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HomeMy WebLinkAbout2004-06-15 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON JUNE 15, 2004, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS The meeting was called to order by Chairman-Kersenboom at 7:02 P.M. Vice -Chairman Perrotti led the Pledge of Allegiance. ROLL CALL Present: Allen, Hoffinan, Perrotti, Pizer, Chairman Kersenboom Absent: None Also Present: Sol Blumenfeld, Community Development Director Ken Robertson, Senior Planner Denise Bothe, Recording Secretary Commissioner Pizer distributed to the Commission a General Plan Update summary progress report which highlighted the following issues: visioning questionnaire, visioning outreach meetings, Fiesta Booth promotion. He stated that 530 visioning questionnaires had been handed out; noted that Commissioner Hoffinan is currently working on a summary of the questionnaire results; and that those results will be presented at a future Planning Commission meeting. He highlighted his recommendation that the next phase of the General Plan Update be to consider the Urban Design element and to create an Urban Design Subcommittee; and then to present a progress report of the General Plan Update to City Council for its approval of the proposed activity and the creation of a small operating budget. He noted that 7:00 P.M. appears to be the best time for the General Plan Committee to conduct its next meeting. Vice -Chairman Perrotti noted his appreciation of Lisa Lynn and her staff at Community Resources for their help at the community picnic; stated that the questionnaires will be available to the public at the Community Development Department at City Hall and also at the Community Resources facility; and he urged those to turn in their completed questionnaires to the Community Development Department for tabulation. Commissioner Allen noted his pleasure in participating in the Fiesta event. It was the consensus of the Commission to conduct its next General Plan Update meeting on July 15, 2004, 7:00 P.M. CONSENT CALENDAR 4. Approval of the May 17, 2004 minutes Planning Commission Minutes June 15, 2004 MOTION by Vice -Chairman Perrotti, seconded by Commissioner Allen, to APPROVE the May 17, 2004, Minutes as presented. The motion carried as follows: AYES: Allen, Kersenboom, Perrotti NOES: None ABSTAIN: Hoffinan, Pizer ABSENT: None 5. Resolution(s) for consideration None. 6. CUP 04-2 -- Conditional Use Permit amendment to an R-1 Planned Development for four single-family homes to modify the retaining wall and landscaping areas at the rear of the homes at 1911, 1921,1931 and 1941 Power Street. Staff Recommended Action: To direct staff as deemed appropriate. Director Blumenfeld reviewed staff s recommendation that the Planning Commission should either deny the project based on the submittal materials or continue it to allow the applicant additional time to provide more information that is needed for consideration of the retaining wall, landscaping and drainage issues. He explained that the proposed project involves the construction of a retaining wall, but that it is part of an R-1 planned residential development project that was approved by the Planning Commission and City Council in 1997; stated that the original project plan included 4 single-family homes and a private street and a storm water retention system beneath the private street; and pointed out that the project was specific about the design of the retaining walls, landscaping, grading and drainage because this part of the City had been subject to intermittent drainage and flooding problems. He mentioned that the project was slightly amended in 1998 to allow the discharge directly into a storm water system; and noted that the project has since been developed. He stated that at this time, the applicant is not proposing any major changes that would affect that system, but that the applicant is proposing to significantly grade the site with respect to the construction of the proposed retaining wall, which will cut across the lots that were developed, and which may alter impervious yard areas, which may in turn contribute to drainage concerns; and that staff does not know what effect this proposal will have on drainage. He stated that staff is seeking a hydrology study to look at the potential impacts of this project. Director Blumenfeld noted for Commissioner Pizer that the property owners and the homeowners association are considered the applicant in this case. Chairman Kersenboom opened the public hearing. Guillermo Garcia, Hermosa Beach, representing the applicant, stated that the past flooding problems have been resolved with the development; and stated that the requested studies should Planning Commission Minutes June 15, 2004 be available in time for the next Planning Commission meeting. Jeff Bronchick, Hermosa Beach, stated that he is one of the members of this homeowners association (HOA); and provided his assurance that all four property owners are doing everything possible to make this a safe project for all. Director Blumenfeld stated that the HOA will need to provide the hydrology calculations from a qualified engineer. MOTION by Vice -Chairman Perrotti, seconded by Commissioner Hoffman, to CONTINUE to the July meeting CUP 04-2 -- Conditional Use Permit amendment to an R-1 Planned Development for four single-family homes to modify the retaining wall and landscaping areas at the rear of the homes at 1911, 1921, 1931 and 1941 Power Street, that staff work with the homeowners association and its consultant on clarifying what further information staff is seeking, and that the homeowners association retain a certified engineer to provide the hydrology study/calculations. The motion carried as follows: AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None 7. CON 04-11/PDP 04-12 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 61318 for a two -unit condominium at 315 and 317 Hopkins Avenue. Staff Recc rnmended Action: To approve said request. Senior Planner Robertson stated that this project will be built on an 8,389-square-foot lot, which is one of several lots on this side of the street that is deep and slopes steeply to the west; advised that this project consists of two separate two-story buildings, each above the basement level; noted that the front unit contains 5 bedrooms, 4 bathrooms and a bonus room; that the rear unit contains 3 bedrooms, 3 bathrooms, a study and a bonus room at the basement level; and advised that each unit is designed to appear as a separate single-family home with a fairly large backyard. He noted that the buildings are designed in a Mediterranean style of architecture with exterior stucco finishes, red clay tile roofing, decorative wrought iron railing and wood corbels. He stated that the garages for both units are accessed from Hopkins Avenue with a common curb -cut; and noted that one garage is loaded in the front with access directly from the street, while the other is accessed at the end of the 130-foot driveway. He stated that the required parking is provided for each unit in the two -car garage, with guest parking provided in the front driveway in tandem and to the side of the garage of the rear unit so as not to interfere with access to the rear garage; and noted that the widening of the existing driveway will not result in the loss of on -street parking. He stated that the plans comply with the zoning requirements. Vice -Chairman Perrotti questioned what type of access will be provided for the pool and spa area at the rear. Planning Commission Minutes June 15, 2004 Commissioner Hoffman questioned if the eave line of the garage hangs over the property line. Addressing Commissioner Hoffman's inquiry, Senior Planner Robertson stated that the 11-foot wide driveway is adequate space for maneuvering. Chairman Kersenboom opened the public hearing. Jeff Dahl, Huntington Beach, project architect, noted for Vice -Chairman Perrotti that the pool and spa are specifically for the use of the rear resident, that it is a private area that will be gated. He stated that the buildings are designed to appear as if they are single-family homes. He added that the existing building has more of a view impact than what is being proposed, a difference of approximately 10 feet. Fran Uralman, Srour & Associates, Manhattan Beach, project consultant, explained that the condominium plan and the CC&R's will indicate that the rear yard will be considered an exclusive use/common use area for use only by the rear unit resident and that it will be described as a yard area. John Smithlin, owner of the adjacent property, noted his concern with how this project will impact his view; and suggested that the applicant consider placing the pool closer to the property line and placing the house farther down the hill, thereby reducing the view impact. Director Blumenfeld suggested that the architect could provide the neighbor with height calculations that would clarify how this project may impact his view. Chairman Kersenboom noted for Mr. Smithlin that Hermosa Beach does not have a view ordinance, but that there are height limitations that the applicant will need to conform with; and supported the suggestion that Mr. Smithlin get with the architect to clarify the view impacts, if any. Mr. Dahl stated that he would be happy to work with staff and Mr. Smithlin in providing the information he is seeking. Eleomora Gelverj, Hermosa Beach, questioned how close this building will be to her property. Staff suggested that Ms. Gelverj also talk with the project architect to get the clarification she is seeking. There being no further input, Chairman Kersenboom closed the public hearing. Commissioner Hoffman pointed out that this applicant is proposing far below the lot coverage permitted for this lot. MOTION by Commissioner Pizer, seconded by Commissioner Allen, to APPROVE CON 04- 11/PDP 04-12 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel 4 Planning Commission Minutes June 15, 2004 Map No. 61318 for a two -unit condominium at 315 and 317 Hopkins Avenue. The motion carried as follows: AYES: Allen, Hoffinan, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None 8. CON 04-12/PDP 04-13 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 061457 for a three -unit condominium at 1309 Cypress Avenue. Staff Recommended Action: To approve said request. Director Blumenfeld stated that this project is located on the west side of Cypress Avenue; advised that the proposed project consists of 3 units with basements below the two-story units; noted that the units are considered row dwelling units under the zoning ordinance because each unit faces a common side yard; and stated that the project complies with the zoning requirements. He noted that the lot coverage is 65 percent; stated that the applicant is proposing to average the north side yard width of 6.6 feet in order to get compliance with the row dwelling unit yard requirement; and advised that the garages for each unit are accessed from a common driveway. Director Blumenfeld stated that staff s only concern is with respect to the proposed tandem parking spaces. He stated that slope elevations need to be adequately shown on the plans and that there are no 36- inch box trees shown on the landscape plans, but noted that these issues can be resolved in the Conditions of Approval. Chairman Kersenboom opened the public hearing. Rick Newton, Redondo Beach, project architect, stated that the driveway slope elevations have been worked out and that he will note those on the working drawings; and confirmed that he will correct any deficiencies staff finds. Commissioner Hoffinan highlighted his discomfort with the project being built to the maximum allowed and with the use of the tandem parking, noting his belief that the tandem parking for this project will not be efficient. Mr. Newton explained that while tandem parking is not the preferred parking choice on this site, he found that after much consideration it was the only solution for this project. He noted that the next door neighbor has the same parking setup and that the neighbor has indicated that it works. Chairman Kersenboom noted the insufficient parking on this street; pointed out that the Commission has allowed other projects with tandem parking; and questioned the future impacts of allowing tandem parking. Commissioner Allen expressed his belief that the tandem parking will create a problem. Planning Commission Minutes June 15, 2004 Because of the cost of construction and land value, Mr. Newton noted for Commissioner Allen that the builder must build 3 units on this site. Responding to Commissioner Allen, Director Blumenfeld reminded the Commission that it has the authority to have the architect consider other options or to lessen the density of the project, if the recommendations are related to environmental issues such as adequate parking, circulation, etc. Fran Uralman, project consultant, stated that these units are small, approximately 1,700 square feet; and noted that this project is offering more parking on site than what is currently available. Chairman Kersenboom closed the public hearing. Commissioner Pizer noted his concern with the livability for those who purchase a unit, noting his opposition to providing the tandem parking for this proposed project. Vice -Chairman Perrotti noted that he has spoken against tandem parking in the past; but stated that until the City Council takes some action to restrict the residential tandem parking code, he will vote in favor of this project. He stated that he does not care for tandem parking and questioned whether a text amendment is in order. Commissioner Hoffman echoed Vice -Chairman Perrotti's comments. Chairman Kersenboom noted that he will be consistent in his favorable vote for the tandem parking, but pointed out that his favorable vote does not mean he is supportive of tandem parking. MOTION by Vice -Chairman Perrotti, seconded by Commissioner Hoffman, to APPROVE CON 04-12/PDP 04-13 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 061457 for a three -unit condominium at 1309 Cypress Avenue; and moved that the applicant and staff work together to clear up the minor deficiencies. The motion carried as follows: AYES: Hoffman, Kersenboom, Perrotti NOES: Allen, Pizer ABSTAIN: None ABSENT: None Vice -Chairman Perrotti questioned the feasibility of amending the City's tandem parking code. Commissioner Hoffman pointed out that while the Commission has trouble with approving tandem parking, there are situations where tandem parking is feasible and the only solution; and expressed his belief that this case is not a favorable one because the project is being maximized to the fullest extent the City allows. Director Blumenfeld stated that the Commission can exercise its discretion on a case -by -case basis. Planning Commission Minutes June 15, 2004 HEARING(S) 9. NR 04-3 -- Addition and remodel to an existing nonconforming single-family dwelling resulting in a greater than 50% increase in valuation at 2019 Ava Avenue. -Staff Recommended Action: To approve said request. Senior Planner Robertson explained that the Planning Commission had approved this same project two years ago, but that the applicant had allowed the approval to expire; and that the applicant is re -filing for the same project. He advised that there have been no changes in the zoning requirements that would affect this proposal. He noted that the project involves an existing 763-square-foot home; that the applicant is seeking to add 511 square feet; mentioned that the existing dwelling and garage were built in 1947; and that the dwelling is located on a through lot, with Ava Avenue being considered the front yard. He advised that the dwelling is nonconforming to current front yard and side yard requirements, parking setback and that it lacks a guest parking space — noting that the applicant plans to retain these nonconformities with this small addition. He stated that the applicant is proposing to remodel and expand the first floor, add floor area and a sub floor area below; advised that the proposed total of 1,274 square feet represents an 80 percent increase valuation that can be accomplished by removing less than 30 percent of the exterior walls; and stated that the addition complies with all requirements. Commissioner Pizer questioned if there is room to modify the stairs; and asked if the chain link fencing will remain. Greg George, Torrance, project architect, advised that the property owner had recently retired and that she now would like to pursue the original plans for this property. He confirmed that this is the same project that was previously approved; and explained that the staircase has been reworked to accommodate the change in grade from the curb and gutter to the front door threshold. MOTION by Commissioner Hoffinan, seconded by Commissioner Pizer, to APPROVE NR 04- 3 -- Addition and remodel to an existing nonconforming single-family dwelling resulting in a greater than 50% increase in valuation at 2019 Ava Avenue. The motion carried as follows: AYES: Allen, Hoffinan, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None 10. NR 04-4 -- Addition and remodel to an existing single-family dwelling with nonconforming fireplace encroachment, and front and side yards resulting in a greater than 50% increase in valuation and extension of an existing nonconforming side yard at 218 33rd Street. Staff Recommended, aded Action: To approve said request. 7 Planning Commission Minutes June 15, 2004 addition is 831 square feet, with the addition of a 448-square-foot deck; and stated that the existing structure was built in 1922, noting that the dwelling is nonconforming to current garage setback, front and side yard standards, fireplace encroachment requirements, and parking requirements. He stated that the applicant is proposing to demolish the existing one -car garage and rebuild a two -car garage, bringing the parking requirements into conformity. He explained that the front entry of the dwelling takes access from an off -site walkway on an adjacent commercial property; and noted that if the adjacent property were to be redeveloped in the future, that front access could possibly be eliminated and that the property owner would have to access the front entry from the rear. He mentioned that there's a small discrepancy in that the assessor's parcel map seems to show the small strip of property is owned by the residential property owner, while the survey indicates differently. Jack Paar, Montrose, applicant, noted that the surveyor has been proved to be incorrect; stated that the parking requirements will be met with this project; noted that the size of the tandem parking spot will be increased by removing the retaining wall in the rear; and advised that all current setback codes will be met. Mr. Paar stated that a roof plan will be submitted to staff. Director Blumenfeld stated that staff is seeking a revised survey and a roof plan. MOTION by Vice -Chairman Perrotti, seconded by Commissioner Pizer, to APPROVE NR 04-4 -- Addition and remodel to an existing single-family dwelling with nonconforming fireplace encroachment, and front and side yards resulting in a greater than 50% increase in valuation and extension of an existing nonconforming side yard at 218 33rd Street; and moved to add Condition 1C to provide a revised survey. The motion carried as follows: AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None 11. NR 04-2 -- Roof deck addition to an existing duplex with a nonconforming side yard resulting in the extension of an existing nonconforming side yard at 1085-1087 Monterey Boulevard. Staff Recommended. Action: To approve said request. Director Blumenfeld advised that the Commission had been provided this evening with a supplemental memo and requested that this matter be continued to the next Planning Commission meeting. He commented on staff s recommendation that the applicant submit an application for a concurrent legal determination for a garden room, which is located below the subject roof deck; noted that the garden room below the roof deck was the subject of code enforcement action over the last year; and advised that there has not been resolution of that action. Director Blumenfeld noted for Vice -Chairman Perrotti that there is some question as to whether the garden roof was lawfully permitted. Planning Commission Minutes June 15, 2004 Tom Parks, Hermosa Beach, applicant, advised that the garden room was in existence when he purchased the house in 1996; stated that there is an aerial photo dating back to approximately 1980 which shows the garden room in existence; expressed his understanding that the code enforcement issue was resolved; and explained that the roof deck is under the outline of the house and that the garden room is adjacent to the house. Chairman Kersenboom asked that Mr. Parks work with staff to clarify the matter.. MOTION by Vice -Chairman Perrotti, seconded by Commissioner Allen, to CONTINUE to the next meeting NR 04-2 -- Roof deck addition to an existing duplex with a nonconforming side yard resulting in the extension of an existing nonconforming side yard at 1085-1087 Monterey Boulevard; and that the applicant submit an application for a concurrent legal determination for a garden room. The motion carried as follows: AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None 12. PDP 03-6 -- Request for extension of a Precise Development Plan at 824 First Street. Staff Recommended Action: To extend the expiration date by one year to June 17, 2005. Senior Planner Robertson advised that the applicant is requesting to extend the PDP for an additional year in order to have additional time to work on the architecture and design plans. MOTION by Vice -Chairman Perrotti, seconded by Commissioner Allen, to APPROVE the expiration date by one year to June 17, 2005 for PDP 03-6 -- Request for extension of a Precise Development Plan at 824 First Street. The motion carried as follows: AYES: Allen, Hoffman, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None 13. STAFF ITEMS None. Highlighting the fact that this is Chairman Kersenboom's last Planning Commission meeting, Commissioner Hoffinan stated that it has been a pleasure working with Chairman Kersenboom and commended him for his service to this City. The rest of the Commission and staff echoed those sentiments. 9 Planning Commission Minutes June 15, 2004 Chairman Kersenboom encouraged those to serve their community and noted his pleasure in serving on the Planning Commission. Chairman Kersenboom urged the Fire Department to conduct routine checks of its fire hydrants, noting a recent incident in his neighborhood wherein the fire personnel had great difficulty in opening a hydrant during an emergency. 15. ADJOURNMENT The meeting was formally adjourned at 8:32 P.M. CERTIFICATION I hereby certify that the foregoing Minutes are a true and complete record of the action taken by the Plane MIS a Beach at the regularly scheduled meeting of June 15, 2004. Langley ..ersenboom, Chairman Sol B1ume Id, ecretary Date 10 Planning Commission Minutes June 15, 2004