MINUTES OF THE PLANNING COMMISSION MEETING OF THE

CITY OF HERMOSA BEACH HELD ON JULY 15, 1997,

AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS

Meeting called to order at 7:11 p.m. by Chmn. Tucker.

Pledge of allegiance led by Comm. Pizer.

ROLL CALL

Present: Comms. Perrotti, Pizer, Chmn. Tucker

Absent: Comms. Merl, Schwartz

Also Present: Sol Blumenfeld, Community Development Director

Michael Schubach, City Planner,

Deborah Salas, Recording Secretary

CONSENT CALENDAR

Director Blumenfeld said Staff was seeking confirmation of the Commission's approval with respect to the resolution concerning the variance requested on the property located at 2429 Myrtle.

Michael Schubach said there was no building code requirement for a protective type of window for fire on Resolution 97-44 for 1635 Palm Drive.

MOTION by Comm. Perrotti, seconded by Comm. Pizer, to APPROVE the June 17, 1997, minutes and the resolutions.

AYES: Comms. Perrotti, Pizer, Chmn. Tucker

NOES: None

ABSENT: Comms. Merl, Schwartz

ABSTAIN: None

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 and 6-17-97 meetings.)

Staff Recommended Action: To continue to October 21, 1997 meeting to complete required Zoning Ordinance changes relative to project.

Director Blumenfeld said as a result of the City Council action to review the zoning of all nonconforming industrial properties in the area adjacent the subject project and in order to provide enough time to prepare the staff report, Staff recommended that the project be considered at the October meeting.

Chmn. Tucker opened the public hearing at 7:18 p.m.

Chmn. Tucker closed the public hearing at 7:19 p.m.

MOTION by Comm. Perrotti, seconded by Comm. Pizer, to CONTINUE this item to the October 21, 1997 meeting.

AYES: Comms. Perrotti, Pizer, Chmn. Tucker

NOES: None

ABSENT: Comms. Merl, Schwartz

ABSTAIN: None

8. CON 97-11 / PDP 97-10 -- CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24787 FOR A TWO-UNIT CONDOMINIUM AT 1509 MANHATTAN AVENUE.

Staff Recommended Action: To approve said request.

Michael Schubach said that because of Building Code requirements there would have to be an additional stair access to the top level, which could alter the design. He stated if the design was altered with the additional outside staircase, there would have to be a second review by the Planning Commission.

Chmn. Tucker opened the public hearing at 7:21 p.m.

Patrick Killen, 912 Manhattan Avenue, Manhattan Beach, said he was the project architect for this project and that they would be able to achieve raised grade on the side yard without affecting the planning and zoning requirement. He also stated they are doing a parallel parking space parallel to the alley, so there will be three guest spaces on site. Responded to a concern expressed by Chmn. Tucker, regarding the trash areas, he said there is a space on the side of the garage.

Chmn. Tucker closed the public hearing at 7:30 p.m.

Discussion

Chmn. Tucker expressed his concern about allowing a doorway accessibility to the lower unit.

Rebuttal

Patrick Killen, stated that because there is a bedroom on the lower level, there would be no noise separation or privacy.

MOTION by Comm. Perrotti, seconded by Comm. Pizer, to ADOPT the resolution, with the modifications on Condition 1-A including requirement to prohibit raising the grade, omitting the additional staircase and eliminating door on the basement level floor plan.

AYES: Comms. Perrotti, Pizer, Chmn. Tucker

NOES: None

ABSENT: Comms. Merl, Schwartz

ABSTAIN: None

Chmn. Tucker stated, as with all items before this Commission, the project is appealable within 10 days.

9. CON 97-12 / PDP 97-11 -- CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24838 FOR A FOUR-UNIT CONDOMINIUM AT 937 FIRST STREET.

Staff Recommended Action: To approve said request.

Michael Schubach said Staff's primary concern with this project is that the egress from the centrally located guest parking space was constrained and therefore, a Condition for Approval was included that a traffic engineer be required to verify that the proposed parking will work as shown on the plans.

Chmn. Tucker opened the public hearing at 7:41 p.m.

Patrick Killen, 912 Manhattan Beach Boulevard, Manhattan Beach, said this project was a challenge with regard to the site and the side yard condition. He said they created 18-foot wide garage doors in order to get the back up correct on the site.

Brian Beatty, 945 First Street, said he had a concern with allowing the side yard to be only four feet might limit air and light between the properties. He also commented on the artificial elevation in both the northeasterly and southeasterly corners caused by dirt, questioning whether measurements are being done from the natural grade of the soil.

Monique Noriega, 931 First Street, raised a concern regarding separation of the properties.

Rebuttal

Patrick Killen, 912 Manhattan Beach Boulevard, Manhattan Beach, noted there will be a retaining wall separating this property from the property to the west. Subsequent to a discussion with Chmn. Tucker, he stated they would either rebuild a portion of the wall on the north end of the property or, if the neighbors are in agreement, remove the existing wall and put up a common wall.

Chmn. Tucker closed the public hearing at 8:02 p.m.

Discussion

Comm. Perrotti reviewed correspondence received from Jeffrey P. Nolan, president of the Hilltop Homeowners Association, which expressed concern regarding the elevation and height requirements. Director Blumenfeld emphasized that a condition of the resolution would be to have a traffic engineer verify that turning movements could be made conveniently in the center guest parking space.

MOTION by Comm. Pizer to ACCEPT the resolution. Comm. Perrotti seconded the MOTION with the added provision to add Chmn. Tucker's recommendation that there be projections and textures added to the east elevation.

AYES: Comms. Perrotti, Pizer, Chmn. Tucker

NOES: None

ABSENT: Comms. Merl, Schwartz

ABSTAIN: None

Chmn. Tucker said as in all items, it is appealable to City Council within 10 days.

10. CON 97-13 / PDP 97-12 -- CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24824 FOR A TWO-UNIT CONDOMINIUM AT 240 MONTEREY BOULEVARD.

Staff Recommended Action: To continue to next scheduled meeting. Michael Schubach stated that Staff recommended that this matter be continued to the September 16, 1997 meeting in order that the plans be revised to meet Zoning Code and Building Code requirements and to add additional detail to the plans that was missing.

Chmn. Tucker opened the public hearing at 8:10 p.m.

Chmn. Tucker closed the public hearing at 8:11 p.m.

MOTION by Comm. Perrotti, seconded by Comm. Pizer to CONTINUE this item to the September 16, 1997 meeting.

AYES: Comms. Perrotti, Pizer, Chmn. Tucker

NOES: None

ABSENT: Comms. Merl, Schwartz

ABSTAIN: None

11. VAR 97-4 -- VARIANCE FROM PARKING AND REAR YARD REQUIREMENTS TO ALLOW THE EXPANSION AND REMODEL OF A SINGLE-FAMILY DWELLING TO CONNECT TO AN EXISTING ONE-CAR DETACHED GARAGE, AND TO ALLOW OPEN PARKING IN THE FRONT YARD AT 439 8TH STREET.

Staff Recommended Action: To approve requested Variance from parking and rear yard requirements and deny a Variance for open parking in the front yard.

Michael Schubach said Staff was recommending the variance for the parking and the rear yard requirements but recommending denying the Variance for the open parking in the front yard subject to the conditions as contained in the Resolution.

Chmn. Tucker opened the public hearing at 8:14 p.m.

Frank Swanson, 618 Rosecrans, Manhattan Beach, stated that the lot size, 40 by 40.04, makes it impossible to comply with the parking setbacks required by the Zoning Codes, and therefore proposed to maintain the existing garage location and enlarge it to comply with the size requirements.

Chmn. Tucker closed the public hearing at 8:18 p.m.

Discussion

Comm. Perrotti was favorable with the idea of the dwelling unit over the garage being linked to the main residence, which reduces the possibility of the guest room being converted to a bootleg. Chmn. Tucker suggested trying to figure some way to get more parking other than just for zoning requirements.

MOTION by Comm. Perrotti, seconded by Comm. Pizer to ADOPT the resolution as proposed by Staff.

AYES: Comms. Perrotti, Pizer, Chmn. Tucker

NOES: None

ABSENT: Comms. Merl, Schwartz

ABSTAIN: None

Chmn. Tucker said as in all items, this is appealable to City Council within 10 days.

12. VAR 97-5 -- VARIANCE TO ALLOW LOT COVERAGE TO EXCEED 65% FOR THE EXPANSION OF AN EXISTING BATHROOM AT 314 - 316 33RD STREET.

Staff Recommended Action: To approve said request.

Director Blumenfeld said this item would have to be continued due to the fact that two commissioners were absent this evening and due to Chmn. Tucker having to excuse himself from voting on the item as he is within 300 feet of the subject project.

As there was no formal hearing on this project and due to a lack of quorum, the item was continued to the next regularly scheduled Planning Commission meeting on September 16, 1997.

A brief recess was taken at 8:22 p.m.

The Planning Commission meeting reconvened at 8:30 p.m.

Hearings

13. P-24 -- FRONT YARD INTERPRETATION AT 2515 HERMOSA AVENUE.

Staff Recommended Action: To direct staff by minute order as deemed appropriate relative to interpretation of fence height in the front yard of a through lot.

Director Blumenfeld stated that Staff was requesting direction by minute order on this item, with respect to conflicting directives in the Policy Statement and between the Policy Statement and the Zoning Ordinance with respect to the proposed project (located between The Strand and Hermosa Avenue) which is a through lot. Staff has discovered, after surveying the properties on the street, that most of the properties take Hermosa Avenue as the rear yard and The Strand as the front yard and, therefore, is concurring with the applicant on this matter. Director Blumenfeld further stated that, subsequent to resolution of this issue, Staff would submit a Text Amendment to clarify this through lot condition along the Strand and codify this Policy Statement into the Zoning Ordinance.

Chmn. Tucker opened the public hearing at 8:35 p.m.

Jerry Compton, 1200 Artesia Boulevard, Suite 300, Hermosa Beach, said that if the 10-foot setback to the building is removed, a modification to the plans would probably be made because it impacts the usable space that is available on a relatively small lot.

Mike Kaplan, 2515 Hermosa Avenue, commented that he didn't understand why an exception was made to the rule for these 23 lots.

Chmn. Tucker closed the public hearing at 8:42 p.m.

Discussion

Comm. Perrotti commented that all of the homes along The Strand are oriented towards the ocean. There was unanimous agreement by the Commissioners that Hermosa Avenue should be considered the rear yard. Director Blumenfeld commented that the matter would be brought back in a Text Amendment to eliminate ambiguity on future projects..

14. BUILDING HEIGHT GRADE DETERMINATION AT 2055 CIRCLE DRIVE.

Staff Recommended Action: To direct staff by minute order as deemed appropriate relative to establishing the base elevation for height measurement.

Director Blumenfeld said that given the method of determining height as measured from corner point elevations based upon survey grades, it was determined by Staff that an addition would not be possible under current requirements. Staff has advised the project architect about the issues and that the matter would be referred to the Commission for its determination.

Chmn. Tucker opened the public hearing at 8:59 p.m.

Joseph Di Monda, 1022 Third Street, Manhattan Beach, presented photos to the Commissioners and questioned whether the height ordinance could be interpreted so they could get a 5.2 percent addition placed on the house. He said that one house, rather than three, creates less traffic, less demands for parking, and less demands on infrastructure.

Chmn. Tucker closed the public hearing at 8:57 p.m.

Discussion

Comm. Pizer commented that a Variance that would allow them to have additional height would be the solution. Comm. Perrotti said the property as proposed would fit in well with what is existing but he was not sure what should be used as a reference point for the height calculation. Director Blumenfeld said that because of a very steeply sloping site, the building exceeded the maximum allowable height. He also commented that Staff is looking for direction by minute order as there is no resolution under current requirements.

STAFF ITEMS

15.a Resolution of Approval for a Conditional Use Permit and Parking Plan minor amendment to eliminate a condition requiring leased parking for a restaurant at 1320 Hermosa Avenue (Tucci's).

Director Blumenfeld said Staff would submit the project report to the Coastal Commission.

15.b Memorandum regarding minor amendment to condominium to allow relocation of front door at 533 Monterey Boulevard.

Chmn. Tucker proposed a minute order, approving relocation of the front door from the side to the front and an expansion of 18.6 square feet, which was concurred with by Comms. Perrotti and Pizer.

15.c Tentative future Planning Commission agenda

Chmn. Tucker said there would be no meeting in August.

15.d City Council Minutes of June 3, 10 & 24, 1997.

Receive and File

COMMISSIONER ITEMS

Chairman Tucker inquired about the mural signs at Fernandos and Ragin Cajun.

Director Blumenfeld indicated that Staff is looking at the sign ordinance, which also deals with the issue of murals, and would be bringing back in September some recommendations to Council with respect to temporary signs and murals.

ADJOURNMENT

MOTION by Comm. Pizer, seconded by Comm. Perrotti to adjourn at 9:15 p.m. No objections; so ordered.

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