Loading...
HomeMy WebLinkAboutPC_Minutes_70.07.20MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE COUNCIL CHAMBERS, CTI'Y HALL, HERMOSA BEACH, ON MONDAY, JULY 20, 1970, AT 7:30 P.M. MEETING CALLED TO ORDER AT 7:40 p.m. by Chairman Noble. ROLL CALL: Present: Comm. Collis, Foote, Mulfinger, Stabler Toole, Watters, and Chairman Noble. Absent: None Motion by Comm. Stabler, seconded by Comm. Mulfinger to approve minutes with the correction in the first paragraph of Page 2, line 15 to read R-2 instead of R-4. AYES: Comm. Collis, Foote, Mulfinger, Stabler and Toole NOES: None ABSTAIN: Watters and Chairman Noble. Resolution P.C. 154-777 Motion by Comm. Watters, seconded by Comm. Stabler to approve Resolution P. C. 154-777 . AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, and Chairman Noble. NOES: None ABSTAIN: Comm. Watters Comm. Mulfinger asked the staff to check the sign on the Piece of Pizza Inc. building for indecent connotations. Z-7 0-5 City Planner Crawford reviewed the request of Mr. Alfred C. Bowman for a change of land use zone from R-1 with R-2 Potential to R-2, saying the item was continued from the last meeting in order that the Commission could review more precise plans on the proposed remodelling. He said the opposition to this change was based primarily on reluctance to prolong the life of old buildings, and desire to eliminate them and replace with modern duplexes. In the case in question, the building could easily be brought up to code. It is non -conforming in that it is to be three stories and abuts the property line, requiring two variances if it is approved. He said that the R-2 potential gives the Planning Commission a very broad range of discretion, and in this case, a choice between; preserving all older homes, only some older homes which can be brought up to modern code, or eliminating all older homes in order to realize R-2 potential. -2- A letter was read from Mrs. Verne Kelsey, 1942 Strand, commending the plans of Mr. Bowman, and urging that the Planning Commission act favorably on his application for change of zone from R-1 with R-2 potential, to R-2. Public hearing opened: 7:52 p.m. Mr. Alfred C. Bowman, the applicant, stressed that when he had finished what he proposed to do at considerable expense,the structure would be as desirable as a new one. Mrs. Rosemary Foreman, 68 - 14th Street, spoke in favor of the addition because she felt that many old homes were very charming and the solution is not to tear them down and erect cheap new buildings. Mrs. Mary Donahue, 2008 Strand, said that the cost of owning property in that location was so high that unless the property is zoned R-2, people will not be able to afford to build. Mr. Tim O'Connor, 1840 S. Elena, Redondo Beach, attorney for Mrs. Robert Patton who couldn't be present, spoke in opposition to the request, not because she is concerned with the job Mr. Bowman will do, but because she feels if this request is granted, it will do violence to the intent of this type of zoning. She feels that the zone was established after extensive hearings, consideration of the General Plan, consideration of density and use, and that criteria should be established for precise planning in the area. He said she felt that if the change of zone is granted, the applicant will have to request variances, and this leaves the door open for anyone to do the same thing. She does not feel that one individual should be allowed to add on to an existing building, while the next person doesn't meet those requirements. Mrs. Kathy Bergstrom, 519 - 24th Place, asked if the development included proper parking and was informed that it did. Mr. Bowman said that he was not requesting a variance but a change of zone. Public hearing closed: 8:05 p.m. Mr. Bowman stated that the purpose of his application was to provide the basis for the kind of criteria that the Board intends to impose. This is the reason for adopting this immediate classification. Permanent criteria would not be adopted until the Board has a few examples. Mr. Mulfinger asked the number of non -conforming existing properties, and was informed that this information was not readily available. Mr. Crawford said that approval of the request would require a recognition of the non -con- formances (0 ft. side yard and 3-story structure) and the fact that there could be circumstances that make it reasonable to add on in one instance, whereas next door it might be unreasonable. -3- Comm. Stabler questioned what would happen to the density of the area if a new unit were added in this manner. He said his feeling was that the R-2 Potential established with the feeling that lack of off-street parking would control density and force combining of lots, and although the Commission is not granting a variance, they would be granting use of the property line on one side, which would be hard put in the future to deny anyone else. He did not feel it should be granted as submitted. Chairman Noble said one of the purposes of analyzing this area originally to change from R-1 to R-2 Potential was the tremendous number of properties existing that were in non -conformity because they had been rezoned in 1956 to R-1. A lot of property owners asked the Commission for relief. Based on theCom- mission's analysis, and their testimony, the Commission thought at that time that an R-2 potential: might be wise because many of the properties were not built according to the zoning ordinance, and were under severe hardship. As far as the sideyard set -back, the Planning Comm ission has allowed this in many cases and encouraged property owners to encroach to the sideyard as long as it didn't affect the neighbors. It is a new theory of land usage. Comm. Stabler questioned that these hardships are not part of the zoning adjustments, as they were not imposed on the property, but were created by the property owner himself. He said if he were only concerned with the pre- sent request, he would be entirely for it, but he was worried about the effect of this on the total four -block area. Chairman Noble said the main point was whether granting this zone change would be materially detrimental to Mr. Bowman or his neighbors. Mr. Craw- ford suggested that the Planning Commission could determine that the only cases in this potential zone where they would even consider a variance from normal development standards would be where the particular dwelling is judged by the Building Department to be either up to modern building codes or capable of being brought up to modern building codes. This would eliminate a large group of buildings. Take each one on its own merits. Comm. Collis favored retaining some older homes, but felt a necessity for guidelines as far as planning. Comm. Watters asked if the Commission had had an opinion from the City Attorney, and City Planner Crawford said that the ordinance had to be ex- ercised in such a way that the city could not be accused of being arbitrary .and capricious in approving precise plans, so that it was necessary to build up a series of precedents. Chairman Noble said they must consider required parking and the fact that any addition to an existing building must be compatible. Motion by Comm. Foote, seconded by Chairman Noble to grant the request for zone change from R-2 potential to R-2 based on Precise Plan #23. AYES: Comm. Foote, and Chairman Noble NOES: Comm. Collis, Mulfinger, Stabler, Toole and Watters ABSENT: None Comm. Watters qualified his vote by saying he did not wish to establish a precedent, although Mr. Bowman's request has merit, he wished to establish some criteria. Motion by Comm. Watters, seconded by Foote, to continue in order that the staff can get additional information and analysis of the area in order to submit suggestions for basic criteria to the Commission on the following points: 1. Lot and address of each house that has encroachments. 2. Sideyard setbacks. 3. Parking. 4. Precise plan hearings should be perogative of Planning Commission instead of decision being made at staff level. 5. The area shall encompass from north side of 18th Street to south side of 22nd Street. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: None ABSENT: None Z-70-6 Planning Commission Resolution to establish land use zone on parcel of Railroad Right of Way at Ardmore and 1st Street (102 Ardmore) as R-3 potential. R-1, R-3 or M Basic zones to be considered. City Planner Crawford stated that this proposed change of zone is at the initiation of the Planning Commission following their action of changing the adjoining property to R-3 potential. The property has been zoned railroad right of way since the inception of zoning in the city and the ordinance says this is the only use which can be made of it. Any property not zoned by the ordinance at that time or any property annexed to the city is automatically zoned R-1. Sin there appears to have been no action re --classifying this property, it would have gone into R-1 if it has passed outof railroad right of way. The property owner is .most concerned and apparently anxious to have it zoned M since he wishes to erect an office building and shop and is op- posed to R-3 . One and one-half years ago the Planning Commission attempted to rezone all of the properties in that area, but the City Council tabled the action, neither approving or denying it. It is the staff's recommendation that -5- a step should be taken at this time to get this property into a zone, and recommends R-1 with R-3 potential. Public hearing opened at 8: 57 p.m. The property owner was unable to be present. Mr. H.L. Johnson, 452 Calle Mayor, Redondo Beach, repeated his feelings of the previous meeting that he felt the property was too small to zone M-1. He felt it should be R-3 without potential. He also said that if it should be zone R-3 , then he would like his property rezoned R-3 also. Public hearing closed 8:59 p.m. Comm. Collis said he would like the staff to submit studies of the proposed development of the ConRock property and also the Moran property, in its re- lationship to the subject property and of course to Mr. Johnson's property well indicated on a map. Comm. Toole expressed the opinion that the Commission should be consistent in the pattern they are establishing and that it didn't seem to make sense to zone one portion M with R-3 potential and the other R-3 when they were contiguous. Motion by Comm. Stabler, seconded by Comm. Foote to rezone this piece of property R-1 with R-3 potential. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, and Watters NOES: None ABSENT: None ABSTAIN: Chairman Noble IRnsolution P.C. 154-778 Motion by Comm. Stabler, seconded by Comm. Toole to adopt P.C. 154-778 recommending that the land use zone classification of that land described as 102 Ardmore be changed from its existing railroad right of way to R-1 with R-3 po- tential. The reason for this change of zone is that the contiguous area has been zoned R-3 potential. It has been the decision of the Planning Commission in this and surrounding area that R-3 is the highest and best use, that this new zoning will not place any hardships on the property in question, will prevent hardships on adjoining property, will not be materially detrimental to surrounding properties, and is necessary for convenience and general welfare of the city. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole and Watters NOES: None ABSENT: None ABSTAIN: Chairman Noble Chairman Noble explained his vote by saying that Mr. Schmolle had telephoned him concerning his opposition to the zone change and in view of Mr. Schmolle's absence, and since no one else heard the conversation, he didn't feel he could vote without prejudice. Tade House Company City Planner Crawford reviewed the activities of the Jade House during the past six months and said they had adhered to all conditions. Motion by Comm. Toole, seconded by Watters to make the Conditional Use Permit permanent, subject to the same conditions. AYES: Collis, Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: None ABSENT: None ABSTAIN: Foote Z-7 0-1 The study of the area of 21st Street and Pacific Coast Highway had been referred back to the Planning Commission. City Planner Crawford said he had asked the Street Superintendent to begin counting traffic on 21st Street, and the city had erected "No Parking" signs on Ardmore. He said he was in the process of draw- ing base maps to indicate the property ownerships, size of lots and current street improvements. He said they could develop a study of what would be necessary if the property were changed to R-3, and how much would have to be changed, which he hoped to have ready by the next meeting in August, or the second meeting at the latest. Comm. Collis commended Mr. Crawford's presentation on this property at the Council meeting, stating that the Planning Commission felt at the time that this area was not of prime importance for an in-depth study and that other areas were of greater urgency. However, the Council still wished to have a study made. Motion by Collis, seconded by Toole to receive and file the Council's request for a study of this area. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters, and Chairman Noble. NOES: None ABSENT: None Mr. Fred Patrick, 14040 W. Tahiti Way, Marina del Rey, Apt. 517, came in- formally before theCommission to ask advice about the South Ardmore area of Hermosa Beach, which is zoned M Potential and which he would like to see zoned R-3 to enable him to improve two units he now owns and add two more. City Planner Crawford suggested that since the Planning Commission had re- quested a map of the South Ardmore area brought before them, that this particular request be incorporated into that same report. So ordered. -7 - P.C. 154-769 Mr. Crawford said that the staff had asked for an inspection of the property at 1332 Hermosa Avenue to see if the non -permitted items had been removed as per their instructions. Mr. Bob Dempsey had found a partial list of used car parts, indicating that Mr. DeSmidt had not yet complielwith the instructions. Mr. Crawford suggested a list of non -permitted items to include separate sale of tires, wheels, mufflers, exhaust systems, gauges, automotive engines, engine parts, automobile parts, auto body parts, racing equipment. Permitted uses would be unassembled kits, mini -bike and dune buggy, fishing gear, camping equipment and sports clothing. Mr. DeSmidt requested that the matter be postponed until the next meeting because the owners of the building were interested and would like to be pre- sent, and they had been unable to this evening. Motion by Watters, seconded by Toole to continue until the next regular meeting on August 3, 1970. AYES: Comm. Collis, Foote, Mulfinger, Stabler, Toole, Watters and Noble. NOES: None ABSENT: None C ZO The Commission discussed the proposed changes in the Zoning Ordinance which would allow the Council to over -ride the Planning Commission with only a quorum, and relieve them of notifying the applicants of the results of their action. Also discussed were changes in the R-3 zone to upgrade the deve- lopment standards. Mr. Crawford informed the Commission that these or- dinances were being re -written and would be ready for the next meeting. The Commission agreed to meet with the Board of Zoning Adjustments and the Board of Appeals at their next meetings to disco ss the changes in the ordinance before returning them to the City Council. Planned Development Recrulations_ Comm. Stabler reported that the Zoning Committee had met on Thursday, the 16t4 to discuss a new draft of the Planned Unit Development which incorporated some of the specifics of the land use over -lay; the implications of planned development and the way this particular draft was drawn; where it might run into problems taking it into the Commission and the Council; legal implications and how the City Attorney would feel. He said with this draft they were well on the road to having a good planned development ordinance written up. The next meeting will be Thursday, July 30, 7:30 a.m. at the Surfboarder. Lana Development Committee Comm. Watters said that the committee was concentrating on Pacifc Coast Highway improvement and working with the Improvement Commission and Chamber of Commerce. On the 21st there would be a joint meeting and a walk along Pacific Coast Highway. A letter will be directed to the businessmen asking their cooperation in this effort. Underground Utilities Commission Comm. Collis said there were three basic areas that it had been decided to study; (1) South Pacific Coast Highway (2) From Monterey to Pacific Coast Highway, and (3) South Hermosa Avenue. The Edison Company's first choice was Pier Avenue section from Monterey to the Ardmore intersection. Their representatives pointed out that their concern was getting the most done for the least amount of money, since only $160,000 had been budgeted for a five year period. There will be preliminary studies ready for the committee in a month. Comm. Foote suggested checking with El Segundo who had participated in this program last year. Beach Plan Committee City Planner Crawford said at the last meeting the committee dealt with the basic question of what the beach is going to be. He said there was a difference of opinion on the committee, the same as in the city as a whole, that (1) it must be preserved in its natural state (no landscaping, paving, or restrooms), and (2) must be made to serve the greatest number of people the greatest part of the time. Comm. Toole said that in his opinion the beach was the city's greatest asset and it should derive more revenue out of it. Next meeting on August 20, 1970. ADJOURNMENT at 10:00 p.m. until August 3, 1970. CERTIFICATION I hereby certify that the foregoing minutes have been a Commission of e City of Hermosa Beach at a regular of July, 1970 DATE DE B, N elr, , JAMES D. COLLIS, SECRETARY vved by, 'e Planning etine d on the 20th BLE, CHAIRMAN