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HomeMy WebLinkAboutPC_Minutes_69.11.03KMJTES OF THE REGULAR M10rING OF THE PLANNING COMSSIONt HELD IN THE COUNCIL CHAN1BM , CITY HALL, HERMOSA BEACH, ON MONDAY, N=oVzfABER 39 19699 AT 8:oo P.m. MOPING CALLED TO ORDER AT 8:03 P.M. BY CHAIRMAN NOBLE ROLL CALL - Present: Comm. Collis, Himmel, Mulfinger, Stabler Chairman Noble Absents Conm;. Boice Motion Marie by Comm. Mulfinger, seconded by Comm. Collis, to approve the minutes from the regular meeting of October 20, 1969, as sub- mitted. Motion carried unanimously. VIM 09MIMI Comm. Collis was appointed secretary for the year 1969-1970 by Chairman Noble. Chairman Noble appointed Cams. Boice and Himmel to serve on the Land Division Committee. Chairman Noble appointed Comm. Collis, Mulfinger and Stabler to serve on the Zoning and Variance Committee. RESIGNATION Letter of resignation from John Armer received and filed. PUBLIC H ARiNG - PROPOSED ORDINANCE AME iNG ARTICLE 14 Proposed ordinance amending Article 14, "Variance and Conditional Use Permits," of Zoning Ordinance No. N.S. 154. Revised proposed ordinance transferring variance finctions to the Board of Zoning Adjustment and clarifying the intent of enabling section thereof (continued from October 20, 1969). The City Planner stated that the public hearing was opened at the last meeting. At the request of the Comm. the public hearing is being continued tonight so that the proposed ordinance can be re- vised to include comment on the four required showings of Section 1402 of the ordinance. The words, "Board of Zoning Adjustment" have been substituted in place of the words, the "Planning Com- - 2 - mission" on items having to do with variances. The words, "Board of Zoning Adjustment" will be included along with the "Planning Commission" in those sections which refer to procedures for process- ing variances and conditional use permits. The amended text now reads: When practical difficulties, unnecessary hardships, or results inconsistent with the general purpose of this ordinance results through strict and literal interpretation and enforcement of the provisions hereof, the Board of Zoning Adjustments shall have the authority as'an administrative act, to grant, on such conditions as it may determine, such variances as may be in harmony with the general purpose and intent of this ordinance so that the spirit of this ordinance shall be ob- served, public safety and welfare secured and substantial justice done; provided, however, that no variance may be granted which would permit any listed use in a more restrictive zone; or which does not meet the four required showings of Section 1402 of this ordinance. public hearing opened at 8:18 P.M. Since no one was present in the audience to be heard on the question, the public hearing was closed at 8:19 P.M. Motion made by Comm. Mulfinger, seconded by Cotes+. Stabler, to for- ward the amended ordinance to the City Council with the recommendation that the ordinance be adopted. AYES: Comm. Collis, Himmel, Mulfinger, Stabler, Chairman Roble NOESI bone Notion made by Comps. Collis, seconded by Comm. Himmel, to adopt Resolution P.C. 154-756, recommending to the City Council that the proposed ordinance be adopted. AYES: Corm. Collis, Himmel, Mulfinger, Stabler, Chairman Noble NOES: None REviEw - lo66 1ST STREET Review of two proposed single family dwellinga on adjoining lots having no side yard on a common lot line, and five foot yards on r maining sides - located at 1066 lot Street (review required by Resolution P.C. 154-717), The City Planner presented the applicant's plot plan and photographs -3- of the property and adjoining properties to the Commission. He stated that according to Resolution P.C. 154-717, plot plans and elevations become subject to review by the Planning Commission. The plot plan. shows 5 foot side yards on the "outside" of the parcels and 750 square feet of rear yard for each unit. The front yard is shown as completely paved, although it would be possible to provide landscaping areas in the front yard, which would be more visually pleasing. Mr. Crawford stated that it is the staff's recommendation to approve the plot plan and elewati.oas, subject to landscaping being provided by the applicant as shown as "Exhibit A" dated November 3, 1969, and part of the file. Ted Cysewski, 522 No. Paulina, Redondo Beach, stated that he would favor landscaping because of the aesthetic value that would be added. Cwnm. Mulfinger felt that the development was upgrading. Chairman Noble questioned whether the "subject to review" wording of the ordinance might be deleted in the fature or whether it would be necessary for a conditional use permit. Mr. Crawford replied that the Planning Commission might grant common variances in the future. However, by retaining the "review" prerogative in the initial stage, the Comm. can still control the type of development that was considered at the time of the adoption of Resolution P.C. 154-717. Motion made by Comm. Stabler, seconded by Comm. Mulfinger, to approve the applicant's plot plan and elevations. Comm. Himmel stated that because the driveway was just 10 feet long, a possible problem of ears blocking the sidewalk and street wound exist. Mr. Crawford explained that this problem was common to the area, but that the lots are too amll to simultaneously achieve open space and adequate off-street parking requirements. AYRSs Conn. Collis, FIimrael, Mulfinger, Stabler, Chairman Noble NNSs None Motion made by Comm. Stabler, seconded by Comm. Malfinger, to adopt Resolution P.C. 154-757, approving the buildings as presented by Mr. Cysewski, based on the determination by the Planning Commission that the plot plans and elevations meet the concept envisioned by the Comm. when Resolution P.C. 154-717 was adopted; which in effect allows an upgrading of a building by allowiM adjoining lot usage with abutting walls and a 0 foot side yard setback on the carmmn lot line; further, that the plans presented to the Comm. meet all requirements of the intent of Resolution P.C. 154-717 and that the developer has agreed to make the development conform with the staff recommendation regarding landscaping. 4_ AYESt Comm. Collis, Himmel, Malfinger, Stabler, Chairman Noble NOES s None Cones. Collis stated that it was the desire of the Comm. at the time of the adoption of Resolution P.C. 154-717 to obtain flexibility with regard to architectural standards, but that he didn't think the applicant had taken advantage of the possibilities, and the structure tinder discussion leaves a lot 'to be desired architectur- ally speaking. Recommend to the City Council whether or not the proposed ordinance - requiring a "Report of Residential Building Record" should be enacted as recommended by the Southwest Area Planning Council and revised by the City Planner and City Attorney. The City Planner stated that a few sections of the proposed ordinance have been revised on the advice of the City Attorney and in now presented to the Comm. for consideration and reeommrndation. Comm. Collis questioned what position the South Bay Board of Realtors would take regarding the ordinance. Chairman Noble replied that while there will be mixed emotions from real estate brokers, in his opinion, the ordinance will be an asset to the City. However, Chairman Noble felt that a good deal of clarification will be necessary regarding non -conforming uses. Since the concern of realtore is that if some things (which are actually harmless) are exposed to borers, the buyers may become unnecessarily concerned. For example, non -conforming uses which are acceptable because they Were already used for that purpose prior to zoning. Mr. Crawford stated that to be fair to both side, the form will have to be care- fully written and if at all possible, uniform with other cities' forme. At the present, all the South Bay cities are preparing this type of legislation. Chairman Noble stated that this ordinance represented a big move on the part of the City and it should not be adopted in haste,to be amended at leisure. The Comm. should act as the sounding board, if possible, and take that pressure off the City Council. Motion made by Comm. Collis, seconded by Comm. Mulfinger, to for- ward the proposed ordinance to,the City Council for their con- sideration and recommendation. Further, that the Planning Commission has reviewed it and feel that this is the right step in eliminating non»conforming uses. Motion later withdrawn, Comm. Himetel felt that due to some vagueness throughout the ordinance, a few phrases should be added in order to avoid future -5- misunderstanding of the execution of the ordinance. They are: "or being used" added to "Residential building shall mean any improved real property designed or permitted to be used or being used for dwelling purposes, situated in the City of Hermosa Beach, and shall include the building or structures located on said improved real property," in order to clarify the position of the seller; "non -conformities anal/or" added to ".Any known non -conformities and/or violations of City Building Code or Zoning Regulations"; "and report thereon" added to "upon the verified request of Seller, a physical examination and report thereon of the subject property shall be made by the Building Department"; finally, the phrase "failure of the City to perform" added to the end of the ordinance to protect the seller if all efforts were made to obtain the record and the City was unable to furnish. Chairman Noble questioned why the ordinance considered only resi- dential. Mr. Crawford replied that this was due to the wording of the State enabling act, and if the "Residential Report" is successful, then the State would probably consider commercial and industrial property. He also added that in many cities where multi - commercial zones exist, misrepresentation occurs as to how a property in any certain zone can be used; therefore, a "Commercial Report" would be most beneficial to the people. The City Planner stated that his recommendation is to forWart,"the ordinance, as amended, to the City Attorney. Chairman Noble stated that he would like to wait for the opinion of the South Bay Board of Realtors regarding the ordinance. Motion made by Comm. Collis, seconded by Comm. Mulfinger, to rec- ommend that the City Attorney review the revised ordinance and that the ordinance be submitted to the South Bay Hoard of Realtors for their review and comment. It has been determined that this Comm. plans to take action on this subject at the next regularly scheduled meeting and to place *e item on the agenda. AXES: Comae. Collis, Himmel, Malfinger, Stabler, Chairman Noble NOES None Proposed amendment to City Zoning Ordinance providing a Planned Development zone category wherein development standards of any zone may be modified by ordinance in order to provide more flexible development techniques. By Resolution of Intention. The City Planner stated that the City Attorney is still working on the legal ramifications. Therefore, the purpose of tonight's discussion is to get a summary of the Planning Commission's feel- ings as to the best direction to go in a PD zone. There are two ways to go: ordinance or resolution. If the standards are adopted -6- by resolution, with modifications of development standards, all property in the zone would be subject to a precise plan to be approved by the Planning Comrti.ssivn before issuance of a Building Permit, However, developers and builders question this method because of the uncertainty as to what the Comm. might do. Builders may go to a great deal of expense in preparing plans and elevations and have the Planning Commission reject them for a reason unknown to them; therefore, they want to know the rules in advance. Mr. Crawford stated that the City Attorney feels, however, that by setting the rules in advance, in effect a new zone would be adopted every time the PD zone is adopted. If the PD zone develowent standards are adopted'�by ordinance, rules and regulations are then established by which the property is developed, subject to no arbitrary change by the Planning Commission in the future. Comm. Collis stated that many communities, while only in the beginning stage of development, have already established develop- ment standards. He would prefer that the Comm. work with the developers' plans rather than the Coma. developing its own plans. He felt that a hardship on the developer is created by patting too many restrictions without working them through. Chairman Noble stated that a capricious Pluming ComRnission might scare developers away regarding certain restrictions on landscaping, setbacks, height restrictions and design techniques. He questioned what should come first, the males and regulations; or the developer, along with the Commission, organizing the standards. Mr. Crawford stated that a recurring theme of Frank Gehry's dis- cussion was that the City has to take the leadership in establish- ing standards and that the City could guide the development of certain areas by removing some of the developer's options. By telling builders they must have gable or hip roofs or balconies, some of the developer's options are immediately taken away, there- fore, in effect, the rules are established in advance. Comm. Stabler stated that he can see PD zones in different areas in the City and some of the requirements discussed would not fit the environment of other sections. Comm. Collis asked the City Planner to define the PD zone. Mr. Crawford explained that the PD zone is, basically, one in which the rigid rules of the Zoning ordinance are not aside and special rules are made up for a development. The new rules are based on a precise plan; the lot area and the height, side or rear yard requiremmts may vary. Also, additional landscaping or control -of the color of the buildings may be imposed. He further added that the Planning Commission should put into the rules whatever is needed in the area and the property owners, buyers and neighbors would, therefore, be aware of it at the time of the PD adoption. -7- Comm. Collis stated that he was opposed to too many restrictions and felt that a certain size apartment, open space and parking area ratio would be a sufficient basis for development standards. The Commission expressed a concern for an adopted precise plan that is sold soon after. Mr. Crawford explained that if the property sold, the new owners would be required to build according to the approved plans or else moat come back to the City with revised plans for approval by the Planning Commission. The City Planner suggested that the Zoning Committee take the "Planned Development Zone" and the "Planned Developments and Revised Property Development Standards" topics for further discussion with the City Attorney and himself to work them into actual ordinances. He further stated that the Comte. has two options: the City, could proceed with a PD zone, or continue the way it is presently going and just change the R-3 standards to be more restrictive or more in line with current building practices. Comm. Collis requested that the staff bring excerpts of ordinances from other cities. The Zoning and Variance Committee, consisting of Comm. Collis, Mulfinger, Stabler, will meet with Mr. Crawford, Friday, November 7, 1969, at 7:30 a.m., at the Tnternatimnal House of Pancakes, to discuss items 7 and S. PRECISE PLAN STANDARDS FOR 1400-1 00 BLOCK OF BERMOSA AVMM The City Planner stated that the City Council, Tuesday evening, should, according to previous intent, initiate a change of zone from C-2 with R-3 Potential to R-3. A precise plan mast be adopted, an ordinance requirement, before a potential zone is changed. Since the City is initiating the change, Mr, Crawford assumes the City will have to provide the precise plan. Development Standards for Block 330 Hermosa Beach, 1400-1600 Hermosa Avenue, were presented by the City Planner to the Comm, Comments, based on the Juekes-Howard develo"ent, Were offered by Mr. Crawford for each of the seven proposed PD standards: 1. .Alley setback - The Comm. has approved the Juckes- Howard development being moved 6 feet westerly, allowing the developers a 1 foot setback from the new property line. Also, the Gem. has required them to dedicate 5 feet for future alley widening purposes; however, in order to follow through on our intent, it will be necessary to acquire additional land from other property owners. - 8 - 2. Front setback - A requirement given to the devel- opers so that it would not be necessary to reduce the size of the building in moving it forward. The Comm. went a step further and said they could canti- lever the 2nd and 3rd stories an additional 3 feet into the existing 10 foot front yard. However, the developers have decided to build straight up, allow- ing the balconies to extend into the front yard area. 3. Side yards - An encroachment allowance to encourage the town house eonoept, allowing people to combine properties on adjoining lots and yet selling them separately if they wish to sell. 4. Roofs - In providing a usable open deck, some flexibility in the use of a roof is achieved. 5. Facades - Balconies are essential, especially for washing windows. 6. Landscaping - Since parking will not be off of Hermosa Avenue, the 7-10 feet of front yard can be landscaped. 7. Parking With no parking off of Hermosa Avenue, the subterranean concept will be used. Mr. Crawford stated that Frank Gehry made the comment that the City needs to develop ft-=aura of confidence; that the Planning Commission should take the approach of making this the keystone block of the City and commit its time and monies to making the block the show- case of the City; that this approach, therefore, will bring devel- opers into Hermosa. Comm. Hamel stated that he would like to see the phrase, "with other apartments developed within the scope of this ordinance" added to section on roofs to insure a pleasing harmony of structures. He also questioned the possibility of having the developer have some sort of tree planting program. Mr. Crawford replied that the tree planting program received the highest response from the citizens in answer to the last City Newsletter. He also added that he would discuss the matter further with Paul Peterson, Super- intendent of Parks. Comm. Collis stated that the City does not have the large parkways needed for such a program and that trees should definitely be planted along the few parkways in Hermosa. Comm. Himmel questioned the feasibility, of cable t.v,, antennas to rid the block of an unslightly view. Chairman Noble stated that the City should contact Edison about the possibility of underground utilities for this block. This matter was referred to the Land Division Committee for further study and report. APPROVAL OP LAND PURCHASE Approval of purchase of a portion of lot 39, Hard's Ocean View tract for extension of an alley between 44h and 5tb Streets. Comm. Collis read the City Manager's memo regarding the Property Purchase Approval. A synopsis is as follows: Planning Commission approval is required according to State law before the City can complete purchase; land is needed in order to extend the alley under an assessment district proceeding for the Rill block; and the desirability of creating the district and extending the alley has been supported by both the property owners and the City Council. Mr. Crawford stated that the alley now deadends in this particular block. By, buying the lot, the City will extend the alley through, from street to street, and provide a City parking lot on the north side and sell the remainder to the owner of the adjoining lot. Motion made by Comm. Stabler, seconded by Comm. Collis, to recommend that the City acquire the property. Chairman Noble asked Mr. Crawford to make sure the parking lot will have the proper turning radius. AYESs Comm. Collis, Hi.manel, Malfinger, Stabler, Chairman Noble NOES: None SOUTHERN CALIFORNIA PLANNIM -CONGRESS MEETING The City Planner stated that the meeting will be held Thursday, November 13, 1969, at Starks Restaurant, West Covina. The meeting will be a mock Planning Commission meeting, with various problems explored at this type of meeting. He further stated that the Planning Commission belongs to a number of organizations and that we should assess them to find out which ones would be profitable and which ones we want to take an active interest in. He stated that the Southern California Planning Congress is the most commissioner -oriented organization and the interaction between - 10 - cities is an asset to the City. Southwest Area Planning Council is the most abused of the organ- izations and is the one which could be the most beneficial to the City. The City Planner stated that he was in the process of working on a Planning Commission seminar, co -sponsored by the Southwest Area Planning Council and Domiguez State College, Urban Studies Depart- ment. The purpose of the seminar is to develop knowledge of planning problems and techniques for Commissions. The seminar will consist of technicians talking to Comm. rather than technicians to tech- nicians. He farther stated that if we can develop knowledge of other Comm. and knowledge of their problems, which can be inter- related, Planning Commissions can begin to accomplish much more in the South Bay area. The City Planner stated thdt the American Institute of Planners will conduct a short course for-plsnnere and city managers. The course will be held in San Francisco, Friday and Saturday, in mid - November. There will be a $40.00 enrollment fee. The same Insti- tute will conduct a similar course in the South Bay area sometime in May. ITEMS FROM COD%1ISSSONERS Cow, Collis read the City Manager's memo to the Planning Commission concerning the Consolidated Rock development site. A synopsis is as follows: the developers have heavily modified their site de- velopment and subdivision plan; and the Planning Comm] ssion is being requested to adopt a resolution of intention to hold a public hear- ing at the next regular meeting, November 17, 1969. Comm, Collis wondered what type of changes had occurred in the development. Mr. Cranford replied that there will be no change in the number of units, just an increased number of larger units. The mode of grading, draining to the street, has been changed creating several deadend driveways rather than perimeter driveways. Motion made by Comm. Collia, seconded by Coon. Mulfinger, to rec- o mnend that this matter be reconsidered at the next regularly saheduled meeting, at the request of the City Manager, AYES: Comm. Collis, Himnmel, Mulfinger, Stabler, Chairman Noble NOESt None CHANGE OF TIM$ OP HEARINGS Chairman Noble stated that he would recommend beginning the meet- ings at 7:30 p.m. and ending around 10:00 p.m., in order to allow the Comm. a chance for extra planning discussions among themselves. Motion made by Chairman Noble, seconded by Comm, Nalfinger, to begin the meetings at 7:30 p.m* and end as close to 10:00 p.m, as possible. AYES: Cor=. Collis, Himmel, Malfinger, Stabler, Chairman Noble NOES: None Meeting adjourned at 1Os55 P.M, Next meeting will be held November 17, 1969. J JOE B. NOBLE, CFAN JAMES D. COLLIS, SECRETARY IF PLAN NNING COMMISSION \ Reguiar IVKeeting of 3oveP�1� e? .i 91�k9 -h-11,191 /p a� 1. Roll (-Dal_. 2. Appamtra.l of +,Tinu .eez -- Rragulav Meeting of October 20, 1969. 3.Appointments: a. Secretary. b. Land Division. Committee. c. Zoning and Variance Comm tee. da Ot'her Committees. 3. Letter of Resignation -- John .rmer. PUBLIC F.) ARMGS 4. Proposed ordinance amending Article 14, Warlances and Conditional Usnz Permits", of Zoning ®rdineince No. N. S. 154. Re-vised proposed ordinance tranisferring variance functions to the Board of Zoning Adjustment and clarifying the intent of the enabling section thereof. (Continued frorri October 20 j 1969.) REVInV 5. Review of two proposed single family dwellings on adjoining lots having no sine yard on a common lot line, and five foot yards on remaining sides - located at 1066 First Street. (Revi.ewl required by Resolution P.C. 154-717.) PROPOSED ORDINANCES 6. Report of Residential Building Record. Recommend to City Council whether or not proposed ordinance requiring a "Report. of Residential Building Record" should be enacted as reconsid :.red by the Southwest area Planning Council and revised by the City Planner anti City Attorney. By Resolution. 7. Planned Development Zone. Proposed amendt-nent to City Zoning Ordinance providing a Planned De,3eloryment Zone category v,1herein development standards of any zone may be Modified by ordinance in order to pTovide More :flexible development :techniques . i3y Resolution of 1i:;tention. u Planning Commission A endue November 3, 1969 PROPOSED ORDINANCES (Ccmtinued) _2- a = Planned Developmenito and Revised Property Development Standards . Proposed anmendments to the R-S Zone and to the General PT of the City' Zoning 0vc3 nanoe, to pgovide fog° Planned L?eve? avfsfor�s ,Saetion revised property dev�loPment standards. �ments and a. Minimum unit: size. b. Additional us4es. o. New minimum yard requirements. MISCELI ANEOUS 9. Precise Plan standards for 1400-I500 block: Of HernlOsa Avenue. 8. App-r va?.l of pvrc:t z 134 cif a C1�: , a `� 10. Southern California Planning Congress �eetfng.3R� � `" �sn VW-ev Teact Eor en ten- , O:s chi 3jIaY 575tvlee 4th eajad 11. Planning Commissioners Seminar. (Sul St-roat'.) 12. Items from Commissioners. 13. -Adjournment.