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HomeMy WebLinkAboutPC_Minutes_1983_01_04., MINUTES OF THE PLANNL"iG COM-ITSSION OF HERMOSA BEACH HELD ON JANUARY 4, 1983, IN TIIE CITY HAU. COUNCIL CHAMBERS AT 7: 30 P .M. Meeting called to order at 7:55 P.M. by Chnn. Peirce ROLL CALL -PRESENT: Comns. Brown, Izant, Shapiro, Strohecker, Chnn. Peirce ABSENT: Comns . Loosli, Smith ALSO PRESENT: Pamela Sapetto, Planning Director; Ralph Casteneda, TDC Planning Corrm. Shapiro arrived at 8:05 P.M. ' APPROVAL OF MINUTES Motion by Corrm. Izant, seconded by Corrm. Strohecker, to approve the Decerrber 7, 1982, minutes, noting the misspelling of Corrm. Strohecker' s name. No objections. So ordered. REVISED HOUSING EIH1ENT OF THE GENERAL PLAN Mr. Casteneda gave staff report. He stated that the Planning Conmission reviewed a preliminary work program in December for working on t.he Housing Elerrent so tli.at it may be colII'leted in May or Jtme. At that tine, the Corrmission was offered to follow the framework of an outline which was approved by the Planning Corrmission in March, 1982. There was concurrence at that tine that the frmrework could be used and that the Elerrent should be produced in stages with one or two sections being reviewed and revised. He stated that the first three secticns up for review were the General Plan Authorization, the Staterrent of Philosophy, and the Stat~t of the City's Role in Housing. The first section indicated that the Elerrent is a required elerrent o f the gener al p lan, and the City is going forth with this pursuant t o local needs as well as colII'lying with the Govemxrent Code. He stated that the Planning Comni ssi on and the City Cotmcil are authorize d and required to deal with the question of Housing. The second section covers IlRlch material borrowed from the first Elenent draft in 1979, the LCP Housing draft as well as comnents made from tine to tirre. One of the keys is if the city does get involved in the area of low-and rroderate-incorre housing, it would be for senior citizens and for the use of local resources only. This statenent reflects the philosophy at this point in tine. The other philosophy is the philosophy of supplerrenting the private sector rather than direct involvenent in supplying housing. A third item would be the prorrotion and expansion of home ownership opporttmities and retaining as diverse a housing envir~nt as possible. The City has identified three roles in housing, one of them not being the direct provision of housing assistance or housing subsidies. The City's role in Housing is one of developers, investors, human service organizations, etc. In terms of its responsibility in the Land Use regulation, there will be a regulatory role that will provide positive incentives to the housing sector that will not bind the production of housing or the delivery of housing. The third role is one of facilitating and addressing housing needs to the extent that they exist primarily by fostering local ways and rreans. He stated that these are surrmary staterrents PLANNING Ca1MISSION MINUI'ES -January 4, 1983 Page 2 REVISED HOUSING ELEMENT OF THE ·GENERAL ·PLAN (Cont.) arid, fri part, reflect sorre of the sentiment ezj>ressed in previous housing docunents as well as testimmy. He added that the intent of the draft is for review and evaluation. He requested guidence from the Corrmission. Chrrn. Peirce asked for the titles of the next two sections that would be up for discussion. Mr. Casteneda replied that the next two sections would deal with the functicns of the Element, that is , how the docUIIalt would be used. There will also be a section on Housing need. He added that those two sections should be discussed at the rreeting of January 18, 1983. Chnn. Peirce inforrred the audience that the Housing Elerrent had nine sections, three of -which were up for discussion at this tine. Public Hearing opened at 8:07 P .M. and continued until January 18, 1983. REVISIONS TO THE CONIXl1INIUM CONVERSION ORDINANCE Mr. Casteneda gave staff report. He stated that on Decerrber 7, 19 82 , the Planning Conmi.ssion reviewed several ways in -which the existing condomi..nitnn conversion ordinance could be changed. The City Council had reviewed the docurrent and asked that it be returned to the Corrmission for further input. The Conmission at that time cane to five key decisions. The first was that it was not necessary to control the rate of conversim activity in the City on the basis of vacancy rates or the arrnunt of new residential construction. It was felt rather that the yearly private applicant interest should be the inain factor affecting conversion activity in the City. With respect to developtrent standards, there was discussion on -whether s orre deviation from existing st andards ought to be allowed. The Conrni.ssion reaffirrre d the ir position that the exis ting property developrrent standards should exist and that deviations should not be cast in ordinance language, rather that the Planning Conmission could evaluate each project based on its rrerits. A third decision was to reaffirm a previous Corrmission desire to eliminate the conditional approval section of the current ordinance. A fourth decision was to eliminate the inposition of any fee in relation to the approval of a conversion project . . A fifth desire was to request that a resolution reflecting the four previous decisions as well as the previously adopted resolution be developed. Such resolution was attached to the report. Additional background infonnation was supplied, dealing with conversion ordinances as they might take place in surrounding commmi ties . He noted that the iss ues of ownership benefits in terms of condomi..nil:lill conversion and the fact that all condomi.nitnn convers ions do not end up owner occupied were brought up at the last rreeting. In 1980, 61 percent of the condominium conversions were ·owner occupied; 39 percent, renter occupied . In 1980, there were 9600 h ousing units. 67 percent were r enter occupied, and 33 percent were owner o ccupie d . Of the 9600 h ousing units in the city in 1980, there were 4100 housing units that were s ingle family deta tched structures, which was 42 percent of the entire housing supply. 35 percent of the 4100 single family detached structures were renter occupied, and 65 percent were owner occupied. Public Hearing opened at closed at 8:16 P.M. ,. PLANNING COMMISSION MINUTES -January 4, 1983 Page 3 REVISIONS TO THE CONro1INIUM CONVERSION ORDINANCE (Cont .) Comn. Izant noted that there was an error in the proposed resolution . In the res olved secticn, it st ated that the Planning Conmis sion recormend to the City Council that they delete Section 29Al4 o f the Condomi.nitnn Ordinance. Ms. Sapetto stated that it should be corrected to read Section 9.5-51. Motion by Conm. Izant , seconded by Chrrn. Peirce , that the Planning Conmiss ian recomrend to the City Council that Section 9.5-51 of the Con domi..nitnn Conversion Ordinance be eliminated. Comn. Izant stated that most of the Corrmissioners had expressed the opinion that a conversion should In:?et the standards. Therefore, there is no need for a set of standards that ultimately does not benefit the city or its residents. AYES: NOES: ABSENT: Comns. Brown, Izant, Shapiro, Strohecker, Chrrn. Peirce None Comns . Loosli , Smith Motion by Chnn. Peirce, seconded by Cornn. Izant, to approve Resolution P .C. 83-1, as submitted by staff with the correction that Section 29Al4 should read Section 9 .5-51. AYES: NOES: ABSENT: CoillllS. Brown, Izant, Shapiro, Strohecker, Chrrn. Peirce None Comns . Loosli, Smith CONCEPI'S OF BED & BREA.1<FAST ESTABLISHMENTS IN THE CITY Ms. Sapetto gave staff report. She state d that staff recormen ded that the Conmission review the idea of alloong be d & b re akfast in the city. She stated that the City Council r e quested that the Conmiss ion review thi s item because they anticipate a demand f or lodgings during the 1984 Olympic games . They r e que ste d that the concept of bed & breakfas t be exp lor ed t o determine whe ther or n ot i t is suitable for the City of Hermos a Beach. The Board of Zoning Adj ustn:alt s h ad filed a mitigated negative declar ation . Those mitigations were the f o lloong : 1. to place a limit on the size o f the houses that would be allowed to be converted to be d & breakfast; 2. to prohibit bed & breakfast for rent rooms in the residential zones; 3 . to re quire th a t par king be provided to accomodate the bed & breakfast use, and ; 4. to allow bed & breakfast only under and conditional use penni.t process. She noted that, through a survey of other cities, most hones that offer bed & breakfast for rent rooms have an average of f our t o s i x rooms. They normally provide only a b r e akfast neal , and they have n o cooking facil itie s . They are allowed only in the cormercial zones and high density resi dential . She n o ted that, at this t ine, Herrrosa Beach has limite d accomodations for town visitors. According to the general plan, approximately 1 percent of the accorro datians i s us e d f or this purp o se. She stated that the benefits to the city , if the prop os al were adopted, wou ld be through the 1984 Olympics and through business li cen ce s, bed tax , etc. She cautioned the Comni..ssion to consider that most cities that have bed & breakfast are PLANNING COMMISSION l-filWI'ES -January 4, 1983 Page 4 CONCEPTS OF BED & BREAKFAST ESTABLISHMENTS IN THE CITI (Cont.) tourist-oriented on a year-round basis. She stated that a sunset clause may be considered whereby the bed & breakfast may operate until the Olynpics are completed. She stated that the Comnission IIll.lSt also detennine which zones should be allowed to offer bed & breakfast. She stated that if they were allowed in connercial zones only> it would preclude residents from capitalizing on the idea of bed and breakfast. If they are pennitted in high density residential zones, nnre residents would be eligible; however, there would be complaints of the intrusion of nonresidents on a ten:porary basis. She noted that the nnst appropriate zone for bed & breakfast would be the R-1 zone. If the City allowed the conversion of residences for bed & breakfast, staff recormended a minirrun square footage requirenent be imposed to limit the nurber of eligible units. The recom:rended square footage for the R-1 zone was 3,000 sq. ft.; R-2 zone, 2,750 sq. ft., and; R-3 zone, 2,500 sq. ft. This would limit the eligible units to 5 percent of all units in the City. Public Hearing opened at 8: 30 P .M. Violette Isgreen, 726 Prospect Avenue, Herrrosa Beach> agreed with the points brought up in the staff report. She urged the Corrmi..ssion to consider what it would cost the City to adopt such a project. Public Hearing closed at 8:31 P.M. Chnn. Peirce stated that it would be highly desirable to provide additional housing for the Olympics; however, he did not believe that the bed & breakfast was the proper solution . He stated that there would be a potential for bootlegs, it would be hard to regulate, and the nnst desirable area is R-1. He recomrended that the Planning Comnission give a negative declaration to the City Council, and instruct staff to follow the problem in the following fashion: that the City set up a referral service, and the City would act only as an information center, and that the City establish a list of persons wishing to provide a room, and that the City only act as a clearingnouse of information. He rec~nded that it would not be limited to R-1, R-2, or R-3. It would cover a period of only two weeks. Conm. Brown believed that bed & breakfast, for the purpose of the Olympics only, would not be worth the tine and trouble. He, too, stated that it would be a potential for bootlegs. Conm. Shapiro asked for a definition of bed & breakfast. Conm. Strohecker replied that it is the renting of a room with the service of an uncooked breakfast. Motion by Coom. Izant, seconded by Conm. Strohecker, to recom:rend to the City Council that the bed & breakfast ordinance not be established for Herrrosa Beach. AYES: NOES: ABSENT: Conrns. Brown, Izant, Shapiro, Strohecker, Chnn. Peirce None Corrms . Loosli, Smith PLANNING CCM1.ISSIOO MINUI'ES -January 4, 1982 Page 5 CONCEPTS OF BED & BREAKFAST ESTABLISHMENTS IN THE CITY (Cont.) Motion by Comn. Izant, seconded by Chnn. Peirce, to approve Res olution P.C. 83-2, that is, to den7. the bed & breakfast concept, and to a dd the words "year round" after the word 'sufficient" in the second WHEREAS and to end the second WHEREAS .th th d II da • " wi e ~or accono tion. AYES: NOES: Corrms. Brown, Izant, Shapiro, Strohecker, Crum. Peirce None ABSENT: Corrms . Loosli , Smi. th Motion by Cornn. Izant, seconded by Conm . Shapiro; that the Planning Connrl.ssion recormend to the City Council that they contact the Charrber of Cormerce or any other body that they so deem appropriate to acconodate for those residents and those visitors who mi.ght wish to establish terrporary residence solely for the duration of the Olyrrpics in Herrrosa Beach. So ordered. Comn. Strohecker stated that the Connrl.ssirn should not recotrIIEnd the above notion. He stated that it could be suggested to the Channer of Connerce, but not to get the City involved. Chnn. Peirce stated that the above notion is a far better way of handling the housing crisis than the bed & breakfast. Cornn. Izant stated that the intent of the recormendation was to have the City Council investigate sorre alternatives to ultimately provide sane sort of clearinghouse. However, it is also intended that the City Council not becOire directly involved for a variety of reasons. Cornn. Brown believed that the Connrl.ssion should not be using the word "clearinghouse." AMENDING ZONING CODE BY REDEFINING/DEFINING THE TERMS HaI'EL , MOTEL , BOARDING HOUSE, AND ROCMING/LODGING HOUSE AND BY DETERMINING THE APPROPRIATE ZONE S FOR THESE USES Ms. Sapetto gave staff report. She stated that the Board of Zoning Adjustnents has considered this project via a PEIR, and they detenni.ned that there is not a significant effect on the envir~t with certain mi.tigation neasures. This is known as a mi.tigating negative declaration. This is provided that a conditional use permi. t be required for boarding houses and rooming/ lodging houses if they are allowed in the R-3 zones. She stated that, basically, the city is incorporating a definition for a hotel and a definition for a notel. At this tine hotels are allowed in C-2 and C-3 zones; motels, C-3 zones. Currently a rooming house or boarding/lodging house is allowed in cotrIIErcial zones. It is now being suggested that they not be allowed in the cormercial zones, that they be allowed in R-3 zones only. The reason for that is due to the fact that they are to acconodate people on a long-term basis. C~QPr Chnn. Peirce requested that the new law of ~ be provided at the next neeting. Public Hearing opened at 9: 00 P .M. and closed at 9: 01 P .M. PLANNING COMMISSION MINUI'ES -January 4, 1983 Page 6 AMENDlliG ZONING CODE BY REDEFINING/DEFINING THE TERMS HaI'EL , MITEL , BOARDING HOUSE , AND RCXMrNG/LODGING 'HOUSE AND BY 'DEIERMINING THE APPROPRIATE ZONE S 'FOR THESE USES (Cont. Motion by Conm. Izant, seconded by Comn . Shapiro, that the Planning Corrmi.ssion recormend to the City Council that the definition changes be made for defining notel, hotel, boarding house, and rooming/lo dging house and that they be f orwarde d to the City Council and that Articles -2 and 11. 5 of the Zoning Code be nodified. AYES: NOES: ABSENI': Comns. Brown, Izant, Shapiro, Strohecker, Chnn. Peirce None Gorans. Loosli, Smi.. th Motion by Conm. Izant, seconded by Conm. Shapiro, that the Planning Corrmi.ssion adopt Resolution P.C. 83-3. AYES: NOES: ABSENT: CoillllS. Brown, Izant, Shapiro, Strohecker, Chrrn. Peirce None Comm . Loosli, Smi.. th Motion by Comn. Izant , seconded by Conm. Shapiro , that the Planning Corrmissian recormend to the City Council that Article 6 of the Zoning Code be nodified t o include new definitions of boarding hous e, rooming house, and lodging house and their permitted uses and that the sane appropriate changes be made to Article 10. AYES: NOES: ABSENT: Comns. Brown, Izant, Shapiro, Strohecker , Cbnn. Peirce None Comns . Loosli , Smi.. th Motion by Conm. Izant, seconded by Cornn. Shapiro, to adopt Resolution P .C. 83~4. AYES: NOES: ABSENr: CoillllS. Brown, Izant, Shapiro, Strohecker, Chrrn. Peirce None CoillllS . Loosli , Smi.. th TlME EXTENSION OF TENTATIVE TRACT MAP ffa405 78 LOCATED AT 1833 PACIFIC COAST HIGHWAY Ms. Sapetto gave staff report. She stated that the word "public" should be deleted from the first WHEREAS in Resolution P.C. 83-. She stated that it had b e en requested by the app licant that this item be extended for another 12-nonth period. She clarifie d the staff rep ort by saying that the city has always allowed the conditional use p ermit to nm wi th the tentative map, although it was not clarified at the ti.In: that the condi ti onal use permit should run with the tentative map. She be lieved, however , that if the Corrmission extended the tentative map, they would b e extending the condition al use permit. She did not believe that it was appropriate to req uir e that a conditional use permit be requested again. Crum. Peirce asked for the relation of Adolph Janes to Jim Lynch. He stated that there is no information to that effect. PLANNING COMMISSION MINUI'ES -January 4, 1983 Page 7 Til1E EXI'ENSION OF TENTATIVE TRACT MAP 11405 78 LOCATED AT 1833 PACIFIC CO.AST HIGHWAY (Cont. Ms. Sapetto stated that the city had tried to contact Mr. Janes, but they received no response. She noted concern for not having an cmner' s affidavit. Chnn. Peirce reco:mrrended continuing this i tern for two weeks . At that titre, he wished to see the applicant's plans. So ordered. Conm. Strohecker asked if there had been any significant Code changes in the last two years. Ms. Sapetto replied that there had been no significant Code changes for the construction of connercial planned developrrent. Chnn. Peirce requested that staff submLt all backgrotnd infonnation regarding this item. STAFF REPORTS . Chnn. Peirce stated that there is a section of the Zoning Code which allows com:rercial planned developrrent. The Planning Corrmission had reconnended that the Thorrpson and Priamos properties be included in that section. The City / Council had decided that the straight C-3 zone should be voted in. A Resolution of Intention was made, rezoning Seaview Inn to corrrrercial planned developrrent. He believed that the designation was incorrect. He recoIIIIEilded holding a pub lie hearing to rezone the property. Motion by Chnn. Peirce, seconded by Conm. Izant, to adopt Resolution P:C. 83-5, -whi ch is a Reso lution of Intention to hold a pub lic hearing to consider rezoning the Seaview property to c om:rerci al planned developrrent . The wo rd "Gotanda" should b e deleted fr om the tit le . The"%" sign is to be de leted from the second WHEREAS. AYES: NOES: ABSENT: Corrm:;. Brown, Izant, Shapiro, Strohecker, Crum. Peirce None Corrms . Loosli , Smith Ms. Sapetto stated that included in the packet is infonnation regarding the three condominium conversion projects. Chnn. Peirce asked when the Planning Conmi..ssioners Institute will be held. Ms. Sapetto replied that she had received no information; however, she noted that she would provide the dates. Chnn. Peirce stated that he attended the City Council rreeting which covered the parking on Pacific Coast Highway. He stated that a previous consultant to the City gave a presentation on parking, traffic flow, grCMth of data for parking spots, etc. They declared that the State would take no action to eliminate parking on Pacific Coast Highway if the city did not agree. He felt that it was titre to gather data on circulation and present it to the City Council and make a PLANNING COMMISSION MINUTES -January 4, 1983 Page 8 STAFF REPORTS recommendation concerning areas which should be changed. He believed that the largest impact would be to eliminate parking on Pacific Coast Highway in the south end of town. This would mitigate traffic on Prospect, Valley, Manhattan, and Ardmore. Comm. Strohecker stated that the way to mitigate traffic on the side streets is there should be stop signs at every block with a miniumum speed limit of 15 m.p.h. However, he noted that this would be to the detriment of businesses on Pacific Coast Highway. Comm. Izant felt that the City would ultimately be forced by the state to remove that parking. He felt that a third lane will be forced in the south end of town. He felt that creative solutions such as a northbound third lane or hopscotch pocket parking were necessary to protect the merchants on Pacific Coast Highway. Chmn. Peirce requested that staff categorize the parking in the south end of town and provide some recommendations of how the City can help the merchants. So ordered. Ms. Sapetto gave staff report on the general plan/rezoning hearings. She stated that the Land Use Element should be reviewed at this time. She stated that the Land Use Element had not been amended since 1970. She stated that a work schedule will be prepared in order to update the element. She noted that one concern was what would be the result of changing the Land Use Element. COMMISSIONER' ITEMS Comm. Shapiro inquired about the meaning of the flags in the Council Chambers. Ms. Sapetto stated that she would investigate the meaning of the flags, Comm. Shapiro requested a reply from the City Council regarding his recommendation of painting the street signs blue and white. Ms. Sapetto explained that the process to request an action from the City Council on this matter would be through a Planning Commission recommendation, Comm, Shapi'ro could request that the project be placed on the Planning Commission agenda. Comm . Shapiro requested that the item be placed on the next Planning Commission agenda. Chmn. Peirce stated that he would not be able to attend the next Planning Commission meettng, Motion to adjourn at 9:45 P.M. PLANNING COMMISSION MINlJrES -January 4, 1983 Page 9 CERTIFICATICN I hereby certify that the foregoing minutes were approved at a regular meeting of the Planning Comnission held on the ____ day of _______ , 1983. JAMES PEIRCE, CHAIRMAN SECREI'ARY DATE