HomeMy WebLinkAboutPC Minutes 1977_10_10MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN CITY COUNCIL
, / CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, OCTOBER 10, 1977, AT 7:30 P.M.
Meeting called to order at 7:32 p.m. by Chairman Fritz.
ROLL CALL
Present: Comm. Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Absent: Comm. Isgreen (illness)
Also Present: Rod Merl, Director of Planning and Environmental Services
APPROVAL OF MINUTES
Comm. Loosli moved to delay approval of minutes and resolutions to the end of the
meeting. So ordered.
PUBLIC HEARINGS
Chmn. Fritz discussed the matter of expediting public hearings so that everyone who
wishes to speak will have that opportunity. He said the Planning Commission has
looked into the legality of limitation and finds that it is legal and .acceptable to
set a time limit on public hearings.
Therefore, public hearings will be limited to 20 minutes on each item, with the
provision that at any point in such hearing the applicant or anyone in opposition
may move to delay the item to the next regular meeting for further hearing.
1100 PACIFIC ·coASTHIGHi~AY
Request by Alpha-Beta for a conditional use pennit for off-sale beer and wine sales
in conjunction with a supermarket.
Mr. Merl reviewed the analysis, and said a conditional use pennit is required
because of a recent amendment to the code.
Public hearing opened 7:40 p.m.
Ed Markson, Vice President of Alpha Beta, 777 S. Harbor Blvd., La Habra, was present
to answer questions.
Rev. Charles W. Smith, 702 -11th Street, Church of the Nazarene, 730 -11th Street,
presented a petition with 37 signatures of members of the church (about half are
residents of Hennosa Beach), and spoke in opposition to the conditional use permit
as they feel the community is over-saturated with liquor stores, the store is in
close proximity to the church, and they believe alcohol abuse is very strong in the
community.
Public .hearing closed 7:45 p.m.
Mr. Merl said the store had been given a temporary pennit for their opening, which
would be void if a negative decision is rendered.
Comm. Schubert said he feels the key issue is that they must be treated the same
as others who have applied; he does not see any unusual conditions; and they meet
the code.
Comm. Peirce concurred, and added that since the pennit is for beer and wine, it
indicates that they are catering to the family market.
Planning Commission Minutes -October 10, 1977 page 2
Comm. Bishop said she considers it customary in a grocery store, and they would not
be catering to an element causing problems.
Comm. Rosenberger stated that he would not consider the decision in this item
precedent-setting; it is not atypical to find this kind of sale in a grocery store;
there is a different atmosphere and different kind of clientele; and he has no
objections to this item.
Motion by Comm. Peirce, seconded by Comm. Schubert, to approve the conditional use
permit for off-sale beer and wine at 1100 Pacific Coast Highway, subject to the
three conditions as follows:
1.
2.
3.
Ayes:
Noes:
Absent:
Six month review
Parking to be maintained and not diminished in any way.
Maximum hours of operation to be 8 a.m. to 12 p.m., unless otherwise
approved by the Planning Commission
Comm. Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
None
Comm. Isgreen
Motion by Comm. Peirce, seconded by Comm. Rosenberger, to adopt Resolution P.C. 77-49
approving the conditonal use permit for off-sale of beer and wine in a supermarket at
1100 Pacific Coast Highway. After holding public hearing and receiving testimony
both for and against, it was recognized that supermarkets in California traditionally
carry beer and wine, catering to the local market. The request does not include hard
liquor; and it is consistent with Hermosa Beach standards for General Plan and zone.
Three conditions were imposed as in the motion above.
Ayes:
Noes:
Absent:
Comm. Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
None
Comm. Isgreen
1831 MONTEREY BLVD.
Request by Mike Ludwig. Old Hermosa Building Company, for a two-unit condominium
conversion.
Mr. Merl reviewed the analysis and statistical summary.
Comm. Rosenberger noted a discrepancy in the lot coverage, noted as 59 % on the
applicant's map, and at 70 % by the Building Department. Mr. Merl said hhere ;is
a difference in the method of interpretation between the two.
Public hearing opened 8:05 p.m.
Mike Ludwig, applicant, 1831 Monterey Blvd., said when they initially submitted the
project, Building Department calculations were under 65 %; the storage space is
adequate; the ceiling in the garage is soundproofed to code; and he can eliminate
the deck downstairs in the rear if lot coverage becomes a problem . He said they
started the building and remodeling in January of last year; the back unit is
completely new; and the front unit completely remodeled with second story added.
He said he does not have a variance for lot coverage; the original application was
for three units.
A communication received from R.C. Smart, 1934 Bayview Drive, objecting to the
project was read .
Planning Commission Minutes -October 10, 1977 page 3
Public hearing closed 8:11 p.m.
) Comm. Loosli said the Planning Commission has been concerned about preserving
moderate income housing which involves preserving rentals rather than conversions
which do not meet city standards; this does not meet the open space requirements.
Mr. Ludwig said he maintains that cantilevered decks open on three sides are not
lot coverage; he will submit detailed landscaping plan to the Improvement Commission;
he does not agree with the statistics submitted and has not had a detailed account of
how it was computed; and he feels that a large planter was included as lot coverage.
Comm. Bishop said she would favor preserving the rental units.
Comm. Peirce said he would like to know if the lot coverage wuld be 65 % or below if
the decks were removed, and how much recreation space would be left; he asked if
the front deck is on city property; and if the statistics given are correct as they
do not seem to coincide with measurements on the map. He said it does not meet the
guidelines, he does not see the advantage to it, and the back unit is clearly an
apartment over a garage.
Comm. Rosenberger noted that there is limited usable open space for the rear unit
over the garage on the alley. Comm. Schubert sai•d it does not meet the guidelines
established by code.
Motion by Comm. Schubert, seconded by Comm. Rosenberger, to approve the two-unit
condominium conversion at 1831 Monterey Blvd., as submitted.
Ayes:
Noes:
Abstain:
Absent:
Comm. Rosenberger
Comm. Bishop, Loosli, Peirce, Schubert
Chmn. Fritz
Comm. Isgreen
Motion by Comm. Loosli, seconded by Comm. Peirce, to adopt Resolution P.C. 77-50
denying the two-unit condominium conversion at 1831 Monterey Blvd. Public hearing
was held and comments were taken from the applicant. It was felt that this condo-
minium conversion project failed to meet all of the city standards, particularly
the lot coverage and open space standards. It was felt that keeping this a rental
unit would also help to add to the city's moderate-cost housing program. Also the
fact that the city seemed to be deriving no particular benefits from this particular
conversion project vs. keeping it a duplex and that administering a project from a
one-owner situation would be easier to do than with split ownership as a condominium.
Ayes:
Noes:
Abstain:
Absent:
Comm. Bishop, Loosli, Peirce, Schubert
Comm. Rosenberger
Chmn. Fritz
Comm. Isgreen
Chmn. Fritz requested that staff provide a detailed statistical summary with explana-
tion as to how the statistics were derived . So ordered. Comm. Rosenberger requested
that the Department also review previous memos to the Planning Commission to confirm
consistency in their policy.
931 PACIFIC COAST HIGHWAY
Request by Kenneth A. Aubry for a conditional use permit to sell beer and wine in
conjunction with the operation of a convenience 11 mini-mart 11 at a gasoline filling
station.
, Planning Commission Minutes -October 10, 1977
Mr. Merl reviewed tha analysis, and called attention to notes. from the Board of
Zoning Adjustments expressing their concerns in regard to HB 77-062, and to a
letter from the City Engineer as requested by the Board of Zoning Adjustments.
Public hearing opened 8:42 p.m.
page 4
Kenneth A. Aubry, dealer and applicant, said this is part of a national program by
Mobil Oil Company, he has been in business here for almost 30 years and pays sales
tax, the gasoline will be self-service, but he have complete service in the auto
shop, he would retain control of the operation, and he does anticipate increased
volume.
Keith Rockwood, 445 -31st Street, Hermosa Beach, marketing representative for
Mobil Oil, said the program was initiated due to escalating gasoline costs and the
price of labor; the supply of beer will be limited to probably five brands due to
the side of the cooler; they will also have soft drinks; and they will not have
wine due to lack of display space. The proposed hours of sale in the analysis
should read 6 a.m. to 10 p.m. •
Mrs. Mehoe, 731 -9th Street, objected to granting of the license, she felt the
value of her property would go down, and it would create a bad environment for
the many youngsters on that street.
Rev. Charles W. Smith, 702 -11th Street, Church of the Nazarene, 730 -11th St.,
cited again the petition which included this agenda item and said they are concerned
about the proliferation of liquor-selling places; the church is less than 200 ft.
from the Mobil station; and it is not traditional for service stations to sell
beer and wine. He requested denial, and said they have communitated with the
Alcoholic Beverages Control Board and will have a meeting with them if necessary
after the decision of the Planning Commission.
Lou Diffy, 1865 Hillcrest Drive, resident of Hermosa Beach over 21 years, spoke
in opposition.
Bob Potter, 849 -10th Street, said he knows Mr. Aubry as a very reputable person
and spoke in favor of the conditional .use permit.
Dorothy Hallis, 722 -9th Street, opposed the conditional use permit.
Public hearing closed 9:03 p.m.
Comm. Rosenberger said he is concerned not only with the numbers (of licenses) in
the city, but with the image that it gives, and he does not feel that it is a
good location for a self-service station with beer and wine, and cannot approve it.
Comm. Loosli said he cannot approve of selling beer and wine in conjunction with
the saie of gasoline, the uses are not compatible, and he feels that this would
set a precedent in Hermosa Beach.
Comm. Bishop commented on the incongruity of uses. She said fast food places appeal
mostly to kids and she cannot approve of beer and wine sales there.
Comm. Peirce concurred, and said he is also concerned that it is closely adjacent
to residential property.
Motion by Comm. Loosli, seconded by Comm. Peirce, to approve the conditional use
permit for oi f-sale beer and wine sales in conjunction with the operation of a
service station at 931 Pacific Coast Highway.
' Planning Commission Minutes -October 10, 1977
Ayes:
Noes:
Absent:
Comm. Schubert
Comm. Bishop, Loosli, Peirce, Rosenberger, Chmn. Fritz
Comm. Isgreen
page 5
Motion by Comm. Peirce, seconded by Comm. Rosenberger to adopt Resolution P.C. 77-51
denying a conditional use permit for off-sale of beer and wine sales in conjunction
with the operation of a service station. After having a public hearing and hearing
testimony both for and against, with four local neighbors objecting. It violates
the guidelines of the Alcoholic Beverage Control Board, being less than 200 feet
from a church, and is directly adjacent to residential property. It is not tra-
ditional for gasoline service stations to have beer and wine in the Beach area; it
would present a difficulty in policing the ages of purchasers; and the Commission
does not approve the comingling of beer and wine with gasoline sales.
Ayes:
Noes:
Absent:
Comm. Bishop, Loosli, Peirce, Rosenberger, Chmn. Fritz
Comm. Schubert
Comm. Isgreen
Chmn. Fritz advised the audience of the right of appeal .
160 LYNDON STREET
Request by Dan Richardson for a two-unit condominium.
Mr. Merl reviewed the analysis and statistical summary. Comm. Rosenberger noted a
discrepancy in the percentages. Mr. Merl said the applicant did not count the
balconies as lot coverage.
Public hearing opened 9:20 p.m.
Dan Richardson, 125 Manhattan Beach Blvd., Suite B., Manhattan Beach, said the storage
areas are in the garage with each unit having 144 cubic feet of storage; since each
unit has a private garage he felt they could put up shelves for the remainder of the
required storage space. He said the lot coverage as a footprint is 56.9 %; and all
concrete will be brown-colored stamped concrete. He said the balconies could be
removed but it would take away from the amenities provided to the owners .
Comm. Rosenberger noted that the trash areas are inconvenient to get to from the
kitchens. Mr. Richardson said he may consider trash chutes.
Ruben Volmer, 216 Lyndon Street, said he has a single family residence adjacent on
the east; Lyndon is very narrown with parking on one side only, and two unitw will
increase the congestion; the garage on Herondo will require backing into Herondo;
and the structure will cut off his view and light to the west.
Stan Thompson, 222 Lyndon Street, concurred with Mr. Volmer on parking problems.
Mr. Richardson said backing onto Herondo would be allowed for a single family or
duplex and is not illegal; the height proposed is 26 ft. and they are allowed 35 ft.
but took views into consideration in designing; and they could possibly add a guest
parking area although it is not required. He said concrete blocks could be set
into the turf so it would still be a green area but he might have difficulty getting
the required 9 1 611 for an exterior space.
Public hearing closed 9:42 p.m.
Cor.m. Schubert said they do not meet the guidelines and seem very sm al l for family
living .
Planning Commission Minutes -October 10, 1977 page 6
Comm. Peirce concurred.
Comm. Bishop said she is concerned with the parking problems on Lyndon.
Comm. Rosenberger said he is concerned with the problems of enforcement of laws in
a two-unit condominium, especially with 3rd and 4th generation owners; he requests
more definition from staff on how we can handle the problems that can arise from
these small condominiums; and he cannot approve of the project.
Chmn. Fritz complimented the designer on his design, but said the lot is just too
small for two units; it cannot provide the esthetics to prevent degradation of the
city in years to come.
Motion by Comm. Peirce, seconded by Comm. Schubert, to approve the two-unit
condominium at 160 Lyndon.
Ayes:
Noes:
Absent:
None
Comm. Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Comm. Isgreen
Motion by Comm. Loosli, seconded by Comm. Peirce, to adopt Resolution P.C. 77-52
denying the two-unit condominium at 160 Lyndon, as the project is on an extremely
small lot and does not meet Hermosa Beach standards for lot coverage and open space.
Lyndon Street is extremely narrow and overcrowded with parking limited to one si<i=
of the street. There is a problem of city enforcement of various city codes when
split between two owners rather than having it continued under one ownership; and
the ci~ would derive no particular benefit in approving this condominium over its
current usage. The project is not esthetically optimal because of the necessity of
getting two units on this lot, and the units are of marginal size in reference to
living space for family occupancy.
Ayes:
Noes:
Absent:
Comm. Bishop, Loosl~, Peirce, Rosenberger, Schubert, Chmn. Fritz
None
Comm. Isgreen
The applicant was advised of his right of appeal.
227-229 -29TH STREET
Request by Janal Construction for two-unit townhouse condominium.
Mr. Merl reviewed the analysis and statistics, and comments from the Board of
Zoning Adjustments in regard to curb cuts on 29th Street.
Public hearing opened 10:00 p.m.
Al Santchuk, 2312 Strand, applicant, said the 34 ft. height incorporates a vaulted
living room ceiling with open loft with a railing. He agreed with Chmn. Fritz that
it looks as if the roof of an adjacent house encroaches on this lot.
Comm. Schubert noted that the density exceeds that a-lowed by a large amount.
Mr. Santchuk said he feels it is more important for the city to encourage ownership
rather than rentals, and there is more of a chance that condominiums will be owner-
occupied.
Chmn. Fritz said it presents major problems with access to the streets, since the
, Planning Commission Minutes -October 10, 1977 page 7
street is one-way and very narrow. He said a project across -the street was denied
because of density and parking problems.
Public hearing closed 10:19 p.m.
Comm. Peirce said he is concerned with .the concept of a loft that i s not considered
a third story. Chmn. Fritz requested that staff cite the code section applicable,
with a memo from the Building Department elaborating on the policy for the Planning
Cammi s s ion.
Motion by Comm. Loosli, seconded by Comm. Peirce~ to approve the two-unit townhouse
condominium at 227-229 -29th Street.
Ayes:
Noes:
Absent:
None
Comm . Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn . Fritz
Comm. Isgreen
Motion by Comm. Loosli, seconded by Comm . Rosenberger, to adopt Resolution P,C. 77-53
denying the two-unit townhouse condominium at 227-229 -29th Street as the project
is on a small lot and does not meet Hermosa Beach standards for density, lot coverage,
and open space. The project does not conform th Hermosa Beach General Plan in that
the proposed dwelling units/acre far exceeds that allowed, by almost 50 %. 20th St .
is extremely narrow and overcrowded with one-way traffic, and parking diffi culties
on both 29th Street and 29th Place. There is inadequate turning radius off the
alley. There is inadequate recreation space for one unit; and extreme closeness
of existing buildings on both the east and west sides.
Ayes :
Noes:
Absent:
Comm. Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn . Fritz
None
Comm. Isgreen
Comm. Bishop left the meeting.
740 HERMOSA AVENUE
Request by Candler-Villasenor for two-unit apartment condominium.
Mr. Merl reviewed tha analysis and statistical summary, and said it was approved
by the Board of Zoning Adjustments on the consent calendar .
Public hearing opened 10:36 p.m.
Al Villasenor, 220 -29th Street, Manhattan Beach, applicant, said he has asked the
architect, Mr. Clark, to integrate the openness and landscaping with the plan next
door at 726 Hermosa Avenue, which is the same plan with some exterior alteration .
He said they require a curb cut but are gaining another parking space off Palm Dr .
Ken Gorman, 719 Palm Drive, spoke in favor of the project and said he would prefer
owner-occupants rather than renters.
Public hearing closed 10:54 p.m.
Comm. Rosenberger said he has no objections; and appreciates the additional parking
space and joint landscaping.
Motion by Comm. Peirce, seconded by Comm. Schubert, to approve the two-unit apart-
ment condominium at 740 Hermosa Avenue, with conditions as follows :
Planning Commission Minutes -October 10, 1977
1. Project shall meet all construction standards in Section 29-5-18A of the
condominium ordinance;
2. Provision of a smoke detector for each dwelling unit;
page 8
3. Complete utility plan shall be submitted and approved by the City Engineer;
all utilities shall be underground;
4. All meters, utility service connections, and major roof vents, chimneys,
pipes, or structures shall be integrated with the design of the building;
5. Construction of all public improvements such as curb, gutters, and sidewalks
and drives shall be approved .by the City Engineer; bonds may be required
by the City Engineer;
6. Filing of Tract Map within one year or this permit is void.
7. City Council Approval;
8. Joint landscaping plan for 726-740 Hermosa Avenue to be submitted for approval
by the Improvement Commission.
9. The front unit, at least, is to have an automatic garage door opener.
Ayes: Comm. , Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Noes: None
Absent: Comm. Isgreen, Bishop
Motion by Comm. Rosenberger, seconded by Comm. Loosli, to adopt Resolution P.C. 77-54
approving the two-unit apartment condominium at 740 Hermosa Avenue, subject to the
nine conditions listed above. The project conforms to the General Plan, meets all
open space requirements, and has the additional advantage of providing off-street
guest parking to offset the curb cut. It is designed jointly with the adjacent
property to create common open area, harmonious design, and to maximize landscaping
opportunities. It is aesthetically acceptable.
Ayes: Comm. , Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Noes: None
Absent: Comm. Isgreen, Bishop
726 HERMOSA AVENUE
Request by Boyd's Construction for modification of the Tentative Tract Map #34105
to Planned Unit Development rather than condominium.
Public hearing opened 11:01 p.m.
Ken Gorman, 719 Palm Drive, said a balcony on the building looks into his den.
Comm. Rosenberger said the stairway has been eliminated and the balcony screened
for the benefit of his tenant.
Public hearing closed 11:02 p.m.
Motion by Comm. Peirce, seconded by Comm. Rosenberger, to approve modification of
Tentative Tract Map #34105 as requested with addition of two conditions as follows:
Planning Commission Minutes -October 10, 1977
1. The joint landscaping plan of 726-740 Hermosa Avenue to be submitted for
approval by the Improvement Commission
2. The front unit, at least, to have an automatic garage door opener .
Ayes:
Noes:
Absent:
Comm. Bishop, Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
None
Comm. Isgreen, Bishop
page 9
Motion by Comm. Rosenberger, seconded by Comm. Loosli, to adopt Resolution P.C.
77-55, using Resolution P.C. 77-26 in addition to the two conditions listed above.
Ayes: Comm. , Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Noes: None
Absent: Comm. Isgreen, Bishop
COMMISSIONERS' ITEMS
Chmn. Fritz appointed Comm. Rosenberger, Peirce, and Fritz as a committee to meet
with the City Council subcommittee on Tuesday, October 18, 1977, at 7:30 a.m. in
Room 102, City Hall. The agenda will include: Pacific Coast Highway, condominiums,
general enforcement problems, enforcement of planned unit developemtns and conditional
use permits, R-2 and R-3 zone changes; and the ticketing system for trash and sign
violations, and for bootlegs.
Mr. Merl said the R-2 zone needs an open space requirement and a change in the
allowable height.
Chmn. Fritz expressed his appreciation for the letter from Mrs. Coralie Ebey in
regard to a special census. He requested that Mr. Merl draft a reply to Mrs. Ebey
incorporating the thoughts evoked in Planning Commission discussion; i.and also
requested that Mr. Merl contact the Census bureau for information on the possibility
of a special eensus and/or the addition of pertinent questions to the census survey
in this area.
Chmn. Fritz requested that staff check on the minimum dimensions for recreation
space for condominiums. He also requested establishment of a system for reporting
back to the Planning Commission on the action and final disposition of Planning
Commission resolutions, with a monthly summary.
The Commission requested that staff draft a letter to Commission Isgreen.
SOCIAL ELEMENT
Public hearing opened 11:40 p.m. No one wished to be heard. Closed 11:40 p.m.
FINAL TRACT MAP NO. 33377
Motion by Comm. Schubert, seconded by Comm. Peirce, to approve Final Tract Map
No. 33377 for a 14-unit condominium at 834-862 First Street upon receipt of letters
from the County and City Engineers affirming substantial conformance with Tentative
Tract Map No. 33377.
Ayes: Comm. , Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Noes: None
Absent: Comm. Isgreen, Bishop
Planning Commission Minutes -October 10, 1977 page 10
COASTAL ISSUES IDENTIFICATION
Mr.MerJ reported on the beach survey made by the Planning Intern Sara Knecht.
PARKING ORDINANCE
Chmn. Fritz requested that staff look into the purpose for, and effect of, the 9 1 6 11
exterior parking space width now required by ordinance.
APPROVAL OF RESOLUTIONS
Motion by Comm. Peirce, seconded by Comm. Loosli, to approve Resolution P.C. 77-47,
and R~s.olution P.C. 77-48, as submitted.
Ayes: Comm. , Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Noes: None
Absent: Comm. Isgreen, Bishop
APPROVAL OF MINUTES
Motion by Comm. Schubert, seconded by Comm. Peirce, to approve the minutes of the
meeting of September 12, 1977, with corrections as follows:
Page 2. (3rd para. from bottom) delete last sentence ("he felt ... one story.").
Page 4. Proposed Zoning Amendment, para. 4, add to last sentence 11
••• the proposed
change of process, to include time limit."
AYes: Comm. , Loosli, Peirce, Rosenberger, Schubert, Chmn. Fritz
Noes: None
Absent: Comm. Isgreen, Bishop
MISCELLANEOUS
Comm. Rosenberger requested that the Carwash be scheduled for review.
Chmn. Fritz requested that staff notify the Health & Safety Department and the Fire
Chief of the conditions at the Cove Theater (smoking, drinking of alcoholic beverages,
flith on the floors and broken glass).
Meeting adjourned 12:07 p.m.
CERTIFICATION
I hereby certify that the foregoing minutes were approved by the Planning Commission
at a regular meeting held October 24, 1977.
~~ MI FRITZ ~ eJMPEIRCE,
//.r/vO 1 7
DATE