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HomeMy WebLinkAboutPC_Minutes_74.06.10MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE CITY COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, JUNE 10, 1974, AT 7:30 P.M. Meeting called to order by Chairman Collis at 7:34 p.m. ROLE. CALF. Present: Comm. -Burt, Chiu, Hough, Peirce (arrived late), Rosenberger, and Chmn. Collis Absent: Comm. Noble APPROVAL OF MINUTES Motion by Comm. Burt, seconded by Comm. Hough, to approve the minutes of the meetings of May 13, 1974 and May 28, 1974 of the Planning Commission as submitted. Ayes: Comm. Burt, Chiu, Hough, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Noble and Peirce APPROVAL OF RESOLUTIONS Motion by Comm. Burt, seconded by Comm. Hough, to approve P.C. 154-969 as submitted. Ayes: Comm. Burt, Chiu, Hough, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Noble and Peirce z-74-2 Request of J. Alflen for approval of Precise Plan #25 and change of zone from R-2 with C Potential to C-3 General & Highway Commercial in order to use as public parking lot. City Planner Crawford said this is a new public hearing on a request for a change of zone from R-2 with C Potential to C-3 subject to Precise Plan #25. The use of the property would then be restricted to a parking lot with landscaping on the 7th Street frontage, preserving the existing palm tree, a 30" wall on the 8th Street frontage and 51 wall or combination wall and fence along the easterly property line. He said staff suggests that some conditions be attached that the improvements be made in an attractive manner and that any other change would have to come back before the Planning Commission. Public hearing opened 7:43 p.m. Hap Del Valle, G. B. Datsun Imports, representing the applicant, said he had nothing to add to the staff report at this time. Herb Besant, 2207 Pacific Coast Highway, said he has no objections if it is staying a parking lot, but did not understand why they want a zone change for a parking lot when they already have R-2 zoning. Delma Peery, 720 8th.Street, said they are parking on the lot now, and asked if they already have permission to park there, why do they have to get permission again? She said there is a rumor that Datsun is selling and moving south on the highway, and with C zoning the lot would bring more money when they sell it. Harry A. Buffus, 840 7th Street, said he objected when Mr. Alflen requested a change of zone the last time. He said he has heard that-Datsun is moving and wants to make this a parking lot for his cars. PLANNING COMMISSION MINUTES - June 10, 1974 Page 2 Raymond Bach, 835 8th Street, said 8th Street is 18' wide and he objects to someone - putting in a commercial venture which will increase the need for parking. He said if they are going to put in a parking lot as they claim, he thinks the street should be widened. He said Hermosa Beach needs more R-1 property and less apartments, condominiums, and businesses. Joanne Hansen, owner of 825 8th Street, said she thought the City should purchase the lot and turn it into a parkette. She said she feels that once the lot is zoned C-3, it will be subject to change to any kind of commercial venture, bringing in a lot of traffic, and 8th Street is already a traffic -hazard. She said she would like Ut to.remain an R-2 zone. Comm. Rosenberger asked if she opposed its use as a parking lot. and Joanne Hansen repeated that she wants it to stay R-2. Raymond Walter, 845 8th Street, said he would like the lot to stay R-2, residential; and due to the traffic on 8th Street, he would like it to be one-way. Chmn. Collis said R-2 would allow additional units to be built there and asked if Mr. Walter would favor that. Mr. Walter replied that he would. Public hearing closed 8:02 p.m. Comm. Rosenberger asked if.it is legal for the car dealer to use the lot for parking now; if the proposed improvements must be made im order to keep C-3 zoning if approved; and if the Planning Commission could set a time limit on it. Mr. Crawford said the present parking is not legal, the improvements are.required to be completed; and while the.zoning would not automatically revert due to failure to meet the conditions, the Planning Commission could automatically schedule anew hearing to change the zone back. Comm. Hough recalled that at the previous hearing, the residents did not object to parking, but to high density development. Chmn. Collis said it is important to plan a logical development for the commercial corridor existing along this section of,the City, which lacks the proper depth to provide parking for commercial businesses. He said the turnover of commercial businesses is due in'part to lack of commercial parking, and provision of that parking will also serve the needs of the community. Comm. Hough asked whether a new owner, in the event of immediate sale, would be required to improve the lot as a parking lot. Mr. Crawford replied that the Precise Plah #25 runs with the land and a new owner would be bound by the conditions. Chmn. Collis suggested consolidating the four lots with a parcel map, and the applicant, Mr. Del Valle, agreed to combination of the lots into one parcel. Motion by Comm. Hough, seconded by Comm. Rosenberger, to approve the request of J. Alflen subject to'development and use as shown on Precise. Plan 425, dated June 10, 1974 Z-74-2; and to the filing of a parcel map re -parcelling the subject lot and the three commercial lots to the west as one parcel. Comm. Burt questioned whether it could be kept as a parking lot if combined. Mr. Crawford said the portion designated must be subject to the Precise PI -an. Ayes: Comm. Burt, Chiu, Hough, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Noble PLANNING COMMISSION MINUTES - June 10, 1974 Page 3 Motion by Chmn. Collis, seconded by Comm. Rosenberger, to adopt Resolution P.C. 154-970 approving the request of land zone change from R-2 with C Potential to C-3 zoning, subject to Precise Plan #25, for the property located at 821 7th Street; based on the findings by the Planning Commission that the proposed Precise Plan #25 will be in con- formance with the General Plan; that the need for additional parking is paramount for the commercial area along the Pacific Coast Highway corridor; in previous public hearings the property was considered for higher density R-3 and there was strong opposition to development taking place with that sort of zoning and use for a parking lot was considered to be more desirable; and presently the property is unimproved, and is a nuisance in unsightly condition. Ayes: Comm. Burt, Chiu, Hough, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Noble C-74-13 Request of R. Zukaitis for a Conditional Use Permit in order to convert old Hermosa Bowling Alley into an ice skating rink and restaurant with cocktail bar. Mr. Crawford reviewed.the history of this property, which is adjacent to and south of Lucky Market and has been empty since 1967. He said this is a tentative proposal, for conceptual approval, and final plans have not been developed. There will be no access directly from the rink to the restaurant; but will be windows between the rink and restaurant, and windows in the front with view over the City.to the ocean. Doors on the south wall of the garage will be for emergency exit only and will not be entered from the outside. No exterior signs or decor have been submitted; staff recommends that approval of such be referred to the Improvement Commission. It may be necessary to provide ramps instead of stairs to allow skaters to leave the building in case of emergency; and may be desirable to limit occupancy load. Pacific Coast Highway has quite heavy traffic, and there could be a traffic problem if there were large crowds entering and exiting at the same time. Staff suggests that the Planning Commission only make decision at this time as to whether or not the proposed use would be acceptable in this location, and require the final plan to include; a. Elevations of all four sides. b. Complete floor plan of interior with all tables, benches and bleachers shown. c. Conversion of at least three stairways to ramps. d. Soundproofing of exterior walls, including south wall of garage. e. Garage doors on south side to be emergency exit doors only with no entrance permitted He recommended that at the time of a second hearing there should be a second public notice to the property owners. Comm. Hough asked the commercial feasibility of an ice skating rink. Mr. Crawford said the floor would have to be reconditioned in such a way that it could be used for any reasonable commercial purpose. Public hearing opened 8:44 p.m. Dick Zukaitis, 300 N. Rampart, Orange, said his investigation showed there had been some objection to the noise created by parking due to the entrance from Bordon. He said he would close this entrance and soundproof the walls on the south property line. He would hire a security guard to direct traffic and to prevent vandalism. There would be a family restaurant available to PTA and other groups as a banquet facility, separated from the rink and elevated above the level of the ice; with perhaps a limited amount of entertainment such as one-man shows; plush decor; family dining with reasonable prices. The ice arena would probably close from 12 midnight to 5 a.m., opening at 5 a.m. for PLANNING COMMISSION MINUTES - June 10, 1974 Page 4 training maneuvers. He said they expect to provide training for Holiday on Ice, Ice Follies, and have professional hockey stars organize a hockey league. Comm. Rosenberger asked if he had discussed the parking with Lucky Market representatives. Mr. Zukaitis said there is an agreement which states that the parking lease between Lucky Market and Foremost Dairies will remain in effect as long as Lucky Market remains on the premises. Comm. Hough asked if food and drink would be'served to the skaters, and if there is seating for spectators. Mr. Zukaitis said there woul-d be a limited amount of seats near the rental area; and a snack bar with one kitchen servicing both the restaurant and snack bar. Comm. Chiu asked about his experience in management, and if he had operated a skating rink before. Mr. Zukaitis said he had managed the training of Los Angeles Thunderbird Roller Derby for two years and then went broke. He said Roller Derby went bankrupt which affected the training facility. Comm. Chiu asked about the filtering system for smoke and grease from the restaurant, water run-off from the rink, and noise level from parking. Mr. Zukaitis said the venting system is controlled by law and is already existing; the floor will be insulated and drains installed; and the wall on the south side of the parking area will have acoustic tile or spray. He said also that he is in the restaurant fixture business and will be able to revamp the restaurant for about 207. less than anyone else could do it. John L. Rogers, 1821.Pacific Coast Highway, said national Parks & Recreation standards strongly suggest that there be one ice rink for every 20,000 people, and he would support the application. Howard Lawson, 900 Strand, Vice President of American Savings, said many have tried to find a use for that building and have not come up with something. He said he has been working with Mr. Zukaitis for eight months, and thinks it will be a great place for young people to spend their time. He said it will be of Olympic size and suitable for Olympic training; and he is wholeheartedly in favor of the proposal. Sam Wallace, across the street, said the neighbors would have no objections to commercial use; the property is subject to vandalism and is an eyesore; he would like to see the rink go in. Rev. Richard Parker, 2110 Borden Avenue, said the plans for the Bowling Alley required soundproofing, but it was never done. He said the egress from Lucky Market to Pacific Coast Highway is very dangerous and a right turn should be required; or it should be required to drive back of the Bowling Ailey, pass behind Lucky Market and egress on Artesia. He objected to overflow parking on Borden and said there should be very strict stipulations on the noise factor and traffic pattern. Herb Besant, 2207 Pacific Coast Highway, said the ice skating rink will be an asset to the City and he is not worried about the noise, but agrees that parking and traffic are the main concerns. He said traffic should egress on Artesia. Public hearing closed 9:17 P.M. Comm. Burt asked if a right turn only sign could be put up at Lucky Market. Mr. Crawford said it would require action of the City Council to declare a traffic hazard and pass a resolution for the City to impose a right turn only, but Lucky Market could do it them- selves at any time. He said he would map all parking lots, streets and alleys for the Planning Commission so traffic pattern could be studied. PLANNING COMMISSION MINUTES - June 10, 1974 Page 5 Motion by Chmn. Collis, seconded by Comm. Rosenberger, to take an informal poll of the Commission as to the conceptual feasibility of this type of use and continue the public hearing on July 8. He said he has no objection to the conceptual plan but would with- hold approval until more plans are presented. He said the Commission is concerned only with the actual use as recreation and as a cocktail lounge. Mr. Zukaitis said he would accept an informal poll and try to proceed on it. Comm._Hough said she would approve conceptually. Comm. Peirce said he approved informally of the skating rink and cocktail lounge, but is concerned with traffic and the Planning Commission 'should have a close look at the garage and parking. Comm. Burt: No objection. Comm. Ch i u: No objection. Comm. Rosenberger: No objection. Comm. Collis: No objection. Comm. Hough left the meeting. C-71-1 Reconsideration of C-71-1 granted to J. Altamura permitting take-out food business at 1318 Strand: To consider whether permit should be revoked for failure to meet conditions. Mr. Crawford said this public hearing was initiated on the request of the Planning Com- mission, the property owners within 300 feet of the business have been notified, and the applicant has been notified and is present. He read the conditions placed on the property upon granting of the Conditional Use Permit and said the purpose of the public hearing is to determine whether the Conditional Use Permit should be revoked. He said conditions #? and #4 have not been met. Comm. Rosenberger pointed out that the Conditional Use Permit was approved January 28, 1974, and the Improvement Commission was not approached until May 2, 1974. Public hearing opened 9:43 p.m. John.Altamura, 813 llth Street, Manhattan Beach, said, regarding condition #2, that he has a thirty -gallon trash can that is out when he is open for business, which is only on weekends when the weather is good. Regarding condition #4, he said it is not possible to stamp all paper goods, as costs are prohibitive unless one buys in very large quantities and they have no place to store them. He said they make a considerable effort to keep the front of the store clean, sweep the front, and walk along the beach picking things up. He said he does conform with #2 and cannot conform with A. Chmn. Collis asked if the other stores or shops have stamped plates. Mr. Altamura said no, only the franchised places. Comm. Rosenberger asked why it took 3i months to get Improvement Commission approval. Mr. Altamura said he did not know he was supposed to go before the Improvement Commission, but it was his assumption that someone would come out and look at the store and approve it, as the Health Department does. He said that only when he was refused a Pepsi -Cola sign did he find that he had to go before the Improvement Commission. He asked if he would be notified when he was to come before the Planning Commission again. Chmn. Collis said he would be notified by the City. Public hearing closed 9:51 p.m. PLANNING COMMISSION MINUTES - June 10, 1974 Page 6 Comm. Rosenberger asked if a copy of the Resolution was sent to the applicant in January. Mr. Crawford replied that it was, and that staff has informed the applicant several times, but the signs were actually changed before the Improvement Commission hearing. He said the Building Department has contacted Mr. Altamura several times about the sandwich sign and the need for approval of the Improvement Commission. Mr. Altamura said he Is in violation; he has been putting the sign out but not that far out. He says people tie their dogs to it and the dogs pull it out. Comm. Rosenberger said he feels very negative on this issue; the violations are flagrant and constant; he has received the notices; he was here at the original meeting and received a copy of the resolution. He said he is inclined to revoke. Comm. Burt suggested continuing for six months, but striking out Condition #4 and putting in its place that no sandwich board sign should be placed on the Strand. Comm. Peirce said he would give him the benefit of the doubt and continue one, two, or three months. Comm. Rosenberger said in three months the peak season would be past and review would make no impression. There would be little need to abide by the conditions of these permits, and the precedent is not a healthy one. Public hearing re -opened 10:00 p.m. Mr. Altamura said it took so long because he has been negotiating with Pepsi -Cola since December to put up a three-piece sign and it has taken over three months to have that sign officially turned down. He has had the whole thing painted (at his cost) because Pepsi could not put up a sign. The Pepsi -Cola Company called the City to ask why Coca-Cola could put up signs and Pepsi could not, and were told that John Altamura would have to ask. Mr. Altamura said the other shops put up signs without approval or without going through a procedure at all. He said he has not been in flagrant defiance of this Commission. Public hearing closed 10:02 p.m. Motion by Comm. Burt, seconded by Comm. Peirce, to continue the Conditional Use Permit with review In sixty days (being August 12, 1974) and to strike condition A, sub- stituting "no portable ground signs to be placed on Strand," as a revision to Resolution P.C. 154-946. Ayes: Comm. Burt, Chiu, Peirce, and Chmn. Collis Noes: Comm. Rosenberger Absent: Comm. Hough and Noble PROPOSED REVISED SIGN ORDINANCE Public hearing to consider amending the City Zoning Ordinance by removing provisions concerning signs to separate section of the Municipal Code, revising said regulations at the same time. Mr. Crawford said the public hearing was scheduled by the Planning Commission to review revisions to the existing sign regulations, simplifying or adding new provisions. It replaces actions now given to the Planning Commission and provides that the Improvement Commission shall act in the capacity of the Planning Commission with the exception of the nonconforming sign provisions. He said he recommends that it be moved into the Municipal Code as a separate chapter. PLANNING COMMISSION MINUTES - June 10, 1974 Page 7 Public hearing opened 10:24 p.m. No one wished to be heard. Public hearing closed 10:24 p.m. Comm. Rosenberger said he is pleased with the form and clarity of the revision, the chart presented by Mr. Crawford, and Mr. Grippo's suggestions in the memo to the Planning Commission correction on page 3, (36) adding after "not to exceed sixty days" the words "during any calendar year." And on page 10, (F) correct C-2 to C-3. Comm. Chiu suggested including in the letter to the City Council the Planning Commission's concern with sanctions and enforcement. Comm. Rosenberger presented examples of murals decorating the sides of buildings, instead of advertising, in Cincinnati through private funding. He said he would like to include, as per Mr. Grippo's memo: "All traffic signs, including those on private property; service station pricing and hour signs; certain temporary signs, etc." as an exception under R-3 and all C.zones. The sandwichboard signs should become the subject of further study. Chmn. Collis thanked Comm. Rosenberger and the subcommittee for the time spent on the sign ordinance. Motion by Comm. Rosenberger, seconded by Comm. Burt, to approve the amendments to the sign regulations and transfer from zoning regulations to a separate chapter in the Municipal Code, with amendments as listed. Ayes: Comm. Burt, Chiu, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Hough and Noble Motion by Comm. Rosenberger, seconded by Comm. Chiu, to adopt Resolution P.C. 154-971 amending the sign ordinance and transferring it from the zoning regulations to the Municipal Code. It has been determined by the Planning Commission that the Sign Ordinance as previously written was inadequate to meet the needs of the City of Hermosa Beach and that the additions, amendments and revisions that have been worked out will do much to lessen the littered effect of the various commercial zones in the City, and it' is the hope of this Commission that the City can find some means of fair enforcement so as to maintain the goals as outlined by this Commission in revising the Sign Ordinance. Ayes: Comm. Burt, Chiu, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Hough and Noble DETERMINATION OF LEGAL USE Request to determine whether or not existing duplex at 1159 Ninth Street is a legally permitted use of property (cont'd). Chmn. Collis moved to continue to the July 8 meeting at the request of the applicant, in order to get additional information from the builder. PLANNING COMMISSION MINUTES - June 10, 1974 Page 8 DEFINITIONS Proposed amendment of City Zoning Ordinance relating to definitions. Mr. Crawford reviewed the work of eliminating double definitions, substituting new definitions in some cases, and moving some definitions from the regulations to the definition section of the code. He noted the request of the Building Director requesting a redefinition of "transient" and advised against the redefinition as then there would be two, one in the Business License Code and one in the Zoning regulations. Public hearing opened 10:47 p.m. No one wished to be heard. Public hearing closed 10:47 p.m. Motion by Comm. Chiu, seconded by Comm. Burt, to have a report from the Zoning sub- committee on the package, and continue public hearing until July 8. Ayes: Comm. Burt, Chiu, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Hough and Noble PROPOSED AMENDMENTS TO CITY ZONING ORDINANCE Proposed amendments to R-1, R-2, and R-3 zones of the City Zoning Ordinance. Mr. Crawford reviewed the changes, simplification, and some redefinitions in the R-1, R-2 and R-3 zones. Comm. Chiu said he would like to get a lower square footage requirement for elderly, and relaxation of the parking requirement for the elderly. He said Los -Angeles will waive the parking requirements for the elderly units, but this pertains only so long as the occupants are the elderly. Public hearing opened 11:11 p.m. Wilma Burt, 1152 7th Street, said she is concerned with the fact that 90'5/0 of the town is already built; and the people who still have land can't afford to be taxed for it and then be told that they can only build as R-1, like Mr. and Mrs. Isgreen. She said these changes are working a hardship on a handful of people who still have lots. Public hearing closed 11:19 p.m. The Commissioners discussed ways of more graphically representing the degree of change being requested and the impact of the changes. Mr. Crawford said he could show the lots of less than 3000 feet in R-2 zones on a city map. Motion by Comm. Rosenberger, seconded by Comm. Burt, to approve amendments to the R-1 zone as listed. Ayes: Comm. Burt, Chiu, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Hough and Noble PLANNING COMMISSION MINUTES - June 10, 1974 Page 9 Motion by Comm. Rosenberger, seconded by Comm. Burt, to adopt Resolution P.C. 154-972 approving the R-1 amendments to the Zoning Ordinance. It is the finding of the Planning Commission that these amendments streamline the present R-1 Ordinance and will have long-range development benefits. Ayes: Comm. Burt, Chiu, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Hough and Noble Motion by Comm. Rosenberger, seconded by Comm. Burt, to continue public hearing on R-2 and R-3 to the next regularly scheduled meeting on July 8, and expect to have a report from the subcommittee at the next workshop meeting for discussion. So ordered. PROPOSED SALE OF SCHOOL PROPERTY Mr. Crawford said that a copy of the letter from Dr. Andrew M. Joyce together with a memo from the City Planner to Parks & Recreation Commission had been sent to the Parks & Recreation Commission asking them to comment on potential needs, and have received no reply. Subsequent to this letter there have been meetings between the School Board and the City Council. The City Council has adopted a statement of policy, but the Planning Commission has not received a copy. The City Council agreed to consider taking portions of the School District's property out of the Open Space Zone if they could get some assurance of dedications from the School District to the City for park purposes. No clear agreement has been reached as yet. The School Board has requested that the Planning Commission approve rezoning to facilitate sale of the southeast parcel at Hermosa View School, the warehouse and adjacent Fort Lots of Fun Park and the maintenance yard behind Pier Avenue School. Any proposed disposal of public property must be brought before the Planning Commission but the District is not bound by the Planning Commission decision. The Planning Commission needs to schedule public hearing to consider vacation of 17th Street. John Rogers, 1821 Pacific Coast Highway, Governing Board of the Elementary Schools and representing the Elementary Schools, said that in order to properly use the vacant land north of Valley Vista School, it would be necessary to vacate 17th Street. In order to build the improved middle school for 350 students, they need an additional $175,000 beyond funds already obtained. Their plans will have a new site for open space, a better school, and larger recreation area in the southeast corner. The letter makes a firm commitment that the lower playground area of Prospect Heights School will remain in the public domain. No thought is being given to disposal of the Pier Avenue site. He said they are in a bind as to time. They want to start construction in November, and law requires putting money in the fund prior to June 39, 1975. He believes the school board is prepared to make commitments that certain land will remain in the public domain. The City does not have the checks and balances on the sale of land that the school board does. He would like to see 99-year leases with conditions as to use, or find.if it is legally possible to dedicate the land to the people of the City rather than to the City. Also dedication for no consideration is apparently not legal. Mr. Crawford said the action required of the Planning Commission is to schedule a public hearing on the vacation of 17th Street; and to report to the City Council on the dis- position of real property as to whether it is in conformity with the General Plan. He said it is not as they are shown in open space in the Open Space Plan and in public use in the General Plan of Land Use. Wilma Burt, 1152 7th Street, said the agreement was to allow Park & Recreation use of the land until the school had a need for it. Half of Valley Park land belongs to North School. The specific sites which are not needed now should be the first to be sold. She said Section 54222 of the governement code pertaining to the selling of excess land for open space purposes, requiring advertising to City, County, Regional and State Park PLANNING COMMISSION MINUTES June 10, 1974 Page 10 and Recreation. The determination of cost has to be made within sixty (60) days, and the fair market price paid within ten (10) years. Motion by Comm. Peirce, seconded by Comm. Rosenberger, to schedule public hearing for July 8 meeting and make recommendations to the City Council that there is a conflict between the proposed disposal and the General Plan. Ayes: Comm. Burt, Chiu, Peirce, Rosenberger, and Chmn. Collis Noes: None Absent: Comm. Hough and Noble EXTENSION OF TIME Motion by Comm. Chiu, seconded by Comm. Burt, to forward a resolution to the City Council requesting extension of time to complete required elements. So ordered. Comm. Rosenberger suggested combining the Planning Commission walk with the City Council walk Saturday, June 15, to be held at 11 a.m. commencing at Seaview Park, 19th and Prospect. Comm. Chiu said he would attend the Recreation and Conservation Conference, of the same date. Chmn. Collis suggested a meeting of the Zoning Committee, which was set for Thursday, June 13, 4 p.m. Comm. Rosenberger suggested, and Comm. Burt agreed, that the Development Committee consider the Biltmore Site proposed change of zoning. Meeting adjourned 12:23 a.m. CERTIFICATION hereby certify that the foregoing minutes were approved by the P1ann.ing..Commission of the City of Hermosa Beach at a public hearing held on June 10, 1974. DATE COLIN CHIU, ACTING SECRETARY JAMES D. COLLIS, CHAIRMAN