HomeMy WebLinkAboutBZA_Minutes_1982_11_15MINUTES OF TIIE BOARD OF ZONING .ADJUSTMENTS OF TI-IE CITY OF HEBMOSA BEACH HELD IN THE COUNCIL CHAMBERS OF CITY HA.IL ON NOVEMBER 15 , 1982 , AT 7: 30 P .M. Meeting called to order at 7: 30 P .M. by Ch1m. Moore Pledge of Allegiance led by Chnn. Moore ROLL CALL PRESENI': Conm'l. Ebey, 'Williams, Chirn. Moore ABSENT: Corrms . Cutler, Toth ALSO PRESENT: Laurie Duke, Staff Liaison Comns. Cutler and Toth had excused absences. Corrm. Ebey was appointed Secretary for this ~eting. APPROVAL OF MINITT'ES The fuard postponed approving the Noverrber 1, 1982 minutes until the next rreeting. APPROVAL OF RESOLUfIONS Moticm. by Corrm. Ebey, seconded by Chnn. Moore, to approve Resolutions B .Z .A. 154-483, 154-490, 154-491, and 82-1. No objections. So ordered. PEIR HR ·s2~034 -City wide ~ Rerooval of three~story height limitation in c~rcial zones . • Mrs. Duke introduced Dana Stoike, Planning Intern, to the Board. Ms. Stoike gave a report. She stated that the rerroval of the three-story he_ight limitation in conmercial zones would not have that IJD.J.Ch of a detrirmntal in1)act because persons can build to 45 feet. She believed ~ three-story height limitation should be eliminated if persons were allowed to build to 45 feet. Chim. Moore felt that the writer of the report showed all the beneficial aspects of the project, and he questicned whether it was an accurate analysis. Ms. Stoike stated that most of the buildings that have recently been built in the comrercial areas have not been built to 45 feet. She stated that because people have not been able to build to four stories, the economi.c return from building a ~zzan:i.ne is not as gr~at; therefore, they are only going to three stories. • Chnn. Moore noted concern for applications for small variances above 45 feet. Conm. Ebey asked if there were a definition of story heig..½ts in the Code. Ms. Stoike replied in the negative.
BOARD OF ZONING ADJUSTMENTS MINUI'ES -Novemer 15 , 19 82 Page 2 PEIR HB 82-034 (Cont.) Ms. Stoike stated that the height limitation may be circu:nvented because sorre of the lots are sloped. Coran. Williams questioned 'Why the four-stoxy hotel on Manhattan and Pier was not granted. She felt that the overage of the height limit on this project was insignificant. • Mrs. Duke stated that the Coastal Comni.ssion' s concern was the marginal parking. She stated, ho-rever, that the fout:'-stoxy hotel was approved. • • Coom. Williams noted concem for persons corrhining lots to attain a four-stoxy building. Corrm. Williams believed that the proposal would have a significant i.Irpact to the City. Ms . Stoike stated that there would not be sudden growth to the city. Conm. Williams believed that the grCMth inducing section of the report was incomplete; • • Ms. Stoike stated that she looked at it from an objective standpoint. She noted that there is not nuch conn:ercial space in the City. She believed that people were not going to put parking on derrolished buildings. She stated that the proposal was airred at having newer developm:nts built in the city, thereby making it nnre economically viable. Crum. Moore stated that a direct objective of limiting t..11.e height limit to three stories would be to encourage more open comnercial structures', i.e., higher ceilings. An indirect object would be making it difficult to build to four stories. Another :indirect object would be limiting floor space. Conm. Ebey believed that both the Council and the people of the city wanted a three~stoxy height limit on stru.ctures in the beach area. Cormn. Williams stated that a 45-foot height limitation with three stories would allow many variations for designs for roofs and attic area·. Mrs. Duke stated that the stairway enclosures are excluded from height. limitation. Ms. Stoik.e stated· that she had contacted other cities to find -out what type of height limitations they were using. She stated that two cities had similar restricticms. • Conm. Ebey stated that the idea of the 45-foot hei&1-t limitation was to limit height. She noted that three stories, without the 45-height limitation, could be built with cathedral ceilings, making the project over 45 feet. Chmn. Moore noted that if a person stays within the height limit, his neighbors' views are not protected.
BOARD OF ,ZONL'l'il'G .ADJUSTMENTS -November 15, 19 82 Page 3 PEIR HB 82-034 (Cont.) Cornn. WilliBIIB asked how many applications have been received for four stories. Mrs. Duke stated that no aoplications have been received Corrm. Ebey believed there would be a rmre substantial ~act than indicated on the report. She believed the report did not address all of the problems. Conm. Williams stated that she would like to kn& h0vv many comrercial structures in the city c.ould be built to four stories. Chlnn. Moore stated that virtually every building on Pier Avenue could be built to four stories if they had the square footage. Ms. Stoike stated that the parking is the mitigating factor in the building. Clum. Moore stated that the proposal may increase conmercial building, and it may increase the height of the cormercial buildings; however, it is not known to what degree they might be increased. He felt that sorre potential envirorurental llJ!>aCts had been identified. Comn. Ebey felt the report was too vague. Cornn. William; felt that the proposal would have a significant impact on traffic and growth. She felt that anyone wishing to build to four stories should apply for a variance. Conm. Williams stated that 45 feet is needed for three stories to accOIOC>date for variation in design of the roof. Comn. Williams felt there were rrore grcwth lll!>acts than indicated on the report. Ms. Stofr.e stated that it is "significant growth inducing impacts. 11 Ms. Stoike stated that the height should be lowered"if the fuard' s intent is to allow only three stories. Chim. Moore stated that a full-bl™11. Environmental Inpact Report will be needed if the Board detennines that there are significant environrrental llJ!>acts. If the Board detemrlnes that there are IJErely negative llJ!>acts, then the Board must give specific instructions as to which in:pacts are missing from the report or which i!l\)acts are not adequately described in the report. Conm. Ebey stated that she wished to see in the report how many offices and how many areas are underbuilt at this tinE. She wanted to know hrn many can be expanded and hOW' many imre parking spaces would be required. Ms. Stoike stated that very few people have the parking to build a fourth story, mless they revert to subterranean parking. Coom. Williams questioned why this item was being proposed if very few properties had adequate parking for a fourth story.
BOARD OF ZONING ADJUS'IMENTS MINl.J.rES -Noverrber 15, 1982 P_age 4 PEIR HB 82~034 (Cont.) Chrm. Moore stated that al.nost every lot in tc,;,,m can build to four stories if they started from scratch. Conm. Williams stated that it would be a significant impact if every lot in tawn could build to four stories. Chrm. ~ore stated that he could approve P .E.I.R HB 82-034 in its current £mm as being adequate andnonsignificant. Ms. Stoike stated that her concern was that the rrost significant impact would be view obstruction. Coran. Ebey stated that she would like the report to address in-lieu parking. She added that she wanted to plan for the future, not for today. • Chnn. Moore stated that a height limit of 45 feet and a parking requirerrent of one space per 300 sq. ft. is plenty of protection. Ms. Stoike stated that this proposal is aiTIE.d at the Th.00\)son and Prianos properties. Chmn. Moore asked Ms. Stofre if she had received enough direction from the Board to amend her report. Ms. Stoike stated that she would be mable to address the problem of acquiring adjacent lots.. She stated that she would also be unable to detennine which buildings have adequate parking to build to four stories. Coran. Ebey suggested determining how many buildings could provide enough parking for a fourth story if they were derrolished, This is without combining lots. Ms. Stoike stated that any building could be built to four stories; ho;vever, it would probably require subterranean parking which is very costly. She stated that a cmsultant may need to be hired to address the other concerns of the Board. Chmn. Moore suggested that Ms. Stoike reappear at the next ~eting with any additional information. At that tine, a full Board should be present. He continued this item to the next ~eting. PUBLIC HEARINGS None REVIEWS None MISCEU.ANEOUS Motion to adjourn at 7:42 P.M.
BOARD OF ZONING ADJUS'IMENl:'S ¥INOTES -Novenber 15 , 1982 Page 5 CERTIFICATION I hereby certify that the foregoing minutes were approved at a regular ~eting of the Board of Zoning Adjust:IIEnts of the City of lJerDX)sa Beach, Califomi.a. CORALEE EBEY, ACTING SECRETARY DATE