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HomeMy WebLinkAboutPC_Minutes_70.06.15MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, JUNE 15, 1970, AT 7:30 P. M. MEETING CALLED TO ORDER AT 7:35 P. M. BY CHAIRMAN NOBLE. ROLL CALL - Present: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters .and Chairman Noble. Absent: None Chairman Noble welcomed new Commissioner J. Michael Foote. Motion by Stabler, seconded by Toole to approve the minutes as amended, C-70-6, first paragraph, Pizza Hut of Los Angeles, Inc. on Page 1. motion was changed to read "Motion was made by Comm. Watters, seconded by Comm. Toole to direct a letter to the Building Director approving a metal roof on the subject building similar to that on the Artesia -Redondo Beach Boulevard store. " on Page 2, last paragraph. Comm. Toole wished to have it recorded that he abstained from voting on Z-70-1, page 4, top of page. Resolution P. C. 154-773 Motion by Watters, seconded by Mulfinger to accept Resolution P. C. 154-773. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: None ABSENT: None Z-70-3 Request of Arval Aabel, et al, for a change of land use zone from R-1 to R-3 on lots 26, 27, 28, 29 and C-3 to R-3 on lots 31, 32, 35, 36, 39 and 40, Hermosa Heights Tract, located on the west side of Prospect Avenue between Pier Avenue and 14th Street. City Planner Crawford explained that the property in question is presently zoned in two ways; a portion being C-3, the remaining portion zoned R-1. The C-3 portion faces on to Prospect Avenue and abuts R-1 property to the rear; the R-1 portion has through lots with frontage on Corona as well as Prospect. The General Plan indicates that the C-3 property on this part of Pier Avenue should be used for apartments. Although the General Plan does -2- indicate the Pier Avenue frontage as high density, it does not appear very likely that this will occur. He said that his recommendation would be to change the C-3 zoning to R-3, but that he felt that the R-1 zoning should not be changed to R-3 at this time because such a change would pre -deter- mine the use of Corona Street to R-3. He felt that it was premature to make a change on Corona without knowing how the neighborhood is going to develop. Mr. Crawford said that all the property owners within three hundred feet had been notified, and the legal notice had been advertised in the Hermosa Review. The staff recommendation was that the R-1 zone be left R-1; the C-3 changed to R-3. Public hearing opened: 7:48 p. m. Mr. Arvol Aabel, 1245 Prospect Avenue, spoke in favor of the zone change, stating that he would like to build a nice building such as the triplex just to the north of his property. Comm. Watters asked if the building would be erected immediately, and Mr. Aabel said it would. Evelyn Earle, 1255 Prospect, owner of a Real Estate office on lot 31 of the lots under consideration, spoke in favor of the zone change because she felt it was better use of the land and there already was sufficient commercial development on Pier Avenue with the big shopping center. Mr. Mazio, 1225 Prospect, owner of lots 43 and 44, spoke in opposition to the zone change, saying he did not wish to have his lots changed and if the other lots were rezoned, it might affect his own. He actually didn't oppose the change of the other lots, just his own. Public hearing closed at 7:56 p. m. Comm. Foote asked if Mr. Aabel planned to combine the property in question, and was told that he owned only two lots on Prospect, 36 and 39, and two lots on Corona, 37 and 38, and eventually would like to create parking under- neath the proposed building, and afford a through driveway from Prospect to Corona. Comm. Foote suggested recommending an R-3 potential. -3- Comm. Collis felt that the Commission should be consistent in its treatment of such applications, and should give more thought to its standards. Comm. Watters agreed with Comm. Collis, but questioned the small size of the lots in that even combining them would not create anything of lasting value. He said he would like to see the owners develop it together and zon- ing it R-3 potential would be an incentive for them to do this. Comm. Toole said that he concurred with the staff recommendation. Comm. Mulfinger felt that the requested changes would improve the street. Comm. Noble indicated that the potential zone would be approving the changes but retaining some control over development. It would not really be denying the change. Motion by Comm. Watters, seconded by Comm. Collis to rezone lots 31, 32, 35, 36, 39 and 40 C-3 with R-3 potential, and lots 26, 27, 28 and 29 R-1 with R-3 potential. AYES: Comm. Collis, Foote, Watters and Chairman Noble. NOES: Comm. Mulfinger, Stabler, Toole. ABSENT: None Resolution P. C . 154-77 4 Motion by Comm. Watters, seconded by Comm. Foote for adoption of Resolu- tion P. C. 154-774 recommending a change of zone on lots 26-29 to R-3 poten- tial and lots 31, 32, 35, 36, 39 and 40 to R-3 Potential because it is the opin- ion of the Commission that; based upon the General Plan, the R-3 potential zone would be the most advantageous zone for the area; the lots are very narrow, therefore for quality development it would be better to combine the lots which would be encouraged under the potential zone; the city and the neighborhood would maintain an element of control if precise and specific plans were required from developers before they are issued a building permit; it is no longer neces- sary to maintain low density in this area since the lots in question are across from a commercial development, and face on an arterial street; and the present C-3 zoning had not been utilized and R-3 potential should be a sufficient stim- ulus to promote apartment development on the lots. Z-70-4 Request of H. L. Johnson for a change of land use zone from M to R-3 on a portion of lots 41 and 42 of Block 78, lst Addition to Hermosa Beach Tract, located on the east side of Ardmore Avenue between lst Street and lst Place. City Planner Crawford indicated that required notices had been given and reviewed the background of the area in question saying that in 1968 the Planning Commission initiated a zone change for the entire area, which was zoned M along Ardmore and R-1 with M potential on the remaining part of the property. The Planning Commission recommended that the area be changed to R-3. The City Council suggested that the Planning Commission include two additional properties, which was done. The two additional pro- perties have been given R-3 and R-3 potential zones. The remainder tabled, pending new R-3 development standards. Prior to the development of the General Plan, the City Council placed a moratorium on the property and has not approved any new M uses. Staff recommendation is that the zone be changed to R-3. Public hearing opened: 8: 44 p. m . Mr. H. L. Johnson, 452 Calle Mayor, Redondo Beach, spoke in favor of the zone change, saying his property was virtually surrounded with R-3, and he felt that the land was too valuable to use for manufacturing. Comm. Watters asked if he planned to develop the property in the near future, and Mr. Johnson replied that it would be a year or two at least. He felt it should be developed as an entire piece, as it was the largest in the area. Comm. Stabler agreed with this idea. No one appeared to speak in opposition. Public hearing closed: 8:52 p. m. During the discussion that followed Comm. Collis stated that he felt the pro- perty fell in the same category as the zone change just considered; Comm. Noble said that since Mr. Johnson owned the property just adjacent to this property, if it were all zoned R-3, it would afford a good development: Comm. Stabler said that it doesn't logically follow that the Planning Commission could rezone the property unless they zoned the other piece of property on -5- the corner of 1st and Ardmore; Comm. and Comm. Toole agreed with Comm. R-3 from M . Watters agreed with Comm. Stabler, Collis, that it should be changed to Through the discussion it was decided, that since basically all of the Com- missioners agreed that the property should be rezoned R-3 or R-3 potential, it was not necessary to postpone acting on the zone change in order to include the small portion of corner property which it was felt should be rezoned as well as the larger piece. Motion by Comm. Collis, seconded by Comm. Foote to recommend that the property in question by changed to M with R-3 potential. AYES: Comm. Collis, Foote, Stabler, and Noble. NOES: Comm. Mulfinger, Walters, and Toole. Motion by Comm. Collis, seconded by Comm. Stabler to adopt P.C. 154- 775 that the property be changed from its present zoning to R-3 potential. The reasons for the potential zone change are: 1. The property abuts an existing R-3 zoning on lots 131 and 133 easterly of subject property and contiguous to it; 2. Proposed use of the property falls into the high density resedential use outlined by the General Plan; 3. Existing zoning mandates that the property is now dormant; 4. Due to current inadequate development standards, it is necessary for the Planning Commission to keep some element of control over the subject property at this time. AYES: Comm. Collis, Foote, Stabler, Walters, and Noble. NOES: Comm. Mulfinger, Toole. Comm. Mulfinger clarified his vote by saying that the property should not be potential but straight .R-3 . Comm. Watters also felt it should be straight R-3 and the abandoned railroad right of way should be contained in the zone change. Motion by Comm. Stabler, seconded by Comm. Watters to adopt Resolution 154-776 to initiate a zone change and the abandoned railroad right of way on northeast corner of 1st Street and Ardmore Avenue from present Zoning to R-3 potential. Change is desirable to R-3 potential on the basis that the General Plan calls for such use and property adjacent is currently recom- mended for R-3 potential. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters and Chair- man Noble. NOES: None ABSENT: None Z-70-1 Mr. George Yorg, 1026-A Manhattan Beach Boulevard, Manhattan Beach, was present in support of a letter he had written protesting the hearing of testimony at the previous Planning Commission meeting at which the opposition to the zone change on 21st Street spoke and the proponents were not present to pre- sent their side. He said he wished to clear up the status of their application at this time in respect to the discussion of potential zones, and the present zoning of the property. City Planner Crawford stated that the property was zoned R-1 with C potential. Mr. Yorg said that it would appear that because of the general lack of knowledge of the abutting property, the applicants did not have an opportunity to make an application of C-1 precise plan, and that it might be acted upon in terms of the precise plan. He wished to know if the application could be amended to show an original request of potential C-1 zoning. City Planner Crawford said that it cannot be amended because it has been pub- lished as a change to R-3, and in order to do it, they would have to go back through the original process. Mr. Yorg said that if they had made the application knowing the property adja- cent was C-1 it would have made a difference. He didn't feel that they had been treated fairly. City Planner Crawford said that the applicants have the right to apply for a C-1 withR-3 usage with a precise plan, although such a change would have to be readvertised. He also said that the city is not bound to approve a precise plan for an R-3 development in C-1 zone even if it is requested. -7- Comm. Toole commented that what had concerned him originally was that there wasn't a precise plan, and that he felt Mr. Yorg's letter had merit and perhaps the Planning Commission should reconsider the application if it were legally possible. Motion by Comm. Toole, seconded by Comm. Mulfinger to place the review of the application on the Planning Commission agenda of July 20, 1970, if the City Attorney concurs. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters, and Chair- man Noble.' NOES: None Contessa Ceramics - Conditional Use Permit City Planner Crawford said that a letter had been received from Mrs. McOwen apologizing for not complying with the Planning Commission request to clean up the premises due to a broken foot and pneumonia and asking for an additional two weeks. Motion by Comm. Watters, seconded by Comm. Toole, to continue the hearing until July 6, 1970. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters, and Chairman Noble. NOES: None ABSENT: None Committee Reports Zoning Committee Comm. Stabler reported that a breakfast meeting was held with Comm. Collis, foote, Stabler and Councilman Wise and City Manager McDaniel. He said that they were getting the Council involved in the P. U. D. concept, and the Commission's attempt to use the land use intensity approach. He said they had discussed the concepts with Mr. Wise, and also the Conrock property development. He said the plans were in for plan check, and that City Planner Crawford was going to make a L. U. I. overlay for the development, so they could see how it would work. WIC Mr. Crawford said that the last two meetings were spent in orienting Mr. Bigo and Mr. Wise and clarifying their thoughts. He said that they would like to upgrade the present R-3 standards and expedite the Board of Appeals suggestions. He said he had prepared a new R-3 zone based on the discus- sion of the Zoning Committee. He said the changes are substantial. He read from the proposed text, which was then assigned to the Zoning Committee for study. The next meeting of the Zoning Committee will be held June 23, 1970 at 7:30 a. M. Develooment Committee Comm. Watters reported that the Development Committee had discussed set backs on specific streets; Valley, Ardmore, Hermosa Avenue, Gould and Herondo. They had also discussed parking ratios, and had decided to require two spaces for six hundred square feet of land area per unit. Another subject discussed was a possible landscaping assessment district wherein blighted areas would be assesssd so that the property owners would bear the cost of improvement. The Bacon property was mentioned as a blighted area which they felt should be rezoned to C-3 to conform to the General Plan. Cul de sacs for side streets were discussed, and zoning Herondo Street C-1. The superblock concept was discussed in connection with Herondo, together with underground parking under Manhattan Avenue, which could be covered with landscaping; t`he circulation element, and the fact that Herondo Street is going to dramatically change the south end of the city. In response to a suggestion of Comm. Watters that the Commission write a letter of protest to the City Council about development of property abutting Herondo, City Planner Crawford said that the Commission could express concern over the premature development of Herondo fringe property in view of the fact that at the Council's directive the Commission is considering the possibilities of a superblock. He said when the Commission changed the R-3 zone eliminating the minimum lot width requirement, they didn't change the R-P. This wasn't an oversite because the over -intensive apartment development of these lots would hinder office development on Herondo. City Planner Crawford said that the Improvement Commission has accepted Pacific Coast Highway as their major improvement project and one of their first projects is the Bacon property. Comm. Watters suggested meeting with representatives of the Improvement Commission to map out a concrete plan for the project. The next meeting of the Development Committee will be June 24, 1970. Nominations of new officers Comm. Collis nominated Laird Stabler for the position of Chairman, but he declined saying that he was caught up in the Zoning Committee and interested in seeing the Planned Unit Development go through, and would also like to see Joe Noble reelected for a second term. He nominated Chairman Noble, seconded by Comm. Mulfinger. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters. NOES: None ABSTAIN: Chairman Noble. Comm. Collis nominated Comm. Stabler as vice-chairman, seconded by Comm. Watters, Nominations closed. Unanimous. Chairman Noble appointed Comm. Collis to continue as Secretary to the Commis- s ion. Announcements City Planner Crawford said that the former Moran property was now owned by Kenland Development, as well as the Conrock property. They have submitted their precise plan and their building plans for the condominium and for the first of three units on the Moran" property. They will be three-story, apart- ment buildings with underground parking and a swimming pool. Land coverage is less than 50%, with 600 sq. ft. of lot area per unit. They had asked for a variance to include some of their balconies to meet open space requirement. Comm. Foote was concerned that possibly the completed condominium might draw tenants other rental units in the area, but Chairman Noble said he thought it would draw people from outside the city. S.W.A. P. C. Chairman Noble appointed Mr. Foote to be a representative to the Southwest Area Planning Council meetings. -10- Non-Agenda Items City Planner Crawford announced that the Second Annual meeting of the joint Planning Commissions had been changed to June 30, because Redondo Beach had a Council meeting on every Monday evening. It would be held at 7:00 p. m. at Lococos. Beach Plan Committee Next meeting on June 18, 1970. Adjourned at 11:00 p. m. to July 6 at 7:00 p. m. for another tour of inspection of uncommitted city properties. CERTIFICATION I hereby certify that the foregoing Minutes h Plannin fission of the City of Hermosa held o the 6th of July, 1970. ATE .�Y D. COLLIS, Secretary e been approved by the ach at a regular mset,iijig JOE B. NOBL t , CHAIRMAN