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HomeMy WebLinkAboutPC_Minutes_74.04.08MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE CITY COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, APRIL 8, 1974, AT 7:30 P.M. Meeting called to order by Chairman Collis at 7:33 p.m• ROLL CALL Present: Comm. Burt, Noble, Hough, Chiu (arrived late), and Chmn. Collis Absent: Comm. Rosenberger APPROVAL OF MINUTES Motion by Comm. Noble, seconded by Comm. Hough, to approve the minutes of the March 25, 1974 meeting of the Planning Commission as submitted. Ayes: Comm. Burt, Hough, and Chmn. Collis Noes: None Abstain: Comm. Noble Absent: Comm. Rosenberger and Chiu APPROVAL OF RESOLUTIONS Motion by Comm. Hough, seconded by Comm. Burt, to approve P.C. 154-957 as submitted. Ayes: Comm. Burt, Hough, Noble, and Chmn. Collis Noes: None Absent: Comm. Chiu and Rosenberger Comm. Chiu arrived at meeting. C-74-5 PD Request of M. Juckes for a Planned Development permit in order to construct 38 town- house condominiums in addition to the existing dwelling on the northwest corner of Prospect and 21st Street (cont'd). City Planner Crawford reviewed this item which was continued to enable the applicant to revise the plot plan and to submit different floor plans. He pointed out that testimony had been received at two previous hearings and was still pertinent. He said the altered plans show sidewalks on the west side of the court; larger units slightly rearranged; some reduction in open space due to rearrangement of parking; distance from the north property line increased from 5' to 101; and revised floor plans and elevations to be built as condominium townhouses. He said the Environ- mental Impact Report is still applicable, and that no C.C.&R's have been submitted as yet. Public hearing opened at 7:40 p.m. Mike Juckes, 1217 24th Street, said that it is basically the same plan with a few revisions suggested by the Commission; very low density; no significant changes. Mr. Harold Roberts, 2041 Hillcrest, said he believes the request exceeds the over-all density allowed for that area, and that surrounding apartments ought to be included in determining the density. If too many units are squeezed in, it might as well be divided into 25 foot lots. PLANNING COMMISSION MINUTES - April 8, 1974 Page 2 No others wished to be heard. Public hearing closed 7:42 p.m. Comm. Noble commented that a study of the project gave him the feeling that it was not quite right. Chmn. Collis added that the project was typical of a lot subdivision rather than a condominium. He felt full advantage of the site was not taken; the circulation and 21st Street frontage were poor. He felt a lack of identity resulting from lack of thought in design. He believed more professional input was needed. Comm. Burt felt that this, one of the last of the City's large parcels, should not be "hacked up." Comm. Chiu,concerned with other commissioners' comments, wished more variety of structure was shown. He felt the project didn't look like Planned Development; that there was too much juggling of units, rather than design first, unit count second. Comm. Noble said that he felt this to be a prestige location, and considering the price of the property, prestige design was required. He recognized a specific number of units were needed, but the Planning Commission was obligated to maintain standards in order to protect the community. Comm. Hough declared that the project area was not suitable for two-story duplexes. The project was not in harmony with the neighborhood; more open space and design variety was required. Motion by Comm. Noble, seconded by Comm. Hough, to grant the application for a Planned Development permit to M. J uckes. Ayes: None Noes: Comm. Burt, Chiu, Hough, Noble, and Chmn. Collis Absent: Comm. Rosenberger Motion by Comm. Noble, seconded by Comm. Burt, to adopt Resolution P.C. 154-958 denying the request of M. Juckes for a Planned Development permit to construct 38 townhouse condominiums in addition to the existing dwelling on the northwest corner of Prospect and 21st Street because it is the opinion of the Commission that the proposed planned development project fails to meet the required findings in that: a. The character of the proposed development is not desirable and will not promote stability in the surrounding area because the buildings are not compatible with the single family dwellings in the immediate vicinity. b. The dinsity, based on the plan submitted would be out of step with planned up -grading of usable open spaces. c. The proposed development is out of harmony with the surrounding neighborhood. Ayes: Comm. Burt, Chiu, Hough, Noble, and Chmn. Collis Noes: None Absent: Comm. Rosenberger PLANNING COMMISSION MINUTES - April 8, 1974 Page 3 Chmn. Collis announced that the action taken by the Planning Commission was to deny the request, and that this action is subject to appeal within ten days from this date to the City Council. Z-74-1 Request of G. Isgreen for a change of land use zone from R-2 to R-1 on Lot 1 of the Glorietta Tract, known as 701-731 Prospect Avenue in order to create two single family dwelling sites from an existing duplex -zoned lot. Mr. Crawford explained this item as involving three actions: 1) the request for change of zone; 2) whether or not the change would be consistent with the General Plan; and 3) whether it would be an imposition on the neighborhood. He said the Board of Zoning Adjustments has approved the variance for a lot split subject to the conditions that the zone be changed to R-1. Public hearing opened 8:05 P.M. Mr. Grant Isgreen, 726 Prospect Avenue, said that he lives across the street from the lot under consideration, that the lot has been illegally used for parking, and that he will purchase the lot for development from owners Mr. & Mrs. Robert A. Wise pro- vided that the rezoning and lot split are approved. He said he will build two single- family dwellings with double garages, two extra parking spaces, and ample open space, with the primary purpose of preserving the neighborhood. He said the Board of Zoning Adjustments has unanimously approved his plans, contingent upon the approval of change of zone from R-2 to R-I. Arthur Morris, 805 Prospect Avenue, spoke in favor of Mr. Isgreen's proposal. Public hearing closed 8:12 p.m. Comm. Hough and Burt spoke in favor of the proposed single-family dwellings as being in harmony with the surrounding neighborhood. Comm. Noble said he believes the Planning Commission should maintain the requirement of the Subdivision Ordinance for a minimum of 4000 square feet per lot, and that a precedent of this nature would affect Planning Commission actions in the future. Comm. Chiu suggested consideration of a two -unit condominium on the present lot. Public hearing re -opened 8:22 p.m. Mr. Isgreen said that to maintain the lot in its present size and zoning would lead to the building of a duplex; that a duplex might become rental property, thus changing the nature of the neighborhood; and that the two single-family dwellings proposed could face Prospect, thus eliminating the narrow -lot image. Mrs. Isgreen 726 Prospect Avenue, said that this is a unique parcel and should be considered in relation to the problem of the immediate neighborhood. Public hearing closed 8:44 p.m. Comm. Noble and Chiu suggested exploration of alternate solution to the problem which would not require the lot split; e.g., duplex, or two separate single-family dwellings on a common lot under Planned Development. PLANNING COMMISSION MINUTES - April 8, 1974 Page 4 Motion by Comm. Chiu, seconded by Comm. Noble, to continue to the next public meeting on May 13 In order for the applicant to look into the idea of other remedies of Planned Unit Development or any alternate method of utilizing the land without sub- division. Ayes: Comm. Chiu, Hough, Noble, and Chmn. Collis Noes: Comm. Burt Absent:; Comm. Rosenberger Comm. Hough stated, with the concurrence of Comm. Burt, that the proposal is reasonable and in the best interests of the community. C-74-8 Request of Fat Howies, Inc. for a Conditional Use Permit in order to serve beer and wine at a sit-down bar and provide a separate game room as part of a cafe at 1200 Hermosa Avenue. Mr. Crawford presented a floor plan and approximate elevation of the proposed cafe; and explained that this item involves two requests, 1) to serve beer and wine, and 2) for a game room,,pach of which requires a Conditional Use Permit. He said the gambling ordinance currently In effect would prohibit approval of electronic games, but pool tables might be approved. The Environmental Impact Report indicates that there will be an increase in traffic. Public hearing opened 9:04 p.m. Bernie Friedman, applicant, said the name of the business will be "Shenanigans," the counter is for the service of food as well as beer and wine, and that it will be a high -quality restaurant. A sample menu and two renderings for the sign logo were presented to the Commission. Mr. Friedman explained that they were also owners of "Wilbur & Orvilles" and "Scotch & Sirloin" restaurants; proposed to use etched glass in the windows with canvas awnings over. The interior will be carpeted, walls of cedar, counter and tables of inlaid woods, similar to "Wilbur & Orvilles". He indicated a beer bar was not intended, but that some sort of liquor was necessary with the restaurant. Mrs. Ann Russell, co -applicant, presented the menu, showing Hamburger, Hot dog, Salad, and Malaysian shrimp as entrees. Ted Kruger, 11662 Mayfield Avenue, West Los Angeles, attorney and real estate broker for the applicants, stated the intentions of the principals as to the type and quality of the games proposed; adult electronic games of the type now found in many hotels and restaurants. Perry Arnold, manager of a hardware store in the vicinity, representing Mr. Arnold, owner, expressed concern with introduction of this type of business in that particular area, and with parking and policing problems anticipated. He questioned that beer and wine was needed with a hamburger menu. Leon Albertelli, Chairman of Downtown Businessmen's Association, stated that Hermosa Beach needs a quality restaurant, and that he feels this type of establishment is not the best use of the property. PLANNING COMMISSION MINUTES - April 8, 1974 Page 5 James Compton, 1200 Hermosa Avenue, owner of the property, spoke in favor of the proposed development, and said he would require the tenants to live up to the terms of their lease. Bob Jean, 73 Pier Avenue, suggested that the City wait for a better proposal for utilization of the property. Earl Cress, owner and operator of electrical appliance store at 1034 Hermosa Avenue, expressed his feeling that this type of venture is not needed in Hermosa Beach at that particular location; and since part of the business concerns games the legality of which is being questioned, he doesn't feel that it would improve the business community. Gary Frost, 58 Pier Avenue, said there are four bars in the vicinity; the area needs a nice restaurant and he is opposed to a business that is oriented toward a beer and wine bar. Lester Kaufman, 5261 Topeka Drive, Tarzana, spoke on behalf of his brother who is one of the investors. He said they do not intend to open a bar, but to operate a restaurant with the increase in traffic being to the benefit of the merchants of the area. He said there is no intention to start a "McDonald" type operation; the games are recreational games of skill, and the machines make no noise. Mr. Albertelli, representing Empire Savings and Loan, said Hermosa Beach needs a restaurant of the same caliber that the applicants have in the other sites mentioned; and if there is not room, they should consider another site, such as the Biltmore site. Perry Arnold requested discussion of the take-out food window. Mrs. Isgreen said she is not in favor of this type of operation and fears it is undesirable. Delma Peery, 720 8th Street, felt she and friends would not feel comfortable in such a restaurant as was being proposed. Public hearing closed 9:46 p.m. Comm. Noble asked' Mr. Friedman if the counter service could be removed. It was his experience that such a design as proposed historically meant a majority of the income came from liquor rather than meals. He noted that in the past the Commission has only approved beer and wine with meals. Comm. Hough asked why not provide a real restaurant? Mr. Friedman responded that a full restaurant needs a larger kitchen, and there was not room enough to increase the cooking and preparation area. Comm. Burt recalled the case where the Commission had refused to allow a "Pioneer Chicken" business on the vacant lot where Empire Savings and Loan now stood. He said he would prefer to wait. Motion by Comm. Noble, seconded by Comm. Hough, to approve the application. Motion and second withdrawn. PLANNING COMMISSION MINUTES - April 8, 1974 Page 6 Motion by Comm. Hough, seconded by Comm. Noble, to continue this item to the next public hearing on May 13, 1974. Ayes: Comm. Burt, Noble, Hough, Chiu, and Chmn. Collis Noes: None Absent: Comm. Rosenberger C-74-9 Request of J. Falzone for a Conditional Use Permit in order to conduct a bicycle rental business from a metal trailer on an open lot at 125 Hermosa Avenue. Mr. Crawford pointed out that this request requires two Conditional Use Permits, one to conduct an open air business, and one to operate from a metal trailer rather than a building. He said the Building Department will require the trailer to be placed on a foundation, but use of the trailer must be approved by the Planning Commission. The Environmental Impact Report indicates that there is severe congestion from bicycles on the weekends in this location. Public hearing opened 10:09 p.m. Joe Falzone, 10528 Dalerose, Lennox, said the half of the lot he uses will be paved with a fence at the back; the Liberty house trailer is gutted and painted; the wheels will be removed and trailer placed on a foundation with seven or eight foot wooden platform in front; and the bicycles will be placed on the platform. He said they have 22 new bicycles plus some smaller bicycles for children which will be rented during the summer and on weekends during the winter. He said that business people in the area have no objections. Mike McDonald, 1809 Palm Avenue, Manhattan Beach, said he feels they are providing a useful service, that people will either buy or rent bikes, and that they will be serving the people from apartment complexes. No others wished to be heard. Public hearing closed 10:15 p.m. Comm. Hough expressed concern with the open air operation, not the congestion, and thought it incompatible with the up -grading goal of the City. Comm. Noble stated the main objection is the use of a portable building within the commercial district. Chmn. Collis requested a complete plan with illustration of the proposed operation, including fencing and all details. He said that since Mr. Falzone was not notified that his request was on the agenda, the Planning Commission should continue this item to a special meeting preceding the workshop meeting on April 22. So moved by Comm. Burt, seconded by Comm. Noble. Ayes: Comm. Burt, Chiu, Hough, Noble, and Chmn. Collis Noes: None Absent: Comm. Rosenberger DETERMINATION OF LEGAL USE Request of R. B. Mash to determine whether the building located at 710 8th Street is legally a duplex. PLANNING COMMISSION MINUTES - April 8, 1974 Page 7 Mr. Crawford reviewed the history of the dwelling, stating that the records are insuf- ficient to determine whether or not there has been a violation of existing ordinances. Public hearing opened 10:36 p.m. Morgan Rails, 1800 Manhattan Beach Blvd., Manhattan Beach, attorney for the owner, said his client, a real estate dealer, bought the property as R-2 duplex; the Building Department recommendations will be complied with upon determination that it is a legal duplex; a letter from a neighbor declares that the conversion was done about 1948; and there will be off-street parking for two cars. Mrs. Harold Peery, 720 8th Street, stated she had lived adjacent to the property since before W.W.11, and said the conversion was made for a son returning from the war, probably before 1948, and has been used as a duplex since that date. Public hearing closed 10:41 p.m. Motion by Comm. Noble, seconded by Comm. Burt, to determine on the basis of public testimony that the use of the property at 710 8th Street be a legal duplex, with the provision that the proposed parking is provided and the requirements of the Building Code are met. Ayes: Comm. Burt, Chiu, Hough, Noble, and Chmn. Collis Noes: None Absent: Comm. Rosenberger DETERMINATION OF LEGAL USE Request of Brandow Investment Co. to determine whether the building located at 1157 9th Street is legally a duplex. Mr. Crawford reviewed the history, stating that if the dwelling was converted before 1956 it would be a legal change; if after 1956 it would have been illegal. Motion by Chmn. Collis, seconded by Comm. Noble, to continue and request from the applicant additional information to be presented to the Planning Commission, if possible. Public hearing opened 10:58 p.m. No on appeared to be heard. Public hearing closed 10:58 p.m. The vote on the above motion was: Ayes: Comm. Burt, Chiu, Hough, Noble, and Chmn. Collis Noes: None Absent: Comm. Rosenberger Motion by Comm. Burt, seconded by Comm. Hough, to hear Z-74-1 (request of G. Isgreen) in the April 22 meeting. Ayes: Comm. Burt, Chiu, Hough, Noble, and Chmn. Collis Noes: None Absent: Comm. Rosenberger PLANNING COMMISSION MINUTES - April 8, 1974 Page 8 Comm. Noble left the meeting. ORDINANCE AMENDMENT Proposed amendment to City Zoning Ordinance submitted by City Council establishing procedure for regulation of "Flexible Units." Mr. Crawford explained the Zoning Ordinance Amendment prepared by the City Clerk as a change which the City Attorney feels belongs not in the Building Code but in the Zoning Ordinance. The Citizens' Advisory Committee on Housing requests a change in the wording. Chmn. Collis and Comm. Hough felt that the amendment as worded would encourage designers to facilitate bootleg apartments. Public hearing opened 11:08 p.m. Coralie Ebey, 2466 Myrtle Avenue, said she feels this amendment can be used as a tool to discourage bootlegs. Comm. Chiu suggested that when a dwelling is designed in such a way that it can be easily divided, then each such instance should be counted as another unit even if it is not being so used; and if this exceeds the Zoning Ordinance, it should not be allowed. Public hearing closed 11:34 p.m. Motion by Comm. Burt, seconded by Comm. Hough, to recommend the Zoning Ordinance Amendment with revisions, as follows: "Section 1105. Flexible Units. Whenever, in the opinion of the Building Director, a dwelling unit layout within any building is designed with multiple hallway entrances, multiple toilet and bath facilities or bar sink installations, so that it can be easily divided into or used for separate apartments or guest rooms, and the highest possible number of dwelling units or guest rooms obtainable from any such arrangement exceeds the permitted zone density, the plans shall be considered an "unusual design" and must be reviewed and approved by the Planning Commission." Ayes: Comm. Burt, Chiu, Hough, and Chmn. Collis Noes: None Absent: Comm. Noble and Rosenberger Motion by Comm. Burt, seconded by Comm. Chiu, to adopt Resolution P.C. 154-959 of the Planning Commission recommending to the City Council the revised Ordinance regulating flexible units. Based on discussion, the Planning Commission feels that the proposed regulation is necessary for the health and safety of the City of Hermosa Beach. Ayes: Comm. Burt, Chiu, Hough, and Chmn. Collis Noes: None Absent: Comm. Noble and Rosenberger PLANNING COMMISSION MINUTES - April 8, 1974 Page 9 HERONDO-VALLEY REDEVELOPMENT AGENCY Motion by Comm. Burt, seconded by Comm. Hough, to adopt Resolution P.C. 154-960 of the Planning Commission to repeal Hermosa Beach City Ordinance No. N.S. 471 termina- ting the Herondo-Valley Redevelopment Project. Ayes: Comm. Burt, Chiu, Hough, and Chmn. Collis Noes: None Absent: Comm. Noble and Rosenberger AMENDMENT TO THE GENERAL PLAN #9 Proposed revision of the Land Use Element of the General Plan as previously considered by the Planning Commission. Mr. Crawford reviewed the recommended amendment and suggested continuing to allow more time for study and careful analysis of the materials. Comm. Hough questioned items C and D of the resolution, considering these to be part of the open space element. Motion by Comm. Burt, seconded by Comm. Chiu, to continue to the May 13 meeting to be discussed further and compared with the Circulation Element. Public hearing opened 12:10 p.m. No one appeared to be heard. Public hearing closed 12:10 p.m. The vote on the above motion was: Ayes: Comm. Burt, Chiu, Hough, and Chmn. Collis Noes: None Absent: Comm. Noble and Rosenberger Chmn. Collis suggested walking the northwest area on the 27th of April, the Commissioners to meet at the park at Valley and Gould Lane at 9:30 a.m. Comm. Hough requested that it be put on the workshop agenda. AMENDMENT TO THE GENERAL PLAN #6 Proposed revision of the Circulation Element of the General Plan. Motion by Comm. Hough, seconded by Comm. Chiu, to continue this item. Public hearing opened 12:16 a.m. No one appeared to be heard. Public hearing closed 12:16 a.m. PLANNING COMMISSION MINUTES - April 8, 1974 Page 10 The vote on the above motion was: Ayes: Comm. Burt, Chiu, Hough, and Chmn. Collis Noes: None Absent: Comm. Noble and Rosenberger Motion by Comm. Burt to adjourn to a special adjourned meeting on April 22, 1974, at 7:30 P.M. to consider items 5 and 7 in special meeting prior to the regular workshop meeting. So ordered. Meeting adjourned 12:20 a.m. CERTIFICATION hereby certify that the foregoing minutes were approved by the Planning Commission of the City of Hermosa Beach at a public hearing held on April 8, 1974. DATE l% .--'JA ES D. COLLIS, CHAIRMAN