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HomeMy WebLinkAboutPC_Minutes_70.01.19MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION, HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, JANUARY 19, 1970, AT 7:30 P.M. MEETING CALLED TO ORDER AT 7:36 P.M. BY CHAIRMAN NOBLE ROLL CALL - Present: Comm. Collis, Mulfinger, Stabler, Watters, Chairman Noble Absent: Comm. Himmel Motion made by Comm. Mulfinger, seconded by Comm. Watters, to approve the minutes from the regular meeting of January 5, 1970, as submitted. Motion carried unanimously. Motion made by Comm. Stabler, seconded by Comm. Watters, to approve Resolution P.C. 154-763, as submitted. Motion carried unanimously. RESIGNATION Comm. Collis, secretary, read Mr. Boice's letter of resignation, dated January 6, 1970; which stated that at the present, Mr. Boice is unable to spend the many hours required; and that if needed in the future, he would be willing to serve in any capacity which would not be so time consuming. Motion made by Comm. Stabler, seconded by Comm. Mulfinger, to receive and file the letter of resignation and to write a letter of appreciation to Mr. Boice. AYES: Comm. Collis, Mulfinger, Stabler, Watters, Chairman Noble NOES: None C-70-1 Request by Lit N. Ma, doing business as Jade House Company, for a walk- in restaurant furnishing Chinese food, on a portion of Lot 7, Block 88, 2nd Addition to Hermosa Beach, at 1109 Pier Avenue in the Pier Avenue neighborhood shopping center. The City Planner stated that this was a request for a takeout food business and walk-in restaurant, therefore, it requires a conditional use permit. The proposed use is located next to the Centinela Valley Bank in the neighborhood shopping center, at Pier and Prospect Avenues, - 2 - with Boys Market as the anchor store. Mr. Crawford read the letter received from Mr. Gregg, agent for the property owner, which stated that Fremont Realty Company has signed a lease with the Jade House Company and feel that the operation will be an asset to the center and to the community. The City Planner presented the staff report to the Planning Commission and stated that the only apparent problem with the property and busi- ness is a general problem of all the stores -- access to the parking lot is hazardous and the parking layout is hazardous in part and the lot is not very efficient for retail use. Also, there is a tendency to place separate pole signs on Pier Avenue, at present, there are so many they overshadow one another; and the City has no specific control over the number of signs in the C-3 zone. Mr. Crawford stated the following required considerations by the Plan- ning Commission in order to approve a conditional use permit: 1. Hours of operation -- 11:00 a.m. to 9:00 p.m.; 2. Distance from residential properties -- abuts to rear Distance from schools -- across Prospect Avenue; 3. Possible noise, smoke, odor, dust, unsightliness -- cooking odors, trash storage; 4. Off-street parking -- 188 spaces total, parking lot; 5. Possible hazard from congregation of vehicles -- overcrowding of exits could be hazardous; 6. Precautions taken by owner to assure compatibility with surrounding area -- none planned; 7. Site in relation to streets -- at intersection of two major streets; 8. Counter service only -- will be tables but no service at tables. The City Planner stated that the staff recommends the approval of the use, subject to certain conditions. Public hearing opened at 7:47 p.m. Lit N. Ma, 4301 Via Valmonte, Palos Verdes Estates, the applicant, stated that their hours should not interfere with the bank hours from 10:00 a.m. to 3:00 p.m.; therefore, they did not anticipate any parking prob- lems. He stated that they preferred the 11:00 a.m. to 9:00 p.m. hours of operation, 7 days a week, because they would essentially serve supper meals and these hours, therefore, would be the most profitable. Mr. -3- Ma stated that they will have a filtered vent over the cooking facil- ities as a precaution to eliminate most cooking odors. Comm. Stabler asked Mr. Ma if he had experience in this type of restau- rant operation. Mr. Ma replied that his parents have been in the restaurant business for some time and that the establishment will be run by the wives, with the aid of a cook. Comm. Mulfinger stated that he thought 9:00 p.m. might be too early a closing on a week -end night. Mr. Ma replied that if people wanted to go out, they would go to a restaurant rather than a takeout type oper- ation. Public hearing closed at 7:53 p.m. Comm. Mulfinger stated that he had been concerned about the trash pro- blem, but the communal type trash program for the center answered his questions. Chairman Noble stated that many large shopping centers have the communal trash receptacles and this program eliminates the many little trash container areas. Comm. Stabler stated that egress and ingress into the lot has always been indicated as hazardous and that if the whole parking area was redesigned, would the problem be overcome? The City Planner stated that the lot could substantially be improved; the entrance and exit on Pier Avenue needs to be widened and more clearly marked either by a low wall or landscaping; and/or some type of stop sign at the exit/entrance way. Comm. Collis stated that the City and the property owners should work together for the betterment of the center and the safety of the citizen. Comm. Stabler stated that he felt that the parking lot ii�pr6v'emtents should be accomplished now while Pier Avenue is being widened. Comm. Mulfinger stated that the use should have some type of identific- ation sign. Chairman Noble felt that the City should discuss, with Boys Market, the possibility of a better master directory rather than the clutter of individual signs. Motion made by Comm. Stabler, seconded by Comm. Mulfinger, to grant the conditional use permit to Mr. Lit N. Ma, doing business as Jade House Company. AYES: Comm. Collis, Mulfinger, Stabler, Watters, Chairman Noble NOES: None Motion made by Comm. Stabler, seconded by Comm. Watters, to adopt Res- olution P.C. 154-764, granting a conditional use permit to Mr. Lit N. Ma, doing business as Jade House Company, subject to the following conditions: 4 - 1. Hours of operation shall be between 10:00 a.m. and 10:00 P.M. 2■ Filters adequate to remove cooking odors from exterior vents shall be installed and maintained in working condition. 3. Written evidence to satisfaction of City Staff that trash storage is accommodated adequately. 4. The exterior of the premises shall be maintained free of debris and in a clean and sanitary manner. 5. The approval shall be reviewed by the Planning Commission in six months to assess conformance with above conditions. AYES: Comm. Collis, Mulfinger, Stabler, Watters, Chairman Noble NOES: None Proposed zone change from R-1 to R-1 with R-2 and R-3 Potential on block between 21st and 24t' Streets east of Prospect Avenue. For review of Planning Commission's recommendation and report to City Council. The City Planner stated that the City Council was unwilling to accept the Planning Commission's recommendation that half of the block be changed to R-2 and half the block to R-3; their main objection was that this pattern of zoning was like strip zoning and they felt the concept was outmoded. The City Planner further stated that the Land Division Committee has been unable to meet to discuss the change. It was the general concurrence of the Commissioners to refer the item to the Land Division Committee, which will meet Wednesday morning, January 28, 1970, at 8:00 a.m., at the Pancake House. ORDINANCE AVMDMENT - SECTION 1104 Proposed amendment to Potential Zone provisions. Referred back for further study in relation to Planned Development Zone. The City Planner stated that the Planning Commission has not completed the proposed ordinance and, therefore, this item should be continued until we are ready to present the ordinance to the City Council. It was the general concurrence to continue the Ordinance Amendment, -5- Section 1104 to the next meeting, February 2, 1970. PLANNED DEVELOPMENT ZONE Proposed ordinance establishing Planned Development Zone category in the Zoning Ordinance. The City Planner stated that the City Manager made some suggested re- visions which appear to be quite reasonable. He further added that the Commission should set a date of hearing and pursue the suggestion of Comm. Collis to draw up a more standard ordinance for comparison. Comm. Collis stated that his concern was not to establish something too restrictive in nature. Comm. Collis further added that he had contacted several architects and E.L. Pearson & Associates, one of the largest civil engineering companies in Southern California, who are active in development standards. According to E.L. Pearson, they would prefer to present their ideas to the Planning Commission to correspond with existing ordinances, rather than being saddled with conditions precluding their ideas. E.L. Pearson favors this type of control rather than no control because then they know the type of development which will be going in next to them and they will then know what their competition will be. The City Planner stated that by next Tuesday, the Zoning Committee will have the alternative to the ordinance to study, in which the change will occur in Section 954, Modification Standards. It was the general concurrence of the Planning Commission to set the hearing date for the Planned Development Zone, for February 16, 1970. ENTERTAINMENT ORDINANCE Proposed amendment placing entertainment under Conditional Use Permit procedure. The City Planner stated that the Zoning Committee met last Thursday to discuss an alternative to the City Council's ordinance. The commit- tee felt that all 3 of the existing conditional use permit ordinances needed revising -- by eliminating duplicated paragraphs and references to the State Code which are unnecessary to the effectiveness of the Ordinance, since the City is bound by the State Code whether referred or not. The City Planner presented the Proposed Ordinance Revision -- Section 801 -- to the Planning Commission, indicating that the changes occur on the second page of the Ordinance where the second exception to the requirement that all entertainment have a conditional use permit is included. The definition of entertainment comes under Classification B, Group 12 of Article 17, Licenses and Municipal Code, which is all inclusive in that any form of entertainment whether for remuneration or not requires a license. The City Planner stated that the Committee has decided not to include coffee houses because, at the present, they do not present any problems; that perhaps coffee houses should be encouraged rather than discouraged. Motion made by Comm. Stabler, seconded by Comm. Watters, to accept the Proposed Ordinance Revision -- Section 801 and to set the hearing date for February 16, 1970. AYES: Comm. Collis, Mulfinger, Stabler, Watters, Chairman Noble NOES: None MISCELLANEOUS 1. Report on meeting with downtown property owners and Coldwell, Banker & Company. Chairman Noble stated that Bob Hatch and Dale Stanton of Coldwell, Banker & Company met with members of the City staff and downtown area property and business owners to see if the City would be interested in Coldwell trying to contact some of the property owners in the downtown commercial core to establish an assemblage of lots under one ownership within the parking district area. Comm. Collis stated that Coldwell felt that they would have more chance of success if they started on the west side of Hermosa Avenue rather than from 1621 to Pier Avenue on the east side due to parking problems and topography of the area. He further added that Coldwell wanted to start with an area where the City is already a substantial owner. Comm. Collis stated that, in his opinion, City land is necessary to offset the cost of the area and to achieve a proper development because Cold - well might be unable to attract the type of businesses able to afford the land costs. He further added that Coldwell planned on coming back in 2 weeks to present a feasibility study. The City Planner stated that he had called Coldwell to have them talk to the Planning Commission about the problems in the downtown area. However, after a discussion with the City Manager, the property and business owners were invited to attend. He added that the downtown core has reached a point of too many vacant stores and substantial merchants are afraid to rent because their neighbors are vacant and there is little control as to who will move in next to them. -7- Mr. Crawford stated that it has been 5 years since the General Plan was adopted; the Plan makes some aggressive statements about the future of downtown, unfortunately, all were made before the decline of the area. Perhaps the vision of the General Plan is no longer correct, therefore, we should review the Plan to reach some type of resolution as to the future of the downtown core. Mr. Crawford added that those who own entertainment businesses feel the area should be more entertainment oriented; those who own successful stores feel that the area should be for retail stores. Hopefully, the Planning Commission can achieve a workable median. Comm. Mulfinger wondered what ideas Coldwell was going to come up with. The City Planner stated that Coldwell would try to option or buy the entire block between Beach and Hermosa Avenue on the north side of Pier, in- cluding the theater; and to proposition the City, if possible, to trade that land for parking lot land so that they could move and rebuild the stores. The stores would be moved approximately 120 feet north to make Pier Avenue, the present store locations and the alley a parking lot with a new theater facing the lot, and create, in effect, a shopping center. Comm. Stabler stated that Coldwell's position would be time rather than pecuniary, therefore, he wondered whether the attitude of a physical revitalization would draw businesses back or induce monetary investments into the area. The City Planner stated that centers in Riverside, Pomona and Burbank are good examples that physical revitalization alone does not save a shopping area. 2. Report on Southern California Planning Congress Meeting The City Planner stated that the Congress accepted Hermosa Beach's in- vitation to host them at TRW, Thursday, February 12t% The spelgch will be "Systems Approach to Planning." He further added that the Mayor will be the official representative for the City; and that advance notices will be sent out. 3. Report on Fullerton Conference Comm. Stabler stated that the majority of Commissioners present were from Orange County; and that the discussions were centered on 2 or 3 major areas. The first discussion was given by a conservationist with the approach that Planning Commission's should take a good look at what is happening in the way of ugliness; and that those agencies concerned with the public welfare, who have been hardnosed, have been able to persuadeprivate interests to provide some beauty and take an interest in conservation. t The second discussion concerned a legalistic view of the functions of a Planning Commission. The speaker talked about the need for Commissioners to get involved with the smaller tasks, like reading all minutes, as well as the larger projects. Further, he mentioned that the Planning Commission's should be allowed to review proposed appointments and to have a say in the appointments. The third discussion was centered around the generalistic approach of relationships and expectations; and to assign other bodies to take care of matters like variances, so that the Commission can become involved with general planning. The City Planner stated that he was impressed with the fact that most people at the Conference were Commissioners; that they did most of the talking and asking of questions; and that the Commissioners showed a real interest in accomplishing things. Comm. Stabler moved to direct a letter to the City Council, asking for the right to review prospective appointees. Motion died for lack of a second. It was the general concurrence of the Commissioners to give some thought to the duties and functions of the Planning Commission and to see if the Commission wants to be represented just by certain professions or to include members from a broader range of occupations. 4. Proposed Zoning Ordinance Reorganization The City Planner stated that the City Manager had suggested that this might be the year for zoning ordinance revisions. Mr. Crawford stated that he wanted to know how the Commissioners felt about it; however, he did not feel that it would be wise to rewrite the entire ordinance. Comm. Watters stated that the Commission should spend a good deal of time working on Planned Development Districts; that the Commission should have 3 or 4 alternatives for the downtown revitalization program; that the Commission should plan for 5-15 years from now by planning something which will bring money into the City to accomplish the City's many goals. Comm. Collis stated that the Commission must know economic conditions before planning and stated it would be futile to develop some type of area if there is no demand; therefore, the Planning Commission must know where the trends will be. The Commissioners must also rely on professional advice. Comm. Watters stated that business and economic growth forecasts for the South Bay area are-Lvai2able and are presently used by many compa- nies. Comm. Stabler stated that since the Zoning 0rdinance is an unwieldy instrument due to ideas out of context and duplications, it would be beneficial to the Plar�n a r1g Commission to spend the year working on revisions. He further stated that perhaps if there had been a strong design of the General P 1 an and if the Zoning Or had been more understandable, then wkzs General Plan have been implemented. might 5. Appointments Comm. Stabler was appointed representative to the Beautification Commit- tee, with Comm. Collis a s back-up member. The Beautification Dinner will be held in March. NON -AGENDA ITEMS Mr. Crawford stated that two letters were received from owners in the South Ardmore area: 1. Mr. Abraham Navarro stated that he would like to build an apartment house and would like to know when the area will be rezoned. 2. Mr. Fred G. Patrick stated that he hoped the City Council would discuss, at their next meeting, the changing of the area from R-1 to R-3. The meeting adjourned at 9:38 p.m. The next meeting will be February 2, 1970 CERTIFICATION I hereby certify that the foregoing Minutes have been approved by e Planning Commission of the City of Hermosa Beach held on the 2nd of February, 1970. regular mee JOE B. NOBLE, CHAIRMAN JAMES D. COLLIS, SECRETARy