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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.
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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
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.~ and shape to accommodate said use including all ykrds, parking,
loading, landscaping and other features required to adjust said
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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.
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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
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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
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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.
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The second floor would consist of 38 guest rooms, lounge and
storage facilties.
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C.U.P. 76-6
2
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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.
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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.
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Covina - Apartments - 2 per unit. No requirements for hotels or
board and care, however, these uses are handled by conditional
use permit.
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C.U.P. 76-6
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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.
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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".
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Staff visited four sites which the applicant has constructed
within the past couple of years and noted the following:
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C.U.P. 76-6
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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:
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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.
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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
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C.U.P. 76-6
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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.
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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.
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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
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c.n.p. 76-6
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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.
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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).
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11. That all landscaping areas comply with code and such plans
be submitted to the Planning Department for its review
and approval.
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C.U.P. 76-6
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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
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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
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rt Primrose Guest House
rt
PI Monrovi'a 6 6 none non.e ? 88 1'"
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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.
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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:
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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. Proposed parking (20 spaces)will be more than adequate for
a 60 room residential hotel. .
(V'e:y_ t,r:r7[4f3' I r
Qt'LCl/L fid;[; ~
JSamuel Wacht, A.I.A.
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