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 City of Hermosa Beach --- 01-20-98
MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON DECEMBER 2, 1997, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS
Meeting called to order at 7:10 p.m. by Chmn. Tucker.
Pledge of allegiance led by Comm. Schwartz.
ROLL CALL
Present: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker Absent: Comm. Merl Also present: Sol Blumenfeld, Community Development Director Ken Robertson, Associate Planner Deborah Salas, Recording Secretary
CONSENT CALENDAR
Director Blumenfeld said there was a correction to the Staff report at item 4C, line 14, which should read "for purposes of calculating."
MOTION by Comm. Perrotti, Seconded by Comm. Pizer, to APPROVE the minutes and the resolutions with the one modification.
AYES: Comm. Perrotti, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: Comm. Schwartz ORAL/WRITTEN COMMUNICATIONS None PUBLIC HEARINGS
7. CUP 97-4 -- AMORTIZED CONDITIONAL USE PERMIT FOR AN EXISTING MISCELLANEOUS REPAIR SHOP, AND AUTO STORAGE AT 322 ARDMORE AVENUE (CONTINUED FROM 5-20, 6-17, 7-15, AND 10-21-97 MEETINGS).
Staff Recommended Action: To continue to February 17, 1998 meeting to complete required Zoning Ordinance changes relative to project.
Director Blumenfeld said the matter, which would establish whether a use permit is required, would be before the City Council the following week.
Chmn. Tucker opened the public hearing at 7:16 p.m. Chmn. Tucker closed the public hearing at 7:16 p.m.
MOTION by Comm. Perrotti, Seconded by Comm. Schwartz, to CONTINUE the item to the February 17, 1998 meeting.
AYES: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: None
8. CUP 97-10/PARK 97-6 -- CONDITIONAL USE PERMIT AND PARKING PLAN AMENDMENT TO EXPAND AN EXISTING RESTAURANT WITH ON-SALE BEER AND WINE WITH LESS THAN REQUIRED PARKING AND TO ADD LIVE ENTERTAINMENT AT 1139-41 AVIATION BOULEVARD, HERMOSA STEAK-OUT.
Staff Recommended Action: To approve said request.
Ken Robertson said the applicant is seeking to expand an existing restaurant an additional 1,100 square feet. He said the applicant is proposing to have the counter converted to a bar seating area. He said although Staff has not formally surveyed the parking at the center, it has been observed that parking is rarely near capacity except at the holiday times. He said Staff was addressing the issue of live entertainment by suggesting that it be terminated at 10:00 p.m.; however, the applicant would like to stay open until midnight or 1:00 a.m. on the weekends.
Chmn. Tucker opened the public hearing at 7:24 p.m.
Lindsey and Francine Weber, 114B Hermosa Avenue, said they want to expand to have more space for families and to have their hours to midnight Monday through Thursday and 1:00 p.m. on Friday and Saturday.
Carol Duff, 1307 Clark Lane, said the live entertainment would bring a renewed vitality to the center.
David Robbin, 2923 Gibson Place, Redondo Beach, said he would be supplying the entertainment at the bar and has experience in sound reinforcement and sound containment.
Chmn. Tucker closed the public hearing at 7:32 p.m.
Discussion
Comm. Perrotti said the applicant seems cooperative in making the building soundproof or reducing any sound problems by putting in the air-conditioning and the double paned glass. Chmn. Tucker said he would like to see the gate in the front eliminated.
MOTION by Comm. Perrotti, Seconded by Comm. Schwartz, to APPROVE the proposed resolution with the modification that the hours of entertainment be changed to Sunday through Thursday, midnight, and Friday and Saturday, 1:00 a.m., and have Staff check into the gate as to whether it is a safety or fire requirement.
AYES: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: None Chmn. Tucker said as with all items, this is appealable to City Council within 10 days.
9. CON 97-22/PDP 97-23 -- CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24922 FOR A TWO-UNIT CONDOMINIUM AT 1716 MANHATTAN AVENUE.
Staff Recommended Action: To approve said request.
Director Blumenfeld said the project is in conformance with the zoning requirements except for the parallel parking space on the east side of the project. He said the stall was in conformance with the required parking dimension but it is narrower in certain areas.
Chmn. Tucker opened the public hearing at 7:47 p.m.
David Belasco, 406 ½ 30th Street, said he hoped the project would be attractive to the neighborhood. He said the parallel parking space at its narrowest point is eight feet, nine inches, and he hoped it would be adequate. He also addressed the three-quarter bath on the lower level, which has two bedrooms, and he felt having a bathtub was not out of the question.
Larry Peha, 67 14th Street, said this is an atypical lot in configuration, and they are providing three guest parking spaces for this project which would normally only require one space.
Chmn. Tucker closed the public hearing at 7:56 p.m.
Discussion
Chmn. Tucker introduced three letters into the record. Comm. Schwartz discussed taking away three inches or 1 percent of the building area. She also stressed the need for more detail or articulation rather than just stucco walls. Chmn. Tucker expressed concern regarding the elevations in the rear and suggested a hold harmless agreement with the City for a sump pump.
MOTION by Comm. Perrotti, Seconded by Comm. Pizer, to ADOPT the resolution with the modification to Section 5.1D to a three-quarter bath for the rear unit, adding language per Comm. Schwartz comments to work with staff to enhance the north and west side elevations with more detail and articulation and to modify the plans to make sure the parking width is adequate.
AYES: Comm. Perrotti, Pizer, Chmn. Tucker NOES: Comm. Schwartz ABSENT: Comm. Merl ABSTAIN: None
10. CON 97-23/PDP 97-24 -- CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24923 FOR A TWO-UNIT CONDOMINIUM AT 306 MONTEREY BOULEVARD.
Staff Recommended Action: To approve said request.
Director Blumenfeld said the project meets all the zoning requirements and parking requirements; however, the nine-foot parallel space on the east side of the project does not meet the nine-foot clear dimension.
Chmn. Tucker opened the public hearing at 8:20 p.m.
David Belasco, 406 ½ 30th Street, said that the Staff report showed that the lot coverage was 62 percent so they do have sufficient room to pull back.
Larry Peha, 67 14th Street, said they could reconfigure the downstairs if they could push the site coverage up to 65 percent.
Chmn. Tucker closed the public hearing at 8:24 p.m.
Discussion
Comm. Pizer questioned how the water in the drain area would get out. Comm. Schwartz commented that there should be more detail and articulation. Comm. Perrotti introduced three letters into the record which were favorable to the project. He also said they were being consistent in having three-quarter baths in both units. Chmn. Tucker said they expect what is in the renderings to be in the final product in a few months.
MOTION by Comm. Perrotti, Seconded by Comm. Schwartz, to APPROVE the resolution as proposed with added language that Staff make sure that the articulation issue is addressed.
AYES: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: None
11. CON 97-17/18/19/20/21 & PDP 97-18/19/20/21/22 -- CONDITIONAL USE PERMITS, PRECISE DEVELOPMENT PLANS AND VESTING TENTATIVE PARCEL MAPS #24924/25/26, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION FOR FIVE TWO-UNIT CONDOMINIUMS AT 123 & 125, 133 & 135, 137 & 139, 141 & 143, AND 145 & 147 LYNDON STREET.
Staff Recommended Action: To approve said request and adopt the Environmental Negative Declaration.
Mr. Robertson said the applicant is proposing to develop five contiguous lots with two-unit projects on each lot. He said five of the units will be accessed from Lyndon Street and five from the alley, and the units are all approximately 2,000 square feet. He said this project will potentially cause the loss of seven on-street parking spaces, and this is being looked at by public works in order to provide metered parking on the other side of the street. He also explained that there is an issue concerning the livable open space of the units that needs to be considered by the Commission. Director Blumenfeld addressed the issue of land division in order to gain more open space.
Chmn. Tucker opened the public hearing at 8:42 p.m.
Cheryl Vargo, 5147 Rosecrans, Hawthorne, introduced a slightly different rendering, enhancing the plan before the Planning Commission, with different rooflines and colors. She said they were able to take advantage of the natural topography with slopes from the east to the west and also from 1st Court to Lyndon. She said the applicant wanted to create the single family home environment without common walkways; therefore, each unit has its own entry. She said Policy Statement 92-1 could be used as a criteria to waive the normal 50% or substantial criteria being off the living area. Addressing a question from Comm. Schwartz, Ms. Vargo said they had put front facing chimneys on a few of the units and had raised the roofline to a pitch on a few units. Ms. Vargo said they could work on the variety in the facades of the units in response to a suggestion by Comm. Perrotti. Chmn. Tucker closed the public hearing at 8:53 p.m.
Discussion
Chmn. Tucker introduced a letter which had been submitted, expressing some concerns about the project, and he suggested that it should be forwarded to the City Council. Comm. Pizer said he was satisfied with the project according to the newest rendering, and he said the garage doors should be different. Comm. Schwartz suggested pushing some of the units back a little as well as some differentiation between the buildings. Comm. Perrotti suggested making a motion to direct Staff concerning the zero lot lines, and he suggested using more details on the appearance such as using three different colors of paint or trim. Chmn. Tucker suggested varying the landscaping from one unit to another.
MOTION by Comm. Schwartz, Seconded by Comm. Perrotti, to APPROVE the project with the exception to direct the applicant to work with Staff to further enhance the differences between the units, including following through on the rendering but also differentiating the garage doors, the planting, the architectural styles of the different buildings, setbacks of the face of the buildings from the street, roof tiles and arches.
AYES: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: None
Brief recess taken at 9:03 p.m.
The Planning Commission reconvened at 9:21 p.m.
12. 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 (CONTINUED FROM NOVEMBER 18, 1997 MEETING).
Staff Recommended Action: To approve said request.
Director Blumenfeld said this project was continued in order to allow the applicant to bring this nonconforming remodel into conformity with the nonconforming remodel ordinance. He said the Planning Commission under its authority under 17.52 of the Zoning Ordinance can approve these remodels. A 2.7 foot front yard and a substandard side yard of 2.6 feet are the only nonconformities in the project. Chmn. Tucker opened the public hearing at 9:25 p.m.
Chmn. Tucker closed the public hearing at 9:25 p.m.
Discussion
Comm. Pizer agreed that the sump pump should be incorporated. Comm. Schwartz said she would like to see more articulation on the elevations, and to see some character on the exterior of the courtyard.
MOTION by Comm. Perrotti, Seconded by Comm. Schwartz, to ADOPT the resolution with the modifications of including a condition for a sump pump and the appropriate language to protect the city and also the enhancements as mentioned by Comm. Schwartz.
AYES: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: None
13. NR 97-13 -- A 250 SQUARE FOOT EXPANSION OF AN EXISTING NONCONFORMING DUPLEX WITH LESS THAN REQUIRED PARKING AT 1820- 1824 THE STRAND (CONTINUED FROM NOVEMBER 18, 1997 MEETING).
Staff Recommended Action: To approve said request.
Mr. Robertson said this project involved quite a bit of demolition, and the applicant was directed to reduce the lot coverage to 68% at the last meeting. He said the lot coverage has been reduced to 68% by modifying the deck by changing it to a cantilevered balcony.
Chmn. Tucker opened the public hearing at 9:30 p.m.
John Houle, 1610 The Strand, spoke about parking and reducing the garage area, and explained the modifications to the plan.
Chmn. Tucker closed the public hearing at 9:35 p.m.
Discussion
Comm. Schwartz expressed concern with the issue of the project being a nonconforming use. Comm. Perrotti said the applicant and architect have made a genuine attempt to try to reduce the nonconformities.
MOTION by Comm. Perrotti, Seconded by Comm. Pizer, to APPROVE the resolution as proposed.
AYES: Comm. Perrotti, Schwartz, Pizer, Chmn. Tucker NOES: None ABSENT: Comm. Merl ABSTAIN: None STAFF ITEMS
14a. Memorandum regarding election of chairman and vice chairman (continued from November 18, 1997 meeting).
Continued to January meeting.
14b. Community Development Department Activity Report of November, 1997.
Receive and file.
14c. Tentative future Planning Commission agenda.
Receive and file.
14d. City Council Minutes of October 28 and November 13, 1997.
Receive and file.
ADJOURNMENT
MOTION by Comm. Perrotti, Seconded by Comm. Pizer, to ADJOURN at 9:44 p.m. No objections; so ordered.
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