HomeMy Public PortalAboutMinutes - 1967/01/11 - Regular"
I I I 3 . R O L L C A L L :
P R E S E N T :
A B S E N T :
A L S O P R E S E N T :
P L A N N I N G C O M M I S S I O N M I N U T E S
C I T Y O F T E M P L E C I T Y
J a n u a r y 1 1 , 1 9 6 7
1 T h e a d j o u r n e d m e e t i n g o f t h e P l a n n i n g C o m m i s s i o n o f t h e C i t y o f
T e m p l e C i t y w a s c a l l e d t o o r d e r b y C h a i r m a n B e c k m a n a t 7 : 3 0 P . M .
2 . T h e P l e d g e o f A l l e g i a n c e t o t h e F l a g w a s l e d b y C h a i r m a n B e c k m a n .
1
1
C o m m i s s i o n e r s : G a r v i n , L a w s o n , M i l l h a m , O a k l e y , B e c k m a n
C o m m i s s i o n e r s : N o n e
C i t y M a n a g e r K o s k i , A s s t . C i t y A t t o r n e y F l a n d r i c k ,
P l a n n i n g D i r e c t o r D r a g i c e v i c h , P l a n n i n g T e c h . B u r n h a m
4 C O N T I N U E D P U B L I C H E A R I N G :
Z O N E C H A N G E C A S E N 0 . 6 7 - 2 4 2
A l e x a n d e r H a a g e n , A g e n t f o r o w n e r s
5 5 0 5 W i l s h i r e B l v d . , L o s A n g e l e s
S i t e : 5 4 0 9 t h r u 5 4 2 9 N . B a l d w i n A v e . ( W . S i d e )
9 9 3 3 t h r u 9 9 4 5 E . O l i v e S t . , ( N . S i d e )
T h e C h a i r m a n e x p l a i n e d t h a t t h i s w a s a c o n t i n u e d p u b l i c h e a r i n g , a n d
a s k e d t h e P l a n n i n g D i r e c t o r i f h e h a d a n y t h i n g f u r t h e r t o a d d , a n d
t h e r e w a s n o t . T h e r e f o r e t h e C h a i r m a n a s k e d t h e o w n e r o r h i s r e p r e -
s e n t a t i v e i f h e h a d a n y t h i n g t o a d d .
M r . J e r r y S t a c k , r e p r e s e n t a t i v e f o r A l e x a n d e r H a a g e n , 5 5 0 5 W i l s h i r e
B l v d . , t o o k t h e p o d i u m , s t a t i n g h e w a n t e d t o p r e s e n t t h e i r s t a n d -
p o i n t o f m a k i n g t h e c e n t e r f e a s i b l e . F i r s t t h e r e i s t h e s u b j e c t
o f n e e d . B a s e d o n s t a t i s t i c s a n d t h e a e r i a l v i e w , p r e s e n t e d h e r e
f o r e x h i b i t , t h e a p p l i c a n t f e e l s t h e r e i s a r e a l n e e d f o r t h i s s h o p p -
i n g c e n t e r a t t h i s l o c a t i o n . H e d e s c r i b e d t h e c o l o r i n g o f t h e a e r i a l
m a p w i t h i n 1 m i l e r a d i u s f r o m t h e p r o p o s e d s h o p p i n g c e n t e r , s h o w i n g
s h o p p i n g c e n t e r s i n t h e a r e a i n r e l a t i o n t o t h e p r o p o s e d o n e , i n
A r c a d i a , E l M o n t e , a n d T e m p l e C i t y . B y L . A . C o u n t y p o p u l a t i o n f i g -
u r e s , i n t h i s a r e a t h e r e . a r e 2 5 , 0 0 0 p e o p l e a n d t w e l v e m i l l i o n d o l l a r s
i n f o o d p r o d u c t s . A c c o r d i n g t o t h e D e p t , o f A g r i c u l t u r e f i g u r e -
2 8 % o f a v e r a g e i n c o m e i s s p e n t o n f o o d . E l i m i n a t i n g 8 % t h a t m i g h t
g o t o r e s t a u r a n t s , l i q u o r s t o r e s , e t c . , o r 2 0 % o f g r o s s i n c o m e o f
p e o p l e i n t h a t a r e a , t h e y e s t i m a t e t h e r e i s 1 2 m i l l i o n d o l l a r s o f
f o o d v o l u m e i n t h a t a r e a . H e c a l l e d a t t e n t i o n t o t h e 8 x 1 1 a e r i a l
a e r i a l p h o t o g r a p h s h o w i n g a r e a o f p r o p o s e d p r o j e c t . H e s a i d t h e y
m a d e a s t u d y o f t h i s a r e a a s t o s i z e o f f a m i l i e s , a g e o f f a m i l i e s ,
c h i l d r e n , a n d o t h e r d e t a i l s p e r t i n e n t t o a m a r k e t s t u d y f o r s u c h
a p r o j e c t . T h e a r e a i s n o t b e i n g s e r v i c e d b y a n e i g h b o r h o o d s h o p p -
i n g c e n t e r b e c a u s e p r e s e n t l y t h e s h o p p i n g c e n t e r s a r e i n o t h e r a r e a s ,
a s f a r a s t h i s c o r n e r o f t h e C i t y i s c o n c e r n e d . V o n s h a v e m a d e m a n y
s t u d i e s o f m a r k e t a r e a s , a n d t a k e i n t o c o n s i d e r a t i o n t h e a v a i l a b i l i t y
o f b u s i n e s s , a n d a r e s o c o n v i n c e d t h i s a r e a i s a g o o d l o c a t i o n t h a t
t h e y h a v e e n t e r e d i n t o a 2 5 - y e a r l e a s e o n i t . H e w e n t o n t h a t t h i s
w i l l b e a b e a u t i f u l b u i l d i n g a n d a c o s t l y v e n t u r e f o r V o n s a n d t h e y
w o u l d h a v e t o b e c e r t a i n o f t h e r e s u l t s .
M r . A l e x G o o d m a n , M a n a g e r o f t h e T e m p l e C i t y C h a m b e r o f C o m m e r c e ,
s p o k e f o r h i s o r g a n i z a t i o n , t h a t t h e y f e l t t h i s p r o j e c t s h o w s
p r o g r e s s a n d s e r v i c e t o t h e a r e a ; t h e r e i s n o o t h e r s h o p p i n g c e n t e r
i n t h i s v i c i n i t y ; o t h e r s h o p p i n g c e n t e r s s e r v i n g t h i s a r e a a r e a l l
l o c a t e d i n o t h e r c i t i e s ; t h i s w o u l d i n c r e a s e s a l e s r e v e n u e $ 2 0 , 0 0 0
t o $ 3 0 , 0 0 0 ; t h e a s s e s s e d v a l u a t i o n n o w i s $ 5 2 , 0 0 0 a n d o n c o m p l e t i o n
o f t h e 3 - a c r e d e v e l o p m e n t i t w i l l b e $ 3 0 0 , 0 0 0 p e r y e a r w h i c h i s a n
i n c r e a s e o f $ 2 5 0 , 0 0 0 a n d t h i s w i l l b e a g r e a t h e l p t o t h e s c h o o l
d i s t r i c t . H e f e l t t h i s w o u l d b r i n g p e o p l e i n f r o m o u t s i d e c o m m u n i t -
i e s t o s h o p i n o u r c i t y a n d w o u l d h e l p t h e e n t i r e c o m m u n i t y .
PLANNING COMMISSION,MINUTES
January 11, 1968 - page two.
Mr. Carl Clark, representing the businessmen of Temple City for Bigger
and Better Business, said Arcadia annexed the portion that was formerly
Schaubs Market and the City was cheated out of a real good busines. The
S proposed development he felt would be better than what is presently at
Las Tunas and Baldwin, the tax revenue coming into the City will help
it, and it will increase pride in the City. Business would come to the
City instead of other cities taking business away from us. Baldwin
Ave. is designed to take apartments, and he felt a shopping center is,
in some respects, more desirable than apartments.
Mr. Robert McClellan of Ainsworth & McClellan, 1199 E. Walnut, Pasadena,
stated he came mainly to answer any questions that the Planning Commis-
sion may have regarding the shopping center development. His firm are
the architects for the center. As credentials of his firm he stated
they had planned several hundred shopping centers, some 50 centers in
Southern California area. He stated"Vons "wants to be a good neighbor
and is cooperative. The three basic points are parking, loading,
general noise and lights. Regarding parking, 130 cars plus 5 stalls
in the service stationYVons "feels is adequate. Years ago the ratio was
3:1. Over a period of time it was not needed. When a parking stall is
located 225 ft. or more away from the front door people will drive
around just to park closer. Effective parking stalls and their location
are what is important.
• Commissioner Oakley asked the material of the visible roof on the market
and satellite stores, and Mr. McClellan answered it was concrete beam,
the facia is plastic, the mansard roof is painted steel and the visible
vertical front walls were glazed ceramic tile. In answer to further
questions about the building materials to be used on the west side fac-
ifig the residential area, Mr. McClellan said it would be tilt -up concrete
with architectural treatment, or split block or jumbo brick, that they
hadn't gone into a complete set of designs. Commissioner Oakley stated
he was concerned that the surface might cause great glare for the resi-
dents, and Mr. McClellan said it would not be painted white - probably
a sand beige. Commissioner Oakley asked what was contemplated on the
west property line for the 6 ft. wall all the way down. The City Atty.
injected a statement at this point that anything that was discussed
presently was not binding on the applicant or Commission if the case is
approved by the Commission and Council.
Mr. Bill Davilla, 5730 N. Oak Ave., introduced himself as the advertising
man for "Vons',' and a spokesman for the proposed tenancy. He gave a brief
history of "Vons" in Los Angeles. The company was formed in 1906 in Los
Angeles and grew to 27 stores. In 1960 it merged with "Shopping Bag"
and had a chain of 64 stores, In 1967 there were 110 stores. In June
of 1967 it divested itself due to a U.S. court order, of 40 markets,
which are now "Shopping Bag ". The stores that were divested were mainly
located in the foothills of the Los Angeles Basin, La Crescenta, La
Canada and extended south down through this portion:.of the San Gabriel
Valley. Where "Vons" had 10 stores located in this Valley, now there
are 2, one in El Monte and the other in Charter Oak. Since this divesti-
ture, "Vons" headquarters receives about 100 calls each week from resi-
dents of this area asking the location of the nearest "Vons" market.
This indicates there is a need for one of their stores in this area.
The "Vons" stores located in this area are in Arcadia, Monrovia, two in
Alhambra, two in Monterey Park, two in West Covina, and El Monte. They
are now sending the people to El Monte. These people could be sent to
this community. The general offices are on Lower Azusa and Baldwin, very
IIIhear' the proposed development, and a store at this location would be a
flagship store due to the proximity to the headquarters. This store
would receive special treatment over all the other 72 stores.
He went on that store hours would be 9 AM to 10 PM. He stated he is a
resident of Temple City and present at the Dec. 21st meeting and heard
the argument that delivery hours would be an inconvenience. He has
since been authorized by the company to write into the record that
idelivery would not be before 6 AM nor after 6 PM, and he doubted there
would be deliveries before 7:30 or 8 AM because of the closeness to the
distribution center. Regarding the question of the duration of the
shopping visit, the normal length of stay by a customer is 20 minutes.
1
PLANNING COMMISSION MINUTES
January 11, 1968 - page three,
The housewife is annoyed to go grocery shopping and wants to leave as
quickly as possible. Selection of a site is a trade secret, he con-
tinued, but that they have a large staff in their real estate depart-
® ment that check out locations, and felt this was a site they needed.
Regarding the upkeep of the shopping center, they maintain the inter-
ior and exterior of the market, overhauling, updating and remodeling
every five years. They have written into this lease that the shopping
center will be cleaned daily, and the cleaning hours will be after 6 AM.
Upon Commissioner Oakley's question, Mr. Davilla stated there would be
no deliveries on Sunday; deliveries on Saturday only six months of the
year.
Commissioner Garvin asked if there was any preference of landscaping
and developing of the shopping center, and Mr. Davilla answered that
they feel a shopping center has to be a little better than the com-
petitor down the street. They want it to look as pleasant as possible,
and this is a must if they want to continue to serve the community.
Mr. Robert McClellan returned to the podium stating he had overlooked
something in his testimony. He presented an exhibit of the loading
dock, with wall, that "Vons" suggest raising the wall to 8 ft., cover
and roof over the loading and receiving area, screening along the top
of the wall to roof overhang. There will be no night receiving or
• loading. This will provide light and sound control besides control
visually, Trash would be in there in trash containers. The only place
in this center that will be affected by any spillage of parking light-
ing is a draw between the two buildings and it is suggested to plant
trees on 8 to 10 ft. centers, to block off any overflow of parking lot
light.
Mr. Richard Murphy, 5600 Heleo, stated he is a resident and home owner
in the City, and spoke in favor of the zone change; the benefits far
outway the personal inconvenience. This would increase the City sales
tax to meet the City's needs. He felt the City needed new business,
that it hadn't kept pace with other cities and we were losing tax dol-
lars and the backwardness was evidenced by the limited selection of
items and degree of merchandise available.
Dr. ThaJ.he;Price, 9933, 35, 37 Olive, stated it was attempted to develop
this property in the past as an apartment use. This land is too large
for improvement of individual uses, most uses are 37 to 45 years old.
Individual lots are 275 to 300 ft. deep and impossible to improve on an
individual basis, and it is not economically feasible to do it. Now it
•will all be razed and a first -class development built. This is in line
with the Master Plan, is already C -2. He does not live in Temple City,
but his parents do. He lives in Anaheim, two houses from a development
similar to this. At first he was concerned about it but now he likes
it. The children do most of the shopping and can walk there, they
don't have to take the car.
1
Mr. Mike Kunz, 5741 N. Oak, said he lived half a block from the new
Ralphs shopping center, that it will be beneficial to him as a taxpayer,
that he would rather spend his money in this community than in neighbor-
ing cities. Their proximity to Ralphs will not be an inconvenience. He
feels this will bring business to the City.
Mr. George Moore, 9924 Olive, spoke in favor of the zone change, for him
self, and for Mrs. Hendrix, _9927 Howland Drive, and Mrs. Marjorie Call,
9910 Olive, who were unable to come but were in favor of it also.
Mr. Anthony Van Vuren, 9933 Howland Drive, said the Manager of the Chamber
said it very well, and since this was already C -2 he couldn't understand
opposition, that this is a much needed development in this city.
•Mrs. C. T. Nelson, 5109 Baldwin, was in favor because with the new side-
walks she will be able to walk to the store.
PLANNING COMMISSION MINUTES
January 11, 1968- Page four
Mr. Ralph Canzoneri, 9849 Olive, said he now shops at the A&P, and the
City is losing tax money, that this development would definitely be
good for Temple City. It will be a convenience factor. As Baldwin
gets more apartments those living in them will appreciate having the
®
shopping center.
Mr. Merle Collins, with a business at Gracewood and Daines, spoke in
favor of the zone change, that the piece of property that formerly was
occupied by Schaubs should never have gone to Arcadia.
IMrs. Helen Hasabales, 6156 Ivar, felt it was about time we had something
like this in our community,
Mrs, Lottie Manning, 9944 Olive, lives across from the proposed center
and said there were many widows living here, some don't drive cars or
have transportation, and they will be able to walk to the shopping center.
She felt the property taxes would be lowered and property values increase.
Mrs, Favor E.Fuquay, 9958 E. Olive, has four rentals and said the tenants
were happy and she was too, about the shopping center.
Mr. Clyde Acker, 9920 Olive, was sympathetic with those who will suffer
some, but felt this is a profitable venture and will increase property
values,
• No one else came forward to speak in favor.
Mr. Richard Nolan, 9932 Nadine Street, had several points to make in
opposition. He started with the point of need as stated. He felt the
need is relative to the people directly in the area, that while there
are some people in favor of the center, there was evidence there are
many who are incpposition. As pointed out at the last meeting, this
is not a popularity contest, he continued, so he didn't secure any more
signatures to back up this point. The proposed Comprehensive General
IPlan depicts this location for commercial development and he felt this
was putting the cart before the horse, that the General Plan should be
app. -roved before approving a case predicated on the Plan being approved.
Mr. Stack stated there is nothing north or south equal to the proposed
center in design and scope, and Mr. Nolan agreed, because there were
facilities that exceeded it in design and scope. Mr. Stack said that
"V'ons" intends to be a good neighbor, and while Mr. Nolan wouldn't argue
that this isn't their intent, there are several indications that their
promises will not be fulfilled when the center is built. Mr. Stack
stated the left -turn pockets and lights on Olive would pose no problems
of ingress and egress, and regarding race -track problems Mr. Stack felt
•they would resolve themselves. Mr. Nolan wanted to know how Mr. Stack's
feelings could be justified when the meeting was supposed to be concerned
with facts as the City Manager pointed out. Mr. Stack stated that the
center would stand on its own, economically. Mr. Nolan pointed out that
there are only two Gulf stations in the immediate area, and both are
vacant; one is on the northeast corner of Las Tunas and Cloverly, and
the other on the southwest corner of Lower Azusa and Ellis Lane. Mr.
Nolan presented Exhibits 3,4, and 5, photographs of the stations, to the
Commission. Mr. Stack stated there is a real need and the center will
provide service, and Mr. Nolan did not argue that it will not provide
service; however, there is a question if it is duplication of service
of a similar type or individually operated - that contemplated were a
market, laundromat, dry cleaners, barber shop, beauty shop, restaurant,
drug - variety shop, and Mr. Nolan said they have similar facilities at
present. It may be impossible to gain access to these proposed facilities,
to begin with, because the parking will be overcrowded.
With regards to parking, Mr. Stack stated the employees would be parking
in the center's parking area, and Mr. Nolan felt he had evidence that
this is not true. He visited recently a shopping center developed and
controlled by Haagen at the northeast corner of Garvey and Jackson in
•So, San Gabriel, with the intention of checking out the Chris & Pitts
Restaurant there. The odor from the restaurant becomes objectionable
after awhile and would be very offensive to the neighbors behind the
restaurant and prevent them from enjoying their homes, and he presented
Exhibits 6 and 7. This shopping center is similar to the proposed develop-
ment in format, although there is no service station, Mr. Nolan continued,
and presented Exhibits 8 and 9. The Chris & Pitts Restaurant is open
daily until midnight. There are 144 parking spaces which is in excess
PLANNING COMMISSION MINUTES
January 11, 1968 - page five
of the proposed center. Mr. Nolan contacted the manager of the grocery
store, and did not indicate to him if he were in favor or opposed to the
center. This manager stated they had parking problems, that the employees
•were required to park on the street. The developer failed to acquire two
additional lots in the rear of the store as planned, evidently due to
economics as is the factor in this case. Customers at the restaurant
were not in- and -out customers and added to the congestion of the parking
lot. If, as Mr. Goodman of the Chamber suggested, a T&J Restaurant
with banquet facilities and cocktail bar is installed, Mr. Nolan felt
Ithe parking problems would be compounded.
Mr. Nolan felt the proposed center would contribute to the crime rate
and other factors harmful to children, and he presented Exhibit 10, a
Report by the President's Commission on Law Enforcement and Administra-
tion of Justice entitled "The Challenge of Crime in a Free Society ",
dated Feb. 1967. Mr, Nolan read an excerpt from the report supporting
his contention, and went on to say that there is only borderline police
patrol in this city at present. He felt the large wells would lend
themselves to pornographic literature and pictures by juveniles which
would be seen by children. He presented Exhibits 11 and 12 containing
pornography on the rear of "Vons" located at Peck and Lower Azusa, and
added that this is painted over periodically and "Vons" do their best
to prevent and eliminate this occurance.
•Regarding loading docks and trash areas, the City Attorney stated that
anything said here tonight is not binding on the developer, and Chair-
man Beckman said in a zone change no conditions are made, but can be made
for granting the variance and conditional use permit.
Mr. Nolan went on to present Exhibit 13, showing a loading dock and trash
at "Vons" at Lower Azusa and Peck Road, Exhibits 14, 15, 16 (photographs)
depicting loading docks of the Haagen development at Garvey and Jackson,
and these photographs, he added, did not show odor or insects. He con-
cluded by saying that Mr. Stack and Mr. Goodman visited his home January
9th and tried to convince him of the benefits to the City from the center,
that the property value would increase and the yearly sales tax revenue
would benefit our schools. He asked if the school taxes would be re-
duced and was told they would not; Mr. Goodman told him Temple City pays
the highest school tax rate in the area and Mr. Nolan agreed. The tax
bill, because of this one shopping center, is not going to be reduced,
and if he is paying this rate for a residential section, Mr. Nolan con-
cluded, he would like to have it remain residential. He felt there were
other areas where the center could be located. He informed the Commission
the only reason the corner is zoned C -2 is that this was done during
County jurisdiction, and when the City was incorporated it continued.
•
If it had not been C: -2. under the County it would be R -1 now, and he felt
this condition should not be perpetuated.
Commissioner Garvin asked what time of day he visited these markets and
was told from 12 noon to 3 PM on a Sunday, and Commissioner Garvin sug-
gested that it was possible that at other times the situations would be
different. Chairman Beckman asked the age of the sites visited, and Mr.
Nolan informed him the South San Gabriel store was opened October 26,
1966, and didn't know the age of the others, and then submitted the photo-
graphs as evidence.
Mr. Tom D. Atkins, 5428 Cambury, said he lives 40 ft. from the proposed
loading dock. He asked for an explanation of difference of a zone vari-
ance and zone change, and Chairman Beckman explained it. He then con-
tinued that when apartments wanted to go in this area the planners re-
commended it be left R -1, and the public agreed. He feels a lot of
money was wasted for a study of a Comprehensive General Plan and was not
in favor of the zone change.
Irving Baker, 9962 E. Daines, spoke against the zone change, as did Al
Lindburg, 9932 E. Nadine, who read the opinion of the West San Gabriel
• Valley Planning Council meeting, that commercial areas should be central-
ized, and this was a program in a series by Mr. Ken Topping. He felt
the business in Temple City should be encouraged, and it can't be en-
couraged by spot zoning a mile away - there is room to build downtown.
PLANNING COMMISSION MINUTES
January 11, 1968 - page six
Mr, F, E. Kinney, 9956 Daines, purchased his property two years ago with
the intention of retiring, and was against the shopping center.
• Mr. Fred Teeboom, 9869 E. Olive, listed services presently available.
in Temple City that are being offered in the proposed shopping center,
and also the markets serving the City and their relation to this area
regarding distance, and felt there was no need for another shopping
center or the proposed satellite store services. He works at "Space
General" and encounters the racetrack traffic when homeward bound, and
felt the traffic problem should be seriously considered.
Mrs, Lucille Gardner, 9917 -9919 E. Howland Drive, agreed with all Mr.
Nolan said, and added a survey should be made of the vacant stores up
and down Las Tunas, that the City doesn't need another shopping center,
and a new one would hurt existing businesses.
Mr. Russ Bailey, 10030 Daines, spoke against the center because of traffic..
Mr, Robert Montgomery, 5504 N. Robinhood, corner of Robinhood it Daines,
felt that something should be done about the bottleneck situation on his
street, and that this was very germain to the case.
Mr. Walter Schinnerer, 5319 Baldwin, felt this service station wouldn't
• increase property values one bit. He took a count of the traffic on
Baldwin at certain hours at the proposed center site, and read off the
figures to show the traffic situation there.
1
Mr. A. L. Giordano, 10112 Landseer St., felt this center would hurt com-
petitors and that another grocery store was not needed.
Mr. Larry Reed, 9922 E. Nadine, was concerned about the traffic on Olive,
and especially during the racing season. He, too, was against the pro-
posed development.
Rita Polek, 9819 Nadine, was in oppostion. because of the increase in traf-
fic, Her children play at Live Oak Park, must cross Baldwin, and this
would add to the hazards of their going to the park to play.
Mr. Larry Reed, 9922 E. Nadine, returned to the podium to state that the
signals on Baldwin which are set for 10 seconds are that way for 24
hours a day, not just during the racing hours.
Mr. Tom Edwards, 9919 Howland Drive, didn't agree that the proposed center
would bring people to Temple City to shop, and questioned the distances
• from other shopping centers. Chairman Beckman stated he had personally
clocked the distance in his car and it was 1 -1/2 miles to the Midway Shop-
ping Center.
Mr. Frank Price, 9933 Olive, stated when he asked for a variance for his
property there was no statement that this would be permanently R -1, and
the-Planning Commission recommended that all this property should be put
together as a unit for a zone change. Mr. Atkins addressed the Commis-
sion that this was his suggestion, and to the City Council.
There being no one else to speak in opposition the Chairman asked if Mr.
Stack wished to take this time for rebuttal, and Mr. Stack declined.
Mr. Larry Reed asked whether the T &J Restaurant was to be part of the
center, and Mr. Stack replied it is being considered, as well as Chris
& Pitts, Mr. Reed wondered if the T&J would be the same operation as
the one in Rosemead with bar and banquet facilities. Mr. Stack said
he was not aware of the consideration being given to T &J. Chairman Beck-
man said that a bar wouldn't be allowed, that a conditional use permit
would have to be obtained, and there is no consideration in this applica-
tion for a bar.
1
Commissioner Garvin moved to close the public hearing, and it was second-
ed by Commissioner Oakley and so moved.
Chairman Beckman called for a 10 minute recess.
PLANNING COMMISSION MINUTES
January 11, 1968 - page seven.
The meeting was called to order by Chairman Beckman at 9:40 P.M.
Commissioner Oakley stated he was particularly concerned with the zoning
• request, in view of the fact that the City does not yet have the revised
General Plan to indicate other development around the possible C -2 zone,
The neighborhood has some traffic problems now and compounding them is
another consideration. He, too, is particularly concerned with the down-
town district, and is encouraged by the Ralphs center and the malls and
would not want to detract from its further development.
Commissioner Millham said he lives close to the proposed center and tried
not to let this affect his thinking, but to look at it from the community
standpoint. He feels in time Baldwin Av, will be one of the main arteries
between the San Bernardino and Foothill Freeway, The proposed overlay of
our General Plan will see Baldwin Ave, develop into commercial and high -
rise area. He has tried to consider the position of each of the property
owners in this area, and also what is in the best interest of the commun-
ity, and whether this would affect business in the downtown area of the
City. The City needs new facilities and new business to forestall any
property tax to help meet expenses of the development of the City.
Commissioner Lawson was in sympathy ;with the property owners, what they
might be faced with here and also looked at what is best for the property
owners other than those adjoining the shopping center. He believes that
• the interest of the City as a whole would be better served with a shopp-
ing center such as this.
1
1
1
•
Commissioner Garvin referred strictly to use regarding change of zone,
that in time Baldwin Ave. will definitely need a commercial type develop-
ment and a natural place for it is at an intersection of this type. Bald-
win Ave, eventually will have garden -type apartments which will be best
served by a commercial center. He felt that while there are other mar-
kets in the surrounding area, none will offer services equal to this one.
He added it was unfortunate there was no buffer zone existing between
this and the R -1 property, that this problem was not created by this
Planning Commission but that the pattern has been formed for a long time.
Changing it to upgrade, not for today or tomorrow, but for 20 years,
there will be problems and we have to live with some of these problems.
He feels there is a need on Baldwin Ave. for a development of some kind
and this seems like the logical thing.
Chairman Beckman concurred, adding that traffic was one of the problems,
especially from the race track, but this will always exist as long as
that racetrack operates in Arcadia. Because Baldwin has a 100 -ft. right -
of -way like Rosemead Blvd., in the future he felt it would become similar
to Rosemead. He pointed out the difference between a downtown area type
of shopping center and a neighborhood shopping center, that the downtown
area attracts a different type of store and is a different classification
and has different shops. Neighborhood shopping center is good planning
when done properly and properly controlled. This is not strip zoning,
but what exists there now is strip zoning. Some very serious considera-
tion should be given to some form of buffer zone and zoning on Baldwin
or it will end up like Rosemead with lots too small for residential. He
then suggested that the variance case be heard before a decision be made
on the zone change. Commissioner Garvin so moved, and it was seconded
by Commissioner Oakley and passed unanimously.
50 CONTINUED PUBLIC HEARING:
ZONE VARIANCE CASE NO. 67 -243
Alexander Haagen, Agent for Owners
5505 Wilshire Boulevard
Los Angeles, Calif,
Site: 5405 thru 5429 N. Baldwin Ave., (W. Side)
9933 thru 9945 E. Olive Street (N, Side)
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1
1
P L A N N I N G C O M M I S S I O N M I N U T E S
J a n u a r y 1 1 , 1 9 6 8 - P a g e e i g h t
C h a i r m a n B e c k m a n a n n o u n c e d t h a t t h i s w a s a c o n t i n u e d p u b l i c h e a r i n g , a n d
a s k e d t h e P l a n n i n g D i r e c t o r i f h e h a d a n y a d d i t i o n a l i n f o r m a t i o n .
P l a n n i n g , D i r e c t o r D r a g i c e v i c h p r e s e n t e d R e v i s e d . E x h i b i t " C " w h i c h i s s u b -
m i t t e d b y t h e d e v e l o p e r f o r t o n i g h t ' s h e a r i n g a n d t h e n h e r e f e r r e d t o
E x h i b i t " A " p r o p o s e d b y t h e d e v e l o p e r o n D e c e m b e r 2 1 s t , t h e l a s t h e a r i n g .
T h e d i f f e r e n c e b e t w e e n " A " a n d " C " l i e s i n s e v e r a l t e c h n i c a l f e a t u r e s .
P r o p o s e d a n d s u g g e s t e d f o r c h a n g e w a s t h e p a r k i n g a r e a a d j a c e n t t o t h e
d r u g s t o r e b u i l d i n g . N o w t h e p a r k i n g s p a c e s a r e o n a n a n g l e w h i c h w i l l
h e l p t r a f f i c c i r c u l a t i o n , b u t i n s o d o i n g t h e d e v e l o p e r l o s t o n e p a r k i n g
s p a c e - o r i g i n a l l y t h e r e w e r e 5 a n d n o w t h e r e a r e 4 . T h e s e c o n d i t e m
i s t h e d i m e n s i o n o f t h e p r o p o s e d s i t e w h i c h w a s a t e c h n i c a l e r r o r o n t h e
f i r s t e x h i b i t ; i n s t e a d ' o f 3 2 4 f t . i t s h o w e d 3 1 9 f t . , w h i c h a d d e d 1 5 0 0 s q .
f t . t o t h e p r o p o s e d s i t e . A n o t h e r i t e m o f i n t e r e s t i s t h e d r i v e w a y
a p p r o a c h o n O l i v e . E x h i b i t " A " s h o w s t h e d r i v e w a y 2 2 f t . f r o m t h e c o r n e r ;
t h e r e v i s e d e x h i b i t s h o w s i t 5 2 f t . f r o m t h e c o r n e r . C o m m i s s i o n e r M i l l h a m
a s k e d h o w f a r t h e a p p r o a c h i s f r o m t h e B a l d w i n s i d e a n d w a s t o l d i t w a s
2 2 f t .
M r . S t a c k w a s a s k e d t o s p e a k f o r t h e a p p l i c a n t o n t h i s c a s e , a n d r e v i e w e d
t h e t h r e e i t e m s o f t h e v a r i a n c e ; n u m b e r a n d s i z e o f p a r k i n g s t a l l s , h e i g h t
a n d s i z e o f s i g n . H i s u n d e r s t a n d i n g w a s t h a t t h e s t a f f r e c o m m e n d e d t h e
h e i g h t o f t h e s i g n b e r e s t r i c t e d t o 3 5 f t . w h i c h i s i n a c c o r d a n c e w i t h t h e
C i t y o r d i n a n c e , a n d t h e a p p l i c a n t c o n c u r r e d . A p p l i c a n t h a s a l s o c o n c u r r e d
t o r e d u c e t h e s i z e o f t h e s i g n t o 5 0 f t . R e g a r d i n g t h e n u m b e r a n d s i z e o f
t h e p a r k i n g s t a l l s , M r . S t a c k c a l l e d M r . M c C l e l l a n t o t h e p o d i u m .
M r . M c C l e l l a n o f A i n s w o r t h a n d M c C l e l l a n , A r c h i t e c t s , s t a t e d t h e y h a d c o n -
s i d e r a b l e e x p e r i e n c e i n p l a n n i n g s h o p p i n g c e n t e r s i n C a l i f o r n i a , a n d f o u n d
t h a t t h e n u m b e r o f c a r s w i t h i n a n e f f e c t i v e d i s t a n c e ( a b o u t 2 0 0 f t . ) f r o m
t h e d o o r w a y , i s t h e r e a l c r i t e r i a w h e n e s t a b l i s h i n g a p a r k i n g l o t . T h i s
i s n o t j u s t " V o n s " o p i n i o n , b u t t h a t o f s e v e r a l m a j o r m a r k e t c h a i n s a n d
m a j o r d e p a r t m e n t s t o r e c h a i n s , a n d t h e y b e l i e v e 1 3 0 s t a l l s w i l l b e p e r -
f e c t l y a d e q u a t e . H e m e n t i o n e d o t h e r m a r k e t c e n t e r s n o w i n o p e r a t i o n , a l l
w i t h c o m p a r a b l e s i z e , t h a t h a d l e s s p a r k i n g a n d n o p r o b l e m , e v e n o n o p e n -
i n g d a y , t h a t p e o p l e s h o p a t a l l h o u r s d u r i n g t h e d a y .
C o m m i s s i o n e r O a k l e y w a s c o n c e r n e d a b o u t t h e n o r t h a n d w e s t w a l l s b e i n g
p l a i n c o n c r e t e o f l i g h t c o l o r r e f l e c t i n g o n t h e r e s i d e n c e s a d j a c e n t . H e
f e l t s o m e a r c h i t e c t u r a l t r e a t m e n t o r b r i c k , o r a g g r e g a t e f i n i s h , t h a t
w o u l d b e p e r m a n e n t , c o u l d b e a p p l i e d . M r . M c C l e l l a n s a i d h e f e l t h e c o u l d
s p e a k f o r t h e d e v e l o p e r t h a t h e w o u l d b e w i l l i n g t o g o t o t e x t u r e d c o n -
c r e t e a n d c o l o r , a l t h o u g h t h i s w o u l d b e a n a d d e d e x p e n s e . C o m m i s s i o n e r
O a k l e y a s k e d i f h e w o u l d o b j e c t t o h a v i n g t h i s w r i t t e n i n t o t h e c o n d i t i o n s
" o f t h e z o n e v a r i a n c e , t o w h i c h M r . M c C l e l l a n s t a t e d h e h a d n o o b j e c t i o n s .
C o m m i s s i o n e r O a k l e y a s k e d i f i t w a s t h e d e v e l o p e r ' s i n t e n t t o i n c l u d e t h e
n e w e x h i b i t o f t h e d e p r e s s e d d r i v e w a y , 8 f t . w a l l , r o o f e d a r e a a n d p l a n t -
i n g o n t h e p r o p e r t y l i n e a s p a r t o f t h e s i t e p l a n , a n d M r . M c C l e l l a n
s a i d y e s .
R e g a r d i n g t h e s i z e a n d w i d t h o f t h e p a r k i n g s t a l l s , M r . M c C l e l l a n a g a i n
r e f e r r e d t o h i s c o m p a n y ' s e x p e r i e n c e i n p l a n n i n g m a n y c e n t e r s , p l u s t h e i r
r e l a t i o n s h i p w i t h t h e m a j o r t e n a n t a n d t h e a c c e p t e d s t a n d a r d p a r k i n g
s t a l l w i d t h i s 9 f t . I f a n y o f t h e m a j o r c h a i n s f e l t t h i s w a s a n i n -
c o n v e n i e n c e t o t h e s h o p p e r , w h o i s k i n g , t h e y w o u l d r e q u i r e w i d e r s t a l l s .
C o m m i s s i o n e r O a k l e y r e f e r r e d t o t h e p a r k i n g l a y o u t , w h y , i n c o m i n g o f f
B a l d w i n , a p e r s o n m u s t t u r n r i g h t i n t o a s t a l l , a n d M r . M c C l e l l a n e x p l a i n e d
t h e y d i d n ' t w a n t t o a l l o w p e o p l e t o c r o s s o n c o m i n g t r a f f i c . H e e x p l a i n e d
i t i s a l m o s t i m p o s s i b l e t o c o n t r o l o n e - o r t w o - w a y t r a f f i c i n p a r k i n g .
C o m m i s s i o n e r G a r v i n r e f e r r e d t o t h e q u o t e d s t a t i s t i c s o f o t h e r s h o p p i n g
c e n t e r s M r . M c C l e l l a n ' s c o m p a n y d e v e l o p e d , a n d a s k e d i f t h e s e c e n t e r s
h a d t h e s a m e t y p e o f s a t e l l i t e s t o r e s , i n c l u d i n g r e s t a u r a n t , a n d M r .
M c C l e l l a n s a i d s o m e d o a n d s o m e d o n ' t . C o m m i s s i o n e r G a r v i n s a i d t h e
t y p e o f s a t e l l i t e s t o r e s g o v e r n s t h e n u m b e r o f p a r k i n g s t a l l s , a n d w h e n
i t i s s a i d 1 0 0 - p l u s s p a c e s a r e a c c e p t a b l e t o " V o n s " i s t h i s t a k i n g i n t o
c o n s i d e r a t i o n t h e t y p e o f s a t e l l i t e s t o r e s a n d b u s i n e s s e s g o i n g i n w i t h
1
PLANNING COMMISSION MINUTES
January 11, 1968 - page nine
the development? If the satellites use up 80 spaces this leaves "Vons"
with about 50. He asked what was the normal number for a market of this
type, and Mr. McClellan said "Vons" figured they could live with 90 minimum.
w"Vons" is the major draw and the shopper coming to the center 90% of the
time is coming to the market. Commissioner Garvin replied that if the
shopper goes to any satellite stores and market it will take more than 20
minutes, or if that shopper also goes to the laundromat it will take longer.
If "Vons" takes 90 spaces, and 15 to 20 cars for the restaurant, the rest
of the satellite stores have few spaces. Mc. McClellan said this can be .
figured in different dnrays and you couldn't say it was right or wrong.
Mr. McClellan, in answer to Commissioner Garvin's question, stated the
parking area could be double - striped, and usually is. For the record Com-
missioner Garvin stated he considered the 9 ft. parking stalls inadequate
for today's cars.
Chairman Beckman asked if the applicant or Mr. McClellan could give a
ratio of other comparable centers with regards to square footage and park-
ing. Mr. McClellan listed the following: Alpha Beta Market and shops at.
Santa Monica and Fairfax, 45,700 sq. ft. and 120 cars; Foodfair Market
and small shops in Bellgarden, 28,500 sq. ft., 128 cars; Alpha Beta and
small shops, 26,700 sq. ft. and 86 cars; in the last mentioned center the
market had only 19,000 sq. ft. The center in Cheviot Hills had 50,000'
sq. ft., and 130 parking stalls.
• Mr. Stack added, in conjunction with the subject of the zone variance on
parking stalls, the number of employees in the shopping center had been
broken down as follows: "Vons" - 15 on a normal shift; cleaners -1; shoe
repair-1; barber shop-2; beauty shop-2; drugstore -4; restaurant,5; coin
laundry - none; for a total of 30. In an area such as Temple City employees
working in the center many of them will live in the near vicinity and will
walk to work. "Vons" has 22 employees in their administrative offices
alone who live in Temple City. It is very common and it is presumed that
Ithere will be, in a shopping center, pool riding. He explained the differ -,
ence between a regional shopping center and a neighborhood shopping center;
a person can go to a neighborhood shopping center several times in a day
but doesn't stay very long - they get in and out quickly, and are within
a reasonable distance from home. In a downtown shopping or regional
shopping center people can spend all day. Here they don't stay very long - -
a 20 minute turnover. This is the way most neighborhood shopping centers
work.
Commissioner Garvin asked if he was familiar with the center at Garvey and
Jackson, and Mr. Stack replied yes, and that there was about 40,00Q sq.
ft. in their buildings.
Commissioner Oakley asked if Mr. Stack was in a position at this time to
state this center would be built as shown and Mr. Stack said this is how
it would be built, this is the concept, worked out with "Vons" and the
architects out of many concepts. It will be as presepted with slight
variations as the Commission pointed out, if approval is obtained. Com-
missioner Oakley asked if he would object to having it so stated in the
variance that it must look like this, and Mr. Stack answered he had no
objections.
No one else came to speak in favor.
In opposition Mrs. Geraldine Moreno, 6219 Golden West, and who owns prop-
erty at 5435 Baldwin, did some research of the parking conditions at
Alpha Beta, Clark Drugs and at the Golden. West Shopping Center, and her
findings were that the parking was often inadequate and the employees
were forced to park somewhere else. During the peak hours and during peak
days and the Christmas season the parking was particularly critical,.
Mr. Tom D. Atkins, 5428 N. Cambury Ave., stated it was pretty apparent that
there would be on- street parking, and he wanted to know if any provision
was made for sidewalks, especially on narrow streets such as Olive, for
PLANNING COMMISSION MINUTES
January 11, 1968 - page ten
people who would be forced out into the street around parked cars. The
City Manager replied the immediate vicinity of the site would have side-
walks as part of the plan. On Baldwin there has been considerable side-
411 walk work and more will be put in as residents require. Mr. Atkins asked
if this would include Cambury, and the City Manager answeredit was not
considered a major safety factor on Cambury to require sidewalks.
Mr. Richard Nolan asked if the official zoning map on display was accur-
ate and was informed it was not. He asked where there was an official
zoning map, and the Planning Director said in the Zoning Ordinance book.
Mr. Nolan said that only showed existing zoning and he wanted to see a
copy of the proposed Master Plan. The Planning Director showed him the
General Plan map in the proposed General Plan book. He said that the
corner is slated for commercial development in the proposed Master Plan.
It was recommended as R -3; that is the existing zoning,
Mr. Nolan stated he had checked "Vons" parking lot in El Monte on a Sun-
day afternoon, where there were no shops and 211 parking stalls, and
found the parking lot almost full or occupied with shopping carts and
many cars taking up double spaces. A similar situation exists at Garvey
and Jackson where the employees are required to park their cars on the
street, and this is a Haagen development, and if they lacked foresight
there he wondered if they had gained so much more insight in planning
parking for this center in one year. That center is 47,000 sq. ft.,
• which is 7000 ft. less than here.
He went on that Mr. Stack and Mr. Goodman of the Temple City Chamber of
Commerce came to their homes and stated categorically that there was
sufficient parking, and also stated that a housewife would not go more
than 190 to 200 ft. from her car to a market door to shop. He pointed
out that if a woman had a beauty shop appointment, she would probably
park on the street if the lot were full, in order to keep that appoint-
ment. With regard to the possible T&J Restaurant and the banquet facili-
ties of which Mr. Goodman is so proud, if he had tickets for a banquet
and the lot were filled would he be apt to go elsewhere? And did the
developer check the T. &J in Rosemead or a similar development for park-
ing? If they go by Mr. Goodman's statements, this is going to be quite
a busy banquet facility because there is no other such facility in Temple
City, and will be a boon for clubs and organizations in the area. He
then mentioned that Traffic Engineer Envall said measures can be taken
to insure movement of traffic on Olive, that 40 ft. width on this street
is adequate, that there could be no stopping permitted on Olive on
either side or both sides of the street, with an addition of a lane. If
this is done and no parking is allowed on Olive shoppers will use other
• residential side streets such as Cambury; traffic on Olive will increase
and so will danger to children. Crosswalks provide some protection.
Those who go to Cloverly school ride their bikes, and can't stay on the
curbs or sidewalks. The signals that are modified to allow 10 seconds
and pedestrian time is not sacrificed or reduced; however, one must
push the button to cross, and unless a person knows this, he will go
on a green light only to be caught in traffic in the middle of the street,
particularly if the person is a stranger to the intersection. He consid-
ered the traffic control at this intersection, which must have been approved
by the Traffic Dept., as poor traffic control because of the necessity to
trip a signal in order to proceed. He concluded his argument by stating
that a variance should not be granted, according to the ordinance book,
if it is injurious to the enjoyment of the property owners of their owrr
property, and this has an effect on the zone change, very much in conjunc-
tion. He asked that the Planning Commission consider this fact before
making a decision on either case.
Commissioner Millham asked how many parking spaces were at the center at
Garvey and Jackson and was told there were 144.
Chairman Beckman asked about the bus service to the schools, and was told
III there was service at La Rosa but not Cloverly; children ride their bikes
the entire length of Olive across Temple City Boulevard, but do not go
up Temple City Boulevard.
1
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P L A N N I N G C O M M I S S I O N M I N U T E S
J a n u a r y 1 1 , 1 9 6 8 - p a g e e l e v e n
M r , L a r r y R e e d , 9 9 2 2 N a d i n e , s p o k e a b o u t i n a d e q u a t e p a r k i n g f o r " V o n s "
a n d i t s s a t e l l i t e s t o r e s , p a r t i c u l a r l y s i n c e t h e r e w i l l b e i n c l u d e d a
b e a u t y s h o p , w h e r e a w o m a n c a n s p e n d f r o m 2 2 t o 4 h o u r s . I t t a k e s
m o r e t h a n 2 0 m i n u t e s i n a b a r b e r s h o p , a n d t h e r e c a n b e a s m a n y a s 7 t o
8 c u s t o m e r s t h e r e . T h e f i g u r e s h e a n d M r . N o l a n q u o t e d w e r e f a c t s o b -
t a i n e d f r o m a s h o p p i n g c e n t e r a l m o s t i d e n t i c a l t o t h e p r o p o s e d o n e e x -
c e p t f o r t h e s e r v i c e s t a t i o n . T h e y h a v e m o r e s p a c e a n d s t i l l h a v e a
p r o b l e m . T h e y h a v e m o r e e m p l o y e e s - a l l t h e t i m e , n o t j u s t p e a k h o u r s .
H e s u g g e s t e d i f t h i s w e r e t o b e a f i r s t - c l a s s d e v e l o p m e n t t h a t m o r e
p r o p e r t y b e p u r c h a s e d f o r p a r k i n g a s m o s t p e o p l e w i l l c o m e t o t h e c e n t e r
i n c a r s .
M r . R o b e r t H o o d , l i q u o r s t o r e a t B a l d w i n a n d O l i v e , w a s v e r y c o n c e r n e d
a b o u t t h e p a r k i n g f o r t h e p r o p o s e d c e n t e r w h i c h h e f e l t i n a d e q u a t e .
M r . J a m e s B a l d w i n , 9 8 1 4 C a l l i t a , T e m p l e C i t y , r e s i d e n t a n d d e v e l o p e r ,
s a i d h e w a s n o t h e r e t o s p e a k f o r o r a g a i n s t . H e l o o k e d a t t h e r e n d e r -
i n g s a n d h a d s e r i o u s d o u b t a b o u t a l o t o f t h i n g s - h e s a i d i t i s n o t
e n o u g h t o g r a n t t h i s a n d s a y i t h a s t o c o n f o r m t o t h e r e n d e r i n g . H e
w a s c o n c e r n e d a b o u t t h e f a c a d e o n t h e s i d e s o f t h e b u i l d i n g f a c i n g O l i v e .
H e f e l t t h e r e s h o u l d b e a m o r e " v i l l a g e - y " l o o k t o t h e c e n t e r t o c o n f o r m
t o t h e a r e a . H e s t a t e d t h a t i n A l h a m b r a w h e r e t h e y j u s t h a d a l a r g e
p r o j e c t a p p r o v e d , a n y p r o j e c t o v e r a c e r t a i n a m o u n t o f m o n e y , t h e d e v e l o p ,
e r h a s t o s u b m i t t o t h e C o m m i s s i o n e l e v a t i o n s f r o m a l l f o u r s i d e s o f t h e
" b u i l d i n g . H e f e l t t h a t p o r n o g r a p h i c p r o b l e m s c o u l d b e l a r g e l y e l i m i n a t e d
b y t h e u s e o f r o u g h b r i c k o r s t o n e . H e a l s o f e l t a p r e l i m i n a r y l a n d -
s c a p i n g p l a n s h o u l d h a v e b e e n s u b m i t t e d . C h a i r m a n B e c k m a n e x p l a i n e d
t h a t t h e y m u s t s u b m i t a l a n d s c a p i n g p l a n a n d s p r i n k l i n g s y s t e m t o t h e
C i t y f o r a p p r o v a l .
1
M r . P a t r i c k A . C u r r a n , 9 9 3 9 N a d i n e , s p o k e a g a i n s t t h e v a r i a n c e , t h a t i f
h e h a d w a n t e d t o l i v e i n a c o m m e r c i a l a r e a h e w o u l d h a v e b o u g h t n e a r o n e .
C h a i r m a n B e c k m a n a s k e d i f M r . S t a c k w o u l d c a r e t o s u b m i t r e b u t t a l , s i n c e
t h e r e w a s n o o n e e l s e t o s p e a k i n o p p o s i t i o n . M r . S t a c k d e c l i n e d , r e s t -
i n g h i s c a s e - o n f a c t s p r e s e n t e d t h u s f a r .
C o m m i s s i o n e r O a k l e y f e l t M r . B a l d w i n h a d a f e w g o o d p o i n t s a n d h e t o o
w o u l d l i k e t o s e e t h e b u i l d i n g l o o k w e l l o n a l l f o u r s i d e s , t o h a v e
a r o o f l i n e a n d n o t j u s t p a r a p e t w a l l . M r . S t a c k r e p l i e d t h e y w i l l
s u p p l y o t h e r e l e v a t i o n s a n d p a r t i c u l a r f i n i s h e s .
C o m m i s s i o n e r M i l l h a m a s k e d M r . S t a c k i f h e f e l t t h e p r o p e r t y i s u n i q u e ,
a n d M r . S t a c k s a i d y e s , f r o m t h e s t a n d p o i n t t h a t i t i s l o c a t e d o n a
m a j o r b o u l e v a r d , t h a t t h e s e r v i c e s f o r t h i s a r e a a r e b e i n g p r o v i d e d b y
o t h e r c o m m u n i t i e s ; t h e l o c a t i o n o f B a l d w i n a n d O l i v e w i t h i n t h e p h y s i c a l
g e o g r a p h y o f T e m p l e C i t y i s u n u s u a l i n l o c a t i o n t o o . C i t y A t t o r n e y F l a n -
d r i c k r e f e r r e d h i m t o S e c t i o n 9 2 0 1 i n t h e Z o n i n g O r d i n a n c e , a n d M r . S t a c k
c o n t i n u e d t h a t t h e p a r k i n g v a r i a n c e t h e y a r e r e q u e s t i n g h e f e l t w a s a
f a i r o n e b e c a u s e h e f e l t t h e p a r k i n g t h e y a r e s u p p l y i n g i s s u f f i c i e n t
t o d o t h e j o b ; t h e m a j o r t e n a n t f e e l s i t i s s u f f i c i e n t .
C o m m i s s i o n e r G a r v i n a s k e d i f t h e l o a d i n g a r e a o f f O l i v e w a s r e s t r i c t e d f o r
j u s t t h e d r u g s t o r e , a n d w a s t o l d t h a t i t i s a l s o f o r m a r k e t l o a d i n g , b u t
t h e m a i n l o a d i n g f o r t h e m a r k e t w a s o n t h e o t h e r s i d e . C o m m i s s i o n e r G a r -
v i n a s k e d i f i t w o u l d c h a n g e t h e i r p l a n s t o r e s t r i c t i t t o t h e d r u g s t o r e
o n l y . M r . S t a c k r e f e r r e d t h e q u e s t i o n t o M r . M c C l e l l a n , w h o s t a t e d i t
c o u l d b e d o n e , b u t n o t u s u a l t o r e s t r i c t a l l l o a d i n g f o r " V o n s " i n t h i s
m a n n e r . C o m m i s s i o n e r G a r v i n s a i d h i s m a i n c o n c e r n w a s l a r g e v e h i c l e s ,
a n d M r . M c C l e l l a n s t a t e d t h a t t h i s l o a d i n g a r e a w a s n o t b u i l t t o h a n d l e
t h e l a r g e v a n s - t h e y w o u l d b e s e r v i c e d a t t h e o t h e r s i d e . I f t h i s w e r e
t o b e c o m e a r e s t r i c t i o n a n d c o n d i t i o n o f t h e v a r i a n c e h e w o u l d h a v e t o
d i s c u s s i t w i t h " V o n s " .
C o m m i s s i o n e r G a r v i n a s k e d a b o u t . t h e t r a s h a r e a o n t h e n o r t h s i d e , i f i t
s e r v i c e d o n l y t h e s a t e l l i t e s h o p s a n d n o t " V o n s " , a n d w a s t o l d t h a t " V o n s "
"
t r a s h w o u l d b e u n d e r c o v e r . C o m m i s s i o n e r G a r v i n w a s c o n c e r n e d t h a t , i f
t h e r e w e r e t h r e e r i g s p a r k e d t h e r e , t h e t r a s h c o u l d n ' t b e p i c k e d u p , a n d
M r . M c C l e l l a n i n f o r m e d h i m t h a t t h e r e w o u l d n e v e r b e t h r e e r i g s t h e r e a t
o n e t i m e . M r . M c C l e l l a n p o i n t e d o u t t h e r e w a s a 6 x 1 5 t r a s h a r e a f o r t h e
s a t e l l i t e s h o p s .
PLANNING COMMISSION MINUTES
January 11, 1968 - page twelve
Commissioner Garvin asked how many uses are proposed for the satellite
building. Mr. Stack replied they are not in a position to negotiate for
tenants in the satellite shops until the project is almost completed,'
and he listed the possible tenants as a beauty shop, barber shop, laundrp-
mat, shoe repair shop, cleaner, and restaurant. Commissioner Garvin asked
how many shops there would be, that he couldn't vote on the variance unless
he knew what is going to go into these buildings, that the type of tenants
would have a direct bearing on the parking. He said at the last meeting
a certain size restaurant was described, and if a larger restaurant were
to be a tenant the parking required would take away from "Vohs" parking.
Mr. Stack replied that since "Vons" is the major tenant they would not
have another tenant in the satellite stores that would hamper "Vons" opera-
tion. Chairman Beckman suggested controlling the number of stores.
Mr. Alexander Haagen, '..:5505 :Wilshire-Blvd., L.A. , .took the podium and
stated that it is impossible to lease space until at least the plans are
completed. He said he is willing to limit the square footage of the
restaurant. They are not going to put in a large restaurant there; are
under strict surveillance of the major tenant. Tenants cannot handle
liquor, dairy or food products or use parking in competition with the
major tenant. Normally there would not be more than six or seven shops c;.:;
there and he stated they were willing to limit the number of stores if
so desired.
• Chairman Beckman felt it would be wise to limit the size of the restaur-
ant. Commissioner Garvin stated that the Ralphs Center plans showed the
number of shops.
Mr. Haagen stated that they have a record of 100% leased and operated
shops, they have been talking to good tenants and hope they will come
to this center.
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Mr. Larry Reed wanted to know if it wasn't determined how many shops or
their size, how could the number of parking stalls be determined? Es-
pecially since this is a borderline case of parking space. Mr. Haagen
replied he disagreed that there will not be adequate parking; he added
that not one million, but several million, dollars will be invested here.
Commissioner Oakley moved the public hearing be closed, and it was second-
ed by Commissioner Millham and so moved.
Commissioner Garvin said the development as proposed did not satisfy him.
The number of parking spaces and size are inadequate, this is 30% below
what it should be; Ralphs parking was only 19% below. Parking is pro -
posed without knowing how many buildings in the satellite operation, es-
pecially if a large restaurant goes in. The service station in the mid-
dle is taking up a lot of space; parking is less than required and sub-
standard in width.
Commissioner Lawson concurred with Commissioner Garvin, that there should
be more parking spaces here, instead of 187 it is proposed to have 130.
He felt the size, 9x20, was not objectionable.
Commissioner Millham agreed with Commissioner Lawson that 9 x 20 was suf
ficient in this case, but agreed with Commissioner Garvin that they should
know how many stores will be in the satellite area to know whether re-
duced parking is adequate.
Commissioner Oakley felt 9x20 size was all right, but if the variance is
granted he would be interested in adding several requirements or condi-
tions, such as an 8 ft, high wall; covering over delivery on the north;
planting on the north; exposed colored aggregate surface or other speci-
fic material such as brick to greatly reduce glare to the residential
properties on all sides; buildings generally must look as shown; submit
all elevations for final approval, specifically with regard to the roof
line, parapets, overhang, to make them look from the residential sides
much as they look from the front, not including windows; and limit the
restaurant to 4,000 sq. ft.
PLANNING COMMISSION MINUTES
January 11, 1968 - page thirteen
Chairman Beckman concurred that there should be a limitation on the size
of the restaurant and number of shops. Our present ordinance specifies
parking be related to the square footage of shops; the applicant is ask-
IIIing for a variance because the type of shops will not require as much
parking, He agreed that it was difficult to get tenants before the mar-
ket is built as that might be another year. Major tenant has the control -
he approves satellite tenants. He stated he had visited a number of shopp-
ing centers and agrees with the applicant that he would not walk more than
200 ft, from his car to the market door. If "Vons ", the major tenant, is
satisfied that this parking is adequate, they would be in a position to
know.
Commissioner Oakley wished another condition inserted - that the parking
lot lighting not exceed 16 ft, in height. Chairman Beckman stated in a
previous case that it was required that landscaping and the lighting plan
be approved by the staff,
Commissioner Garvin asked that consideration be given to double striping
of the parking lot rather than single; that the loading area at the rear
of the drugstore service the drugstore only; the satellite building
specified for the drugstore be used for nothing but the drugstore. City
Attorney Flandrick instructed that a restriction could be put in the
variance that the market building be used only as a market, a drugstore
building be used only as a drugstore, etc., and if there develops a
III problem after a couple years the applicant could come back and ask for a
modification.
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Chairman Beckman declared a 10 minute break at this time, and called the
meeting to order again at 11:35 PM,
6, CONTINUED PUBLIC HEARING:
CONDITIONAL USE PERMIT NO. 67 -244
Alexander Haagen, Agent for Owners
5505 Wilshire Boulevard, Los Angeles
Site: 5409 thru 5429 N. Baldwin Ave. (W, Side)
9933 thru 9945 E. Olive St, (N. Side)
Chairman Beckman explained that this was a continued public hearing, and
that at the meeting of Dec. 21st the applicant was asked to submit cor-
rected renderings of the station. He then asked if the Planning Director
had anything to add.
Planning Director Dragicevich presented Revised Exhibit "C ", showing 5
parking spaces to the north of the service station building. Applicant
also shows access driveway on Olive shifted from the corner 52 ft. Also
shown is canopy extended and the block wall as proposed 5 ft. in height.
The maps labeled C -3A and C -3B show elevations and views from the north,
Baldwin, Olive and West. He referred the Commission to another render-
ing which illustrated the same points, only in color. He went on that
the applicant also proposed a change in the height of the free - standing
sign. Proposed and shown on the previous map was 27 ft., now is to be
20 ft.
Mr. Fred Westover representing the Gulf Oil Co,, came to the podium, and
said he felt the new renderings had captured the general feelings of the
Commission at the last meeting including the treatment of the overhang
of the canopy, the front wall to block the view of pumps from Baldwin.
Commissioner Oakley asked about the building material proposed for the
station and was told it is a metal building with facia the same material
as "Vons ". The wall can be any type of material, There was considerable
discussion about the renderings, and the height of the sign. Commissioner
Garvin suggested, with the height of the building being 16 ft., the banjo
sign 20 ft,, to leave the emblems off the canopy. Mr. Westover replied
that the canopy signs are a trademark emblem not to extend over the roof
• line of the canopy.
PLANNING COMMISSION MINUTES
January 1 1 , 1968 - page fourteen
Mr. Westover explained the reason for the two Gulf stations in Temple
City being closed - the one lost its lease, and the other was selling
• and repairing motorcycles in violation of the City's zoning code, and
chose to move elsewhere in Temple City where this operation, in con -
junction with a gas station, was legal. in answer to a question from
the audience he explained that the storage tanks would be located to
the side of the pumps and their service trucks would not take up park-
ing space while filling the tanks, The filling procedure would be done
in the early morning or mid - afternoon, but not during peak hours, Com-
missioner Garvin explained that on the checklist the Commission follows
on service stations, deliveries shall be confined to the hours of 7 AM
to 10 PM, The Planning Director inserted at this point that the highest
point of the station was 17 ft,, not 16, for the record. Commissioner
Garvin continued that all business activities, including delivery, ex-
cept servicing of gas and oil, shall be confined between 7 AM to 9 PM,
There being no one else to speak in favor of the case, and no more ques-
tions, the Chairman asked if there was anyone in opposition.
Mr. Tom D. Atkins, 5428 N, Cambury Ave., Temple City, stated he had been
in the service station business, and found that the traffic from the
racetrack did not greatly increase his business. His main opposition
was that the large gasoline trucks would have a difficult time getting
in and out of the center,
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1
There being no one else to speak in opposition Commissioner Garvin moved
to close the public hearing, and it was seconded by Commissioner Oakley
and so moved.
Commissioner Oakley felt that Gulf Oil has indicated what the Commission
wanted, a station with character. He was in favor of two signs,one on
each side, a 20 ft, high banjo sign, but was opposed to the exit on the
corner, facing Baldwin, However, if the Commission is happy with the
presentation as shown and discussed, he would like to add conditions from
the service station checklist in reference to signs and driveway approaches.
Cornmissioner Garvin was concerned with the solid masonry wall in front of
the restrooms and felt it should be decorative and with visibility such
as lace block, as a crime preventative,
Commissioner Lawson felt that (referring to staff recommendation No, 19
in the factual report) the lighting fixtures should be compatible with
the other shopping center fixtures. There was some discussion of the
type of lighting required for a gas station and that for the rest of the
parking lot, and it was determined that no lighting fixtures should ex-
ceed 16 ft., and should be compatible throughout the center.
Commissioner Garvin questioned the staff recommendation No, 7, the plant-
ing, if there was a restriction on the height and the Planning Director
referred him to staff recommendation No, 21. Commissioner Garvin would
like the wall in front of the restrooms to be decorative, and the light-
ing limited to 16 ft, fixtures. He was in favor of the 20 ft, high banjo
sign and the emblem on the wall on Baldwin he felt was ample to identify
the product and could see no reason for decals or emblems on the canopy,
and staff recommendations as listed.
Chairman. Beckman concurred with the Commissioners, that this was what we
were trying to accomplish. This was the reason service stations were
put under Conditional Use Permit and why there is a check list, He pre-
ferred stations in shopping centers as this, rather than on a corner,
Chairman Beckman then suggested going back to Case 67 -242, the Zone Change,
and voting, as he didn't want to see the service station approved unless
the zone change was approved, The Commission was referred to Item 4 on
the agenda.
• Cornmissioner Garvin moved to recommend to the City Council a change in
zone from the present zoning of to C -2 for subject property. It was
seconded by Commissioner Millham, A roll call vote was taken as follows:
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1
PLANNING COMMISSION MINUTES
January 1 1 , 1968 - - page fifteen
AYES: Commissioners: Garvin, Lawson, Millham, Beckman
NOES: Commissioners: Oakley
ABSENT: Commissioners: None
Commissioner Oakley stated as his reason for dissent was that not enough
information was presented as to whether this center should go in this
area. In the variance discussion the parking, and traffic were big items,
and he was not sure in his own mind that this was in the best interest of
Temple City.
Chairman Beckman referred the Commission to Zone Variance Case No. 67 -243,
Item 5 on the evening's agenda. He asked for a motion that would contain
all the conditions as specified in the staff report, and with the aid of
the Commission and the City Attorney, it would also include limiting the
size of the restaurant portion of the satellite building to 3500 -4000 sq.
ft.; storage, trash and delivery areas be screened and the wall behind
them increased_to 8 ft.; double striping of parking lot; limitation to
16 ft. on the height of the lighting fixtures, planing on the north;
exposed colored aggregate surface or other such specific material to
greatly reduce glare to residential properties on all sides; buildings
must look as shown; submit all elevations for final approval; specific-
ally with regard to roof lines, eaves, overhang, to make them look from
the residential sides much as they look from the front. It was deter-
mined that screening the air conditioning and mechanical apparatus on
the roof was covered by the zoning ordinance.
Included by Commissioner Garvin was the condition that hours of delivery
be restricted to 6 AM to 6 PM. Chairman Beckman explained that land-
scaping and lighting should be substantially as described; the proposed
sign should be 35 ft. in height; it was stated that condition No. 13
could be eliminated.
Commissioner Oakley moved the variance be granted with conditions as
stated, and Commissioner Millham seconded. A roll call vote was taken
as follows:
AYES: Commissioners: Millham, Oakley, Beckman
NOES: Commissioners: Garvin, Lawson
Chairman Beckman declared that the Resolution covering the variance would
be prepared by the City Attorney and presented at the next meeting of the
Planning Commission for approval, stating all the conditions, and at that
time would be voted on. He also announced the right of appeal after
adoption of the resolution.
Chairman Beckman announced the Commission would now consider a motion on
the Conditional Use Permit Case No. 67 -244, Item No. 6 on the agenda.
City Attorney Flandrick stated that, in addition to the staff recommenda-
tions, the Commission had requested a decorative screen wall in front of
the restroom doors, trash area covered and attached to wall, 20 ft. high
sign, outdoor lighting to be compatible to rest of center. Commissioner
Oakley was against the access driveway on Baldwin and the City Manager
pointed out this is the same plan as at several other stations in this
area, that the racetrack traffic problem exists only for a part of the
year, that Baldwin is not as busy as Rosemead where some of the mentioned
stations were located. Commissioner Oakley also stated that the service
station check list required a 150 ft. lot width, and this was only 125,
and with reduced parking this would all compound the problem. Commis-
sioner Millham and Oakley, as well as Chairman Beckman, felt that the
two trademark signs on the canopy, but no higher than the canopy, would
not detract from the service station.
Commissioner Oakley moved that the Conditional Use Permit be granted, sub-
ject to all the discussion, including elimination of the driveway on
0 Baldwin, decorative screen wall by restroom doors, lighting 16 ft. high,
two trademark signs per check list and substantially as shown on the
plot plan and elevations and including all that the "Gulf" representative
PLANNING COMMISSION MINUTES
January 11, 1968 - page sixteen
indicated for the various vertical planes indicated. Commissioner Lawson
seconded, and a roll call vote was taken as follows:
• AYES: Commissioners: Lawson, Millham, Oakley, Beckman
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NOES: Commissioners: Garvin
Chairman Beckman announced that any interested citizen or the applicant
had the right to appeal the decision or any of the conditions to the City
Council within 20 days after the adoption of the Resolution, and that
the Resolution would be prepared and adopted at the next regular Planning
Commission meeting.
City Attorney Flandrick read Resolution 68-282,-RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF TEMPLE CITY GRANTING ZONE CHANGE IN ZONE CHANGE
CASE CASE NO. 67 -242. Commissioner Millham moved to waive further read-
ing and adopt and Commissioner Oakley seconded, and it was so moved.
7. OLD BUSINESS
The Planning Director referred the Commission to the Resolution for Con-
ditional Use Permit 67 -241, case on the commercial- recreational use,
which was ready for reading and adoption. Commissioner Garvin stated he
had not had a chance to read it, and the other Commissioners agreed, and
action was postponed until the next regular meeting.
Planning Director Dragicevich called the Commission's attention to the
proposed amendment to the ordinance on car wash establishments, that the
City Council had referred it back to the Planning Commission for review
and comments. The Planning Commission felt they had not had a chance
to review it, and would like to study it, and preferred not to take ac-
tion on it this evening.
It was determined by the Commission, in reply to Commissioner Garvin's
question, that the next study session would be January 25th.
9. TIME FOR THOSE IN THE AUDIENCE WHO WISH TO SPEAK
Mr. Alexander Haagen thanked the Commission for their considera-
tion and time at this late hour.
10. MATTERS FROM CITY OFFICIALS - None.
11. ADJOURNMENT
Commissioner Garvin moved the meeting be adjourned to the next
regular meeting of the. Planning Commission on January 23, 1968. It was
seconded by Commissioner Oakley and so move•. The meeting ad* urned at
12:45 AM.
Secretary