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HomeMy WebLinkAbout0934 , . '. . RESOLUTION NO. 934 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ~RCADIA GRANTING A CONDITIONAL USE PERMIT FOR A RETIREMENT HOTEL AT 753 WEST DUARTE ROAD. WHEREAS, on February 23, 1976, P & K Investment Company filed an application for a retirement hotel, Planning Department Case No. C.U.P. 76-6 on the property commonly known as 753 West Duarte Road, more particularly described as follows: Lot 126 of Tract 2731 in the City of Arcadia, Co~ty of Los Angeles, State of California, as recorded in Book 33, page 29 of Maps, in the office of the County Recorder of said County. . WHEREAS, a public hearing was held on said matter on March 23, 1976 at which time all interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1. This Commission finds that: 1. The granting of a conditional use 'permit as herein- after provided will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. 2. The use appli~d for at the location indicated is properly one for 'which a conditional use permit is authorized. 3. The site for the proposed use is adeq~ate in size I .~ and shape to accommodate said use including all ykrds, parking, loading, landscaping and other features required to adjust said -1- 934 . . . .' . 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 re~sons, subject to approval of the City Council, this Commission grants a conditional use permit for a retirement hotel 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. 76-6 and applicable regulations of the Arcadia Municipal Code. 2. A modification shall be granted to allow the porte cochere to protrude into the IS-foot required front yard setback. 3. Fire protection shall be provided to the satisfaction of the Fire Chief. 4. Said plans shall comply with Fire Zone 1 regulations. 5. An additional fire stairwell shall be provided in a location satisfactory to the Fire Chief. 6. A six-foot high wall shall be provided adjacent to the residentially zoned properties to the north and west and either a six-foot high wall or fence shall be constructed along the remaining westerly property line. -2- 934 ~ . . . . 7. Balconies on the second floor shall have a minimum vertical clearance of 14 feet 6 inches above the driveway or be removed. 8. Signs shall be located as permitted in the C-2 zone and the total area of all signs shall not exceed one square foot for each lineal foot of building frontage on the street (as per Resolu- tion 3597'. 9. All landscaped areas shall comply with Code and plans shall be submitted to the Planning Department for its review and approval. A f.our-foot wide landscaped area shall be provided adjacent to the east side of the building and a 16-foot wide driveway shall be permitted. 10. Final plans shall be submitted to the Planning Commis- sion for approval as to plot plan layout, architectural treatment, wall treatment, landscaping and signs. SECTION 4. The Secretary shall certify to the adoption of this resolution and shall cause a copy 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 Planning Commission of the City of Arcadia held on the 13th day of April, 1976, by the following vo~e: AYES: Commissioners Clark, Coghlan, Huddy, Kuyper, Perlis Reiter, Hegg NOES: None ABSENT: None ATTEST: II JtJ!i&lji!J~// Secretary ~/~M~~ I Cha~rman\ dQ 934 -3- - ____ I . . . March 23, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: C.U.P. 76-6 753 WEST DUARTE ROAD APPLICATION This application was filed on February 23, 1976 by P & K Investment Co. and proposes to construct a retirement hotel at 753 West Duarte Road. LAND USE AND ZONING . The subject site contains vacant and zoned C-2 & D. property ~s commercial. approximately 32,847 square feet, is The General Plan designation for this Properties to the north are zoned R-3 and developed with apart- ments and a condominium. Properties to the east are zoned C-2 & D and developed with a bank, office and post office, ~espectively. Properties to the south across Duarte Road are zoned C-2 and developed with the Hinshaw's parking lot. Properties to the west are zoned C-2 & D and R-3 and developed with a vacant lot and multiple family dwellings. (See attached land use and zoning map.i PROPOSAL The applicant is proposing to construct a 27,648 square foot, 60 room, retirement hotel for ambulatory, well people. The building would be two stories, 25 feet in height and 138 feet in length. The first floor would contain 22 guest rooms, a lounge, offices, recreation room, dining room, kitchen, sewing and laundry room, beauty shop, employees' lounge, examination room and utility and storage rooms. . The second floor would consist of 38 guest rooms, lounge and storage facilties. . . C.U.P. 76-6 2 . The guest rooms would contain an average area of 165 square feet excluding bathroom and closet area. Each room would have its own private bath. Many of the rooms would have patios and balconies (4 feet by 9 feet). An outdoor courtyard would be located in the middle of the building and contain 1,518 square feet. A whirlpool would be situated to the rear of the hotel in an enclosed building. Twenty-four parking spaces would be provided to the rear of the building and would be served by a 20-foot wide driveway off of Duarte Road. A loading area 'isproposed to be located in the driveway at the northeast corner of the building. The trash area will be inside the building. A 7-foot wide planting strip is located along the,northerly property line and a 5-foot landscape area along the westerly property line. Resolution 3597 governing the design overlay for said property requires a 15-foot setback. from Duarte Road. . A circular driveway with apprte cochere is located in the front setback to allow for the loading and unloading of passengers. Planting would also be located along the northerly portion of the building. A 2-foot planting area is shown along the westerly side of the therapy pool. The applicant has indicated that the facility averages 1.32 persons per room or approximately 79 people. The applicant proposes to have central dining with no individual kitchen facilities. Rooms will be furnished, however, people may use some of their own furniture, if they sO,desire. ANALYSIS The Planning Department does not have any standards, particularly in regard to parking, for either a retirement facility or a hotel. Staff contacted the following cities regarding parking standards for hotels, board and care facilities and boarding houses and received the following information: Alhambra - Hotel and convalescent facilities - one for every 400 square feet. Apartments- 2 per unit. The City is willing to negotiate on parking if cause can be shown. . Covina - Apartments - 2 per unit. No requirements for hotels or board and care, however, these uses are handled by conditional use permit. . e- C.U.P. 76-6 3 . Beverly Hills - Hotels - one per guest room. Duarte* - Hotels - one per room to to 40 plus one for each 2 guest rooms after the first 40. Fullerton* - Rest homes - one per 3 guest rooms (rest homes include ambulatory senior citizen facilities). Glendale* - Hotel - one per guest room. Board and care - one per every 3 beds. Long Beach* - Residential and retirement hotels - approximately one per 3 units (do not have any actual standards, but this is what they have been approving). Los Angeles .Ci ty - Hotels - one space per guest room up to 39, plus one additional space for each 2 guest rooms in excess of 30, but not exceeding 60, then one for each 3 guest rooms. ion senior citizen facilities, they have been granting modifications of 25% of what is required. Pasadena* - Hotels - one per guest room. Boarding house - one per 2 rooms. . San Gabriel* - Board and care - one per 3 beds. State of California Licensing Board - No parking requirements. Whatever city requires and allows is deemed adequate. Board and care facilities or residential care facilities must have minimum room size of 100 square feet for one person and 140 square feet for 2 persons. West Covina* - Convalescent facilities - one per 2 beds. Housing Urban Development - Retirement facilities and convalescent faci11ties requ1re parking of 30 percent of total units, e.g., 60 units x 30% - 1& spaces. *These qities felt that the parking requirements they had for senior citizen facilities were more than adequate and that study had shown that few elderly people drive their own car and rely extensively on other modes of transportation (i.e., friends, public transportation, etc.). The Planning Department also contacted several retirement hotels and guest homes and obtained the information in Attachment "A". . Staff visited four sites which the applicant has constructed within the past couple of years and noted the following: . e C.U.P. 76-6 4 . Woodland Park Woodland Hills Beverly Carmel* Burton Way,L.A. Carmel I Olympic Blvd. Los Angeles Carmel II Olympic Blvd. Los Angeles NO. of Units 80 III 74 No. of People 90 50+ 75 Available prkg. 52 62 49 No. of Cars in 6 10 12 Parking Area (9:30 a.m.) (10:30 a.m.) (11:30 a.m.) Room size 165 sq. ft. 165 sq. ft. 165 sq. ft. Average Age 70+ 70+ 70+ of Resident 74 80 49 12 165 sq. ft. 70+ *Built within last six months. The applicant has complied with the design overlay requirements with the following exceptions: . 1. No building nearer than 20 feet to the westerly property line. 2. Subject property shall be screened from properties to the north and west by a 6-foot high decorative block wall. 3. Ten-foot wide planting area be provided adjacent to the full length of the walls. 4. That Lots 745-805 be developed as a unit and as one building site. Condition 4 no longer applies to the properties involved since the Crocker Bank was built at 7'45 West Duarte Road. Staff believes the intention of Condition 1, above, was to provide a 20-foot wide buffer between commercial property at 805 West Duarte and the residential property directly to the west. . Resolution 3597 requires a 10-foot wide planting area be provided adjacent to the walls. Staff feels the 7-foot planting buffer along the northerly property line and the 5-foot planting along the westerly portion of the parking area is adequate. However, an R-3 residential unit requires a 10-foot side yard setback and staff feels that the 10-foot required setback should be maintained for this residential facility. The plans show a 5-foot landscaped side yard. The Fire Department, in . e C.U.P. 76-6 5 . reviewing these plans, noted that this 5-foot landscape area could cause problems with emergency exiting. Therefore, the Planning Department recommends that a 5-foot planting area be provided and that the remaining 5, feet be paved to allow for adequate passage to and from the building. A 6-foot high block wall exists along approximately one-third of the northerly property line; another third has a 6-foot high grape stake fence and the remainder of the northerly property line is abutted by a garage structure which also abuts a portion (approximately 46 'feet) of the westerly property line. A masonry wall exists along the easterly portion of the lot. The Arcadia Municipal Code req.,uires that "where a parking area ,sides or rears on a residential zone, a solid ornamental masonry wall 6 feet in height shall be installed." Staff believes that such a wall should be installed and that either a fence or wall be continued down the westerly property line. The 2-foot wide planting area adjacent to the whirlpool room does not meet Code; a 3-foot planting area is required. The loading area presently designated in the driveway area should be relocated so as to avoid possible interference with vehicle traffic. '. The balconies located on the second floor over the driveway should have a minimum vertical clearance of 14 feet 6 inches from the finished grade of the driveway. The property is in Fire Zone 1 and must comply with all the building regulations for that Fire Zone which include all exterior walls must be of masonry or concrete construction. The Fire Department will require an additional fire exit on the second floor near the northeast corner of the building which would allow for safer exiting from the hotel for those people in rooms along the easterly portion of the building. The Planning Department considers this facility an appropriate use for the site. It is within walking distance to the Hub Shopping district, medical services and bus lines. However, the Planning Department recommends that parking should be a minimum of one space for every 2 rooms. Onstreet parking is not close to this facility and one space for every 2 rooms should allow adequate parking for residents, visitors and employees. . The Planning Commission should note, however that there is no way this facility can be restricted to senior citizens only. Pursuant to the provision of the California Environmental Quality Act, the Planning Department reviewed the proposea conditional use permit and determined that the proposal would not have a significant effect on the environment. A Negative .. . c.n.p. 76-6 6 . Declaration has been prepared and filed for this conditional use permit. The Planning Commission in its approval or denial of the proposed conditional use permit must make the determination that the proposed conditional use permit would or would not have a substantial adverse impact on the environment. RECOMMENDATIONS The Planning Department recommends approval of C.U.P. 76-6 subject to the following conditions: I. That a modification be granted to allow the porte cochere to protrude into the l5-foot required front yard setback. 2. Fire protection shall be provided to the satisfaction of the Fire Chief. 3. That said plans shall comply with Fire Zone 1 regulations. 4. That an additional fire stairwell be relocated at the northeast corner of the building and subject to the approval of the Fire Chief. . 5. That a 6-foot high wall be provided adjacent to the residentially zoned pro~erties to the north and west and that either a 6-foot high wall or fence be constructed along the remaining westerly property line. 6. That the balconies on the second floor have a minimum vertical clearance of l4 feet 6 inches above the driveway or be, removed. 7. That the parking be provided on a ratio of one parking space for every two guest rooms. 8. That the loading space be relocated on the lot to an area which would not interfere with vehicle traffic. 9. That a 10-foot side yard setback be provided adj acen-t to the westerly side of the building. 10. That signs shall be located as permitted in the C-2 zone and that the total area of all signs shall not exceed one square foot for each lineal foot of building frontage on the street (as per Resolution 3597). . 11. That all landscaping areas comply with code and such plans be submitted to the Planning Department for its review and approval. . . . , . . . C.U.P. 76-6 7 12. That final plans be submitted to the Planning Commission for approval as to plot plan layout, architectural treat- ment, wall treatment, landscaping and signs. DLB/at Attachments . . . NO. of No. of No. of Available No. of Residents Average Room Average Age Employees RoOIllS Residents Parkinq Driving Cars Size* of Residents per Shift Casa La Villa Range Pasadella 59 68 ? 6 , 224 sq. ft. ' 40-97 12 Euclid Villa Pasadella 48 38 none none 192 sq. ft. Mid 80's 5 Frances Ann Retirement Range Villa 9 15 on-street none ? 59-94 Pasadella Ave.mid 80's 2 . Hill=est l1anor Pasadena 9 14 3 none ? 70's 2 Mountain vi.ew Pasadena 11 6 ? none 144 sq. ft. 75-93 2 Acacia Inn 30-35% Pasadena 60 60 30 18 people ? 82 ? Prospect Manor So. Pa"adena 50 99 ? very few 132 sq. ft. over 60 15 Casa Bonita 126 sq. ft. to Glendale 106 96 35-45 6 165 sq. ft. 78 11 Atherton Baptist 250 sq. ft. . Alhambra 60 46 12 .10 (unfurnished) 78 ? Singing Oaks Guest Home Monrovia 44 14 40+ 1 ? 80 5 :x- rt Primrose Guest House rt PI Monrovi'a 6 6 none non.e ? 88 1'" (J Broadview Retirement Glendale 90 90 30 ? 180 sq. ft. 75-80 15-20 Eleven Oaks Retirement = Monrovia 40 40 12 9 varies 70' 5-80' s 9 *Furnished, but may bring own furniture. . , ~r n"J~-I~~ 1'''1.'... .-.... ..."""....l .. . ,w" ';., ',,'I, " " ~, . ~1-;;1~~ ~~~" ~~ f~ ~' ."-.1:..._ .~ ~~ ,'~ 0;.' r~'-'- ""] .. ,,- -,~ , . .. . . '" r -"~ ~'. . . ,', I t t samuel wacht associates. a.l.a. architects' engineers' planners 11818 wil.hire boulevard 10. angeles. california 90025 (213) 477.4267 879-0046 February 23, 1976 The City Planning Commission Arcadia City Hall 240 West Huntington Drive Arcadia, California 91006 Re: Proposed 60 room residential hotel 753 West Duarte Road Arcadia, California Gentlem.en: . During the past ten years ny firm has been responsible fOT the design of a substantial number of residential hotels. During this period of time we have become aware of certain statistics re- garding the use and operation of these facilities. Therefore, on behalf of the applicants' request for approval of the above project, 1 hereby state the following to be true, to the best of my knowledge: 1. Parking - maximum parking use at any peak time has averaged one car per 3 rooms, including parking for guests, visitors and employees 2. Average age of residents - 75 years. (Most do not drive) 3. 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