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Planning Commission Minutes July 16, 2002 - Hermosa
Beach
MINUTES OF THE PLANNING COMMISSION MEETING OF THE
CITY OF HERMOSA BEACH HELD ON JULY 16, 2002, 7:00 P.M. AT THE
HERMOSA BEACH COMMUNITY CENTER, ROOM 4
The meeting was called to order by Chairman Pizer.
Commissioner Perrotti led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Kersenboom, Perrotti, Tucker, and
Chairman Pizer
Absent: Commissioner Hoffman
Also Present: Sol Blumenfeld, Community Development Director
Michael Schubach, City Planner
Denise Bothe, Recording Secretary
Consent Calendar
MOTION
by Commissioner Tucker, seconded by Commissioner Kersenboom,
to APPROVE the June 18, 2002, Minutes as submitted. Hearing no
objection, Chairman Pizer so ordered.
MOTION
by Commissioner Perrotti, seconded by Commissioner Tucker, to
APPROVE
Resolution P.C., 02-26 approving a Conditional
Use Permit, Precise Development Plan and Vesting Tentative
Parcel Map No. 26742 for a four-unit condominium at 210 10th
Street
(PDF File)
and
Resolution P.C. 02-27, approving a Parking
Plan to allow an artist warehouse and a 405-square- foot
mezzanine addition for an office without additional parking at
717 Valley Drive, Unit B-2
(PDF File)
.
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Item(s) for consideration
Oral / Written Communications
Jerry Compton, 1200 Artesia Boulevard, Suite 300, requested
clarification with regard to what the requirements are for
trellis coverage in the R-1 zone.
Director Blumenfeld explained that the Planning Commission
had addressed the trellis coverage issue in the past; stated
that the majority of the Planning Commission had felt at that
time that 50 percent open space meant that not more than 50
percent of that area would qualify as open space, area that is
not covered; and that it was the Planning Commission's
preference that staff shouldn't get involved in trying to
calculate the space between the beams and structural
framing.
Mr. Compton urged that all staff be advised of this
clarification - noting that he was asked by staff to remove
some of the permitted trellis.
Director Blumenfeld explained that the Zoning Ordinance
needs to be updated with most recent Planning Commission's
direction; advised that he will review the Planning
Commission's disposition in regard to this matter and report
back to the Planning Commission at the next meeting in the form
of a text amendment; and that he will confer with staff and
with Mr. Compton following clarification of that
disposition.
Public Hearing(s)
-
PARK 02-5 -- Parking Plan to allow a
1,500 square foot addition for storage/warehouse
purposes, and a storage loft, with less than required
parking at 134 Pacific Coast Highway, Okell's
Fireplace.
(PDF File)
Staff Recommended Action
: To direct staff as deemed appropriate.
Director Blumenfeld stated that the applicant is
requesting an expansion of Okell's Fireplace shop, which is
adjacent to the Pitcher House; advised that these two
businesses share a common parking area; and that the shared
parking is one of the subjects of this request. Director
Blumenfeld explained that the parking is available to
Okell's during the day; that the parking is available to
the Pitcher House in the evening - pointing out that
Pitcher House primarily operates during the evening hours
while Okell's operates during daytime hours. He mentioned
that the storage area behind the building is already in use
and that the owner is simply trying to reorganize the space
to make it more efficient; and that the applicant will then
take an upper story area and convert that to usable storage
space. He stated that the issues before the Planning
Commission with respect to the Parking Plan relate to the
desire of the applicant to provide no additional parking
and the question of whether or not the additional area can
be considered storage - pointing out that the parking
requirement for storage areas require less spaces than that
for retail use. He stated that there are currently 7
parking spaces; and that what's being proposed is one
additional parking space, ultimately providing a total of 8
spaces that would be restriped in the current parking
area.
Director Blumenfeld advised that the Planning Commission
is able to consider reduced parking demands when there is a
unique condition that relates to the use or the users of
the facility; and that the Planning Commission could
consider parking relative to the manufacturing use as a
storage area, which is the other area under consideration -
pointing out that if this area was considered as storage,
it would require one space per thousand square feet as
opposed to one space per 250 square feet for retail use. He
advised that the applicant has investigated other areas for
supplying parking in order to satisfy the parking demand
for the 6 additional spaces that would normally be required
with this expansion, but that the applicant has not been
able to find an area that is nearby that could qualify for
the additional parking. Director Blumenfeld stated that
there is't any other additional parking on site; that staff
has been unsuccessful in their attempts to reconfigure the
parking to increase the parking supply beyond the eight
spaces shown on the plan.
Director Blumenfeld stated that if the Planning
Commission wants to approve this Parking Plan, staff would
recommend closure of the rear gate to eliminate outdoor
storage; that the applicant prepare and submit a landscape
plan for the parking area, showing adequate tree planting -
noting that staff is suggesting a minimum of four trees
given the amount of planting near the back fence; that the
applicant erect parking signs to direct customers to the
rear parking area; that the parking be designated for
Okell's and Pitcher House customers, with no assigned
spaces to either of these businesses; that the property
owner record a covenant for the 1,500-square-foot
expansion; and that the access area that is directly behind
the rear parking area be made more accessible, that there
be some entrance made from the parking area to the shop for
the customers.
Commissioner Kersenboom questioned what the height of
the attic is from floor to ceiling.
In response, Director Blumenfeld stated that it is 7
feet; and stated that this space would have to be a minimum
of 7 feet to qualify for useable space, but that he will
research the Building Code and report back to the Planning
Commission.
Commissioner Tucker stated that the attic space should
only be used for storage and not for any office use.
Chairman Pizer opened the public hearing.
Richard DiGeorgio, owner of Okell's, explained that this
business currently has inadequate storage facilities;
advised that the expansion will take place between Verizon
and the Pitcher House; that it will not extend any further
back to the Pitcher House; and that it will be the same
height of the Pitcher House. Mr. DiGeorgio stated that a
traffic study was performed for this business; and that it
concluded that this business does not generate a lot of
traffic and that the current parking facilities are
adequate for this business. He explained that the increased
storage will result in fewer deliveries; and mentioned that
the hours of operation are 9:00 A.M. to 5:30 P.M., Monday
through Saturday, and 12:00 P.M. to 4:00 P.M. on Sunday. He
added that a walkway will be placed at the back entrance
into the showroom.
Commissioner Tucker noted his concern that the expansion
will increase trucking operations at this site.
Neil Singleton, former owner of Okell's, explained that
he had offsite warehousing in the past for this business
but that it was not efficient for business operations and
that it was cost-prohibitive; stated that there is no
intent to add any additional showroom, that the applicant
is attempting to make storage and warehousing operations
run more efficiently; and expressed his belief that the
additional storage will create fewer truck trips and a more
efficiently run business.
There being no further input, Chairman Pizer closed the
public hearing.
Commissioner Tucker noted his preference that customers
not enter through the lower storage area and that an
enclosed hallway/corridor be placed through that storage
area from the back to the showroom; stated that the attic
space should only be utilized for storage purposes; and
that signage should be posted in the storage area to
prohibit customer access.
Commissioner Perrotti suggested that parking lot signage
state operating hours for both businesses.
MOTION
by Commissioner Perrotti, seconded by Commissioner
Kersenboom, to
APPROVE
the applicant's request for PARK 02-5, Parking Plan to
allow a 1,500-square-foot addition for storage/warehouse
purposed, and a storage loft, with less than required
parking at 134 Pacific Coast Highway, Okell's Fireplace;
and that the following items be included in the Conditions
of Approval: that the interior hallway/corridor from the
parking area to the retail area display a sign to limit
customer access; that the operating hours of both
businesses be included on parking lot signage; that
clarification be provided as to whether it would be
permissible to limit the height of the attic (from floor to
ceiling) to 7 feet, to be used for storage purposes only;
that the rear gate remain closed; that the applicant
prepare and submit a landscape plan for the parking area,
showing adequate tree planting and a minimum of four trees;
that parking signs be erected to direct customers to the
rear parking; that the parking be designated for Okell's
and Pitcher House customers, with no assigned spaces to
either business; that the property owner record a covenant
for the 1500-square-foot expansion; and that the access
area which is directly behind the rear parking area be made
more accessible to the customers into the shop.
Director Blumenfeld stated that he will investigate the
Building Code with respect to the height limitations for
the attic; that he will bring that information back to the
Planning Commission at its next meeting under Agenda Item
No. 5, Items for Consideration, and that the applicant will
be apprised of the height limitation. Motion carried as
follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Hoffman
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CON 02-2/PDP 02-4 -- Conditional Use
Permit, Precise Development Plan and Vesting Tentative
Parcel Map No. 26262 for a three-unit condominium at 300
Hermosa Avenue.
(PDF File)
Staff Recommended Action
: To continue to August 20, 2002 meeting.
City Planner Schubach noted staff's recommendation to
continue this matter due to two significant modifications
that will be necessary for this proposed project to meet
code. He explained that the two issues of concern are open
space and side-yard setback. City Planner Schubach noted
that he recently learned that the applicant is now
proposing only one door on the side yard, so that it would
now resolve/eliminate the requirement that the side yard be
increased to 6 feet from 4 feet.
Chairman Pizer opened the public hearing.
Jerry Compton, 1200 Artesia Boulevard, Suite 300,
project architect, noted his belief that if one does not
have to step up more than 3 steps onto the deck from the
living space, then it's not considered a roof deck, that
there should be no more than 24 inches in height between a
living space and the deck area; and he requested
clarification on this issue.
Director Blumenfeld expressed his belief that it is 3
steps, but that he will investigate the matter and report
back to the Planning Commission and Mr. Compton.
Pointing out that this matter was recommended to be
continued to the August 20, 2002 meeting, Commissioner
Tucker noted that he is not prepared to discuss this issue
this evening and that this issue should be continued to the
next Planning Commission meeting.
Chairman Pizer closed the public hearing.
MOTION
by Commissioner Kersenboom, seconded by Commissioner
Tucker, to
CONTINUE
this matter to the August 20, 2002 meeting. Motion carried
as follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Commissioner Hoffman
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CON 02-3/PDP 02-5 -- Conditional Use
Permit, Precise Development Plan and Vesting Tentative
Parcel Map No. 26749 for a two-unit condominium at 301
Manhattan Avenue / 302 Palm Drive.
(PDF File)
(Pictures
1
,
2
)
Staff Recommended Action
: To approve said request.
City Planner Schubach stated that several minor issues
need to resolved, such as the driveway slope - believing
that it might exceed 12.5 percent; that the eaves encroach
too far into the side yards and that they should be reduced
in size. He noted that the applicant is proposing 5 percent
below the maximum lot coverage allowed by code.
Chairman Pizer opened the public hearing.
David DeShiell, 59 15th Street, Hermosa Beach, noted for
Commissioner Perrotti that the eaves will be adjusted to
conform to code.
Cindy Cooper, project architect, 936 Hermosa Avenue,
Hermosa Beach, stated that the encroachment of the eaves
can be easily remedied; and clarified that she
mistakeningly left the elevation of the garage off the
calculation - pointing out that it does not exceed 12.5
percent.
There being no further input, Chairman Pizer closed the
public hearing.
Commissioner Tucker expressed his preference that
riglets be utilized to break up the large expanse of the
stucco on the side of the building.
Director Blumenfeld stated that a condition will be
added to the resolution for the stucco riglets on the side
of the building.
MOTION
by Commissioner Kersenboom, seconded by Commissioner
Tucker, to
APPROVE
CON 02-3/PDP 02-5 -- Conditional Use Permit, Precise
Development Plan and Vesting Tentative Parcel Map No. 26749
for a two-unit condominium at 301 Manhattan Avenue / 302
Palm Drive; and moved that the large mass of the stucco on
the side of the building be broken up with the use of
riglets. Motion carried as follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Hoffman
Hearing(s)
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NR 02-5 -- Addition and remodel of an
existing nonconforming single family residence resulting
in a greater than 50% increase in valuation at 2716
Hermosa Avenue
(PDF File)
(continued from May 21 and June 18, 2002
meetings).
Staff Recommended Action
: To continue to August 20, 2002 meeting.
City Planner Schubach stated that another month is
needed to finalize the plans for this proposal.
MOTION
by Commissioner Kersenboom, seconded by Commissioner
Tucker, to
CONTINUE
this matter to the August 20, 2002 meeting. Motion carried
as follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Hoffman
-
NR 02-7 -- Addition and remodel to an
existing nonconforming single-family dwelling resulting
in a greater than 50% increase in valuation at 420 29th
Street
(PDF File)
(continued from June 18, 2002 meeting).
Staff Recommended Action
: To approve said request.
City Planner Schubach stated that the applicant has
recently decided to move the parking further underneath the
house, which will create an adequately sized garage and
guest parking space; and that with the exception of
trimming some of the excess overhang off, the entire house
meets the zoning code. City Planner Schubach stated that
the applicant wants to add a second story in the
future.
Director Blumenfeld suggested that the Planning
Commission table or continue this matter to ensure that the
applicant maintains an active application and does not have
to reapply; and that staff will ask the applicant to submit
a letter to withdraw the application or to pick up where
they left off with the conformance issue.
City Planner Schubach explained for Commissioner Tucker
that the applicant is pushing the garage back the full
amount; that the applicant will then gain a full
9-foot-by-22-foot parallel space; and that the total
distance will be 24 feet of turnaround, that it will be
unobstructed.
MOTION
by Commissioner Perrotti, seconded by Commissioner
Kersenboom, to
CONTINUE
this matter to the August 20, 2002 meeting. Motion carried
as follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Hoffman
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NR 02-8 -- Remodel and expansion to an
existing two-story dwelling, resulting in a greater than
50% increase in valuation and exceeding 30% or more in
exterior wall removal at 2408 Hermosa Avenue.
(PDF File)
(
Picture
)
Staff Recommended Action
: To tentatively approve said request and continue the
matter to the August 20, 2002 meeting for the applicant to
submit required topographical map for maximum height
determination.
City Planner Schubach briefly noted the applicant's
request to continue this matter.
MOTION
by Commissioner Kersenboom, seconded by Commissioner
Perrotti, to
CONTINUE
this matter to the August 20, 2002 meeting. Motion carried
as follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Hoffman
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TEXT 02-4 -- Special study regarding
standards for mixed use development
(PDF File)
(continued from March 19 and April 16, 2002
meetings).
Staff Recommended Action
: 1) Direct staff on extent of commercial areas to allow
mixed use development. 2) Direct staff to proceed with the
text amendment, and begin the process for environmental
review and a General Plan Amendment. 3) Provide the City
Council with memorandum providing project status and
summarizing Commission recommendations to date.
Director Blumenfeld stated that it was the Planning
Commission's direction for staff to perform specific site
studies to understand what the development impacts would be
if the City were to combine commercial and residential on
the same lot; advised that most of the C-2, C-3, M zones
and various lots throughout the City were studied -
highlighting the various research analyses listed on the
table (of record), such as 2-story structures, tuck-under
parking, and setback requirements. Director Blumenfeld
stated that if the mixed uses are limited to Zones C-1,
C-2, and C-3, staff would ask for confirmation that the
Planning Commission would want to exclude this type of use
on lower Pier Avenue. He added that staff is prepared to
develop very specific standards for noise attenuation using
ASTM standards; and he noted that the analysis and
estimates on the chart of maximum development on the sites
indicate that mixed-use projects would not result in
greater traffic and parking impacts than if these sites
were maximized with exclusively commercial projects. He
suggested that City Council provide input before continuing
with drafting the text amendments.
It was the consensus of the Planning Commission to not
proceed on completing the text amendments until a report is
prepared and submitted for City Council review.
Director Blumenfeld noted for Commissioner Perrotti that
the locations studied on the analysis are for purposes of
example only. He added that staff is recommending that this
amendment be subject to the standard reviews which afford
the Planning Commission the site plan review component that
it would need to consider case-by-case concerns that
arise.
Commissioner Tucker stated that he would like for this
body to meet on a separate evening with the Economic
Enhancement Commission to discuss and formulate ideas for
other areas to include in the mixed-use areas.
Commissioner Perrotti commended staff for the work put
into the analysis; and expressed his belief that if this
concept gets adopted, it would assist the City with it
Housing Element approvals.
Director Blumenfeld clarified that the mixed use overlay
zone would apply wherever there is commercial zoning, C-1,
C-2, C-3, or potentially the M Zone - stating that the M
zone hasn't been discussed in much detail - but that it
would not apply in the R zone and not on Pier Avenue; that
wherever Hermosa Avenue is located within the C-1 and C-2
zones, it would apply.
MOTION
by Commissioner Perrotti, seconded by Commissioner
Kersenboom, that staff forward a report to City Council for
their approval to amend the City's ordinance regarding
standards for mixed-use development; that it would include
to allow mixed use in the commercial/manufacturing areas as
designated in the proposed text amendment - with the
exception of a portion of Pier Avenue west of Hermosa
Avenue; and that City Council be provided a memorandum
explaining the work that the Planning Commission has done
and to proceed with preparing the text amendment upon their
approval; and to include the following suggestions by
staff:
- That the residential portion of a mixed-use
development shall be subject to the development standards
of the R-3 Zone;
- That in addition to the requirements of the
commercial zone, the following standards apply to the
mixed-use development:
- The ground floor shall primarily be commercial and
parking uses and living and sleeping areas for
residential units shall be located above the ground
floor.
- Residential use is limited to 25 percent of the
ground floor area for the purpose of providing
entry-exit areas, stairs and corridors, and shall not
include primary living areas or sleeping rooms.
- Building frontage shall be used for commercial
purposes with the exception of entry-exit corridors and
stairs for accessing the residential units and/or for
driveways to access parking.
- Standards for Noise, Security, Lighting:
- Noise: residential uses shall be separate from
commercial uses by sound-proofed floors and walls with
minimum sound transmission rating as required for
condominiums. Commercial uses: hours of operation shall
be limited where appropriate so that residents are not
exposed to offensive noise or activity.
- Security: separate and secured entrances for
residences directly accessible to sidewalk and parking
areas.
- Lighting: outdoor lighting and lighting for signs
associated with commercial uses designed so as not to
adversely impact residence. No flashing, blinking or
high intensity lighting. Adequate lighting to
illuminate parking areas and corridors to access
parking and public sidewalk.
- Limitation on Allowed Commercial Uses: permitted
commercial uses within a mixed-use development shall be
as permitted in the underlying commercial with the
following exceptions that shall not be permitted:
drive-throughs, pet stores and animal hospitals, motor
vehicle and equipment sales/service, adult business.
Commissioner Tucker suggested that a matrix or flow
chart be created and provided to City Council to reflect
the status of the work the Planning Commission has done
thus far on related economic enhancement issues.
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Staff Items
(Item 14a was considered prior to Item 13)
-
Appeal of Director's decision
regarding small lot exception from R-1 open space
requirements, to allow open space on decks rather
than on the ground at 1110 2nd Street
(PDF File)
.
Director Blumenfeld advised that the applicant has
submitted a request for consideration of the
above-mentioned property as a small lot - pointing out
that if the property qualifies as a small lot, a less
restrictive open space requirement would apply because
of its small lot status; stated that this lot is
located between Pacific Coast Highway and Hollowell
Avenue. He explained that lots under 2100 square feet
qualify as small lots, but that City code provides that
if a property is within 10 percent of the small lot
requirement, it can also be considered a small lot,
subject to Planning Commission review. Director
Blumenfeld advised that the Planning Commission must
base its determination upon any one of the following
findings: that consideration of the lot size will
achieve a consistent comparable amount of indoor living
space with existing dwelling units in the immediate
neighborhood; that it will allow design flexibility in
the application of open space standards in conjunction
with the remodeling and expansion of the existing
structures; that allowing this provision would promote
an innovative design which is otherwise consistent with
the goals and intent of the open space and development
standards in the R-1 Zone; and that it would allow one
to address the unusual lot configuration/topography or
other physical conditions compared with the surrounding
lot and the development patterns.
Director Blumenfeld advised that this lot is 2,240
square feet and falls within the 10 percent ratio; that
the applicant is proposing 480 square feet of open
space on a balcony and a deck adjacent to a kitchen and
living room; and that the proposed residence would
consist of two stories over a basement and will have
2,958 square feet of living area. He noted that the
size of the project is consistent with many of the
properties in the surrounding neighborhood, many of
them two stories; and that the applicant is proposing
to set back the garage to a conforming 17 feet -
pointing out that many of the garages on this street
are non-conforming.
Vern Sacks, 200 Pier Avenue, project architect,
advised that the lot is 25 feet wide and less than 90
feet deep; and that it is the applicant's desire to
keep this site consistent with the rest of the
front-yard setbacks in the neighborhood, providing the
open space on the decks off the living areas above.
Mr. Sacks stated that the heightened wall at the
back is designed to enhance the residents' privacy.
MOTION
by Commissioner Perrotti, seconded by Commissioner
Kersenboom, to grant the applicant's appeal, and that
based upon the findings in the staff analysis, this
would qualify for the open space exception for small
lots. Motion carried as follows:
AYES: Kersenboom, Perrotti, Tucker, Pizer
NOES: None
ABSTAIN: None
ABSENT: Hoffman
-
Commissioner Items
Director Blumenfeld explained that with approximately
one more iteration, the City is hopeful that the proposed
Housing Element will be approved.
With regard to the City's LCP, Director Blumenfeld
advised that City staff is meeting with Coastal Commission
staff to address the Coastal Commission staff's
disappointing and problematic comments in regard to the
LCP; advised that staff will be summarizing after one more
meeting with the Coast Commission staff some of the
problems that staff has been confronted with or some of the
inconsistencies for City Council consideration. He stated
that following the City Council's disposition to some of
the changes that have occurred in the draft LCP, staff will
be submitting the final LCP back to the Coastal Commission
sometime this Fall for consideration.
-
Adjournment
MOTION
by Chairman Pizer, seconded by Commissioner Kersenboom,
for adjournment at 8:47 P.M. No objection was noted.
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