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 MINUTES OF THE PLANNING COMMISSION METING OF THE CITY OF HERMOSA BEACH HELD ON JANUARY 18
MINUTES OF THE PLANNING COMMISSION METING OF THE CITY
OF
The meeting was called to order by Chairman Perrotti at 7:05 p.m. Commissioner Schwartz led the pledge of allegiance. Roll Call Present: Commissioners Hoffman, Pizer, Schwartz, Vice-Chair
Ketz, Chairman Perrotti
Also Present: Sol Blumenfeld, Community Development Director
CONSENT CALENDAR Commissioner Hoffman clarified on the December 1, 1999 Minutes, that the motion for VAR 99-8, was to approve the Variance for a ground level open space but to disallow the second level balcony. MOTION by Commissioner Hoffman, seconded by Vice-Chair Ketz, to APPROVE the Consent Calendar. AYES: Hoffman, Pizer, Vice-Chair Ketz Chairman Perrotti
6. ORAL/WRITTEN COMMUNICATIONS None. PUBLIC HEARINGS 7. 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 (CONTINUED FROM NOVEMBER 16 AND DECEMBER 1999 MEETINGS).
Staff Recommended Action: To continue to February 15, 2000 meeting. Director Blumenfeld explained that the applicant is requesting to continue to the February 15, 2000 meeting. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, 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, Schwartz, Pizer, Vice-Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 8. VAR 99-10 – VARIANCE TO HAVE REQUIRED PARKING INCLUDING GUEST SPACE IN TANDEM AT 1250 8 TH STREET. Staff Recommended Action: To deny said request. Director Blumenfeld summarized the staff report. He read the definition for tandem parking in the Zoning Ordinance which precludes more than two cars. He also reviewed the four findings needed to be made to grant a Variance. He indicated that staff could not make Finding #1 in that the property is not extraordinary in its size or configuration, nor Finding #2 in that there is nothing extraordinary that would not allow the applicant to use the property. He noted however that the lot is steeply sloping which makes construction of the driveway difficult. He said that staff’s recommendation is to find for Findings 3 and 4, but Findings 1 and 2 could not be made, therefore; it would not be possible to grant the Variance. Chairman Perrotti opened the public hearing. Park Lee, 1250 Eight Street, Hermosa Beach, feels there are some extraordinary conditions that should be considered. He further stated his family is growing which requires more room, and he enjoys the neighborhood. He also indicated a parking space would be added if the Variance were granted. Jack Wood, 200 Pier Avenue, Suite 38, Hermosa Beach, indicated that if the Variance is not granted, the applicant cannot remodel the house. He said the existing driveway which goes to a one car garage is nearly at the maximum slope allowed, and the only location to put an additional garage is uphill which exceeds the slope. Also, he noted the expansion is right under the kitchen of the existing building. He stated that in the rear of the garage is a laundry room under the floor which could be relatively easy converted into a garage. With the front setback and by moving the garage slightly, he said the required parking space could be provided at the exterior of the building for visitors. He explained the applicant cannot afford a new home, and the remodel would be more feasible. He further explained that the proposal is the best that could be expected for this particular piece of property and is within the spirit of the City’s requirement of providing sufficient parking. He further has interpreted that tandem parking is allowed anywhere in town, as it is supported by the City Ordinances that require parking in the garage with guests behind it. He does not agree with staff’s recommendations, and he feels there is an extraordinary and unusual circumstance with the unusual features of the lot. He also agrees that adding a second story would be considered a significant property right. Chairman Perrotti closed the public hearing. Commissioner Hoffman sympathized with the position of the applicant; however, the Commission must interpret the mandatory findings, and he said he cannot meet Finding #1. Vice-Chair Ketz agreed and said that having a triple tandem parking space will not be reasonable. She also said that the Commission is restricted by State law by the findings. Commissioner Schwartz agreed. Commissioner Pizer suggested that the applicant delay submittal until after City Council acts on several amendments including the new Ordinance not requiring guest parking for R1. Director Blumenfeld suggested that the applicant might also want to reduce the scope of the project to less than 100% valuation, which could be approved without a Variance. Chairman Perrotti agrees that this application needs to be interpreted with the existing law, and he agrees that he cannot meet Finding #1. MOTION by Commissioner Schwartz, seconded by Commissioner Pizer to DENY VAR 99-10 – Variance to have required parking including guest space in tandem at 1250 8 th Street. AYES: Hoffman, Schwartz, Pizer, Vice-Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 9. VAR 99-9/NR 99-8 – VARIANCE TO ALLOW A SIDE YARD OF 3.2 FEET RATHER THAN THE REQUIRED 4 FEET, AND TO ALLOW A GREATER THAN 50% EXPANSION TO A NONCONFORMING BUILDING AT 635 HERMOSA AVENUE.
Staff Recommended Action: To approve said request.
Staff Recommended Action: To approve said request. Associate Planner Robertson summarized the staff report. Chairman Perrotti requested clarification about the address of the property. Director Blumenfeld stated that there have been some problems historically in the numbering of the addresses, and staff is working on correcting it which is why the project is addressed in this manner. Chairman Perrotti opened the public hearing. Cheryl Vargo, 5147 Rosecrans, Hawthorne, stated she is representing the applicants and said the project meets the Code and beyond, with the height being significantly less than what is permitted. She noted also the confusion of the addresses on Cypress. She noted that the stairs that go to the property line can be corrected to bring them back. She also said that the deck could be made larger. She presented a rendering, and she noted that there is room to plant trees. Chairman Perrotti closed the public hearing. Commissioner Schwartz expressed approval of the project with the addition of the change of the open space on the rear unit to be more significant at 100 square feet along with the other conditions indicated from staff. Commissioner Pizer agrees that Unit B should have 100 square feet of open space. Vice-Chair Ketz and Commissioner Hoffman further agreed. Chairman Perrotti agreed approval with the modifications listed in the Resolution and an additional modification to increase the size of the deck. MOTION by Vice-Chair Ketz and seconded by Chairman Hoffman to APPROVE CON 99-31/PDP 99-37 – Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #25798 for a two-unit condominium at 1129 – 1131 Cypress Avenue (previously 1105 cypress Avenue) with the condition added that the deck off the living area for Unit B is a minimum of 100 square feet. AYES: Hoffman, Schwartz, Pizer, Vice-Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None
14. TEXT 99-2 – TEXT AMENDMENT TO PERMIT CARETAKER UNIT IN THE M-1 ZONE SUBJECT TO CONDITIONAL USE PERMIT. Staff Recommended Action: To recommend approval of said text amendment. Director Blumenfeld summarized the staff report and indicated that staff’s recommendation would be to allow no more than 5,000 square feet of the subject use or 10% of the floor area for a caretaker unit living space. He said that staff is recommending approval subject to a CUP. Commissioner Schwartz pointed out that the word "area" should be added after the word "floor" in Section 3, Line 20 of the Resolution. Chairman Perrotti opened the public hearing. Raymond Sulser from Hunt Enterprises stated there is over 37,000 square feet of floor area in the mini storage, and the caretaker’s unit would be 1,000 square feet with two bedrooms, two baths and be located upstairs overlooking the parking area. He further indicated that they have two other mini storage units in Oxnard and Marina Del Rey. The mini storage would be wired for security with alarms, cameras and monitoring units, and the caretaker would be available for any problems on site. He said the unit would be open from 6 a.m. to 6 p.m., and the caretaker will be on site 24 hours a day. Chairman Perrotti expressed concern with the caretaker’s unit being converted to a rental. Commissioner Hoffman asked why the unit will be two bedroom. Mr. Sulser indicated for additional visitors or family. Pete Tucker, 235 34 th Street, Hermosa Beach, stated there will already be security and feels a caretaker is not needed. He said the building is totally secure and fenced and is not open to the outside elements. Also, he said the proximity to the Police Department would allow a very fast response time, and is also located next to the City yard which is busy 24 hours a day. He noted there may be a precedent setting in the M1 zone. He also expressed concern with the Development Standards for R1 parking and open space. He indicated that 5,000 square feet is too large, and feels 900 to 1200 square feet is all that would be needed. Mr. Sulser responded that the caretaker’s quarters would only be 1,000 square feet. He also noted that if there were a problem, somebody would have to be available for the police to open or lock up the facility. Chairman Perrotti closed the public hearing. Commissioner Schwartz requested guidance from other communities in regards to their requirements and restrictions. Director Blumenfeld suggested adding wording that states the caretaker’s unit would not exceed 10% of the floor area and would not be greater than 1,000 square feet. Vice-Chairman Ketz questioned the need for a caretaker’s unit in the City of Hermosa Beach which is not a high crime area and does not have huge industrial parks. Commissioner Hoffman indicated that a watchman with an office would serve a better purpose for security rather than a residential facility. Commissioner Pizer expressed concern with differentiating between a true caretaker and owner occupant of the facility. He further said that the storage facility should be at least 10,000 square feet and limit the caretaker’s unit to 1,000 square feet. Director Blumenfeld gave a brief history of the facility next door which is approximately 7,500 square feet and indicated there will be a caretaker in the facility as a legal nonconforming use. The Commission expressed concern with the caretaker’s unit becoming a rental. Chairman Perrotti reopened the public hearing. Mr. Sulser indicated they have managers on duty 24 hours a day to watch the facilities, but are paid for an 8 hour day. He also noted that the CUP could state the occupant of the unit is the employee. Chairman Perrotti said that the intent of the applicant is to have security with a caretaker for the facility; however, the entire M1 Zone would be affected. He feels it would be more simple to hire security. He is not in favor of the Text Amendment. MOTION by Commissioner Hoffman and seconded by Vice-Chair Ketz to DENY TEXT 99-2 – Text amendment to permit caretaker unit in the M-1 zone subject to Conditional Use Permit. AYES: Hoffman, Pizer, Vice-Chair Ketz, Chairman Perrotti NOES: Schwartz ABSENT: None ABSTAIN: None The Commission took a break at 9:25 p.m. The Commissioner reconvened at 9:40 p.m. HEARINGS 15. CON 98-9/PDP 98-10 – REQUEST FOR ONE YEAR EXTENSION OF A CONDITIONAL USE PERMIT FOR A 2-UNIT CONDOMINIUM AT 654 – 656 7 TH STREET. Staff Recommended Action: To approve said request. Associate Planner Robertson summarized the staff report and indicated that the applicant is requesting an extension in order to construct the project concurrent with the construction of the adjacent 8-unit condominium project at the end of 7 th Street. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE CON 98-9/PDP 98-10 – Request for one year extension of a Conditional Use Permit for a 2-unit condominium at 654 – 656 7 th Street. AYES: Hoffman, Schwartz, Pizer, Vice-Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 16. NR 99-9 – REMODEL AND EXPANSION TO A NONCONFORMING BUILDING RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 925 3 RD STREET. Staff Recommended Action: To approve said request. Associate Planner Robertson summarized the staff report and indicated that the proposed expansion area conforms to all planning and zoning requirements, except that the proposed height exceeds the maximum height of 25 feet by approximately 3 inches. Chairman Hoffman questioned that driveway leading to a curb with no curb cut. Chairman Perrotti opened the public hearing. Jerry Compton, 1200 Artesia Boulevard, is the architect for the project and agrees with the staff report. He noted there is an oversized sidewalk at 7.5 feet and parking in the area would not be a problem. He indicated that the project will be a beautiful addition to the neighborhood. Chairman Perrotti closed the public hearing. MOTION by Commissioner Schwartz and seconded by Commissioner Pizer to APPROVE NR 99-9 – Remodel and expansion to a nonconforming building resulting in a greater than 50% increase in valuation at 925 3 rd Street. AYES: Hoffman, Schwartz, Pizer, Vice-Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 17. STAFF ITEMS
18. COMMISSIONER ITEMS Chairman Perrotti requested a representative from the Fire and Police Departments be present at the meeting concerning the Ibiza Restaurant. Chairman Perrotti also requested a better format with regard to the revisions of the Zoning Code for easier readability. Commissioner Pizer requested that City Council appeals be included as staff items. Commissioner Hoffman requested that the Commission receive a copy of the minutes on appealed issues that go to City Council, prior to the time that Council would be acting on the appeal. Director Blumenfeld indicated that he will make available to the Commission a letter of appeal that is filed with the City Clerk. Commissioner Hoffman asked if the public could participate in an item in which the public hearing has been closed. Chairman Perrotti indicated that the public hearing could be reopened if needed.
19. ADJOURNMENT MOTION by Commissioner Pizer and seconded by Commissioner Schwartz to ADJOURN the meeting at 10:10 pm. No objections, so ordered.
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