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HomeMy WebLinkAbout0468 " / / , o . . RESOLUTION NO. 468 A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE GRA.IiTING OF A ZONE VARIANCE FOR THE CONSTRUCTION OF A TEMPLE AND RELIGIOUS SCHOOL AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND SECOND AVENUE IN SAID CITY. THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, DOES DETERMINE AND RESOLVE AS FOLLOW: SECTION 1. That there was filed with this Commission on the 26th day of November, 1962, the application of the Foothill Jewish Temple Center, as owner, signed by Frank Ac~erman as presi- . dent, for a zone variance to permit the use for a temple, religious school and required parking area of the property at the northwest corner of Foothill Boulevard and Second Avenue in said City of Ar- cadia, County of Los Angeles, State of California, specificia11y described as follows: Lot 5, Block 90, Santa Anita Tract, as shown on map recorded in Book 34, pages 41 and 42, Miscellaneous Records of said County. That after due notice as required by the Zoning Ordinance of said City, a pUblic hearing was duly held on the matter by and before this Corr~ission on the 8th day of Janua~, 1963, which said hear- ing was continued to January 22, 1963, at which times all interested persons were given a full opportunity to be heard and to present evidence. . SECTION 2 That on November 25, 1958, pursuant to appli- cation theretofore filed and a public hearing duly held after proper notice, this Commission adopted its Resolution No. 318 wherein and whereby it recommended a granting of a variance for -1- 468 v , ~. ~ . . . the construction and operation of a temple and religious school on the above described property except the northerly 175 feet thereof. That on January 6, 1959, the Arcadia City Council adopted its Reso- 1ution No. 3092 granting a zone variance, upon the conditions there- in specified, to permit the use of all of the above described prop- erty except the northerly 175 feet thereof for the construction and operation of a temple and religious school. That said variance was upon application duly made twice extended, said variance having ex- pired on July 6, 1960. SECTION 3. That on August 1'7, 1961, applicant filed another application requesting a variance to use the northerly por- tion of subject property for a temple, religious school and required . parking area, with the temple to be located upon the northerly por- tion of the property adjacent to Sycamore Avenue. That by Resolu- tion No. 425 adopted October 10, 1961, this Commission recommended denial of said requested variance and the City Council of the City of Arcadia by Resolution No. 3435 adopted November 21, 1961, denied the requested variance for reasons therein specified. SECTION 4. That subject property is rectangularly shaped, with 286 feet of frontage on Foothill Boulevard and Sycamore Avenue and 580 feet of frontage on Second Avenue, with an area of 3.8 acres. That the Foothill Boulevard frontage to a depth of 135 feet is in Zone C-2, the next 75 feet northerly thereof being in Zone PR-l, . and the re~aining 370 feet up to Sycamore Avenue being in Zone R-l. That since the first variance was sought by applicant concerning subject property as aforesaid, the Foothill Junior High School has been placed in operation. The northwest corner of Foothill Boule- vard and Second Avenue has been developed and placed in operation as a shopping center, a bridge has been constructed on Sycamore -2- 468 , . . ... Avenue over the Santa Anita Wash, and Sycamore Avenue and Second Avenue have been curbed and the pavement widened to give better access to the area. SECTION 5. That there were no protests against the vari- ance requested in the within proceedings; on the contrary some prop- erty owners in the immediate vicinity affirmatively supported the present request. That subject property is the only property within the block abutting the north side of Foothill Boulevard that extends northerly to Sycamore Avenue. That the entire portion of the other properties within the block abutting the north side of Foothill Boulevard are zoned for and may lawfully be used for commercial pur- poses and parking incidental thereto, whereas only a portion of . applicant's property may be used for commercial and parking pur- poses, the balance thereof being restricted to single family resi- dential purposes, although applicant's property comprises but one lot or parcel of land. That the commercial development on the northeast corner of Foothill Boulevard and Second Avenue extends appreciably further north than the commercial zoning applicable to subject property. That the variance as hereinafter granted is therefore reasonably necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by other property in the smne zone and vicinity. That the intended use of applicant's property for a temple and religious school which is a use permissible in Zone R-2 is an exceptional circumstance appli- cable to the intended use thereof that does not apply generally to . the use or class of use in the same zone or vicinity. That the granting of the variance as hereinafter provided will not be materi- ally detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicnity in which the prop- erty is located; that the granting of such variance will not adversely -3- 468 ! . . 4It affect the comprehensive general plan. That the public welfare and convenience reasonably require the granting of the variance, and upon the conditions hereinafter set forth such a variance will not be inconsistent with good planning practice, nor with the pres- ent or prospective development of the neighborhood in which the property is located. SECTION 6. That for the foregoing reasons, this Commis- sion recommends to the City Council that a variance be granted to permit the construction and operation of a temple and religious school and off-street parking incidental thereto on the above de- scribed property upon the following conditions: a. Final plans for the improvement of subject property . shall be submitted to the Planning Department and approved by the Planning Commission within one year after approval of the variance by the City Council. Such final plans shall be in substantial com- . pliance with the plot plan submitted by applicant but as hereby re- quired to be changed, shall include complete working drawings and specifications and shall ,include complete landscaping, irrigation and drainage plans. Such final plans shall, before approval by the Planning Commission, comply with all applicable city regulations and with all conditions imposed by the within variance, except that the height limitations applicable under the zoning ordinance may be in the C-2 Zone onl~ exceeded;to the extent shown on the scaled elevations submitted by applicant and hereby approved. b. A five foot strip parallel and adjacent to the ~ro- posed block wall on the west property line shall be shown on the final plans and throughout the use of the variance shall be main- tained as a landscaped area commencing 135 feet north of the south- erly property line of subject property and extending northerly to the northerly line thereof. Sidewalks shall be installed on Foothill oulevard, Second Avenue and Sycamore Avenue. . -4- 468 8 . . c. The drainage of subject property including the parking lot shall be subject to the approval of and approved by the Depart- ment of Public Works. d. The north five feet of the property with a 20 foot corner radius at Second Avenue shall be dedicated for Sycamore Ave- nue and a 20 foot corner radius shall be dedicated at Foothill Boule- vard and Second Avenue. , sidewalks e. All walls, landscaping/and parking areas shall be in- stalled concurrently with the construction of the first phase of the development of the property. f. All parking lot lights shall be indirect hooded and . directed away from the residential areas. g. The improved portion of the westerly driveway shown on the plot plan shall be no less than 25 feet wide at any point, with a 35 foot wide approach at Foothill Boulevard. No other en- trance to or exit from subject property shall be provided from or to Foothill Boulevard other than by way of Second Avenue. h. All driveways on Second Avenue shall be at least 25 feet wide. i. The variance shall be not operative until all plans hereinbefore specified shall have been approved by the City Plan- ning Commission as hereinbefore provided. The plans for any improve- ments, construction of which is not commenced within one year after the variance becomes operative and completed within 18 months after the operative date of the variance, shall be submitted or resubmitted tt to the City Planning Commission and shall be approved or re-approved by the City Planning Commission prior to the issuance of any build- ing permit therefor. j. The City Planning Commission shall reserve the right, without necessity of further notice or hearing, to make minor -5- 468 . . . . . modifications of any of the foregoing conditions, if such modifi- cation will achieve substantially the same results and will be no mo~e detrimental to adjacent properties or improvements than will the strict compliance with said conditions. SECTION 7. The Secretary shall certify to the adoption of this resolution and shall cause a copy of the same to be for- warded 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 COITUnission held on the d:ellCe day of January , 1963, by the following vote: AYES: Corrulliaslon2rs Ferguson, Goliscl1, Kuyper, PaL'ke i' and Forman . NOES: None ABSENT: Co~nissioner8 ~ichler ATTEST: Secretary . -6- 468 ~ . (}.,,;e c..1!- ~~L .~:> ~t"-,<-y~ a-./t ~' 3- 3 ~ q I ~I ~ ~~ ::'V~ J;/~.-n'" Q'H,<l~AJ;~~-" l . . January 16, 1963 . TO: Planning Department FROM: Department of Public Works SUBJECT: Jewish Community Center - Traffic The Department of Public Works has reviewed the traffic pattern on the plot plan for the proposed Jewish Center at Foothill Boulevard and Second Avenue. We offer~~~~~ll~ng comments and suggested ~.J.t~ 'S! ~ _ blc)L<W€~ 1 - that no left turns be al wed lnt Foothill Boul~-a a propriate signs pr~~rs. condi trns: C'- , ~<P"nttU..- -<la vm'lays on e installed by the 2 - Westerly driveway should be constructed with a 35 foot wide approach at Foothill Boulevard, and be 25 feet wide as it passes through the property. This will provide ample width for two-way traffic. T41~ .:tI.~Lt::r.Ly U4':'vG.;ay 6'R FQQtb.{11 Eel:tleVaFG,(~RB~' driveways on Second Avenue should be a minimum of 25 feet wide. . 3 - 4 - It would be desirable to have the parking lot at the South- east corner of the property designated for staff parking only because of its proximity to the general offices of the facility. Works CEL/FFF/fn . . . . (P .u~, \l ",. t._ f \2~:Y -> o .1 9- , 1 I' . . . January 4, 1963 v ~, r::) ( I, C 3S TO: PLANNING COMMISSION '; A .- ,~." " FROM: PLANNING DEPARTMENT (: . \ ,~ SUBJECT: V-62-13 FOOTHILL JEWISH TEMPLE CENTER This report is about the variance application submitted by the Foothill Jewish Temple Center. The application states that the proposed use of the property between Sycamore Avenue and Foothill Blvd. on the west side of Second Avenue is for Temple and religious schaal purposes. However, the plot plan submitted with the application also snows a substantial portion af the building to be used far a gymnqsium. SITE: The property is rectangularly shaped with 286 feet of frontage on Foothill Boulevard and Sycamore Ave, and 560 feet of frontoge on Second Avenue. It hus on area of 3.8 acres. ZONING The Foothill frontage to a depth of 135 feet is in Zone C-2 (which permits churches), follawed by a 75 faot strip in Zone PR I. The remaining 370 feet up to Sycamore Avenue is in Zone R-1. HISTORY On Jonuory 6, 1959, Resolution No. 3092 gronted 0 voriance for 0 temple and religious school on the southerly portion of the subject property with the Sycamore Avenue frontage to a depth of 170 feet remaining for R-I uses. Two time extensions each for six months were also granted. On July 6, 1960 the variance expired. On August 17, 1961, the Terrp Ie representatives submitted another variance application for the subject property proposing a similar use of the land but with the buildings in different locations. The Temple was proposed to face Sycamore Ave. and the Foothill property was to be reserved for commercial purposes. This application was denied. LAND USE ANALYSIS The Planning Department report of September 20, 1961, in part stated "since this property was originally considered by the Commission the Foothill Junior High School has been placed in operation ond Ralph's Grocery has opened on Foothill Blvd. east of Second Ave. A bridge has been constructed on Sycamore Ave. over the Santa Anita Wosh and Sycamore Avenue and Second Avenue have been curbed and the pavement widened to give better access to the area. On the east side of Second Avenue, opposite the proposed use, are three single-family dwellings. Along Sycamore Avenue, east of Second Avenue, are eight more single-family dwellings. All of these structures appear to be in good condition and have considerable economic life remaining as single-family structures. Of these dwellings, the three on Second Avenue would be more likely to hove their environmental qualities affected by the construction of not only the proposed use, but by the construction of almost any structure other than single family. ~ . . I. '. . . V-62-13 January 3, 1963 Page Two Immediately to the west of the subject property ore three lots. These lots ore 375 feet deep. On the front portion are constructed single-family dwellings. Again, these dwellings oppeor to be in goad structural condition and have considerable economic life remaining. The bock end of these lots could best be developed by extending a street westerly from Second Avenue across the subject property. The development of the subject property as proposed by the applicants will preclude this possible development of the rear parts of the lots described above. SycClmore Avenue and Second Avenue are both local streets. They were designed to principally provide occess to residential properties and to provide local traffic service. Even though these streets can and in some cases do carry other than local traffic, such traffic movements should be discouraged. If this community type structure were constructed, more traffic would be attrocted to thE oreo and thereby reduce the residential qual ities of the oreo. Directly opposite the subject property is the new Juniar High School. There is little doubt that this proposed use would be compatible with the school, as well as with the new supermarket. " Essentially, there has been little chonge in the areo since that last report. However, it should be emphasized that the variance appl ication should be evaluated on its effect on the overall area despite the campatibil ity with the School and Supermarket. PLOT PLAN REVIEW The plot plan submitted with the application is not detailed enough for specific analysis, i.e., in terms of scale dimensions, etc. However, ins sufficient for the identification of the concepts involved in the proposed development, i.e., the locotion of all the buildings and the various activities proposed On the site. This building appears to be divided providing spoce for 0 sanctuary with 325 seats; a social hall and gymnasium with lockers and showers, a youth lounge, classrooms, a day nursery, a kindergarten room, kitchens, 0 stage, 12 additional classrooms, 0 chapel with 50 seats; and quarters for a custodian. Other portions of the site show space allocated for play oreas, service yards, parking area, landscaped buffer areas, and a swimming pool. PARKING The plan shows 153 off street parking spaces. The zoning ordinance requires for churches, I parking space for eoch eight seats. In this case for the church activities alone 43 parking spoces would meet the code requirements. A more realistic parking ratio (number of seats to parking spaces) from a planning viewpoint for Arcodio should be I to 3 or 4 based on the overage family size of 3 to 4 ""hie!;' prevails in Arcadia. Using this standard far the church activities (sanctuary and chapel areas only) 93 to 125 parking spaces would be a more acceptable standard. Because of the complexity of the site development and the number of activities proposed it is conceivable thot even this standard would not provide adequate off street park ing. OTHER SITE CHARACTERISTICS The periphery of the site on three sides indicates buffer areas wide enough to provide planting areas which could help to screen these activities on the site from the neighboring properties. A block wall is proposed on the west boundary of the site. Additional buffer area should be provided adjacent to the praposed wall on the wes t property line. . . . ,; \ '. V-62-13 January 3, 1963 Page Three . . RECOMMENDATIONS The Planning Department recommends that the variance application not be approved because the activities proposed an the site being unlike those customarily associated with a church makes the use of thi$ property too intensive in relation to the surrounding R-I area in terms af traffic, off- street parking and noise from the proposed activities which may well be scheduled for weekends, evenings, etc. However, if the Planning Commission decides to approve this application the following conditions of approval should apply: I. The Final plans which shall include complete working drawings, and specifications, including landscaping, irrigation, droinage plans shall be submitted to and approved by the Planning Commission. These plans sholl be in substantial compliance with the approved plot pion. 2. A five foot strip of land parallel to the proposed block wall on the west property line shall be shown on the Final plans os 0 landscaped area from a distance of 135 feet north of Foothill Baulevard. 3. The drainage of the property including the parking lot shall be to the satisfaction of the Department of Publ ic Works. 4. The narth Five (5) feet of the property with a 20 foot corner radius at Second Avenue, be dedicated for Sycomore Avenue and a 20 foot corner radius be dedicated at Foothill Boulevard and Second Avenue. 5. All walls, landscaping and parking areas be installed concurrently with the construction of the first phase of the development of the property. 6. All parking lot lights shall be indirect hooded, and directed away from the residential areas. 7. The variance not to be operative until complete plot plans, building plans and elevat ions hove been submitted to and approved by the Planning Commission which sholl be within'ane yeadrom:"the date of the ,ten,tative,approvo! of the project by the City Council" Site work sholl not commenc'e until a building permit has Qeen issued. ~ Planning Director " . . . January 16, 1963 TO: MESSRS. NICKLIN AND LORTZ FROM: PLANNING DEPARTMENT SUBJECT: FOOTHILL JEWISH TEMPLE CENTER Replaces Conditions No. I and 7. I. The variance shall not be operative until complete plot plans, bui Iding plans and elevations which shall include complete working drawings and spa;:ifications, landscaping, irrigation and drainage plans/have been submitted to the Planning Department..and approved by the Planning Commission, which shall be within one year fr~m the date of the tentative approval of the project by the City ,Council. Ttse plans sholl be in substantial compliance with the opproved plot plan. \ A. The following conditions of approval are those recommended to the Planning Commission by the Planning Department in the Staff Report of January 8, 1963: . I. The final plans which shall include complete working drawings, and specifications, including landscaping, irrigation, drainoge plans shall be submitted to and approved by the Planning Commission. These plans shall be in substantial compliance with the approved plot plan. 2. A five foot strip of land parallel to the proposed block wall on the west property line shall be shown on the final pi ans as a I andscaped area from a distance of 135 feet north of Foothill Boulevard. 3. The drainage of the property including the parking lot shall be to the satisfaction of the Department of Publ ic Works. 4. The north five feet of the property with a 20 foot corner radius at Second Avenue, be dedicated for Sycamore Avenue and a 20 foot corner radius be dedicated at Foothill Boulevard and Second Avenue. 5. All walls, landscaping and parking areas be instolled concurrently with the construction of the first phase of the development of the property. . . . I. ~ .. . . 2. 6. All parking lot lights shall be indirect hooded, and directed away from the residential areas. 7. The variance not to be operative until complete plot plans, building plans and elevations have been submitted to and approved by the Planning Commission which shall be within, one year from the date of the tentative approval of the project by the City Council. Site work shall not commence until a building permit has been issued. B. In addition to these conditions, we would recommend the following conditions: 1. That sidewalks be installed on Foothi II Boulevard, Second Avenue, and Sycamore Avenue. Such sidewalks to be installed concurrently with Phase One construction and to the sstisfaction of the Department of Publ ic Works. 2. That the points of egress and ingress for automobiles to enter and leave subject site parking areas be to the satisfaction of the Traffic Engineer, Department of Publ ic Works. 3. That construction on Phases One and Two be started within six months after the variance becomes effective and that said construction shall proceed uninterruptedly until both phases of construction are completed. ti/ ~/r? {/l/~ WILLIAM PHELPS Planning Director WP:EM:ma , . . . . NOTICE OF PUBLIC HEARING BEFORE THE ARCADIA CITY PLANNING CQMMISSION WHEREAS, FOOTHILL JEWISH COMMUNITY CENTER OF TEMPLE BETH ISRAEL, the owner of the real property located within the City of Arcadia, California, and herein- after described has filed with the Planning Commission af the City of Arcadia, a petition requesting a zaning variance as follows: Lot 5, Block 90, Santa Anita Tract, os shown on map recorded in Book 34, pages 41 and 42, Miscellaneous Records of Las Angeles County. The above property is located at the Northwest corner of Foothill Boulevard and Second Avenue. , ., The application requests a zone variance to use the property for 0 temple and religious school and automobile parking area. . NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, Janllary 8, 1962, at the hour of 8:00 o'clock P.M., in the Council Chamber of the City Hall, 240 West Huntington Drive, Arcadio, California, said Planning Commission will hold a public hearing on the question of said propased variance, and an opportunity will be afforded to persons particularly interested, and the public generally, to be heard on all matters concerning said variance. Dated: December 26, 1962 PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA BYP/~~ WILLIAM PHELPS, Planning Secretory .