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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 JANUARY 20, 1998 AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS
The meeting was called to order by Chairman Tucker at 7:13 p.m.
Commissioner Merl led the pledge of allegiance.
ROLL CALL
Present: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker Also Present: Sol Blumenfeld, Community Development Director Michael Schubach, City Planner Terri Sabosky, Recording Secretary
CONSENT CALENDAR
Motion by Commissioner Merl, seconded by Commissioner Perrotti, to approve the minutes and the resolutions.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker. NOES: None ABSTAIN: None ABSENT: None
ORAL/WRITTEN COMMUNICATIONS: None
PUBLIC HEARINGS
7. PDP 97-25 - PRECISE DEVELOPMENT PLAN TO REDESIGN MOBILEHOME PARK TO ACCOMMODATE LARGER UNITS AT 531 PIER AVENUE.
Staff Recommended Action: To approve said request.
Director Blumenfeld presented a brief staff report on the proposed project stating that the applicant, Marineland Mobilehome Park , is proposing the reconfiguration of the existing site to accommodate new doublewide mobile homes. In order to accomplish this, the plans propose replacing 61 existing sites with 57 sites , a loss of 4 sites. This will impact the City's low and moderate income housing stock, however, approval of the project is not in conflict with State Housing and Community Development policy. Current parking on the site is one space per unit with 23 common spaces. The proposed project would provide one space per unit and 16 common spaces. There is currently 1 acre of undeveloped land behind the existing site. Director Blumenfeld presented two recommendations to the Commission:
1. Approve the project as proposed 2. Advise applicant to submit revised plans to incorporate the balance of the site.
Chairman Tucker opened the public hearing at 7:30 p.m.
Mr. Vernon St. Clair, representative and manager of the Marineland Mobilehome Park, stated the proposed reconfiguration is necessary in order to keep the park open and that it would be cost prohibitive for the applicant to expand the park to include the undeveloped area.
The following individuals spoke in opposition to the proposed project and all reside at 531 Pier Avenue, Hermosa Beach.
Marie Horowitz, Space #15, and President of the Mobilehome Park Homeowners Association, requested that the applicant submit a tenant impact report and requested to know if park residents would incur the costs associated with the proposed improvements.
Kathryn Kenny, Space #28, questioned the continued rent increases at the park and the utility fees imposed by the applicant.
Richard Shields, Space # 13, stated the proposed reconfiguration would reduce his lot size by 5 feet to make room for another mobilehome site.
Mari Hudson, Space #56, stated the park management has failed to maintain the existing facility. She submitted photographs she had taken exhibiting the run-down condition of the park
Pat Schaffer, Space #57, stated his concern with regard to safety issues at the park, in particular Fire Department ingress and egress.
Laura See-Taylor, Space #57, was also concerned with management's failure to maintain the park, specifically with regard to earthquake requirements.
Karen Burns, Space #46, questioned the Coastal Commission's reaction to this project. Additionally, she felt the proposed two-story mobile homes are at least visually non-conforming since all other homes in the park are one story. She questioned how the minimum 5-foot wide planter area required at the Valley entrance would be accommodated since there is only about 18 inches available there now.
Darlene Sinatra, Space #52, asked the Commission to address all the issues of the proposed project and their potential impact on the residents.
Joel Pierson, Space #30, has several issues with the park which include (1) haphazard parking arrangement, (2) poor drainage during the rainy season, (3) rent increase (4) small garden/open area taken away from him (5) proposed drawings don't coincide with actual park.
Chairman Tucker invited Mr. St. Clair back to the podium to respond to the comments and/or to answer any questions. Those issues raised were as follows:
Chairman Tucker closed the public hearing at 8:40 p.m.
Discussion
Commissioner Perrotti stated he was concerned about the project's impact on the City's housing element. He would like to see the applicant prepare a study with cost provisions to develop the western portion of the property. Commissioner Merl stated the proposed project does not address the safety and open space/recreational issues. Chairman Tucker, Commissioners Schwartz and Pizer agreed, stating the applicant needs to address the needs of the tenants, including safety, drainage, recreational space and parking. Chairman Tucker suggested the undeveloped portion be made into a recreational area and that a few mobilehome sites also be added.
MOTION by Perrotti, seconded by Commissioner Merl to continue this item to the next meeting requesting that the applicant (1) prepare revised site plans, incorporating the undeveloped portion of the property; (2) supply staff with costs estimates for shoring and retaining walls; (3) address safety, drainage and recreational issues.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None Brief recess taken at 8:50 p.m.
The Planning Commission reconvened at 9:00 p.m.
8. CUP 97-11 - CONDITIONAL USE PERMIT AMENDMENT FOR ALTERATION OF AN EXISTING RESTAURANT, AND TO ADD LIVE ENTERTAINMENT AND TO EXTEND HOURS AT 49 - 53 PIER AVENUE, FAT FACE FENNER'S FISHACK
Staff Recommended Action: To approve said request.
Director Blumenfeld said the project is a consistent with the zoning and the General Plan. The project involves an addition to the second story of the Loreto Plaza building, formerly known as "Casablanca". The applicant is proposing to alter the interior of the existing restaurant with respect to the seating arrangement, to add a small bar area, and to add a small stage for live entertainment. The applicant is also requesting to extend the closing time to 2:00 a.m. Improvements will include double-glazing on the windows and air-conditioning to offset any potential noise impact. The project will not require additional parking as there is a parking credit established under the zoning ordinance for the previous use on the property.
Chairman Tucker opened the public hearing at 9:10 p.m.
The applicant, John Bowler, 833 Hermosa Avenue, advised that the proposed seafood grill/chowder house would target a wider clientele and hopefully be an asset to the downtown area. He clarified the following concerns of the Commission:
For the record, Commissioner Perrotti noted the letter received from James Lissner regarding the liquor license.
Commissioner Perrotti questioned hours of operation/entertainment in Condition #2 on page 5. A brief discussion followed.
MOTION by Commissioner Perrotti to adopt the resolution as recommended by staff with an additional condition clarifying the hours of operation as 6:30 a.m. to 2:00 a.m.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
At 9:20 p.m. the order of the agenda was suspended to go to Items #15 and #16a..
9. CON 97-24/PDP 97-26 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24920 FOR A 2-UNIT CONDOMINIUM AT 844-846 15TH STREET
Staff Recommended Action: To approve said request.
Mr. Schubach stated that this is a typical condominium project and that it complies with the planning and zoning requirements. The project is subject to conditions as outlined in the staff report and some of the requirements include ¾ baths in lower levels, 24 inch box trees, and sliding glass doors at garage level.
Chairman Tucker opened the public hearing at 10:00 p.m.
Ms. Elizabeth Srour, 1001 6th Street, Manhattan Beach, representing the applicant, Chris Bennet, stated that lot coverage on this project is only 48% and there are very generous front and back yard setbacks. She stated the project addresses all goals of the Planning Commission for new homes. Some type of decorative treatment will be used on the driveway. Ms. Srour would like the Commission to reconsider Condition #2.
Chairman Tucker questioned the elevation and was advised that it would not change.
Janet Marott, 900 1st Street, Hermosa Beach, expressed concern about the proposed project blocking her view and impacting the amount of light coming into her home.
Chairman Tucker closed the public hearing at 10:15 p.m.
Discussion
For the record, Commissioner Perrotti noted the letter submitted regarding this project. Additionally, Section 3. #1 of the resolution should read dwellings not dwelling. Commissioner Merl stated he understood the neighbors concern, but there is no view ordinance in the City at this time. Commissioner Schwartz stated he would like to have staff work with applicant on the architecture on the west elevation.
MOTION by Commissioner Perrotti, seconded by Commissioner Schwartz to approve the resolution as proposed with the following modifications:
Staff Recommended Action: To approve said request.
Mr. Schubach stated that even if this project results in more intensive use, parking may be reduced because customers may walk or ride bikes, on-street parking is available and peak hours for this use may not be the same as for the rest of the downtown area. Other businesses are offering to share their parking with the applicant In response to Chairman Tucker's question regarding the hours of operation, Mr. Schubach stated that it should not be a problem.
Chairman Tucker opened the public hearing at 10:30 p.m.
The applicant, Peter Buccoleri, 511 Pier Avenue, advised that the hours of operation for both the laundromat and coffee house will be 6 a.m. to midnight and that it would always be manned. Immediate neighbors agreed to let him use their parking spaces (14), but they do retain the right to discontinue use. He will have 28 washers and 10 double stack dryers.
Mr. Koch, business owner of Nations, 504 Pier Avenue, spoke in support of this project and the proposed parking arrangement. He felt parking would be no problem.
Elaina Casey, 213 16th Place, Manhattan Beach, questioned whether or not it should be the landlord's responsibility to upgrade and maintain the parking lot.. Chairman Tucker advised that it was between the applicant and the landlord.
Chairman Tucker closed the public hearing at 10:45 p.m.
Discussion
All Commissioners were in favor of approving the project as proposed and felt that perhaps some flexibility would help the applicant succeed. All agreed that the proposed use would be an improvement over what is there. The City's field inspector will determine the extent of parking lot resurfacing that is the applicant's responsibility.
MOTION by Commissioner Pizer, seconded by Commissioner Merl to approve the resolution as proposed.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
11. CON 97-25/PDP 97-28 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25012 FOR A THREE-UNIT CONDOMINIUM AT 611 9TH STREET.
Staff Recommended Action: To approve said request.
Mr. Schubach reported that staff has gone over plans and any initial problems with height and lot coverage could be resolved. Decks have been moved down to living room /dining room area. They meet the requirements and do not now need a second access. New landscaping plans will be provided to the City. The trash enclosures will be located in the garages.
Chairman Tucker opened the public hearing at 10:55 p.m.
Representing the applicant, Jack Wood, 200 Pier Avenue Suite 38, Hermosa Beach, stated the project is in conformance to the requirements.
Bill and Laura Roberts, 623 9th Street, Hermosa Beach opposed to the proposed project due to the obstruction of their view. They were also concerned about height of the chimneys. Photographs taken from their home were submitted.
Barbara Scanlan, 621 9th Street, Hermosa Beach, was concerned about the height of the project and the duration of construction.
Bryan Ishino, 625 9th Street was also concerned about the impact of this project on his quality of life with regard to view and light.
Residents questioned how high the project was going to be in relation to their respective building. Mr. Wood advised that the proposed project is lower than the adjacent building and that he would work to cooperate with residents. He said he would make chimneys as small as possible.
Chairman Tucker closed the public hearing at 11:20 p.m.
Discussion
Commissioners sympathized with homeowners adjacent to this project but advised them that the City currently has no view ordinance. All agreed with proposed project.
MOTION by Commissioner Schwartz, seconded by Commissioner Pizer to approve the project with the additional requirements of a hold harmless agreement for a sump pump and that there be more decorative concrete in the driveway.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
12. CON 97-26/PD 97-29 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE MAP #24976 FOR A FOUR-UNIT CONDOMINIUM AT 653 - 655 9TH STREET.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer to continue to February 17, 1998 meeting in order for the applicant to submit revised plans.
All Commissioners in favor of continuance.
13. CON 97-27/PDP 97-30 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24968 FOR A TWO-UNIT CONDOMINIUM AT 125 4th STREET.
Staff Recommended Action: To approve said request.
Mr. Schubach stated that staff had a question regarding the elevation in the northeast corner of the property. The project could be redesigned somewhat and this concern should be easily resolved. Staff did have some concerns regarding the landscaping and also wished to add the condition regarding the ¾ bath. Storage areas also need to be added.
Chairman Tucker opened the public hearing at 11:30 p.m.
Larry Peha, 67 14th Street, Hermosa Beach, advised that storage areas were left off the plans but will be added. He will comply will all other conditions.
Leonard Moskowitz, 109 4th Street, Hermosa Beach, concerned about noise pollution, traffic and debris left by construction crews.
The public hearing was closed at 11:45 p.m.
Discussion
Commissioner Perrotti stated the resolution as proposed is adequate--just add the condition regarding the sump pump and the hold harmless language.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer to approve the resolution as proposed with addition of the hold harmless agreement for the sump pump.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
14. CON 97-28/PDP 97-31 -- CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24978 FOR A THREE-UNIT CONDOMINIUM AT 1224 LOMA DRIVE.
Staff Recommended Action: To approve said request.
Mr. Schubach stated this project has an elevation concern with regard to a convex contour. However, after looking at this in terms of the code and reviewing the plans, staff feels it will meet the City's height limits. Staff is requiring two-foot intervals along the property lines to indicate the height at all points.
Chairman Tucker opened the public hearing at 11:50 p.m.
Larry Peha, 67 14th Street, Hermosa Beach, stated that he has been working with staff to resolve the height issue.
Chairman Tucker closed the public hearing at 12:02 p.m.
Discussion
Chairman Tucker had a concern with the height of the property line retaining wall in the backyard. Commissioner Perrotti stated he was unhappy with the masonite siding. Commissioner Schwartz and Chairman Tucker questioned the project's proposed tandem parking and associated problems.
MOTION by Commissioner Schwartz, seconded by Commissioner Merl to approve the resolution with a condition for a sump pump and hold harmless agreement and the addition of belly bands on the masonite.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
Chairman Tucker requested that Staff conduct further studies on the tandem parking issue and the building up of retaining walls.
HEARING
15. APPEAL OF THE COMMUNITY DEVELOPMENT DIRECTOR'S DECISION TO USE A PORTION OF OS-O ZONE OPEN SPACE FOR SIDE YARD ACCESS AT 802 THE STRAND.
Staff Recommended Action: To direct staff as deemed appropriate.
Director Blumenfeld stated that the property owner is requesting that the Commission consider whether moving exterior stairs from the north side to the south side of the property will violate the intent of the Zoning Ordinance and Building Code.
Commissioner Schwartz questioned whether the OS-O is city owned property. Director Blumenfeld advised that it is but when the owner makes improvements, those areas are vacated to the owner for the exclusive use of open space and parking.
Chairman Tucker asked if they are in compliance with the parking. Director Blumenfeld advised they are in the process of coming into compliance by providing a barrier wall.
Chairman Tucker opened the public hearing at 9:26 p.m.
Property owners, Charles and Chris Reinagel, stated they wanted to move the stairwell to have a little better access. Plans have already been submitted and it is their intent to upgrade the property.
Chairman Tucker closed the public hearing at 9:28 p.m.
No further discussion.
MOTION by Commissioner Merl, seconded by Commissioner Perrotti to approve applicant's appeal to relocate exterior stairs to the south side.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
STAFF ITEMS
16a. Interpretation of nonconforming remodel provisions - 1028 Loma Drive. Director Blumenfeld advised that because of the collapse of the last remaining six-foot wall segment, qualifying this project as a remodel is questionable. He is asking for the Commission's direction.
Chairman Tucker opened the public hearing at 9:35 p.m.
Property owners, Bill and Mary Lou O'Brien, 1028 Loma Drive, request that this remain a remodel project as was initially approved.
Dominic and Cass Lombardo, 7955 3rd Street, Downey, the project builders, spoke on behalf of the owners, explaining that the foundation beneath the six -foot portion of the wall was loose and would not hold the wall. Subsequently, it was removed.
Chairman Tucker closed the public hearing at 9:50 p.m.
Discussion
Commissioners Perrotti and Merl were in favor of keeping the project a non-conforming remodel so as not to make owners comply with the 17-foot setback. Commissioners Schwartz, Pizer and Chairman Tucker disagreed and stated that they did not want this project to set a precedent. The wall should not have been demolished without notice to the City. They could not rationalize this project as a remodel.
Question: Should this project be considered a non-conforming remodel
AYES: Commissioners Perrotti, Merl NOES: Commissioners Schwartz, Pizer, Chairman Tucker. ABSTAIN: None ABSENT: None
Non-conforming remodel denied 3 - 2.
At the hour of 9:55 p.m., the order of the agenda continued with Public Hearings, Item No. 9.
16b. Memorandum regarding election of chairman and vice chairman (continued from December 2, 1997 meeting).
Continued to February 17, 1998 meeting.
16c. Community Development Department Activity Report of December, 1997.
Receive and file.
16d. Tentative future Planning Commission agenda. Receive and file.
16e. City Council Minutes of November 25, December 9 and 23, 1997.
Receive and file
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer to ADJOURN at 12:10 p.m.
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