|
|
 MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OFMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON NOVEMBER 16, 1999, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS
The meeting was called to order by Chairman Perrotti at 7:10 p.m. Commissioner Hoffman led the pledge of allegiance.
Roll Call Present: Commissioners Hoffman, Pizer, Chairman Perrotti Absent: Commissioner Schwartz, Vice-Chair Ketz Also Present: Sol Blumenfeld, Community Development Director Michael Schubach, City Planner Diane Cleary, Recording Secretary
CONSENT CALENDAR 4d. Resolution P.C. 99-59 approving a Precise Development Plan for an interior and exterior remodel to a designated historic landmark commercial building at 1221 Hermosa Avenue. Director Blumenfeld stated that staff added a condition that the proposed signing and HVAC screening be approved by the Planning Division pursuant to the City’s Historic Preservation Ordinance (Section 4, Item 4). MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE the Consent Calendar and Resolution P.C. 99-59 as amended. AYES: Hoffman, Pizer, Chairman Perrotti
5. ITEM(S) FOR CONSIDERATION
City Planner Schubach summarized the staff report and stated staff’s only concern pertains to lot coverage due to the ambiguity of the definition of lot coverage in the Zoning Ordinance. Director Blumenfeld stated in reading the definition for lot coverage, the stairs are beyond the footprint of the building and are no longer an issue. He further stated staff will bring back to the Commission further clarification. MOTION by Commissioner Pizer, seconded by Chairman Perrotti, to APPROVE CON 99/24/PDP 99-28 – Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25664 for a two unit condominium at 321 10 th Street. AYES: Hoffman, Pizer, Chairman Perrotti
6. ORAL/WRITTEN COMMUNICATIONS Janet Toronto, 906 3rd Street, Hermosa Beach, requested that Item GP 99-1 be put first on the Agenda for the next meeting. She also requested that a convex mirror be installed for viewing traffic coming down driveways to prevent accidents. Also, a buzzer, alarm or light was suggested. Director Blumenfeld stated this would be investigated as a case by case basis. He also said there are certain parts of the Code that deal with blind corners. Tom McHugh, 718 1 st Place, Hermosa Beach, stated there is a proposed hotel project at 125 Pacific Coast Highway and when the site was demolished, the sidewalk was ruined which is adjacent to his property. He said the sidewalk is dangerous and the footings on his stairwell are damaged. Director Blumenfeld stated staff has received a report from the engineer indicating that the site has been cleaned and will be forwarded to the County. He further said the sidewalks will be brought to the attention of the City’s Risk Manager. He also said if there is a problem on private property, staff will need a letter to be dealt with as a building issue through the Building Division.
PUBLIC HEARINGS
Staff Recommended Action: To approve said request. City Planner Schubach summarized the staff report. He stated the project meets all the current codes and is under lot coverage, under the height limit, has adequate open space and is an attractive project. Staff is recommending approval of the project. Chairman Perrotti opened the public hearing. Cheryl Vargo, 5147 Rosecrans, Hawthorne, stated she is representing the applicant. She said they were able to retain the additional setback over the Code requirement with the units becoming approximately 100 square feet smaller, and they were able to put more living area on the basement level. By detaching the units, they picked up more open space on the ground level as well as bringing the project under the allowed lot coverage area. She pointed out the design is significantly the same architecturally. Chairman Perrotti closed the public hearing. The Commission agreed that it is a nice project. MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE CON 99-25/PDP 99-30 – Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #25628 for a two-unit condominium at 839 7 th Street and 838 8 th Street (continued from September 21 and October 19, 1999 meetings). AYES: Hoffman, Pizer, Chairman Perrotti
8. CON 99-30/PDP 99-36/VAR 99-7 – CONDITIONAL USE
PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL
MAP #25678 FOR A CONVERSION OF AN EXISTING DUPLEX INTO A
TWO-UNIT CONDOMINIUM AND VARIANCE TO THE 30’ HEIGHT LIMIT
AT 1136 – 1140 MONTEREY BOULEVARD.
Staff Recommended Action: To provide input to the applicant and continue the project to January 18, 2000 meeting. City Planner Schubach summarized the staff report. He stated that the applicant is requesting that the Commission provide input regarding the concerns of the project. He said staff feels that the open space, stairs in side-yard, turning area and side-yard setback still is in need of a Variance. He also reviewed items which need to be completed before there is approval by the Commission. Director Blumenfeld stated that the City Attorney has advised that in order to approve a condominium conversion, the project itself has to comply with the Condominium Ordinance with no exception and all of the Development Standards have to be met. Chairman Perrotti opened the public hearing. Jerry Compton, 1200 Artesia Blvd. Suite 300, is the architect of the project. He stated that the project is a duplex project built in the mid 80s and was a remodel. He said he would like input from staff and the Commission. He said he doesn’t agree with everything in the staff report and also said that by completely conforming to all aspects of the Condominium Ordinance with no Variance is a concern to him, and he is not sure if it will be possible with the project’s building. He indicated that the biggest problem is the open space area. He proposed separating the two structures of the deck for privacy issues, but this would not completely conform to the Condominium Ordinance. Director Blumenfeld stated he will investigate further the separation issue of the deck. Mr. Compton further indicated that they have already applied for a Variance and paid the fees. Chairman Perrotti closed the public hearing. Chairman Perrotti expressed concern regarding the Variance for the height, but this may be irrelevant if the conversion has to comply with all of the standards of the Condominium Ordinance. MOTION by Commissioner Hoffman, seconded by Chairman Perrotti to CONTINUE CON 99-30/PDP 99-36 –/VAR 99-7 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #25678 for a conversion of an existing duplex into a two-unit condominium and Variance to the 30’ height limit at 1136 – 1140 Monterey Boulevard. AYES: Hoffman, Pizer, Chairman Perrotti
9. GP 99-1 – GENERAL PLAN AMENDMENT FOR PERMANENT STREET CLOSURE AND CREATION OF A WALKSTREET AT OCEAN VIEW DRIVE BETWEEN 3 RD STREET AND 4 TH STREET EAST OF PACIFIC COAST HIGHWAY, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION (CONTINUED FROM OCTOBER 19, 1999 MEETING). Staff Recommended Action: To continue to December 1, 1999 meeting. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. MOTION by Commissioner Pizer and seconded by Commissioner Hoffman to CONTINUE GP 99-1 – General Plan amendment for permanent street closure and creation of a walkstreet at Ocean View Drive between 3 rd Street and 4 th Street east of Pacific Coast Highway, and adoption of an Environmental Negative Declaration (continued from October 19, 1999 meeting). AYES: Hoffman, Pizer Chairman Perrotti
10. TEXT 99-1 – TEXT AMENDMENT TO CONSIDER CHANGES
TO RESIDENTIAL DEVELOPMENT STANDARDS IN R-2, R-2B AND R-3 ZONES
AND RESIDENTIAL PARKING REQUIREMENTS.
Staff Recommended Action: To recommend approval of said text amendment. Director Blumenfeld reviewed the staff report with the recommendations as follows:
Chairman Perrotti opened the public hearing. Janet McHugh, 718 1 st Place, Hermosa Beach, stated she owns three properties that are R-2 properties which were R-3 at one time. She suggested that the property owners should be properly notified of this item on the agenda. Also, she said that changes should be specified in the noticing. Director Blumenfeld stated that the City and State requirements are to provide a legal notice in the general circulation of the paper, and he said when there are over 1,000 properties, they don’t follow the standard noticing. He further indicated that the City has met their legal obligation, and this item has been a continued hearing and discussed item since March. He said a list of the properties concerned could be compiled along with providing a more detailed description of the issues involved. He further indicated that mailings could generate a significant cost. Commissioner Pizer noted that the Agenda is also posted on the web site. Commissioner Hoffman pointed out that only 15% of voters turned out for the election. Tom McHugh, 718 1 st Place, Hermosa Beach, asked about the design of the building. Chairman Perrotti stated it would not be as restrictive as the original proposal. Brett Johnson, 321 28 th Street, Hermosa Beach, asked about the 17-foot setback. Director Blumenfeld explained that the 17-foot setback (garage) is to provide for guest parking. Charlie Chittam, 548 2 nd Street, Hermosa Beach, expressed concern with the Commission not receiving general public’s input. He further stated that the compromise for roof deck reductions is adequate which will help reduce the "concrete jungle look," and may even result in increased open yard space in front of the development. However, he is concerned with reducing the parking requirements. Bill Wile, 715 1 st Street, Hermosa Beach, stated that sometimes the public does not get the Beach Reporter. He said he would like to be informed of any changes that will affect his property. Michael Keegan, 1107 Loma Drive, Hermosa Beach, stated he wrote a letter to the Beach Reporter and Easy Reader which was printed stating the issue that there should be notice in writing to the owners affected. He said the Council is planning to do this. Chairman Perrotti closed the public hearing. MOTION by Commissioner Pizer and seconded by Commissioner Hoffman to CONTINUE to the December 1, 1999 meeting, TEXT 99-1 – Text amendment to consider changes to residential development standards in R-2, R-2B and R-3 zones and residential parking requirements. AYES: Hoffman, Pizer, Chairman Perrotti
HEARINGS 11. CON 96-5/PDP 96-6 – REQUEST FOR ONE YEAR EXTENSION OF THE CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24249 FOR A TWO-UNIT CONDOMINIUM CONVERSION PROJECT AT 1723-1725 GOLDEN AVENUE.Staff Recommended Action: To approve for one year extension. City Planner Schubach summarized the staff report and stated the applicant is requesting a second extension due to complications with securing the required common driveway easement. Chairman Perrotti opened the hearing. Chairman Perrotti closed the hearing. Commissioner Pizer questioned why a one year extension is needed. Director Blumenfeld stated there may be problems getting an agreement from the adjacent owner. Commissioner Hoffman asked if all the requirements can be met due to the project having a shared driveway. Director Blumenfeld stated it meets all the development standards and having a common driveway is not necessarily a problem. MOTION by Commissioner Pizer and seconded by Commissioner Hoffman to APPROVE CON 96-5/PDP 96-6 – Request for one year extension of the Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #24249 for a two-unit condominium conversion project at 1723-1725 Golden Avenue. AYES: Hoffman, Pizer, Chairman Perrotti
12. NR 99-6 – EXPANSION AND REMODEL TO AN EXISTING
SINGLE FAMILY DWELLING WITH NONCONFORMING FRONT AND SIDE YARDS
RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 325 28
TH
STREET.
Staff Recommended Action: To approve said request. City Planner Schubach summarized the staff report and stated it is a typical expansion staff has seen in the past with nothing unusual. He said also there are the standard conditions of approval so that the project complies with the zoning and Planning Commission policies. Chairman Perrotti asked about the guest parking. Director Blumenfeld stated that some of the storage area would have to be modified to provide a guest parking space at the rear of the lot. Chairman Perrotti opened the hearing. Ben Gutshall, 325 28 th Street, Hermosa Beach, stated the back is 3 feet above grade from the alley with all concrete, and a parking space could not be added at this time. He said there also may not be the necessary turning radius. He further said that the storage building and building attachments extending in the side yard will be demolished and the existing fencing at the rear and side of the property will be replaced with appropriate materials. Vince Nelson, 339 28 th Street, Hermosa Beach, stated he is two doors up from the proposed development. He expressed concern that his offset is 5 feet in front and the development as proposed is 3 feet with a 3 foot deck, brining it out to lot line. He said this may affect his view and value of his property. Mr. Gutshall stated that his property is exactly in line with Mr. Nelson’s property, and every house on the block has a 3 foot setback. He said the deck is on the top floor and Mr. Nelson’s deck is a level below and his view will be not be impacted. Mr. Nelson disagreed, stating that he is higher on the hill. Director Blumenfeld indicated that there is a proposed lower deck which is within 30 inches of the grade. He further noted that decks cannot protrude into the front required front yard. City Planner Schubach clarified that the plans show the deck as proposed, but the deck is existing, and is a lower deck which is a balcony off the second floor. Director Blumenfeld also clarified that the issue is whether or not the existing deck can remain as a nonconformity if the project is approved. Mr. Nelson stated that his perception of the current situation is that the current deck is setback with the house and is not at the lot line. He feels that the proposed development would extend it to the lot line, obscuring his view. Chairman Perrotti pointed out that the bulk of the work will be at the back and the front will remain where it is presently. Rick Johnson, 321 28 th Street, Hermosa Beach, stated he is west of the project. He said there is a difference of about 3 feet grade elevation between the alley and the concrete back yard and would be very expensive for Mr. Gutshall to demolish the back to provide a parking space. He further said the project will benefit the neighborhood. Chairman Perrotti closed the hearing. Commissioner Hoffman pointed out that this is a special area in town where people have bought and owned homes with the understanding that there is very limited parking and nonconformities that exist. He noted that the deck issue is just a matter of having plan check review it and the project seems reasonable. Director Blumenfeld reviewed the photos with the Commission and stated the plans will need to be clarified. Commissioner Pizer stated that it looks like a nice project and would approve it subject to clarification. Chairman Perrotti pointed out it would be very expensive to add the parking in the back and agrees with the staff analysis, but stated that staff needs to clarify the deck area during plan check. Commission Hoffman stated that another condition of this project is that all of the existing fencing be replaced with conforming fencing. MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE NR 99-6 – Expansion and remodel to an existing single family dwelling with nonconforming front and side yards resulting in a greater than 50% increase in valuation at 325 28 th Street. AYES: Hoffman, Pizer, Chairman Perrotti
13. NR 99-7 – ADDITION AND REMODEL TO AN
EXISTING SINGLE FAMILY DWELLING WITH A NONCONFORMING GARAGE AND
LESS THAN REQUIRED OPEN SPACE RESULTING IN A GREATER THAN 50%
INCREASE IN VALUE AT 912 9
TH
STREET.
Staff Recommended Action: To approve said request. Director Blumenfeld summarized the staff report. He said that the proposed expansion area conforms to all planning and zoning requirements and is reasonable relative to lot size, age and condition of the structure. Chairman Perrotti opened the hearing. Commissioner Hoffman asked if the only exception is that the garage is too narrow. Director Blumenfeld stated yes, and that it is a greater than 50% expansion based on the nonconformity. Shane McColgan, 912 9 th Street, Hermosa Beach, stated he is requesting approval of the project and said he needs the extra space. He also said that most of the expansion will be at lower grade. Chairman Perrotti closed the hearing. Commissioner Hoffman pointed out that the use, exterior appearance, occupancy or parking will not change. MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE NR 99-7 – Addition and remodel to an existing single family dwelling with a nonconforming garage and less than required open space resulting in a greater than 50% increase in value at 912 9 th Street. AYES: Hoffman, Pizer, Chairman Perrotti
14. CUP 99-2 STATUS REPORT ON A SIX MONTH REVIEW OF THE CONDITIONAL USE PERMIT AMENDMENT TO EXTEND OUTDOOR DINING HOURS TO 11 P.M. DURING DAYLIGHT SAVING TIME (APRIL – OCTOBER) AND TO 10 P.M. NOVEMBER – MARCH FOR BOTTLE INN RISTORANTE AT 26 22 ND STREET. Staff Recommended Action: To direct staff as deemed appropriate. City Planner Schubach summarized the staff report. He said there have not been any disturbances as a direct result of the restaurant and outdoor dining. Chairman Perrotti opened the hearing. Chairman Perrotti closed the hearing. The Commission Received and Filed by Minute Order to APPROVE CUP 99-2. AYES: Hoffman, Pizer, Chairman Perrotti
15. STAFF ITEMS
Director Blumenfeld summarized the staff report and stated staff is recommending clarification as follows:
He further stated there is the suggested text amendment with discussion on page 5 and 6 of the staff report. He summarized that staff would like to "clean up" the Ordinance by going forward with the Text Amendment. He further indicated that the Ordinance is not clear regarding situations outside of the exceptional conditions. Commissioner Pizer feels that staff has done a great job, and Chairman Perrotti agrees that this will clarify a lot of the issues. The Commission APPROVED by Minute Order staff’s recommendations. AYES: Hoffman, Pizer, Chairman Perrotti
Chairman Perrotti announced that the next meeting will be December 1, 1999. 16. COMMISSIONER ITEMS Commissioner Pizer requested to add under Staff Items the status of Planning Commission appeals to City Council. Director Blumenfeld stated it could be put at the end of Staff Items in summary form. 17. ADJOURNMENT MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to ADJOURN the meeting at 9:25 pm. No objections, so ordered.
|
|
|
|