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 City of Hermosa Beach --- 03-16-99
MINUTES OF THE PLANNING COMMISSION METING OF THE CITY OF HERMOSA BEACH HELD ON FEBRUARY 16, 1999, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS
The meeting was called to order by Chairman Tucker at 7:03 p.m.
Commissioner Perrotti led the pledge of allegiance.
Roll Call
Present: Commissioners Ketz, Perrotti, Pizer, Schwartz, Chairman Tucker Absent: None Also Present: Sol Blumenfeld, Community Development Director Michael Schubach, City Planner Diane Cleary, Recording Secretary
CONSENT CALENDAR
4-C. RESOLUTION P.C. 99-3.
Chairman Tucker inquired about the signalization on 16th Street. Director Blumenfeld stated a request was sent to Cal Trans to consider a stop light.
4-J. RESOLUTION P.C. 99-10.
Commissioner Schwartz stated Peter Drucker should be corrected to Steven Drucker.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer, to APPROVE the Consent Calendar.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
6. ORAL/WRITTEN COMMUNICATIONS
None.
PUBLIC HEARINGS
7. CON 99-2/PDP 99-2 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25390 FOR A TWO-UNIT CONDOMINIUM AT 601 MANHATTAN AVENUE. Staff Recommended Action: To continue to the March 16, 1999 meeting pursuant to applicant's request.
Chairman Tucker opened the public hearing.
Chairman Tucker closed the public hearing.
MOTION by Commissioner Pizer, seconded by Commissioner Ketz to CONTINUE this item to the March 16, 1999 meeting.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
8. CON 98-9 - CONDITIONAL USE PERMIT AMENDMENT TO ALLOW ON-SALE ALCOHOL IN CONJUNCTION WITH AN EXISTING RESTAURANT AND TO ADD A DANCING AREA IN CONJUNCTION WITH LIVE ENTERTAINMENT AT 1100 THE STRAND, SCOTTY'S (CONTINUED FROM JANUARY 19, 1999 MEETING).
Staff Recommended Action: To approve said request.
Director Blumenfeld stated the applicant requested this item be continued to the March 16, 1999 meeting.
Chairman Tucker opened the public hearing.
Kyle Lundee, 934 The Strand, Hermosa Beach presented a letter written by his brother. His family is concerned with activities such as drunkenness, vandalism and loitering in the area which would be generated from the alcohol sale and live entertainment of future establishments. He asked the Commission to not go forward with this request.
Rich Maloney, 934 The Strand, Hermosa Beach has noticed that his area has gotten more noisy and loitering has increased. He stated the entertainment on Pier Avenue should be sufficient and further entertainment on the Strand is not necessary.
William Lundy, 934 The Strand, Hermosa Beach presented a history in the area. Having another facility on the Strand will increase activity to the point of being detrimental to a family environment.
Jim Casey, 910 ½ The Strand, Hermosa Beach stated in the six years he has lived in the area, he has seen a lot of commercial development. He has been awakened every night by noisy activity in his area, and he is concerned with the addition of another establishment producing alcohol and entertainment.
Steve Hunt, 910 The Strand, Hermosa Beach is opposed to this item. He has discussed this issue with his neighbors who are also opposed to the request. He stated staff has failed to mention what happens when the patrons leave the establishment. He is woke up every night of the week from noise.
Chairman Tucker closed the public hearing.
Chairman Tucker expressed concern regarding patrons leaving establishments with alcohol, and doors and windows being left open at the establishments.
Commissioner Pizer thanked the public for their attendance on this item.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer to CONTINUE this item to the March 16, 1999 meeting.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
9. PDP 98-34 - PRECISE DEVELOPMENT PLAN TO CONSTRUCT A SEVENTY-TWO (72) ROOM HOTEL AT 125 PACIFIC COAST HIGHWAY, HOLIDAY INN EXPRESS. Staff Recommended Action: To approve said request.
Director Blumenfeld stated the owner was required to process the Precise Development Plan (PDP) because the building is greater than 30 feet in height which exceeds the first tier requirements for a PDP in the SPA7 zone. The use is consistent with the zone and the General Plan and the parking is adequate and screened and setback from the adjacent uses to the west. The traffic study recommended precluding left turn movements from the site. The project is consistent with the requirements for granting a PDP and staff is recommending approval.
Chairman Tucker asked if the parking is adequate for employees and patrons. Director Blumenfeld stated with a hotel, the calculation is not parked on gross floor area like most projects but rather on rooms and employees are not included in the parking calculations.
Chairman Tucker opened the public hearing.
Robert Hakus, JLDI Architects presented the architectural features and rendering of the project.
Commissioner Perrotti asked if the pool is screened acoustically? Mr. Hakus stated no but it is on the south side along 1st Street which would not create much of an impact. The pool hours will be 8 a.m. to 10 p.m.
Mr. Hakus stated the parameter wall will drop down to 8 feet and the driveway will be moved to the north. Also, a curb cut will be provided for the trash area.
Chairman Tucker is concerned about the loss of the handicap ramp due to the driveway being moved to the north.
Kim Brand, 937 1st Street, Hermosa Beach is concerned with parking impacts and asked if stop lights will be provided for the additional traffic. He also expressed concern for the needed repair of the streets, especially 1st Street.
Jan McHugh, 718 1st Place, Hermosa Beach is concerned with employee parking. They are constantly battling with the Vasek Polak employees. Also, the third lane is no longer a parking lane between the hours of 3 p.m. and 7 p.m., and it becomes very dangerous with traffic. She is also concerned with noise and the removal of the wall on 1st Place on the property line that abuts their duplex. Chairman Tucker stated the property line wall will be lowered to 8 feet and not removed. The area in front of the hotel will be painted red on the curb to prohibit parking.
Bill Wyle, 713 1st Street, Hermosa Beach abuts the Jeep Dealership and has had trouble with debris being left in the area. He feels the hotel will be a great addition to the area but is concerned with the trash area which may be facing his doorway. Chairman Tucker stated there will be a property line wall put in which will hide the trash area.
John McHugh, 718 1st Place, Hermosa Beach stated the deceleration lane is strongly needed for safety.
David Gerard, 717 2nd Street, Hermosa Beach is concerned with the parking, traffic flow, delivery truck impacts, employee parking on the streets, and would like to see occupancy rates at Hotel Hermosa for comparison purposes.
Rebuttal
Walter Okitsu of Katz, Okitsu & Associates stated the visibility for a car emerging out of the driveway is better than most of the driveways along Pacific Coast Highway.
Jeremy Hsu, representing the owner stated even when a hotel is at full occupancy, 80% for parking is adequate. Also, he showed the delivery truck accessibility and routing on the rendering.
Chairman Tucker closed the public hearing.
Commissioner Pizer stated it is a good project, and it will enhance the City.
Commissioner Schwartz agreed. She stated concern with the opening of the pool. She would like to see the hours of the pool be part of the approval. The architect stated they could provide something to help buffer the noise.
Commissioner Perrotti stated he is pleased to see something done in that area ,and revenue will be generated. He would like to see further studies done with the possibility of having a deceleration lane.
Commissioner Ketz stated this project provides a great opportunity to start redeveloping Pacific Coast Highway, and it will be a great asset to the City.
Chairman Tucker agreed with the Commissioners. He has concern with the employee parking, the handicap access and the pool noise. He would also like to see treatment to the concrete to prevent further noise of the traffic.
MOTION by Commissioner Ketz and seconded by Commissioner Perrotti to APPROVE the Precise Development Plan 98-34.
AYES: Commissioners Ketz, Perrotti, Pizer, Chairman Tucker NOES: Schwartz ABSENT: None ABSTAIN: None
10. CUP 99-1/PDP 99-1 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25422 FOR A TWO-UNIT CONDOMINIUM AT 1507 MANHATTAN AVENUE/ 1506 PALM DRIVE. Staff Recommended Action: To approve said request.
City Planner Schubach stated staff was concerned that the plans were incomplete and not consistent between site plans, floor plans, elevations and cross sections. Conditions have been added beyond the standard conditions regarding supplying necessary information and making it consistent. The plan is identical to a project approved by the Commission last year.
Chairman Tucker opened the public hearing.
Patrick Kilen, 46 11th Street, Hermosa Beach, stated their office does one of a kind projects and then retires the plan. The owner always intended to build an identical unit on the lot to the south creating a "four unit project". The colors on the building will compliment each other and the landscaping will compliment as well. They meet the height restrictions, setbacks and the project conform to a 2-story plus basement layout.
Chairman Tucker closed the public hearing.
Commissioner Ketz likes the units side by side in this case since they will be a reverse image of each other.
MOTION by Commissioner Schwartz and seconded by Commissioner Perrotti to APPROVE the Resolution.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
11. CUP 99-4/PDP 99-4 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25198 FOR A TWO-UNIT CONDOMINIUM AT 1724 GOLDEN AVENUE. Staff Recommended Action: To approve said request.
City Planner Schubach stated staff received a letter regarding parking with the concern of two parking spaces being provided per unit. This development meets the minimum requirement. The proposed project is a standard two unit condominium project meeting all of the zoning requirements.
Commissioner Schwartz expressed concern with the tandem parking space in that it will not be wide enough. Mr. Schubach stated it complies with Code.
Chairman Tucker opened the public hearing.
Elizabeth Srour, 1001 6th Street, Manhattan Beach is representing the applicant. The proposal is in full compliance with the Condominium Ordinance as well as the Zoning Code for the area. There will be additional landscaping as well as the two trees which are required by Code. The height of the building is at least 5 feet less than the maximum height for the area. The rear of the property abuts the side yard of the property to the east, and the rear yard is much greater than if it were a side yard which would be beneficial to the neighbor in the rear. There are also no decks or balconies off the rear. The issue of the window in the back will be taken care of during plan check.
Manuel George, architect, is representing the applicant. The tandem parking complies, and it allows more habitable living space for the unit. Downstairs could be rearranged to access the living area at the west side of the space and alleviate the problem of the clearance between the car and the wall of the tandem space. Also, they are trying to comply with the side setbacks and minimize the shoring.
Don Sentz, 1239 17th Street stated they have an adjoining boundary to the subject property. The project will take away some of their view and will reduce the value of their property. They will also lose privacy.
Rebuttal
Elizabeth Srour discussed the design and issues regarding the parking. The lot is very irregularly shaped and is impossible to get a two car width in the area. The architect could work with staff to widen the area to make it more accessible to the driver and passenger. There may be room on the south side at the opening of the guest space for more visibility.
Chairman Tucker closed the public hearing.
Commissioner Pizer agreed that the tandem parking should be increased in width by 2 feet, or it will not be used.
Commissioner Schwartz stated that two more feet for the parking could be accommodated by putting in a smaller laundry room or smaller entry lobby. She also would like to see the guest parking space opened up.
Commissioner Perrotti would also like to see something resolved concerning the tandem parking.
Commissioner Ketz also would like to see the applicant work with staff and find a way to have a side by side garage on the site.
Chairman Tucker agreed with the Commission regarding the tandem parking issue.
The architect stated that the three code compliance side by side spaces do not work. This was initially pursued and it didn't fit on the lot, as the lot is not wide enough.
MOTION by Commissioner Pizer and seconded by Commissioner Ketz to CONTINUE this item to work with staff to resolve the tandem parking issue. AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
The Commissioner took a break at 9:00 p.m.
The Commission reconvened at 9:15 p.m.
12. PDP 99-6 - PRECISE DEVELOPMENT PLAN AMENDMENT TO MODIFY EXTERIOR ARCHITECTURAL FEATURES ON THE COMMERCIAL BUILDING AT 1301 MANHATTAN AVENUE.
Staff Recommended Action: To direct staff as deemed appropriate.
Director Blumenfeld stated the developer desires to modify the approved plans to eliminate precast concrete balustrades and replace them with iron railing along the stairway and second floor landing on front (east) elevation. The developer is requesting this modification in conjunction with another modification that has enhanced the south elevation by providing a return on the exterior crown molding on the parapet. The Commission previously considered this matter relative to determining whether the proposed change was a minor modification.
Chairman Tucker stated he would like to see the concrete balustrades in the front as originally proposed.
Chairman Tucker opened the public hearing.
Chairman Tucker closed the public hearing.
Commissioners Schwartz and Ketz also prefer the concrete balustrades in the front and would like to go back to the original plans.
Commissioner Pizer does not object to the wrought iron in the front.
Commissioner Perrotti stated the wrought iron will be more difficult to maintain, and he feels it should be concrete.
MOTION by Commissioner Schwartz and seconded by Commissioner Ketz to DISAPPROVE the project by minute order.
HEARINGS
13. NR 99-1 - A 1312 SQUARE FOOT EXPANSION AND REMODEL OF AN EXISTING NONCONFORMING SINGLE FAMILY RESIDENCE AT 1004 9TH STREET.
Staff Recommended Action: To approve said request.
Director Blumenfeld outlined the staff report and stated that staff is recommending approving the expansion and remodel, with a request that Commission consider the "phasing" aspect of the proposed project which would result in temporary access to the addition via an exterior bridge connection to the remainder of the house.
Commissioner Schwartz has no problem with the phasing of construction, but she is concerned with being able to live in a temporary setting and never completing the project. Director Blumenfeld suggested attaching a date certain to complete each phase.
Director Blumenfeld presented a letter from the owner asking for the allowance of a garage expansion to accommodate a greater depth for a washer and dryer.
Chairman Tucker was concerned about the power pole interfering with construction. Staff noted the problem of telephone pole during review of the plans.
Chairman Tucker opened the public hearing.
Cathy McCurdy, 1004 9th Street, Hermosa Beach stated they are requesting the approval of the waiver for the 17 foot setback which would allow them to maintain a first floor bedroom behind the garage. They could live in the downstairs master bedroom temporarily and a second story over the garage could be used as storage in a framed unfinished stage. She will have Edison come out to evaluate the need of removal of the telephone pole.
Another alternative would be to leave the existing garage as it is, but she would like to add the roll up garage doors to accommodate her vehicle and make the garage deeper. A second story deck could then be added to expand the bedroom and bathroom upstairs, and this would then leave the project at a much smaller scale.
Chairman Tucker closed the public hearing.
Commissioner Pizer is concerned with the phasing and leaving an unfinished project for a long period of time. There should be a time limit on the phasing.
Commissioner Schwartz stated the applicant is requesting to finish the outside of the house as if there is a master bedroom suite upstairs, but will not live upstairs, and it will be used only for storage. The access will only be through the deck. Downstairs, the stair space will be used as a closet. She is concerned with the alternate happening, looking like a full build out for occupancy of the second floor except for the stairs.
Commissioner Perrotti agreed with Commissioner Schwartz. He is also concerned with a remodel extending for a long period of time.
Commissioner Ketz suggested modifying the conditions stating that an interior staircase shall be constructed to make the area over the garage habitable when permits are requested. In the meantime, it should become a storage area.
Chairman Tucker would like to see the stairway put in from the beginning, and then the upstairs could still be used for storage and piecemeal the inside of the project as they go along.
Director Blumenfeld reviewed the two options with the Commission. One option could be to install the stair or the other option could be to modify the first condition of Section 5 stating, "The project shall be consistent with submitted plans, as modified to show upper floor area over the garage as storage only. An interior staircase shall be constructed to make storage area over the garage habitable space." The last part shall state, "Modifications to the plan not involving further expansion shall be reviewed and may be approved by staff."
MOTION by Commissioner Schwartz and seconded by Commissioner Perrotti to APPROVE the Resolution with Section 5, Paragraph 1, modified per Director Blumenfeld's statement.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
14. VAC 99-1 - GENERAL PLAN CONSISTENCY WITH PROPOSED WALK STREET VACATIONS.
Staff Recommended Action: By minute order declare the proposed vacations not in conflict with the Goals and Policies of the City's General Plan.
City Planner Schubach stated several years ago the City vacated some portions of walk streets between The Strand and Beach Drive. The parties to the lawsuit did have these portions vacated adjacent to their properties, however, there are some properties that have not been vacated and the City would like to see these vacated as well as they are unused right-of-way. Once the vacation is complete staff will proceed with a zone change to the Open Space Overlay Zone.
Chairman Tucker asked about the requirement of a barrier being built. He stated there are some that still do not have a barrier. Director Blumenfeld stated they have been working with the owners to get compliance.
Chairman Tucker opened the public hearing.
Chairman Tucker closed the public hearing.
MOTION by Commissioner Ketz and seconded by Commissioner Pizer to APPROVE staff's recommendation.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
15. STAFF ITEMS
a. Interpretation of snack shop.
Director Blumenfeld stated staff is asking the Commission for direction because the Zoning Ordinance is ambiguous relative to the definition of a restaurant and also with respect to the definition of a snack shop. This became known in connection with a project at 49B Pier Avenue. The business has changed hands and the new business owner is proposing to put in a business now to be called New York Deli and Coffee House. The original occupant had obtained a permit to operate as "a snack shop" which in the Zoning Ordinance has a limited menu. There have been other projects approved offering the same menu the owner is proposing. Parking becomes an issue relative to how a project is described in that restaurants are compelled to park their projects at a much more restrictive parking ratio than a snack shop. The parking is based on gross floor area, and a restaurant's parking requirement is 1 per 100 whereas a snack shop is 1 per 250.
The applicant stated they will be serving the same menu as the original owner. The applicant's wife stated she has had a clothing shop next door for over ten years. The previous owner terminated his lease, and the applicant decided to take over and operate the same sandwich and coffee shop. The changes the applicant has made are the change of the name of the business, the use of a bigger walk-in cooler, no live entertainment and decrease in seating. There will be no grill or hood since there will be no cooking.
Chairman Tucker has no problem with the change. He would like the wording put in stating "no hood or grill."
Commissioner Schwartz agreed.
Commissioner Pizer stated there needs to be further clarification of the definition between a restaurant and snack shop.
By Minute Order, Chairman Tucker MOVED to allow this use to be consistent with a snack shop.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
b. Election of Planing Commission Chairman and Vice Chairman.
MOTION by Commissioner Perrotti and seconded by Commissioner Schwartz to NOMINATE Pete Tucker to continue as Chairman.
AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer NOES: None ABSENT: None ABSTAIN: Tucker
MOTION by Commissioner Pizer and seconded by Commissioner Schwartz to NOMINATE Sam Perrotti as the Vice-Chairman.
AYES: Commissioners Ketz, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: Perrotti
11. COMMISSIONER ITEMS
None.
MOTION by Chairman Tucker to ADJOURN the meeting at 10:50 p.m.
No objections, so ordered.
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