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HomeMy WebLinkAboutPC_Minutes_1982-08-03I / / MINUTES OF THE PLANNING COMMISSION OF HERMOSA BEACH HELD ON AUGUST 3, J. 1982, IN THE CITY HALL COUNCIL CHAMBERS AT 7:30 P.M. Meeting called to order at 7:35 p.m. PRESENT: Commissioners Cummings, Loosli, Peirce, Rue, Shapiro Chairman Izant ABSENT: Commissioner Smith STAFF MEMBERS PRESENT: Pamela Sapetto, Planning Director Alfred Mercado, Assistant Planner Ralph Castenato APPROVAL OF MINUTES COMMISSIONER PEIRCE moved, seconded by COMMISSIONER RUE THAT THE MINUTES OF THE JULY 20, 1982 MEETING BE APPROVED, NOTING THAT THE TWO DIFFERENT VERSIONS SHOULD BE CONSOLIDATED INTO ONE SET OF MINUTES, AND THAT THE VOTES BE REFLECTED THERE BEING NO OBJECTION, THE CHAIRI'-'.IAN SO ORDERED APPROVAL OF RESOLUTIONS COMMISSIONER RUE moved, seconded by COMMISSIONER PEIRCE AYES: NOES: TO APPROVE RESOLUTIONS NO. 82-23, 82-24, 82-25, and 82-26 AS SUBMITTED, NOTING THAT THE VOTE SHOULD BE ADDED TO EACH OF THESE RESOLUTIONS Commissioners Cummings, Peirce, Rue, Shapiro, Chmn. Izant None ABSENT: Commissioner Smith ABSTAIN: Co:rmnissioner Loosli PUBLIC HEARINGS 2605 PACIFIC COAST HIGHWAY, CONDITIONAL USE PERMIT,; 1TENTATIVE TRACT MAP NO. 32528 FOR A 12-UNIT COMMERCIAL CONDOMINIUM CONVERSION Staff report was given by Mr. Mercado. He noted that the project complies with all requirements of the conversion ordinance, with the exception of the laundry facilities, storage requirements, and separate utility shut-off systems. Staff recommends that this project be exempted from the laundry facilities and storage space requirements, as such provisions were designed for residential projects. The requirement for separate utilities with shut-off systems can be met by requiring such installation within sixty days of close of escrow. Public hearing opened 7:45 p.m. Fran Baker, Triad Engineering, 200 Pier Avenue, spoke on behalf of the applicant. She stated that condominiums provide for continuous maintenance, tenant stability and better quality of business in the city. As no one else wished to speak, the public hearing was closed at 7:50 p.m. 2605 Pacific Coast Highway (continued) COMMISSIONER CUMMINGS moved, seconded by COMMISSIONER SHIPIRO TO APPROVE TENTATIVE TRACT MAP NO. 32528 AND A CONDITIONAL USE PERMIT FOR A CONDOMINIUM CONVERSION AT 2605 PACIFIC COAST HIGHWAY, WITH THE DELETION OF CONDITION NO. 2 FROM THE PROPOSED RESOLUTION -2- AYES: NOES: Commissioners Cummings, Loosli, Peirce, Rue, Shapiro, Chmn. Izant None ABSENT: Commissioner Smith R~SOLUTION NO. 82-27 ADOPTED COMMISSIONER CUMMINGS moved, seconded by COMMISSIONER SHAPIRO THAT RESOLUTION NO. 82-27 BE ADOPTED, WITH THE EXCEPTION OF CONDITION NO. 2 (REQUIREMENT FOR SMOKE DETECTORS) AYES: NOES: ABSENT: Commissioners Cummings, Loosli, Peirce, Rue, Shapiro, Chmn. Izant None Commissioner Smith AMENDMENT TO SECTION 1167 OF THE ZONING CODE: METHOD FOR DECIDING WHETHER PARKING SPACES OR FEES SHALL BE PROVIDED IN VPD, DISTRICT NO. 1 Staff report was given by Mr. Castaneda. He noted that the proposed ordinance implements the Local Coastal Plan and is one of the suggested implementing actions contained in the Phase III LCP. One of the con­ ditions of approval/certification of the LCP called for the payment of in-lieu fees to the VPD in those instances where physical constraints limited the provision of on-site parking spaces. Mr. Castaneda stated that this ordinance would permit an applicant to apply to the Planning Commission to pay fees in lieu of providing parking, that a public hearing would be conducted to determine if in-lieu fees would be appropriate, and that this would take place on an individual basis--this is not a blanket decision. The ordinance establishes a process and the role of the Planning Commission in making this decision. Public hearing opened 8:08 p.m. Mr. Jack wood, 803 Loma Drive, spoke in favor of the ordinance. He provided the Commission with a copy of the implementing ordinance of the Vehicle Parking District, and noted that this was started by the businesses to create an appropriate atmosphere for competition. He said that adding more parking in the downtown area may not be in the best interest of the City--that there is a limit on the amount of "asphalt" desired at the beach. Chairman Izant asked Mr. Wood if he had a suggested fee in mind, and Mr. Wood suggested keeping the $1,500 fee, that $3,000 would be sub­ stantial and $4,000 would be prohibitive. Mrs. Wilma Burt, 1152 Seventh Street, said ·that asking the downtown people to provide parking is not practical because the lots are too small~ -3- In-Lieu Fees (continued) Mrs. Burt said that the parking structures should not be "4-stories high", but that two stories with the upper level reserved for employee parking would be o.k. She said she objected to any fees being collected without a specific use in mind~ and that the parking requirements should not be too restrictive. Violet Isgreen, 726 Prospect, said beach-goers should be encouraged to park on the railroad right-of-way and at other locations a few blocks from the beach. Public hearing closed 8:55 p.rn. Extensive discussion followed, with some commissioners not real sure that more parking is needed in the downtown area~ and if no more parking is needed then why collect the fee. Commissioner Cummings expressed concern that if the fee does not cover the actual cost of a parking space, then who will pick up the extra cost. Chairman Izant suggested that in order to guide and determine the future use of the downtown area, maybe there should be no in-,lieu fee for the type of businesses the city wants to have, and that a fee would be charged for "less desirable" businesses. Commissioner Peirce suggested separating the business parking from the beach-goer parking. Commissioner Loosli suggested charging no fee, because if the VPD doesn't have any money then they cantt construct more parking areas, and it is his opinion that no more parking structures/lots are needed. CHAIRMAN IZANT MOVED TO CONTINUE THIS PUBLIC HEARING TO THE NEXT REGULAR MEETING. THERE BEING NO OBJECTION,, SO ORDERED. AMENDMENT TO CONDOMINIUM CONVERSION ORDINANCE SECTION RELATING TO CONDITIONAL APPROVAL Staff report given by Mr. Castaneda. The suggested changes are related to conditional approval. The proposed ordinance has the effect of taking the City out of the category of recipient and/or administrator of fees/units, per staff memo dated July 30, 1982. Public hearing opened at 9:28 p.m. Jack Wood, 803 Loma Drive, explained the difference between the various types of condominiums and stock co-operatives. He said he is the author of the ordinance, and recommends adoption. He said this ordinance provides a way to give the money to the Courity or State to provide housing in an area where it is needed. Jim Rosenberger, 156 First Court, reminded the Commission of the 11 older" apartment buildings which were allowed to convert for a donation of units/dollars, and suggested that these are not quality condominium and if they can not meet the code they should not be allowed to convert. -4- ·condominium Conversions (continued) Wilma Burt, 1152 -7th Street, said she would like to see apartments stay apartments, and that 2-unit condominiums (small projects) should be discouraged. Public hearing closed at 10:58 p.m. commissioner Cummings said he does not feel there should be an allowance for non-conforming apartments to convert to condominiums and that he is against an in~lieu fee. Commissioner Pierce that in his opinion an in-lieu fee is nothing but extortion. He feels that condominium conversions must meet all code standards, and that there is no benefit to the city in allowing old units to convert, but rather this is a disservice to the city and to potential owners. COMMISSIONER PEIRCE moved, seconded by COMMISSIONER IZANT (for purposes of discussion) THAT SECTION 29-A-14 OF THE CONDOMINIUM ORDINANCE, CONDITIONAL APPROVAL BE DELETED DISCUSSION Commissioner Rue said he doesn't feel the Commission is looking into the future enough; that the City is embarking on a housing shortage, and not allowing for in-lieu fees could cause the city to deny many people from owning a piece of property. He said that perhaps there needs to be a limit on how much of a deviation there should be--10% for example. Commission Loosli suggested placing a condition on the "year" the building was built in order to convert. VOTE ON MOTION ABOVE: AYES: Commissioners Cummings, Loosli, Peirce, Chmn. Izant NOES: Commissioners Shapiro, Rue ABSENT: Commissioner Smith RESOLUTION COMMISSIONER PEIRCE moved, seconded by COMMISSIONER CUMMINGS THAT RESOLUTION NO. BE ADOPTED, INCORPORATING THE FOLLOWING "WHEREASES": WHEREAS, the previous Planning Commission's have always differentiated between apartment dwellings and condominium ownership, and that is why the Commission believes the standards should be different for the two; WHEREAS, the Commission looked at arguements for and against the conditional approval of a project that does not meet the condominium buinding standards and it did not look like the City was benefiting from allowing said in-lieu fee; Condominium Conversions (continued) WHEREAS, an in-lieu fee was not appropriate for a housing program or Parks & Recreation, as it being a form of leverage the City would have to obtain money; 1% or 10%. WHEREAS, the City should not be in the business of receiving units or dollar~ as this type of donation does not mitigate the fact that a building is substandard; WHEREAS, the in-lieu fee doesn't provide a public benefit substantial enough to allow a substandard conversion. VOTE ON RESOLUTION: AYES: NOES: Commissioners Cummings, Loosli, Peirce, Chmn. Izant Commissioners Rue, Shapiro ABSENT: Commissioner Smith MISCELLANEOUS ITEMS Commissioner Peirce informed staff and the Commission that he would be on vacation for the next two meetings. So noted. Ms. Sapetto informed the Commission that the Improvement Commission has been dissolved, and some of their functions have been transfered to the Planning Commission. Election of -Officers Chairman Izant ordered that the election of officers be continued to the next meeting. No objection. so ORDERED. Proposition EE Commissioner Loosli inquired with regard to placing a similar measure on the November ballot to "Proposition EE''. Staff informed the Commission that the deadline has passed for placing items on the ballot, and that this issue will be placed on a future agenda. SO ORDERED. ADJOURNMENT COMMISSIONER PEIRCE moved, seconded by COMMISSIONER RUE THAT THE MEETING BE ADJOURNED, THE TIME BEING 10:45 P.M . THERE BEING NO OBJECTION, THE CHAIRMAN SO ORDERED. CERTIFICATION I hereby certify that the foregoing minutes were approved at a regular meeting of the Planning Commission held on the day of ________ , 1982. CHAIRMAN DATE SECRETARY MINUTES OF THE PLANNING COMMISSION OF HERMOSA BEACH HELD ON JULY .20, 1982 IN THE CITY HALL COUNCIL CHAMBERS AT 7:30 P.M. SUMMARY OF ACTIONS TAKEN Meeting call to order at 7:34 p.m. All Commissioners present, with the exception of Mr. Loosli. Also present were Pamela Sapetto and Alfred R. Mercado, both from the Planning Department. Motion by Comm. Smith, seconded by Comm. Rue to approve July 6, 1982 minutes; motion passed with no objections. The following Resolutions were passed on a motion by Comm. Rue, seconded by Comm. Smith (approved by all with Comm. Cummings' abstaining): Resolution 82-19 -Amend Open Space Zone to allow Rail Transit Uses Resolution 82-20 -Rezone Railroad Property to Open Space Resolution 82-21 -Amendments to Land Use Element and Rezoning of two areas in the City for exclusive use as Mobile Home Parks Resolution 82-22 -Recommending to the City Council that the latter take no immediate action which would culminate in rezoning of Hermosa Beach Trailer Court 845-923 17th STREET , CONDITIONAL USE PERMIT, TENTAT IVE MAP #32526 FOR A 6-UNIT CONDOMI NIUM AND ZONE CHANGE RE QUE ST FROM R-1 TO R-2 Staff Report fiven. Public hearing opened at 8:03 p.m. Mr. O'Brien spoke against project. Public hearing closed at 8:24 p.m. Motion by Comm. Smith, seconded by Chmn. Izant to adopt Resolution P.C. 82-23 approving Tract Map #32526 and zone change request with amendments. Motion passed on a 4-2 vote. 3201 PACIFIC COAST HIGHWAY , 4-UNIT CONDOMINIUM CONVERSION AND PARCEL MAP #15215 Staff report given; indicated that subsections {d), (e) and (f) of Section 9.5-55, and that (d) be addressed in the cc & R's. Public hearing opened at 9:11 p.m. Fran Baker, representing applicants, spoke in favor of project. Public hearing closed at 9:17 p.m. Motion by Chrnn . Izant, seconded by Comm. Rue to approve project and Parcel Map #15215 with amendments; motion passed by a 6-0 vote. Minutes Planning Commission July 20, 1982 845-923 17th St~eet Application for CUP, Tentative map #32526 and Zone Change from R-1 to R-2 Staff report by Planning Director, Pamela Sapetto Public hearing opened 8:0J P.M. Two individuals spoke against the project. Applicant spoke in favor of project. Public Hearing closed 8:24 P.M. Discussion by Commissioners regarding interpret_ation of height and the existing structures conformance to the General Plan. Motion by Comm. Smith to approve project, tentative map #32526 and zone change _ request from R-1 to R-2 with conditions as proposed in Planning Commission • resolution with amendments; second by Chlnn. Izant AYES: NOES::· ABSENT: Co!D!Ils. Rue, Shapiro, Smith, Cbmn. Izant Comms. Peirce, Cwnmings Comm. Loosli • Motion passes 4-2. Comm. Peirce's no vote based on height interpretation, violates condominium conversion ordinance and does not agree with general plan interpretation allowing the maxi.mum density in the multi-use corridor. Motion to adopt Resolution 82-23 as amended: 1. To include the phrase from R-1 to R-2; and 2. Condition# 1 shall also except the private recreation space in three of the units, seconded by Comm. ·rzant. AYES: NOES: ABSENT: ABSTAIN: Comms. Rue, Shapiro, Smith, Chmn. Izant Comms. Peirce, Cwnmings Comm. Loosli None Item ended 9:04 P.M. Unadopted n PLANNING COMMISSION MINUTES -July 20, 1982 Page 2 Chmn. Izant, seconded by Comm. Peirce, made a motion to conduct public hearings to review the Commercial Condominium Ordinance - motion passed on a 6-0 vote SECOND UNITS FOR SENIOR CITIZENS ON R-1 LOTS Staff report given. Dr. Lopdato spoke in at 10:15 p.m. Public hearings opened at 10:05 p.m. favor of the project. Public hearing closed Motion by Chmn. Izant, seconded by Comm. Rue, to deny project with the following two Whereases: WHEREAS, there would not be any reasonable way for the City to enforce the proposed ordinance; and WHEREAS, the purpose of R-1 zoning is to provide single family dwellings should not be diluted. Motion passed on a 4-2 vote. Motion to adopt. Resolution 82-25 (with two additional WHEREASES as mentioned above) passed by a 4-2 vote. STAFF REPORTS Reminder of 7/29/82 workshop. COMMISSIONERS' I TEMS 1 . Appoint a substitute secretary to sign documents in absence of Secretary Currunings -substitute is Comm. Peirce. 2. 17th Street project makes note of a zone change, yet the specific zone change is not indicated in-Resolution to Approve. Motion to adjourn at 10:40 p.m . r ) PLANNING COMMISSION MINUTES -July 20, 1982 Page 3 CERTIFICATION I hereby certify that the foregoing minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at their meeting of July 20, 1982. STEPHEN IZANT, CHAIRMAN ROBERT CUMMINGS, SECRETARY DATE