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 City of Hermosa Beach --- 04-21-98
MINUTES OF THE PLANNING COMMISSION METING OF THE CITY OF HERMOSA BEACH HELD ON MARCH 17, 1998, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBER
The meeting was called to order by Chairman Tucker at 7:05 p.m.
Ms. Shirley Castle 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
Commissioner Perrotti requested that the following corrections be made to the February 17th Minutes:
Corrections to Resolutions
MOTION by Commissioner Merl, seconded by Commissioner Perrotti, to APPROVE the minutes and the resolutions with the corrections as noted above.
AYES: Commissioners Perrotti, Pizer, Merl, Schwartz, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
ORAL/WRITTEN COMMUNICATIONS
Mr. Howard Longacre, a Hermosa Beach resident, addressed the Commission on the following items:
He questioned whether or not the Commission was going to discuss or take any action at this meeting on Item #14. Chairman Tucker advised that staff had recommended a continuance to the April 21st meeting in order to review any text amendments with the Commission. Testimony would be heard tonight for those unable to attend the April 21st meeting and the Commission would discuss the item later at this meeting but no action would be taken until the April 21, 1998 meeting. Mr. Longacre stated he felt the item had been improperly noticed and another legal notice should have been advertised for this meeting and definitely for the April 21st meeting. Director Blumenfeld advised the item would be renoticed for the April 21st meeting.
Mr. Longacre questioned the Commission's involvement with the sale of the Bijou Theatre. Chairman Tucker advised that the Commission is aware only of the sale and has not been involved in any other way.
Mr. Longacre inquired as to the possibility of having two meetings a month instead of one due to the length of the meetings. Chairman Tucker advised that it had not been discussed and the monthly Planning Commission meetings would continue.
Ms. Shirley Castle, a Hermosa Beach resident, inquired as to whether she was permitted to speak on those items that were continued. Chairman Tucker advised in the affirmative.
Ms. Laura Kutiyama, 1045 Manhattan Avenue, Hermosa Beach, stated that she has made three requests for a permit to park in front of her driveway . She has been denied all three times by the Public Works Department Director Blumenfeld advised she can appeal this decision to the City Council.
Chairman Tucker thanked the St. Patrick's Day Parade Committee for the great job they did and closed oral communications at 7:25 p.m..
PUBLIC HEARINGS
7. PDP 97-25 - PRECISE DEVELOPMENT PLAN TO REDESIGN MOBILE HOME PARK TO ACCOMMODATE LARGER UNITS AT 531 PIER AVENUE (CONTINUED FROM JANUARY 20 AND FEBRUARY 17, 1998 MEETINGS).
Staff Recommended Action: To continue to the April 21, 1998 meeting per the applicant's request as the applicant has not completed the studies requested by the Commission.
Chairman Tucker opened the public hearing at 7:28 p.m.
Chairman Tucker closed the public hearing at 7:28 p.m.
MOTION by Commissioner Merl, seconded by Commissioner Perrotti to CONTINUE the item to the April 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
8. CON 98-3/PDP 98-3 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #24974 FOR A TWO-UNIT CONDOMINIUM AT 650-652 10TH STREET.
Staff Recommended Action: To continue to April 21, 1998 meeting.
Mr. Schubach stated the reason for the continuance was problems with the plans. Commissioner Perrotti pointed out the staff report listed the location as 9th Street and it should be 10th Street.
Chairman Tucker opened the public hearing at 7:25 p.m.
Ms. Toni Empringham, 635 10th Street, Hermosa Beach, stated she was concerned that this project would bring more traffic congestion to the area. The parking situation is an additional concern to her.
Chairman Tucker closed the public hearing at 7:28 p.m.
MOTION by Commissioner Perrotti, seconded by Commissioner Merl to CONTINUE the item to the April 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
9. VAR 98-1 - SIGN VARIANCE TO ALLOW A WALL SIGN TO BE LOCATED ABOVE THE SECOND STORY AT 1300 THE STRAND, BEACH HOUSE HOTEL.
Staff Recommended Action: To continue to April 21, 1998 meeting.
Director Blumenfeld stated the applicant has requested the Commission consider allowing the placement of a channel letter sign above the parapet of the roof at 1300 The Strand, the Beach House Hotel. A Variance is required because it is considered a roof sign and is above the second floor. Staff is recommending that the Variance not be granted but that staff work with the applicant to find a mutually agreeable location for the sign.
Chairman Tucker opened the public hearing at 7:30 p.m.
Craig French, Seaview Development, 1300 The Strand, H.B. stated he concurred with Director Blumenfeld's recommendation. The hotel will be opening in June and he was hoping to achieve greater sign visibility by requesting a location above the parapet. If that is not possible, other locations will be explored with Community Development Department Staff and he will return for the April meeting.
Ms. Shirley Castle, a Hermosa Beach resident, expressed her opposition to permitting a sign above the roof of this new building.
Mr. Howard Longacre, a Hermosa Beach resident, also spoke in opposition to the Commission approving this Sign Variance.
Chairman Tucker closed the public hearing at 7:35 p.m.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer to CONTINUE the item to the April 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
10. PARK 98-1 - PARKING PLAN TO ALLOW A 608 SQUARE FOOT EXPANSION TO AN EXISTING RETAIL BUILDING WITH LESS THAN REQUIRED PARKING AT 802 HERMOSA AVENUE (CONTINUED FROM FEBRUARY 17, 1998 MEETING).
Staff Recommended Action: To approve said request.
Director Blumenfeld presented a brief staff report stating that the addition includes 608 square feet, of which 360 square feet is a proposed storage area. The applicant is requesting that she be able to maintain the current parking level of two parking spaces while being permitted to expand the retail and storage areas of the building.
The Commissioners expressed their concern with regard to maintaining the mezzanine as a storage area. A height restriction of seven feet was proposed.
Chairman Tucker opened the public hearing at 7:45 p.m.
The applicant, Ms. Olary Yim, stated she bought the property with the understanding that it would have to be retrofitted by the year 2000. She wants to remodel because the retail space is so small that the current tenant has outgrown it. They would like to increase their inventory and hours of store operation.
The architect, Al Loera of Loera Designs, 118 South Catalina, Redondo Beach, stated he designed the mezzanine to comply with the building code and that the ceiling is designed to be only seven feet high.
Ms. Lila Berry, 119 8th Street, questioned whether or not the parking would be inaccessible if the business was closed. Chairman Tucker advised her it was the applicant's decision. She also asked about trash enclosures. The architect advised an area for trash enclosures would be provided for on the west side of the building.
Howard Longacre of Hermosa Beach, requested that project plans be made available to the public for those items on the agenda. He was opposed to permitting this expansion without the required parking.
Carol Duff, Hermosa Beach Chamber of Commerce, spoke in favor of the expansion, stating the Chamber endorsed it and thought it would be a good addition to the downtown business area.
Chairman Tucker closed the public hearing at 8:03 p.m.
Commissioner Pizer made inquiry as to a possible restaurant use in the future. Director Blumenfeld advised this was a parking exception for the present use only. A change in use would require a new approval.
MOTION by Commissioner Schwartz, seconded by Pizer to approve the resolution as drafted except for Section 5, No. 4 which should be amended to stipulate that the mezzanine have some sort of ceiling structure located at no more than seven feet above finished floor height.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: None
Commissioner Merl excused himself from the meeting at 8:10 p.m.
11. PARK 98-2 - PARKING PLAN TO ALLOW THE SHARED USE OF THE EXISTING REQUIRED PARKING FOR OFF-SITE BUSINESSES AT 200 PIER AVENUE.
Staff Recommended Action: To approve said request.
Director Blumenfeld stated the applicant is proposing to share 35 of his building's 44 parking spaces during off-peak nighttime and weekend hours in order to help meet the parking demand in the downtown area. The applicant is proposing to make parking available for lease to nearby downtown restaurants after 6:00 p.m. on weekdays and weekends. The applicant's tenants are primarily office and business service uses and two small retail uses on the ground floor. A parking survey conducted by staff at this location on the evenings of March 12 and March 17, 1998, indicates there is a parking demand for this parking area. If approved, flexibility must be utilized due to tenants' concern that there will not be adequate parking for their customers and clients if this parking area is shared. A condition of approval should include some sort of parking pass and a designated parking area.
Commissioner Schwartz questioned the accuracy of the gross floor area. Director Blumenfeld advised he didn't have background on the property but he could get it.
Chairman Tucker expressed his concern with regard to parking enforcement issues.
Chairman Tucker opened the public hearing at 8:20 p.m.
Property Manager, Mr. Jack Bliss, 636 Prospect Avenue, Hermosa Beach, spoke on behalf of the property owner. He stated the project would be an asset to the downtown area and would provide free advertisement for the tenants of the building. He advised that tenants would have priority parking, however he had no definite plan as to how this proposal would operate or be enforced. Some type of pass or a valet is being considered but no arrangements have yet been made to lease the parking area at this time. He is seeking Planning Commission approval prior to negotiating with downtown businesses.
Lisa Majeski-Pedersen, 200 Pier Avenue #19, spoke in opposition to the proposal stating she was concerned that there would not be adequate parking for her clients.
Debra Gonzalez, 200 Pier Avenue #240 spoke in opposition to this project and was concerned about the possibility of increased vandalism.
Mr. Howard Longacre also expressed his opposition to this proposal, stating it would set a bad precedent.
Carie Bichlmeier, 200 Pier Avenue, Vice-Chairman of the Chamber of Commerce stated he could see both sides of the issue. However, he felt the tenants should have been provided with more notice regarding this agendized item.
Shirley Castle, Hermosa Beach, stated the applicant needs a more detailed plan as to how he intends to implement and regulate this shared parking proposal.
Tim McDermott, Scooter's Records, 200 Pier Avenue, inquired as to how this proposal would be monitored.
Chairman Tucker closed the public hearing at 8:50 p.m.
Commissioner Perrotti stated he felt there were too many loose ends with the project. He wants to make sure the existing tenants have priority parking and felt this item should be continued to the next meeting.
Commissioner Schwartz stated she felt more study needs to be done on the project to determine the type of system to be used, the number of spaces set aside for tenants, hours of operation, etc. She suggested that the number of spaces set aside for tenants should be 18 instead of the proposed 9 spaces.
Commissioner Pizer and Chairman Tucker agreed with the other Commissioners and stated they need to see an implementation plan.
MOTION by Commissioner Perrotti, seconded by Commissioner Schwartz to CONTINUE the item to the April 21, 1998, with direction to staff that the applicant outline a more specific project plan, make the hour limitation more flexible (possibly 8:00 p.m. instead of 6:00 p.m.), provide more notice to tenants, ascertain input from tenants to determine their needs and stipulate that the alley not to be used for parking.
AYES: Commissioners Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: Commissioner Merl
A brief recess was taken at 9:00 p.m.
The Planning Commission meeting reconvened at 9:15 p.m.
12. CON 98-2/PDP 98-2 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25064 FOR A TWO-UNIT CONDOMINIUM AT 610 11TH STREET.
Staff Recommended Action: To approve said request.
Mr. Michael Schubach made note of the petition received from tenants relating to the traffic on 11th Street. Mr. Schubach stated this is a two-unit condominium project and it complies with the R-2 planning and zoning requirements. The lot coverage of the project is 63%. The project meets and/or exceeds the open space and set back requirements.
Chairman Tucker opened the public hearing at 9:25 p.m.
Ms. Elizabeth Srour, 1001 6th Street, Manhattan Beach, spoke on behalf of the applicant, stating the project either meets or exceeds all the planning and zoning requirements and that it is a very attractive project for the neighbors and the City of Hermosa Beach. She was aware of the petition residents had submitted to the Planning Department but felt the traffic issue should not be the responsibility of a single property owner.
Paul Martinez, 610 11th Street, spoke on the heavy traffic that exists on 11th Street and suggested that a traffic study be done prior to any other projects being approved. The existing condition is really a safety hazard because of parking and the thru traffic from McDonalds and Rocky Cola onto 11th Street.
Lynn Slade, 1050 Ardmore, was also concerned with the traffic safety issues on 11th Street.
The applicant, Mr. Otto Palmer, 1910 Bayview Drive, stated he too was sensitive to the traffic issue but felt it was not pertinent to residential development on 11th Street. The traffic is primarily an overflow from Pacific Coast Highway and he too felt some traffic studies are in order.
The public hearing was closed at 9:40 p.m.
Director Blumenfeld advised the Commissioners that no actual traffic study has been done on 11th Street but it does carry fewer trips per day than 6th Street, which carries 1200 according to a recently completed traffic study for that street. The local street standard is 2500 vehicle trips daily. The proposed project is in conformance with the City's zoning standards and the General Plan requirements and the traffic circulation concern involves a broader issue relative to commercial traffic intrusion.
Commissioner Schwartz stated she would like more articulation on the elevations. Commissioner Perrotti stated he understood the traffic/congestion concerns of the residents but advised those present that the commission did not have the authority to deny this project because of traffic issues. Chairman Tucker questioned the need for a handrail to maintain the planter on the west side of the building. All commissioners agreed it was a good project.
MOTION by Commissioner Schwartz, seconded by Commissioner Pizer to approve the resolution as drafted with the amendment that more articulation be provided for the south elevation of unit A and the north elevation of Unit B.
AYES: Commissioners Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: Commissioner Merl
Chairman Tucker advised staff to send a note to the City Council to have them consider a "No Right Turn" sign at Rocky Cola Restaurant on the Highway.
13. VAC 98-1 - STREET VACATION AND GENERAL PLAN CIRCULATION ELEMENT CONSISTENCY - 180' UNUSED RIGHT-OF-WAY WEST SIDE OF HERMOSA AVENUE FROM SOUTH CITY LIMIT TO LYNDON STREET.
Staff Recommended Action: To recommend approval of said street vacation as consistent with Circulation Element of the General Plan.
Mr. Schubach stated that the item was simply a notice of a proposal to vacate an unused portion of a right-of-way. Staff has done an analysis and the proposal is not in conflict with any General Plan elements. The vacation will not have any effect upon Hermosa Avenue's designation as a major arterial.
In response to Commissioners' questions, Director Blumenfeld advised that this is merely an easement the City maintains. The property owner at 4 The Strand holds fee title to the right-of-way and is requesting the vacation in order to accommodate a proposed remodel as the property proposed to be vacated is currently used as the property owner's driveways. The City Council will have final approval of the street vacation application. The City's Public Works Department will maintain a general utility easement.
Chairman Tucker opened and closed the public hearing at 10:00 p.m.
MOTION by Commissioner Pizer, seconded by Commissioner Schwartz to approve the street vacation proposal.
AYES: Commissioners Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSTAIN: None ABSENT: Commissioner Merl
14. SS 96-1 - TEXT AMENDMENT REGARDING DEFINITIONS OF NONCONFORMING DWELLING UNIT, KITCHEN, ATTIC, BASEMENT (EXCLUDE FROM BUILDING HEIGHT) AND HABITABLE ROOM (CONTINUED FROM FEBRUARY 14, 1998 MEETING).
Staff Recommended Action: To continue to April 21, 1998 meeting and direct staff to prepare resolution for adoption.
Mr. Schubach stated staff was requesting some general discussion about the proposed text amendments to the Zoning Ordinance. Staff is recommending that the Commission consider the revised definitions of the terms above. Commissioners Schwartz and Perrotti's input on these definitions are included in the staff report. After reviewing and discussing these definitions further, the item will be renoticed and include every amendment and proposed definition.
Commissioner Schwartz clarified her point regarding split-level. She also thought the size of the bathhouse should be increased to give more flexibility. Commissioner Pizer felt there should be some type of scale factor with regard to the size of the house.
Chairman Tucker opened the public hearing at 10:10 p.m.
Shirley Castle, Hermosa Beach, spoke in opposition to the proposed text, most specifically the definition of a "Nonconforming Building or Structure" and "Story".
Director Blumenfeld stated that these definitions need to be clarified in order to deal with the inconsistency of the Zoning Code.
Howard Longacre questioned why these changes are being made and requested that this item be renoticed with all definitions listed.
Chairman Tucker closed the public hearing at 10:25 p.m.
Director Blumenfeld advised this item will be renoticed with a draft resolution. He advised there was no need to continue the item.
15. S(4) - REQUEST FOR APPROVAL TO ALLOW A MURAL AS AN EXCEPTION TO SIGN AREA REQUIREMENT AT 50 PIER AVENUE.
Staff Recommended Action: To direct staff as deemed appropriate.
Director Blumenfeld advised that the Commission is required to approve any proposal for a mural. The mural cannot contain advertising or wording identifying the business name according to the sign ordinance.
Commissioner Schwartz questioned whether approval pertained to the specific design or to any mural in general. Director Blumenfeld advised that it did pertain to a specific design and the issues for the Commission to consider were (1) whether the mural is perceived as a sign advertising the business or as an artistic representation and (2) whether the mural contains any type of product identification. Approve or disapprove of the mural should be based on whether or not it fulfilled these requirements, but he noted that he would check with the City Attorney to determine the latitude for approval.
Chairman Tucker questioned what mechanisms were in place to ensure maintenance of the mural. Director Blumenfeld advised there were none.
The applicant, Bill Robb, The Treasure Chest, 50 Pier Avenue, asked the Commissioners what they didn't like about the mural. Commissioner Schwartz stated she didn't like the scale of pirate on the project--it was too cartoon-like. The other Commissioners agreed with her. They made suggestions about the types of scenes they'd like to see on the mural. Mr. Robb said he was willing to scale down the size of the pirate and work with staff to come to some kind of compromise.
MOTION by Commissioner Perrotti, seconded by Chairman Tucker to approve the mural with the condition that the Pirate portion to be located on the upper portion of the building be resubmitted to staff as a scaled down version, incorporating more of the pier, Santa Monica bay and/or Catalina Islands.
AYES: Commissioners Perrotti, Schwartz, Chairman Tucker NOES: Commissioner Pizer ABSENT: Commissioner Merl ABSTAIN: None
16a. Request to consider agendizing an amendment to Condition No. 7 of Resolution P.C. 97-51 for a coffee house located at 1100 Pacific Coast Highway, Starbucks. Director Blumenfeld advised the Commission that staff's recommendation to install a convex mirror at Starbucks is neither workable nor practical. Chairman Tucker directed staff by minute order to bring item back for reconsideration so it can be removed as a condition. So ordered.
16b. Community Development Department Activity Report of January, 1998.
Receive and file
16c. Tentative future Planning Commission agenda.
Receive and file.
16d. City Council Minutes of February 10 and 24, 1998.
Receive and file.
17. Commissioner Items
Commissioner Perrotti mentioned that the location just east of the building on 8th Street and Hermosa Avenue have benches situated on the sidewalk so as to block it. Director Blumenfeld advised he would check into it.
Chairman Tucker advised that the 8-unit condominium project on 10th Street and Monterey, previously approved by the Commission, looks like it will soon be ready for occupancy. The applicant had agreed to lower the wall between the units, however that has not been done. Director Blumenfeld stated he would discuss the matter with the developer.
MOTION by Commissioner Schwartz, seconded by Commissioner Perrotti to ADJOURN the meeting at 10:55 p.m.
No objections, so ordered.
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