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HomeMy WebLinkAboutPC_Minutes_1982-06-15MINUTES OF TIIE PLANNING COMMISSION OF HERMOSA BEACH HEID ON JUNE 15, 1982, IN THE CITY HAIL COUNCIL CHAMBERS Kr 7: 30 P .M. Meeting called to order at 7:35 P.M. by Chnn. Izant ROI.J.. CAIL PRESENT: Conms. Cumrings, Peirce, Rue, Chrm. Izant ABSENT: Garms . Donnelly, Loosli, Smith ALSO PRESENT: PaIIEla Sapetto, Planning Director; Ralph Casteneda, TDC Planning; Alfred Mercado, Planning Aide APPROVAL OF MINUTES Motion by Conm. Peirce , seconded by c.orrm. Rue, to approve the June 1, 1982 minutes with the following correction: Page 2, Motion, should read, ". . . ''WHEREAS, the Planning Coornission is not pursuing widening comnercial interests or restricting what is zoning nov;r. ' '' No objections. So ordered. COirm. Peirce noted that the above arrendrrEnt also applies to the Resolution.. APPROVAL OF RESOLUITONS Motion by Conm. Peirce, seconded by Comm. Cmmi.ngs , to approve Resolution P.C. 82-15 with the following anenc1rnent: First WHERFAS, second line, should read, ''WHEREAS, the Planning Corrmissian. is not pursuing widening ccmrercial interests in the multi-use corridor or restricting the existing zone." AYES: NOES: ABSTAIN: ABSENT: Comns . Currmings , Peirce , Chim. Izan t None Corrm. Rue Corrms. Donnelly, Loosli, Smith MOBilE HaiE PARKS ·Ms. Sapetto introduced Ralph Casteneda to the Cornnission. Mr. Casteneda presented his report. He stated that docUIIEilts he submitted to the Comnission were various rrethods by which to inplenent previous actions of the Planning Corrmission and Council established for creating PI..ANNING CCM1ISSION MrNUTES -June 15, 1982 Page 2 MOBILE HrnE PARKS (Cont.) an exclusive zone for use of IIDbile hone parks. He stated that it was one of the first steps taken in implerrenting the objectives of the Local Coastal Program. He submitted various ways to irnpleIIEnt the zone and to achieve consistency between the Land Use Elenent of the general plan and zoning and the Zoning Ordinance. To further the obj ectives of preserving nobile hone parks, consideration was given to add to the Land Use EleTIEnt text a residential category for the trobile horn: p ark uses and consideration of adding to the Land Use Eleirent a symbol for trobil e hones. He stated that the aspect of rrobile h.orres as a use are not covered in the four land use c.ategories permitting residential uses. As a result, consideration was given for a fifth category for m:ibile hone parks. He noted that the definition for nobile hOOE parks consists of three sentences. He stated that they nrust determine whether or not the definition should be added to the text of the Land Use Eleirent. If it is added, a category should be added to the map with an appropriate syrmol for nobile barre parks. He noted that the cormn.mity currently has two rrobile hone parks, one of which is located within the Coastal zone. and would be considered before the other. If the Cormrission did arrend the general plan via changjng the Land Use ElelIEilt text and did augrrEnt the Land Use Elenent wap, the consideration would then be to change the map itself in connection with the two parks. Marineland has an open space parks school designation, which would be considered if a nobile horn: park designation were added. Subsequently, there would be a rezoning action to the n:obile hon:e park district. The Henrosa Beach Trailer Park is currently class ified as nedium dens ity, which could be ammded t o reflect the trobile horre park designation. He stated that there has been a consideration of adding an Article 6.5 creating and establishing a zone for exclusive use of rrobile hones. The current zoning desigµations for the parks in question are R-1 ·with a potential for R-3 in connection with the Marinc~land mobile horres and Herrrosa Beach Trailer Park, C-3 and R-2 in various sectors. He stated that both parks have net the required standards of developrrent in the zone, as noted by the State Depart:nent of Housing and Coomunity Developrrent in their last review. Cornn. Rue asked for the date of the last review. Mr. Casteneda replied that the last review for Marineland was June, 1979, and the last review for the Hemnsa Beach Trailer Park was Septerru:>er, 1978. Conm. Rue asked if there were regularly-scheduled inspections. Mr. Casteneda replied that they are scheduled regularly, and inspections are also prompted by corrplaints. Chrm. Izant asked if the nobile barre parks conforned to the standards of developirent of Title 25 for 1980-81. Mr. Casteneda replied in the negative, adding that the standards of developn::ent would vary according to construction. He stated that they corrply with the standards of developIIEnt at the tine they were developed. ( ( PLANNING COMMISSION MINUTES -June 15, 1982 MOBILE HOME PARKS (Cont.) Page 3 Ms. Sapetto informed the Commission that additional input regarding this item had been distributed to the Commissioners. Comm. Peirce asked for a clarification of who conducts the reviews. (referring to the proposed ordinance which spells out a review process for changes in existed sites.) Ms. Sapetto replied that there · is a Planning Commission and City Council review. To shorten the process, one could have an administrative approval or have a Planning Commission approval only. Mr. Casteneda stated that the document suggests that perhaps the existing park could obtain approval by either the Planning Director or the Planning Commission; however, a new park to the City would be required to go through the entire process of approval. Comm. Rue asked if staff had reviewed Title 25 to be certain it meets all of the needs of the City. Mr. Casteneda replied that their review did not indicate any problems whereby the Planning Commission would want to establish higher standards. Comm. Cummings asked if Title 25 is changed by state legislature, would Title 25 continue to exist after it has been amended. Ms. Sapetto replied that the Planning Commission could cite Title 25 if they wished to maintain the regulations as they exist listing specific reasons for doing so. Public Hearing opened at 7:57 P.M . Patricia Ware, 531 Pier Avenue, Hermosa Beach, stated that she was under the impression that at the last Council meeting a zone had been created for mobile homes, and at this time the Commission would either include or exclude the two mobile home parks in the zone. Ms. Sapetto stated that the Council referred the ordinance back to. the Planning Commission because they were concerned that the ordinance might exclude or place an unreasonable burden on the parks. Ms. Ware stated that the State Inspector visits yearly, and Marineland currently meets the present Code. Mrs. Jack Rafkin, 24645 Walnut Street, Lomita, owner of Hermosa Beach Trailer Park, stated that they purchased the park in 1948. She asked whom Mr. Casteneda was representing. Ms. Sapetto replied that he is a consultant contracted by the City to implement the Local Coastal Plan policies. u PLANNING CCTv1MISSION MINUI'ES -June 15, 1982 Page 4 MOBILE HCME PARKS (Cont.) Mrs. Rafkin stated that she objected to the prospect of the rezoning of the park. She stated that they are technically a trailer park, not a nobile hOIIE park. She s tated that they are locked into a nobile hone park zoning, and they are z oned C-3. She stated that she was not aware of any R-2 zoning. She noted that the park is 108 ' x 180'. Corrm. Peirce asked for the existing nurriber of trailers at the park. Mrs . Rafkin rep lied that there are 19 spaces, and there are 18 tenants with one tenant renting two of the spaces . She confinred that the State Inspector visits once or twice a year. Barney Ellerson , 531 Pier Avenue , Henmsa Beach, stated that he has lived at Marineland Trai ler Park for 27 years, and he would like to keep it that way . He noted that 60% of the residents at the park are senior c itizens, and they have no other place to live. Vivian Claire, 531 Pier Avenue, Hernosa Beach, stated that she had three children, and no other parks would allow children. Public Hearing continued at 8:19 P.M. Corrm. Ctmnings asked if there is a provision for nubile hone. park residents to be provided with relocation assistance if forced to nove due to developnE1t. :Mr. Casteneda replied that it is up to the City to determine -whether or not such a procedure is appropriate. Mr. Casteneda stated that Phase III of the LCP actually deals only with Marineland Mobile Hone Park. Motion by Corrm. Peirce , seconded by Corrrn. Currmings , that the Planning Conmi.ssion generate a new land use classification in the Land Use Elerrent of the general plan as stated on Page 2 of the presentation, which, in effect , creates a Land Use Elerrent Mobile Horre Park. This rroticm. includes the syni>o 1 on the map . AYES: Corrms. Curnnings , Peirce, Rue, Chnn. Izant NOES: None ABSENT: Cooms . Donne 11 y, Loosli , Smith Cornn. Cumnings recormended that the words "the addition of any new spaces or the deletion of five or TIDre spaces" be added to Item 2, and that Item 3 be deleted. Comn. Peirce stated that he would rrodify Page 3 and put Ll.ne 6 and 7 at the bottom of Line 20 and add, "additicm. or deleticn. of spaces in existing park must provide a project layout and space layout." The paragraph from Line 10 to Line 19 should stay as is. Pl.ANNING CCM1I.SSION MINUTES -June 15, 1982 Page 5 MOBILE HCME PARKS (Cont.) Motioo. by Cornn. Peirce, seconded by Qmn. Cunmi.ngs, to create a new part of the Zoning Code, Section 6.5-1 through 6.5-5 dealing with the Mobile Harre Park zone. COIIm. Cumnings requested staff to keep a record of the ordinance. AYES: NOES: ABSENT: Corrms . Currmings , Peirce, Rue , Chrrn. Izant None c.onms. Donnelly, 1.Dosli, Smith C.Omn. Peirce stated that the Conmission had not been supplied with data concerning the spaces available, the square footage of the two parks, etc. Conm. Rue stated that he would like m:::>re information on the two parks in question. Ms. Sapetto stated that if the Co111Ili.ssion wished to request additional data from staff, she suggested that the public hearing be continued and that Items 3 and 4 as listed in the Resolution be considered for the next rreeting. Chnn. Izant concurred that additional data was needed. Mr. Casteneda stated that he would provide mre information at the July 6, 1982 rreeting. Motion by Corrm. Peirce, seconded by Corrm. Ctmmings , to adopt Resolution P.C. 82-citing Nos. 1, 2, and 7. AYES: NOES: ABSENT: C,onms . Currrnings , Peirce , Rue , Chnn. Izant None Corrms. Donnelly, Loosli, Smith Cornn. Cuamings requested that the Corrmi.ssion be provided with a copy of San Diego's ordinance dealing with relocation assistance. Recess from 8:55 P.M. to 9:05 P.M. RAILROAD RIGHT-OF-WAY Ms. Sapetto gave staff report. She stated that staff recomrended zoning the railroad right-of-way property to open space, thereby bringing the zoning of the property in conformance with the general plan land use designation of open space. The Land Use designation of open space was adopted on February 25, 1975. The City has rmde sorre open space investn:ents on the property since the adoption in the form of a jogging path and sorre parking uses . She stated that Manhattan Beach uses the PLANNING CCM1ISSION MINUTES -June 15, 1982 Page 6 RAILROAD RIGHT-OF-WAY (Cont.) railroad right-of-way as open space, and the zoning of this open space represents a continuity. She noted that as of January 1, 1974, county and city zoning ordinances were required to be consistent with the general plan through state Goverrnrent Code 65860 and 659:io. Staff proposed that this requirerrEnt be rret by rezoning. She stated that the property represents approximately 20 acres of land. She stated that one consideration that the Comni.ssion should make is vktether or not the open space designation rerroves substantially all of the economic value of the land. If it does, then the designation may be considered a taking for which the City is responsible and would have to conpe.nsate the owner. The C.Orrmission should consider whether zoning this property to open space could still penrri..t the property to secm-e rreasurable economic return. through educational buildings, public and private recreatian centers, public utility structures, and public gove~nt buildings as defined in the open space ordinance. Cornn. Cl..lllllii.ngs asked if the action would involve a change in the open space zone to include the use of the railroad right-of-way. Ms. Sapetto replied in the affirmative, adding that it would change from an R-1 status to open space. Conm. Cumnings noted that it is not R-1 until it is abandoned. He stated that even though it is zoned R-1, it is prohibited for any use other than transportation. Mr. Mercado stated that it is currently unzoned, but once it is abandoned, it automatically becOOE.s R-1. Chrm. Izant stated that Section 305.3 says, "when a public street or alley is officially vacated or abandoned, the area corrprising such vacated street or alley shal l acquire the classification of the property to 'Which it reverts . 1 ' Comn. Cunmi.ngs stated that it is not a street or alley. He noted that if the Planning Comnission zones it open space, it will preclude activity as transit. Mr. Mercado concurred, adding that it is not a permitted use in the open space zone. Corrrn. Currm:ings stated that the open space zone must include the use of a railroad right-of-way. Coom. Peirce stated that the nntion should include a clause that to rezone it open space, it becones effective on the abancionrrent of the property. COIIIIl. Curnnings stated that they should zone it open space before the abandonnent hearing. ( PLANNING COM1[SSION MINUI'ES -June 15, 1982 RAILROAD RIGITT-OF-WAY (Cont.) Corrm. Peirce noted that none of the categories of permi. tted uses apply in this case. Page 7 Ms. Sapetto stated that the Planning Conmi.ssion could continue the public hearing and advertise for a public hearing on aIIEnding the open space elenent to include the use of private utility transportation. At that tiIIE, both changes could be made. Corrm. Cunmi.ngs requested that staff cc:nsult the City Attorney to be certain that the wording is inclusive of the use of a railraod. Public Hearing opened at 9:22 P.M. Robert Curry, 1509 Monterey Boulevard, Hernosa Beach, stated that the City Attorney should be present because this is a major change in the City. He believed that the Planning Conrnission was not conpetent to make this change. Chnn. Izant noted that the City Attorney had given SOIIE input on the issue. Debby Brink, 2206 S. Ardnnre, Hern:osa Beach, asked who owned the right-of-way. :Ms. Sapetto replied that a title search had not been conducted on the property, due to the expense involved. However, Santa Fe had inforIIEd the City that approximately one-third of the right-of-way is owned by Santa Fe. Therefore, the City does not know the reversion.ary rights at this ti.Ire. It is possible that the property may revert to the adjacent properties, or it may revert to the original owners. Crnm. Izant noted additional written correspondence submitted to the Corrmission. Public Hearing continued at 9:34 P.M. l.1otion by Conm. Peirce , • seconded by Conm. Currm:ings , to make a Resolution to hold a public hearing on adding a category to the open space zone allowing transportation uses. No objections. So ordered. Coran. Currmings requested legal counsel at their July 6, 1982 rreeting. :Ms. Sapetto acknowledged his request. STAFF REPORTS :Ms. Sapetto asked the Corrmissioners to read the material given to them on the Santa Fe abandomiEnt. PI.ANNING CCM1ISSION MINUTES -June 15, 1982 Page 8 STAFF REPORTS (Ccmt. ) Ms . Sapetto stated that the City Budget will be discussed at the next City Council rreeting. MISCELLANEOUS None Motion to adjourn at 9:40 P.M. CERTIFICATION I hereby certify that the foregoing minutes are a true and con:plete record of the action taken by the Planning Conmission of Hernosa Beach at their rreeting of June 15, 1982. CHAIRMAN ROBERT CUMMINGS, SECRETARY DATE