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MINUTES OF THE PLANNING COMMISSION MEETING
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| Present: | Allen, Hoffman, Kersenboom, Perrotti, Pizer |
| Absent: | None |
| Also Present: |
Sol Blumenfeld, Community Development Director Ken Robertson, Senior Planner Denise Bothe, Recording Secretary |
Oral / Written Communications
Chairman Allen announced that Community Development Director Sol Blumenfeld has accepted a new position with Culver City and that this will be his last meeting, expressing his belief this is a big loss for Hermosa Beach.
Commissioner Hoffman stated he will miss Director Blumenfeld and that it has been an honor to work with him.
Vice-Chairman Kersenboom echoed those sentiments.
Director Blumenfeld thanked everyone for their kind words and stated he will miss everyone.
Commissioner Pizer noted his appreciation of Director Blumenfeld’s assistance over the years while serving on the Commission and commended him for his reorganization of the department 12 years ago.
Commissioner Hoffman requested that this evening’s meeting be adjourned in honor of Tom Martin, a long-time property owner in Hermosa Beach and friend to this community.
Consent Calendar
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Approval of Approval of March 20, 2007 Minutes.
Commissioner Pizer noted that on page 5, middle of the page, Vice-Chairman Pizer should be changed to “Vice-Chairman Kersenboom.”
Commissioner Hoffman noted that on page 10, he recused himself from consideration and that the motion should correctly reflect he did not make the second.
MOTION by Commissioner Hoffman, seconded by Vice-Chairman Kersenboom, to APPROVE the March 20, 2007, Minutes as amended. The motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None -
Resolution(s) for consideration
None
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Staff Recommended Action: To revoke the Conditional Use Permit.
Director Blumenfeld stated the Commission approved a CUP for the construction of a new building at 844 Hermosa Avenue and a CUP for on-sale beer/wine for the restaurant that occupied the building; noted the CUP and the PDP has an expiration date of one year from the date of approval; and explained that the Planning Commission may consider revocation of the CUP if a business is no longer operating under its original permit for a period of one year, that the City has the ability to revoke or modify that CUP. He noted that after the building was completed, it was occupied by California Beach Sushi and another Japanese restaurant until 2005; that later in 2005, it had been occupied by a sushi academy; and pointed out that business license records indicate from November 2005 to present, the business granted the CUP has not been in operation. He reiterated that the Commission has the right to consider revocation of the CUP because the approval granted is not being exercised and that the use for which such approval was granted has ceased to exist or has been suspended for over a year. With respect to this property, he stated that because the business has not been in operation for over a year, staff believes it would be prudent to not allow the CUP to exist, particularly because there have been some changes in the CUP’s and policy related to restaurant uses in the Downtown area. He added a restaurant business can still return to that space with the nonconforming parking that exists on site, but it would be required to process a CUP for a use that wasn’t allowed by right; and that staff is recommending revocation of this CUP for on-sale beer and wine.
Chairman Allen opened the public hearing.
Chris Stoten, representing the applicant, asked that the property owner be allowed to maintain the current CUP, noting they are soon to close escrow on this property; and suggested the Commission instead consider modification, such as limiting the hours of operation.
Chairman Allen asked when escrow is anticipated to close.
Mr. Stoten stated they anticipate escrow to close May 1st, 2007; noted the new owner will be Brilliant Ideas; and that he believes they are planning a restaurant/sports lounge, which is consistent with the prior use.
Ron Miller, resident, urged the Commission to take this opportunity to reduce the large number of ABC licenses in this community, noting his concern with allowing a business to inherit this CUP without any review by the Planning Commission.
There being no further input, Chairman Allen closed the public hearing.
Commissioner Pizer stated he is in favor of revoking the CUP, noting that the old CUP should comply with current requirements.
Chairman Allen mentioned that the prior business is not in operation due to an unexpected medical condition with the owner, stating he could not physically operate the business.
Commissioner Perrotti noted his preference to revoke the CUP, stating the new applicant should apply for a CUP that will have updated restrictions imposed.
Vice-Chairman Kersenboom concurred with those comments.
Commissioner Hoffman suggested continuing this matter for a month to allow the new property owner to prepare a business plan that will be reviewed by this Commission.
Commissioner Pizer noted his opposition to continuing this matter.
Director Blumenfeld stated that a new application fee would be necessary to file for a new CUP; stated the CUP runs with the land; and that a new owner could simply move in and operate the business under the existing CUP as long as they didn’t make a substantial change to the interior layout that varied from the original approval.
Vice-Chairman Kersenboom noted his preference to see the CUP include updated restrictions.
Commissioner Hoffman stated the Commission can still revoke or modify the CUP at the next meeting.
Director Blumenfeld stated the CUP could be revoked or modified at the next meeting as long as the new business does not occupy this building by the time the Commission conducts its next meeting, pointing out it can be revoked on the grounds stated in the staff report as long as the business has been continuously closed.
Commissioner Pizer stated the new business could start operating the business in the next two weeks and that the Commission would not be able to update the CUP restrictions, noting the existing CUP is 11 years old and does not reflect current conditions that are now imposed on new establishments.
Citing the clarification from Director Blumenfeld regarding the continuous operation of a business on site, Commissioner Hoffman withdrew his suggestion to continue this matter for one month.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer, to REVOKE CUP 07-6 -- Revocation of a Conditional Use Permit to allow on-sale beer and wine in conjunction with a restaurant at 844 Hermosa Avenue because the restaurant use at this location has not existed for greater than one year. The motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None -
Staff Recommended Action: To approve said request.
Senior Planner Robertson stated this is a request for a PDP to construct a new 3-story commercial office building, a CUP to make it a commercial condominium project with up to 21 office condominium units, a parking plan based on the parking requirements of net floor area for the offices, and to pay parking in-lieu fees to compensate for providing less than the required parking on site. He stated that at the February 20, 2007 meeting, the Planning Commission voted to deny this project because the proposed driveway access was on Hermosa Avenue; and that at the following meeting in March, the Commission voted to reconsider its decision and then continued the matter to this meeting to allow the applicant time to revise the project to address the concerns with the driveway. He advised that the applicant has revised the plan to eliminate the first level garage that was to be accessed from Hermosa Avenue and by doing so, this has reduced the parking by 9 parking spaces; that the building will now contain office space along the complete frontage of the sidewalk rather than a curb cut; that because of this change, he noted there was a slight increase in the net office square footage, which now results in a total parking requirement of 28 parking spaces; and, therefore, stated the deficiencies subject to the in-lieu fee has substantially increased to 18 spaces. With the 10 spaces out of the 28 required, he noted there will be 36 percent of required parking on site; and that the applicant proposes to pay for the deficiency of 18 spaces by paying $28,900 per required parking space, with a total payment over $520,000. He stated the City has currently accepted 72 in-lieu parking spaces, leaving a balance of 28 spaces before the City meets the threshold of 100 to build the parking structure. He stated the Commission should consider whether the increased parking deficiency is preferable to the previous plan which provided more parking on site and whether the revised plan successfully maximizes onsite parking with the alley access design; while the parking analysis submitted with the original project did not address this increased deficiency, he noted the fairly low intensive office use which generates low parking demand with peaks during the weekdays should not cause a significant impact on street parking; and stated the nearest available long-term parking, Parking Lot A, located two short blocks away, typically has parking lot availability on weekdays.
Senior Planner Robertson stated the Commission should consider whether the concern with the effect upon the streetscape is more important than having a reasonable amount of onsite parking in connection with redevelopment of this site that currently has little streetscape appeal. He stated the applicant has presented an alternative that provides substantially more parking, 19 spaces instead of the 10 in the original submittal; also, the applicant has provided an option for a garage door to be used to conceal the parking area, making it look like the rest of the building façade. He reiterated the proposed use will have a fairly low intensity, that the use of the driveway with or without a rollup door should be infrequent; further, he stated this location is not in the heart of the Downtown District and it currently has a curb cut to access the existing parking garage. He stated this potentially could be a much more intensively used parking lot in the future if, for example, the applicant chose to expand the existing retail use at 906 Hermosa Avenue rather than redeveloping the property as proposed.
Senior Planner Robertson noted the garage door will be a roll-up glass door; and clarified that some of the 72 in-lieu parking spaces are pending at the Coastal Commission level.
Director Blumenfeld clarified there are 50 committed in-lieu parking spaces and that a net of 27 are pending at the Costal Commission level.
Senior Planner Robertson stated that under the latest plan, the 9,412 square feet requires 28 parking spaces.
Chairman Allen opened the public hearing.
Louis Tomaro, project architect, stated that the garage door will complete the streetscape; that they have narrowed the access and provided a 12-foot wide driveway approach and created a façade that is consistent with the storefront on both sides; advised that the driveway is servicing 9 spaces, noting there is a minimal amount of ingress/egress; and noted his anticipation the use will be for someone that is going to be there for most of the day, that it will not be a high traffic use. He stated the developer would prefer to put in the parking, noting they have the access to do so; and advised they have studied various options to get the parking off the narrow alley, noting the neighbors have also complained of the nuisance created by alley use. He expressed his preference for maintaining the streetscape by pulling the façade forward; and with the aid of slides, he highlighted the design of the proposed roll-up garage door, noting it is a sectional aluminum garage door that would include opaque, low reflective glass and consistently blend with the façade of the structure. He stated the garage door would be closed 99 percent of the time.
Director Blumenfeld stated the revised proposal is back to providing 19 parking spaces on site; and stated that staff report highlights 3 alternatives for the Commission to consider: 1) as originally planned with a driveway; 2) as originally planned with a pull down door; and 3) solid walkway, access from the rear only and more in-lieu parking.
Vice-Chairman Kersenboom noted his preference to see more onsite parking.
Mr. Tomaro stated the storefront and the garage door has been moved out to the street; that upon approach, one would see a level surface; that the slope does not start until after the garage door; and stated that when the garage door is closed, the parking area is not visible from the street. He stated that sensors would be placed on the garage door; and that those using the 9 parking spots would have the automatic door openers, noting the garage door would automatically close behind their entry.
Commissioner Hoffman stated this site is part of the Downtown area; and noted his preference for the third alternative and also reducing the number of offices or square footage. He stated this reduction would limit the number of in-lieu spaces.
Mr. Tomaro stated the plans maintain a pedestrian feel; and expressed his belief this is a good compromise.
Commissioner Hoffman noted his concern the garage door may not be kept in a closed position as expected and that it could create a negative visual impact.
Mr. Tomaro suggested that conditions of approval be incorporated to require the closure of the remote door system immediately once someone passes through it.
Heidi Salinas, resident, stated her apartment windows are directly across the street from where this new building will be built, noting her concern with losing her ocean view and loss of privacy; commented on her concerns with the parking difficulty in this area; and suggested this building not go any higher than two stories.
Donald Abrams, resident, wished Director Blumenfeld well in his new job. He highlighted the consistent problems with parking when the restaurant was in operation; and stated this project is too dense for this site.
There being no further input, Chairman Allen closed the public hearing.
Commissioner Hoffman pointed out the size of the building is what’s generating the parking demand; highlighted a basic urban planning principle, that in a Downtown area, one does not put driveways and parking on the front façade in a pedestrian area; that alley ingress/egress should be anticipated for this area; and expressed his belief the only way to resolve the parking situation is to reduce the size of the building.
Chairman Allen stated that access should not come off Hermosa Avenue; and stated the project should be scaled back to more closely comply with parking requirements.
Commissioner Pizer stated it would be in the best interest of this community to reduce the scale of this project to fit the lot, stating the future look of the Downtown area should be taken into consideration. He mentioned this is a good use of this property but that the scale is too large.
Vice-Chairman Kersenboom stated the proposed project is too large for this site.
Commissioner Perrotti noted his preference for loading to take place at the alley and to scale back the size of the building to alleviate the need for in-lieu spaces; and he suggested this item be continued so the applicant can redesign the project that will require less in-lieu parking and alley access.
MOTION by Chairman Allen, seconded by Commissioner Hoffman, to CONTINUEto the next Planning Commission meeting CON 07-1 / PDP 07-1 / PARK 07-1 -- Reconsideration of a Conditional Use Permit, Precise Development Plan and Vesting Tentative Tract Map No. 68380 for a commercial office building containing approximately 9,500 square feet, with three stories above basement parking, divided into 21 office condominium units, and a Parking Plan to pay parking in-lieu fees to compensate for providing less than required parking on site, and adoption of an Environmental Negative Declaration at 906 and 910 Hermosa Avenue. The motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None -
Staff Recommended Action: To recommend approval of said Zone Change and adoption of an Environmental Negative Declaration.
Senior Planner Robertson stated this site is currently developed with an automotive repair and storage business with garage access from Ardmore Avenue; that it is an interior lot located between 3rd and 4th Streets and is one of the last remaining lots on this block that retains M-1 zoning, inconsistent with the Medium Density General Plan designation; and stated the change would make the zoning consistent with the General Plan. He stated the applicant has preliminarily proposed to remodel the existing structure into a single-family residence on the lot if this zone change is approved; stated that a single-family residence is a permitted use in the R-2 zone and would be approved administratively; and given that the lot is rather small, a single-family home would be the maximum number of units that would be allowed on this site.
Bob Catalano, resident, noted his support of this zone change, pointing out this area has become more residential in use.
Ken Brown, resident, noted his support for this zone change; and urged the City to follow public hearing notification requirements.
There being no further input, Chairman Allen closed the public hearing.
Commissioner Perrotti stated that over the years, this area has become more residential and noted his support for this proposal.
Senior Planner Robertson noted an amendment to the resolution, that the Commission is “recommending” approval of the zone change.
MOTION by Commissioner Hoffman, seconded by Vice-Chairman Kersenboom, to APPROVE 07-1 -- Zone Change from M-1, Light Manufacturing, to R-2, Two-Family Residential, and adoption of an Environmental Negative Declaration at 322 Ardmore Avenue. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None -
Staff Recommended Action: To approve said request subject to the conditions and to modify the allowed operating hours from 11:00 A.M. to midnight.
Director Blumenfeld stated that Paradise Sushi is located on the ground level of Loreto Plaza; that the project was approved in March 1985 for a CUP for on-sale beer and wine in conjunction with the operation of the restaurant; advised that the CUP does not include live entertainment; that the current operating hours are from 11:00 a.m. to 11:00 p.m.; that the applicant’s request this evening is to change the operating hours from 11:00 p.m. to 12:30 a.m.; that there is no request to change the seating or intensify the use; and noted that the police department has not recorded any current disturbances in connection with this business nor did Community Development staff witness any problems when they conducted code enforcement review of all the Downtown businesses two years ago. Based on the Planning Commission approvals in recent history, he noted that 12:00 midnight has been the policy for restaurants, not necessarily for beer/wine serving restaurants, but all restaurants. He mentioned the Commission has received an attached survey of some of the surrounding businesses with recent closing times, pointing out those are all basically around midnight and are relatively recent approvals. He stated that staff believes the request is relatively minor and that they would support a 12:00 midnight closure subject to updated conditions.
Chairman Allen opened the public hearing.
Howard Longacre, resident, highlighted the Council’s plans to do a Specific Plan Area study in this and other nearby areas and suggested that a decision on this matter be postponed until that study is complete and that Council set a standard policy for these hours of operation. He noted his opposition to later hours for businesses serving alcohol. He expressed his belief people are drinking at this late hour, not dining.
Ron Miller, resident, stated the City should better define “restaurant” and “bar”; and expressed his belief that most people are drinking at this hour rather than dining. He stated there are too many ABC licenses in this community.
Suchi Yamaguchi, representing the applicant, stated they will continue to comply with all requirements and stated this is a place to dine on sushi and enjoy a drink with the meals.
There being no further input, Chairman Allen closed the public hearing.
Commissioner Pizer stated it has become Council policy for restaurants to close at midnight; and pointed out that most of the problems are occurring with businesses that stay open until 2:00 a.m.
Commissioner Hoffman echoed Commissioner Pizer’s comments, noting that midnight closure for restaurants is the direction the Commission is getting from Council.
Chairman Allen stated this request is not unreasonable.
Vice-Chairman Kersenboom stated this is not a bar and that he would support the request.
Commissioner Perrotti noted it’s not uncommon to see restaurants full at 11:00 p.m.; and noted his support for this request. He added that this business has a good record on Pier Avenue.
MOTION by Chairman Allen, seconded by Commissioner Pizer, to APPROVE CUP 07-5 -- Conditional Use Permit amendment to change the allowed closing time of an existing restaurant with on-sale beer and wine from 11:00 p.m. to 12:00 a.m. at 53 Pier Avenue, Paradise Sushi. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None RECESS AND RECONVENE
Chairman Allen recessed the meeting at 8:41 p.m. and reconvened the meeting at 8:45 p.m.
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Staff Recommended Action: To direct staff as deemed appropriate.
Director Blumenfeld stated as permitted under the height ordinance, the applicant is requesting consideration of alternate points on the north and south property lines where the survey and topographic profiles show a convex condition; noted that staff believes there is a convex condition which exists on this site; and that staff is looking for confirmation of this convex slope by minute order.
Chairman Allen opened the public hearing.
Jeff Briggs, applicant, noted his support of this request.
There being no further input, Chairman Allen closed the public hearing.
MOTION by Chairman Allen, seconded by Commissioner Hoffman, to determine by minute order that the lot at 931 Monterey Boulevard is a convex sloping lot. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None -
Staff Recommended Action: To recommend amended code Section 17.52.070 be applicable to C-1, C-3, industrial and residential zones, and that nonconforming commercial and residential uses also be included in the draft amendment.
Senior Planner Robertson stated that in November 2006, City Council adopted an ordinance to revise Section 17.520.70, which addressed reconstructing damage to nonconforming buildings; noted this allows complete restoration of nonconforming buildings to their pre-damaged condition; advised that before this change, the code only allowed a complete restoration if the building was damaged less than 50 percent of replacement cost; explained that Council adopted the ordinance to apply to all commercial, industrial, and residential properties; that Council also directed the Planning Commission to study the ramifications of these changes on properties outside the Downtown C-2 zone; and that Council decision to adopt this provision to broadly cover all uses reflects a general policy on how to deal with calamities that create hardships for property owners. He noted this policy is also consistent with the policy in many nearby cities; that in reviewing the rules for rebuilding damaged nonconforming structures found in other nearby cities, he advised that staff found no cities vary the rebuild rules by different zones or different districts; that it was also found two other cities (Long Beach and El Segundo) mimicked provisions of this City’s recent code adoption that allow complete restoration of damaged nonconforming structures throughout the city; however, in Torrance, Redondo Beach and Manhattan Beach, they still have a 50-percent rule. By abandoning the 50-percent rule, he stated City Council recognizes that hardships caused by forcing to rebuild to meet current codes, parking is often the nonconforming issue and implementing a 50-percent rule for any commercial property would create the same hardship should a building be severely damaged or destroyed that applies in another zone. He added that for residential properties, the existing nonconforming condition may be the number of units; that if the units cannot be rebuilt in their pre-damaged condition, it could potentially displace residential households; also, that by abandoning the 50-percent rule, it has resolved many problems associated with making the replacement cost calculations.
In following up on Council’s direction, Senior Planner Robertson noted staff’s recommendation that the rule regarding restoration should not vary by zone since it reflects a general policy on how to deal with calamities or hardships that are involuntary; and that staff recommends in addition to not vary by zone, that the code section be amended to correct these oversights and allow reconstruction of nonconforming buildings, as noted in staff report. He advised that this matter will be set for public hearing for the next Planning Commission meeting.
It was the consensus of the Commission to concur with staff recommendation.
MOTION by Chairman Allen, seconded by Commissioner Hoffman, to APPROVE TEXT 04-4 -- Special Study for a Text Amendment to nonconforming ordinance regarding rebuilding of damaged nonconforming structures in C-1, C-3, Industrial and Residential zones and for staff to proceed with a public hearing on this matter. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None Commissioner Pizer commended staff on their thorough report.
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CUP 06-9 -- 90-day review of the auto spa in The Hermosa Pavilion at 1601 Pacific Coast Highway.(PDF File).
Staff Recommended Action: To reschedule the review of the project to three months after the business re-opens.
Director Blumenfeld explained that due to the owner’s poor health and his inability to operate this business for a while, staff is suggesting this issue be evaluated in three months.
It was the unanimous consensus of the Commission to reschedule CUP 06-9 -- 90-day review of the auto spa in The Hermosa Pavilion at 1601 Pacific Coast Highway to the regularly scheduled meeting in three months.
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STAFF ITEMS
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Memorandum regarding update on proposed revision to 14th Street hotel project - 66 14th Street.
Director Blumenfeld stated this is only an update on the proposed revision to the 14th Street hotel that was approved for a PDP and a parking plan in 2005; stated the approval involved a 29-room hotel, an office and retail project at 66 14th Street; that the project required 52 parking spaces, 39 spaces on two levels and 13 required spaces that were provided through the in-lieu program; and since that approval, he noted the PDP has since expired, in July 2006, and as a consequence, the owner has to process a new permit for the project. He mentioned the owner was not able to pursue the project because of financial concerns and has since revised the plan, a print of that plan which has been provided to the Commission. He stated the owner is seeking to change the use by eliminating some of the office and retail components and make it exclusively a hotel; in order to do so, he stated the owner needs to provide tandem parking and that they will have to take advantage of the in-lieu program. He pointed out this is not a hearing on this matter; that no decision is to be made this evening; and that it is only an update on why the project has not proceeded and where the owner would like to go with this project.
Norma Navarro, property owner, stated that she has a few people looking at a different proposal for this site as a joint venture or even taking over the project.
Director Blumenfeld advised that the new project would include 51 hotel rooms, requiring 57 parking spaces, 40 spaces would be provided on site; that there would be tandem parking in the garage for 13 spaces; and 17 spaces would be provided in-lieu.
Ms. Navarro explained that the actual number of units will be maintained but expressed her belief it will create a less intensive use.
Director Blumenfeld reiterated the Commission is only taking input from the applicant at this time.
Commissioner Pizer questioned if the owner is seeking to reduce the need for in-lieu parking.
Ms. Navarro stated they are working to reduce the need for in-lieu parking.
Commissioner Perrotti asked the owner when she anticipates submitting plans to staff and proceeding with a public hearing.
Ms. Navarro noted her desire to see this come before the Commission within the next six months.
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Memorandum regarding lot merger program.
Senior Planner Robertson stated that in February 2007, City Council approved the text amendment as recommended by the Planning Commission and directed staff to proceed with implementing a lot merger program for the affected R-1 properties; advised that staff has identified 25 developable lots which are candidates for merger; that rather than hearing those 25 items separately, staff has separated them into six groups; that staff will be bringing those grouped hearings before the Commission over the next six months, averaging between four and six parcels per meeting; and that after dealing with the developable lots, staff will send out letters to all owners that have remnant parcels which typically won’t require a public hearing unless the owner wants to have it heard before the Commission.
MOTION by Commissioner Perrotti, seconded by Commissioner Hoffman, to receive and file the memorandum regarding the lot merger program. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer
NOES: None
ABSTAIN: None
ABSENT: None -
Memorandum regarding Jackson’s Bistro outdoor dining at 517 Pier Avenue.
Director Blumenfeld clarified that the Planning Commission approved an amendment to a CUP for Jackson’s Bistro that included outdoor dining as part of the original approval in 1992; advised that unfortunately, that 1992 resolution did not indicate part of the originally approved use, which was outdoor dining; and that since there was no intent by that Commission to remove that outdoor dining approval, staff would recommend the property be governed by both resolutions and that this be reflected in the minutes and attached to the project file. He stated this is only a clarification for Resolution Nos. 92-60 and 96-34 in connection with Jackson’s Bistro clarifying there is, in fact, approved outdoor dining for this use, approved by the Planning Commission in 1992.
MOTION by Vice-Chairman Kersenboom, seconded by Chairman Allen, to receive and file the memorandum regarding Jackson’s Bistro outdoor dining at 517 Pier Avenue. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer
NOES: None
ABSTAIN: None
ABSENT: None -
Director Blumenfeld stated this is the final draft of the sustainability guidelines for residential development conditions the Commission has been working on for the past few months; at the last meeting, he noted the Planning Commission directed staff to prepare a standard condition of approval that could be attached to all discretionary reviews for residential projects; and highlighted the draft wording as follows: “The applicant shall work with staff to integrate reasonable sustainable development standards in the project. The applicant shall incorporate at least one sustainable development technology from each of the three categories in the City’s Green Building Design Checklist prior to Certificate of Occupancy.” He noted the three categories have been organized: heating and cooling, renewable energy and conservation, and water conservation; and stated it would be incumbent upon any applicant with this condition to select one technology/standard from each category that would apply to the project; and noted with Commission approval, staff will start incorporating this condition as a standard in any discretionary review for residential projects. He noted that Commissioner Pizer and other Commissioners have recommended that staff look at the potential to amend the Building Code to make accommodation for potential installation of solar, water, or photo voltaic systems on buildings by requiring a stub out for the plumbing and electrical as a requirement, which would require an amendment to the Plumbing and Electrical Codes. He mentioned the City is in its code adoption cycle this year; and stated that staff could incorporate those code changes and bring those forth for Council consideration.
Commissioner Pizer noted the high cost of doing this work after construction has been completed, stating that residents should be encouraged to put these in during construction to limit the expense. He noted the intent to make it mandatory for new construction.
Director Blumenfeld advised that staff has included it as a standard in these conditions, reminding the Commission that a Building Code amendment is under the jurisdiction of City Council.
Commissioner Perrotti expressed his belief the building community and residents will support this effort, noting it is being done in many communities.
Commissioner Hoffman expressed his belief this is the right step to take and noted his support for Commissioner Pizer’s recommendation to change the Building Code.
It was the consensus of the Commission to include these conditions and for staff to go forth with the necessary process.
MOTION by Commissioner Hoffman, seconded by Chairman Allen, to direct staff to include the draft sustainability guidelines for residential development in the conditions and for staff to go forth with the necessary process. Motion carried as follows:
AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None
Director Blumenfeld noted for Commissioner Pizer that staff will draft a letter for the next Planning Commission meeting for consideration of his recommendation.
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COMMISSIONER ITEMS
Commissioner Perrotti wished Director Blumenfeld well in his new position with Culver City, noting he will miss him on a professional and personal level.
Director Blumenfeld echoed those sentiments.
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ADJOURNMENT
The meeting was formally adjourned at 9:18 P.M. in memory of Tom Martin.
PUBLIC HEARINGS
HEARING(S)
CERTIFICATION
I hereby certify that the foregoing Minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled meeting of April 17, 2007.
| Kent Allen, Chairman | Sol Blumenfeld, Secretary |
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