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 City of Hermosa Beach --- 08-21-01
MINUTES OF THE PLANNING COMMISSION MEETING OF THE
CITY OF
The meeting was called to order by Chairman Perrotti at 7:09 p.m. Commissioner Pizer led the pledge of allegiance.
Roll Call
CONSENT CALENDAR
Director Blumenfeld indicated that the applicant has submitted the landscape plan as required under the original Resolution. In response to Commissioner Tucker, Director Blumenfeld stated that Tree A will be a palm tree with the foliage well above the line of sight.
6. ORAL/WRITTEN COMMUNICATIONS None. PUBLIC HEARINGS
Staff Recommended Action: To approve said request. Director Blumenfeld gave a staff report and explained the request. He said that the proposed panel antenna will be mounted to the northwest side of the existing parapet wall above the roofline but below the top of the parapet wall, which precludes it from the surface area calculations for allowable rooftop antennas. He said in addition, there is a proposed satellite dish which would be placed on the roof at approximately 1.8 square feet on its widest side above the parapet. He explained that though the satellite dish, combined with the existing rooftop antennas, exceeds the 12 square foot surface area limitation above the height limit, federal regulations exempt it from local review. He indicated that the applicant proposes to camouflage the panel antenna by painting it to match the color of the existing building, and staff believes this is adequate screening. In response to Commissioner Kersenboom, Director Blumenfeld said that the antenna will be put on the parapet and the dish will be on the rooftop. In response to Commissioner Pizer, Director Blumenfeld explained that there is existing antenna equipment on the roof and this type of co-location is encouraged. In response to Commissioner Tucker, Director Blumenfeld said that the City does not regulate satellite dish antennas that are less than 2 meters, based on the City Attorney’s review. In response to Commissioner Pizer, Director Blumenfeld explained that the site is a radio station that permits continuous service nationwide. Chairman Perrotti opened the public hearing.
In response to Commissioner Tucker, Ms. O’Donnell explained that this service is new and the nationwide network is being built up. She explained that the technology is satellite digital audio/radio service, and XM Satellite Radio intends to provide up to 100 channels of programming. The channels are transmitted to the satellite which is up and running and then downlinks to receivers. She said since the area is not flat, there is a need for repeater sites. She also explained that the antenna is facing toward the northwest for coverage on that side, and the Mount Wilson repeater is taking care of the main area. She also said that Washington DC is the uplink facility. In response to Commissioner Tucker, Ms. O’Donnell said the satellite will cover more than was anticipated and the sites have now been deleted down to 50. She also said that a whip antenna would cause interference. Chairman Perrotti closed the public hearing.
8. CON 01-8/PDP 01-9 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING TENTATIVE PARCEL MAP NO. 26262 FOR A THREE-UNIT CONDOMINIUM AT 300 HERMOSA AVENUE (CONTINUED FROM JUNE 19, 2001 MEETING). Staff Recommended Action: To continue to August 21, 2001 meeting. Director Blumenfeld stated that this item is being requested to be continued to the next regularly schedule Planning Commission meeting, as revised plans have not yet been submitted. Chairman Perrotti opened the public hearing.
Staff Recommended Action: To approve said request. City Planner Schubach gave a staff report and reviewed the request. He noted that the balconies need to be slightly larger than proposed, and the buildings are slightly over height, which will be resolved. He said there is adequate open space, but more landscaping is needed along the driveway and entryway along with two 36-inch box trees. In response to Commissioner Pizer, City Planner Schubach stated that a condition will be added requiring 7-foot deck compliance. In response to Commissioner Tucker, Director Blumenfeld said that the garages are 20 feet x 25 feet and the garage door would be a minimum of 18 feet. Chairman Perrotti opened the public hearing.
Chairman Perrotti closed the public hearing. Commissioner Tucker expressed concern with the elevations on the east side looking too boxy. He suggested adding more shadowing and banding to help break it up.
Staff Recommended Action: To approve said request. Director Blumenfeld gave a staff report and explained the request. He reviewed the parking and noted that two of the garages have the two cars aligned in tandem. He also said that all of the required yards are provided with the exception of the extra side yard which is required for row housing. He further reviewed the concerns of usable open space and side yard. He said that if the decks are considered roof decks, then the project would be deficient in open space. He said that the architect seeks a favorable determination from the Commission with respect to open space, increased side yards for row dwellings, and the requirement that stairs be provided in both directions to the entry landings. Chairman Perrotti opened the public hearing.
He summarized stating the project is a very visible and important project for the City, and he has tried to provide a lot of exterior treatment, and he believed that the concept has been achieved for this building. In response to Commissioner Pizer, Mr. Compton said that curb cuts off the alley would be created and loss of landscaping would occur by not using tandem parking. He also pointed out that curb cuts will be removed.
Chairman Perrotti said that drainage problems would be taken care of in plan check. Director Blumenfeld stated that draining across a lot is not permitted, and a sump pump would be used draining to the public right of way when there is a subterranean condition.
In response to Commissioner Tucker, Mr. Compton stated that the spas on the deck will be pulled back, avoiding the requirement for handrails. Chairman Perrotti closed the public hearing. Commissioner Kersenboom approved of the underground parking, allowing more street parking. Commissioner Tucker stated he doesn’t consider a mezzanine accessible from a living area. Director Blumenfeld informed that the mezzanine is inside the unit as part of the living area. Chairman Perrotti believed that the deck is a roof deck and is the highest point, and if the deck were not there, it would be built as a roof. Commissioner Pizer stated that access to the deck is the key for determination of the type of deck. Director Blumenfeld suggested that if the deck is directly accessible, then it is a deck, and it is only a roof deck if accessed from the floor below. It was the concensus of the Commission that Units B and C have roof decks. It was the concensus of the Commission that the side yard is not a row housing situation. It was the concensus of the Commission that the stairs in both directions are not necessary for access purposes. Chairman Perrotti stated he is not in favor of tandem parking but he believed it would be a better situation than the existing condition. Commissioner Pizer agreed and said that it will take parking off the street. Commissioner Tucker stated he is not in favor of tandem parking, and pointed out that the project is maximizing the lot.
The Commission took a break at 8:50 p.m.
11. CON 01-11/PDP 01-13 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP NO. 26380 FOR A TWO-UNIT CONDOMINIUM AT 1216 LOMA DRIVE. Staff Recommended Action: To approve said request. City Planner Schubach gave a staff report and reviewed the request. He noted that the convex slope will now not be necessary and the project will be redesigned. He said that the typical conditions of approval have been added and the landscape plans provide sufficient landscaping including the 36-inch box trees. Chairman Perrotti opened the public hearing.
Chairman Perrotti closed the public hearing. Commissioner Tucker appreciated the project having only two units, reducing the density. He noted, however, that the side elevations need further articulation. In response to Commissioner Tucker, Ms. Vargo informed that banding is included on the plans, but said that the side elevations will not be visible. In response to Commissioner Tucker, Director Blumenfeld explained that the chimney cap has to be ICBO approved.
HEARING(S) 12. NR 01-2 – EXPANSION AND REMODEL TO AN EXISTING NONCONFORMING SINGLE FAMILY DWELLING RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 840 ARDMORE AVENUE. Staff Recommended Action: To approve said request. City Planner Schubach gave a staff report and reviewed the request. He stated that staff is requiring that the fence be removed which is un-permitted. Commissioner Tucker stated he would like to see the two windows on the north side eliminated. Chairman Perrotti opened the public hearing.
Director Blumenfeld explained a corner lot situation and said that the lot constitutes a corner lot. He also said in the case of a corner lot, the front lot line shall be the line separating the narrowest street frontage of the lot from the street.
In response to Commissioner Tucker, Mr. Zack informed that off street parking along the garage would be difficult because the main entrance is next to it, and there will be some yard space already removed with the new addition. In response to Mr. Zack, Director Blumenfeld explained that if the retaining wall is protecting a cut, the height of the retaining wall doesn’t contribute to the height of the fence. He said if there is a cut and fill condition, a mid point of the wall would be looked at and the fence height would then be measured from that intermediate point. He also explained that there is a dimension used for a corner cut. Chairman Perrotti closed the public hearing. Commissioner Pizer complemented the clarity of the plans and stated he is in favor of the project.
Staff Recommended Action: To approve for a six-month extension. City Planner Schubach gave a staff report and reviewed the request. He said that the project still essentially meets the current code. Chairman Perrotti opened the public hearing.
Chairman Perrotti closed the public hearing.
14. STAFF ITEMS
Director Blumenfeld gave a staff report and stated that staff looked at the some of the permit history and buildings within two blocks to the north and south of the subject property. He said that most of the properties have not been redeveloped along the street, as they are older projects. He also said that staff looked at the current plans for 3423 Hermosa Avenue and 3166 The Strand and found that the corner point elevations used were based on the current grade. On the basis of the previous datum used for adjacent projects, staff is recommending that the actual corner point elevation be used for the project, rather than splitting the difference of the adjacent grade. Grant Kirkpatrick , architect for the project, stated that Mr. Biche has submitted a letter, and he said that a precedent does not exist. He also noted that the property at 3423 Hermosa Avenue is a new home under construction and is a speculative building, sitting well below The Strand. He also said that 3166 The Strand is a building that just has been lightly remodeled and is in the finishing stages. He suggested based on the code, half the difference between the adjacent grade and the existing corner points of the property at The Strand should be used. Commissioner Pizer agreed with the applicant. Commissioner Tucker noted that the applicant has gone to a lot of trouble to survey the area and he also agreed with the applicant. Chairman Perrotti agreed, and in reading all the data on the survey, it would be a fair interpretation to use the average and split the difference of the adjacent grade.
15. COMMISSIONER ITEMS In response to Chairman Perrotti, Director Blumenfeld stated he will check on the requirements and eligibility for PERS. In response to Chairman Perrotti, Director Blumenfeld explained that pile screw-type driving is permissible but is more expensive and noisier with more vibration and would not be economically feasible or practical for construction of a single family home. In response to Commissioner Tucker, Director Blumenfeld stated he will check with Public Works regarding encroachment issues occurring in the Downtown. He also said that the Code Enforcement Officer is dealing with the inflatable beer can on top of a building in Downtown. 16. ADJOURNMENT
No objections, so ordered. |
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