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RESOLUTION NO. 702
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ARCADIA. DENYING A CONDITIONAL
USE PERMIT FOR A CONVALESCENT FACILITY AT
634-650 WEST HUNTINGTON DRIVE.
'WHEREAS, on 27 April 1970 Glenn Thomason filed an applica-
tion for a conditional use permit, Planning Department File No.
C.U.P.-70-4, for the use of property at 634-650 West Huntington
Drive for a convalescent facility; and
WHEREAS, a public hearing was held on said matter before
the Planning Commission on 12 May 1970 at which time all interested
persons were given full opportunity to be heard and to present
evidence.
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NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The subject site consists of four lots, Lots
4, 5, 6, and 7 of Tract No. 2828; each lot having a single family
dwelling fronting Huntington Drive. There are twelve dwelling
units on the four lots in addition to several accessory buildings.
The subject site is zoned C-O and D with the exception of the
southerly 80 feet of lots 4 and 5 which are zoned R-3, north of
the ,site is the Santa Anita Race Track in zone R-l, with apartments
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to the east and south of the site in zones C-O and D and R-3;
mixed commercial establishments are west in C-2 zone. The applicant
proposes to construct a 182 bed convalescent facility. The area
of the proposed site is approximate:hy 147,600 square feet, with
the proposed building's floor area totaling approximately 52,125
square feet,.
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SECTION 2. The Commission finds that there is insufficient
evidence to establish that the proposed facility is essential or
desirable to the public convenience or welfare or that it would be
harmoniously adjusted to the surrounding uses.
SECTION 3. That for the foregoing reasons this Commission
denies a conditional use permit as requested by the applicant.
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 held on the 9th
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day of June
, 1970, by the following vote:
AYES: Commissioners Erickson, Kuyper, Lauber, Parker, Cahill
NOES': Commissioners Livingston, Reiter
ABSENT: None
ATTEST:
/s/ 0JJ< flL~
Secretary
N~A.~
.ha rman
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702
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PLANNED UNIT DEVELOPMENT
DISTRICTS (P.U.D.)
A, Purpose.
The purpose of the regulations set .forth h3..rein is to
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provi4e for the establishment and control oTA~lanned Unit.
Developments. The intent is to encourage well-planned develop-
ments by providing the means for greater creativity and flex-
ibility in environmental design than is provided under the strict
application of the zoning ordinances while at the same time
promoting and preserving the public interest, health, safety,
welfare, and property values.
B.
Development Criteria.
In order to achieve the purpose, a planned unit development
shall be considered within the context of the City's general
plan and shall be subject to the standards and requirements set
forth as follows:
1. Single Ownership. All of the land proposed for inclusion
within a planned unit development shall be under a single
ownership.
2. Size of Land Area. The land proposed to be developed shall
contain a minimum of
acres.
3. Permitted Uses. All uses in the underlying zone with which
the P.U.D. district is combined shall be permitted in the
combined zone.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.)
4. Design Criteria. The planned residential unit development
shall be designed to achieve the following design criteria:
(a) Its overall plan should be comprehensive, embracing
both land and buildings and their interrelationship, and
should attain a whole, three-dimensional concept.
(b) In relation to the scope and complexity of the
development its size should be such as to effect an integral
land-planning unit and to provide for adequate open spaces,
circulation, off-street parking and pertinent development
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amenities.
(c) Developments should be well related to existing and
planned land use and circulation patterns on adjoining
properties and should not constitute a disrupting element
with regard to the character of adjacent neighborhoods or
communities.
(d) The layout of structures should effect a conservation
in street and utility improvements.
(e) The internal street system should not be a dorr,inant
feature in the overall design. It should, however, be
designed for the efficient and safe flow of vehicles
without having a disruptive influence on the activities
and functions of the common areas and facilities.
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(f) Park and recreational area and facilities should be
located adjacent to all dwelling units or easily accessible
thereto.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.)
(g) The various community facilities should be grouped
in places well related to the open spaces and easily
accessible to pedestrians. They should be made the focal
points for the overall design of the development.
(h) Architectural unity and harmony within the development
and with the surrounding community should be attained as
far as possible.
5. Site Coverage. Common open space shall comprise at least
% of the planned unit development.
6. Common Open Space. Every owner of a dwelling unit or lot
shall own as an appurtenance to such dwelling unit or lot
an undivided interest in the common open areas and
facilities. The plans shall contain provisions to guar-
antee the maintenance of common open areas in a first-
class condition.
7. Density. The average number of dwelling units per acre of
land shall not exceed, except where otherwise provided,
the maximum number of dwelling units permitted' by the
underlying zone. A plan may provide for a greater number
of dwelling units per acre than would be permitted by
the underlying zone otherwise applicable to the site, but
if the density or intensity of land use exceeds that per-
mitted by the underlying zone otherwise applicable to the
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PLANNED UNIT DEVELOPMErT DISTRICTS
(P.U.D.)
Density (Continued) site, the landowner has the burden
to show that such excess will not have an undue and
adverse impact on the landscape, the zone of visual dom-
inance, the value of adjoining property and on the reason-
able enjoyment and amenity of neighboring property or
create undue costs for the provision or maintenance of
existing public facilities or be prejudicial to a standard
of excellence in the form and function of the planned unit
development or to the area as a whole.
8. Height of Buildings and Structures. The height of partic-
ular buildings shall not be a basis for denial or approval
of a plan provided any structures ih excess of twenty-five
(25) feet shall be designed and platted to be consistent
with the reasonable enjoyment of neighboring property and
the efficiency of public services. Furthermore, the land-
owner has the burden to show that such excess will not have
an undue and adverse impact on the landscape, the zone of
visual dominance, the value of adjoining property and on
the reasonable enjoyment and. amenity of neighboring property
or create undue costs for the provision or maintenance of
existing public facilities or be prejudicial to a standard
of excellence in the form and function of the planned
unit development or to the area as a whole.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.) .
9. Utilities, All utilities shall be installed underground.
10. Separation Between Buildings. The minimum separation
between all buildings in a development including accessory
structures shail be not less than
f'ee t .
covered auto-
11. Parking. There shall be at least
mobile spaces for each dwelling unit.
12. Final Subdivision Map. No building permit shall be issued
for any building within a development unless a final sub-
division tract map has been recorded.
13. Public and Private Streets. The location and arrangement
of public and private streets shall provide convenient
and safe access to all planned unit developments. Where
streets are provided such streets, whether' public or
private, shall meet the design standards as set forth in
C. Procedure.
Adoption of' a zoning amendment applying the provisions of
this section to any property shall be considered following
initiation by the Planning Commission or application by the
property owner in accord with the requirements and procedure
established herein and, when adopted shall be indicated on the
zoning map by the symbol "(PD)" in combination with other
standard zoning symbols which are proposed within the planned
development.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.)
1. Preliminary Development Plan.
(a) Each applicant shall submit a preliminary ,development
plan to the Planning Department. The preliminary develop-
ment plan shall include maps or drawings and a text. The
maps or drawings may be general, schematic in form, and
shall .show the area surrounding the proposed dev~lopment to
demonstrate the relationship of the planned development to
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existing and proposed adjoining uses. The preliminary
development plan shall include the following:
(1) Proposed land uses; the approximate number of
dwelling units; acres and population density for each
area of land;
(2) Proposed circulation system, indicating both public
and private streets.;
(3) Public uses, including schools, parks;
(4) The use and description of each different type
of structure;
(5) Nature of the applicant's interest in the land
proposed to be developed;
(6) An explanation of the character of the planned
development and the requi.red modifications in the
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regulations otherwise applicable to the subject prop-'
erty;
(7) The expected schedule and sequence of development.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D. )
(b) Action by the Planning Department. Within 30 days
after submission the Planning Department shall review said
deveiopment plan and meet with the applicant for the purpose
of presenting its comments. The Planning Department shall
either grant approval in principle of the plan as submit,ted,
grant approval in principle subject to specifi~d modifica-
tions or adjustments which shall be included in any applica-
tion for a (PD) District or deny approval of the plan
stating the reasons for denial. If the preliminary develop-
ment plan is approved an application for rezoning to a
"(PD)" combining zoning district classification may be filed.
(c) Appeal. If the applicant is dissatisfied with the
action by the Planning Department, he may appeal the Depart-
ment's decision to the Planning Commission, said appeal
shall be in writing and shall be filed with the Secretary
of the Planning Commission within 10 days of the Department's
action.
2. (PD) District and Tentative Development Plan.
(a) Application. An application for a (PD) District and
and approval of a tentative development plan shall be
filed for all the land included in the preliminary develop-
ment plan. In the case of large developments consisting
of several units the application shall be for the unit or
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. PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.)
units to be developed first. The application .shall be
filed with the Secretary of the Planning Commission within
one year of final appro~al of the preliminary development
plan. The applicant shall provide the following:
(1) Petition for zoning map amendments;
(2) Maps showing existing topography, tree cover,
buildings, streets, and other existing physical fea-
tures;
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(3) A tentative development plan which shall conform
to the preliminary development plan as approved. In
addition to the information contained in the prelim-
inary develqpment plan, the tentative development
plan shall show:
a. A detailed breakdown of land use showing:
lot lines, location of buildings, parking
areas, common grounds, recreation improve-
mentsand structures, and open spaces around
buildings and structures;
b. Elevation drawings of typical proposed
structures and improvements of each differ-
ent use except detached single family
dwellings and at least one perspective draw-
ing or model which will clearly show the
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architectural character of the development.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(J:'.U.D.)
c. Proposed agreements, which will govern the
use. ma-intenance, and continued protection
of the planned development including all
common open areas;
d. A development schedule showing the sequence
of development.
(b) Action by the Planning Commission:
(1) The Planning Commission shall hold a public hear-
ing on the matter of the establishment of the (PD)
District and approval of tentative development plan.
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The hearing shall be held and notices thereof given
as set forth in Section 23.
(2) The Planning Commission may recommend approval
subject to conditions.
(3) The Planning Commission shall establish a time
limit for filing final development plans. The time
limit may be modified if the developer presents
evidence that the modification is necessary.
(4) The Planning Commission shall approve, disapprove
or modify the sequence of development. The Planning
Commission may subsequently modify the sequence of
development provided that evidence of the necessity
16 presented by the developer.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.)
(5) The Planning Commission shall not approve the
application and recommend the establishment of a
(PD) District unless it makes the following findings:
a. that the proposed development will carry out
the intent of the General Plan;
b. that the proposed development is of sufficient
size and is designated so as to provide a
desirable environment within its own boundaries;
c. that the proposed development is compatible
with existing and proposed land uses in the
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surrounding area;
d. that any exceptions to the stl:l.ndard' require-
ments of the Basic Zoning Ordinance are
justified by the design of the development..
In the case of residential areas the rear-
rangement of dwellings and the mixing of
dwelling types shall be justified by,larger
and more usable open spaces;
e. that there is adequate assurance that all
public improvements will be installed at the
scheduled times as required by the Public
Works Department;
f. that there is adequate assurance that the
. development schedule will be met;
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~LANNED UNIT DEVELOPMENT DISTRICTS
t P . U .D. )
g. that the existing or proposed utility services
are adequate for the uses and population
densities proposed.
(c) Action by the City Council. The City Council may
adopt by Ordinance, deny or adopt subject to specified
modifications or conditions, the zoning map amendment,
tentative development plan and development schedule. When
adopting the ordinance the City Council shall make the same
findings required of the Planning Commission recommending
approval of the (PD) District.
3. Final Development Plan.
(a) Within one year following the adoption by the City
Council of the tentative development plan, the applicant
may file with the Planning Department a final development
plan. The Planning Director may extend this filing period
for six months.
(b) The applicant may elect to request final approval of
only a unit or units delineated in the tentative develop-
ment plan and may delay, within the development schedule
approved in the tentative development plan, application
for final approval of other units.
(c) The final development plan shall contain in final form
all drawings, specifications, agreements and bonds as were
set forth at the time the tentative development plan was
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(P.U.D.)
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adopted by the City Council, and the following additional
information:
(1) Preliminary building plans, including floor plans
and exterior elevations required to obtain a building
permit;
(2) Landscaping plans;
(3) Engineering plans and reports as required by law
or regulation;
(4) Bonds, deposits of money or securities required'
as part of the tenta.tive development plan;
(d) The Planning staff shall within thirty (30) days
review the final development plan or unit thereof, and
shall approve same if it is in substantial compliance with
the approved tentative development plan. Any part of the
final development plan for which a subdivision map is
required under state law and any covenants and specifica-
tions required in approval of the tentative development
plan, shall be recorded with the County Recorder after
official approval by the City Council.
D. Time Limit for Development.
If construction has not yet begun within one year follow-
ing the approval of the final development plan, the approval
of the final developmeht plan shall lapse and be of no further
effect. However, for good cause the Planning Commission may
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P. U.D. )
allow a reasonable extension of time if the developer files with
the Commission a written request before the expiration of the
time limit. Failure to begin construction within the time
limit specified in the final development plan shall be a basis
for the Planning Commission to initiate proceedings to rezone
the area in the planned development to an appropriate zoning
district classification.
E. Revisions.
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No change may be made in the approve~ final plan during
the construction of the planned development except upon applica-
tion to the Planning Commi'ssionunder the procedures provided
b,elow :
1. Changes in the location and heights of buildings andstruc-
tures may be authorized if required by engineering or other
circumstances not forseen at the time the final plan was
approved. No change hereby authorized may increase the cube
of any building or structure by more than five percent.
2. All other changes must be made under the procedures
authorized by the Basic Zoning Ordinance for an amendment
of the zoning map. No change may be made to the approved
final plan unless the change,is shown to be required by a
change in conditions that have occurred since the final
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plan was approved or by changes in the development policy
of the City.
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PLANNED UNIT DEVELOPMENT DISTRICTS
(P.U.D.)
3. Changes to the final plan must be recorded if the final
development plan was recorded. All other changes shall be
filed with the Planning Department.
2-6-70
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