MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF
HERMOSA BEACH HELD ON MAY 16, 2000, AT 7:00 P.M. IN THE
CITY HALL COUNCIL CHAMBERS

 

The meeting was called to order by Chairman Perrotti at 7:09 p.m.
Commissioner Pizer led the pledge of allegiance.

Roll Call

Present: Commissioners Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
Absent: None

Also Present: Sol Blumenfeld, Community Development Director
Michael Schubach, City Planner
Diane Cleary, Recording Secretary

 

CONSENT CALENDAR

In response to Chairman Perrotti, Director Blumenfeld suggested striking the wording "cycling on" on page 8, 7th paragraph, 2nd sentence to the last, of the April 18, 2000, minutes, for clarification purposes.

MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE the April 5, 2000 minutes as amended.
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE the April 18, 2000 minutes.
AYES: Hoffman, Ketz, Schwartz, Pizer
NOES: None
ABSENT: None
ABSTAIN: Chairman Perrotti

MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE Resolutions P.C. 00-22 through P.C. 00-28.
AYES: Hoffman, Ketz, Schwartz, Pizer
NOES: None
ABSENT: None
ABSTAIN: Chairman Perrotti

 

6. ORAL/WRITTEN COMMUNICATIONS

Director Blumenfeld indicated that the applicant has requested that Item #15 be continued to the June 20, 2000 meeting.

PUBLIC HEARINGS

PDP 00-6 – PRECISE DEVELOPMENT PLAN TO CONSTRUCT A SEVENTY-TWO (72) ROOM HOTEL, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION AT 1514 – 1550 PACIFIC COAST HIGHWAY AND 815 15 ^TH STREET (CONTINUED FROM THE APRIL 18, 2000 MEETING).

Staff Recommended Action: To approve said request.

Director Blumenfeld summarized the staff report and indicated that this project was continued in order to provide time for the applicant to study parking, queuing and loading issues. He reviewed the changes made by the applicant including a clearly defined entry and exit lane added to the parking south of the entry, two proposed assigned spaces for passenger loading and registration and entry signing and red curbing proposed to prohibit parking along the entry area. He also said the landscape area adjacent to the driveway had to be reduced due to the new parking configuration. Further, he said the applicant has added additional space for parking, still maintaining the 30% maximum compact parking ratio. Also, the project architect has submitted a new materials list that is proposed to be used, and there is also a revised landscape plan submitted. He said the building setback at the rear of garage has been increased to 9 feet. He further discussed some of the issues of the residents including increasing the building setback along 15th Street, traffic and delivery, parking, CUP compliance with surrounding uses and building height calculations. He stated that staff is recommending that a condition be added to Item 8A of the Resolution requiring that tree planting along the easterly properly line be maintained at a height no higher than the roof line of the hotel building parapet. He further stated that staff believes that the project conforms to the requirements of a PDP as the building contains stepped vertical and horizontal setbacks, changes in roof line, building articulation and is compatible with the surrounding neighborhood.

In response to Chairman Perrotti, Director Blumenfeld stated that the "loading" areas would be for short-term parking for registration with the intent preventing parking in the driveway. He also said there isn’t designated employee parking on the site, as the parking standards incorporate employee parking based upon less than 100% occupancy. He pointed out a condition could be added to require employee parking on site.

Chairman Perrotti opened the public hearing.

Ashish Patel, project applicant, stated that during the daytime, there would be one general manager along with a desk clerk. He also said there is generally 2-4 maids who start at 9:00 a.m. and leave at 4:00 p.m. who would be parking on site since during these hours, the parking is available and the hotel is not full.

In response to Commissioner Schwartz, Mr. Patel said the materials would be stucco with a sand finish. He said molding has been added around the windows in the front and the easterly wall and the railings would be aluminum.

In response to Commissioner Hoffman, Huamin Chang, architect for the project, said the top of the mansard is lined up with the parapet wall, not adding any height. He also said the vent for the laundry facilities would vent up to the roof.

Eric Jacobs, Hilton Hotels Corporation, said that the minimum standards in terms of finishes and caliber for the project would be consistent with the 1,000 hotels built nationwide for Hampton Inn.

Pete Tucker, 235 34th Street, disagreed with staff, in that the project does not meet the provisions of the PDP per Section 17.38.390, Commercial Development Standards of the zoning book. He believed that the project is not compatible with the community and other neighborhood projects. He expressed concern with the flat roofs, the east side setback, the boxy appearance in the back, not having variable heights, impact on ocean views, the need for two driveways, adversity on owner’s property rights, the storm drain in the back, parapet height limits, the northeast property line and the accessibility of the dryer vents to the roof.

Jennifer Alvarado, 845 15th Street, presented an article in the Los Angeles Times addressing the number of limited services hotels and their lower occupancy rate. She also believed that the projected $2.3 million in revenue to the City is understated by approximately 41.45% based on the 72 rooms and occupancy rate of 65.3%. She pointed out that Hilton is not the actual builder of these hotels, as they consider it too risky.

Neil Gretsky, 8 16th Street, stated that the project is not in keeping with the purpose or the intent of the PDP in the Specific Plan Area 8. He said the project is not compatible with the surrounding uses or community with regard to the height, scale, bulk or proportion. He also believed that the quality of the project is not high enough and that the traffic study is inadequate and inaccurate. He said the project does not satisfy the criteria to allow second tier standards. He further expressed concern with the view impacts from the east. He said other uses should be addressed.

Michael Gilmore, 829 15th Street, pointed out that the traffic study was not done at peak times, and he said the project would exceed 50 trips per peak hour period. He also said the study did not consider the bus stop or school crossing in front of the project. He suggested that the project be responsible to replace the parking that will be removed. He said that the project would pull revenue from the other hotels with increased City costs to handle additional accidents and noise complaints. He noted that the landscaping proposed on the east side would not be sufficient to mitigate the visual and noise impacts, and the air conditioning and laundry vents would be next to the residents in the back. He also expressed concern with the devaluation of surrounding properties, impact on utilities, the support of airport expansion, compliance with second tier stipulations and shoring damage.

Victor De Gyarfas, 833 15th Street, presented concerns with height calculation, compliance with the ocean view ordinance, property value depreciation, off street parking, incompatibility with surrounding uses, inadequate distance from existing residential uses, inadequate setbacks, bulkiness of the building and flatness of the roof line and the lack of minimizing environmental impacts in quantitative terms.

Carla Mack, General Manager of Hotel Hermosa, expressed concern with employee parking and garage parking. She noted that franchises can be broken and the property then goes downhill. She also said the new hotel would not produce any added revenue.

In response to Commissioner Hoffman, Ms. Mack indicated that the occupancy rate at Hotel Hermosa averages 70% with the national at 81%.

Rebuttal

 

Mr. Eric Jacobs pointed out that the article from the Los Angeles Times presented was a nationwide article, and he said the South Bay specifically runs occupancy rates of 80% or more. He believed there is a need of additional modern hotels as shown by the occupancy rates in the area. He also pointed out that most of the glut of hotels have been in the midwest, southeast and east coast.

Ms. Mack clarified that the figures quoted by Mr. Jacobs are based on hotels that are 300+ rooms that do convention blocking.

Joel Folter, Senior Transportation Engineer of Katz, Okitsu & Associates, clarified that the traffic counts were collected on Wednesday, February 2, from 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. He further clarified that the methodology of the study was coordinated with City staff using L.A. County thresholds of significance, and no impacts were found.

Mr. Patel clarified that there are no air conditioning vents on the east side of the building, and the laundry area could be moved further to the west side or front of the building. He further reviewed elevations of Areas 1, 2 and 3, and he summarized stating that they have presented a well-designed project with setbacks in the front of the building and varied balcony orientation.

In response to Chairman Perrotti, Director Blumenfeld said that Public Works would review the project if approved and make recommendations for storm drains or drainage issues.

Chairman Perrotti closed the public hearing.

Commissioner Hoffman commended the neighbors for their research and input. He pointed out that that a blank wall on the east side may be a better alternative than what could go in at that location. He also said there could be other projects built that would generate more traffic than the proposed project. He further said the demand for hotel rooms is growing. He agreed that the 15th Street building setback needs to be addressed and the laundry facilities should be moved to the front of the building.

Vice-Chair Ketz noted that the applicant is restricted to building a commercial use on the property. She also said the blank wall on the east side would buffer noise, and she agreed that the 15th Street building setback should be in line with the other properties. She commented that this project would be a low traffic generator overall and would be a good use for the property.

Commissioner Schwartz commented that the owners of the property have the right to develop it. She still believed that more attention needs to be addressed regarding articulation. She also agreed that the 15th Street building should have more setback to be consistent with the community, and the blank wall on the east side would buffer noise. She also said the loading will be away from the residential with minimal noise impacts.

Commissioner Pizer felt the flat structure in the rear is the best solution rather than having balconies disturbing the neighbors. He also felt that the 15 ^th Street building should have a 19-foot setback to be compatible with the neighborhood, particularly since the building has so much bulk.

Chairman Perrotti also agreed that the 15 ^th Street building setback should be 17 feet. He pointed out that Pacific Coast Highway is a transportation corridor, and the traffic may increase as more development occurs. He suggested the City work with Cal Trans to install a pedestrian bridge over Pacific Coast Highway at 16 ^th Street. He also said that no matter how this property is developed, the parking spaces on Pacific Coast Highway would be lost. He further expressed concern with the employee parking on the residential streets, and he would like to see some employee designated parking spaces on the site. He pointed out that another use could be built on the property generating more traffic than the proposed hotel. He also said a hotel will generate revenue to the City from the transient occupancy tax. He agreed that articulation could be addressed further.

MOTION by Commissioner Schwartz, seconded by Commissioner Pizer, to APPROVE Resolution No. 00- , PDP 00-6 – Precise Development Plan to construct a seventy-two (72) room hotel, and adoption of an Environmental Negative Declaration at 1514 –1550 Pacific Coast Highway and 815 15th Street with the following amendments:

• A condition be added to Item 8A of the Resolution requiring tree planting along the easterly properly line be maintained at a height no higher than the roof line of the hotel building parapet,
• The 15th Street building be set back from the property line at 19 feet to be more in keeping with the patterns already established along the street frontage,
• The venting of the laundry room be relocated so that there is greater distance from the property to the east,
• The developer consider upgrading some of the materials adjacent to the entry at the ground level,
• The mansard roof not go any higher than shown on the elevations,
• Require designated on site employee parking, and,
• Require the parking as shown on plans.

AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

8. CON 00-5/PDP 00-7/HLE 00-1 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP NO. 25768 FOR A TWO-UNIT CONDOMINIUM, AND A HEIGHT LIMIT EXCEPTION TO ALLOW A 35’ BUILDING HEIGHT PURSUANT TO SECTION 17.16.020 AT 1411 MANHATTAN AVENUE AND 1410 PALM DRIVE (CONTINUED FROM APRIL 18, 2000 MEETING).

Staff Recommended Action: To continue to June 20, 2000 meeting.

City Planner Schubach stated that the applicant has requested more time to present his case regarding the height exception.

Chairman Perrotti opened the public hearing.
Chairman Perrotti closed the public hearing.

MOTION by Commissioner Schwartz, seconded by Commissioner Hoffman to CONTINUE CON 00-5/PDP 00-7/HLE 00-1 – Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 25768 for a two-unit condominium, and a height limit exception to allow a 35’ building height pursuant to section 17.16.020 at 1411 Manhattan Avenue and 1410 Palm Drive.
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

CON 00-7/PDP 00-9 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP NO. 25898 FOR A TWO-UNIT CONDOMINIUM AT 430 AND 432 OCEAN VIEW AVENUE (CONTINUED FROM APRIL 18, 2000 MEETING).

CON 00-8/PDP 00-10 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP NO. 25898 FOR A TWO-UNIT CONDOMINIUM AT 434 AND 436 OCEAN VIEW AVENUE (CONTINUED FROM APRIL 18, 2000 MEETING).

Staff Recommended Action: To approve said request.

City Planner Schubach summarized the staff report and stated that since the previous meeting, the applicant has completely revised the plans to address the issues and concerns of staff. He said vehicle access and parking will be exclusively from Ocean View Avenue via a common driveway. He indicated that conditions have been added to address the issues of the project meeting the maximum height and more landscaped areas be provided.

 

Chairman Perrotti opened the public hearing.

Cheryl Vargo, representing the applicant, reviewed the revised proposals and indicated that there would be balconies provided off of the living areas, more curb appeal with landscaping and planters provided in the front, and the easement would not be used as a driveway any longer.

In response to Commissioner Hoffman, Ms. Vargo stated that the easement is an actual legal written document.

Chairman Perrotti closed the public hearing.

 

Commissioner Pizer stated that he likes the project and indicated that the easement issue has been solved.

Commissioner Schwartz stated that the project is nice but would like to see a better rendering.

Vice-Chair Ketz agreed that the design of the project is much nicer compared to the previous one.

Commissioner Hoffman agreed and appreciated the driveways being removed.

Chairman Perrotti agreed that the revised plans are much better.

 

MOTION by Vice-Chair Ketz, seconded by Commissioner Pizer to APPROVE CON 00-7/PDP 00-9 and CON 00-8/PDP 00-10 – Conditional Use Permits, Precise Development Plans and Vesting Tentative Parcel Map No. 25898 for two two-unit condominiums at 430, 432, 434 and 436 Ocean View Avenue.
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

CON-00-9/PDP 00-11 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING TENTATIVE TRACT MAP NO. 53183 FOR A SEVEN-UNIT CONDOMINIUM, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION AT 710, 718 AND 720 1 ^ST PLACE.

Staff Recommended Action: To approve said request.

City Planner Schubach summarized the staff report and noted that conditions have been added to address the items that need to be corrected to be consistent with the Zoning Ordinance.

Chairman Perrotti opened the public hearing.

Elizabeth Srour, 1001 6th Street, Manhattan Beach, stated she is representing the applicants and clarified that the wall on the site plan has been pulled back and the arrow was not adjusted to reflect that the wall has been reduced. She said the proposal meets all of the development standards, exceeding in many areas in terms of the open space provided and less lot coverage. She said the architect will work with staff in regard to rounding off the corners of building 1 and 2 to allow more ease of access. She said a motor court has been provided which is accessed from the westerly and easterly side, allowing good flow through and easy access to the garages. She indicated there is a nice courtyard/play area for the residents and the walkways would direct the visitors to the individual entryways.

Commissioner Perrotti suggested that a gazebo and benches be installed in the common open space.

In response to Commissioner Schwartz , Ms. Srour said planters will be used to break up the park area.

Chairman Perrotti closed the public hearing.

Commissioner Schwartz expressed concern with the breaking up of the balconies adjacent to the living areas into two rather small decks which may be unusable.

Commissioner Pizer agreed and would like to see more square footage accessed to the living area and have the decks expanded.

Chairman Perrotti believed that smaller decks could be used and he stated again that he would like to see the common areas developed a bit more.

MOTION by Commissioner Schwartz and seconded by Vice-Chair Ketz to APPROVE CON 00-9/PDP 00-11 – Conditional Use Permit, Precise Development Plan, and Vesting Tentative Tract Map No. 53183 for a seven-unit condominium, and adoption of an Environmental Negative Declaration at 710, 718 and 720 1 ^st Place with the following conditions:

• Work with staff concerning the vehicular access within the site,
• Enlarge the decks to 100 square feet contiguous off of the living area, and,
• A gazebo/structure be added in the common area.

AYES: Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: Hoffman
ABSENT: None
ABSTAIN: None

 

The Commission took a break at 9:20 p.m.
The Commission reconvened at 9:30 p.m.

 

CUP 00-2 – CONDITIONAL USE PERMIT AMENDMENT TO CHANGE FROM ON-SALE BEER AND WINE TO ON-SALE GENERAL ALCOHOL IN CONJUNCTION WITH A RESTAURANT AT 1301 MANHATTAN AVENUE, EINSTEIN'S.

Staff Recommended Action: To approve said request.

Director Blumenfeld summarized the staff report and stated that the attached Resolution describes the operating hours from 7:00 a.m. to 2:00 a.m. which is typical of the businesses downtown. He said that Einstein’s has been a full service restaurant since late 1996 and the owner is now seeking to expand to a full service alcohol. He noted that the proposed use is consistent with the zone and the General Plan and with the Conditions of Approval in the Resolution, staff believes that any potential problems would be mitigated relative to adjacent residential or commercial uses. He also pointed out a fax was received from Jim Lissner which is attached to the report.

In response to Chairman Perrotti, Director Blumenfeld explained that most of the police record incidents occurring at this establishment over the last three years have been items more connected to the garage or security checks and less connected to the restaurant.

Chairman Perrotti opened the public hearing.

Mike Ludwig, 2010 Monterey Boulevard, owner of Einstein’s Restaurant, explained that with their banquet room and functions, full alcohol is needed for their restaurant to survive. He said they have a full service restaurant and run a clean operation. He further explained that most of the police incidents were illegal parking, vandalism to automobiles, tow away of automobiles, burglar alarms going off and one drunken public incident.

In response to Vice-Chair Ketz, Mr. Ludwig stated that the kitchen closes between 10:00 p.m. and 11:00 p.m. and after the kitchen closes, appetizers are still served.

In response to Commissioner Schwartz, Mr. Ludwig indicated that the banquet room is upstairs.

Pete Tucker noted that when the building was originally approved, there were to be two attendants available and suggested that this be checked to make sure the attendants are still in place.

Jim Lissner expressed concern with more establishments continuing to be converted to full liquor. He also believed that the past police incidents should not be used to predict what will happen to an establishment when it’s converted to full liquor. He further expressed concern with what Downtown will look like in two years.

Rebuttal

Jack Williams, 400 7th Street, Manhattan Beach, pointed out that Einstein’s is not a bar. He said their banquet room is used for wedding receptions and various parties. He indicated that their restaurant is a dining room, and their clientele is an older crowd.

Chairman Perrotti closed the public hearing.

Commissioner Hoffman expressed concern with the type of establishment of the restaurant and the need for full alcohol.

Vice-Chair Ketz questioned the restaurant needing to be opened until 2:00 a.m. if the kitchen closes at 10:00 p.m.

Commissioner Schwartz questioned why the restaurant would need to be expanded to full alcohol.

Commissioner Pizer said he would not like to see a "bar atmosphere" expand in the City. He questioned why the restaurant would need to stay open from 10:00 p.m. to 2:00 a.m., and he is not in favor of approving for full liquor.

Chairman Perrotti believed that he does not see a problem to the community in serving general alcohol, and the CUP’s would be enforced whether there is just beer and wine served or general alcohol served. He also considered the location as a commercial area bordering on the Downtown and is part of the core district. He also indicated that he does not see the Downtown area changing much over the next five to ten years, and he said he is proud of the development of Hermosa Beach. He further believed that each request is a case by case situation.

MOTION by Vice-Chair Ketz and seconded by Chairman Perrotti to APPROVE CUP 00-2 – Conditional Use Permit amendment to change from on-sale beer and wine to on-sale general alcohol in conjunction with a restaurant at 1301 Manhattan Avenue, Einstein’s.
AYES: Hoffman, Ketz, Chairman Perrotti
NOES: Pizer, Schwartz
ABSENT: None
ABSTAIN: None

 

PARK 00-2 – PARKING PLAN TO ALLOW A 900 SQUARE FOOT EXPANSION TO AN EXISTING CHURCH WITH REQUIRED PARKING PROVIDED OFF-SITE ON PROPERTY LEASED BY THE CHURCH AT 730 11TH STREET.

Staff Recommended Action: To approve said request.

Director Blumenfeld summarized the staff report, and stated that the applicant is proposing an assembly area of 693 square feet with 13 more parking spaces required. He said the subject expansion and remodel calculates to a 31% increase, which meets the requirements under the nonconforming zone code provisions for expansion. He also stated that most of the requirements regarding common ownership for the common parking lot are eliminated with an approval of a Parking Plan. He said the main issue involves parking availability under the proposed lease terms, and to approve the request, the Commission would have to determine that the long-term lease (20 years) with Best California Gas is an adequate alternative to a covenant in order to meet the requirement for "permanent parking."

He also requested that Section 5, Condition 2, be amended by adding the following sentence: "In the event such lease be terminated prior to the conclusion of its term or should not be renewed at the conclusion of its term, the Parking Plan approval may be revoked unless the applicant provides equivalent parking."

Chairman Perrotti opened the public hearing.

Scot Strickland, Project Manager for Beach Cities Christian Fellowship, stated that they have an agreement with Best California Gas to satisfy whatever the City would require in order to proceed with the building project. He indicated that they currently have a 10-year lease with an option to renew for another 10 years, but he is not sure if that would be negotiable beyond 20 years.

Chairman Perrotti closed the public hearing.

Vice-Chair Ketz said that the church is doing a great service to the community by allowing their parking lot to be used by the Community Center and she believed that 20 years would be considered long-term.

MOTION by Commissioner Pizer and seconded by Vice-Chair Ketz to APPROVE PARK 00-2 – Parking Plan to allow a 900 square foot expansion to an existing church with required parking provided off-site on property leased by the church at 730 11 ^th Street, with the suggested language added to Section 5, Condition 2.
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

14. SUB 00-1 – REQUEST FOR APPROVAL OF A VESTING TENTATIVE PARCEL MAP NO. 25440 TO SUBDIVIDE ONE LOT TO CREATE TWO LOTS AT 501 AND 507 29TH STREET (PREVIOUSLY KNOWN AS 2902 INGLESIDE DRIVE).

Staff Recommended Action: To approve said request.

Director Blumenfeld summarized the staff report and stated that the Commission recently approved a Variance to the Subdivision Ordinance for the subject project and that this request will implement the Variance. The Commission found that the proposed subdivision would create lots which are more consistent with the prevailing lot pattern in the neighborhood. He further said that the proposed Subdivision is otherwise in conformance with the Subdivision Ordinance.

Chairman Perrotti opened the public hearing.

Elizabeth Srour, 1001 6th Street, Manhattan Beach, stated she is representing the applicant. She said this request is an implementation of the Commission’s previous approval. She stated that the applicant is seeking approval of the Vesting Tentative Parcel Map, and the applicant will move forward in having it recorded with the County Engineer.

Chairman Perrotti closed the public hearing.

MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE SUB 00-1 – Request for approval of a Vesting Tentative Parcel Map No. 25440 to subdivide one lot to create two lots at 501 and 507 29th Street (previously known as 2902 Ingleside Drive).
AYES: Hoffman, Schwartz, Pizer, Chairman Perrotti
NOES: Ketz
ABSENT: None
ABSTAIN: None

 

HEARING(S)

15. NR 00-3 – EXPANSION AND REMODEL TO A DUPLEX WITH NONCONFORMING FRONT AND SIDE YARDS RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 1826 MANHATTAN AVENUE.

Staff Recommended Action: To continue to the June 20, 2000 meeting.

Director Blumenfeld stated that the applicant has submitted a letter to request a continuation to allow additional time to address some of staff’s concerns.

Chairman Perrotti opened the public hearing.
Chairman Perrotti closed the public hearing.

MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to CONTINUE NR 00-3 – Expansion and remodel to a duplex with nonconforming front and side yards resulting in a greater than 50% increase in valuation at 1826 Manhattan Avenue.
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

NR 00-4 – A NONCONFORMING REMODEL AND 822 SQUARE FOOT ADDITION TO AN EXISTING SINGLE FAMILY RESIDENCE WITH NONCONFORMING SIDE AND REAR SETBACKS AT 1030 8TH PLACE.

Staff Recommended Action: To approve said request.

City Planner Schubach summarized the staff report and said that staff believes that the project should be approved because it is similar to other projects approved by Commission and that the house otherwise conforms to the Zoning Ordinance.

Chairman Perrotti opened the public hearing.

Greg Chasen, architect for the project, clarified Section 4, Condition 3, in that the existing unpermitted rear patio area will be brought within conformance to existing planning and zoning codes. He said the 6 inch encroachment from the wall will be moved to satisfy the 5-foot setback requirement.

Jill Kalafut, owner of the property, clarified that the deck will be removed.

Chairman Perrotti closed the public hearing.

MOTION by Commissioner Pizer and seconded by Vice-Chair Ketz to APPROVE NR 00-4 – A nonconforming remodel and 822 square foot addition to an existing single family residence with nonconforming side and rear setbacks at 1030 8th Place with Section 4, Condition 3 to read, "The unpermitted rear patio enclosure shall conform to building standards."
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

NR 00-5 – A NONCONFORMING REMODEL AND 626 SQUARE FOOT ADDITION TO AN EXISTING SINGLE FAMILY RESIDENCE RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 642 25TH STREET.

Staff Recommended Action: To approve said request.

City Planner Schubach summarized the staff report.

In response to Commissioner Hoffman, City Planner Schubach explained that there is an exception section which allows the shorter garage interior. He further stated that the width of the garage conforms to code requirements.

Chairman Perrotti opened the public hearing.

Gary Lane, designer of the project, said he read the staff report and agreed with the conditions.

Chairman Perrotti closed the public hearing.

MOTION by Vice-Chair Ketz and seconded by Chairman Perrotti to APPROVE NR 00-5 – A nonconforming remodel and 626 square foot addition to an existing single family residence resulting in a greater than 50% increase in valuation at 642 25th Street.
AYES: Hoffman, Ketz, Schwartz, Pizer, Chairman Perrotti
NOES: None
ABSENT: None
ABSTAIN: None

 

18. STAFF ITEMS

• Interpretation of minor modification to approved plan at 50A Pier Avenue, Patrick Molloy’s Restaurant.

Director Blumenfeld summarized the staff report and indicated that the question before Commission is whether the use is consistent with the approved Conditional Use Permit restaurant use. The owner is proposing interior changes of table seating to accommodate stand up tables at 42 inches in height. He said overall, the number of tables is approximately the same; however, the ratio of tables to bar area and stand up tables is also relevant to the use issue. He also said that the use must remain a restaurant to be consistent with the CUP or the CUP must be amended and a Parking Plan would be required to accommodate increased parking demand with a change from a restaurant to a bar or cocktail lounge. The proposed plan, if approved, would serve as the new approved seating plan for the restaurant in evaluating occupant load in the future and conformance to the CUP.

He said if the Commission considers this change to be a minor modification, the proposed plan could be implemented with a building permit; however, if the change is deemed to a major modification, the owner must amend the CUP and process a Parking Plan through Planning Commission.

In response to Commissioner Pizer, Director Blumenfeld stated that there is a higher occupant load with row seating as opposed to standard table seating. He commented that the proposal would accommodate approximately seven more customers.

Commissioner Hoffman pointed out that currently, there is a partition that separates the bar from the dining area, and what is proposed, is to have this partition removed which would make the entire facility a bar. He believed this would be a major change.

Vice-Chair Ketz agreed.

Chairman Perrotti also agreed and if this proposal is pursued, a public hearing should be scheduled.

The Commissioner agreed by MINUTE ORDER that the proposal is a major modification to the plans that were approved originally.

• Tentative future Planning Commission agenda.
• Community Development Department Activity Report of March 2000.
• City Council minutes of April 11 and 25, 2000.

19. COMMISSIONER ITEMS

In response to Chairman Perrotti, Director Blumenfeld stated that the Council did not approve additional parking requirements for multifamily parking. Relative to open space, the Council considered the Commission’s 15% suggestion and actually suggested a more restrictive standard requiring no more than 100 feet on the roof deck and the remainder distributed elsewhere on the site. He also said Council recommended that staff come back with some revisions to the open space standards with some additional wording to deal with some of the inconsistencies in the definitions of open space.

In response to Commissioner Hoffman, Director Blumenfeld believed that Public Works has looked at the issue of the barriers on Ocean View and may have a possible improvement plan together. He further said that the design of the signals at Pier Plaza along with the location of the controller for the signals was determined by Public Works.

In response to Chairman Perrotti, Director Blumenfeld said that the Bijou remodel is currently proceeding with building shell improvement plans approved including accessibility and existing requirements.

In response to Commissioner Schwartz, Director Blumenfeld said that the current building owner of the AMC building had two tenants in place but then status in the project is uncertain.

 

20. ADJOURNMENT

MOTION by Commissioner Hoffman to ADJOURN the meeting at 10:45 pm.

No objections, so ordered.

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