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RESOLUTION NO. 94,5
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA GRANTING A CONDITIONAL
USE PERMIT FOR A CHURCH AND DAY CARE CENTER
AT 121 ALICE STREET.
WHEREAS, on July 12, 1976, Loren Phillips and Associates,
on behalf of the Arcad1.a Presbyterian' Church, filed an application
for a church,day'care center and-related church facilities, Planning
Department Case 110. C.U.P, 76-15 on the, property commonly known
as 114-134 Genoa Street, 57, 121-145 and 112-134 Alice Street and
700-706 and 810 So~th First Avenue, niore particularly described as
WHEREAS, public hearings were held on said matter on
July 27, 19'76 and August 10, 1976 at which time all interested
persons were given full opportunity to be heard and to present
evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF TIlE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
SEC'rION 1. That the factual data submitted by the Plan-
ning Department in the attached staff report is true and correct.
SECTION 2. Th1.s Commission finds that:
I. The grant1.ng of a'conditional use permit as herein-
after provided will not be detrimental to the public health or
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welfare or injurious to the property or improvements in said zone
or vicinity.
2. The use applied for at the location indicated is
properly one for which a conditional use permit is authorized.
3. The site for the proposed use is adequate in size
and shape to accommodate said use, including all yards, parking,
loading, landscaping and other features required to adjust said
use with the land and uses in the neighborhood~
4. The site abuts streets and highways adequate in
width and pavement type to carry the kind of traffic generated
by the proposed use.
5. The granting of such conditional use permit will not
adversely affect the General Plan.
6. The use applied for will not have a substantial
adverse impact on the environment.
SECTION 3. That for the foregoing reasons, subject to
approval of the City Council, this Commission grants a conditional
use permit for a church and day care center upon the following
conditions:
1. The property shall be improved and maintained in
accordance with the plans which are on file in the subject
Case No. C.U.P. 76-15.
2. Landscape buffers and walls shall be provided in
all parking lots, except for the parking area at 145 East Alice
Street, as per Sections 9262.3.15 and 9262.5.1.1.
3. A landscape and irrigation plan shall be submitted
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to the Planning Department for its review and approval.
4. The unimproved area around the counseling center at
700 South First shall be landscaped and irrigated and said plans
shall be submitted to the Planning Department for review and approval.
5. All parking spaces shall be hairpin striped as per
Section 9262.3.8.
6. Wheel stops shall be provided as per Section 9262.3.9.
7. A trash enclosure shall be provided as per Section
9255.2.17.
8. Lighting standards in the parking areas shall not be
more than 15 feet in height and shall be directed away from the
adjoining residential properties.
9. The play area and front yard at 57 Alice shall be
cleared of all weeds and debris.
10. All outside materials at 57 Alice shall be removed or
stored inside a building.
11. Planting shall be provided underneath the tree at
57 Alice and a landscape plan submitted to the Planning Department
for its approval.
12. The play yard north of the educational building shall
be enclosed by a 6-foot high masonry wall.
13. Enrollment at the child care center shall be subject
to State approval, but not to exceed 84 children.
14. Seventeen-foot radius corner cut-offs shall be
dedicated at the southeast corner of Genoa Street and First Avenue,
at the northeast and northwest corner of Alice and First Avenue.
15. Existing driveway aprons not to be used on First
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. Avenue, Genoa Street and Alice Street shall be closed. Sidewalk
shall be constructed on Alice Street with the exception of the
property at 57 Alice in accordance with City Standards.
16. Grading and drainage plans of the proposed parking
lots shall be submitted for approval of the Director of Public
Works.
SECTION 4. The Secretary shall certify to the adoption
of this re$olution and shall caupe a copy to be forwarded to the
City counc:l.l of the City of Arcadia.
I HEREBY CERTIFY that the foregoing resolution was
adopted at a regular meeting of the Planning Commission held on
the 10th day of August, 1976, by the following vote:
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AYES:
Commissioners Coghlan, Hegg, Huddy, Kuyper,
Perlis, Reiter, Clark
NOES: None
ABSENT: None
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ATTEST:
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Secretary
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August 10, 1976
TO: PLfu~NING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: c.U.P, 76-15
57, ll2-l34 and 121-145 ALICE STREET
114-134 GENOA STREET
700-706 and 810 SOUTH FIRST AVENUE
APPLICATION
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This application was refiled on July 30, 1976 by Loren Phillips
and Associates on behalf of the Arcadia Presbyterian Church and
re~uests a conditional use permit for the Arcadia Presbyterian
Church, related parking and church buildings, and a child care
center.
LAND USE fu~D ~ONING
The subject site comprises the properties at 700-706 and 810
South First Avenue. 57, 112-134 and 121-145 Alice Street, and
114-134 Genoa Street. The properties are zoned c-2 (700-706
and 801 First), c-2 H (57 Alice), PR-3 (114-120 Genoa and 112-
118 Alice) and R-3 (122-134 and 121-145 Alice and 124-134 Genoa)
and are developed with the Arcadia Presbyterian Church and
related buildings, parking areas, 6 single-family homes which
are to be removed and 3 vacant lots.
Properties to the north are zoned c-2, c-2 H. PR-3
developed with mixed residential uses and offices,
to the east are zoned R-3 and developed with mixed
dwe 11 ings .
and R-3 ancl
Properties
residential
Properties to the south are zoned c-2 and developed with
commercial and residential uses. Properties to the west are
zoned C-2 Hand R-3 Hand developed with mixed commercial and
residential uses. (See attached Land Use and Zoning Map.)
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c,u.P, 76-15
2
PROPOSAL AND ANALYSIS
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The applicaht is proposing to expand the parking area for the
existing church at 121 Alice Street. The church, youth center
and child care center do not have a conditional use ~ermit.
The church was moved to this location in 1934. In 1960 and
1961 a new church, educational hall and sanctuary were con-
structed. The youth center at 57 Alice was constructed in 1941
with improvements made in 1954 and 1956, The child care center
is located in the educational building north of the sanctuary.
This application will include the church and all related
buildings, parking and child care center.
The subj ect site contains a "t"otal area of ZZ5, 754 square feet
(5,18 acres). Building area totals 40,689 square feet. The
maximum occupancy of the church and adjacent hall is 1,500
people.
The vacant lot north of the educational building is proposed
to be enclosed by a wood fence and used as a play yard for the
church's child care center. The center has a State license
permi tting 54 children and o,perates Monday, Tuesday, Thursday
and Friday. The proposed indoor play area would allow 159
children. However, the outdoor play area restricts the number
to 84. The, Arcadia Municipal Code requires that play
areas be enclosed by a 6-foot high masonry wall. Staff feels
that the close proximity of the play yard to the street and
proposed parking area necessitates a masonry wall.
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The youth center at 57 Alice contains 1,940 square feet. An
enclosed play area is located north of the building, This
play area has weeds growing in the paved area and along the
perimeter. The wall surrounding the play yard is damaged at
its southeast corner and should be repaired.
Material is stored on the concrete slab on the west side of the
building. Outside storage is not allowed in the c-2 zone and
this material should be removed. There is no grass or l,nd-
scaping underneath the tree. Concrete pieces are in the front
yard and should be removed, The paved area east of the building
has a driveway for access. Two signs posted on the property
state "Private Parking, Arcadia Presbyterian Church." Wood
wheel stops are located along the westerly portion of this area
and within the play area. Landscaping buffers and walls should
be located adjacent to this area if it is used as parking to
screen the parking from the adjoining streets. Also the area
should be striped for parking. Landsc~ping should also be
placed in the area between the existing play area wall and the
First Avenue sidewalk if the play area is to be used for parking
purposes.
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C.U.P. 76-15
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Parking lots are presently located at 132-134 Genoa, 122-134 and
145 Alice. The parking areas contain 194 spaces.
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The applicant is prop6sing to e~pand and redesign the parking
lots at l22-l34 Alicel and 132-134 Genoa. The new parking lot
on Alice will have 300 feet of frontage on this street. The
property at 810 South, First will be incorporated into this new
parking area; 127 parking stalls will be located in this new lot,
Ingress will be frOm two drivew~ys off of Alice ane egress
will be from one driveway on First.
The new park~ng lot on Genoi w~ll bave 373 feet of street
frontage and contain 107 parking spaces. Access will be from
two driveways off of Genoa,. No improvements are proposed for
the two parking lots which will remain on the north side of
Alice. There Will b~ a total o~ 284 parking spaces in all the
lots. 'r
The Planning Department believes that parking lots in a
residential zone shoU:ld comply with the parking requirements
for a commercial zone in regard to size, marking, landscaping,
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buffers, walls, etc. '
The new parking areas will have a 5-foot landscape buffer and
a 3- fo,ot high wall between the parking areas and adj a,cetJ. t streets.
The existing lot at 145 Alice does not have a wall or landscape
buffer. If a wall and 5-foot buffer were required. two parking
spaces would be eliminated. However, 5 taff does believe that
this requirement should be complied with.
The interior landscaping of the redesigned lots exceeds the
minimum 3 percent required by Code for commercial parking lots.
A 6-foot high block wall separates the parking areas from
adjacent commercial and residential property. Code requires a
S-foot landscape ~uffer between parking areas and residentially
zoned property. The appl icant has complied wi th this regulation
except for the exi'sting parking lot at 145 Alice. Staff
feels that this requirement should also be complied with.
The proposed spaces meet Code requirements with the exception of
hairpin striping.
Lighting exists in the present parking lots and is proposed
on the new plans. The Planning Department would recommend that
this lighting be directed away from the adjoining residential
properties.
There is no trash enclosure for the church and t,rash bins are
out in the open.
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C.U.P. 76-15
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The Planning Department believes the use of the,se properties
for a church and related parking would be compatible with
adjoining properties and would be an improvement for the area.
Pursuant to the provision of the California Environmental
Quality Act, the Planning Department reviewed th~ propos~d
conditional use permit and determined tl1at the proposal would
not have a significant effect on the environment. A Negative
Declaration has been prepared and filed for this project.
The Planning Commission in its approval or denial of the
proposed conditional use permit must make the determination
that the proposed project would or would not have a substantial
adverse impact on the environment.
RECOMMENDATION
The Planning Department recommends approval of C.U.P. 76-15
subject to the folluwing conditions:
1. Conditions as outlined in the attached report from the
Department of Public Works shall be complied with to the
satisfaction of the Director of Public Works.
2, Plans shall substantially comply with those on file in
the subject case.
3. Landscape buffers and walls shall be provided in all park-
ing lots, as per Section 9262.3.15 and 9262.5.1.1.
4. A landscape and irrigation plan shall be submitted to the
Planning DepaTtment for its review and approval,
S. The unimproved area around the counseling center at
700 South First shall be landscaped and irrigated and said
plans shall be submitted to the Planning Department for
review and approval.
6. All parking spaces shall be hairpin striped as per Sec-
tion 9262.3.8,
7. Wheel stops shall be provided as per Section 9262.3.9.
8, A trash enclosure shall be provided as per Section 9255.2.17,
9. Lighting standards in the parking areas shall not be more
than 15 feet in height and shall be directed away from the
adjoining residential properties.
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C.U.P. 76-15
5
10. The play area and front yard at 57 Alice shall be cleared
of all weeds and debris.
11. All outside materials at 57 Alice shall be removed or
stored inside a building.
12. Planting shall be provided underneath the tree at 57 Alice
and a landscape plan submitted to the Pianning Department
for its approval.
13. The play yard north of the educational building shall be
enclosed by a 6-foot high masonry wall.
14. Enrollment at the child care center shall be limited to
84 children.
15. If the property at 57 Alice is used for parking, the follow-
ing requirements should be complied wi th:
a. A 5-foot wide landscape buffer and 3-~00t high wall
shall be located between the parking areas and the
adjoining streets. The landscape plans shall be
submitted to the Planning Department for its review
and approval.
b. Parking spaces shall be s~riped as per Section 9262.3.8.
c. Wheel stops shall be provided as per Section 9262.3.9.
DLB/at
At,tachments
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August 5, 1976
TO: PLANNING DEPARTMENT
FROM: DEPARTMENT OF PUBLIC WORKS
SUBJECT: C.U.P. 76-15--121 Alice Street--Arcadia Presbyterian Church--Revised Plans
Plans for the proposed development have been reviewed and this Department recommends
the following condition$ of approval:
1. Dedicate 17 ft. radius corner cut-offs at the southeast corner of Genoa
Street and First AVE!nue, at the northeast and northwest corner of Alice
and First Avenue.
2.
Close existing drivE!way aprons not to be used on First Avenue, Genoa
Street, and Alice Street; and construct sidewalk on Alice Street in
accordance with City Standards, including a handicap ramp at the north-
west corner of AlicE! and First,.
3.
Submit grading and drainage plans of the proposed parking lots for
approval of the Diuctor of Public Works.
ad;/f~
CHESTER N. HOWARD
Director of Public Works
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