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HomeMy WebLinkAboutPC_Minutes_70.11.16MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, NOVEMBER 16, 1970, AT 7:30 P.M. MEETING CALLED TO ORDER AT 7:33 P.M. BY CHAIRMAN NOBLE ROLL CALL: Present: Commissioners Foote, Mulfinger, Stabler, Toole, Watters and Chairman Noble. Absent: Commissioner Collis Motion by Comm. Toole, seconded by Comm. Watters to approve the minutes of the November 2, 1970 meeting. C-70-13 Request of George Ensminger for a Conditional Use Permit to conduct a takeout soft ice cream business at 133 Hermosa Avenue. City Planner Crawford explained that the premises had formerly been used as a cafe and beer bar, and that the applicant planned to remove the exist- ing front and build a new front approximately 6' into the interior of the build- ing. This open frontage will be used for customers to order ice cream, and structurally the idea is feasible. He continued that the Police Department has recommended denial on the basis of past experience at the ice cream store on 15th and Hermosa Avenue which had been a gathering place and has posed a loitering problem. He said there had been no opposition from residents in the area, and since it is a C-1 zone the usage would fit into the categories allowed in this zone. He reviewed the required considerations. Public hearing opened: 7:42 p. m . Mr. George Ensminger, applicant for the Conditional Use Permit, said that he or his wife would be present at all times and didn't anticipate any pro- blems with loitering since he had not encountered any in his former busi- nesses on Redondo Wharf or in Indiana. Mr. David Kennedy, 300 Hermosa Avenue, said that he lived a block from the premises and would like to see Mr. Ensminger's business in there as he had never seen any problems at the other store. Mr. Bert Engstrom, felt that since loitering is a general problem in Hermosa Beach, this new business would not increase it substantially. Mr. Tom Roach, proprietor of Pete's Cafe on 2nd Street, said he didn't allow loitering on his premises, and he was very happy to have the new business near him as it would be something for the younger generation, and he had great confidence in Mr. Ensminger. Page 2 Planning Commission Minutes November 16, 1970 Mr. David Kennedy spoke again in relation to accumulated litter on that corner, and suggested that the property owners make an effort to clean it up. Mr. Ensminger assured him he would make every effort in that regard. Comm. Stabler commented that the proposed use appeared feasible to him, subject to the conditions recommended by the staff. He added that he questioned whether "loitering" per se was necessarily bad, if properly controlled. Comm. Watters added that people throw beer cans and bottles in the street now, having ice cream might help alleviate the problem, if properly policed and cleaned. Motion by Comm. Stabler, second by Comm. Foote to grant the Conditional Use Permit with conditions. AYES: Comm. Foote, Mulfinger, Stabler, Toole, Watters and Noble. NOES: None ABSENT: Comm. Collis Motion by Comm. Stabler, second by Comm. Watters to adopt Resolution P. C. 154-790 granting Conditional Use Permit to operate a take-out food business, specifically an ice cream or frosty freeze operation, sub- ject to the following conditions: 1. That hours of operation be limited to between 10:00 a. m. and 10:00 p. M. 2. That all windows be kept open and no more than 20% of the windows covered with interior signs, exterior paint or paper signs. 3. That no paper, cloth or other temporary sign be placed on the exterior of the building. 4. That the entire building be repainted white or some other light color which shall be approved by the Improvement Commission. S. Provision shall be made for permanent trash receptacles in the entry of the operation as well as the service area and trash area, acceptable to the Public Works Department. 6. All other signs shall conform to the sign ordinance. 7. That the applicant sign a written agreement showing his willingness to participate in a special sanitary assessment district. 8. That the Conditional Use Permit be reviewed by the Planning Commis- sion in six months. AYES: Comm. Foote, Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: None ABSENT: Comm. Collis C-70-5 Review of Permit granted to Paul E. Williams to serve beer and provide enter- tainment at 316 Pier Avenue. City Planner Crawford said that the permit granting the serving of beer with meals, and providing of entertainment, was due for review, renewal, addi- tional conditions, or cancellation for cause. He indicated that the business was no longer open; that the movie projector and screen had been removed. He added that the lessee was in violation of the sign ordinance as there are a number of paper signs in the windows and on the exterior of the building. He said that although the lessee was not present, the Commission could act, as the property owner was present and was the responsible party. Motion by Comm. Noble, second by Comm. Mulfinger to cancel the Condi- tional Use Permit because the applicant had not met the conditions of approval, and no longer exercised the privilege granted by the Permit. AYES: Comm. Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: Comm. Foote ABSENT: Comm. Collis Amendment to Zoning Ordinance N. S . 154.- Continued Continuation of public hearing to consider amending Article 2 - Definitions, Article 6-R-3 Multiple Family Zone and Article 11.5 - off-street parking. City Planner Crawford said that at the conclusion of the previous hearing on November 2, 1970, sufficient new information or thoughts had been gener- ated by the audience that the action of the Planning Commission had been to review this information and at the continued hearing they would rediscuss some of the points of the proposed ordinance. They would also evaluate testimony heard at this meeting, and make a recommendation to the City Council. Chairman Noble said there were three possible alterations of the proposed ordinance amendment which the Commission could consider before opening the public hearing which had been brought up at the last meeting: 1. Continue to permit tandem parking 2. Revise height restrictions (Ordinance "B") 3. Revise rear yard requirement (Ordinance "B") Page 4 Planning Commission Minutes November 16, 1970 After demonstration of the way in which tandem parking could be utilized on various size lots, Comm. Stabler moved, seconded by Comm. Watters that the ordinance be amended to allow that "all required off-street parking spaces shall be directly accessible from a street or driveway except that where the required number of residential spaces is four or more up to one- half of the spaces may be tandem. Such tandem spaces shall be permitted only where access is from an alley or private driveway. " AYES: Comm. Foote, Stabler, Watters and Chairman Noble. NOES: None ABSTAIN: Comm. Mulfinger, Toole ABSENT: Comm. Collis Discussion on the proposed revision of Section 601, height, involved comments from Councilman Wise which were solicited by the Commission to explain the relationship of height to narrow lots. He said height/set- back relationship was controlled by U. B.C. which states that anytime two stories are exceeded, the side yard must be wider. Comm. Stabler said that the Commission would be considering four story buildings when they consider the Planned Development ordinance in three to six months and on that basis he felt this particular section could be out of order at this time in the R-3 ordinance. Comm Foote said he viewed it as a relief to developers, but not to developers of small properties. He was in favor of considering it now. Comm. Stabler further stated that in anticipation of the Planned Development, if this were allowed at this time the city would lose control of the larger developments by the assemblage of land. Motion by Comm. Stabler, second by Comm. Watters, that Section 601, "height" remain as it is currently proposed. AYES: Comm. Stabler, Watters and Chairman Noble NOES: Comm. Foote, Mulfinger and Toole ABSENT: Comm. Collis Motion by Chairman Noble, seconded by Comm. Stabler, to take no further action on Section 601, "height", pending the proposal of the planned unit development ordinance which will be presented to the Planning Commission and which may give relief to this problem. AYES: Comm. Foote, Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: None ABSENT: Comm. Collis Page 5 Planning Commission Minutes November 16, 1970 City Planner Crawford explained that in the ordinance all non -living struc- tures may encroach up to one-half of the rear yard, and this alteration would reduce this requirement to 10' and apply it only to lots which do not have alley or rear yard service. Comm. Stabler said that the opposition to this was that it required too much of the land in the sand hill area, and Comm. Foote felt in this case it might be fair to hear more evidence. The Commission agreed to defer decision on this matter until after the public hearing. Public hearing opened: 9:10 p. m. Mrs. Mary Farmer, 1100 Monterey, said that in older and more stable communities where there is interest in controlled units, lot assemblage is mandatory. She said nothing has been written into this ordinance on lot assemblage, and she felt the ordinance was too restrictive and legal- istic. Mr. Robert E. Payne, 2234 Strand, said that the amendment as it exists is totally unacceptable to property owners in Hermosa Beach, and he was quite concerned over what the amendment does mean and imply. He felt it would put R-3 property owners in a very serious economic situation. He said they would be non -conforming, and couldn't modernize. The 2:1 parking is the real problem because the city doesn't need more auto- mobiles, and he felt his guests should have the same consideration given them as beach visitors who had the use of parking lots and on -street park- ing. He said he hoped the Commission was working for the property owners. Chairman Noble pointed out that the Planning Commission was very concerned with the needs of the city and its property owners and that this was the rea- son for the hearing. Comm. Foote explained that the Commission has had many complaints about parking conditions in the apartment zones and the proposed amend- ments are an attempt to rectify this problem. It is felt that 2: 1 parking for each residence would offer a solution. In many cases families with several teenagers have three or four cars per family. Page 6 Planning Commission Minutes November 16, 1970 Mrs. Barbara Payne suggested widening of alleys if more cars are to be parked there. Councilman Wise said he had several points to make on the R-3 proposal. He said that although he appreciated very much what the Commission is doing in the revisions, he would like to have them consider certain factors: (1) the effect of this increased parking in relation to the value -based -on - usage of properties; tax structures . (2) Usage determines assessment evalu- ation and market value. He said if the land usage on a 30' or 40' lot is cut to 1/2 or 40% the current number of units, it will lover the tax base of the city, He said he had made a research and studied the effect of the tax appraisal based on market value, and if the city through a zoning ordinance devalues property, it will affect taxes in Hermosa Beach, in the opinion of the tax assessor. Comm. Foote explained that the city is now running into problems because it has to replace public utilities that have aged; and because of rapid devel- opment, that is coming to a head right now. Therefore, one of the reasons the Commission has considered this R-3 ordinance is an attempt to lower the R-3 density in this area by increasing the square footage to permit fewer units per lot. The density potential far exceeds the Master Plan. City Planner Crawford added that the present proposal began two years ago when the Planning Commission initiated a change of zone in the South Ardmore area to medium density residential. However, the City Council felt that the current R-3 standards were not adequate to warrant making the change and instructed the Planning Commission to restudy the R-3 zone. He said that the Planning Commission is aware that the potential sales value of the lots in the city that are affected by these changes will be temporarily lowered, but if the program results in improved buildings which can demand a better, more stable type of tenant, then the values will go up. Mr. A. F. Davis, 104 Hermosa Avenue, said that the effect the city is striving for will result in just the opposite when they insist on off-street parking because it will vacate the streets for transients. He felt the city should provide parking and rent it to transients for increased revenue. Mr. Clayton Shubert, 312 Strand, presented the Planning Commission with a study concerning the proposed development standards. Mr. Kennedy, 300 Hermosa Avenue, brought up the question of size of living units versus cars by saying the Commission was discriminating against one -bedroom apartments because 2:1 parking would encourage larger units. Page 7 Planning Commission Minutes November 16, 1970 Mr. Campbell, 55 - 17th Street, said that fundamentally we are trying to get rid of the car --so they should be limited by ordinance for each apartment. Mrs. Mary Farmer, 1100 Monterey, commented that question of density is a question of the responsibility of the developers and owners. It could be far higher in small apartments. Howard Ormodryod, said that some units don't have any garages at all, and that the ratio should be left at 1-1/2:1 and other methods used to solve the density problem. Mr. Ray Kundinger, 85 - 18th Street, said that increasing the parking ratio would not solve any problems in R-2 or R-3 zones. Kathleen Briggs, 332 - llth Street suggested that other cities make it man- datory to leave doors off garages so they would be used for cars, and also prohibit parking on the street after 11:00 P. m. Mr. Harold Sibel, 502 Hermosa Avenue said he would like the retention of 1-1/2:1 ratio, but more parking could be provided by increasing the divider on Hermosa Avenue to the Manhattan line. He also suggested only decal parking over night, and the controlling of issuance of parking decals by the city to only bona fide residents; a closer check on derelict cars and their removal as soon as possible; and a campaign by residents to encourage people to use their own garages to park. Public hearing closed: 10:17 p. m. Motion by Comm. Foote, seconded by Comm. Watters that the decision to approve ordinance amendments to N. S. 154 be held over to the December 7, 1970 Planning Commission meeting to give the Commissioners time to review he terlt stony that was presented at this meeting , and Comm. Collis' rn AYES: Comm. Foote, Mulfinger, Stabler, Toole, Watters and Chairman NOES: NNonle ABSENT: Comm. Collis The Commissioners agreed to consider the testimony at their various committee meetings before December 7. Page 8 Planning Commission Minutes November 16, 1970 Mobile Oil Company- reQuest for a second sign City Planner Crawford explained that in the original application, the Mobil Oil people requested only one sign at the northerly entrance to their property, but since that time have decided that because of the confusion of so many signs on Pacific Coast Highway, they now need another sign at the south end of the block. The sign on the north end would be rotating and the south one stationary. Mr. Harry Erickson, 9901 Paramount, said that they hadn't anticipated needing the second sign, but when they did a road test last Friday they saw that motorists travelling south on Pacific Coast Highway would not see the approved sign because of the clutter of so many poles and other signs. The sign at the south corner would be visible above the other signs. In answer to Mr. Foote's question that he might do away with the original sign, he said that that sign did a good job for motorists coming down Pier Avenue. Motion by Comm. Mulfinger, seconded by Comm. Watters to approve the second sign as proposed by Mobil Oil Company. AYES: Comm. Mulfinger, Stabler, Watters and Noble. NOES: Foote, and Toole ABSENT: Comm. Collis COMMITTEE REPORTS Zoning Committee Comm. Stabler said that the Committee had prepared a resolution concern- ing the area between 1800-2200 on the Strand offering a precise plan for the development of these properties classified in a R-2 Potential Zone. They had considered technical details which they felt should be criteria for renovation, remodelling, etc. , and offered their opinion that a general development guide needs to be adopted for the following purposes: a) To induce more owner -occupied family oriented residences in the subject area as properties are refurbished or reconstructed; Page 9 Planning Commission Minutes November 16, 1970 b) To provide a means of creating economic support to existing and future property owner -residents by allowing the construction and rental of a second unit. c) To discourage the development and ownership of properties in this area by absentee landlords in order to avoid repetition of past social pro- blems created by conflicting interests and mores of family groups and non - family groups in the area. d) To maintain the same approximate population density as now exists in the area as being both the most desirable for the area and in conformance with the General Plan. e) To provide incentive for the renovation and new construction of properties that will provide a higher structure -to -property -value ratio, which in turn will create a more stable community. Comm. Stabler said he would like the Commission to accept the resolution as their resolution of record. Motion by Comm. Toole, seconded by Comm. Watters, that the Commission accept tentatively a Resolution of Record of the City Planning Commission of Hermosa Beach adopting a Precise Plan for the Development of Properties Classified in an R-2 Potential Zone Located at 1800-2100 The Strand, and suggests a meeting with the property owners to be held on November 30, 1970, 1970 p. m. in the City Council Chambers. AYES: Comm. Foote, Mulfinger, Stabler, Toole, Watters and Chairman Noble. NOES: None ABSENT: Comm. Collis Land Development Committee Comm. Watters reported that a questionnaire was sent to property owners and on November 22, a coffee klatch will be held to encourage them to organize themselves in a citizen's advisory committee with the Planning Commission Land Development Committee to advise them. ADJOURNMENT: 10:55 P. M. Page 10 Planning Commission Minutes November 16, 1970 CERTIFICATION I hereby certify that the foregoing minutes have been a Planning Commission of the City of Hermosa Beach held on 16th _of November, 1970. / DATE:`' V� / f L D. COLLIS , SECRETARY )proved by e re��tffa—r m eting E"B . NOBLE, CHAIRMAN