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 City of Hermosa Beach --- 12-02-97
MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON NOVEMBER 18, 1997, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS
Meeting called to order at 7:07 p.m. by Chmn. Tucker.
Pledge of allegiance led by Comm. Perrotti.
ROLL CALL
Present: Comm. Perrotti, Merl, Pizer, Chmn. Tucker Absent: Comm. Schwartz Also present: Sol Blumenfeld, Community Development Director Michael Schubach, City Planner Deborah Salas, Recording Secretary CONSENT CALENDAR
MOTION by Comm. Perrotti, Seconded by Comm. Pizer, to APPROVE the minutes and the resolutions.
AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None
ORAL/WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS
7. PARK 97-5 -- PARKING PLAN TO CONVERT A SNACK SHOP INTO A TAKE-OUT RESTAURANT WITH LESS THAN REQUIRED PARKING AT 113 HERMOSA AVENUE.
Staff Recommended Action: To approve said request.
Michael Schubach said Staff feels this proposed restaurant/snack bar will cater to the locals who will walk there, and there are two parking spaces in the rear for either employees or delivery trucks.
Chmn. Tucker opened the public hearing at 7:12 p.m.
Steve Jones, 635 Avenue B, Redondo Beach, architect, said the conditions in the proposed resolution are acceptable to the owners, and he presented petition supporting the project.
Dave Goldenberg, 504 24th Place, vouched for the fact that this would be a good, honest business.
Chmn. Tucker closed the public hearing at 7:15 p.m.
Discussion
Comm. Pizer said a Korean restaurant would be an asset to the community and Comm. Merl concurred. Comm. Perrotti said that even though this is a take-out restaurant, he did not think there would be any impact problems. Chmn. Tucker repeated that the garages would be used for the parking of vehicles and not for storage.
MOTION by Comm. Merl, Seconded by Comm. Perrotti, to APPROVE the Resolution with the conditions specified by Staff.
AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None
8. SS 97-4 -- TEXT AMENDMENT TO INCORPORATE POLICY STATEMENTS INTO ZONING ORDINANCE.
Staff Recommended Action: To recommend approval of said text amendment.
Director Blumenfeld said the Planning Commission has adopted several policy statements to assist Staff and the Commission interpret the Zoning Ordinance. A chart had been presented at the previous meeting, indicating the 10 policy statements the Commission has adopted since 1986, none of which have been incorporated in the Zoning Ordinance. He said Staff is recommending that Policy Statements 86-2, 88-1, 91-2, and 93-2 be codified in the Zoning Ordinance as shown in the project resolution.
Chmn. Tucker opened the public hearing at 7:25 p.m.
Chmn. Tucker closed the public hearing at 7:25 p.m.
MOTION by Comm. Pizer, Seconded by Comm. Merl, to ADOPT the Text Amendment. AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None Chmn. Tucker said as with all items, this is appealable to City Council within 10 days.
Hearings
9. NR 97-10 -- EXPANSION AND REMODEL TO AN EXISTING SINGLE FAMILY DWELLING NONCONFORMING TO SIDE AND REAR YARDS RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 530 24TH STREET.
Staff Recommended Action: Project withdrawn.
10. NR 97-11 -- EXPANSION & REMODEL TO AN EXISTING SINGLE FAMILY DWELLING NONCONFORMING TO SIDE AND FRONT YARDS RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 445 31ST STREET.
Staff Recommended Action: To continue to a specific date in order for the applicant to submit revised plans or a Variance request.
Mr. Schubach said the turn-around area at the rear of parking area has been resolved and the project has been reduced in the amount of square footage. He said there is still a large amount of removal of linear feet of wall and 30% is allowed without the Planning Commission's approval and there is approximately 48% on this project. He said Staff was recommending approval but the project would be brought back as a consent calendar item for further discussion at the next Planning Commission meeting.
Chmn. Tucker opened the public hearing at 7:32 p.m.
Steve Lazar, 445 31st Street, said they did shrink the valuation and the lot coverage was handled and the turning radius was addressed, but the front and side nonconformities are existing situations.
Chmn. Tucker closed the public hearing at 7:34 p.m.
Discussion
Comm. Perrotti said in reviewing the analysis by Staff, he did not have any objections to the project. Chmn. Tucker said he was relying on Staff and review any problems at the next meeting.
MOTION by Comm. Merl, Seconded by Comm. Perrotti, to APPROVE the resolution subject to Staff's recommendations in terms of conditions and bring back further information at the next meeting.
AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None
11. NR 97-12 -- REMODEL AND EXPANSION TO AN EXISTING SINGLE FAMILY DWELLING NONCONFORMING TO FRONT AND SIDE YARDS RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 2222 MONTEREY BOULEVARD.
Staff Recommended Action: To approve said request.
Mr. Schubach said the project will bring a nonconforming duplex use into conformity as a single family dwelling and that exclusive of front and sideyards the building conformed to the Zoning Ordinance.
Chmn. Tucker opened the public hearing at 7:37 p.m.
Michael Lee, 3119 Bayview, Manhattan Beach, said they are going to a less intense use and it is a fairly modest building and is designed to fit into the neighborhood.
Chmn. Tucker closed the public hearing at 7:38 p.m.
Discussion
Comm. Perrotti said it would be a benefit to the city to convert this duplex to a single family residence and that it conforms to what is presently existing on Monterey Boulevard. Comm. Merl stressed the need for three feet for emergency access. Chmn. Tucker said he would like to see the upper story conform to the required sideyards.
MOTION by Comm. Perrotti, Seconded by Comm. Pizer, to APPROVE the Resolution.
AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None
12. NR 97-13 -- A 250 SQUARE FOOT EXPANSION OF AN EXISTING NONCONFORMING DUPLEX WITH LESS THAN REQUIRED PARKING AT 1820-1824 THE STRAND.
Staff Recommended Action: To direct staff as deemed appropriate.
Mr. Schubach said Staff felt there was quite a few nonconformities such as parking, which is one space per unit rather than two; lot coverage is 72.5% rather than 65%; open space, only 178 square feet for one unit, zero for the other; garage setback is two feet rather than three feet; an existing deck on The Strand side encroaches into the three-foot minimum setback; and maximum removal of existing dwelling recommended in the Zoning Ordinance is 10% and this project is 50% removal of lineal wall area. Mr. Schubach said approval of the project would extend the zoning nonconformities.
Chmn. Tucker opened the public hearing at 7:45 p.m.
John Vole, 1618 The Strand, said the intent was to remodel the existing structure and they would basically be replacing all the windows in the structure, which requires basic reframing around the windows.
Chmn. Tucker closed the public hearing at 7:51 p.m.
Discussion
Comm. Perrotti said he would like to see some of the nonconformities reduced. Comm. Merl concurred with Chmn. Tucker's suggestion to reduce the lot coverage. Comm. Pizer said the project should be reviewed again by the architect, owner, and the city. Chmn. Tucker suggested looking at the parking and the open space and bringing the upper deck into conformity. In a discussion with John Vole, Chmn. Tucker requested the lot coverage be brought down to 68% and that everything else conform with the setbacks requirements.
MOTION by Comm. Perrotti, Seconded by Comm. Merl, to CONTINUE the hearing to the December 2 meeting with instructions to Staff that the lot coverage will be reduced to 68% or 65% if possible and to make sure that the setbacks are in compliance. AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None
13. A-14 -- APPEAL OF COMMUNITY DEVELOPMENT DIRECTOR'S DECISION ON CONDITIONS OF APPROVAL AT 307 PACIFIC COAST HIGHWAY, BOXING WORKS.
Staff Recommended Action: To direct staff as deemed appropriate.
Director Blumenfeld said there is some ambiguity with respect to the Conditions of Approval for this project, and there was some question about whether or not the exterior space was included in the project. He indicated that it was arguable by looking at the plans that the exterior should be included in the approved project, but that the resolution did not reference the area. He further indicated that there was no apparent intensification in use, as staff field inspected the property during peak evening periods, and while the interior was occupied during exercise classes, the exterior was generally not being used. Parking was available to patrons at an adjacent public parking lot.
Chmn. Tucker opened the public hearing at 8:25 p.m.
Scott McColgon, past owner of Boxing Works, said when they took over the lease at 307 Pacific Coast Highway in June of 1993, there were no specifics in the Conditional Use Permit, so they utilized the building and the back courtyard. He asked that the Commission look at and recognize the back location of Boxing Works as part of the approval in 1993.
Chmn. Tucker closed the public hearing at 8:30 p.m.
Discussion
Chmn. Tucker suggested that the canopy needed to be addressed per the code and the fire department.
MOTION by Comm. Perrotti, Seconded by Comm. Merl, to CLARIFY that the original Conditional Use Permit included the rear portion of the site as part of the allowable use in the project. AYES: Comm. Perrotti, Merl, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Schwartz ABSTAIN: None
STAFF ITEMS
14a. Memorandum regarding review of the nonconforming remodel project at 45 14th Street.
Director Blumenfeld said this project involved a previously approved nonconforming remodel where the structure was lifted up and then supported with a new floor system to accommodate additional parking. As the project progressed, a substantial amount of the building had to be removed due to dry rot. He said Staff is recommending in the future that the Conditions of Approval include a more thorough termite report and a dry rot report that would verify the percent or the amount of removal that could be expected with the remodel. Commission DIRECTED staff to further research the terms for requiring the structural pest report.
14b. Memorandum regarding clarification of the condition on Starbucks Coffee at 1100 Pacific Coast Highway.
Director Blumenfeld said Staff and the applicant are recommending an alternative to one of the project conditions - either to reduce the height of the speed bump or install highway lane markers (bot dots) that are reflective, or to install some alternative paving to denote change in the area.
Discussion
Comm. Pizer said he felt the highway lane markers were appropriate. Comm. Perrotti said bot dots are being used more frequently and would be a good alternative.
Staff was directed by Minute Order to seek advice from the City Traffic Engineer as to what would be a simple warning device for the area.
14c. Memorandum regarding election of chairman and vice chairman.
Rolled over to the December 2 meeting.
14d. Community Development Department Activity Report of September, 1997.
Comm. Pizer commented that activity has increased tremendously, and Director Blumenfeld said activity has tripled primarily with residential building.
Receive and file.
14e. Tentative future Planning Commission agenda.
Receive and file.
14f. City Council Minutes of September 23 and October 16, 1997.
Receive and file.
14g. Memorandum regarding GTE parking lot adjacent to the Pitcher House, 142 Pacific Coast Highway.
Staff was directed to contact the GTE management in order to get their lot secured.
Receive and file.
ADJOURNMENT
MOTION by Chmn. Tucker, Seconded by Comm. Pizer, to ADJOURN at 8:55 p.m. No objections; so ordered.
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