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 City of Hermosa Beach --- 07-21-98MINUTES OF THE PLANNING COMMISSION METING OF THE CITY OF HERMOSA BEACH HELD ON JUNE 16, 1998, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS
The meeting was called to order by Chairman Tucker at 7:10 p.m.
Commissioner Schwartz 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 Diane Cleary, Recording Secretary
CONSENT CALENDAR
4H and 4I - Comm. Perrotti stated he has to abstain from these items because he left the last meeting early.
4C - 1427 Manhattan Avenue, the applicant, Gary Fromm, 2603 Laurel, Manhattan Beach, presented a new rendering with changes. Chairman Tucker stated he would like to see horizontal banding on the south side. Director Blumenfeld stated the Resolution for the project plans would need to be amended per the proposed change.
4E - 654-56 7th Street - The developer, Anastasi Construction, was required to bring the architectural treatment around on all four sides. Chairman Tucker stated he would like to see more articulation on the rear and the sides. Director Blumenfeld stated the applicant added some different roof window and balcony treatment and the driveway width had been resolved. Chairman Tucker stated he would like to see some horizontal bands to break up the elevation on the east, north of the rear building, south of the front building, south of the rear building and the west.
4G - Director Blumenfeld said there was one correction requiring that the project be changed to look different from the developers other project on 1646 Loma.
4H - Chairman Tucker asked whether the walls were to remain.
MOTION by Vice Chair Merl, seconded by Commissioner Perrotti, to APPROVE the minutes and the resolutions with the corrections as noted above.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: Commissioner Perrotti abstained from Items 4H and 4I.
ORAL/WRITTEN COMMUNICATIONS: None
PUBLIC HEARINGS
Commissioner Schwartz announced the birth of her daughter April 21st.
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 July 21, 1998 meeting per the applicant's request.
Director Blumenfeld stated the applicant has not completed the studies requested by the Commission. The applicant has made some changes in the operation of the Park and their intent with respect to their plan. The owner's letter is attached and there is a new individual who is managing the property. Staff will re-notice if the application is substantially changed.
Chairman Tucker opened the public hearing .
Chairman Tucker closed the public hearing.
MOTION by Commissioner Perrotti, seconded by Commissioner Pizer to CONTINU E the item to the July 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
Chairman Tucker requested that the applicants bring their items back in a more timely fashion in order to help Staff and the Commission to make their decisions and expedite the issues.
8. PARK 98-2 -- PARKING PLAN TO ALLOW THE SHARED USE OF THE EXISTING REQUIRED PARKING FOR OFF-SITE BUSINESSES AT 200 PIER AVENUE (CONTINUED FROM MARCH 17, APRIL 21, AND MAY 19, 1998 MEETINGS).
Staff Recommended Action: To continue to July 21, 1998 meeting (final continuation).
Director Blumenfeld stated the applicant has come up with a preliminary plan and it was suggested that Staff, the applicant and the office building tenants meet together to make sure that the plan is acceptable to all the parties.
Chairman Tucker suggested that the applicant to meet with the City Traffic Engineer regarding the traffic flow.
Chairman Tucker opened the public hearing .
Chairman Tucker closed the public hearing.
MOTION by Vice-Chair Merl, seconded by Commissioner Perrotti to CONTINU E the item to the July 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
9. PDP 98-6 - PRECISE DEVELOPMENT PLAN TO CONVERT AN EXISTING SINGLE FAMILY DWELLING TO A DUPLEX AND TO ADD 534 SQUARE FEET AT 1734 PROSPECT AVENUE. (CONTINUED FROM APRIL 21 AND MAY 19, 1998 MEETINGS).
Staff Recommended Action: To continue to July 21, 1998 meeting (final continuation).
Mr. Schubach stated the applicant obtained a different architect and will cost an additional $3000 and was not ready to proceed and needed to continue the project to the next meeting.
Chairman Tucker opened the public hearing .
Chairman Tucker closed the public hearing.
MOTION by Commissioner Schwartz, seconded by Commissioner Pizer to CONTINUE the item to the July 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
10. CON 98-10/PDP 98-12 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25179 FOR A THREE-UNIT CONDOMINIUM AT 1133 CYPRESS AVENUE.
Staff Recommended Action: To be continued at Staff's request to the July 21, 1998 meeting.
Director Blumenfeld presented a brief staff report stating that this is a two story project with parking below in a basement garage area and there is a substantial portion of the lot that is being raised on the south side. Staff's concern is that the side yard grade and adjoining wall might exceed six feet. They are asking that the applicant make some adjustments. This could effect the configuration of buildings relative to the Building Code because the building could be considered three stories, thereby requiring a second access and changes to the unit sizes.
Commissioner Perrotti asked how much leeway do they have in approving the tandem parking? Director Blumenfeld stated you can park tandem in those units but the grade issue might effect the configuration of parking.
Chairman Tucker opened the public hearing.
Elizabeth Srour, 1001 6th Street of Hermosa Beach, representing the applicant. The applicant made a good faith effort to design a plan that does comply with the Municipal Code and tandem parking has been approved by Planning Commissions in the past. The concept is aimed at smaller units at 1400 square feet with a two story building over basement and no loft or roof decks. Tandem parking is provided to accommodate an upslope to the west and the design utilizes this.
Mark Trotter, designer of the project, stated as far as the south elevation goes, instead of having a 6 foot retaining wall, they could do a 4 foot retaining wall, having a 2 foot planter which would be horizontal and then having a 3 foot walkway along the south side of the property and that the design is intended to create a natural flow for drainage.
Ms. Srour stated the project started out as a larger site, but the property owner lost one of the lots and it reverted to a 3-unit site and Mr. Trotter met with Staff and Staff pointed out the type of design that has been approved on these 40 x 100 lots. It was never pointed out that the tandem parking is an issue. With regard to the side yard and retaining wall, this is a fair issue and Mr. Trotter has proposed alternatives.
Chairman Tucker noted that he did not like the idea of two story with a basement. It creates a massive wall for the neighbors.
Director Blumenfeld stated staff indicated concern about the built up sideyards. He noted that some build up of the sideyards has occured with previous projects but that there have not been many projects in the past where the entire side yard has been built up by almost 6 feet.
Chairman Tucker closed the public hearing.
Discussion
Commissioner Perrotti stated when they have a Staff recommendation as being continued, the public relies on this and may not even attend the meeting. If there are minor items to be resolved, they could adopt a resolution and review the revisions. In this application, there are several things outstanding that are critical. This should be continued. It is an R-3 lot and legally there can be three units, but he doesn't like a lot this size having three units jammed in.
Commissioner Pizer stated he doesn't like tandem parking and three unit lots. Commissioner Schwartz stated she would like to see something less intensive which allows more light in and is hesitant about supporting tandem parking when is inconvenient. She is in favor of a continuance.
MOTION by Commissioner Pizer, seconded by Commissioner Perrotti to CONTINUE the item with language to clarify the side yard percentage of lot coverage and clarify the south wall.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
11. VAR 98-3 - VARIANCE TO SIDE YARD, LOT COVERAGE, AND GUEST PARKING REQUIREMENTS IN ORDER TO CONSTRUCT A TWO-CAR GARAGE AND ADD 320 SQUARE FEET TO A NONCONFORMING SINGLE FAMILY DWELLING AT 2512 HERMOSA AVENUE.
Staff Recommended Action: To be continued at Staff's request to the July 21, 1998 meeting.
Mr. Schubach stated they are asking for a continuance due to the unusual unique features of the development. It was a single family home built on two subdivided lots and portions of the lots were sold off to the property owners to the north and south. The single family house was then split in half and divided into two houses and then sold off separately. There is now an existing house with zero side yards. They are concerned about how the proposed project with the addition of the south half of the house will make sense building wise. Also, the addition is over the property line on the south and staff noted that there are legal questions to refer to the City Attorney.
Director Blumenfeld stated the issues with respect to the Building Code requires some additional study by the applicant.
Chairman Tucker asked if all the dividing in the past has been recorded?
Mr. Schubach stated it was all before the State Subdivision Map Act was revised and made more of a requirement. With a recorded deed, you can cut off a portion of your lot that was officially subdivided with a map and section it off, sell it and record a deed with it. Today you are prohibited from doing that by State law.
Chairman Tucker opened the public hearing.
Chairman Tucker closed the public hearing.
MOTION by Vice-Chair Merl, seconded by Commissioner Perrotti to CONTINUE the item to the July 21, 1998 meeting.
NOES: None ABSENT: None ABSTAIN: None
12. VAR 98-4 - VARIANCE FOR EXTERIOR STAIRS TO ENCROACH INTO THE REQUIRED THREE FOOT (3') REAR YARD SETBACK AT 3515 MANHATTAN AVENUE.
Staff Recommended Action: To be continued at Staff's request to the July 21, 1998 meeting.
Mr. Schubach stated when the staircase was added, it encroached in the rear yard and resulted in over lot coverage and they needed public notice for both. They also discovered it is sitting on a tall retaining wall along the west and north sides. They suspect the proposal will exceed the height as well. A letter was received from Mr. Hansen opposing the Variance.
Chairman Tucker opened the public hearing.
Chairman Tucker closed the public hearing.
MOTION by Commissioner Schwartz, seconded by Commissioner Pizer to CONTINUE the Item to the July 21, 1998 meeting.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
13. CON 98-11/PDP 98-13 - CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25162 FOR A TWO-UNIT CONDOMINIUM AT 515 8TH STREET.
Staff Recommended Action: To approve applicant's request.
Mr. Schubach stated staff recommended approval of this project, however, the applicant needs to revise the plan to add more open space which is short by 93 square feet, the roof deck of Unit A slightly exceeds the height limit, the trash is located too close to the neighbors and Court yard wall needs to be added. In addition the standard conditions regarding the sump pump, decorative paving, no bathrooms downstairs, have been added to the proposed conditions of approval.
Chairman Tucker opened the public hearing.
Cheryl Vargo, 5147 Rosecrans in Hawthorne indicated she is representing the applicant. She noted the items where the project is deficient can be remedied and they can add some additional area on the roof decks for private open space. The balconies on the mid-level were incorrectly labeled as being 77 square feet. They are actually 84 square feet. The over height deck on the roof can be easily addressed by lowering the front building. From the rendering, you can see the courtyard and the intent is to carry the theme of the architecture all the way around so that every elevation will appear as seen in the rendering. The trash cans be located in the garages.
Commissioner Perrotti stated the Resolution adequately covers the issues that they had a problem with and he is in favor of adopting the Resolution as it is proposed. Vice-Chair Merl and Commissioner Schwartz agrees. Commissioner Pizer stated it will be an improvement in the neighborhood and approves it. Chairman Tucker stated a two-unit condo is much nicer and gives a nicer environment.
Chairman Tucker closed the public hearing.
MOTION by Commissioner Pizer, seconded by Commissioner Schwartz to APPROVE the Resolution.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
HEARINGS
14. NR 98-7 - NONCONFORMING REMODEL FOR 250 SQ. FT. EXPANSION TO AN EXISTING NONCONFORMING USE DUPLEX WITH ONE PARKING SPACE PER UNIT AT 2458 SILVERSTRAND AVENUE.
Staff Recommended Action: To approve applicant's request.
Mr. Schubach stated this is a minor addition and staff recommends approval. The project has adequate open space but there has a slightly substandard front yard and side yard setbacks.
(Vice-Chair Merl left the dais).
Chairman Tucker opened the public hearing.
Terry Slaven, Slaven Designs, 2506 Aviation Blvd. She is present to answer any questions.
Chairman Schwartz stated from the drawing, the second floor addition will be stucco and the main is existing wood. Ms. Slaven stated they will be changing the wood to stucco to tie the building together.
Commissioner Pizer asked if this addition requires anymore parking? Ms. Slaven stated no. It will still be just two units on the lot. Commissioner Pizer stated another bedroom could add an additional car on the street.
John Dunbabin, 2432 Myrtle Avenue, noted he is not in favor of the staff recommendation because what will be done is adding a higher density to a low density area. All the lots in the area are zoned R-1 and a situation is being created as a non-conforming duplex with non-conforming parking. There will be no areas in front of the garages to park the car off the street. This potential triplex will make it much worse for the parking, neighborhood and everybody involved.
Chairman Tucker closed the public hearing.
Discussion
Commissioner Perrotti agrees that the additions to the property are an improvement to the existing development. Lot coverage is 55% and is not a substantial increase of 250 square feet.
Commissioner Schwartz is concerned that the addition visually is not an improvement and shows a lack of detailing. She would like to see more detail. Commissioner Pizer agrees. He is also concerned with the parking density increase.
Chairman Tucker is also concerned with the elevations and the top looks boxy and is also concerned with the parking. He would like to see the roof line changed.
MOTION by Commissioner Schwartz, seconded by Commissioner Perrotti subject to Staff receiving and approving new elevations that provide a level of detail and articulation and unity to the project, and subject to final reading at the next meeting.
AYES: Commissioners Perrotti, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: Vice-Chair Merl
15. NR 98-8 - REMODEL AND ADDITION TO CONVERT AN EXISTING NONCONFORMING STRUCTURE FROM A DUPLEX TO A SINGLE FAMILY DWELLING, RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 124 NEPTUNE AVENUE.
Staff Recommended Action: To approve applicant's request.
Mr. Schubach stated this project will improve this development since it is converting what is now two units and some bootleg development into conforming development and only one unit. The outside stairs could be now inside since it is now a single family dwelling. Also, separate access down into the basement, although the kitchen is down there and it is still too easy to be converted back. They could modify this by entering at the ground level and accessing the floors above the interior. Alternatively, a mid-level entry to a stair landing inside the building could be provided. A 5 foot rear yard setback needs to be provided. The second floor needs to be stepped back to provide a 3 foot front yard. The lot coverage is 71% and it needs to be reduced down to the allowable 65%. Staff feels overall that the conditions and corrections will result in the non-conforming front yard being the only non-conforming element that will be maintained.
Commissioner Perrotti stated the loft area is accessed only by a ladder? Mr. Schubach stated this is one of the bootleg issues that will be resolved.
Commissioner Pizer asked about the setbacks and side yards? Mr. Schubach stated most is all corrected and the only thing left will be the front yard setback, but that includes Staff's conditions of approval as well as corrections.
Chairman Tucker asked about the west side balcony that comes within a foot? The building itself is correct but the balcony is within a foot because it is hung from the building. Director Blumenfeld stated that this encroachment into the yard was approved under a separate approval by variance.
Chairman Tucker questioned the height issue. Director Blumenfeld stated they ran height calculations and the preliminary understanding is that it conforms with the height limit. The proposed second floor will be setback to the proper setback of 3 feet.
Chairman Tucker opened the public hearing.
Don Prince, 124 Neptune Avenue, Hermosa Beach and owner of the property. They have put up a sizable investment and believe that there's a great value in it. They have maintained and remodeled previous homes and the community will benefit. He is concerned with the bottom floor and would like his teenage son to have this room, and they do not want to go through the room to get to the second and third floor. This is why the existing stairway is on the side. They have no intention of renting it out.
Russell Keldor, 2421 Clark Lane, Redondo Beach. They are going from a multi-unit to a single family unit residence and providing an additional parking. The existing stairwell that's on the east side and when they raise the grade 50% to the heights, the stairwell is going to be within 4 feet of entering, so it won't be an objectionable stairwell on that side. They would like to keep the stairwell and could give up the door that goes into there from the outside on the northwest side. This would make it more convenient and would not be using more space. Mr. Keldor stated when they are remodeling the garage and taking the wall out, they are putting a new stairwell in from the existing garage to the second floor. Mr. Prince stated if they eliminate the access to the street, this would become a true one family house.
John Doogen, 126 Neptune. He has lived there for 18 years. If this project is put in, it will block out his view. He has glass windows facing the entire side of the west side and he'll have to have his curtains drawn all the time because 85% of his view will be block wall. His whole family is upset about this and it will not be their home any longer. Also, the stairway that's going up is next to their bedroom window and there's always tramping up and down.
Chairman Tucker closed the public hearing.
Discussion
Chairman Tucker stated there is no view ordinance in the City and if it's within the 30 foot limit, they have no jurisdiction to not allow them to build this structure.
Commissioner Schwartz stated the final product will be an improvement. She feels the existing stair on the outside should be brought in to remove the non-conforming. Vice-Chair Merl , Commissioner Perrotti and Chairman Tucker agree. Chairman Tucker would like to see the chimney reduced.
Director Blumenfeld stated if the project does not qualify as two stories with a basement, some change will be required in the yard area and the stairs for the project will become an issue. If there has to be a secondary access, the building will have to change radically. A portion of the site will have to include some raised planter area to make a portion of the unit qualify as a basement. This would have to come back to Staff for review.
MOTION by Commissioner Perrotti, seconded by Commissioner Schwartz to ADOPT NR-98-8 as proposed with the modifications concerning the chimney to reduce it as much as possible and the exterior stairway being removed.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
16. NR 98-9 - REMODEL AND SECOND STORY ADDITION TO AN EXISTING SINGLE FAMILY DWELLING WITH A NONCONFORMING SIDE YARD, RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 455 28TH STREET.
Staff Recommended Action: To approve applicant's request.
Mr. Schubach stated the nonconforming side yard is not severe or unusual and the amount of expansion and remodel is reasonable and the project conforms to the height limit.
Commissioner Perrotti stated the only non-conforming item is the west side yard at 2.7 feet and when they build the second story, it will be conforming to the correct side yard. Mr. Schubach stated this is correct.
Chairman Tucker opened the public hearing.
Kevin O'Conner, owner of the property. He has lived there for the past 12 years and has spent a number of months designing what is a substantial improvement to the house. He has tried to comply with Code and feels he has done so. He feels it will be an attractive house when it is completed.
Chairman Tucker closed the public hearing.
Discussion
Commissioner Pizer stated the design doesn't appeal to him but has no objection to the project.
Commissioner Schwartz stated she doesn't have a problem with the design except on the east elevation. Mr. O'Conner stated the east elevation is covered by a house above his building and he doesn't want to be looking into windows. He may put in a walk-in closet. He could put in shingles on the top and stucco on the bottom and put a band in between to break up the massiveness.
MOTION by Commissioner Schwartz, seconded by Commissioner Pizer, to APPROVE NR 98-9 with the addition of banding material on the east elevation.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
17. C-25 - REVIEW OF FY 1998-99 CAPITAL IMPROVEMENT PROGRAM (CIP) FOR CONFORMITY WITH THE CITY'S GENERAL PLAN.
Staff Recommended Action: To approve by minute order that the CIP is in conformity with the City's General Plan.
Director Blumenfeld stated the California Government Code requires that the Planning Commission approve annually the CIP Budget for conformity with the General Plan. Staff has reviewed the scope of the CIP program and recommends that the proposed CIP provides improvements for street and safety improvements, storm drain improvements, improvements to sewers and special projects including construction of a parking structure in lot C and the pier renovations and the Community Center remodel. These projects are in conformity with goals directly expressed in the General Plan or indirectly expressed with respect to improvement of commercial and residential neighborhoods.
Chairman Tucker asked about the traffic signal that will be put in at Hermosa and 14th Street and the expense will be $110,000. Director Blumenfeld stated traffic signals are expensive and there is a traffic signal proposed at Hermosa and 13th Street in order to deal with the transition and traffic queuing to the new parking structure. There will need to be a dual left turn lane to deal with queuing into the structure. The project plans provide for a phase change dual signal that will permit the left turn movement. There's an improvement to 13th Street and an additional improvement to 14th Street to deal with circulation issues with respect to both downtown improvement and the hotel and the parking structure.
Commissioner Schwartz asked what the difference is between the budget that is labeled page 127 and page 130. Director Blumenfeld stated the difference is that the Commission inadvertently got a copy of the previous year's budget but that the one being considered by Commission is numbered page 130.
Chairman Tucker opened the public hearing.
Chairman Tucker closed the public hearing.
MOTION by Chairman Tucker to approve by Minute Order.
AYES: Commissioners Perrotti, Merl, Schwartz, Pizer, Chairman Tucker NOES: None ABSENT: None ABSTAIN: None
STAFF ITEMS
18a. Memorandum regarding Code interpretation for Nonconforming Use and Buildings - Section 17.52 of the Zoning Ordinance.
Director Blumenfeld stated this Item is to give Staff direction on the Ordinance which has some ambiguity in it with respect to limitations or thresholds for projects that are brought before Commission. The Ordinance is not clear relative to garage exemptions and whether to consider the entire property or only the project under consideration.
Commissioner Pizer felt the use would be one issue and the building another issue. If you have a garage structure that you're going to expand to, the removal part would also apply and if it is more than 10%, it would be inclusive. If a person added a garage and didn't remove more than 10% of the existing walls, it would never show up at Commission.
Commissioner Schwartz stated trying to get rid of non-conformity making it more conforming to the extent that people are doing this, it doesn't need to come to the Commission. If somebody wants to maintain a non-conforming within certain limits, that's where the Commission has the most concern.
Director Blumenfeld stated if parking is the threshold and someone is providing more parking and coming into greater conformity with the Zoning Code, should they be required to submit plans to Commission if the limitations of removal or expansion are slightly exceeded.
Commissioner Pizer's concern was that if somebody makes a garage space out of a unit that was rented and instead of putting in a garage, they put in a ugly carport in a nice neighborhood. If the Commission didn't see this, then it would go along and everything is in compliance. Director Blumenfeld stated this is two issues. One is aesthetic and the other is meeting the parking requirement. The question really is the threshold at which you bring something to Commission with respect to the parking. Sometimes you get the parking to be conforming but don't quite meet the interior garage dimension or turning radius. Chairman Tucker stated the turning radius is more critical than the depth of a garage.
Commissioner Pizer stated you can modify a property to be more in compliance but it may not be what the people really want in the neighborhood.
Director Blumenfeld suggested coming back with some guidelines to deal with the Ordinance and required parking.
Items 4H and 4G of the Consent Calendar will be brought back to the next meeting.
18b. Community Development Department Activity Report of April, 1998.
Receive and File.
18c. Tentative future Planning Commission agenda.
Receive and File.
18d. City Council Minutes of May 12, 1998.
Receive and File.
19. COMMISSIONER ITEMS
None.
MOTION by Commissioner Schwartz to ADJOURN the meeting at 9:30 p.m.
No objections, so ordered.
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