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HomeMy WebLinkAboutPC_Minutes_1991_12_03MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON DECEMBER 3 , 1991, AT 7 : 00 P . M. IN THE CITY HALL COUNCIL CHAMBERS Meeting called to order at 7:00 P.M. by Chmn. Ketz. Pledge of Allegiance led by Comm. Di Monda. ROLL CALL Present: Absent: Also Present: Comms. Di Monda, Marks, Merl, Suard, Chmn. Ketz None Michael Schubach; Planning Director, Roger w. Springer, Acting Assistant City Attorney, Sylvia Root, Recording Secretary CONSENT CALENDAR Commissioner Di Monda pulled November 19, 1991 Meeting Minutes, Page 13, Motion should read, " ... to accept and approve the alteration to the original plan , al lowing the window to remain as built, assuming all other changes have been c orrected.'' Mr. Schubach noted this change had been made with copies not yet distributed to the Commission. MOTION by Comm. Merl, seconded by Comm. Di Monda to approve the following Consent Calendar items: Minutes of the November 19, 1991 Planning Commission meeting, with the correction to Page 13. Resolution P.C. 91-71, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A ·PRECISE DEVELOPMENT PLAN FOR A TWO-UNIT PROJECT AT 632 ELEVENTH STREET. Resolution P.C. 91-72, A RESOLUTION OF THE PLANNING ~OMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A MASTER CONDITIONAL USE PERMIT AMENDMENT TO AUTHORIZE THE EXPANSION OF AN EXISTING AUTO SALES BUSINESS ONTO ADJACENT PROPERTY LOCATED AT 305- 307 PACIFIC COAST HIGHWAY IN CONJUNCTION WITH THE OPERATION OF AN EXISTING AUTO DETAILING, WINDOW TINTING AND AUTO SERVICE ( SMOG CHECK ONLY} USES LOCATED AT 303 PACIFIC COAST HIGHWAY, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION. Resolution P.C. 91-75, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A MASTER CONDITIONAL USE PERMIT TO AUTHORIZE TWO AUTO REPAIR ESTABLISHMENTS AT 725 5TH STREET. Policy Statement P.C. 91-3, A POLICY STATEMENT OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, REGARDING THE LAND USE CATEGORY FOR "CHECK.CASHING ESTABLISHMENTS". AYES: NOES: ABSTAIN: ABSENT: Comms. Di Monda, Marks, Merl and Suard Hone Chmn. Retz Comm. Merl abstained on Item 4(h) ONLY Hone 1 P.C.Minutes 12/3/91 3 COMI-11JNICATIONS F R0i'-! THE PUB T,IC No one wished to ac.iress the Commission regarding a matter not related to a public hearing on the agenda. PUBLIC HEARING PDP 91-5 PRE CISE ~EVELO ?b EN~ PLAN TO ~..1.LOW A 71-ROOM HOTEL, ;;~""D ADOPTI ON OF .?-~ MITIG._TED :;E:GATIVE DEC Ll-_RATION AT 125 PACIFIC COJ!-ST HIGHWAY, KING BA R!30R -~v':::';~L (contin ued from Noverr.ber 19, 1991 meeting). Recommended Actio~: To continued to January 7, 1991 meeting. Mr. Schubach stated the applicant again requested a continuance of this matter due to the redesign of the hotel to include a restaurant. The applicant will submit a complete set of plans approximately two weeks prior to the January 7, 1991 meeting. Public Hearing opened by Chmn. Ketz at 7:05 p.m. No one wished to address the Commission regarding this matter. Public Hearing closed by Chmn. Ketz at 7:05 p.m. MOTION by Comm. Merl, seconde d by Comm. Di Monda, to continue this application until the Janua r y 7, 1991 Planning Commission meeting. AYES: NOES: ABSTAIN: ABSENT: Conuns. Di Monda, Marks, Merl, Suard, Chmn. Ketz None None None PDP 91-23 --cmrnITIONAL u s;:: !?E~MIT FOR AUTO REPAIR, AND ADOPTION CF AN ENVIR0Nl4'"E i.~TAL NEGATIVE DECLARATION OF 2697 PACIFIC COAST H I GHWAY, A.S .A .P . MUF F LE-· ... & BP.AKES. Recommended Action: To continue to January 7, 1992 meeting for applicant to s uo3it the noise level survey. Mr. Schubach stated Staff recommends this item be continued to the January 7, 1992 meeting to allow the applicant to complete the noise study. Mr. Schubach noted an alternative exists if the Co mm ission wis he s to currently approve t h e C.U.P., subject to Resolution Conditions: (l ) a noise level survey be submitted with improvements implemented within 60 days of C.U.P. approval and (2) a new site plan is to be submi tted and reviewed by Staff. Public Hearing opened by Chmn. Ketz at 7:07 p.m. No one wished to address the Commission on this item. Public Hearing closed by Chmn. Ketz at 7:07 p.rn. Chmn. Ketz confirmed with Mr. Schubach the applicant would complete the noise study to determine the noise levels at the property line 2 P.C.Minutes 12/3/91 1 ! j prior to the January 7, 1992 meeting. Comm. Merl noted previous complaints had related to guard dogs, outside buzzers and ringing bells, items currently prohibited in the Conditions. Public Hearing opened by Chmn. Ketz at 7:09 p.m. Michael Hansen, applicant, stated he needed to be "in business" in order to complete the noise study. Chmn. Ketz confirmed that Mr. Hansen had read and agreed to all of the Conditions. Public Hearing closed by Chmn. Ketz at 7:10 p.m. Comm. Merl confirmed the applicant could not be in operation without a permit and quest ioned the applicant's statement that the noise study could not be completed unless the facility was operating. Mr. Schubach explained a study can be done prior to the business being in operation by testing other similar businesses, or actually conduct a sound study of the applicant's business while in operation. Comm. Merl stated he felt problems generated by the previous business were addressed in the C.U.P. Conditions. Chmn. Ketz felt provisions had been made in the Conditions if excess noise were created by this business. MOTION by Comm. Merl, seconded by Comm. Di Monda, to approve CUP 91-2 3, subject to the Conditions provided within Staff 's recom- mendation. AYES: NOES: ABSTAI~: ABSENT: Comins. Di Monda, Marks, Merl, Suard, Chmn. Ketz None None None VAR 91-1 VARIANCE TO ALLOW A REMODEL AND SECOND STORY ADDITION THAT RESULTS IN A TWO-CAR GARAGE WITH A SETBACK OF 3.5 FEET RATHER THAN THE REQUIRED 17 FEET AND REDUCES GROUND LEVEL OPEN SPACE TO ZERO RATHER TH.11..N THE REQUIRED 200 SQUARE FEET, AND ADOPTION OF AN ENVIRONMENTAL i'1EGATIVE DECLARATION AT 3104 INGLESIDE DRIVE (continued from November 7, 1991 meeting). Recommended Action: To deny the variance. Mr. Schubach stated Staff recommends denial of the variance, noting at the November 7, 1991 meeting, the Planning Commission requested Staff investigate the relocat ion of the power pole and associated problems regarding the small-sized lot. Staff confirmed the pole relocation cost is $20,000. He submitted and described one sample building diagram, but is aware there are a variety of designs for building a fairly large unit on small-sized lots. Chmn. Ketz asked if the diagram allowed for the required turning radius into the garage, to which Mr. Schubach responded aff irma- tively. Comm. Merl confirmed the alley width was 10 feet. Public Hearing opened by Chrnn. Ketz at 7:17 p.m. Simon Mitchell, 3104 Ingleside Drive, discussed the plan submitted by Staff, stating if he were building from "scratch", the plan 3 P.C.Minutes 12/3/91 would be good, but he is remodeling his home. He challenged that he is being denied a property right if the garage is not allowed to exit on Ingleside, stating 12 out of 17 homes currently exit on Ingleside, eight of those homes have been remodeled. Mr. Mitchell described his lot, also stating the cost of moving the power pole would leave him no money in which to i.=-.-:p rove his home. He discussed current versus future parking capa b ility. Mr. Mitchell understood the Zo ni ng Requ irement s we r e created to protect residents. Since hi s neighbor s actively a pprove his plans, so this protection is not required. He also fel t that s ma ll lot standards and requirements should be re-evaluated in order to allow the property owners and City to be able to work with particular lot sizes. Mr. Mitchell felt a Variance would be inappropriate. Comm. Marks and Chmn. Ketz confirmed the 10-feet alley was a "two way". Co::rrn. Di Monda asked for further explanation regarding the neighboring garages, to which Mr. Mitchell complied. Comm. Di Monda then requested copies of previous subject information, including photographs, which Mr. Schubach supplied. Comm. Marks asked the architect, Gary Lane, Lane Building Designs, if he had considered an angled alley entrance. Mr. Lane said that due to the size of the garage, that was not considered. Chmn. Ketz commented three parking spaces were required. Public Hearing closed by Chmn. Ketz at 7:30 p.m. Comm. Di Monda and Mr. Schubach discussed renovation history of the neighboring houses and current Code requirements. Chmn. Ketz and Mr. Schubach discussed set-back requirements, with Chmn. Ketz then stating she felt the Variance should be granted since the difficult situation solution provided allows for more parking. Comm. Suard commented the remodel is a good solution and would enhance the neighborhood. Comm. Merl felt the alley was a problem and preferred the garage entry be on Ingleside. Comm. Di Monda expressed his concerns regarding a precedent being set. Mr. Springer stated each case would be decided on its own merits, not vesting a new applicant with any right to a Variance. Mr. Schubach pointed out that 'if a Variance is granted, it runs with the land. Mr. Springer felt that if a new structure were built, the Variance would not apply. MOTION by Comm. Merl, seconded by Comm. Suard, to approve the Variance. AYES: NOES: ABSTAIN: ABSENT: Cornms. Merl, Suard and Chmn. Ketz Comm. Di Monda, Marks None None CO N 91-5/PDP 91 -7 CONDI TI ONAL US E PERMI T , TENTATIVE PARCEL MAP #22886, AND PRECI SE DE VELOP MENT PLAN FOR A TWO-UNIT CONDOMINIUM AT 143 MANHATTAN AV EN UE (continued from September 17 and October 15, 1991 meetings). Recommended Action: To approve said Conditional Use Permit, Tentative Parcel Map and Precise Development Plan. 4 P.C.Minutes 12/3/91 J Mr. Schubach stated the Corr:mission requested corrected. drawings addressing several issues: side yard raising, bootleg potential, lack of architectural details, interior stairway corrections and courtyard elevation, noting new drawings had been received and described the changes made. Mr. Schubach noted Staff's felt landscaping should be further described for the "courtyard" area and at least three trees should be planted. He stated a letter from C. D. Michel re lated to a civil matter concerning the locating of a fence between properties, but also for the Commission's information. Public Hearing opened by Chmn. Ketz at 7:43 p.m. No one wished to address the Commission regarding this matter. Public Hearing closed by Chmn. Ketz at 7:44 p.m. Comm. Marks stated the drawings displayed a continued problem with stairways and requested correct, precise drawings be submitted. Comm. Di Monda commented upon the basement and property elevations, stating the purpose is to get the house six feet below grade, obtaining a "basement" level, to which he objected. He also coIT1J.~ented upon the lack of b~ilding esthetics, suggesting the Commission actually look at the building. Mr. Schubach suggested that perhaps the application could be approved with a Condition of Approval that new, corrected drawings be submitted to the Commis- sion. Public Hearing opened by Chmn. Ketz at 7:48 p.m. Ron Riggs, applicant, requested the difference between "concept- ional" and "preliminary" drawings, to which Comm. Marks and Mr. Schubach replied. Comm. Di Monda explained the problems relating to the basement to Mr. Riggs. Comm. Marks requested Mr. Riggs assure his architect review the drawings after marking the areas in question on his copy of the drawings and returning them to Mr. Riggs. Mr. Riggs explained his confusion regarding the issues and requirements, stated he had been working with the Staff and City, requesting specifics as to what the Commission wanted, exactly. Comm. Di Monda explained if the Building Code is violated at any time during construction, changes will be requested. • Mr. Riggs requested approval, with conditions. Public Hearing closed by Chmn. Ketz at 8:05 p.m. Mr. Schubach explained that plan flaws are caught during plan check prior to obtaining the Building Permit and are more related to the Building Code. The Commission could request the plans be resub- mitted to it after approval. Comm. Di Monda felt the required changes could be corrected through Staff, commenting the "basement" issue was an ongoing problem which would be address e~ at the City Council/Planning Commission meeting. Comm. Marks reiterated his feeling that precise, correct drawings should be submitted, requesting that Staff not accept substandard drawings for submittal to the Commission. Comm. Di Monda discussed the letter from Mr. Michel with Mr. Riggs. Mr. Riggs stated the letter related to another condominium he owns which has property drainage problems. He stated a gutter drain is being requested, 5 P.C.Minutes 12/3/91 and Mr. Riggs is pouring cement in his side yards prior to a street cut being made. A v erbal agreement has been made to erect a fence between the adjacent propert~es since Mr. Riggs previously took the chain-link fence out because it was three inches too far onto his property. Comm. Di Monda requested Mr. Riggs work with the Planning Department o n this issue. Comm. Marks discussed the drainage problem with Mr. Riggs , discussing the specifics of the installation tiw~~g. J,mTION by Comm¥ Suard, seconc.2:d by Comm. Merl, to approve CON 91-5/ PDP 91-7 with Conditions, plus an additional Condition requesting the Planning Department obtaining from the applicant and presenting to the Commiss ion a revised set of plans addressing the stairway, the window on the south elevation not shown on the plan and basement/first level of "B" Unit. AYES: NOES: ABSTAIN: ABSENT: Com.ms . Di Monda, )!arks, Mer 1, Suard, Chmn. I<etz None :N·one None SUB 91-2 REQUES'l' FOR APPROVAL OF A VESTING TENTATIVE PARCEL MAP #2324:6 TO SU'SDIVIDE TWO LOTS INTO THREE LOTS FOR A PROPERTY LOCATED AT 206-212 PROSPECT AVE~~E. Recommended Action: If approved, impose co~ditions as recommended. Mr. Schubach gave the Staff Report, stating Staff is recommending Conditions imposed through the Reso lution. He noted supplemental information , c han ges reques ted by the Public Works Department; rat her than requ iring completiori of the off-site improveme nts prior to approval of the final map, t he modified condition gives the app lication the option to guarante e completion of the improvements, which protects the cities interests. Mr. Schubach described the uniqueness of lots, surrounding lot proportions , proposed sub- division and accesses, noting that while Hermosa Beach considers the fronting roadway an "alley", Redondo Beach considers it a "street". He stated the City Attorney's opinion is that a City cannot apply its Codes outside of its jurisdiction. Mr. Schubach noted the Commission has the authority to decide if Reynolds Lane is consistent with the needs of the community. He stated if the subdivi sion is approved, the impacts will be mitigated by an overall improvemeint to the public facilities that will serve t he subdivision. Public Hearing opened by Vice-Chmn. Marks at 8:22 p.m. Mark Lueker, applic ant, read his prepar ed summary to the Commission, outlining why he feel the subdivision would meet City and neighborhood needs while creating value to the neighborhood. He stated he had been working on this subdivision for a t otal of two years. He presented copies of correspondence and photographs of the lots and adjacent areas to the Commission for its review, noting the City of Redondo Beach supports the subdivision. Mr. Lueker confirmed with Comm. Marks that one of the properties will be have sewer lines connected to with the City of Redondo Beach's lines. Comm. Suard discussed area. upgrading with Mr. Lueker, 6 P.C.Minutes 12/3/91 noting Mr. Lueker has no olans to construction other than one house on the back lot. ~ Robert Brandon, 217 Prospect Avenue, stated he has lived at this acidress for 50 years. He st!:"ongly objected to this application, noting the confusion in address, the application does not agree with the downgrading which was decided upon in t he last election and stated the lots are landfill ove r an old oil sump, used from 1920 through 1950. This waste was never cleaned out, only filled with soil; then houses were built on top of it. He discussed access to the properties and discussed the area traffic problems. Jackie Godo Ikiss, 224 Prospect, felt her rather it is a charming prop erty. She subdivision would result in l ose of her subdividing two lots into three, inc reasing density. home was not a hovel, felt approval of the privacy and protested rather than decreasing Steven Godo !kiss, 224 Prospect, stated he bought the property 17 years ago b e cau se it was large and had open space. He stated his property value and privacy wi l l decrease if the application is approved. He r equ ested the app lication not be approved. Hank Dreyfus, 209 Prospect, hoped the project will be rejected, stating his concerns regarding the soil stability and his unhappiness that a sub divis i on is being considered when there are no plans to build. Jim Barks, R-1 Zones more. 217 2nd Street, are needed. He opposed the application, stating more felt the City needs less people, not Mar;<. Lueker rebutted the comments, discussing proposed property access similar to adjacent properties, stating the house to be built would not interfere with any views or privacy or surrounding homes. He.discussed his efforts to change his address to "1265 Van Horn" to the di f ficulty in l ocating the house. He discussed with Comm. Di Monda the property h istory as an oil and trash dump, which Mr. Lueker had not been aware. Public Hearing closed by Chmn. Ketz at 8:?4 p.m. Comm. Di Monda asked what the Commission's responsibility and liability might be if it approved this application. Mr. Springer didn't feel that approval o f a Tentative Subdivision Map would expose the City to any l i abilities resul ting from below-grade pollution, because this prope rty does not belong to the City. Mr. Schubach commented that whether the property is subdivided or not, a danger due to soil contamination still exi sts. This problem will be addressed by the Building Department when a request is made to build a home on the property. If oil exists under ground, removal will be required. Comm. Marks felt that this application was in conflict with Hermosa Beach's efforts to decrease density. Comm. Suard felt that decreasing the lot sizes, the chance of existing home improvement would decrease accordingly. Chmn. Ketz stated the lots being on a 20-feet street inhibited approval due to the possibility of 7 P.C.Minutes 12/3/91 increased traffic circulation problems. Comm. Merl noted the lots conform to the General Plan relating to minimum lot requirements, with the proposal being consistent with the General Plan. Mr. Schubach noted the application is consistent, stating the City Attorney had stated the Commission has the authority to decide whether or not Re ynolds Lane ~s consistent with the needs of the community. Comm. Merl qu e s tio n ed this statement in terms of the density issue, to which Mr. Schubach responded enough land exists to meet the General Plan. Comm. Merl, though agreeing with Chmn. Ketz, felt the situation was the real issue. MOTION by Comm. Marks, seconded by Comm. Suard, to deny SUB 91-2. AYES: NOES: Col.Y'.ms. Di Monda, Marks, Merl¥ Suard, Chmn. Ketz Nor:.a ABSTAIN: No:1e ABSENT: None (A recess was taken from 8:59 to 9:07 p.m.) PARK 91-6 PARKING PLAN TO ALLOW A 150 SQUARE FOOT ADDITION, AND TO PROVIDE REQUIRED PARKING OF'F-SITE AT 1063 AVIATION FOR THE PROJECT LOCATED Z:iT 1095 AVIATION BOULEVARD, AND ADOPTION OF AN EKVIRONMENTAL NEGATIVE DECLl~~~TION. Recommended Action: To deny the request. Mr. Schubach stated the Staff Environmental Review Committee recommended a covenant be required to justify an off-site parking agreement between the church and applicant, which was obtained to allow four parking spaces, instead of the required seven, and with a revokable parking allowance condition. He stated work had commenced to expand the kitchen and bathroom areas, without an increase in seating, of the restaurant without building permits. Mr. Schubach re fa renced relevant Code Sections pertaining the parking plans a ~d .requirements, e x plaining the reasons _the building is nonconforming. Mr. Schubach noted no on-site parking is available and offered soluti ons 1~ remodeling to allow rear-property auto access. He stated approval could establish a precedent, leading to unrealistic parking arrangements to allow square-footage additions. Public Hearing opened by Chmn. Ketz at 9:13 p.m. Jose Manuel Mendez, applicant, and Josephine Mendez, applicant's daughter who served as translator, presented a letter from the Church which provided seven parking spaces. It was stated that Mr. Mendez's previous associate started construc t ion without permits or a licensed contra ctor, leaving Mr. Mendez with the problems as they now exist. Chm n . Ketz compare d the requirem ent of seven spaces to the four spaces author i zed by the church, to which Ms. Mendez stated the minister will agree to the seven spaces in writing. Mr. Sc h ubach noted the submitted plans display ed six spaces and the applicant was not ified the Code required seve n spaces. When asked what would happen if there was a parking conflict between the 8 P.C.Minutes 12/3/91 . . responded the CoITuil. Suard latt er . Ms. r em ove that chur ch's and the restaurant's needs, Ms. Mendez res-c.aurant would close early on those two days. r e quested the provision to revoke be removed from the Mendez said the applicant would ask the minister to clause. Garv Wa v land, C.P.A., 1097 Av i 2tion Boul evard, said Mr . Men d ez had asked t-o use the parking facilities at t h i s address, but it is unavailable for the restaurant's u s e . Mr . Wayland expre ssed his concern that this parking lot would be used without autho rity by the re staur a n t 's p a trons. Comm . Marks and Mr. Wayland di scu ssed parki ng in the nine-foot area next to the building, wh ich was dete rmin ed to be i n a p p r o pr i at e. ?ublic Hearing closed by Chmn. Ketz at 9:24 p.m. Comm. Suard noted a major point was if the Commission wished to encourage area updating and objected to the revokable conditions of the letter, noting a more per manent solution was requ i red. Chmn. Ketz felt pedestria n s would n0t come to the restaur a nt . Comm. Di Monda stated he was d isappointed the project was started without permits, but pointed out s e ating capacity was not being added, therefore, no additional traff ic wo u l d be added. He felt this restaurant served local, srna.Ll businesses for the lunch trade. Com.~. Di Monda felt the addition could be approved, but with the requirement that the store front be reh a bilitated. Comm. Di Monda and Mr. Schu bach discussed the Co mmi ss i on's ability to impose a requirement to rehabilitate the store front, to which the applicant .agreed. MOTION by Comm. Di Monda, seconded by Comm. Merl, to ap~r ~ve the Resolution contingent upon the Commission's rec e ivi ng a nonrevokable parking approval from the church and inspection, acceptanc e and approv al of the existing cons t ruction by the Building De partment , and submi ssion of store-fro n t and signage drawings f or the Commission's a pproval. AYES: NOES: ABSTAIN: ABSENT: Conuns. Di I-i onda, Merl, Chmn. Ketz Comms. Marks, Suard None None FOURTH QUARTER GENERAL PL.?Ul AMENDMENT: GP 91-3/ZONE 91-2 GENERAL PLAN AMENDMENT FROM GENERAL COMMERCIAL (GC) TO MEDIUM DENSITY RESIDENTI;:..::.:. (MD) AND Z ON E CHANGE FROM C-2 TO r-2, OR TO SUCH OTHER DE SIG:. ATION/Z ONE AS DEEI•rE D APPROPRIATE BY THE PLANNING COMMISSION, AND ADOPTION OF A..~ ENVIRONMENTAL NEGATIVE DECLARATION AT 64 10TH STREET. Recommended Action: To continue to January 27, 1992 meeting to include the adjacent areas. Mr. Schubach stated Staff recommends continuance, with renotifi- cation to an expanded area to include lot 17, noting a Resolution of Intent has been submitted. He gave the item actions completed thus far and described the subject parcel and the types of construction development, as well as zoning of surrounding 9 P.C.Minutes 12/3/91 properties. Mr. Schubach noted historically this lot has been zoned "commercial", but the a pplicant is requesting a zoning of "residential". He noteci Staff's conclusion that combination of this and the a djoining one -h a lf lot wou l d not result in a lot size which could s u pport a d esirable comme r c ial project which warrants consideration in cha n g ing b o th lots 16 a~d 17 to residential designations. He reminded the Commission that it can only make recommendations on General Plan Amendments or Zone Changes, however, a Commission denial is final, unless appealed. Public Hearing opened by Chmn . Ketz at 9:40 p .rn. No one wished to speak to the Commission relation to this item. Public Hearing closed by Chmn. Ketz at 9:40 p.rn. Comm. Di Monda discussed the constant problems associated with the residential and commercial zones being adjacent and the resultant parking problems. He questioned approving residential zoning in the center of c ommerc ial zones, c ommenting he felt the commercial strip shou~d be enl a r g ed and viewed this item as counterproductive. Comm. Merl expressed his agree me nt with Co mm . Di Manda's statements. Chmn. Ketz ascert ained fr om Mr. Schu bac h the applicant wished the change in order to allow h im to con duct residential property development to his single-family home on the property. MOTION by Comm. Di Monda, seconded by Comm. Merl, to deny GP 91-3/Zone 91-2, maintaining t~e commercial zoning designation. AYES: NOES: ABSTAIN: ABSENT: HEARING Ccmms. Di ~,:ionda, Marks, Merl, Suard, Chmn. Ketz None None 1.;0~1.;a NR 91-6 --AN EXCEPTION FRC~,I SECTION 13-7 (B) TO ALLOW A FIRST- STORY RE MODEL AND SECOND STORY ADDITION TO AN EXISTING SINGLE- FAMILY DWELLING WITH A i\i'ONCONFO RMING SIDEYARD AT 1040 10TH STREET. Recommended Action: To approve the request. Mr. Schu b a ch desc ribed the property location and bu ildin g con- struct ion partic ular s , stating the second story additio n is in comp lianc e . He sta ted a two-car garage is not n ec essarily requir e d, the remodel is calculat ed to be 95 .1% o f r ep lacement value o f the axi stin g nonconformi ng s truc ture . Mr . Schubach noted the s ide y ard n o n conf ormity is n o t s evere , the exist ing s tructure is in sou nd conditio n , the projec t ed dw el l ing s ize compares with neighborin g houses , more t han adequ ate open s p ace is provided and the proposed plans will result i n a n o veral l i mprove ment in dwelling appearance. Public Hearing opened by Chmn. Ketz at 9:49 p.m. Ken Sarno, 104 0 10th Street, a 13-year resident, introduced his architect and contractor to the Commission. It was stated air conditioning and heating units would be placed on the roof. 10 P.C.Minutes 12/3/91 Comm. Di Mondo discussed the roof slope with Mr. Sarno, voicing co~cern that the mechanical equipment might protrude above the roof top and discussed possible sol~tions to possible visual problems. Al Meyer, associate of Ken Sarno, discussed the height issue, noting the roof cannot be changed, but the equipment could be located at the rear of the roof. He stated that t na location of the units is most efficient on the roof and asked approval to use a screen the block sight of the units. Hearing closed by Chmn. Ketz at 9:54 p.m. MOTION by Comm. Merl, seconded by Comm. Suard, to approve NR-91-6 with the Condition that the design of roof-top mechanicals be such that they are not visible or protrude above the parapet height. AYES: NOES: AEST~IN: ABSENT: STAFF ITEMS Comms. Di Monda, Marks, Merl, Suard, Chmn. Ketz None m:ine Ne::~ MEMORANDUM REGARDING THE :CEZo'I:HTION OF A BASEMENT (continued from October 15 and ~ove~~er 19, 1991 meetings). Chrnn. Ketz ex~ressed her understanding that Comm. Marks had requested additional information related to the number of lots located in R-2 which would be e:::f ected by the basement definition. Comm. Marks felt this ite .. 11 should be · discussed at the Joint Meeting with the City Council. Mr. Schubach stated the Joint Meeting agenda is full with six items, but this matter will be presented under the Housing Improvement Program and reactivated as of the City Council January 14, 1992 meeting. He stated the agenda has been approved by the City Council. Comm. Di Monda suggested the Commission start reviewing the practice of filling lots prior to the HIT program. Applicants could be i~formed the Commission does not approve lots being totally filled. Mr. Schubach stated a Condition of Approval in the C.U.P. accomplishes this. Com.~. Di Monda suggested this subject be discussed with applicants prior to application submittal. Chmn. Ketz requested Staff initiate and submit such a policy addressing fillings to create a basement to the Commission. Comm. Di Monda requested a policy which encourages deck space adjacent to living areas be initiated, which was discussed and agreed upon by the Commission, which asked Staff to initiate this policy. PLP-..NNING DEPART1-IENT ACTIVITY REPORT OF OCTOBER, 1991. Receive and File. TENTATIVE FUTURE PLlu~NING COMMISSION AGENDA. Receive and File 11 P.C.Minutes 12/3/91 CITY COUNCIL I~I~UTES OF OCTOBER 22, 1991. Receive and File, Chmrr. Ketz stated the Joint City Council/Planning Commission Meeting is scheduled to be held December 12, 1991 at 7:30 P.M. COM!'ISSIONER ITEMS Chmn. Ketz noted the Co mmission had received a letter asking about a "granny unit", noting the interpretation all owing two units on an R-1 Zone lot, noting the request is for two units in an R-1 Zone and the application shou ld proceed thrcugh the appropriate proc edures. Comm Di Monda ar:d Chmn. Katz discus s ed policies relating to drawings that are submitted to the Cornmiss io~o Mr. Schubach stated Staff has changed the requirsments, with careful examinations for complete compl iance are being conducted by Staff, and each depart- me nt is supplied with plan sets for review of all technical prob- lems not noted by the Planning Department, so that the applicant may be immediately notified . This process was discussed between Comm. Merl and Mr. Schubach. ADJOURNMENT MOTION by 10:12 P.M. Comm. Merl, seconded by Comm. No objectio~s; so ordered. CE:R~IFICATION Di Monda, to adjourn at I hereby certify that the fore ,;oing minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled r:,eeting of December 3, 1991. Christine Ketz; Chairman ach, Secretary 12 P.C.Minutes 12/3/91