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HomeMy WebLinkAboutPC_Minutes_70.04.06MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, APRIL 6, 1970, AT 7:30 P. M. MEETING CALLED TO ORDER AT 7:35 P. M. BY CHAIRMAN NOBLE. ROLL CALL - Present: Comm. Collis, Mulfinger, Toole, Watters and Chairman Noble. Absent: Comm. Stabler and Himmel. Motion by Comm. Toole, seconded by Comm. Watters to approve the minutes of the March 16, 1970 meeting. Z-70-1 Request of James Fucile for a change of land use zone from R-1 with C potential to R-3 on lots 20, 21, 22, Hermosa View Tract #1, being 731, 737, 739 - 21st Street. Comm. Mulfinger arrived at 7:42 p. m. City Planner Crawford described the lots in question as being east of Ardmore and west of Pacific Coast Highway lying immediately to the west of commercially zoned property. At the present time it is zoned R-1 with C-3 potential. The applicants are requesting that these lots be rezoned R-3 multiple family. They plan to use three combined lots for an apartment house containing thirty units, on 20, 600 square feet. At present the required set -back is 5' which the staff feels is inade- quate. The street is dedicated to be 60' wide, but is only improved with a 30' pavement. It is the staff's opinion that 21st Street will be able to handle traffic generated by the proposed building. The General Plan indicates a multi -use corri- dor, and the proposed use is not out of context. The staff feels that the city could absorb R-3 development on the property and on the two lots westerly. However, if the zone is changed, the set -backs should be increased to provide for vehicular safety. Comm. Collis read a petition dated April 6, 1970 protesting the requested change, signed by forty-four persons representing twenty-nine properties within three hun- dred feet of the proposed change. Public Hearing opened at 7:40 p. m. Mr. James Fucile, owner of the property and applicant for the zone change, presented some plot plans and elevations of the proposed building and introduced his architect, Mr. Jack Chernoff, of 5274 W. Pico, Los Angeles, 90019. Mr. Chernoff said that -2- he realized the neighbors' concern, but that the building would be of a design compatible with residential quality. It will consist of one and two bedroom apart- ments, with all parking underneath the building. To the west the outside portion which would be visible would be the pool area. A social area is planned on the roof. The building would act as a buffer for any commercial building on Pacific Coast Highway. Mr. Francis Carney, 730 - 24th Street spoke in opposition to the zone change because he felt that traffic is already congested and he wanted to keep the neigh- borhood R-1. Mr. Herbert R. Besant, 2207 Pacific Coast Highway, spoke in opposition because he felt it would be premature to change the zone before the General Plan is imple- mented; and the present apartment buildings in the neighborhood create police problems and traffic and parking problems; that the R-1 character of the neighbor- hood needs to be improved. Mrs. Mary E. McCormick, 640 - 21st Street; H. C. McLendon, 2112 Monterey Boulevard; Barbara M. Lewis, 2036 SpringfieldN joy Nyhins, 649 - 21st Street,, spoke in opposition for the same reasons. Mr. George Yorg, Realtor, 1026 Manhattan Beach Boulevard, said that since the property was located in a multi -use corridor, had apartments both behind and across the street, would have adequate parking, and would be rented to solid citizens at above -average rents, he felt it was a completely logical apartment house site. Public Hearing closed at 8:38 p. m. In reply to inquiries by Commissioners Collis and Watters, Mr. Chernoff, the architect, said that the two -bedroom apartments would be approximately 1, 100 square feet, and the one -bedroom apartments would be 700 to 800 square feet in area; that the coverage would be 60 - 70%, with lots of balconies. He said that they would abide by any standards required, such as a set -back to 10' , more park- ing per apartment or any other restriction which would make the building more pala- table to the neighborhood. Comm. Collis indicated that he favored the zone change but could not accept the proposed density and parking standards; and Comm. Toole summed up his feelings by saying that it appears a proper usage for the property except for the parking pro- blem which exists, and the density of the building proposed, is too great. Comm. Watters moved, seconded by Comm. Collis, to postpone until the next regular meeting the request for a Z-70-1 change of land use zone from R-1 with C potential to R-3 on lots 20, 21, 22, Hermosa View Tract #1, being 731, 737, -3- 739 - 21st Street in order to give the Commission time to consider the traffic pro- blems and police problems with a report from the Police Department and an analysis from the Fire Department to implement this study. Comm. Collis added that he would like an additional report from the staff on density and land use developments, and also a study from the applicant on whether it would be economically feasible for him to construct a building with lower density. AYES: Comm. Collis, Mulfinger, Watters and Chairman Noble. NOES: Comm. Toole ABSENT: Comm. Himmel and Stabler. Z-70-2 Request of Elyse Aehle and others for a change of land use zone from R-1 to R-2 on lots 20, 21, 22, 23, 24 and 25, Tract 767; lots 19, 27, 31, 32, 33 and 34 Tract 1868; lots 23 and 24 of Block 2, Terrace Tract; located on east side of Loma Drive between 21st Street and Park Lane. City Planner Crawford explained that the properties involved lie northerly of 21st Street, and overlook the valley area. The properties are currently developed pri- marily with single-family dwellings. There is a serious traffic and parking pro- blem. A previous zone change request involving five of these lots was denied by the Planning Commission and City Council in 1959, because it wasn't felt to be wise to change back to R-2. General Plan indicates medium density for this area. Access for these lots is not adequate for present R-1 uses. The staff's recommendation at this time with the street situation what it is, would be to deny the request. Public Hearing opened at 9:16 p. m. Elyse Aehle, 2146 Loma Drive, Hermosa Beach, applicant for the zone change spoke in favor of a zone change to R-2, saying that the majority of people who had pur- chased the lots initially thought they were zoned for R-2. They feel discouraged and discriminated against. She believed that most of the houses were built legally for two-family dwellings. Although she has owned her property for nearly twenty years, she only learned recently that the zoning had been changed in 1956. Other people find themselves unable to pay existing real estate loans because they can- not get additional rentals. Miss Aehle further commented that the greatest public necessity was confidence in government, that R-2 zoning should be given to make it honest to have the existing multiple units, which would bring more income, and summed up by saying that she didn't feel a change to R-2 would mean more people or more cars. A list of people purporting to approve the request was presented. Mr. R. Lingefelder, 418 - 24th Street, stated that the area is so mixed up as far as zoning, that if the lots meet the R-2 requirements as to size, they should be R-2, however, they should require two garages per unit. Mr. Clark of 2130 Loma Drive said that he had been remodeling his property and run into difficulties concerning property lines. He attempted to have a survey by the J. H. Edwards Company of Torrance, and they were unsuccessful because they could not find enough monuments. This was true when he approached the City Engineering Department, also. He objected that on one side of the street a ten foot set -back is required and not on the other. He also felt that the people in the area were being discriminated against. Chairman Noble said the property was rezoned in 1956 and if R-2 units existed before that date, they were now non -conforming. He suggested that survey pro- blems were outside the scope of this hearing and that people contact Title Insur- ance and Trust Company to determine the property lines. Mr. Mike Barnett, 2004 Loma Drive spoke in opposition to the zone change. He objected on the grounds that the street pavement is only about 19' wide, with most people having only one garage and two cars including himself. At present it is virtually impossible for the fire truck to get through. Mrs. Patricia Strottman, 1964 Monterey Boulevard, was concerned with access - ability of the property because of the traffic problem and unusual alignment of Loma Drive. Mr. H. C. McLendon objected to his lot being listed in the zone change when he was not in favor of it. He also suggested checking with Engineering Department to see if the sewers were capable of carrying off the sewerage. Mrs. Price, 2144 Loma Drive stated that her lot was not so steep as others, and that she would like to see something done. Public Hearing closed at 10:06 p. m. Comm. Collis commented that in his opinion the area is stagnating and suggested that the area should be studied by an advisory committee of citizens because of the many existing problems. He indicated that he felt the city would assist the property owners in any such plan. He didn't feel in favor of the zone change because of small lots and inadequacies of present regulations in such a location. -5- Comm. Toole moved, seconded by Comm. Mulfinger to approve the request. It failed by the following vote: AYES: None NOES: Comm. Collis, Mulfinger, Toole, Watters, and Chairman Noble. ABSENT: Comm. Himmel and Stabler. Comm. Toole moved, seconded by Comm. Watters, to adopt Resolution P. C. 154- 770 denying the request for a change of zone on lots 20, 21, 22, 24, and 25, Tract 767; lots 19, 27, 31, 32, 33 and 34, Tract 1868; lots 23 and 24 of Block 2, Terrace Tract; located on east side of Loma Drive between 21st Street and Park Lane from R-1 to R-2 because there is at present no need for additional R-2 zoning in this area; the properties involved are so located that the vehicular access is restricted and hazardous; the request, if approved would create an imposition on other R-1 properties in the area; therefore public necessity and convenience would best be served by preserving the R-1 zone and character of this neighborhood unless and until a precise plan solving the several physical problems is created and imple- mented. Letter from Marie D. Blackford regarding development standards in the R-2 zones. Commission requested Mr. Crawford to send a letter to Mrs. Blackford that the Commission is studying the area and she will be notified of any future action as a legal property owner. Letter from Iris McKinley regarding Strand rezoning. Commission requested Mr. Crawford to send a letter to Mrs. McKinley advising her to contact her immediate neighbors within the block area to circulate a petition requesting a change of zone, if she wished the Commission to consider it. Miscellaneous 8. Committee Re ports Land development committee met and discussed front yard set -back regulations. Agreed to continue considering front yard set -back problems at their next meet- ing, April 23, 7:30 a. m. The committee reported that the 1956 set -backs were set in a haphazard way, and have caused problems. The committee suggests that the set -back should be ten feet in a R-1 zone, seven feet in a R-2 zone and five feet in R-3. They also plan to study set -backs on the streets that do need widen- ing. It was suggested that there could be a flexible formula based on the amount of land use. The Zoning Committee scheduled a meeting on April 14, 7:30 a. m. to consider Planned Development ordinance and Land Use Intensity chart zoning techniques. 9. Land Use Intensity Approach to Zoning. Referred to Zoning Committee. 10. Appointments. Comm. Toole and Watters were appointed to serve on the Beach Element Committee and the Tri-city Beach Planning Committee. 11. Meeting with School Board. The City Planner announced that a meeting had been arranged with the School Board for the 20th. The Commission is to adjourn at about 8:30 p. m. to North School. ADJOURNED at 11:00 p. m. The next meeting will be April 20, 1970. Certification I hereby certify that the foregoing Minutes have been approved by the Planning Commission of the City of Hermosa Beach at a regular meeting held on the 6th of April, 1970. , cl0 ;-COLLIS , SECRETARY J �J JO E r O B LE , CHAIRMAN Y a