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 City of Hermosa Beach --- pcm 08-15-00
MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY
OF
The meeting was called to order by Chairman Perrotti at 7:05 p.m. Commissioner Tucker led the pledge of allegiance. Chairman Perrotti welcomed the new Commissioners, Peter Tucker, Ron Pizer and Langley Kersenboom.
Roll Call Present: Commissioners Kersenboom, Hoffman, Pizer, Tucker and
Chairman Perrotti
CONSENT CALENDAR MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE the July 18, 2000 Planning Commissioner Minutes and Resolutions 4a, 4b and 4c. AYES: HoffmanHHH, Pizer, Chairman Perrotti
5a. Resolution P.C. 00-42 approving a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #25678 for a two (2) unit condominium conversion project at 1136-40 Monterey Boulevard (continued from July 18, 2000 meeting). Director Blumenfeld indicated that staff is recommending that this item be continued to the next meeting to allow the applicant time to submit a survey demonstrating the convex slope condition on the property. MOTION by Commissioner Pizer, seconded by Commissioner Hoffman, to CONTINUE Resolution P.C. 00-42 to the next Planning Commission meeting of September 19, 2000.
5b. Resolution P.C. 00-46 approving a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #26020 for a two (2) unit condominium conversion project at 866 Monterey Boulevard. Director Blumenfeld stated that the applicant has submitted a plan reflecting additional architectural treatment on the south side of Unit B. He indicated, however, that the plan has not been dramatically changed. He said that staff suggests the addition of stucco riglets to further define the wall pursuant to the Commission’s direction. He presented a sketch of the pylon and additional treatment. Commissioner Kersenboom also had suggestions. Cheryl Vargo, representing the applicant, stated that the architect will work with staff on any further additional changes. In response to Chairman Perrotti, Director Blumenfeld explained that both the banding and the riglets could resolve into either windows or decks. The Commission APPROVED by Minute Order that the architect modify the plan with the additional treatment as shown in the revised plans and as recommended by staff.
6. ORAL/WRITTEN COMMUNICATIONS Elizabeth Connolly, 650 6th Street, expressed concern with the impact of truck traffic on 6th Street from Learned Lumber, the maintenance of the grass strip adjacent to Learned, and employee parking on 6th Street. Commissioners Perrotti and Tucker inquired about the requirement to provide a "knuckle" at the driveway to preclude turning west onto 6th Street. Director Blumenfeld responded to questions and explained that a proposal for a knuckle was included with the original 24-unit condominium project and zone change which was approved by Commission in 1997 but denied by City Council. Subsequently, an 8-unit condominium project was approved by Commission with a reduction of the driveway width, and a knuckle was not included in the design. He further explained that in January, Learned Lumber submitted a plan with minor revisions to the project, relocating some of the lumber stacks and parking. He stated that staff recommended that Learned increase the amount of parking along Pacific Coast Highway to compensate for the relocation of parking and increase landscaping to compensate for a new driveway cut. He said that recently, a new plan had been submitted asking relief from the requirement of additional landscaping and parking. At that point, staff suggested that the matter be referred to the Planning Commission as a CUP amendment, since the change could not be considered a minor modification. Director Blumenfeld further said that Mr. Learned has indicated that as the building improvements are completed, the site improvements will also be completed. Commissioner Tucker questioned if a "left turn only" sign is posted on 6 th Street. Director Blumenfeld indicated none of the required customer, employee, and direction signing had been installed to date. In response to Commissioner Pizer, Director Blumenfeld stated that the employee parking is on the southerly side. In response to Chairman Perrotti, Director Blumenfeld indicated that he will check into who is maintaining the planters along 6th Street. Robert Schmity expressed concern with Beach Cities Christian Fellowship Church not complying with their CUP regarding their parking plan. Director Blumenfeld explained that the parking area was to be made available for public parking for the Community Center and for beachgoers. He said that the church presented a schedule which was rejected by staff, as it would not fulfill the City’s needs. Staff is currently pursuing this matter with the church. In response to Commissioner Pizer, Director Blumenfeld explained that the church needs the parking available on Sundays and are looking for a way to control the parking and also make it available publically.
PUBLIC HEARINGS CON 00-14/PDP 00-15 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP NO. 26019 FOR A THREE-UNIT CONDOMINIUM AT 506 11TH STREET (CONTINUED FROM JULY 18, 2000 MEETING). Staff Recommended Action: To approve said request. Director Blumenfeld reported that this item was continued to allow the applicant time to resubmit drawings due to the amount of plan corrections required for the project. He noted that there were problems with respect to the turning radius, the driveway, accommodation of guest parking and the replacement of curb parking adjacent to the front of the unit. He explained that the plans have been revised, meets all the zoning requirements and the lot coverage is below the maximum 65%. He said that the Commission was concerned with not having adequate landscaping along the frontage of the property. He also pointed out that the front yard planters are too small to install a 36" box tree. He said staff suggests the use of Grass-crete on the driveways in the front yard to give the impression of having a lawn along the street frontage of the project. Chairman Perrotti opened the public hearing. Cheryl Vargo, representing the applicant, pointed out that the stairs start back quite a distance from the property line with pavers inserted with surrounding grass, and a tree could be planted close to the property line. As an alternative, a street tree could be planted at the location between the two driveway ramps. Also, a box tree could be planted in the side yard. In response to Commissioner Hoffman, Ms. Vargo responded that aesthetically, the front door and entry should appear in the front of the building rather than the side of a building. Commissioner Kersenboom expressed concern with pedestrian access to the back unit. Commissioner Tucker expressed concern with a line of site problem with a tree in the sidewalk area, which would need to be addressed by Public Works. Chairman Perrotti closed the public hearing. In response to Commissioner Tucker, Director Blumenfeld informed that the lot size is 3,960 square feet. He also informed that the hand rail height requirements are 36" for residential and 42" for commercial. Commissioner Tucker further expressed concern with lack of open space on the decks adjacent to the living areas. He also would like to see some band treatment on the east elevation. Director Blumenfeld clarified that the policy requires 100 square feet of open space off the living area. In response to Commissioner Pizer, Director Blumenfeld confirmed that the driveway slope does not exceed 12.5%. Commissioner Hoffman expressed concern with the lack of landscaping in the front. Commissioner Kersenboom agreed. Chairman Perrotti agreed with staff’s suggestion of the Grass-crete. He also agreed with adding some banding between the two levels on the east elevation. In response to Commissioner Kersenboom, Director Blumenfeld expressed concern with pedestrian access being off the driveway. Commissioner Hoffman believed that stepping stones would become inconvenient for pedestrians. Director Blumenfeld pointed out that the footprint of the building is at 64.8% lot coverage and the building could be reduced slightly to accommodate more landscaping. Ms. Vargo suggested using jacaranda trees which have a small trunk and get very tall with color, and could be put at the entry to the front unit and also by the side access to the other two units. Commissioner Tucker believed that the front unit could be made smaller.
MOTION by Commissioner Hoffman, seconded by Commissioner Tucker, to DENY Resolution No. 00-, approving a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #26019 for a three-unit condominium project at 506 11th Street, legally described as a portion of Lot 10, Knutsen Tract. AYES: Hoffman, Tucker
MOTION by Commissioner Pizer, seconded by Chairman Perrotti, to APPROVE Resolution No. 00-, approving a Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #26019 for a three-unit condominium project at 506 11th Street, legally described as a portion of Lot 10, Knutsen Tract, subject to the installation of a 36" box tree in a suitable location along the building frontage and not block pedestrian access, allow staff to work with the applicant, and that this item come back to the Commission for final approval at the next Planning Commission meeting of September 19, 2000. AYES: Kersenboom, Hoffman, Pizer, Tucker, Chairman Perrotti
8. PDP 00-17 – PRECISE DEVELOPMENT PLAN AMENDMENT TO REDUCE THE HEIGHT OF THE WESTERLY PROPERTY LINE WALL FROM EIGHT FEET (8’) TO SIX FEET (6’) IN CONJUNCTION WITH THE 72-ROOM HOTEL PROJECT AT 125 PACIFIC COAST HIGHWAY, HOLIDAY INN EXPRESS HOTEL AND SUITES. Staff Recommended Action: To approve said request. Director Blumenfeld summarized the staff report and reviewed the history of the project. He stated that subsequently, the easterly property was approved for development of a condominium project, and the owner has requested that the hotel amend their permit to reduce the wall height. In response to Commissioner Tucker, Director Blumenfeld stated that the part of the wall that is protecting a cut does not contribute to the height of a wall, and a portion of the wall protects a cut for the upper property. In response to Commissioner Hoffman, Director Blumenfeld said that the existing adjacent property owner would prefer the height of the wall lowered. Chairman Perrotti opened the public hearing. Elizabeth Srour, 1001 6th Street, Manhattan Beach, stated she is representing the applicant and requested flexibility of the height of the wall. She noted that Mr. Lyle also would prefer a height reduction. She explained that the goal would be to allow the construction of a wall that serves the purpose of protecting the individual properties but would not create the canyon effect for the condominium property. In response to Commissioner Tucker, Ms. Srour stated that the wall would be a decorative block wall. In response to Commissioner Tucker, Director Blumenfeld explained that a decorative wall is a painted wall, a split block wall , sandblasted, striated, or any other decorative material applied to the wall. In response to Commissioner Kersenboom, Ms. Srour explained that the hotel property would be responsible for the construction of the wall. In response to Commissioner Tucker, Director Blumenfeld said that the applicant has a sketch which describes the finished grade on the easterly side and the finished grade on the westerly side, which are different from each other. Ms. Srour commented that all construction will be subject to City inspection and approval through the plan check process. Chairman Perrotti closed the public hearing. Commissioner Tucker expressed concern with noise from the hotel parking area transmitting over to the other side, and he is not in favor of lowering the height of the wall. He further questioned the material used on the wall. Commissioner Kersenboom pointed out that the condominiums will be higher, regardless that an extra 2 feet of wall height will be lost. Chairman Perrotti noted that both property owners are knowledgeable and experienced, and he trusts the developer’s decision regarding the wall height. Director Blumenfeld pointed out that the new lot will be graded lower. Commissioner Hoffman stated that there will be quite a bit of landscaping which should help mitigate noise concerns.
MOTION by Commissioner Hoffman, seconded by Commissioner Pizer to APPROVE PDP 00-17 – Precise Development Plan amendment to reduce the height of the westerly property line wall from eight feet (8’) to six feet (6’) in conjunction with the 72-room hotel project at 125 Pacific Coast Highway, Holiday Inn Express Hotel and Suites. AYES: Kersenboom, Hoffman, Pizer, Chairman Perrotti
CON 00-16/PDP 00-18 – CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25299 FOR A TWO-UNIT CONDOMINIUM AT 936 MONTEREY BOULEVARD. Staff Recommended Action: To approve said request. City Planner Schubach summarized the staff report and stated that Commission needs to determine if below grade parking is lot coverage. Further, he said that the open space at the primary living areas have been reduced to 63 square feet due to the spiral staircases on the balconies. He indicated that zoning and landscaping is in compliance. In response to Chairman Perrotti, City Planner Schubach indicated that this project is the same project approved on October 20, 1998. Commissioner Tucker would like to see the deck usage increased. He further commented that the garage could be pushed back another 2 feet to allow for a 25-foot turning radius. Director Blumenfeld clarified that shoring prevents the project from running all the way back to the lot. Chairman Perrotti opened the public hearing. Al Loera, Loera Designs, stated he is representing Mr. Patrick Kealy. He explained that the garage in the rear will be taken to the property line. He indicated that the garage in the front cannot be pushed forward any further due to having to maintain a 5-foot setback. He also noted that the garage doors have been widened which allows for further maneuvering. City Planner Schubach explained that as the width of the garage gets wider, the length of the turnaround area behind it is allowed to get shorter. In response to Chairman Perrotti, Mr. Loera explained that both units have roof decks. He also pointed out that the spiral staircases are right off the dining area or family gathering area. Commissioner Tucker suggested putting the spiral staircase over the exit court, making the deck more usable. In response to Commissioner Pizer, Director Blumenfeld indicated that by increasing the existing area where the spiral stairs are located would cause the building to be redesigned. Chairman Perrotti closed the public hearing. Commissioner Kersenboom commented that the parking is fine, but he believed that the decks should be 100 square feet. Commissioner Hoffman agreed and suggested adding another small deck in another location. Commissioner Pizer agreed that there should be 100 square feet off the living area. Commissioner Tucker further agreed and suggested reconfiguring the top floor. He also believed that the Commission should enforce the open space requirements rather than bringing it to the City Council. Chairman Perrotti announced that a letter was received from Ludovica Luiks opposing the project. Chairman Perrotti also would like to see the 100 square feet off the living area. He agreed that an additional small balcony would be fine. He further agreed with the underground parking area.
MOTION by Commissioner Tucker, seconded by Commissioner Pizer to DENY Resolution No. 00- , denying a Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 25299 for a two (2)-unit condominium project, at 936 Monterey Boulevard and legally described as the Southeast 40 of the Southwest 70 feet of Lot 9, Block 57, first addition to Hermosa Beach, due to the lack of a 100 square-foot minimum open space off the living areas. AYES: Kersenboom, Hoffman, Pizer, Tucker, Chairman Perrotti
CUP 92-34 – REVOCATION OR MODIFICATION OF A MASTER CONDITIONAL USE PERMIT FOR AUTO REPAIR, AUTO BODY AND PAINT BUSINESSES AT 501 – 555 PACIFIC COAST HIGHWAY. Staff Recommended Action: To continue to the September 19, 2000 meeting. Director Blumenfeld summarized the staff report and reviewed the history of the business. He reviewed the three CUP violations which are still outstanding. He said that the residents have submitted a petition indicating their concerns. He stated that staff is recommending that the Commission consider the proposed revocation or modification to the CUP and continue this item to the next meeting in order to receive testimony from the public and owner. He further reviewed the five additional Conditions which staff recommends adding to the current CUP. In response to Commissioner Pizer, Director Blumenfeld indicated that the owner has cleaned up portions of the lot, and there have been fewer cars parking on the streets. He also indicated that by the next meeting, staff will inspect the odor elimination/filtration system and confirmation will be made for approval by the Fire Department. In response to Commissioner Hoffman, Director Blumenfeld explained that the owner will be notified annually to remit the fee to publically notice the item and be considered. Staff would keep records of monitoring and of the unlicensed and unregistered vehicles. Chairman Perrotti pointed out that the parking lot storage area is quite large and the owner has not been making proper use of it. In response to Commissioner Tucker, Director Blumenfeld said that an AQMD permit has been submitted for the spray booth. He also believed that there is not a clarifier on site to separate the oil and gas. Commissioner Tucker further expressed concern with the storage yard being below grade and not having a sump pump or clarifier. Director Blumenfeld indicated that the elimination of auto storage and wrecking will solve some of the issues. In response to Commissioner Tucker, Director Blumenfeld explained that a notice was published and public mailings were provided. He said that this project was City initiated; however staff will require that the applicant post the orange sign for the following hearing. Chairman Perrotti opened the public hearing. Elizabeth Connolly, 650 6th Street, noted that she signed the submitted petition and expressed concern with parking from the businesses on 6th Street. In response to Chairman Perrotti, Ms. Connolly indicated that through observation of the parking, it was determined who was parking from the businesses on 6th Street. Scott Aldin, 646 6th Street, stated he has been a resident on 6th Street for 14 years, and he reviewed the impacts from the businesses in the past. He expressed that the property at the top of the street will always be a commercial zone and believed that this should be blocked off which creates a buffer zone. He also believed that the front lot of the auto repair center should be for cars that are ready to be delivered to customers and for customer parking. He said that the rear yard should be for storage of cars being worked on and for employee parking. He concluded that parking from the employees and customers on the street is the main complaint from the residents. Chairman Perrotti closed the public hearing. Chairman Perrotti believed that the business owner should comply with the conditions of the CUP that are in effect, and violations should be enforced and pursued. He suggested designating a parking area in the storage lot with "employee parking only" signs. He also said it is not the intent of the Commission to put an owner out of business. He mentioned that he was not happy with the owner’s input at the last meeting. Commissioner Tucker agreed that CUPs should be fulfilled. He expressed concern with environmental issues from the business. In response to Commissioner Pizer, Director Blumenfeld explained that added Condition #2 recommended by staff is not in the current CUP. Commissioner Hoffman believed that all of the issues involved could be resolved by the enforcement of the existing CUP. Commissioner Kersenboom questioned who the cars belonged to that were in the back parking lot, and he also questioned if the employees would be using this lot.
MOTION by Commissioner Tucker, seconded by Commissioner Pizer to CONTINUE to the next Planning Commission meeting of September 19, 2000, CUP 92-34 – to review Resolution P.C. 93-11 for revocation or modification of a master Conditional Use Permit for auto repair, auto body and paint businesses at 501- 555 Pacific Coast Highway. AYES: Kersenboom, Hoffman, Pizer, Tucker, Chairman Perrotti
HEARING(S) NR 00-6 – A 250 SQUARE FOOT EXPANSION TO AN EXISTING DUPLEX, NONCONFORMING TO USE AND PARKING AT 63 8TH STREET. Staff Recommended Action: To approve said request. City Planner Schubach summarized the staff report. He explained that the Code allows the 250 square foot expansion and there are no violations to the Zoning Code. In response to Chairman Tucker, City Planner Schubach stated that there are only two single parking spaces available. He also indicated that the remodel will not be more than 50%. In response to Commissioner Hoffman, City Planner Schubach explained that a new master bedroom will be added and the kitchen will be moved into a larger area. He indicated that this reconfiguration would not be increasing the occupancy of the residence. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. Commissioner Hoffman indicated that he would like to see the older homes be retained. Commissioner Kersenboom pointed out that the reconfiguration would still be retaining the home as a single story bungalow. Commissioner Tucker expressed that he would like to see further investigation into how room additions and remodels are calculated. Chairman Perrotti agreed and said he likes the style of the remodel.
MOTION by Commissioner Hoffman, seconded by Commissioner Pizer to APPROVE P.C. Resolution 00-, approving a 250 square foot expansion and remodel to an existing two dwelling unit development at 63 8 th Street. AYES: Kersenboom, Hoffman, Pizer, Tucker, Chairman Perrotti
NR 00-7 – ROOF DECK ADDITION TO A NONCONFORMING BUILDING RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 304 MANHATTAN AVENUE. Staff Recommended Action: To approve said request. City Planner Schubach summarized the staff report and stated that the applicant is proposing to add 399 square feet of deck on the roof of the existing building. He pointed out that even though the proposed deck addition is much less than 50% of the existing structure value, when combined with a previous addition built in 1996, the deck addition causes the overall increase in valuation to rise from 46.4% to 52.4%. In response to Commissioner Tucker, City Planner Schubach indicated that records are kept on the additions. Commissioner Hoffman expressed concern with view impacts and aesthetics regarding the storage unit being added. Chairman Perrotti opened the public hearing. George Shweiri, owner and resident of the property, stated he is available for questions. In response to Commissioner Hoffman, Mr. Shweiri indicated that the purpose of the shed is for storage of the patio furniture to avoid blowing over to the neighbors’ residences. In response to Commissioner Tucker, Mr. Shweiri explained that the storage shed will be no higher than 4 foot 6 inches. He also said that there will be no spa on the deck. Chairman Perrotti closed the public hearing. Commissioner Tucker pointed out that spas are being installed on rooftop decks and are not calculated for the load and also create problems with the height of the hand railings. Director Blumenfeld explained that it would be difficult to enforce compliance to no spas on rooftop decks.
MOTION by Commissioner Hoffman, seconded by Commissioner Tucker to APPROVE P.C. Resolution 00-, approving a roof deck addition for an existing single family residence with a nonconforming front yard setback, at 304 Manhattan Avenue, legally described as the West 50 feet of Lot 8, Tract 1073. AYES: Kersenboom, Hoffman, Pizer, Tucker, Chairman Perrotti
13. STAFF ITEMS Interpretation of minor modification at 1030 8th Place. Director Blumenfeld summarized the staff report and stated the proposal is to exchange 802-square foot living area and 450-square foot deck area expansion to a 953-square foot living area and 393-square foot deck area expansion. This change does not affect the footprint of the building but does affect the valuation, which will rise from 61.7% to 73.5%. The Planning Commission APPROVED the change by Minute Order as a minor modification.
Interpretation of front setback on through lot 2150 Loma Drive. City Planner Schubach noted that supplemental information has been received from Mr. Tom Turney and staff’s response. He indicated that the property has recently been developed as a new dwelling unit which was reviewed and approved with the front on 24th Street with a setback of 10 feet and the rear on Loma Drive with a setback of 1 foot. He indicated that the City Zoning Ordinance allows one setback on a through lot, which is the side the majority of the dwelling unit faces. He also pointed out that Loma Drive right-of-way starting on the north side of the subject property is only 20 feet wide and defined as an alley, and Loma Drive to the south of the property is developed to a 20-foot width making it by size qualifying as an alley, not as a street. If the remaining unused portion of the Loma Drive is vacated, Loma Drive could not qualify as a street, causing the subject property by definition to no longer be a through lot. In response to Commissioner Tucker, Director Blumenfeld stated that the property is under construction with a pool included on the plans. In response to Commissioner Kersenboom, Director Blumenfeld explained that the 6-foot fence was not to be relocated in the original submittal. He explained that the property owner now prefers to construct a 6-foot fence in the 10-foot setback on 24th Street, and staff advised that the fence would be over-height because it is located in the front yard. In response to Commissioner Tucker, Director Blumenfeld indicated that an over-height fence in the front yard would need to be approved as a Variance. The Planning Commission CONFIRMED by Minute Order that the front setback is on 24th Street and is a through lot.
Memorandum regarding City Council/Planning Commission workshop. Director Blumenfeld announced that the City Council originally scheduled a joint meeting to be held on August 29, 2000, with the Planning Commission, which has been postponed, and staff will inform the Commission of the new date when it is available. Tentative future Planning Commission agenda. Community Development Department Activity Report of June, 2000. City Council minutes of July 11 and 25, 2000.
14. COMMISSIONER ITEMS In response to Commissioner Hoffman, Director Blumenfeld informed that Public Works is in the process of obtaining candidates for the Public Works Commission. In response to Chairman Perrotti, Director Blumenfeld noted that the new Council Chambers will be air-conditioned. In response to Commissioner Tucker, Director Blumenfeld stated that the property at 1850 Manhattan Avenue is being reviewed by staff. Director Blumenfeld suggested that the issue of revisions to nonconforming remodels could be agendized along with the review of the Nonconformance Ordinance. He noted that the City Attorney has indicated that this Ordinance has many ambiguities and is difficult to implement. In response to Chairman Perrotti, Director Blumenfeld said that he will review the changes submitted to the Zoning Ordinance with the City Attorney.
14. ADJOURNMENT MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom to ADJOURN the meeting at 10:00 pm. No objections, so ordered. |
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