HomeMy WebLinkAboutPC_Minutes_69.08.04MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION, HELD IN
THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, AUGUST
4, 1969, AT 8:00 P.M.
MEETING WAS CALLED TO ORDER AT 8:04 p.m.
ROLL CALL - Present: Comm. Armer, Collis, Hamilton, Himmel, Noble,
Stabler
Absent : Chairman Boice
Motion was made by Comm. Noble, seconded by Comm. Collis, to approve
the minutes from the regular meeting of July 21, 1969 as submitted.
Motion carried unanimously.
Election of new Planning Commission officers was postponed until all
Commissioners could be present.
Comm. Noble read to the -Commission the letter to be mailed to Norman
Reeves, and all Commissioners present signed the letter.
VARIANCE 69-17
Application for a variance by Allan Juckes from requirements of Sec-
tion 506 of City Zoning Ordinance N.S. 154, as amended, as applied to
lot 9, block 117, of Shakespeare Tract, in an R-2 zone, known as 225
and 229 31st Street, in order to construct a two-family dwelling on a
lot having a total area of 2100 square feet instead of the 2400 square
feet normally required by ordinance.
Planning Director explained to the Commission that this item was con-
tinued in order to give the applicant time to submit elevations and a
general plot plan showing what he would construct if granted the
variance. He stated that his office received these plans the day of
the meeting and had not had time to review them in detail. He gave
the plans to the Commission for review.
The applicant proposes a duplex with one bedroom apartment on ground
floor and three bedroom apartment on Second floor. He proposes 20
foot rear yard. The alley granting access to the proposed duplex is
10 feet wide. It is recommended that applicant offer to dedicate 5
feet of his property in the future in order to allow the City to widen
the alley.
Planning Director stated that this request seems to meet all four of
the required considerations for granting a variance; however, some
Imposition on the neighbors could incur because of the narrowness of
the alley.
Public hearing opened at 8:10 p.m.
Allan Juckes, applicant, stated he had nothing new to add.
Planning Commission Minutes Page 2 August 4, 1969
Comm. Collis questioned Mr. Juckes as to dimensions of his proposed
duplex. The Commission came up with figures of 1080 square feet for
the three bedroom unit and 565 square feet for the one bedroom unit.
These dimensions are less than the minimum requirements being considered
for R-3 zones.
Planning Director stated that the applicant could go into the rear
yard an additional 7 feet and still maintain the required rear yard
and turn -around area. Mr. Juckes indicated that he would be willing
to increase the square footage of each of his units.
Comm. Hamilton stated he did not feel the Commission could accept plot
plans that were not precise.
Comm. Armer stated he had gone through this alley and that it was a
real mess. The entire alley appears to be in a state of decay.
Comm. Collis stated he would be in favor'of granting the request if the
applicant would bring the one bedroom apartment up to minimum proposed
requirements. He felt the conditions for granting had been met. Others
in this area have the same privilege as applicant is seeking.
Comm. Stabler stated he would like to delay this request for two or
three months until the Commission has time to finish their review of
the proposed minimum standards.
Motion made by Comm. Collis, seconded by Comm. Hamilton, to grant the
request of Allan Juckes for a variance in order to construct a duplex
on a lot having 2100 square feet instead of the 2400 square feet re-
quired by ordinance. Motion failed to pass as follows:
AYES: Comm. Collis, Noble
NOES: Comm. Armer, Hamilton, Himmel, Stabler
Motion made by Comm. Stabler, seconded by Comm. Hamilton, to adopt
Resolution P.C. 154-744, denying -the request of Allan Juckes for a
variance from Section 506 of City Zoning Ordinance, in order to allow
a duplex in an R-2 zone, on a lot having 2100 square feet instead of
the 2400 square feet required by Ordinance, on property located at
225 & 229 31st Street. Denial based on following considerations:
Request does not meet two of the showings required for granting of a
variance; that is, no exceptional circumstances, and could be materially
detrimental to the public welfare; and precise plans presented to the
Commission were incomplete and did not meet the requirements of the
proposed minimum standards presently under consideration by the Commis-
sion. It should be noted, however, that the applicant has agreed to
meet the minimum standards for unit size. Applicant will have further
opportunity to present precise plans, especially after the density
standards which the staff and the Commission are studying have been
complete; and further that the denial of this variance will prevent
further hardship in this area, and that on these grounds it is con-
sidered that the variance request does not meet the majority approval
of the Commission. Motion carried as follows:
Planning Commission Minutes Page 3 August 4, 1969
AYES: Comm. Armer, Collis, Hamilton, Himmel, Noble, Stabler
NOES: None
CHANGE OF ZONE 69-5
Public hearing to consider a change of land use zone classification on
lots 1 through 7 of blocks 19, 20, 21 and 22 of Hermosa Beach Tract,
located between 18th Street and 22nd Street and between Beach Drive
and the Strand under provisions of Article 15 of City Zoning Ordinance
N.S. 154, as amended.
Planning Director explained that this request was continued from a
previous meeting in order to give the proponents an opportunity to
prepare a petition to circulate to interested property owners in the
area. He stated that as of this time his office had received 15
petitions. Two property owners were in favor of the change of zone
and 13 were against the change. Four of the owners against the change
list addresses on the Strand.
Public hearing opened at 8:40 p.m.
Dillon Perrine, 52 20th Street, Hermosa Beach, presented the Commission
with 42 more sealed petitions from property owners. He stated that he
used the same tax roll names in sending out his petition as the Planning
Department used in sending out postcards. His list consisted of 40
out-of-town property owners and 76 local owners in the affected area
and 300 feet beyond this area.
Comm. Noble read to the Commission the petition sent out by Mr. Perrine
and his assistants to the property owners.
Robert Prenter, 2020 Strand, Hermosa Beach, questioned the validity of
the questionnaire. He stated he owned five lots and was given the
opportunity to vote only once. He presented a petition signed by 14
of the 28 property owners in the affected area. These owners were for
the change of zone. He stated that out of the 75 structures on the
walk streets, 24 have extra units. Of the 6 new structures built on
the walk streets (they are zoned R-3) one was single-family, one was
an apartment complex, and four were home and income units. According
to City records, 19 of the 28 parcels between 18th Street and 22nd
Street, and between Beach Drive and the Strand, have multiple use.
Comm. Noble read to the Commission the petition sent out by Mr. Prenter.
Mrs. Phyllis Lombardo, 1908 Strand, Hermosa Beach, stated that she and
her husband live in their Strand home with an income apartment. She
stated that before they purchased their home a variance was granted to
build the two bedroom income apartment. She wished the Commission to
know she was against R-2 zoning because if her income apartment were
to burn down she would not want to rebuild. She was against more un-
desirables in the area, which she felt would come in if income units
were added to residences.
Planning Commission Minutes Page 4 August 4, 1969
Richard Mulfinger, 319 Gentry Street, Hermosa Beach, wished to know
how this area was designated on the Master Plan. Comm. Armer told
him it was designated for medium density.
Robert Prenter, 2020 Strand, Hermosa Beach, stated that Mrs. Lombardo's
home was advertised in the Daily Breeze as "home plus income property"
on the Strand.
Mrs. Alfred Bowman, 2024 Strand, Hermosa Beach, stated that the ocean -
view property located on the Strand was so limited that it would have
to go to multiple dwellings in order to share the view. She stated
that the people who have property on the Strand would not use their
property for undesirable tenants.
Mrs. Robert Patton, 2028 Strand, Hermosa Beach, wished to know who
started this rezoning action. She would not like to see R-2 in this
area. She stated that she liked R-1 zoning, but if the City desired
a higher density she would be in favor of R-3 zoning. She did not
wish to see this become a transition area.
Comm. Collis stated that with R-2 usage there might be a consolida-
tion of lots.
Mrs. Patton stated she would like to see her property remain R-1 for
a few more years and then change to R-3 so she could build and use this
property for income purposes.
Ted Scott, 63 19th Court, Hermosa Beach, stated he was against the
change to R-2 for three reasons: 1. Do not see how this will broaden
the tax base. 2. Do not see how this change will improve the beauty
or condition of the area. 3. Have yet to hear a good argument for
the proposed change of zone.
Roger Creighton, 1101 2nd Street, Hermosa Beach, wished to know if
medium density meant multiple units. Comm. Himmel stated that medium
density is 31 to 45 dwelling units per acre. If all the property were
developed R-2 this would be greater than medium density.
Rose Briggs, 46 20th Court, Hermosa Beach, stated that she felt this
area should be zoned R-2 instead of R-3. If a property owner gets a
good tenant, he can keep this tenant by keeping the rent low.
Mary Donahugh stated she owned a vacant lot on the Strand in the area
considered for rezoning. She stated she could not afford to build
just one house on this property, but if it were zoned R-2 she could
afford to improve her property.
W. H. Shaw, 49 20th Street, Hermosa Beach, stated that no property
owner supports the City - commercial enterprises support the City.
An increase in density should be considered with what it brings.
Transients affect the City adversely.
Robert English, P.O.B. 363, Hermosa Beach, stated that the majority of
the homes on the Strand are used for multiple units. He would like
to go R-2 with the majority. Of the 28 units, 14 are two or more units
per lot.
Planning Commission Minutes Page 5 August 4, 1969
Public hearing closed at 9:15 p.m.
Planning Director finished opening the sealed petitions presented by
Mr. Perrine and informed the Commission of the results. He stated
that of the 57 petitions responded to: 46 wished no change of zone.
Of these 46, 7 had Strand addresses. 11 responses were for a change
of zone. Of these 11, 2 had Strand addresses.
Comm. Collis explained to the audience that the Planning Commission
must look for the better planning of the land. The consolidation of
land is much more desirable and the City should take a serious look
at this matter and consider a higher and better use.
Comm. Noble wished to recommend that Chairman of Commission appoint
citizen committees for and against the rezoning. Planning Commission
should then have a special session with the committees to hear all
the pros and cons for and against the rezoning.
Motion was made by Comm. Noble, seconded by Comm. Himmel, to continue
public hearing pending the formation of committees for and against the
rezoning. Public hearing to be continued to September 15, 1969. Mo-
tion carried as follows:"
AYES: Comm. Armer, Collis, Hamilton, Himmel, Noble, Stabler
NOES: None
Comm. Armer asked interested citizens in the audience who lived in the
affected area to indicate by a show of hands if they would like to
serve on the committees. Committee for the rezoning to consist of:
Paul Abbott, 1900 Strand; Mrs. Kelsey, 1942 Strand; Robert Prenter,
2020 Strand. Committee against the rezoning to consist of: Mrs.
Lombardo, 1908 Strand; Mrs. Patton, 2028 Strand; and one other member
still to be appointed.
Comm. Hamilton left meeting at 9:30 p.m.
CHANGE OF ZONE 69-6
Public hearing to consider a change of land use zone classification
request by Kenland Development Company, Inc. from M with R-3 potential
to R-3, multiple family, on lot 11, block L; Block M; and Block N,
Including abandoned railroad right of ways, located between 2nd Street
and South School; and Valley Drive and Culper Street, under provisions
of Article 15 of City Zoning Ordinance N.S. 154, as amended.
PRECISE PLAN
Precise Plan as required in Section 1103; precedent to above zone change
by Kenland Development Company, Inc.
Planning Director stated that a Precise Plan has been submitted showing
64 units substantially as indicated by the applicants during the
previous zone change hearing. The plan shows 11 buildings varying from
Planning Commission Minutes Page 6 August 4, 1969
3 units to 8 units each. The units are to be "townhouse" or "studio"
units, two story, with no one living above or below another unit.
The units are 3 and 4 bedrooms with floor areas of about 1600 and 2000
square feet. The Commission's R-3 studies recommend (tentatively) a
standard of 1200 and 1500, respectively, for 3 and 4 bedroom units.
The total building coverage of the site is about 50 percent. A sub-
stantial amount of the ground area is paved for driveways. The
applicants have obtained the oil well located on the property and it
will also be developed.
Public hearing opened at 9:40 p.m.
Neal Howard, real estate agent representing Kentant-Developers_stated
he did not expect any problems in meeting requested conditions.
Comm. Noble asked Mr. Howard if he had read the recommendations from
the staff. Mr. Howard stated that he had met with the staff and had
gone over the recommendations with them. His only objection was to
the recommendation that 35 visitor parking spaces be provided. He
would like to do more research with the architect and try to work out
something that will be suitable to both the developer and the City.
Planning Director stated he recommended visitor parking because there
is no parking on Valley Drive and 2nd Street is over parked now with
beach traffic.
Comm. Collis recommended to Mr. Howard a larger turning radius than
the minimum 23 feet. Also he would like to see more parking than the
minimum 12 to 1 ratio required. He suggested anything up to 4 to 1
would be good.
Mr. Howard informed the Commission that the price on these condominiums
would be from $37,000 to $43,000.
Roger Creighton, 1101 2nd Street, Hermosa Beach, stated he would like
to see this processed as soon as possible because it will improve the
area and will spread throughout the City.
Public hearing closed at 10:15 p.m.
Comm. Collis wished to see off-street parking over the 2 to 1 ratio
required.
Motion made by Comm. Noble, seconded by Comm. Collis, to accept the
precise plans submitted by Kenland Development Company, Inc. for lot
11 block L; Block M. and Block N, including abandoned railroad right
of way, subject to the following conditions:
1. Parking spaces for visitors be provided to satisfaction of
Planning Director.
2. Final Landscape plans be approved by staff (Parks, Recreation,
and Planning Director).
3. Elevations be submitted for Planning Commission approval prior
to issuance of a building permit.
Planning Commission Minutes Page 7 August 4, 1969
Motion carried as follows:
AYES: Comm. Armer, Collis, Himmel, Noble, Stabler
NOES: None
Motion made by Comm. Noble, seconded by Comm. Collis, to grant zone
change from M with R-3 potential to R-3, on lot 11, block L; Block
M; and Block N, including abandoned railroad right of way, to Kenland
Development Company, Inc., subject to the precise plan conditions.
Motion passed as follows:
AYES: Conn. Armer, Collis, Himmel, Noble, Stabler
NOES: None
Motion made by Comm. Noble, seconded by Comm. Collis, to adopt Resolu-
tion P.C. 154-745, recommending to the City Council a change of zone
from M with R-3 potential to R-3 on lot 11, Block L; Block M; Block N,
including abandoned railroad right of way, as requested by Kenland
Development Company, Inc. It has been determined by the Planning
Commission that this type of development is suitable for this location.
Motion carried as follows:
AYES: Comm. Armer, Collis, Himmel, Noble, Stabler
NOES: None
SUBDIVISION #23299
Motion made by Comm. Noble, seconded by Comm. Himmel, to adopt Resolu-
tion P.C. 154-746, approving subdivision submitted by Kenland Develop-
ment Company, Inc., on lot 11 Block L; Block M and Block N, including
abandoned railroad right of way, subject to following conditions:
1. All driveways to be a minimum of 20 feet wide, all turn around
areas a minimum of 23 feet wide.
2. Wall at base of slope to be approved by Building Department.
3. Sidewalks: 5 foot concrete sidewalk to be provided on Valley
Drive; 72 foot concrete sidewalk to be provided on Second
Street.
4. Curb and gutter to be relocated on Second Street to 8 feet
from property line.
5. Fire hydrants to be provided in size and number specified
by Fire Department.
6. All power and telephone lines on or abutting property to be
undergrounded.
7. Surface waters to drain to street or an improved storm drain.
Planning Commission Minutes Page 8 August 4, 1969
8. Sewer system will be a private system and shall meet Building
Code requirements. Will need separate trunk lines and if not
gravity flow, provide two pump stations to main line.
9. Easements to be provided for all utilities not having direct
access to public right of ways.
10. Retaining wall subject to review and approval of City Engineer.
H. No street trees to be provided at this time.
12. A tentative map of the condominium "parcels" to be submitted
and approved prior to approval of final maps. Such tentative
map to show:
a. Approximate location of each condominium "parcel".
b. Approximate size and shape of each "parcel".
c. Numbering system for condominiums to be: A-1, A-2,
A-3, A-4; B-1, B-2, B-3, etc. for each set of buildings,
or a similar system acceptable to the City.
13. Label areas subject to inundation or storm water overflow and
direction of flow on final map.
14. Construct approved storm drain inlet and any connecting pipe
as may be found necessary on Second Street at location approved
by City Engineer.
15. Remove and re -compact all fill areas to City Standards.
16. Minimum surface grade shall be 2 percent or where under 2 per-
cent hydralic calculations shall be submitted demonstrating
that storm waters can be satisfactorily managed, prior to
approval of a final map.
17. Subject to approval of City Attorney; execution of subdivision
agreement; Precise Plan agreement.
18. Post a bond sufficient to guarantee performance of above
agreements.
Reason for granting is that it has been determined by the Planning Com-
mission that this type of subdivision is suitable for this location.
Motion passed as follows:
AYES: Comm. Armer, Collis, Himmel, Noble, Stabler
NOES: None
Motion made by Comm. Armer, seconded by Comm. Stabler, to request the
Building Department to supply to the Commission a list of all major
developments and alterations taking place in the City. Motion carried
as follows:
Planning Commission Minutes Page 9 August 4, 1969
AYES: Comm. Armer, Collis, Himmel, Noble, Stabler
NOES: None
Set a date of public hearing to consider amending Section 1104 of
City Zoning Ordinance. Comm. Armer set the agreed upon date of public
hearing for August 18, 1969.
Continued public hearing to amend Sections 600; 606, 607, and 800-C of
Ordinance N.S. 154, as amended, to provide for a greater variety of
development standards in the R-3 zone and to make C-3 zone conform to
General Plan provisions.
Discussion of proposed Zoning Ordinance amendments concerning R-3
uses and development standards.
Appointment of Committees
Board of Zoning Adjustments - report by Planning Director (City Planner).
On motion made by Comm. Armer, seconded by Comm. Noble, all above listed
items were continued to August 18, 1969 meeting.
Meeting adjourned at 10:52 p.m.
OE B. NOBLE, SECRETARY
Anproved Oz waited.
W Commissioner, could be Preseni"
W& and signed.
sequest dev, - mo iQ-7wC
j
-1 1
Continual to Soptembur 15t! meeting pending findings 0 COMIM00a.
Reconvend xQns change to city counai P,G. 154-745.
Precise Man accopred by COMWOOS,
App-' kat�On*� foil' a -';'u�`Vd _;1eb by �%�!p?�ia f9a3��� •t=�►t�vC C4t f;= s�i il�'Y-
be 75 2 eats 201 and
30) W i cy 06'v-
Approved subdivision with conditions » P.C. 154-746.
:, Cont i naaed putt "s c hear 1€ag to mmsad sac t lees 6 , 606, 607 , and 800-C.
of ardi;+aaive WS, 154, as 4,x*aWvd<, ta^ prov.da for .a greater vaar" Oty
of. devoicgtxnaat standards Mn *h-- 9-3 a. -al to m4ke C-3 zone confora
to General plan prov9sions,
Go1?t1nUZd to Avgu5t, 180 aleeting
- {iN1ier•w'1A< A-3
user, ;and. deve'lammnt --titndaards.
Continued to August 18th moo-ting.
10, Sam a data 4f public hearing to coazider amendOng Sectlan 1104 m
Liol Cation of -'is* Ira potanOol zone; "a nd shall be used in raccordancs
with Precise Plan
Public hearing set for August 18, 1969.
ii I SCELLAI SOUS
1L AppoOntaae+nt of Cr ittee
Continued to August l8th meting.
12. Repol,t gn status of :arwar& %tenon located at 401 Herm�sa
Avenue- Cars have been removed, asphalt curbs have been put in, property
is in process of being sold to a builder.
13. Board of .tom g ng Adj us tsvn is report. by Pl ann i aq 0 i rac tor W ty
Continued to August 18th meting.
14<, Southern Cai if ,,nlaa M.nlnq Congress dinner/Meting In Fullerton,
August 14, 1969, 6e 30 P-mc.
Commission informed of meting.
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