Avenue is in Zone C-O and 0 and is improved with a mixture of single-family uses owaiting transition, speciol uses, i.e., Convalescent Homes, ond apartment units. SUBJECT PROPERTY AND PROPOSED DEVELOPMENT . -.. . The subject property consists of portions of Lots 19 and 20, Tract No. 2828, commonly known os 504 and 508 West Huntington Drive. The lots together have a total frontage of 187.10 feet and a total lot area of approximately 47,600 sq. ft. The average depth of lot 19 is approximately 343 ft. while Lot 20 has an average depth of approximately 212 feet. The applicant proposes to develop on these lots a 47 dwelling unit apartment building consisting of a singler eight -story tower structure approximately 88 feet in total height. Of the 94 porking spaces required, 69 are provided in a subterranean garage while the remaining 25 are provided as open spaces above grade. The plans indicate that approximately 13,400 sq. ft, of the total lot area of ;47,600 sq. ft, or 28% is coverec by building' above the first story. The major portion of the balance of the property is in recreation and planting areas. . CONCLUSIONS AND RECOMMENDATIONS The site for this development hos been part of an areo in transition for years. It has not developed when in R-3 or Zone C-O. The area appears to require, due to its unusual physical location across the street from the race track, additional stimulus to develop property. The recently published preliminary budget for 1963-64 makes the following meaningful statement, "How much longer the $1.10 tax rate (recommended for twelve consecutive years) may be maintained is a question we ore unable to answer at this time; however, it is our opinion that the rate can be moin- tained only if the assessed valuation of the City is increased through the addition of new structures to the tax roll ond sales tax revenues are increased as a result of added retail sales". Recent studies of typical suburban tax base properties oonducted throughout the United States have revealed that no other use exceeded the tax potential of lu,,!ury apartment developments and that multi"'Story luxury units particularly can provide more than twice as much tax revenue as any suburban land use without 0 proportionate increase in services. . . .V-63-1€> Poge Three If buildings of this height were not unusual in Arcadia the Planning Department would not hesitate to recommend that they be approved subject to strict development controls. However, because this appli- cation does propose to construct buildings which in effect would be a variation from past development policy the Department recommends that the case be referred to the Zoning Committee. In addition, it is recommended that prior to final action on this case that the Zoning Committee olso report to the Commission the status of the Height District Map which is being prepared by the Staff. Respectfully submitted, PLANNING DEPARTMENT WILLIAM PHELPS, Director n By ~y~~\r Senior Planner . . . . . ,~ . . NOTICE OF PUBLIC HEARING BEFORE THE ARCADIA CITY pLANNING COMMISSION WHEREAS, RALPH F. AND MA~ARET E. ERLlNGHEAUSER, the owners of the real property located within the City of Arcadia, C-.1lifornia, and hereinafter described has filed with the Planning Commission of the City of Arcadia, a petition requesting a zoning variance as follows: The northerly 354.89 feet of Lot 19 and the northerly 208.93 feet of Lot 20, Troct No. 2828, Mop Book 33, poge 63, ;records of Los Angeles County. The property is commonly known as 504 and 508 West Huntington Drive. The applicant requests a zone vorionce to permit the construction of 0 forty-six (46) unit - eight (8) story aportment building on property in Zone CO-D. . NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, May 14, /963 at the hour of 8:00 o'clock P.M., in the Council Chamber of the City Hall, 240 West Huntington Drive, Arcadio, Colifornia, said Plonning Commission will hold 0 public heoring on the question of soid proposed variance, and an opportunity will be afforded to persons particularly interested, and the public generally, to be heard on all matters con cerning variance. Dated: May 3, 1963 PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA Byti/~~ WILLIAM PHELPS Secretary of Arcadia Planning Cammission