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HomeMy WebLinkAboutPC_Minutes_69.11.17M32MTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION, HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, NOVEMBER 17, 19691, AT 7:30 P.M. MEETING CALLED TO ORDER AT 7:37 P.M. BY CHAIRMAN NOBLE ROLL CALL - Present: Comm. Boice, Collis, Himmel, Mulfinger, Stabler, Chairman Noble Absent: None Motion made by Comm. Himmel, seconded by Comm. Stabler, to approve the minutes from the regular meeting of November 3, 1969, as submitted. Motion carried unanimously. Motion made by Comm. Stabler, seconded by Comm. Collis, to approve Res- olution P.C. 154-756. AYES: Comm. Collis, Himmel, Mulfinger, Stabler, Chairman Noble NOES: None ABSTAIN: Comm. Boice Motion made by Comm. Stabler, seconded by Comm. Collis, to approve Res- olution P.C. 154-757• AYES: Comm. Collis, Himmel, Mulfinger, Stabler, Chairman Noble NOES: None ABSTAIN: Comm. Boice REQUEST FOR REVIEW AND APPROVAL Request for review and approval of Precise Plan #21 by Kenland Devel- opment Company (located at the northwest intersection of Valley Drive and 2nd Street). The City Planner stated that the public hearing was initiated at the request of the developers and that the Planning Commission must approve a precise plan in connection with the zone change. However, the applicants have not completed the revised precise plan; revisions necessitated by changes in grading and subsequent sewer problems. Since the applicants feel they can present their plans to the Comm. at the next regular meeting, Mr. Crawford recommended that the hearing be - 2 - continued. Public hearing opened at 7:45 P.M. Motion made by Comm. Boice, seconded by Comm. Mulfinger, to continue the public hearing to the next.regular meeting, December 1, 1969. AYES: Comm. Boice, Collis, Himmel, Mulfinger, Stabler, Chairman Noble NOES: None RE ,,EST - RAT T,kR' SCHOOL Request of Barbara Simonson for approval of a ballet school at 1316 Hermosa Avenue. The City Planner stated that the Zoning Ordinance requires Planning Commission approval of a dancing studio and/or academy in a C-2 zone; and that the apparent feeling of the author of the ordinance was that a dancing studio, like a number of other non -retail uses, can create problems if located in the midst of retail shops. By reviewing such uses, the Comm. protects retail stores and neighborhood by deter- mining if the proposed use will be detrimental to surrounding businesses or residences. Mr. Crawford stated that since most of the block is empty and a ballet school is usually oriented to children, he would recommend approval, subject to a review. Comm. Boice questioned the need for the "review" condition for this kind of use because he felt that if the downtown area flourished, the applicant would not be able to afford the escalating rents and would automatically be phased out. The City Planner stated that the applicant will not go before the License Review Board because of Planning Commission action; that the Board has been requiring 10:00 p.m. closing of specialty businesses and no more than 20% of the windows be used for signs; he added that if the window is to be obscured, it should be done by a screening technique such as drapes, rather than paint. Comm. Stabler asked Mr. Crawford what zone would he see dancing studios located, if the downtown flourishes. Mr. Crawford replied that this use fits into the C-29 C-3, and in certain areas C-1 zones; but that this type of use is desirable on the periphery of a shopping district because women are attracted to the area and they can ideally shop while their children are at lessons. He added that if the use is placed in the center of retail shops, it could impose a hardship. Chairman Noble felt that a 10:00 p.m. closing time would not be detrimental to the business because the children would not usually be out that late. -3- Motion made by Comm. Boice, seconded by Comm. Collis, to approve the request, subject to conditions: 1. Business to be closed at 10:00 p.m.; 2. Not more than 20% of the window area may be covered with signs; 3. Windows may be screened to obscure view from the outside, but not with paint, posters or other material attached directly to glass; 4. Subject to a one year review period. AYES: Comm. Boice, Collis, Himmel, Mulfinger, Stabler, Chairman Noble NOES: None Barbara Simonson, applicant, arrived late and was read the motion and the required conditions by Chairman Noble. The applicant agreed to abide by the conditions. PROPOSED REPORT OF BUILDING RECORD ORDINANCE Proposed Report of Building Record ordinance (continued hearing to allow the City Attorney and the South Bay Board of Realtors to review the proposal). The City Planner stated that a letter and copies of the revised ordinance had been sent to Messrs. Yorg and Farnsworth of the South Bay Board of Realtors as a follow up to a telephone conversation with them. However, there has been no communication received from them. Chairman Noble stated that a discussion of the ordinance was brought up at the last Board meeting and that it was pretty much agreed that the ordinance adoption was coming and realtors might as well accept it. However, they did not discuss the Hermosa Beach ordinance but it was assumed that the Zoning and Legislative committee would call a special meeting. Comm. Boiee felt that since the Board was requested to express their views, the proposed ordinance should be postponed until communication is received from them. The City Planner stated that the text was similar to Manhattan Beach's except for Item F, Section 7.5-4 and Section 7.5-6, which Manhattan Beach did not provide that any known non -conformities and/or violations of the City Building Code or of the zoning regulations be included in a report to the applicant; and that a voluntary physical examination -4- of the property could be made. Mr. Crawford added that Manhattan Beach intends to provide such service but did not state their inten- tions in the ordinance. Chairman Noble stated that time is not of the essence and maybe it would be wise to wait until the realtors have a chance to review the ordi- nance, since it was part of the intent of the previous motion. The City Planner stated that the City Attorney has had a chance to fully consider any and all implications of the ordinance. Further, all ordinance changes brought up at the previous meeting were discussed with the City Attorney and agreed upon except for the point that the City is responsible if it fails to deliver said report; for the applicant has an administrative relief if the Building Director fails to issue by appealing its case before the City Council; and if that fails, before a court and obtaining a writ of mandamus. Comm. Boice wished to know Mr. Trott's feelings concerning the ordi- nance. Mr. Crawford replied that Mr. Trott approved and his only concern was related to the problem of the City finding out about a sale after the exchange of property has been made, in which case the City's only recourse is to file a misdemeanor complaint against the seller. Comm. Himmel asked Chairman Noble what consolation is it to the seller or the realtor to know that, if the Building Director fails to de- liver, a great deal of time is spent in going through the legal channels in order to obtain the report. Chairman Noble replied that he was sure that Mr. Trott would delegate authority in case of his absence from the department. Comm. Collis felt that if the agent was conscientious, the report would be immediately requested in order to avoid any delay. Mr. Crawford stated that the City only hurts itself, if it fails to deliver because then it would be most difficult to ask the State for approval of a "Commercial Report" in the future. Comm. Boice felt that the "report" will hinder the upgrading of build- ings because the seller would rather keep the building illegal than spending a great deal of money in conforming and possibly hurting his chances of selling. Mr. Crawford replied that the purpose of the ordinance is to establish "truth -in -real estate." Comm. Himmel stated that the intent is to protect the unsuspecting buyer. Comm. Stabler felt that since the Comm. was in favor of approval, there should be no delay. He also felt that maybe the South Bay Board of Realtors had accepted a position of resignation, since the State was the instigator of the ordinance and the Board has failed to review and comment. Motion made by Comm. Collis, seconded by Comm. Mulfinger, to approve the proposed "Report of Building Record" ordinance and to forward the recommendation to the City Council. Motion later withdrawn. -5- Comm. Himmel questioned the possibility of an adminstrative exception; for example, banks, who package whole groups of homes or lots, do not need the protection of such an ordinance and thereby avoiding an over- load on the Building Department. Further, he wondered if the section, with the word "title" omitted would cover the City's costs and/or does the City want to invest their funds to protect banks from UCB dealings. Chairman Noble replied that when banks sell notes, under the "Fannie May" program of the Federal Mortgage Association, no transfer of title would take place and only the mortgagor would have evidence of change. The City Planner felt that the omission of the word might create legal problems and maybe the wording could be changed to read, "any ownership or interest in title to any real property." Comm. Stabler suggested that the omission of the word "or" might only be necessary. Motion made by Comm. Collis, seconded by Comm. Himmel, to return the proposed ordinance, as submitted, to the City Attorney for further review on the matters discussed regarding Item C of Section 7.5-2, AYES: Comm. Boice, Collis, Himmel, Mulfinger, Stabler, Chairman Noble NOES: None PROPOSED MINIMUM DWELLING ORDINANCE Comm. Stabler, chairman of the Zoning Committee, stated that Comm. Collis, Mulfinger and himself met with Mr. Crawford at the International House of Pancakes, last Tuesday, November 11, at 7s30 a.m. Two major purposes of the meeting were: (1) to study and recommend changes in the present ordinance concerning positions of intent and the location of different zones; and (2) to review and recommend zone changes that would be in line with the proposals of the General Plan. Further, the committee felt that the Planning Commission has had sufficient time for review and there was no reason not to proceed with its adoption. Comm. Stabler stated that the committee members will meet every 2nd and 4"h Tuesdays. The City Planner stated that the proposed ordinance has been before the Planning Commission for 7 months and includes a deletion of the present minimum size requirement from the Building Code. Chairman Noble felt that the ordinance would not be detrimental to anyone and it would effect a better building program. Motion made by Comm. Boice, seconded by Comm. Stabler, to hold a public hearing for the proposed minimum dwelling size ordinance on December 1, 1969. AYES: Comm. Boice, Collis, Himmel, Malfinger, Stabler, Chairman Noble NOES: None PROPOSED PLANNED DEVELOP= ORDINANCE The City Planner stated that the City Attorney doubts the legality of the PD zones. Comm. Stabler stated that his committee has not had a chance to study the ordinance and that it might be at the committee level for some time. Mr. Crawford stated that the proposed ordinance will be kept on the agenda until the City Attorney has fully considered the ordinance. PRELDcNARY PRECISE PLAN - 14oO-15oo BLOCK OF FERMOSA AVFMM Mr. Crawford stated that the Planning Commission recently received the resolution calling for the change of zone from C-2 with R-3 P to straight R-3. However, the ordinance requires a precise plan fer"j•, any property with a potential. The ordinance is most general as to the definition of a precise plan and it gives the Comm. broad authority in setting up the rules which do not need to follow the ordinary provisions and covering such subjects as parking, yards and so forth. In adopting this precise plan, the conditions imposed on the Juckes- Howard development could be used for the plan such as: lesser front yard, increasing rear yard; requiring dedication of 5 feet for alley widening; underground parking; or no cars backing onto Hermosa Avenue. He further added that eventually the City will widen the sidewalk, take out the angled parking and put in a planted median. The City Planner stated that he sees the Land Division Committee synonymous with Land Development; therefore, they -should study items like 9 and 10. Chairman Noble set Thursday, November 20, at 8:00 a.m., at the International House of Pancakes, for a Land Division Committee study session. Mr. Crawford presented three proposals of median treatment made by the Public Works Department for this area: 1. Continuation of the median to the north of area; 2. Half the block of area a continuation of the median to the north and than a transition into the type of median south of 16* Street; 3. A complete treatment as the property south of 141h Street. Comm. Boiee stated that if the 3rd treatment was desired, cars could be restricted from backing onto Hermosa Avenue. Mr. Crawford replied that the only solution to the "no backing of cars onto Hermosa Avenue" would be to have underground parking. However, since the lots are 40 feet wide, the Planning Commission may have to vary the turning radius requirement. -7- Chairman Noble questioned the need for providing more parking for transients and felt that for the "superblock" approach there should be no parking on both sides of the median on 161h Street. He also felt that the third median approach would enhance the "superblock" concept. He also questioned the possibility of cutting the alley off on this block and making it a pedestrian mall of some type. Comm. Stabler felt that most cars parked in this area belong to residents rather than out-of-towners; and that usually the ratio of bedrooms to vehicle is: one car to a bachelor apartment; two cars to a one bed- room; and three cars to a two bedroom. Maybe the Planning Commission can take an approach to parking requirements based on the types of units. Comm. Collis stated that some cities have a type of parking ordinance based on the number of bedrooms. Mr. Crawford replied that the initial response to this type of ordinance is a lot of one bedroom apartments because the developer will not want to provide the extra spaces. Mrs. Lehman stated that she preferred straight R-3 for the area and does not like the "superblock" approach because she feels there should be a variety in the buildings and is opposed to the conformity proposed in the plans. Mrs. Lehman wondered where the land will come from regarding the proposed sidewalk widening. Chairman Noble replied that the land would come from the street side. Mrs. Lehman stated that she did not see the need for such an approach for she likes Hermosa the way it is. Chairman Noble stated that the Planning Commission, in its planning, hopes to attract a different element of people. Comm. Collis stated that there are many low rentals in Hermosa and they usually attract an irresponsible person and by raising the standards the Planning Commission hopes to attract the type of people you would be proud to have as neighbors. PROPOSED PRECISE PLAN - SOUTH MANHATTAN AVENUE The City Planner stated that the Mayor has requested that the Planning Commission establish a "superblock" and feels that the street bounded by 2nd Street, Monterey, Herondo and Hermosa Avenues should warrant Commission consideration. Mr. Crawford presented a base map to the Planning Commission as part of the area ana*ysis and stated that, as an idea for consideration, the first block between Lyndon and Herondo could be converted to a parking lot, with the lot immediately behind it becoming a small neighborhood shopping center; for a great number of people in area go into Redondo Beach for their shopping needs. He further added that the Mayor wanted the Comm. to investigate the possibility of using the street as a park- ing lot or some type of mall. The City Planner presented three parking studies, along with landscaping ideas, to the Commission: 1. Angular parking - Needed on the east side only, since the sanitarium is on the west side with access from the alley; 2. Center parking - Turning radius is a little tight for this type of proposal; 3. Angle and parallel parking - One row of angle parking and two rows of parallel parking. However, to make this idea successful, we might have to close the street to through traffic and require resident parking stickers. Comm. Collis wondered what the land area would be for the proposed shopping center, for if the area is small, there would be no point in adding commercial. Mr. Crawford replied that the area is small, 3 acres over- all, and about 40,000 square feet of building area. The City Planner stated that,hopefully, the Planning Commission will accomplish more than a parking study, asking how does the Planning Com- mission want the area to develop -- single or multi -residential? Further, the Planning Commission could study the area and inquire about the availability of HUD monies to improve living environments. He added that Kenland Development is trying to develop both sides of Herondo and, if that is successful, the City will also be faced with improving Valley. Comm. Stabler stated that he hopes there will be a new approach in acquiring monies from HUD, without too much of a battle. Mr. Crawford replied that the key is to know what the Planning Commission wants done and get everyone to agree before the City battles for finance money. Chairman Noble stated that when 1901b Street, connecting Anita, which will connect to Herondo, is completed, the Planning Commission will have adjacent properties which may require zone changes. He further stated that if the Planning Commission wanted an immediate program of redevel- opment for the area, we should furnish the people with knowledge of HUD financing, long-time repay with minimal interest, available for remodeling or bringing existing buildings up to code. The Comm. could then establish some type of "remodel advisors" for the area to get a "neighborhood rehabilation" program igoing immediately. The City Planner presented several ideas to the Commission regarding the Strand boundary at Herondo: 1. Strand terminates at Herondo a. The City could buy the blocks and provide for parking on the ground floor and lease the air space to devel- opers for apartment complexes; 2. Beach offset a. City could develop the 150 feet of beach area as a beach attraction, providing a picnic area or a barbecue pit; b. City could develop some type of attraction to be compatible with the terminus of the bike trail that goes into Ventura County; c. According to the Grant Deed, given to the City at the time of incorporation, a portion of the area must be used for beach purposes, with vehicular activity prohibited. Mr. Crawford recommended that the Land Division Committee study this item and Chairman Noble stated that the committee will analyse, the proposals at Thursday's meeting. Comm. Collis asked Mr. Crawford if he knew of any economic studies made for the area which would be available for the Comm. Mr. Crawford replied that, hopefully, the comm. will get a chance to hear the Harbor Cove Developers, Kenland Development, and Development Research Associates technicians because all are quite involved in the area. FRANK GEHRY'S DISCUSSION Discussion notes, based on the planning session with Frank Gehry, was received and filed. Mr. Crawford stated that the tape is also available for the Commissioners' use. Comm. Collis stated *that a few of Mr. Gehry's points were: concern for privacy, visual attitudes of quality, and good "sound" planning (noise abatement). Comm. Collis felt that as a responsible Comm., we should recognize pressures exerted on uses of land and should be aware of the economics of the area to determine eventual land use; therefore, he felt that the Comm. should be involved with more studies of experts. The Planning Commission should keep the City's identity yet keep its eyes open to surrounding developments. Comm. Stabler questioned the compatibility of Comm. Collis' ideas to the General Plan. How should the technicians analyses relate to the General Plan? Is their advice a testing of the validity of the Plan? Mr. Crawford replied that every discussion has to be weighed against the General Plan. Comm. Stabler felt that some specific developments have been zoned on expediency rather than design and felt that if the Comm. did not want to follow the Plan, we should say so and avoid its planning concepts; - 10 - otherwise, we should carry our activity according to the limitations of the General Plan. The Commissioners requested that Development Research Associates be invited to a Comm. meeting so that they could benefit from their economic ideas. iUi' C � t,�'tiigqpit*:oa�1dl Mr. Crawford presented a program of capital improvements for the City for the next five years: I. The Staff (City Mgr., Public Works, & City Planner) A. Prepare list B. Establish cost C. Establish income (possible 2 million a year) II. Planning Commission Level A. Required to review annually, then recommend priorities to City Council B. Council reviews and adopts Capital Improvements III. Categories A. Streets (Arterial, Collector, Minor) B. Parks C. Beautification D. Sewers E. Storm Drains F. Miscellaneous The Commissioners adjourned at 10:00 p.m. to the conference room for a study session. STUDY SESSION During the study session, the Commission discussed the feasibility of a joint meeting with the Commissioners of Manhattan Beach and Redondo Beach. Chairman Noble indicated that the three commissions were the "grandfather" commissions of the area. He suggested that at a joint meeting such items as Planned Development and the difficulties the other cities were having with such regulations could be explored. Comm. Stabler commented that if the purpose of such a meeting was to be social, both cities should be invited at once; but if the meeting is for work-study, one at a time should be invited. Comm. Himmel stated that he felt it highly desirable to get acquainted with the commissioners in the adjoining cities. Comm. Collis indicated that any attempt at rivalry would be silly. Hermosa Beach ffis much in common with both cities and should study inter- relationships. Chairman Noble suggested off -Monday evenings for such meetings. Comm. Collis suggested that Manhattan Beach be contacted and invited to meet after the first of 1970. Chairman Noble added that themes for discussion should be submitted prior to that time. Meeting adjourned at 10:55 p.m. to the next regular meeting on December 1, 1969, at 7:30 p.m. DATE r JOE B. NOBLE, CHAIRMAN s ;;JAMES D. COLLIS, SECRETARY