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HomeMy WebLinkAbout0596 .: o . /M-jVI/.-"-,<-{ . RESOLUTION NO. 596 A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, GRANTING A CONDITIONAL USE PERMIT UPON SPECIFIED CONDITIONS FOR THE OPERATION OF A NURSERY SCHOOL AND CONSTRUCTION OF TWO ROOFED OUTDOOR PLAY AREAS ON PROPERTY LOCATED AT 530 WEST LAS TUNAS DRIVE IN SAID CITY. WHEREAS, there was filed with this Commission on the 14th day of JUly, 1966, the application of Eldred D. Llbhart and Doris S. Libhart as owners for a conditional use permit for the operation of a nursery school and construction of two roofed outdoor play areas on property located at 530 West Las Tunas Drive in the City of . Arcadia, County of .Los Angeles, State of california, more specifi- cally described as follows: Lot 28, Tract No. 6641, per map recorded in Book 126, page 67, of Maps in the office of the County Recorder of said County; and, WHEREAS, a public hearing was duly held on said matter by and before this COIrunission on the 9th day of August, 1966, at which time all interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY DETERMINES AND RESOLVES AS FOLLOWS: . SECTION L That subject property is in Zone R-l as are the properties to the east, south, north and northeast which are developed with single-family residences. The properties on the the aged deaf, a single-family structure, an office structure, a vacant office and a service station. Property immediately to the -1- 596 I " . . . west is zoned PR-3 and developed with a parking lot, with the bal- ance of the conunercial property used for a market, restaurant and parking. That two one-story res:l:dentialstructures on the site are used for school purposes. That an all metal canopy, si~ (6) feet wide and fifteen (15) feet long is proposed to be attached to the front of the existing residential structure for the purpose of pro- viding all weather loading and unloading. That the use is properly one that can be located in said zone. That the proposed covered play areas would be located on the west property line minimizing any effect on the adjacent residential property and would be an added convenience to the users of the nursery. . SECTION 2. That for the foregoing reasons, this City Planning Commission does hereby grant a conditional use permit for the operation of a nursery school and the construction of two roofed outdoor play areas on the above-described property upon the follow- ing conditions: 1. That the proposed canopy be deleted from the plans. 2. That complete working drawings be submitted to the Building Division ~or review and subject to their approval prior to the issuance of a building permit. 3. That the number of children now permitted (49) not be increased. 4. That all construction shall comply with the building code requirements. . 5. That the use shall be subject to the continuing com- pliance with the regulations governing nursery schools. / 6. That five foot sidewalks located next to the curb and concrete driveway aprons shall be installed concurrent with the above construction. -2- 596 . . . SECTION 3. The Secretary shall certify to the adoption of this resolution. I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the City Planning Commission held on the 9th day of August, 1966, by the following vote: AYES: Conunissioners Golisch, Hanson, Kuyper, Stewart and Parker NOES: None ABSENT: Commissioners Ferguson and Lauber . ATTEST: Secretary . ,/ -3- 596 . . . August 9 , 1966 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT C.U. P. 66-15 - DAY NURSERY SCHOOL AND ADDITIONS - 530 WEST LAS TUNAS DRIVE. APPLlCA TION This application is filed in the name of Eldred D. and Doris S. Libhart, owners of the Day Nursery at 530 West Las Tunas Drive. The applicant proposes to construct two roofed, outdoor play areas and a canopy over the walk to the entrance of the main structure. Since this is an expansion of a use which is now regulated by the Conditional Use Division of the Code a permit for the additional facilities are required. Furthermore, the facility is operating under a variance which expires in 1967. TIle applicant would, the.efore, request that both the additions and the appropriateness of a Conditional Use Permit for the entire operation be considered on this one application. . ZONING AND LAND USE The subject property is in Zone R-l as are the properties to the east and south. The properties directly north and northeast are also zoned R-l. The properties fronting on Los Tunas Drive northwest are in Zone C-2 and D. The lot immediately to the west of the subject property is zoned PR-3. The baiance of the property to the west is in Zone C-2 and D. The R-l properties are developed with single-family residences. The (-2 property to the northwest is developed with a home for the aged deaf, a single-family structure, an office structure, a vacant office, and a service station. The PR-3 property is a parking lot, with the balance of the commercial property used for a market, restaurant and parking. DEVELOPMENT PROPOSAL . Existing on the site is a one.,.story residential structure used as the main school building. Another one-story structure is also on the site, containing approximately 440 square feet, also used for school purposes. The plan proposes to construct two all metal roof shelters to the rear of the site in the play area as indicated on the attached plot plan. These structures would have a height of 7 feet. The most northerly structure would be attached to both existing structures in addition to the pole supports. Also proposed is an all metal canopy, 6 feet wide, 15 feet long, attached to the front of the existing residential structure. The purpose for this canopy is to provide all weather o~ "J\Lt -1 - . . . C.U.P.66-15 August 9, 1966 Page Two loading and unloading. The canopy would extend 6 feet 6 inches beyond the existing front setback line which is 40 feet from property line. The following is a list comparing the Code requirements and existing and proposed conditions: ITEM REGULA TlONS State approval Required at time of application Play Areas a. 75 sq. ft. per child or 3675 sq. ft. b. AI i outdoor play areas to be enclosed with a 6' high masonry wall. A 6' high chain I ink fence may be located on the rear property I ine if that portion of lot adjacent is unused for any purpose other than agricultural. c. No structure or play equip- ment over 5 ft.. in height to be located within 5 ft. of any chain I ink fence or 3 ft. of any masonry wall. Setbacks and landscap ing to be compatible with other front yards in the same block. . Front Yard Park ing a. Park i ng space requ i red for each employee plus additional parking if building is used for residential purposes'. b. All driveways and park ing ;;reas to be improved as per requirements of Public Works Department. To be provided for the safe loading and unloading of children by cir- cular drive or drive terminating in area designated for parking. -2- . Loading PROPOSAL Nothing in file from State. Site now operating under var- iance-application states that site is licensed for 49 children. Must be licensed to operate. a. Approximately 7500 sq.ft. b. Fie.ld measurements indi- cate the wa lion the west property line satisfies require- ments. A 6 ft. mosonry wall is constructed along the east property line. The rear fence is chain link covered with bamboo reed. Portion of lot adjacent is planted with fruit trees. c. Complies. Setback is existing-front yard is sim i1ar to other front yards except the proposed canopy would project 6 ft. 6 in. into required setbock area. o. 4 parking spaces indicated in .circular drive plus one in garage. b. These oreas are now existing. Loading area provided in circular drive. This some area is also occupied by parking spaces. . . . C.U.P.66-15 Aug. 9, 1966 Page Three ANALYSIS . Nursery schools complying with the regulations established by code are permitted to locate in Zone R-l provided that the location is one on which the use can be adjusted to adjacent properties and meet the other criteria of the Conditional Use application. In this respect there are very few properties which can provide the necessary environment for children and yet be adjusted to the surroundings. The Planning Department has found by experience that a residential property which is contiguous to commercia.! or other intensive use is often most suited to fill the above stated criteria. A nursery school in some areas can provide the necessary transition from the more: intensive use to residential zones, while maintaining the appearance of the less intensive use. The subject property is one use where the Staff feels there is a successful transition made, successfully. A day "ursery had operated in this location since 1957, It is we.! I maintained and has not been the subject of complaints. The proposed covered play areas would be located on the west property line minimizing any effect on the adjacent residential property. The proposed shelters would be an added convenience to the users of the nursery and wou Id not increase the number of children presently permitted by license. The proposed canopy would project. into the required front yard and might detract from the residential appearance of the block . The minimum amount of inclement weather does not seem to justify this addition. RECOMMENDA nON The Planning Department recommends approval of C.U.P. 66-15 for the operation of a nursery school. This recommendation include a permit to construct only those two shelters proposed in the rear yard and be subject to the following conditions: 1. Complete working .drawings to be submitted to the Building Division for review and subject to their approval prior. to the issuance of a building permit. 2. The number of children now permitted (49) shall not be increased. 3. Construction shall comply with the building code requirements. 4. Subject to the continuing compliance with the regulations governing nursery schools. . WP:ma Attachments ~E~ WILLIAM PHELPS, Planning Director - 3- . l=t;b':'" r:t r[ ~:..:~I~ . ill .. f'-"'--e::J.S~.G;~~ ; ~, ~. :~. ",,;':1: ........ I ,~ ~}~,. ._~........ -.;- ',- -l \;/ . . ..--..... P. \ ."..k .' "'-"'. 1 l~ h...'.... __ _.... _.. / + u po "- n . ....__.....-'-~~l ..... ..,~=---1' ~,4- .... ~ /-r-r'- ,.- .' I '''I\I'---! . I! .v!' ',,- L._ _ : _ '''. J - ~-'-J-' 1---- . I . , . 1 " , . I " if 1. i , D, .. .. , . -....". -1 I ....... --.---'..- - I '( .-'-- - --- _1-- ~o,.. t.. .,......c.-r" .Go441 CITy.." lQ.CIoDI\ a'l v..~wc:. '..v. ".".,'''' . . " . , . ;; . . . - 2 ;; J ; . 2 , , . j . , I , , '" . 0 . . . . . '.' " l' . . . ; , . . \ J . . I' "' .' ;' . . j .' . . . . J . . :.Q . : , . , . . ;. ~;- .. 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