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HomeMy WebLinkAboutPC_Minutes_74.12.09MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE CITY COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, DECEMBER 9 1974, 7:30 P.M. , Meeting called to order by Chairman Rosenberger at 7:37 pm. ROLL CALL Present: Comm. Burt, Collis (arrived late), Haller, Hough, Peirce, and Chmn. Rosemberger Absent: Comm. Chiu Also present was Rod Merl, Acting Planning Director APPROVAL OF MINUTES Motion by Comm. Burt, seconded by Corrim. Hough, to approve the minutes of the meeting of November 25, 1974, as submitted. Ayes: Comm. Burt, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu, Collis APPROVAL OF RESOLUTION Motion by Comm, Burt, seconded by Comm. Hough, to approve Resolution P. Co 154-994 as submitted. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu RETAINING WALL The following citizens wish to be notified when the restaurant at 2447 Pacific Coast Highway, Marcel Collette, is placed on the agenda: Mrs. Pat Baron 740 24th Place 110-112 STRAND Darwin Schirmer 730 24th Place Joe Mathews P.O. Box 651, H. B. Request by William R. Ralls to convert a duplex to a two -unit condominium. (Conts'd from 11/25/74 because of possible discrepancies in the statistics,) Mr. Merl said staff has prepared the statistics; and found no record of R-2B being granted and carried out. The property is in an R-3 zone; the "required" figures are based on Planned Unit Development R-3 PD Standards. Mr. Merl reported that the City Attorney said since the Condominium Ordinance was passed April 13, 1974, and this project approved in 1973 as a duplex, there were no guidelines available to the developer concerning condominium conversion; therefore it is his opinion that the Board may exercise discretion in determining whether the project satisfies the intent of the ordinance. City Attorney said that anything approved after April 13, 1974 would not merit the same flexibility in the guidelines as it could be built to condominium standards. PLANNING COMMISSION MINUTES - December 9, 1974 Page 2 Public hearing opened 7:46 po m. William R. Ralls, 110 Strand, said the plans were completed in July 1973; the discussion at that time being with Mr. Crawford. He said he has been provided with a copy of the staff report and accepts the proposed conditions. Public hearing closed 7 :48 p.m. Comm. Collis said that in R-213, originally, no subdivision of lots or property was permitted with less than 15, 000 sq, ft, He said that ordinance was subsequently amended, but the Planning Commission has never considered the division of real estate into parcels of less than 4000 sq. ft. Chmn. Rosenberger asked how the recreation space would be divided between the two units. Mr. Merl said most of it is in decks, the lower unit having about a 20' x 20' deck and the upper unit having a smaller one; about 60-40%. He said this is R-3 Planned Development. Motion by Comm. Collis, seconded by Comm, Burt, to approve. Ayes: Comm, Hough Noes: Comm. Burt, Haller, Peirce, Collis, and Chmn. Rosenberger Absent: Comm. Chiu Motion by Comm. Collis, seconded by Comm. Burt, to adopt Resolution P. C. 154-995 denying the conversion of an existing duplex at 110-112 Strand to a two -unit condominium, It is sub- stantially below the minimum land area requirement of 5000 sq. f% and insufficient to permit division, A two -unit condominium offers no direct benefit to the city and poses several potential problems to the city due to the division of the units in that the city could be involved in trying to enforce the CC&R's. Also, it does not have 25% open space at ground level as required. Ayes: Comm, Burt, Collis, Haller, Peirce, and Chmn. Rosenberger Noes: Comm. Hough Absent: Comm. Chiu Chmn, Rosenberger advised the applicant that the Planning Commission has denied the appli- cation, and he has ten days in which to appeal to the City Council; he will receive notification. 26 PACIFIC COAST HIGHWAY Request by G. B. Import Sales & Service, Inc., D. B. A. South Bay Datsun for Conditional Use Permit for sale of automobiles. Mr. Merl said this represents restoration of the previous use of the property. The site is unusual in that it straddles the border line between Hermosa Beach and Redondo Beach, with seven lots in Hermosa Beach. It had previously been used for sale of new and used cars, with space for about 80 cars on the Hermosa Beach side. He said there will be no change in the existing structures; and the business has been vacant for more than 90 days. Sales tax will be PLANNING COMMISSION MINUTES - December 9, 1974 Page 3 paid in each city for the portion of the business conducted there (used car sales in Hermosa). Chmn, Rosenberger noted a correction to be made in the analysis regarding hours of operation, which should read "Monday thru Friday. " Public hearing opened 8:04 p. m. Mr, Horisk, Vice President of the company, 1803 1/2 Rockefeller Lane, Redondo Beach, 90278, said in response to the question on sales tax that the company must apply for two numbers from the Board of Equalization. Taxes willgo to Hermosa Beach for the sale of used cars from the Hermosa Beach lots, Concerning the name, he said it is being changed because originally they handled other makes of automobiles; now they are strictly a Datsun dealer. Comm. Burt asked about the lot on which a previous application was made for rezoning, and then withdrawn. Mr. Horisk said they had a letter from the Police Department asking if the company would like to have the cars parked on that lot ticketed, Mr. Horisk said they had no objection to people parking there and did not carp: if they were ticketed. They are not the company's cars nor employees' cars. He said if the Commission wants them moved, they can be moved. Mr. Horisk said offstreet parking will be provided for customers, and there will be a sign designating the parking area on their property, He said there will be landscaping, but not immediately; probably not in the first quarter of 175. He said they have spent in excess of $5, 000 on painting. Public hearing closed 8:08 p.m. Motion by Comm. Collis, seconded by Comm, Peirce, to approve the request for Conditional Use Permit subject to: 1. Six month review. 2. Not transferable without Planning Commission review. 3. Approval of signing by Hermosa Improvement Commission, 4. A plan for landscaping and/or street trees to be submitted to Improvement Commission and subject to review in six months. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu Motion by Comm, Collis, seconded by Comm. Hough, to adopt Resolution Po C. 154-996 approving the request for Con.ditionial Use Permit. His application is similar in nature to previous use at this location for many years. The Planning Commission feels that similar type of use in this zone meets the General Plan considerations and is consistent with the area. Conditions of the motion above are to be included. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger: Noes: None Absent: Comm. Chiu PLANNING COMMISSION MINUTE S - December 9, 1974 Page 4 R-1, R-29 R-3 ZONE AMENDME NTS Public hearing opened 8:16 p.m. John J. A. Berggren, 1600 Ardrriare Avenue, Apt, 205, H. B. , said he owns R-3 property at 15th and Strand and is very concerned about any changes in zoning. He objected to the change in rear yard setback from three to five feet, as this becomes very important to the landowner when he goes before the Coastal Zoning Commission. He said property taxes have increased from 50-100% and now the owners face another diminution of their land owner- ship; they cannot plan if they face zone changes every year. He said there is not enough notice to the citizens, he does not think people are cognizant, and does not think this was properly advertised. Comm. Peirce said the reason for the change is in consideration of open space. Comm, Collis said they are trying to improve conditions along the alley streets; to create beautification possibilities through five-foot rear yards. Chmn. Rosenberger said they hope to create a better environment, one factor being the elimination of noise canyons. Mr. Berggren said reduction of two feet would result in reduction of liveable building area by 48 sq. ft. Public hearing closed 8:37 p. m. The Preliminary Environmental Impact Report for R-1 was corrected by deleting I. C (roomer's) and F. (distance between buildings) entirely. Chmn. Rosenberger asked if the Planning Commission is approving the Environmental Impact Reports while acting on the changes. Mr. Merl replied that the Environmental Impact Deports will be changed to reflect the documents; only the Board of Zoning Adjustments acts on the Environmental Impact Reports, Comm. Collis said the 251 height limit proposed will limit design possibilities and may result in practically all flat roofs. Comm. Haller said staff has informed her that very few R-1 buildings exceed 251 anyway, and she does not think it is unreasonable for R-l. She felt that the option of Planned Development should be included in the document for anyone who wanted to develop a unique design. Chmn; Rosenberger noted that there is no provision for balconies; balconies or extensions of some sort should be allowed on the upper floor to break up the shoe -box effect. He demonstrated that on a 2100 sq. ft. lot, the required setbacks would exceed the required open space (37%); and on a 2500 sq. ft. lot, it would be 399/o; the results being a uniform rectangular design. Open space in this amendment does not mention "useable". Comm. Haller said she objects to the 6570 lot coverage in R-1 and would like that changed; also someone might want to have their sideyard all on, one side and perhaps alternatives of open space could be provided. Comm. Hough said open space should be considere but if it is defined as 200 sq. ft. it can be provided only in decking; she felt that people should be allowed to build to the lot line in R-1 under Planned Development and that it should be spelled out in the ordinance to encourage grouping open space together. PLANNING COMMISSION MINUTES - December 9, 1974 Page 5 Chmn. Rosenberger said he believes that no statement is necessary other than that Planned Development is available. The only change he requests is to have an open space requirement which could be a percentage of the lot size, or could be based on the number of bedrooms. Comm. Collis said he does not agree with the five-foot rear yard; since two-story develop- ment is necessary anyway, there should be a useable rear yard of ten feet, with the pos- sibility of the second story cantilevered over a portion of it. He said the Planning Commission should calculate some possible uses of typical lots for the City Council to show why the Planning Commission has made the changes. Comm. Haller asked if he would require the 10 ft. rear yard on alleys also. Both Comm. Collis and Comm. Peirce agreed that 10 ft. rear yards should be: required on alleys. Concerning R-2, Chum. Rosenberger asked for clarification of 501 F. Mr. Merl read Article 12. Comm. Hough said that Planned Development should be mentioned also in R-2; she would like it to say that they can build to the lot line. Chmn. Rosenberger did not agree. Concerning R-3, Chmn. Rosenberger, referring to Conversion under 600 D. , said that requirements should not be listed other than that all requirements of the condominium ordi- nance are met. Section 601 B: Correct "exceed" to read "extend". Section 606: correct to read "A landscaping plan to include at least one fifteen -gallon tree and an irrigation system, approved by the Improvement Commission, shall be provided on twenty-five (25) percent of the useable open space. Motion by Comm. Hough, seconded by Comm. Haller, to continue R-1, R-2, and R-3 to January 13th. So ordered. RESIDENTIAL PLANNED UNIT DEVELOPMENT Public hearing opened 9:22 p.m. No one wished to be heard. Closed 9:22 p. m. Mr. Merl said this is basically a housekeeping change, dealing with the change of gross land area to net land area and corrdcting the figures to correspond. The term "liveability" has been eliminated. Changes requested are: Sec. 7.5-1 should read "Townhouse Condominium. " On line 4, period after "on two sides. " Delete remainder of sentence,'"but wherein... " Sec. 7. 5-2. Delete "of $75. 00" to read "accompanied by a filing fee, " Page two, right-hand column: C. 1, b. 1. correct to read "The maximum density does not exceed the General Plan density of dwelling unit$ per acre." C. 1. b. 5. Correct to read "Twenty-five percent (25%) of the required recreation space is at ground level. " and delete remainder of sentence. Co 1. c. Correct to read "Townhouse condominiums. " PLANNING COMMISSION MINUTES - December 9, 1974 Page 6 Sec. 7.5-5 Correct first sentence to read "The preliminary development plan shall consist of the following, submitted in eight copies:" Page 5 (column 490.6) (5) line two: add the word "landscaping" after open space, (All references to townhouses should be corrected to townhouse condominiums.) Motion by Comm. Burt, seconded by Comm. Haller, to approve with the above corrections. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger. Noes: None Absent: Comm. Chiu Motion by Comm, Burt, seconded by Comm. Haller, to adopt Resolution P. C. 154-997 submitting the Residential Planned Unit Development amendment to the City Council for changes of lots from gross to net, to add provision for landscaping, and to bring condominium requirements in conformity with state requirements. Ayes: Comm, Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu FINAL TRACT MAP #32237 Mr. Merl said this request is for 11 single family lots. The City Engineer has determined that it is in substantial conformance with the tentative tract map. There is also a letter from the County Engineer. Public hearing opened 9:47 p. m. Jason Lane, 1413 Sepulveda, Manhattan Beach, in partnership with Hessly Enterprises, said they are in complete compliance with the requirements, the lots being 4000 sq. ft. and rear yards in excess of 10 ft. He said the city is in the pro cess of setting up a meeting with Redondo Beach, Hermosa Beach, and the developers to decide which city will carry the poles. He said they are undergrounding the laterals and would pay more than a proportionate cost of undergrounding in the street, but the people on the Redondo Beach side cannot be forced to pay for undergrounding. He said the Edison company is willing to place the poles wherever the cities decide, as the poles have to be moved anyway. Public hearing closed 9:52 p. m. Motion by Comm. Collis, seconded by Comm, Burt, to approve. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu PLANNING COMMISSION MINUTES - December 9, 1974 Page 7 Motion by Comm. Collis, seconded by Comm. Haller, to adopt Resolution P. C. 154-998 approving the final tract map #32237 since all conditions have been met by the applicant and it is in conformance with the preliminary tentative map requirements. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu AMENDMENT #11 - OPEN SPACE Mr. Merl said this was referred from City Council with a memorandum concerning their action on the amendment. Also there is a list of proposed changes submitted by interested persons and by staff. Chmn. Rosenberger suggested setting up appointments with staff to go over the proposed changes. Comm. Hough requested that the people who made the list, George Schmeltzer of Improvement Commission, a representative from the school board, and Jack Bliss from Parks and Recreation be notified of the meeting. Public hearing opened 9:59 pm. No one wished to be heard. Closed 9:59 p. m. Motion by Comm. Hough, seconded by Comm. Collis, to continue to January 13, 1975s by which time there shall have been meetings of the Zoning, Development and Open Space Subcommittees concerning the open space zone. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu AMENDMENT #9 - LAND USE ELEMENT Mr. Merl introduced Mr. O'Dell, the consultant who has undertaken some studies of Amendment #9. Mr. O'Dell displayed three maps of Hermosa Beach showing land use as of December, 1974, and his Alternatives #1 and #2, which he explained in detail. Chmn. Rosenberger asked if his references to R-1. R-2, and R-3 meant low, medium and high densities; and if he had worked within the maximum population of 24, 000, Mr. O'Dell replied in the affirmative to both questions. He said with the exception of the multi -use corridor, his chart represents the land use at present, and all would be consistent with the zoning map except for the RP zones and the R-3 designated as neighborhood commercial and commercial recreational. Comm. Hough said if the General Plan is consistent with the zoning map, the city would exceed the density plan of 24, 000. Mr. O'Dell referred to Alternative #2, showing the actual uses in terms of zoning in the present multi -use corridor. He said there is a lot more commercial than reflected in the density figures, which will reduce the estimated density. PLANNING COMMISSION MINUTES - December 9, 1974 Page 8 Chmn. Rosenberger said a consistent plan is needed, not a flexible document. He suggested a workshop session, and an opportunity to study the alternatives. Comm. Peirce requested copies of the alternative maps. Roger E. Bacon, 1100 Pacific Coast Highway, said the commercial lots in the multi -use corridor are so shallow as to prohibit development; that is one reason the car dealers left the area. He said the car wash is a case in point; lack of depth restricted development of the business, Public hearing closed 10:32 p.m. Comm. Hough asked Mr. O'Dell if he could present a map showing the reverse - a change of zoning to conform with the General Plan - before the workshop meeting. Comm. Haller said it is necessary to reflect use also. Mr. O'Dell said they are not dealing with undeveloped land, and suggested that they might not want to depict the areas differently than they will appear in five years. He said they must be reviewed every five years. Chmn. Rosenberger moved to continue to the regular meeting of January 13, 1975, and scheduled a workshop for discussion on January 6, 1974. So ordered. John J. A. Berggren, 1600 Ardmore Avenue, Apt. 205, read his letter to the Planning Commission into the record. He said the City Attorney had advised his that normal procedure was for a citizen to request by petition and letter that a change be made because he wants his zoning to be in conformance with the General Plan. Chmn. Rosenberger said this request will be satisfied by the present changes in progress but they must go to the other Commissions. Comm. Haller said she does not think the Planning Commission can make�pot changes and suggested asking the City Attorney how to facilitate the change requested. ` Comm. Collis said the Planning Commission has a responsibility to the citizens to act, and with this particular case he would recommend making the first three changes at this time. Mr. Merl said that Mr. Berggren's request is part of the original Amendment #9, and the state does not allow spot changes. Motion by Comm. Peirce, seconded by Comm. Burt, to approve Amendment #9 with change of RP on 1st Street above Pacific Coast Highway to High density residential. Ayes: Comm. Burt, Haller, Peirce, Collis Noes: Comm. Hough, Chmn. Rosenberger Absent: Comm. Chiu Motion by Comm. Peirce, seconded by Comm. Collis, to affirm the adoption of Resolution P. C. 154-999 (designated 154-977 in the Amendment #9 packet). Ayes: Comm. Burt, Collis, Haller, Peirce Noes: Comm. Hough, Chmn. Rosenberger Absent: Comm. Chiu PLANNING COMMISSION MINUTES - December 9, 1974 Page 9 Comm. Collis requested that this action be on the agenda for the City Council meeting on the 23rd. He said he will write a letter that this item be placed on the agenda. Mr. Merl said staff will send a memo to the City Manager requesting that it be placed on the agenda of the 23rd. 1100 PACIFIC COAST HIGHWAY Request by Roger Bacon for review of R-3 lot for use as public parking. Mr. Merl said the lot is south of a C-3 area and will be used in conjunction with a commercial site as employee parking. Roger Bacon, 1100 Pacific Coast Highway, said there will be 18 parking spaces for employees; the grade, steps and distance acting to discourage customers from parking there. He said there will be a sign posted that it is conditional parking for the shopping center. The lot is about 50' x 70' or 801; there will be no buildings adjacent. The cars parked there will be below the windows of the next house; this lot has been used for 7-8 years for storing ,vehicles, He said they will put in planters and a wall; and have included these 18 spaces as part of the 166 spaces required by the tenant. He said there will be planting along 13th Street where there is a chain link fence. The Fire Department will have ingress and egress through this lot. Comm. Collis suggested that he may want to discourage residents from parking there. Chmn. Rosenberger said the sign should state that it is for employees only; this should be a condition. Comm, Haller asked if it would be open only during housr of operation. Motion by Comm, Haller, seconded by Comm. Hough, to approve use of the R-3 lot for employee parking subject to the following conditions: to Provision of all landscaping and planters as designated on applicant's plot plan. 2. Provision of a 42 inch guard rail or fence along 13th Street for safety, since there is greater than a 30 inch difference in elevation. 3. Maintenance of lot for employee parking only, and so signed, 4. Provision of a 31-6' fence on easterly property line as indicated on plans. 5. As per plot plan that no vehicular access between the employee parking area and the general commercial site to the south be permitted. 6. Approval is void after 6 months if project is not commenced (i. e., issuance of a building permit and ground breaking.). 7. Approved for temporary use for the duration of this project for use only in conjunction with the proposed shopping center. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn, Rosenberger Noes: None Absent: Comm. Chiu FINAL REITIEW OF LEGAL DETERMINATIONS a. 429 29th Street b. 1523 Manhattan Avenue PLANNING COMMISSION MINUTES - December 9, 1974 Page 10 Mr. Merl said the reason that these come back is because the procedure was initiated by the City Council. Staff could write a letter to City Council saying that it is no longer necessary for them to come back. The City Attorney would still review them for form and format; they could come back only if he disagreed. Comm. Pierce said that one has been returned for content rather than form and format. Motion by Comm. Hough, seconded by Comm, Peirce, to approve. So ordered. Chmn. Rosenberger requested that staff sent the letter as discussed. So ordered. 329 31st STREET Mr. Merl said this item, concerning addition of a bath to a detached room, was referred from the Building Department for re -hearing because the applicant was not present at the first hearing. The applicant has been informed but is not present at this hearing. Motion by Comm. Peirce, seconded by Comm. Hough, to reaffirm the previous action to deny the applicant's request. Ayes: Comm. Burt, Collis, Haller, Hough, Peirce, and Chmn. Rosenberger Noes: None Absent: Comm. Chiu REVIEW OF CONDITIONAL USE PERMIT - 1200 HERMOSA AVENUE Six-month review of Conditional Use Permit for Shenanigans. Chmn. Rosenberger said questions have been raised concerning a separate beer and wine service area. Comm. Hough said she had heard similar questions; food is also served at that counter. Motion by Chmn. Rosenberger, seconded by Comm. Hough, to approve with another 6-month review scheduled. Ayes: Coinrn. Burt, Collis, Haller, Hough, Peirce, and Chmn, Rosenberger Noes: None Absent: Comm. Chiu COMMISSIONERS' ITEMS Comm. Peirce requested copies of the Condominium Ordinance,, Comm, Hough requested a staff report on the oil rig that has been built. Comm. Burt scheduled a meeting of the Zoning Subcommittee for Monday, December 16, 4 p. m. He requested staff to report on the wrecking yard on 6th Street; and the date by which the car wash was to have raised the sign four feet. PLANNING COMMISSION MINUTES - December 9, 1974 Page 11 Comm. Peirce asked what has been done on the Oldaker property. Mr. Merl said he will get a staff report. Chmn. Rosenberger said he will attend the City Council meeting December 10 and ask about it. Comm. Peirce asked if the City Attorney has acted on whether the Environmental Impact Reports must be done by the Board of Zoning Adjustments; requested a copy of the Ross condominium judgment; and requested a plot plan for the lot split at the water tower property. Comm. Hough said she called in about an illegal body shop; also there is an exposed cable for Cable T. V. in the alley behind the Marina Liquor Store and on the west side of the Surfboarder. She said the City Council has ordered Storer to repair it, and they have been notified by the City Engineer. Mr. Merl said he will file a complaint with the City Engineer. Chmn. Rosenberger asked to be notified of meeting of the Ad Hoc Sign Committee so that he may attend them. In regard to Councilman Widman's request for priorities list, Comm. Haller suggested Comm. Chiu's list with the housing element as top priority. Mr. Merl said he would propose some items for the Planning Commission to rank as to priority. Chmn. Rosenberger called the attention of the Development Committee to the number of apartment buildings built on major streets, having balconies that are now being used for storage, He suggested the possibility of requiring screening 3-4 feet high to minimize the detrimental effect. Meeting adjourned 11:32 pm. CERTIFICATION I hereby certify that the foregoing minutes were approved by the City Planning Commission of Hermosa Beach at a public hearing held December 9, 1974. JAMES ROSENB RGER, CH MAN