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HomeMy WebLinkAboutPC_Minutes_70.08.17MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH; ON MONDAY, AUGUST 17, 1970, AT 7:30 P. M. MEETING CALLED TO ORDER AT 7: 40 p . m . by Chairman Noble. ROLL CALL: Present: Comm. Foote, Mulfinger, Toole, Watters and Chairman Noble. Absent: Comm. Collis and Stabler. Motion by Comm. Toole, seconded by Comm. Foote, to approve the minutes of the August 3, 1970 meeting with an amendment on Page 6, changing the word "assembled" to "displayed" in the motion amending P. C. 154-769. It was also noted that Comm. Toole and Watters had not been absent, but had arrived late. Resolution # P. C. 154-779 Motion by Comm. Foote, seconded by Comm. Mulfinger to approve P. C. 154-779 approving Precise Plan #23 and recommending a change of land use zone from R-1 with R-2 potential to R-2 on Lot 5, Block 21, Hermosa Beach Tract, known as 2024 The Strand. AYES: Comm. Foote, Mulfinger, Toole, Watters and Chairman Noble NOES: None ABSENT: Comm. Collis and Comm. Stabler Resolution #P. C. 154-769 Motion by Comm. Mulfinger, seconded by Comm. Toole to approve P. C. 154-769 as amended to substitute "displayed" for the word "assembled" in the third paragraph, eighth line. AYES: Comm. Foote, Mulfinger, Toole, Watters and Chairman Noble. NOES: None ABSENT: Comm. Collis and Stabler. Comm. Watters arrived at 7:45 p. m. C-70-8 Request for a Conditional Use Permit to construct an automobile service station at 901 Pacific Coast Highway. -2- Planning Commission August 17, 1970 City Planner Crawford presented a plot plan and a set of elevations of a proposed new service station which would take the entire 900 block on the west side of Pacific Coast Highway. He suggested two alternatives for loth Street; continue existing no exit on Pacific Coast Highway by extending the sidewalk and curb to the middle of the street, making it impossible to reach Pacific Coast Highway, or to increase the curb radii -is, building a center island and creating a right -turn only lane. The applicants would have to dedicate a corner portion of their property for sidewalk purposes. The city would construct the island in the center of loth Street. The site covers 29,000 square feet, and the building will be modern and faced with brick. The Improve- ment Commission and the Park Director are to have final review of the plans at the time they are submitted. Mr. Crawford felt that the service bays should face on loth Street, to eliminate a tendency for cars to be parked in the service area. He recommended approval as he felt it would be a vital step in cleaning up Pacific Coast Highway. Public hearing opened: 8:00 p. m. Mr. John Hindinger, 9901 S . Paramount, Downey, California represented Mobile Company and elaborated on the comments of City Planner Crawford by saying that the proposed building is an Elliott Noyes design, modern in every aspect, and has received awards from other cities. He said they wished to comply with all of the staff's suggestions, that the unit will serve a large market area of approximately 8,400 gallons as based on their survey over an eighteen hour period of 45, 000 cars, and that they were keenly aware of the city's desire for beautification. Rosemary Foreman, Hermosa Improvement Commission, requested color photos to show at their meeting on Thursday evening. Mrs. Shu Miho, 731 - 9th Street, owner of property immediately abutting the proposed station, questioned the applicant concerning noise, fire hazards and fumes, although she stated she was not opposing the station. She suggested a solution to these questions would be a higher wall and landscaping. Mr. Hindinger assured her that the city regulations had protected her on fi_r-r, and safety hazards and that he was going to work with Paul Peterson the ques- tion of landscaping. Others who spoke included Jim Weber, 606 - 9th Street, Manhattan Beach, who was concerned with the enforcement of conditional use permits on automobile sales, and increasing the commercial depth on 8th, 9th and loth Streets; -3- Planning Commission August 17, 1970 Mr. Schmidt, owner of lots on Pacific Coast Highway, said he thought the station would be fine for everybody; Bill Goddard, 1049 Pier Avenue, agreed; Rosemary Foreman wanted to determine that the signing would be controlled, and was told the Improvement Commission would have the opportunity to approve them; Mike Strange, 600 - 10th Street, wished to discuss the situation of enter- ing on loth Street since in the past a problem existed when automobiles could travel up loth Street into Beaver Pontiac, although it was not a through street. He expected traffic would be generated and he wanted to let the residents know what they will be up against. Mr. Strange continued that a study is being made by the residents on loth Street concerning blocking off the street, and they al- ready have ideas and plans. Public hearing closed: 8:29 p. m. Comm. Foote hoped that the applicant was aware of the limited access problem as it would affect his business estimates considerably. Comm. Watters questioned whether the applicant would object to traffic being closed off on loth Street. Mr. Hindinger said he would not as he could under- stand the citizens concern with safety, but he would object if south bound traf- fic was stopped. Comm. Mulfinger asked how they proposed to vent the underground tanks and Mr. Harry Erickson, District Engineer for Mobile, said their underground stor- age is up to fire code, and during the past four months they have been using red thread pipe (fiber glass piping), and also that no fumes will affect the neighborhood. In answer to Comm. Foote's question concerning the placing of lube bays on loth Street, Mr. Hundinger said that the corporation policy is that they have a front entry, that lube bays are part of their merchandizing, and if the lube bays are changed, the full scope of the facility is changed; the islands will also have to be changed. Therefore they would like to have the service bays face Pacific Coast Highway and not on loth Street. Motion by Comm. Foote, seconded by Comm. Mulfinger to approve the request of Mobil Oil Company for a conditional use permit to construct an automobile service station on lots 11, 12, 13, 14, 15, 16, and 17 of Tract 223, known as 901 Pacific Coast Highway subject to staff's recommended conditions ex- cept that compliance with condition #2 may be postponed until the staff has MAE Planning Commission August 17, 1970 made further analysis, and condition #6 be omitted. Masonry facing for all property line walls that are exposed to public view has been discussed with and agreed to by the applicant. Resolution P. C. 154-780 Motion by Comm. Foote, seconded by Comm. Toole, to approve a resolution for the construction of an automobile service station at 901 Pacific Coast Highway, Hermosa Beach by Mobil Oil Company because it will not be detri- mental to the business or residential climate of the area immediately adjoin- ing, with the following conditions: 1. That landscaping be approved by Park Superintendent, revised substantially as shown on Exhibit A, dated August 17, 1970. 2. That curb and sidewalk be revised at the intersection of Pacific Coast Highway and loth Street as shown on Exhibit A, with an easement for sidewalk purpose granted to the city. 3. That electrical service be underground from second pole westerly on 1 Oth Street. 4. That masonry wall exposed to public view be of brick or brick fac- ing. 5. That no accessory business or uses be allowed without further Planning Commission approval. 6. That all other matters be as shown on Exhibit A. 7. That elevations be coordinated with Improvement Commission. 8. That Permit be reviewed in one year by the Planning Commission. AYES: Comm. Foote, Mulfinger, Toole, Watters and Noble NOES: None ABSENT: Comm. Collis and Stabler C-70-9 Request of Pioneer Take -Out for a conditional use permit to construct a building for take-out food business at 1201 Hermosa Avenue. City Planner Crawford reviewed the application, saying that the Police Chief's report had not yet been received, and also that they would not have revolving signs. He compared the application to two others, Tastee Freeze which was denied because it was a drive-in and would attract juveniles, and Piece of Pizza, which was approved because it was a sit-down restaurant and would -5- Planning Commission August 17, 1970 not appeal to youthful congregations and said that this business seemed to lie somewhere between the two. He indicated that the proposed on -site park- ing would create a serious traffic hazard at the alley and Hermosa Avenue. He felt that insufficient research into the problem had been made and could not justify making a decision until the Planning Commission had gathered testimony and additional inputs and recommended that the matter be continued until August 31. Public hearing opened: 9:06 p. m. Mr. Hank Gordon, P. O. Box 34668, Los Angeles, California, spoke in favor of the application and said he represented John Di Simone, the owner, and Pioneer Systems, the applicant. He said that although the sign has always said take-out, it actually is a sit-down.restaurant with 38 to 45 seats. He said the take-out aspect would appeal to people who wished to buy buckets, not anyone eating in cars, and that Mr. Di Simone had investigated thoroughly before agreeing to the application. Mr. Roger Schwimer, 1310 Echo Park Avenue, made three points: heavy light- ing would eliminate problem people; if necessary armed guards would be used; and at the three other Pioneer locations where trouble had existed, there were no eating facilities inside. Mr. Robert Bliss commented that if no parking is provided, no business would be generated. Mr. John Di Simone, owner of property, said that his attorney and he had in- vestigated the Pioneer Company and felt that the operation would add to down- town Hermosa Beach. Mrs. Rosemary Foreman, 68 - 14th Street, said that no matter what type of restaurant was established in that particular area, it was always a police pro- blem, and the police would just have to move their enforcement from one place to another. Public hearing closed: 9:25 p. m. Comm. Mulfinger and Comm. Foote commented on the parking, with relation to ingress and egress. Planning Commission August 17, 1970 Comm. Watters took exception to the quality of signs being proposed, saying that they would do nothing to improve the image of Hermosa Beach. He felt that the Improvement Commission should review the franchise businesses which do not confirm in order to eliminate eye pollution. Motion by Comm. Toole, seconded by Comm. Mulfinger to postpone until next meeting of Planning Commission for further investigation and so that they can receive report from Police Chief. AYES: Comm. Foote, Mulfinger, Toole, Watters and Chairman Noble. NOES: None ABSENT: comm. Collis, Stabler Lerner Oil Compan Review of Conditional Use Permit relative to landscaping and use of former service bays for vending machines. City Planner Crawford said this hearing was continued from last meeting to permit the applicant to replace the landscaping which he had done, although some of it has already been stolen again. Planters were suggested as a more permanent installation. He said the Police Chief's recommendation on the subject of vending machines was to deny the request because of a tendency of juveniles to congregate after curfew. Motion by Comm. Toole, seconded by Comm. Mulfinger to reapprove the Con- ditional Use Permit on P. C. 154-765 subject to the same conditions except that review will be in one year. Review of Zoning Pattern - 21st Street Ardmore 24th Place and Pacific Coast Highway City Planner Crawford explained the background of this review, saying it originated as a request for a change of zone from R-1 with C potential to R-3 on the property located on 21st Street approximately 115 feet west of Pacific Coast Highway, known as the Fucile change of zone request. The Planning Commission denied the request for a change of zone based on their feeling that the request was premature and not the kind of use expected when the C-potential was created. They felt it would require considerable more study of the surrounding area as well as the applicant's property. This decision was appealed to the City Council, who referred it back to the Planning Commis- sion for reconsideration and long-range study. The Planning Commission could not do as complete a long range study as needed in the time allotted, so the -7- Planning Commission August 17, 1970 City Council asked them to do what they could within forty days . Mr. Crawford had prepared a series of three maps showing (a) General Plan proposals for the area (b) Existing land use, and (c) Plan of what is felt is the minimum that would have to be done to the property if any change is made in the existing zone at this time. The traffic flow indicates 4, 000 cars per day on Ardmore and 32, 000 cars on Pacific Coast Highway and 1,320 on 21st Street, or a total of about 37,000 cars present in the area daily. He said the General Plan indicated that a multi- use corridor should be created along Pacific Coast Highway encompassing mo- tels, commercial, offices, large apartment buildings,and this would extend about three hundred feet back from Pacific Coast Highway on both sides. How- ever the predominent use is single-family residential at this time. City Planner Crawford suggested that if the zone is changed, there should be a physical barrier between the new zone and the single family houses, which could consist of a twenty foot alley at the zone's westerly boundary; that an improvement district should be established to bring all streets up to urban standards of pavement, curbs, gutters and sidewalks. Although the city does not intend to widen 21st Street with city money, and will not be widening Ardmore for five or six years, they must be widened to accomodate twice the current traffic flow. Communication from Lucile A. Pickering, owner of a lot fronting on Pacific Coast Highway, requested apartment zoning, including therein her lot. Review opened: 9:30 P. m. Mr. George Yorg, 1026 Manhattan Beach Boulevard, Manhattan Beach, com- mented that he questioned Mr. Crawford's statements and although it is ack- nowledged that the property involved is C-1, the Planning Commission could grant the precise plan which was presented. He felt that although the alley might be useful, he didn't think the applicant should have to wait, and since the apartment unit would accomodate seventy-two cars, the traffic flow would not be affected that much. He felt that the building would not cater to tran- sients and was the best use of the property. Planning Commission August 17, 1970 Mr. James Fucile, applicant, said the problem should be looked at objectively, that the developers were willing to widen the street, install curbs, provide $400 to each unit toward the cost of sewers. He felt that the city had invited his proposal by creating C-1 potential zoning. City Planner Crawford clarified the city's position by saying the property abut- ting Pacific Coast Highway was changed from C-3 to C-1 in 1965, but the pro- perty adjacent to it was then C potential and isn't necessarily C-1 potential, or anything other than commercial potential. Various members of the audience spoke: Mr. Ralph Belan, 2026 Ardmore - favoring apartments. Mr. H. R. Besant, 2207 Pacific Coast Highway - wished to see his commercial lots rezoned R-1, favored the alley concept. Mr. George Munday, 740 - 24th Street, opposed on grounds that his view would be eliminated and the streets, sidewalks, etc. should be improved before more strain is put on them. Mr. Neil Buglevitz, 2506 Ardmore, favored the alley concept, and stated that property values do increase near apartment houses. Mrs. Morgan, 640 - 21st Street, suggested that before rezoning, the streets should be paved and widened. Mr. Jeff Wooley, 617 - 21st Street, inquired who would stand the cost of paving and was informed by the City Planner that an assessment district was most probable method of payment by property owners. Miss Mildred Walker, 740 - 24th Place, objected to the fact that some property owners would lose their houses to the alley, and was also concerned with the image of the city, its people and environment. Mr. H. J. Radow, 720 - 24th Place, also was concerned with the loss of homes due to an alley being installed. Mr. Richard I. S. Parker, 21st and Borden, commented on the fact that the city should be concerned with quality instead of quantity, and the Planning Commis- sion should weigh the decision to increase density with this in mind. Mrs. Henry Grieve, 2314 Ardmore - concerned with accidents caused by more cars. Mr. George Yorg replied to the arguments of the opposition and said that the applicant would provide a street donation for improvements. Mr. Fucile said that the alley would be on vacant property between 24th and 21st Streets. Review closed: 11:12 p. m. Planning Commission August 17, 1970 City Planner Crawford summed up the discussion by explaining that the Plan- ning Commission has not been requested to reconsider the zone change itself since it is currently before the City Council, but to study the area and make a recommendation to the City Council on that property and the surrounding area in light of the study and testimony presented to them. Comm. Watters commented that since Hermosa Beach is second in density in the State, he felt that the Planning Commission had more of a responsibility to the city than to the individual property owners and he couldn't recommend the zone change. He also felt that nothing could be done until the necessary services are provided. Comm. Foote was in favor of the buffer or the alley between commercial and residential. Chairman Noble said he would be completely in favor of this kind of develop- ment of the area, if the people who appeared had requested it, but if the pro- perty was rezoned as requested it would create additional problems. He said he had been on the Commission at the time of the zone change to C-1 and he didn't think they had in mind that it would be developed as an apartment area. Motion by Comm. Foote, seconded by Comm. Watters to recommend to the City Council that the best program for achieving this planned development appears to be the following recommendation: The City Planning Commission, assembled in public hearing, and having duly and extensively considered the matter referred to it by the City Council for analysis and report, to wit: "to refer the matter of request for zone change in relation to property loca- ted at 731-737-739 - 21st Street made by Mr. James Fucile back to the Planning Commission, directing the Commission to study not only the sub- ject property but the entire adjacent area and to inform all interested parties, with a report and recommendation regarding land use classification to be re- turned to the City Council for their consideration within forty days", do hereby find the following to be their most valid judgment based on information, personal research and public testimony available. The General Plan appears to be valid, and the best program for achieving the General Plan appears to be: a) To encourage the consolidation of properties, creating some sort of tax -10- Planning Commission August 17, 1970 breakfor large parcels (re -subdivision and recordation together with land use restriction may reduce assessed value, for example); and b) To place properties under a planned development district regulation which would preclude premature development in a manner contrary to the plan; and c) To require all service streets to be developed (first) to commercial or high - density standards (60 foot right of way, 40 foot pavement, curb, gutter and 10 foot sidewalk); and d) To encourage use which will take advantage of the slope and view; and e) To create or cause to be created a 20 foot wide alley to separate multi -use or high -density area and low density area, as shown on map C of "Analysis"; and f) To require a minimum of two off-street parking spaces be provided for each unit, no tendem except as surplus or visitor spaces, all off-street; and g) To require all building sides exposed to view from public streets or adjoin- ing parcels be given same architectural treatment as "fronts", avoiding three to four story blank stucco walls punctuated only by flush aluminum frame windows. Recommendation re: Fucile Zone Chancre request Z-70-1 If the decision is made to change the land use zone at this time, the change include: 1. All property in the multi -use corridor between 21st Street and 24th Place to the same zone; and 2. An improvement district to bring all streets in the multi -use corridor up to urban standards (40 foot pavement, curbs, gutters and sidewalks); and 3. A twenty foot wide alley at the westerly boundary of said new zone and street improvement district. AYES: Comm. Foote, Toole, Watters and Chairman Noble. NOES: Comm. Mulfinger ABSENT: Comm. Collis, Stabler -11- Planning Commission August 17, 1970 Comm. Mulfinger qualified his vote by saying that he felt that it was going to take five or six years to do anything, that the Commission has waited too long, that the highway, and commercial property already e�:ist and that the apartment building belongs. Planned Development Committee Good turnout of fifty people who discussed planned development district for south Ardmore area. Officially continued all other items: Public hearings Item #6 Contessa Ceramics Item #7 Procedural amendment Item #8 R-3 zone amendment Item #13 Resolution of Record Adjournment: 11:55 p. m. until August 31, 1970, 7:30 p. m. CERTIFICATION I hereby certify that the foregoing minuteVa ave been approved by the Planning Commission of the City of Herm Beach at a regular me ting held on August 17, 1970. Date JOE B. NOBLE, CHAIRMAN Zf4-� -�OLLIS, SECRETARY