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 City of Hermosa Beach --- 04-20-99
MINUTES OF THE PLANNING COMMISSION METING OF THE CITY OF HERMOSA BEACH HELD ON MARCH 16, 1999, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS The meeting was called to order by Chairman Tucker at 7:05 p.m. Commissioner Schwartz 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 Vice-Chair Perrotti requested that a correction be made on the Minutes of February 16, 1999 on the top of page 8, third paragraph to state that the final decision be left to the builder regarding the use of wrought iron or concrete. The Commission requested a vote be shown on PDP-99-6, Precise Development Plan Amendment to Modify Exterior Architectural Features on the Commercial Building at 1301 Manhattan Avenue. MOTION by Vice-Chair Perrotti, seconded by Commissioner Schwartz, to APPROVE the Consent Calendar with the modifications discussed above. 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 (CONTINUED FROM FEBRUARY 16, 1999 MEETING).
Staff Recommended Action: To continue to the April 20, 1999 meeting pursuant to applicant's request. Director Blumenfeld stated staff is recommending that this item be re-noticed or withdrawn by the applicant if it is continued for the third time as three months have passed since the original notice. Chairman Tucker opened the public hearing. Chairman Tucker closed the public hearing. MOTION by Vice-Chair Perrotti, seconded by Commissioner Pizer to require a new public notice. 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 AND FEBRUARY 16 MEETINGS). Staff Recommended Action: To continue to April 20, 1999 Meeting pursuant to applicant's request. Director Blumenfeld stated the applicant requested a continuance to April 20, 1999 and also there are letters from the Lundy's and Hathaway's in the packet regarding this Item. Chairman Tucker opened the public hearing. Chairman Tucker closed the public hearing. The Commission requested to have this Item re-noticed. MOTION by Commissioner Pizer, seconded by Commissioner Schwartz to RE-NOTICE this item. AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None Director Blumenfeld explained the application process.
9. CON 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 (CONTINUED FROM FEBRUARY 16, 1999 MEETING).
Staff Recommended Action: To continue to April 20, 1999 Meeting pursuant to applicant's request. Director Blumenfeld stated the applicant is continuing this item and is considering revisions to the preliminary plans pursuant to the Planning Commission recommendations made at the February 16, 1999 meeting and is working with their architect Manuel George.
Chairman Tucker opened the public hearing.
Elizabeth Srour who is representing the applicant requested clarification on the need for re-noticing. Commissioner Schwartz stated that this Item will have to be re-noticed if it is continued one more time.
Chairman Tucker closed the public hearing.
MOTION by Commissioner Ketz and seconded by Vice-Chair Perrotti to CONTINUE this item to the April 20, 1999 meeting. AYES: Commissioners Ketz, Perrotti, Pizer, Chairman Tucker NOES: Commissioner Schwartz ABSENT: None ABSTAIN: None Chairman Tucker inquired about proposed changes to parking standards.
Director Blumenfeld stated staff will be reviewing with City Council some of the procedures used for plan review and examine portions of the zoning Ordinances that are felt to be ambiguous. There will be a workshop on March 30, 1999 at 7:00 p.m.
Staff Recommended Action: To approve said request.
Director Blumenfeld reviewed the project in the staff report. Staff is requesting that a specimen size 36" box tree be provided in the front of the Third Street unit, and that the landscape plan also include landscaping in the private "rear" yard areas. Also, that the existing mature tree pepper tree be saved and incorporated into the recreation area plan. Staff further recommends that the spa area be supplemented with tall screen planting, relocation of the spa and spa equipment from the required yard, and elimination of the barbecue to accommodate these changes. Commissioner Schwartz asked about the project to the north of this property and the problems that occurred. Director Blumenfeld stated there were some major problems that needed to be brought into conformity before approval. The owner made the changes and the project was eventually approved. The property owner of that project is the same property owner of the proposed project. The proposed project is much different from the previous project, and the owner has made an effort to highlight the design details. Commissioner Ketz expressed concern about Building C as being part of the condominium project, and it is not a common building with the rest of the project and homeowners association. Also the rear yard is very minimal. Director Blumenfeld reviewed the area calculations and stated the rear yard is short by 1 foot but that the separate building could be accommodated under the condominium map and CC and Rs for the project.
Chairman Tucker opened the public hearing.
Doug Moppin of Berridge Hermosa stated the building of attached units and combining the lots together as a whole was the best solution for the City in providing an appropriate plan. They have worked hard in making the project compatible, appropriate and complying with the Code. He had nothing to do with the previous development. Also, they have no objections in complying with staff's request of changes. Vice-Chair Perrotti asked what the impact would be in changing the front yard setback to 6 feet on 4th Street? Mr. Moppin stated they would have to re-design the project and make the units skinnier. Vice-Chair Perrotti requested that the garage doors be varied making them look different. Mr. Moppin stated there would be no problem in varying the windows, doors, etc. Also, there is a spot for the trash next to the guest parking. Trash could be picked up from Building C. Commissioner Ketz asked how the rear yard was calculated in Building C? Mr. Moppin stated it is orientated to the west and the side yard is considered the rear yard. Chairman Tucker stated Building B is below grade and will need sump pumps. Mr. Moppin stated if they are needed, they will be installed. Also, they will install decorative concrete in the back of Building B. Director Blumenfeld stated they will work with Public Works regarding a drainage plan. Mr. Sutton of 624 3rd Street, Hermosa Beach, lives across from the previous project and clarified that his letter stated the developer met the correct height but added to it later and nothing has been changed. He expressed concern with this project looking attractive when completed.
Chairman Tucker closed the public hearing
Chairman Tucker expressed concern with the roof top decks and equipment being placed on them. Director Blumenfeld stated this would be a Code enforcement issue. Commissioner Schwartz stated she likes the architecture of the units and would like to see another foot added along 4th Street. Vice-Chair Perrotti stated the last project approval was a learning experience. He agrees with staff's recommendations along with another foot added along 4th Street, decorative concrete, additional sump pumps if needed and variance of garage doors. Commissioner Ketz feels the project is poor planning with a single family home on a very small lot with no rear yard in order to maximize what could be put on the rest of the property. She doesn't support the project. Chairman Tucker agreed with the Commission's comments and would like to see the rear yard of Building C enlarged. Commissioner Pizer stated for the eight units, there is only one curb cut which is an advantage to the neighborhood. He doesn't like to see Building C separated from the other units.
MOTION by Vice-Chair Perrotti and seconded by Commissioner Schwartz to ADOPT the Resolution with the following modifications: The front yard setback on Buildings A and B be increased to 6 feet, Building C have its own trash area, the northerly yard area be increased to 5 feet on Building C, the revisions proposed by staff regarding the landscape plan, the spa and equipment be moved to the easterly property line in the common area, trash area provided in former location of spa equipment, the garage doors be varied and modified so that they are all not the same, decorative concrete added wherever needed, and to save the pepper tree. AYES: Commissioners Perrotti, Schwartz, Pizer, Chairman Tucker NOES: Commissioner Ketz ABSENT: None ABSTAIN: None 11. CON 99-5/PDP 99-5 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE TRACT MAP #52794 FOR A SEVEN-UNIT CONDOMINIUM, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION AT 1046-1054 MONTEREY BOULEVARD.
Staff Recommended Action: To approve said request.
City Planner Schubach stated the project is over lot coverage by 4%, and is about 1 foot over height. Also, there is an incomplete tentative tract map with the topographic survey missing; however, with these items corrected Staff is recommending approval of the project. Commissioner Schwartz asked about the common area being the entry courtyard. Mr. Schubach stated an entry passage accesses the units and meets the intent of the Zoning Code relative to common open space. Director Blumenfeld stated what is being considered "common open space" is what the Zoning Ordinance states is a common recreational area which includes play areas, pool, spa, recreation room, gym, garden and similar amenities of common use of all owners.
Chairman Tucker opened the public hearing.
Elizabeth Srour, 1001 6th Street, Manhattan Beach, is representing the applicant. The proposed project will fit in with the project across the street. The rear southeast quadrant contains a convex shape, and the architect took the lowest point to create the height plane. The data to support the height analysis will be evaluated during plan check. Because of safety, security and privacy, all the entries were oriented toward the center of the property. It also enhances the social aspect of the condominium project, and the courtyard area is an attractive feature. Each unit has sufficient private open space, and the project will also provide a passive common open space. The planter areas can provide beautiful landscaping such as palm trees. The garage level will be setback at 6 feet, the bedroom level on the middle floor is setback at 6 feet, the building face at the top level will be setback at 11 feet. There are decks and railings, but the architect has cut out all four corners of the building so that the view corridor will be protected permanently. The elevations will be staggered for each of the units providing a nice street presentation and will benefit the property owners to the north and south. The same similar care has been taken at the rear. The baths downstairs have all been changed to three quarter baths. Vice-Chair Perrotti asked how the lot coverage will be reduced down to 65%? Ms. Srour stated the architect has arrived at 64% versus staff's calculation at 69%. This can be discussed during plan check. Director Blumenfeld stated the calculation on coverage has to do with the covered balcony areas and has to be counted as coverage. This will have to be changed in the plans in order to be conforming to the Zoning Ordinance. Chairman Tucker closed the public hearing.
Commissioner Pizer feels the common area will not be wide enough. The building architecture is pleasing, but street parking will be lost. Commissioner Schwartz agrees. She stated the common area is more like a walkway and does not meet the intent of a common area. Vice-Chair Perrotti is also concerned about the courtyard area and feels the Zoning definitions on common areas should be addressed. Commissioner Ketz stated the courtyard does not meet the definition of a 20 foot width, and there is no green space on the lot except for the planters. She does not like the idea of all the garages facing Monterey. Chairman Tucker feels the added garages of the project will enhance the parking in the neighborhood. He would like to see the balconies on the Monterey side be increased. Also, the colors of the driveways could be varied. The concrete in the common area and walkways could be reduced. A fountain could be put in where the planter is in the courtyard. The planters could be reduced for easier access of the guest parking on Sunset. MOTION by Vice-Chair Perrotti and seconded by Chairman Tucker to APPROVE the Resolution as proposed with the following modifications: The full baths be changed to three quarter baths in the lower levels, the courtyard be modified to include benches and a fountain, the driveway be varied in colors, the walkways be reduced and meander and the balconies be increased in size on Monterey. AYES: Commissioner Perrotti, Chairman Tucker NOES: Commissioners Ketz, Schwartz, Pizer ABSENT: None ABSTAIN: None
Ms. Srour stated they would like the option to work with staff and continue this item to the next meeting. MOTION by Vice-Chair Perrotti and seconded by Chairman Tucker to CONTINUE this item to the April 20, 1999 meeting, and that the applicant work with staff to incorporate the Commission's requests into the revisions. AYES: Commissioners Ketz, Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
12. CUP 99-1 - CONDITIONAL USE PERMIT AMENDMENT TO ALLOW ON-SALE ALCOHOL IN CONJUNCTION WITH AN EXISTING RESTAURANT AT 1139-41 AVIATION BOULEVARD, HERMOSA STEAK-OUT.
Staff Recommended Action: To approve said request. City Planner Schubach stated some of the windows have not been completed, and there is no air conditioning. The applicant will need to submit evidence showing there is doubling glazing and air conditioning which would satisfy these conditions. Chairman Tucker opened the public hearing. Lindsay Webber, the applicant, stated the windows in the new area are dual glazed. They have cut down the size of the glass by installing panels. There is an air conditioner on the roof which is currently not working but will be repaired by summer. It will be replaced with a new unit which will be larger. Commissioner Pizer asked how important is it to the business to serve alcohol? Mr. Webber stated many customers request cocktails, and it will enhance their business. The business will not become a bar. It is essentially a restaurant. Their business was for sale, but they have decided to keep it. Dick and Bonnie Allen are neighbors who receive all the noise from the business. Glazing the windows in the front will cause the noise to go up into the roof. The noise comes right over the roof into their bedroom. Their neighbors agree with the noise problem. Chairman Tucker closed the public hearing. Vice-Chair Perrotti asked if there is any soundproofing in the rear wall and ceiling? Mr. Webber stated the rear wall is below grade and the wall behind the stage is soundproofed with padding on the inside with fabric over it. The ceiling has 4 inches of insulation. An acoustical study was submitted with different db levels taken. Commissioner Pizer stated there needs to be a reference for the acoustical study. Commissioner Ketz stated a valid noise study needs to be done by a qualified noise engineer. Director Blumenfeld stated the noise study could be updated and have a requirement for an acoustical engineer to prepare the study specifying areas to survey in front and behind the building. Also, a review of the permit could be asked for in six months. Commissioner Schwartz stated the other conditions need to be met before the request for alcohol can be approved. Vice-Chair Perrotti pointed out that staff is giving the applicant an opportunity to comply and to continue their business. The westerly portion of the restaurant has met compliance. They only need to provide the air conditioner and additional soundproofing. Commissioner Pizer is concerned with the neighbors complaints of noise and questions the responsibility of the business. They should comply with the previous requests and then move forward. Commissioner Ketz feels the business has a noise problem. Mr. Webber stated when the doors are open, the neighbors on the other side of Aviation can hear the noise. When the doors are closed, the music is not heard outside, even in the parking lot. Chairman Tucker stated the other items need to be corrected before approving further requests. He feels the sound insulation in the attic is not adequate. MOTION by Commissioner Schwartz and seconded by Commissioner Ketz to DENY the request for a general alcohol establishment until the other conditions are met. AYES: Commissioners Ketz, Schwartz, Pizer, Chairman Tucker NOES: Perrotti ABSENT: None ABSTAIN: None
13. STAFF ITEMS
Director Blumenfeld outlined the staff report and staff is recommending approving the expansion and remodel. Staff is asking for direction as deemed appropriate relative to determining the intent of the Zoning Ordinance. Most garages are not located in the rear anymore and only apply to older single family homes. The problem is with respect to a remodel of a structure. MOTION by Commissioner Ketz, seconded by Vice-Chair Perrotti to interpret the Code to mean "and/or" on a rear property line by minute order. 14. COMMISSIONER ITEMS None. MOTION by Chairman Tucker to ADJOURN the meeting at 9:58 p.m. No objections, so ordered.
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