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HomeMy WebLinkAbout2002-02-19 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON FEBRUARY 19, 2002, AT 7:00 P.M. AT THE HERMOSA BEACH COMMUNITY CENTER, ROOM 4 The meeting was called to order by Chairman Perrotti at 7:09 p.m. Commissioner Pizer led the pledge of allegiance. Roll Call Present: Commissioners Hoffman, Pizer, Tucker, Kersenboom, and Chairman Perrotti Absent: None Also Present: Sol Blumenfeld, Community Development Director Michael Schubach, City Planner Deborah Salas, Recording Secretary CONSENT.' CALENDA I Chairman Perrotti corrected the January 15, 2002 Planning Commission minutes as follows: Page 1 of the Consent Calendar, Chairman Perrotti absent should be abstain; Page 9, fourth paragraph, the Motion by Commissioner Tucker should be by Commissioner Pizer; Page 9, second paragraph, Commissioner Tucker should be Commissioner Pizer. MOTION by Commissioner Hoffman, seconded by Commissioner Tucker, to APPROVE the January 15, 2002 Planning Commission minutes as corrected. Hearing no objections, Chairman Perrotti so ordered. MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to APPROVE Resolutions P.C. 02-13 02-2, 02-3, 02-4 and 02-5. Chairman Perrotti so ordered. 5. ITEMS FOR CONSIDERATION a. Commissioner Kersenboom abstained. Director Blumenfeld said the project complies with the Zoning Ordinance. MOTION by Commissioner Hoffman, seconded by Commissioner Tucker, to APPROVE the Resolution P.C. 02-6. Chairman Perrotti so ordered. 6. ORAL/WRITTEN COMMUNICATIONS None. P.C. Minutes 02-19-02 PUBLIC 'BEARINGS 7. PDP 01-20/CUP 01-7/PARK 01-5 -- CONDITIONAL USE PERMIT AND PRECISE DEVELOPMENT PLAN FOR A NEW MIXED USE BUILDING WITH TWO RESIDENCES OVER COMMERCIAL, AND PARKING PLAN FOR TANDEM PARKING AND SHARED PARKING AT 44 HERMOSA AVENUE (CONTINUED FROM JANUARY 15, 2002 MEETING). Staff Recommended Action: To direct staff as deemed appropriate. Director Blumenfeld summarized that the project consists of two lots held under common ownership on the east side of Hermosa Avenue between the City's south boundary and 1" Street. He said on a C-1 zone property, apartments can be developed above a commercial building subject to approval of a Conditional Use Permit. As this property involves more than 1,500 square feet, it does require a Precise Development Plan, and the commercial uses and the guest parking also require a Parking Plan. He said the commercial portion of the project has been reduced by approximately 150 square feet in order to create additional outdoor space for residential uses, and residential developable area has been increased by 25 square feet. This project requires a Parking Plan because it is proposed to provide the parking in tandem. He said the architect has made available two plans for the 12 parking spaces provided, of which 11 are required, but in either case, some measures would have to be in place to help control how commercial users allow access to residential users. He said Staff looked at R-3 residential use, medical office use, and mixed use to assess if the project would create a nuisance in terms of trip generation and safety. If it is required that the project be residential, a Zone Change and General Plan Amendment would be required. Staff recommends that the developers provide some street tree planting and that the applicant submit a precise roof plan, indicating critical point elevations. He said management of the parking with respect to tandem parking is the key issue before the Commission. In response to Commissioner Hoffman's inquiry, Director Blumenfeld said there is no required setback. Director Blumenfeld responded in the affirmative to Chairman Perrotti's question that there would be enough turning radius on both of the parking alternative plans presented. In response to Chairman Perrotti's comments regarding condominium standards, Director Blumenfeld said the Zoning Ordinance allows the building of apartments above commercial, and therefore, there is no guarantee that a commercial condominium or residential condominium can be built on this site unless the Zone Code is amended to address this issue. In response to Chairman Perrotti's inquiry regarding how the commercial users would know when not to park behind residents, Director Blumenfeld responded there would need to be parking management signage at the very minimum, but the commercial users would need to manage the use. Commissioner Pizer questioned if there were developmental standards for mixed use projects. 2 P.C. Minutes 02-19-02 Director Blumenfeld responded that the Zoning Ordinance simply states that apartments are allowed over commercial, except that it is subject to a Conditional Use Permit, and because it is a use permit, the Commission can apply reasonable and legal standards. In response to Commissioner Kersenboom, Director Blumenfeld said there is about 728 square feet of open space per unit on the project but not all of it is qualifying based upon current standards. In response to Chairman Perrotti, Director Blumenfeld explained that the primary concern relates to how effectively the tenant and residents parking can be controlled. This condition may need to be investigated in other cities. Chairman Perrotti opened the public hearing. Julie Oakes spoke regarding the Text Amendment to allow for residential units above commercial and asked if the Letter of Intent was included in the packets. Director Blumenfeld said the Text Amendment could not be pursued simply because the project was not noticed. Julie Oakes said the owner's intent is to create two units that involve residential with commercial, and the idea from inception is live/work. Chairman Perrotti mentioned the Commission packets did contain a letter dated February 5. Julie Oakes said the setback was 3' in the rear for parking on the project, and for open space there are no standards. They set back part of the front side of the building, which creates a deck area. The deck area is 250 square feet, which is less then R-3 but more than R-2. The actual footage for commercial is 800 square feet per unit. Signage would be in place to indicate to the commercial users that they may need to move their car if and when a residential user needs to leave, which is workable in this small situation. She said she was hoping Staff would have developed a Text Amendment so they could go on to Council who is aware of the project. Addressing some concerns of the commissioners, she said storage had been added in the garage area, and the residential garages were not closed, and one space was added for residential. Two scenarios were submitted on parking; one with three enclosed spaces and the other with two enclosed spaces. There are planters that have been added in the front setback area for landscaping. She said it is an interesting project for Hermosa Beach and works well in the location on Hermosa Avenue. Commissioner Pizer inquired as to how the Text Amendment would be worded. Julie Oakes said the Text Amendment would say that it allows residential use over commercial which is more specific. Director Blumenfeld said the Text Amendment was not initiated by the applicant. The Commission or Council directs Staff to process a Text Amendment and in this case the Commission may direct Staff to initiate the process. With respect to collateral issues brought up by Commissioner Pizer related to development of a condominium, development standards need to be considered with P.C. Minutes 02-19-02 respect to the Text Amendment. If the Commission is comfortable with a mixed use project, then the condominium aspect of the project can be addressed in a condominium map filed for the project, providing the building is constructed to condominium standards. In response to Julie Oakes, Director Blumenfeld said currently apartments can be built above commercial. We need to look at development standards for commercial condominium or residential condominium development and decide if both are required or alternately there can be a simple text amendment changing "apartments" to "residential." In response to Commissioner Kersenboom, Director Blumenfeld responded affirmatively that apartments means residential development, but it does not mean condominium development because the Zone Code has a specific condominium ordinance that provides development standards related to condominiums. He said the project can be sold as a single unit but not as a condominium unless there is a condominium map and the project complies with condominium standards. Commissioner Kersenboom brought up the issue of what would happen if the business fails in the commercial space. Director Blumenfeld said there are no provisions in the Zone Code to address these issues; however, a Text Amendment can be prepared regarding live/work and occupancy of the building. Julie Oakes said standards need to be developed by the Commission and Council relating to issues that are related to commercial space. Commissioner Kersenboom asked if there were other cities or municipalities that could be looked to as a reference. Julie Oakes said West Hollywood, Los Angeles, Santa Monica, and Culver City are doing some of this type of development. Director Blumenfeld said if a condominium map is filed, then that can be used for conditioning the development and setting in place whatever standards the Commission may want to see apply in lieu of a Text Amendment for mixed use development. Commissioner Pizer proposed that there are two issues; getting the project going and the development standards, and the development standards may take a year to be developed. Director Blumenfeld said there are some 1-hour fire separation issues vertically and horizontally relative to condominium development of the units. The project could be developed as apartments over commercial today with the text in the Zoning Ordinance as it currently stands or with other conditions established in a subsequent condominium map approval. Concurrently or subsequently a Text Amendment can be brought back dealing with the condominium aspects or the ownership situation. 4 P.C. Minutes 02-19-02 In response to Commissioner Pizer, Director Blumenfeld said current condominium standards may or may not apply to this property. He said if the plan submittal involves condominium development then that requires a different look relative to condominium standards and the Building Code. Commissioner Tucker commented that if the Commission likes the concept, which we probably do, and according to the applicant's desire to sell each one of these, so now there is the need to meet the condominium standards. Julie Oakes said they cannot meet condominium standards because there is no ground floor, so new standards need to be developed. She said this was developed without standards because there are none but want to make the units livable. She displayed the rendering and spoke of how the owner could sell each unit as a zero lot line development. Commissioner Pizer asked if, in land use regulations, would mixed use be another classification of use be established? Director Blumenfeld suggested the Commission should act on the permit application before them and perhaps direct Staff to do a Text Amendment to deal with mixed use development as a subsequent motion. Chairman Perrotti asked Julie Oakes to display the rendering for the camera. Robert Carson, 1707 Pacific Coast Hwy, #501, said he would like the project to move forward, but it was concluded he was addressing another project. Skip Blomer, 126 1 st Court, said all the access to the development is to the rear off the one-way street on Palm Drive. He said he has the same serious concerns about parking that he had expressed in the previous meeting. He said a lot of the vehicles in Hermosa Beach are larger size and he has concerns that they would not be able to use the parking in this facility because of the smaller size. He said he sees nothing in the revised Staff report that addresses the increase in vehicular traffic on Palm Drive, 1 st Court, 1 st Street, and Lyndon Street, which has caused previously significant congestion and blocked access for police and fire vehicles. Nothing in the revised plan or the City's report addresses the increased traffic flow on 1 st Court, 1 st Street, Lyndon Street, or Palm Drive and effectively increased vehicular traffic on pedestrians outside residential homes facing 1 st Court. Nothing discussed entry into this structure cannot legally be made from 1 st Court, 1 st Street because Palm Drive is a one-way northbound roadway, thus only access must be westbound Lyndon Street or northbound Hermosa Avenue to Lyndon Street and then on Palm Drive. In reality, vehicular traffic will be coming in any way they can from any available access point, including southbound on Palm Drive. This will create an additional exposure to pedestrians and bicyclists and increase danger. The proposed plan does not include any parking access on Hermosa Avenue. Vehicles will be stopping and parking on Palm Drive, similar to those experienced with the nursery school. Traffic leaving the proposed building will be exiting northbound Palm or eastbound 1 st Court, thus increasing traffic flow and exposing pedestrians and bicyclists. He recommended the Commission deny the Conditional Use Permit, keep it commercial only as it is, and that any builder comply with existing codes. P.C. Minutes 02-19-02 Ted Frederick, 117 Lyndon Street, objected to the project because it creates a commercial parking lot in an alley abutting residential. David Pasqualini, attorney representing wife who resides at 137 Lyndon Street, said their real concern is the parking and the traffic. Palm Drive is a one-way alley, and there will be increased traffic and problems, and they cannot trust that there will be any parking enforcement. What there will be is a lot of illegal parking, illegal driving, and a lot of honking. He said he would like to see some improvement in the neighborhood but something needs to be done about parking, which has not been addressed. Julie Oakes said the City did a trip analysis. She said if there is a situation where the property were to be used strictly as commercial with underground parking, the parking becomes even more inconvenient. In the proposed project, with 800 square feet of commercial use per unit, you are more than likely looking at commercial office use. In Staff s report on traffic analysis, the total number of vehicle trips on retail would be 180 and mixed use would be 75. Director Blumenfeld said the figures are out of ITE trip generation manual. Julie Oakes said it is desirable that whatever is put in place here is livable and workable for neighbors and enclosing the parking gives a more defined use of the space for residential and less abuse by the residents themselves of the commercial spaces, and this is probably the least impacting development that can be on this site. Chairman Perrotti closed the public hearing. Commissioner Kersenboom said he thought it was a good idea and asked about the Conditions of Approval. Chairman Perrotti suggested they look at what was presented and vote on the proposal and give guidance to Staff regarding the Text Amendment and Conditions of Approval. Commissioner Kersenboom concurred. Commissioner Tucker commented that a Text Amendment will probably come before the Council in a few months. He said there are going to be traffic problems anywhere in this community. He said he feels the residents take advantage of the situation more than the out-of-towners. He said eventually everything may be 30' in the area, so we do not have a choice on the height. He said that for years guest parking for condominiums has been tandem and in that way the parking is controlled by each unit. He said the concept is good and, as the owner has expressed his desire to sell the units, we may get a whole new set of development standards, and he suggested forming a sub- committee to work with Staff to see what other cities are doing and use this project as a model. He said the parking on the supplemental sheet is good. He said more cities are trying to encourage this type of development, but we need to set up the standards. Commissioner Pizer said the live/work concept would be very good, and it is probably the best compromise for the neighborhood. 6 P.C. Minutes 02-19-02 Commissioner Hoffman said the Council would have to approve development standards, which historically they have not been interested in doing. The reality is that in the C-1 Zone, specific standards exist that, yes, you can build apartments over commercial. He said that as the project currently is proposed he has a problem with the parking. Tandem parking has been approved very rarely and almost always in an R-1 situation. He said it is an interesting prototype, but it does not meet the existing zoning because of the parking issue. Chairman Perrotti said he was not sure if this project should be the model for all future mixed use projects. He said he preferred the alternate parking situation with the two enclosed parking spaces as it affords more flexibility in parking and circulation would be a little better. He said he thought the mixed use concept would work on Hermosa Avenue and upper Pier Avenue but not on lower Pier Avenue because of too much congestion. The concept may also work on parts of Pacific Coast Highway and Aviation Boulevard. He said he likes the concept, but when development standard issues are addressed down the road, the smallness of the lot and the commercial area being only 800 square feet on this project would not entail a lot of traffic. The commercial use would be retail or office and would not generate as much traffic as a medical office. Any kind of restaurant use would have to have a Conditional Use Permit. He said he would vote for the project, but development standards would need to be addressed. In response to Commissioner Hoffman, Director Blumenfeld said a discretionary permit is required if the project is greater than 1,500 square feet, it requires a Precise Development Plan, and if it does not conform to the parking requirements, there must be mitigating conditions for approval of a Parking Plan. If all required parking is supplied on site, no other consideration is necessary by Commission. MOTION by Chairman Perrotti to APPROVE concept of project and then alternate motion on what the Commission would like to see in Resolution. Director Blumenfeld suggested that the Commission focus on the permits before them -- the Parking Plan, the Conditional Use Permit, and the Precise Development Plan. He suggested that Staff be directed to return with a Resolution at the next meeting, outlining the conditions of approval relative to the project. On another motion, the Commission can direct Staff to proceed with a Text Amendment to deal with all the issues relative to creating a mixed use zone. MOTION by Chairman Perrotti, seconded by Commissioner Tucker, to APPROVE request for Conditional Use Permit, Parking Plan, preferably the alternative Parking Plan and Precise Development Plan. AYES: Pizer, Tucker, Kersenboom, Chairman Perrotti NOES: Hoffman ABSENT: None ABSTAIN: None Discussion was had between Commissioners and Director Blumenfeld regarding items to be included in the Resolution to be returned at the next meeting. 7 P.C. Minutes 02-19-02 Director Blumenfeld suggested that Staff would draft a standard resolution that would deal with some of the general commercial issues and the residential issues. He also said a specific study would be done regarding general standards in other cities to develop a Text Amendment to be presented at the next meeting. 8. PDP 01-19/PARK 014/VAR 01-4 -- Precise Development Plan and Parking Plan for alterations to an existing retail and entertainment center to accommodate offices, a health and fitness club, and retail uses, and a Variance to the 35' height limit to enclose existing deck areas to match the height of the existing roof, and adoption of an Environmental Negative Declaration at 1605 Pacific Coast Highway, Hermosa Pavilion. Staff Recommended Action: To approve said request. Director Blumenfeld corrected the zip code shown on the staff report to 92618 and on Page 1 in the Table tabulating the uses, both prior and proposed, the prior approved use should be "original approved" use. He said the proposed project contains a health club of 44,300 square feet, an office use of 48,990 square feet and retail development of about 12,088 square feet, totaling 105,378 square feet. It is located in the SPA-8 ZONE, which corresponds to C-3 uses, and there are three issues: a Variance to, enclose the upper story space which exceeds the 35' height limits; a Precise Development Plan to modify existing building, and a Parking Plan to manage the parking on site. He said the plan was originally approved in 1987 and partially occupied but recently has been completely unoccupied. The discretionary permits have expired necessitating the current application. He said the applicant has prepared a parking analysis, examining a club with a similar operation in Costa Mesa, which has many of the same amenities as the proposed project. The owners retained Linscott, Law & Greenspan to prepare a parking study to assess parking impacts, and the traffic engineer has calculated that a parking ratio of 6.75 spaces per 1,000 square feet is required in order to park the project. Only 429 spaces are required to accommodate parking over peak periods by managing parking supply. The proposed parking demand will meet the supply on site in terns of what is currently available and what could be managed on site with respect to 31 additional tandem parking spaces and the use of valet services. The traffic engineer has said the shared use concept does work overall in Costa Mesa and it would work at the proposed facility as well. He said if the project is to be constructed with the full complement of over 105,000 square feet of development, it would required enclosing the upper deck space in certain areas. As every area of the roof deck is over height, this would required a Variance. When the project was last approved, there were no view issues and no compelling reasons noted by Commission not to approve a height Variance, so the Commission approved the Variance, making the four mandatory findings. As the project involves modifications to the building in excess of 1,500 square feet, it requires a Precise Development Plan. Staff believes the project is consistent with requirements for approval of a Precise Development Plan. It is consistent with the C-3 zoning and the uses are allowed. The City's traffic engineer has reviewed the Traffic Study and found it acceptable as provided in Supplemental No. 8, appended to the Staff Report. In response to Commissioner Tucker, Director Blumenfeld said the Costa Mesa Club was different in that it was a stand-alone facility. 8 P.C. Minutes 02-19-02 In response to Chairman Perrotti, Director Blumenfeld said the proposed Variance request is similar to the one approved in 1999. He said the volume of the building has changed somewhat, but the areas on the roof deck are similar to those approved previously by the Commission for a Variance under the previous Precise Development Plan. Chairman Perrotti referenced on Page 5, "No additional building coverage, reduction of landscaping, or changes to building setbacks are proposed" and on Page 3, "The building frontage will be extended to the street edge at the ground level and the upper floor deck areas and open corridors will be enclosed" and so the shell of the building will not be expanded? Director Blumenfeld said the building frontage will be enclosed and eliminates the drop-off area by eliminating the escalator to get more efficiency and that would change the entry to the building. In response to Commissioner Hoffman, Director Blumenfeld said Staff asked Cal Trans to comment on the proposed project and they requested some clarifying information but no mention was made about the drop-off area, and he said he was not sure if it was an original requirement of the City or of Cal Trans. In response to Commissioner Tucker, Director Blumenfeld referenced the Page 1 table that should read "original approved use." He said this project is different because of additional retail which helps the parking demand and supply, and this project is slightly smaller than previously approved for the site. In response to Chairman Perrotti's question regarding the Table on page 17, Director Blumenfeld said the owner may be able to address the difference in project size. He said the Environmental Checklist is meant to identify environmental issues needed to be studied further and mitigated. Traffic and parking were the key issues identified and they were addressed for the current project size. In response to Commissioner Tucker, Director Blumenfeld said parking on site, rather than trip generation, was the key issue and this use, compared more favorably to the previous theater use, which generates much more traffic. Chairman Perrotti opened the public hearing. Jerry Wiggle, Keisker & Wiggle Architects, corrected the report at page 10 and said the total square footage would be 105,378. Referencing item No. 3, he said they are hoping that condition 3(d) would be included in (c), so that the Police Department would determine the extent of security measures. He said the Variance is the same as the previous one proposed in 1999 with enclosure of the decks. He said the drop-off area is illegal as it is now for ADA standards, and the island of concrete will be removed which would then open in the circulation at the front of the building. Architectural changes would be made where the sign and elevator are located now to make the main entrance to the building on the highway side. In response to Commissioner Tucker, Mr. Wiggle said that if there is a pedestrian drop-off in the front of the building, their experience has always been that they be handicapped accessible. He also 9 P.C. Minutes 02-19-02 said that the current ADA parking does not meet current standards and so the solution that was brought up was to designate the spaces next to the elevator on each floor of the parking garage to be handicapped parking. Jack Greenspan, Linscott, Law & Greenspan; 234 East Colorado Boulevard, Pasadena, said the number of trips per day would be reduced by 59% between the approved plan of July 1999 and the proposed plan, and the difference between the proposed plan and when the theaters were in operation is a reduction of 50%. In response to Commissioner Tucker, Mr. Greenspan said the suggested outgoing trip volume of 42 trips in the AM hours, which are based on the ITE standard, should not create a problem in their opinion. Following discussion regarding the standard for parking demand rates, Director Blumenfeld said the parking ratio used of 6.75 spaces per 1,000 square feet of floor area was used by Mr. Greenspan in a shared parking analysis, which is also analogous to the facility studies in Costa Mesa. Mr. Greenspan said they studied two facilities, one in Santa Monica and the Costa Mesa facility, and the factor of 6.75 was determined by counting the number of people entering the facility. He said he thought the standard is very high. Gene Shook, President of Shook Development, 220 Technology Drive, Suite 110, Irvine, California 92618, detailed different amenities of the health club facility, specifically aerobic and cycling rooms, swimming pool area, basketball court, kids area, as they relate to the parking issue. He pointed out the differences between smaller club facilities and the proposed facility where a larger facility will have a regular locker room and an executive locker room. He said a club with all the square footage oii one floor is much more efficient. He said smaller clubs of 10,000 to 20,000 square beet Usually charge between 18 and 20 monthly, a meditun club charges between i35 and $45, and a higher end club can charge between $88 and 1.60 per n onth., He said changes have been done such as changing some of the uses to office uses and inodilyiti.g the plan for better circulation. He explained a change to the ingress area off of 16t" Street, which is anticipated, will ease maneuverability for large vehicles. He said he has been assured by 24-Hour Fitness that their employees will be using the tandem parking spaces. He said as square footage of a project is lessened, the value and viability of the project is decreased; and therefore, the ability to get a loan to build the project is decreased. He said they need the Commission's help to approve the project and increase the square footage, although that was not presented, so the project can move forward. In response to Commissioner Kersenboom, Mr. Shook detailed timing and different approvals that would need to be obtained subsequent to Commission's approval. He also said it is impossible to obtain a loan unless a project is 70 or 80% occupied. He said other occupants are not available because of uncertainty of the timing of the approval of the project. Commissioner Pizer said he liked the presentation as it answered questions that he had in a logical manner. 10 P.C. Minutes 02-19-02 Bill Oughton, Director of Real Estate, 24-Hour Fitness Center, said usage of the facility usually goes down as the square footage goes up. He said this club will be in the $69 to $89 range per month. He said development of health clubs has changed tremendously over the last five years as they now have approximately 100 clubs across the United States that are 30,000 square feet or more. Dan Wehr, Regional Vice President of 24-Hour Fitness Center, said health clubs are usually busier in the evenings. He said they would like to see a 70,000 square foot facility in Hermosa Beach. In response to Commissioner Tucker, Mr. Oughton said the $60 to $89 range applied to the executive locker rooms with separate sauna, steam room and jacuzzi. Mr. Wehr said people who enroll usually use a facility either close to home or to work. In response to Commissioner Tucker, Mr. Oughton said the noise issue has been dealt with in the past by installing extra padding in the insulation. Mr. Wehr commented that at several of their facilities they have designated parking for their employees. He said the number of employees per shift would be approximately 20 to 25. He said parking for bicycles would be available. Jim Lissner, 2715 El Oeste, Hermosa Beach, said nobody rides their bike to the club located at Artesia Boulevard and Pacific Coast Highway, and their parking lot is always jammed. He said the Commission must make four findings to grant the Variance, the first one being exceptional circumstances. He said the lot being stepped is not unusual for Hermosa Beach, and he said many commercial properties have decks and some even rent sidewalks in order to have outdoor space. He said the second finding is that they are being denied a substantial property right being enjoyed by others, but neither Vons nor the new hotel nearby have been given Variances to exceed the height limit, and there are no demonstrations that the extra interior square footage is necessary for the viability of the business. The largest tenant is giving up space to retail and office, and we have many successful gyms in town with a fraction of the space asked for here. There are no demonstrations that the gym or the offices have to have the interior space in the deck locations rather than some other place in the building. Getting a view does not justify giving a Variance. With regard to the third finding, no material harm, he spoke about the sound, which will bounce off the vertical walls that are being added. He said people's views will also be affected because of the lights, which will be on all night. The building will also block the sunlight to the apartment building next door in the early morning and late afternoon. Traffic will be increased in the night time hours as well as pollution and traffic along Ardmore Avenue. He said he hopes the project is approved without building out the deck and with a curfew on the use of the deck. Mr. Oughton said usage of the facility between 11:00 p.m. and 5:00 a.m. may be 10 people. Mr. Wehr said the people using the facility in the early morning hours are usually fire department, police department personnel, nurses, or city workers. 11 P.C. Minutes 02-19-02 Gene Shook said the use in the proposed facility is less intensive at night. He said changes on the apartment side would be minimal as the wall is already in place. In response to Chairman Perrotti, Director Blumenfeld said a restaurant could be added under the C- 3 zone but, if they wanted alcohol, a Conditional Use Permit would require approval with confirmation that there was no material change in the parking demand and supply. Chairman Perrotti closed the public hearing. In response to Commissioner Pizer, Director Blumenfeld said the Commission is approving a Parking Plan with a specific allocation of square footage for a Health and Fitness Club, and if the Commission is not comfortable with the clarity of Condition 2, it could be amended to say that this Parking Plan approval includes a Fitness Club of 44,300 square feet which includes a basketball court and a pool to address related parking demand issues. In response to Commissioner Tucker, Director Blumenfeld said the conditions of approval include Fire Department and the Public Works Departments final approval to the project plans. In response to Commissioner Pizer, Director Blumenfeld said Staff focused on parking issues, and it was important that the project was adequately secured relative to providing security personnel and security in the design and lighting in the parking structure. Chairman Perrotti discussed adding or modifying the resolution to discuss the soundproofing and the square footage correction. He said there seemed to be much more detail as to how much traffic is going to be controlled, and the parking seems to be more defined. Commissioner Pizer suggested deleting (3d) and including language in No. 6, regarding the basketball court and pool square footage. Director Blumenfeld recommended adding to Condition 2 under the allocation of 44,300 square feet, "including a basketball court and pool." Under (6b), he suggested adding "the project plans shall include insulation to attenuate noise to surrounding residential." MOTION by Commissioner Kersenboom, seconded by Chairman Pizer, to APPROVE the Precise Development Plan and the Parking Plan with modifications to Paragraph 2, adding in the information on the pool and the gym, and also paragraph (6), adding subparagraph (b) to include insulation to contain the noise, and combining paragraph (3d) into (3c). Discussion was held between the Commissioners regarding security at the project. AYES: Hoffman, Pizer, Perrotti, and Kersenboom. NOES: Tucker ABSENT: None ABSTAIN: None Commissioner Hoffman said he has a problem making the first finding to grant the Variance. 12 P.C. Minutes 02-19-02 Commissioner Tucker said he was in agreement with Commissioner Hoffman and that landscaping would be lost. Commissioner Kersenboom said what is proposed is better than what is presently there, and the Variance is consistent with the prior approval findings. Commissioner Pizer said they need to look at what harm it does to the City having the property vacant for so many years. Chairman Perrotti and Commissioner Pizer said the Variance requested is quite similar to the one in 1999 and said they could make the four findings noted in the staff report as reviewed by Staff and approved previously. MOTION by Commissioner Pizer, seconded by Commissioner Kersenboom, to APPROVE the Variance. Commissioner Tucker said they should not take economic conditions into account, and he did not think the envelope of the building in front should change. AYES: Pizer, Perrotti, and Kersenboom NOES: Hoffman, Tucker ABSENT: None ABSTAIN: None Recess taken. 9. TEXT 02-2 -- Text Amendment for front yard requirement on through lots between the Strand and the service road parallel to Hermosa Avenue approximately between 27th Street and 35th Street. Staff Recommended Action: To recommend approval of said Text Amendment. Director Blumenfeld presented the staff report and said the Text Amendment would eliminate an inequitable development standard for through lots between Tiie Strand and Hermosa Avenue north of 27th Street. Cuffently there is a requirement for a double Front yard for those lots with their orientation to The Strand and along Hermosa Avenue "Iris Text Amendment would eliminate the extra front yard requirement and would create a development standard consistent with some of the surrounding properties with a similar through lot condition which have The Strand as their front yard. He said the affected area of the lots contributes approximately 169 square feet of building area. In response to Commissioner Pizer, Director Blumenfeld said the proposed change reads "The lots facing the service road located parallel to Hermosa Avenue approximately between 27th 13 P.C. Minutes 02-19-02 Street and 35t" Street shall not be required to provide a front yard on Hermosa Avenue," in bold and underlined in the report. In response to Commissioner Tucker, Director Blumenfeld said there would be no exemption to not provide guest parking. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to ADOPT. AYES: Hoffrnan, Pizer, Perrotti, Tucker, and Kersenboom NOES: None ABSENT: None ABSTAIN: None Rearilp 10. NR 01-5 -- Addition, remodel and conversion of an existing duplex (nonconforming to front and side yard requirements) into a single-family dwelling resulting in a greater than 50% increase in valuation at 2222 Monterey Boulevard (continued from January 15, 2002 meeting) Staff Recommended Action: To approve said request. Michael Schubach said Staff is recommending approval. It is a duplex being converted to a single family house, which has an increase of 98.8% in valuation and more than 30% of the exterior walls are being removed. The only nonconformities are the front yard setback and the front porch that encroaches the side yard is 3' rather than 5' but these substandards are not unusual or severe. In response to Commissioner Tucker, Director Blumenfeld said the wall is shown as a hidden line on the drawings behind the 10' setback line on the drawings. Chairman Perrotti opened the public hearing. Michael Lee, architect, said the leaning wall is behind the setback and the dotted line is the eaves. The development is less intensive with a reduction from a duplex to a single family. In response to Commissioner Tucker, Mr. Lee said the drawings may be a bit misleading as the garage will have the same detailing as the rest of the house. The owners are interested in the view and have put a deck on top of the garage. 14 P.C. Minutes 02-19-02 Chairman Perrotti closed the public hearing. Commissioner Hoffman said the plan is improving a lot of existing problems and is a nice compromise for the neighborhood. Commissioner Pizer said he is in favor of the project because it is less intensive and a good looking modification. Commissioner Tucker said he would like to see the owners sign a covenant stating they would not change the guest room to another unit. In response to Chairman Perrotti, Director Blumenfeld said this particular size lot would not qualify for a granny flat. Chairman Perrotti said he did not think the nonconformities were that severe. MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, for Staff to GRANT the Variance and include a covenant stating they will not rent the guest room as an apartment. AYES Hoffman, Pizer, Perrotti, Tucker, and Kersenboom NOES: None ABSENT: None ABSTAIN: None 11. NR 02-1 -- A nonconforming remodel to remodel/expand 100 square foot and reduce the number of dwelling units from four units to three units at 802 The Strand. Staff Recommended Action: To continue to March 19, 2002 meeting. Staff report presented by Michael Schubach. He said at the owner's request Staff is recommending to continue the matter to the March 19 meeting. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. Commissioner Hoffman MOTION to CONTINUE by Commissioner Tucker and seconded by Commissioner Pizer. AYES Hoffman, Pizer, Perrotti, Tucker, and Kersenboom NOES: None ABSENT: None ABSTAIN: None 15 P.C. Minutes 02-19-02 12. CON 98-15/PDP 98-20 -- Request for extension of a Vesting Tentative Parcel Map No. 25226 for a two -unit condominium at 228 Ardmore Avenue. Staff Recommended Action: To extend the expiration by one year to February 16, 2003. Michael Schubach said Staff is recommending approval for the continuance. The applicant has had delays caused by the County in getting the map approved. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public meeting. MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to EXTEND for one year. AYES : Hoffman, Pizer, Perrotti, Tucker, and Kersenboom NOES: None ABSENT: None ABSTAIN: None 13. NR 02-2 -- Remodel and expansion to an existing nonconforming building resulting in a greater than 50% increase in valuation at 255 29th Street. Staff Recommended Action: To approve said request. Michael Schubach said Staff is reconii-â–ºending approval. Ile said this is a conversion from a duplex to a single family dwelling where there will be only one remaining noncontbrinity and that is the open space on the roof deck will exceed more than maximum of 100 square feet. There is one problem of new front steps encroaching into the required front yard. Only other item is all information required for height was not supplied and revised plans need to be provided with that information included. In response to Commissioner Tucker, Mr. Schubach said a landing prior to the sidewalk is what the code requires. Commissioner Tucker said he would like to add a covenant regarding the guest room. Chairman Perrotti opened the public hearing. Mechas Griness, architect, said for the minimum amount of money they want to convert two units to one unit. Chairman Perrotti closed the public hearing. MOTION by Commissioner Hoffman, seconded by Commissioner Kersenboom, to APPROVE with covenant they will not rent the guest room as an apartment. 16 P.C. Minutes 02-19-02 AYES : Hoffinan, Pizer, Perrotti, Tucker, and Kersenboom NOES: None ABSENT: None ABSTAIN: None 14. NR 02-3 -- Remodel and expanding a single family dwelling exceeding 50% of existing valuation at 1108 1st Street. Staff Recommended Action: To approve said request. Staff report by Mr. Schubach to recommend approval of the nonconforming remodel. There is only one nonconforming element of 3/10 of a foot sideyard and the lot coverage is only 35%. Chairman Perrotti opened the public hearing. Richard Telford, architect, said they are adding on to the existing property and mitigating all nonconformities that they can while minimizing any impact to the neighbors as well as improving the streetscape. Chairman Perrotti closed the public hearing. MOTION by Commissioner Kersenboom, seconded by Commissioner Pizer, to APPROVE. AYES : Hoffman, Pizer, Perrotti and Kersenboom NOES: Tucker ABSENT: None ABSTAIN: None 15. CON 99-24/PDP 99-28 -- Appeal of Community Development Director's decision for a minor modification at 321 loth Street. Staff Recommended Action: To direct staff as deemed appropriate. Commissioner Hoffman abstained. Director Blumenfeld said the owner and builder have made some changes to the project design that are not consistent with what the Commission previously approved. He said a supplemental letter dated January 28, 2002, was provided by the project supervisor, detailing the proposed changes. Staff has reviewed the changes and, although the changes do not compromise the design that was approved, confirmation by the Commission is requested. In response to Commissioner Tucker, Director Blumenfeld said that sometimes renderings are embellished somewhat differently from the approved plan sets. Chairman Perrotti opened the public hearing. 17 P.C. Minutes 02-19-02 Richard Gebele, 321 101h Street, said his parents are moving into the second unit. He also said most of the changes are a mix up between what was on the rendering and what was on the plan, and they had two architects involved with the project. He detailed several changes and the reasons for them. Chairman Perrotti closed the public hearing. MOTION by Commissioner Pizer, seconded by Commissioner Kersenboom, that it is a minor modification. AYES : Pizer, Perrotti and Kersenboom NOES: Tucker ABSENT: None ABSTAIN: Hoffman STAFF ITEMS Director Blumenfeld said one staff item is a request that the Commission consider directing a change to the text in the M-1 zone. In reviewing the parking requirements in the M °-zone, it became clear, after reviewing them with the City Attorney, that it is not possible to make non -required parking available through lease provisions withi:a the zone. Staff is requesting Commission direct a Tex Amendment be drafted to enable parking to be supplied off site through lease or some other means. In response to Commissioner Tucker, Director Blumenfeld said this would only be non -required parking. Director Blumenfeld asked if he could get direction by Minute Order. Chairman Perrotti said yes. Director Blumenfeld said there is a Livable Cities Conference on February 28 and a joint meeting between Planning and Public Works commissions on February 27. 16a. Status report on conditional use permit compliance for auto service use located at 555 Pacific Coast Highway. Director Blumenfeld said this is a status report on a Conditional Use Permit following one year of operation after the City Council modified the use permit. There was the requi.rer-rieut t1iat some of the automobiles stored on site should be moved and the owner is aware or that. Other then that, the project is in compliance with the approved Conditional Use Permit. Commissioner Pizer RECOMMENDED review in six months. 18 P.C. Minutes 02-19-02 In response to Commissioner Tucker, Director Blumenfeld said he does not have a draft Text Amendment to look into changing the allowable footage in the R-3 zone, but he does have some draft working to provide to Commission and to Council. 18. ADJOURNMENT MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, for adjournment at 11:00 P.M. No objections, so ordered. CERTIFICATION I hereby certify that the foregoing minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled meeting of February 19, 2002. Sam Perrotti, Chairman xll"Ic'- /` '9 e VA Date Sol. B l um ejue ld, "ecretary 19 P.C. Minutes 02-19-02