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HomeMy WebLinkAbout2002-04-16 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON APRIL 16, 2002, AT 7:00 P.M.AT THE HERMOSA BEACH COMMUNITY CENTER, ROOM 4 The meeting was called to order by Chairman Perrotti at 7:07 P.M. Commissioner Tucker led the Salute to the Flag. ROLL CALL Present: Commissioners Hoffman, Kersenboom, Pizer, Tucker, and Chairman Perrotti Absent: None Also Present: Sol Director Blumenfeld, Community Development Director Michael City Planner Schubach, City Planner Denise Bothe, Recording Secretary MOTION by Commissioner Hoffman, seconded by Vice -Chairman Pizer, to APPROVE the March 19, 2002, Minutes as submitted. Hearing no objections, Chairman Perrotti so ordered. MOTION by Commissioner Hoffman, seconded by Commissioner Tucker, to APPROVE Resolution Nos. P.C. 02-14 and P.C. 02-15. Hearing no objections, Chairman Perrotti so ordered. Director Blumenfeld reported that the city attorney advised that it was simpler to modify the original resolutions by deleting reference for shared common parking for public use and to delete all references to offsite parking as a common parking facility related to Resolution Nos. 02-16 and 02-17. MOTION by Commissioner Kersenboom, seconded by Chairman Perrotti, to APPROVE Resolution Nos. P.C. 02-16 and P.C. 02-17. There being no objection, Chairman Perrotti so ordered. 6. ORALIWRITTEN COMMUNICATIONS None. PUBLIC HEARINGS 7. CUP 02-2/PARK 02-2 -- Conditional Use Permit to allow a small beer manufacturer with on -sale beer and wine service and extended hours to 1:30 a.m. and a Parking Plan Amendment to use off -site parking to meet parking requirements at 58-60 1Ith Street, Hamilton Gregg Brewworks (continued from March 19, 2002 meeting). 1 P.C. Minutes 4-16-02 Staff Recommended Action: To direct staff as deemed appropriate Director Blumenfeld noted that as directed by the Planning Commission, staff and the applicant worked together on addressing and resolving several issues of concern to the Planning Commission, such as balancing the inadequate parking issues and giving further consideration to some of the business operations; advised that the applicant has done several things to mitigate these concerns by modifying the floor plan for a more conventional bar use — pointing out that the Planning Commission had been provided a schematic conceptual floor plan for review at this evening's meeting; and that by doing so, it helped to reduce the parking demand by an amount equivalent to the area that is going to remain as a manufacturing use. Director Blumenfeld stated that additional parking is being proposed on the adjacent property; that the applicant is proposing to provide all required 10 parking spaces offsite; noted that a parking attendant will be on duty during the hours of operation to manage the tandem parking; and mentioned that this attendant will also be responsible for managing any noise or loitering that may occur at the back of this property. Director Blumenfeld advised that the applicant is requesting that the hours of operation be permitted to go up to 12:30 A.M. Sunday through Wednesday and up to 1:30 A.M. Thursday through Saturday. He noted that the applicant has suggested that the noise concerns can be mitigated by not providing live entertainment and by ensuring that the business doors and windows will be closed by installation of an air handling system. If the Planning Commission approves the applicant's request this evening, he stated that staff would propose that the hours of operation be limited between 5:00 P.M. and midnight; that an attendant be available on site during the hours of operation; that parking signage be displayed to reflect the off -site parking location for the business during its hours of operation; that the agreement between Brewworks and the property owner be more explicit; that if the agreement is terminated, that the CUP and Parking Plan approval will become void — noting that the business will then have to close unless the CUP and Parking Plan are amended and alternative parking arrangements are made to the satisfaction of the Planning Commission; that on -sale and off -sale alcohol be limited to the beer which is manufactured on the premises; that the doors and windows remain closed during operating hours; that an air handling system be installed to adequately condition the interior air; that there be a revised scaled/measured floor plan provided; and that the CUP be brought back to the Planning Commission for review following the first 6 months of operation. Chairman Perrotti opened the public hearing. Patricia Spiritus, one of the Brewworks principals, with the aid of a schematic drawing, highlighted the proposed changes to the facility; stated that not only is the Brewworks near a residential area, but it is also surrounded by commercial uses; stated that the brick walls of the facility are over 12 inches thick; that it has no windows on the side of the building; that when the building was upgraded in 1992, two of the windows in the back were filled in to accomplish the seismic retrofit; and that the only window that remains at the back is a double -paned window that cannot be opened. Ms. Spiritus advised that this business has operated since its inception without incident. She added that they are proposing to build another restroom at the back of the building and that a second door, which will create a chamber, will be installed to further mitigate any interior noise from escaping into the alleyway. She explained that all of the business operations occur at the front of the building; advised that the trash dumpster in the alley belongs 2 P.C. Minutes 4-16-02 to the apartment building; that her business does not utilize this dumpster; and that the business shares a dumpster down at the end of Pier Avenue with the rest of the local businesses. Ms. Spiritus stated that the garages of the homes in the alley create an additional buffer zone from the businesses; expressed her belief that the noise complained of is not coming from her facility, but that it is coming from all of the activities in the Downtown commercial area; and stated that her proposed business operations will not create a negative impact upon the residents. She mentioned that with the managed parking being conducted in the back, they will be able to prevent some of the noise and loitering that is currently happening. Highlighting the closure of Alfredo's, she expressed her concern that limiting her operating hours at midnight would have a negative impact to the success of the business; expressed her approval of the 6-month review period; and urged the Planning Commission to approve her request. She advised that while the current plans are to only sell their manufactured beer, she would prefer the option to sell beer which is not manufactured on the premises, that she would like the option of selling a specialty beer not manufactured on site. She commented on the plans to enclose the brewing area. Ms. Spiritus confirmed for Commissioner Kersenboom that no patron will be permitted to use the back door, that the patrons will have to walk around to the front of the building. In response to Vice -Chairman Pizer's inquiry, Ms. Spiritus stated that other than the hours of operation and the sale of beer not manufactured on site, she is in concurrence with the rest of the proposed conditions of approval. She added that she would prefer not to erect a wall in front of the kettle line due to its high temperature; explained that the brewery will not be operated during the open hours; and that this area will be sealed from customers to prevent them from leaning up against the kettles. She advised that when the brewing activities are occurring, the business is not open to the public and that it is closed off to the public when the business doors are open for business. With respect to the conditions of approval, Ms. Spiritus requested that the words "air conditioning system" be replaced with the words "HVAC system" — pointing out that the 8-ton cooler currently on the roof which services the brewing system will be retrofitted with a chilled water loop system to bring cool air into the interior of the building for circulation purposes. She added that all of the building windows are double paned and reiterated that the thick walls help to insulate any noise. Responding to Commissioner Hoffman's questions, Ms. Spiritus expressed her desire to have the option of opening at 11:00 a.m. on Saturdays and Sundays, explained that they are not quite sure at this time how any valet parking could be accomplished; that the parking attendant will be located in the alleyway; that signage could be erected to so reflect their parking availability; that the facility will seat approximately 90 individuals; and expressed her belief that the majority of customers will arrive by taxis or walk/bike to this location. Chuck Fredricks, 28 10t` Court, expressed his concern with the parking problems and the encroachment of parking problems into the nearby neighborhoods. 3 P.C. Minutes 4-16-02 Dan Laguardia, 47 10th Street, stated that his home is located directly across from the Brewworks; advised that he can hear noise coming from the Brewworks facility; that this noise keeps his family awake some evenings; that he can also hear the noise coming from the cooling system condensers; noted his opposition to this business becoming a bar; and stated that the parking situation is unacceptable and unfair to the surrounding neighborhood and that commercial alley parking should be discouraged. Dena Sparks, 26 10th Street, highlighted her displeasure with the limited parking in the area and the limited room for vehicles to adequately maneuver; and noted her opposition to the applicant's request. Carla Marimon, Executive Director of the Hermosa Beach Chamber of Commerce, assured the City, its residents and business owners that the Chamber is taking steps to deal with the complaints in this area; and advised that last week, the business owners and managers of all the restaurants and taverns in town met with the Mayor, City Manager, the Police Chief and other officials for the first of what will become regular meetings to discuss ways to manage noise and other problems in the Downtown area. She stated that part of the noise that the residents are hearing now is due to the amplified music being improperly played in the patios of restaurants — pointing out that this is being corrected and that it will not be happening anymore. She noted the Chamber's support for the Brewworks in their endeavors to change their business with the times; and expressed her belief that the Brewworks has been a responsible and good business owner. Ms. Marimon explained that the task force will be meeting once a month to identify noise sources; that the task force will be requesting that the Police Department put out extra patrols within some of the areas which have been identified as problem side streets; and stated that a lot of the noise these neighbors are hearing comes from a variety of places Downtown, not just one place. She added that she would like to see Brewworks get the same benefit that other similar competitor businesses enjoy in terms of their operating hours; noted her belief that it is unfair to restrict Brewworks to serving only their manufactured beer and that their competitors are not restricted; and expressed her desire to work with the City so that the businesses aren't hurt and forced to close down. Bill Monday, 40 llth Court, stated that this alley is fairly narrow and that the commercial businesses are located too close to his living quarters; and he urged the Planning Commission to deny the applicant's request. Lynn Laguardia, 47 le Street, stated that the activities in the alleyway are bothersome to her family and expressed her opposition to this proposal. Jim Tumey, 39 10`h Street, concurred with his neighbors' comments. Michael Angelolupo, property owner of 50 10th Street, stated that with the approval of this request, the number of patrons will most likely increase, thereby bringing more noise and traffic to negatively impact the quality of life for the nearby residents. Bob Monday, 40 1 lth Court, noted his strong opposition to allowing any more bars to operate on Pier Avenue. 4 P.C. Minutes 4-16-02 Since operating her business at this location since 1993, Ms. Spiritus stated that to her knowledge, none of these people in the audience have ever come to her with any complaints; and that if they had, she would have taken care of the problem immediately. She stated that she will continue to be a good neighbor; expressed her belief that the noise can be significantly managed in the Downtown area with the help of the Police Department and the Chamber of Commerce; and she invited the residents to come to her if they should have any complaints in the future. She stated that this will be a reduced intensified use of space; and urged the approval of this request. There being no further input, Chairman Perrotti closed the public hearing. Vice -Chairman Pizer addressed his concern with late night noise in the alley and the limited parking; stated that not all of the noise complained of can be attributed to the applicant's business; expressed his belief that the applicant has been a good business owner since 1993; and noted his support for a 6-month review period. Vice -Chairman Pizer stated that the applicant should not be limited to selling her own brewed product, that they should be permitted to do what their ABC license allows; stated that there will continue to be an unmanaged parking condition in the alley regardless of what happens with this proposal; and that it is his belief that with this area repaved, marked off and illuminated, it will help to alleviate some of those problems in the alleyway. Commissioner Hoffman expressed his belief that the parking problems cannot be alleviated to the satisfaction of the residents and the business owners and that, therefore, he could not support this request. Commissioner Tucker echoed Commissioner Hoffman's concerns with the limited parking conditions and expressed his belief that this proposal will bring an intensification of use; and that based on the limited parking and the granting of a CUP for a bar, he would be opposed to this request. Commissioner Kersenboom expressed his belief that approval of this request will exacerbate the problems with parking and noise. Chairman Perrotti commented on the applicant's willingness to work with staff to develop mitigation measures to alleviate the concerns expressed by the Planning Commission at its previous meeting, such as parking and noise; stated that the 6-month review period would allow the City an opportunity to determine if any problems exist; and noted his support of the applicant's proposal. MOTION by Commissioner Hoffman, seconded by Commissioner Tucker, to DENY the applicant's request. This motion carried as reflected by the following roll call vote: AYES: Hoffman, Kersenboom, Commissioner Tucker, NOES: Perrotti, Pizer ABSTAIN: None ABSENT: None 5 P.C. Minutes 4-16-02 8. CUP 02-1-- Conditional Use Permit amendment to allow on -sale general alcohol; amplified live entertainment; a take-out food service window; and 24-hour operation in conjunction with an existing restaurant and to add bar seating in the patio area and adoption of an Environmental Negative Declaration at 1100 The Strand, Scotty's. Staff Recommended Action: To direct staff as deemed appropriate. Director Blumenfeld provided a background of the applicant's conditional use permits and requests for this facility; explained that this applicant is requesting to amend his CUP to include adding full alcohol sales and to include live entertainment; advised that the applicant will be adding some bar seating, a dance floor, and a walk-up takeout window, and that a request is being made to extend the hours of operation to 24 hours, allowing alcohol sales between the hours of 6:00 A.M. and 2:00 A.M. He stated that this building is located within the Downtown district; that the use is allowed within the zone; and that the use is similar with the other uses/businesses in the area, but that due to its location to the Pier Plaza area, there is a great potential for noise to some of the surrounding residents. He highlighted the letters which had been received from the residents living near this facility in which they address their opposition to the increase in noise; and because there aren't substantial modifications being proposed for this business, he added that the issue of noise is difficult to mitigate in this existing business — stating that the windows are not double paned and that there is no air conditioning unit being proposed. He stated that the applicant has indicated that the takeout window is likely to be located in the northwest corner of the business, directly adjacent to the Strand; and that staff believes this location would create an unsafe condition for pedestrian traffic on the Strand. Commissioner Tucker commented on his concerns with the limited parking; questioned why a parking attendant is not being proposed; and noted his opposition to employees using the limited parking at their places of business. Director Blumenfeld noted for Vice -Chairman Pizer that the applicant is short 29 parking spaces based on current parking standards. He clarified that since there is no proposed change in use related to parking there is no change in the off street parking requirement. Director Blumenfeld noted for Chairman Perrotti that the current hours of operation are from 7:00 A.M. to 10:00 P.M. Chairman Perrotti opened the public hearing in regard to this matter. Patrick Kellin, 46 11`h Street, Hermosa Beach, representing the applicant, noted that the applicant is not proposing to do a lot of modifications to the building; advised that the restaurant has been operating for years with the 22 parking spaces which exist — noting that this is one of the few establishments with its own parking lot in that area; stated that a parking lot attendant is always on staff, and advised that the applicant does try to accommodate the majority of his guests in that parking lot. Mr. Kellin stated that this evening's proposal is to have the general sale of alcohol, to extend the hours of operation, to allow a piano bar, to construct a takeout window — noting that the applicant is flexible in the placement of the takeout window. 6 P.C. Minutes 4-16-02 Mr. Kellin stated for Commissioner Hoffman that the sliding doors are off the ground; that as one enters in off the alley side or parking lot side, that the grade is higher than the Strand, ending up with a curbed condition; and that at this point in time, the applicant is not proposing any modification to that condition. In response to Vice -Chairman Pizer's inquiries, Mr. Kellin stated that at this time, the applicant is not considering changing the way he runs his business; and noted that the cars are stacked in the parking lot by the attendant as efficiently as possible. Mr. Kellin advised that beer and wine are currently being served at this location; that it is the applicant's intention to continue to serve food; and noted that he is located in a commercial zone. Steve Hunt, 910 Strand, advised that he is representing various residents living nearby; noted their objection to adding additional alcohol businesses in this area, which will result in more noise and loitering; highlighted the significant changes to the Downtown area in the past years; and urged the Planning Commission to protect the residents' quality of life by denying this request. Mr. Hunt suggested that the City consider a more balanced land use and upscale use at this location. Mr. Kellin stated that he can appreciate the concerns of the residents because his office and home is located in the area and noted his interest in preserving the character of the community; and reiterated that this business has successfully operated at this site with its current parking availability. There being no further input, Chairman Perrotti closed the public hearing. Commissioner Hoffman expressed his belief that this is a change in business use and that he can't support this request. Vice -Chairman Pizer concurred with Commissioner Hoffman's belief that this request is a proposed change in use; noted his opposition to the expansion of existing alcohol licenses in this city; and expressed his belief that this will help create an expansion of Pier Plaza noise and crowd activities to the south Strand area. Commissioner Tucker addressed the need to preserve the quality of life for the residents in this community; and cited his concerns with parking and noise. Commissioner Kersenboom noted his belief that this proposal is a change in use and commented on the increasing parking needs in the area. Chairman Perrotti noted his concern that the CUP will run with the land and highlighted the fact that it is not known who the future occupants of this property will be; expressed his belief that the applicant hasn't been proactive enough in mitigating the noise problems at this business; and stated that while he would support extending the hours of operation to midnight and the takeout window on the southern or eastern side of the building, he could not support the other requests. 7 P.C. Minutes 4-16-02 MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to DENY the applicant's request. The following roll call vote reflected unanimous approval of the denial: AYES: Hoffman, Kersenboom, Perrotti, Pizer, Tucker NOES: None ABSTAIN: None ABSENT: None Chairman Perrotti recessed the meeting at 8:55 P.M. and reconvened the meeting at 9:06 P.M. 9. CUP 02-4 -- Conditional Use Permit minor amendment to change hours of operation of an existing market with off -sale beer and wine from 7:00 A.M. to 10:00 P.M. to 8:00 A.M. to 12 midnight Sunday through Thursday, and to 2:00 A.M. Friday and Saturday at 205 Pier Avenue, Alta -Dena Drive -In Dairy. Staff Recommended Action: To approve said request. Director Blumenfeld explained that the applicant is proposing to extend his hours of operation for the existing drive -through dairy from 7:00 A.M. to 10:00 P.M. daily to 8:00 A.M. to 12 midnight Sunday through Thursday and until 2:00 A.M. on Friday and Saturday, stated that some of the surrounding businesses in the area are permitted to stay open past 11:00 P.M. during the week; advised that both letters in support and in opposition to the applicant's request have been provided to the Planning Commission; and noted that staff does not foresee the extension of hours as a problem. Director Blumenfeld stated that there are issues with how the site will be managed and that conditions should be included to deal with loitering, littering and noise control; and suggested that if this request is approved, that there be a 6-month review period following approval to determine if the applicant is in compliance with the CUP. He added that there is no additional gross floor area being added to the business; and advised that no formal complaints have been made regarding noise or loitering at this business nor has Code Enforcement staff found a problem during a recently scheduled weekend evening inspection. Chairman Perrotti opened the public hearing in regard to this matter. Won Sam, 205 Pier Avenue, owner/operator of the dairy, stated that one-third of his business is done during the daytime hours and that the rest is done during the evening hours; requested that he be given the same opportunity as those stores across the street; and pointed out that his facility reflects the great pride he takes in his business. Mike Anders, 1313 Sunset Drive, noted that he would support the applicant's proposal; but addressed his concerns with people coming through his street late at night loitering and littering; and questioned if this sale of alcohol will create more of a nuisance to the neighborhood. Robert Kurstey, 3435 Wilshire Boulevard, attorney representing Nancy Yu, who manages Abe's Liquor which has operated at 240 Pier Avenue for the past 20 years, expressed his client's belief that allowing an expansion of alcohol sales in this area will create a problem. P.C. Minutes 4-16-02 Terry Klinger, 1203 Monterey, stated that his residence is located across from Alta Dena Dairy; that his car has been vandalized; expressed his dissatisfaction with the noise, littering and people urinating on his property; and urged the City to not allow further expansion of liquor licenses/sales. Jason LaPointe, 145 Pier Avenue, expressed his support of the applicant's request; stated that this property is well -manicured; stated that the applicant is not responsible for the noise, vandalism, littering and other problems in the area; noted that the applicant should have the same opportunity to run his business as that of his competitors; and urged the Planning Commission's support of this request. Eric Kosella, 1405 Manhattan Avenue, commented on the benefit and convenience of this business which is enjoyed by many residents in the area; stated that the applicant runs a decent, friendly and clean business; and noted his support of the applicant's request. Bill Drewer stated that he has a business across the street from this dairy; expressed his belief that because the applicant is outside running his business operations, it tends to discourage illegal activity — noting that the applicant has reported illegal activities on several occasions; and noted his support of the applicant's proposal because of its benefit to the community. Jim Krinaught, 1706 Manhattan Avenue, 23-year resident and neighbor, noted that the applicant runs a decent operation; expressed his support of the applicant's request; pointed out that this is one of the few remaining dairies in the South Bay area; stated that he feels safer with the applicant being outside and keeping an eye on what is going on in the area; and he encouraged the Planning Commission to support the applicant's request. There being no further input, Chairman Perrotti closed the public hearing. Commissioner Kersenboom noted his support for fair competition; stated that this facility is a clean facility; and highlighted his support for extending the hours of operation. Commissioner Tucker stated that he would agree to extending the hours to midnight with a 1- year review period; and in order to mitigate traffic concerns, he suggested that cars only be permitted to turn left to exit this facility. Vice -Chairman Pizer noted his support for the applicant's request. Commissioner Hoffman commented on the effectiveness of businesses remaining open late and the reduction in loitering or illegal activity. Chairman Perrotti highlighted the fact that there is no record or registered complaint as a result of this business's operations; and noted his support for a 6-month review period. Commissioner Tucker reminded the Planning Commission that this business has no record of being open past 10:00 P.M. and, therefore, it is not known what problems may occur. 9 P.C. Minutes 4-16-02 Director Blumenfeld, in response to Commissioner Tucker's comment, stated that staff could provide a progress report if the Planning Commission so desires; and advised that if there were a problem, the matter could be set for hearing and the CUP reviewed for modification or revocation. Commissioner Tucker reiterated his concern with traffic, suggesting that the vehicles only be permitted to exit in one direction. MOTION by Commissioner Hoffman, seconded by Vice -Chairman Pizer, to APPROVE the applicant's request. The following roll call vote reflected approval of the applicant's request: AYES: Hoffman, Kersenboom, Perrotti, Pizer NOES: Tucker ABSTAIN: None ABSENT: None 10. CUP 02-3 -- Conditional Use Permit amendment to allow on -sale general alcohol at 142 Pacific Coast Highway, The Pitcher House. Staff Recommended Action: To approve said request. City Planner Schubach stated that from July 1997 through April 2002, there have only been two noise complaints from the music at this establishment and one complaint regarding loud individuals reported to the Police Department; advised that the applicant is requesting to only change the type of alcohol that will be served at this establishment. Responding to Chairman Perrotti, he noted that this building does have air conditioning, but that it's not adequate for the size of the building; advised that the windows are not open when there is live entertainment; and pointed out that one of the conditions for approval is to require that an adequate air conditioning system be installed to enable the business to close doors and windows during live entertainment activities. Gary Cullen, owner/operator of the Pitcher House, advised that this business has been at this location for the past 52 and a half years; stated that he has been the owner of this business for the past 6 and a half years; and explained that there is an air conditioning unit above the stage with a fan blowing the cool air into the bar area. Mr. Cullen stated that there are no windows on the north side of the building facing the residents; advised that the door is kept closed on the north side of the building; and mentioned that live music is played three nights a week, from 9:00 P.M. to 10:30 P.M. on Thursday nights and from 9:00 P.M. to 1:15 A.M. on Friday and Saturday nights; and pointed out that occasionally, there is live entertainment on Sundays. Mr. Cullen noted his interest in being a good neighbor; advised that if something goes wrong, he deals with the problem immediately; and stated that because he is not able to sell mixed drinks, he is experiencing a reduction in business. Commissioner Kersenboom stated that the applicant should abide by the City's code and that an adequate sized air conditioning unit should be provided. 10 P.C. Minutes 4-16-02 Mr. Cullen expressed his belief that his facility is adequately cooled, but stated that he would install a larger unit if required. He added that on the weekends, he has at least four doormen and two managers in the bar. Bill Bastion, owner of Patrick Malloys, stated that he supports the applicant's request and noted that he should be afforded the same opportunity to compete with similar businesses in the area. Ian Fortuti, soundman for the bar, stated that the bands are instructed when they need to lower the volume of their music. Pat Irwin, south Hermosa Beach resident, expressed his support of the applicant's request There being no further input, Chairman Perrotti closed the public hearing. Commissioner Kersenboom stated that the applicant should conform to the conditions of approval and noted that he is in support of the request. Commissioner Tucker pointed out the limited number of complaints and highlighted his support of the applicant's request. Vice -Chairman Pizer noted that while he is opposed to expanding alcohol licensing, in this case there doesn't appear to be a high density of bars in this area as compared with that of lower Pier Avenue; expressed his belief that the applicant is losing potential business because of his limited sales of alcohol; and stated that it is time for this 52-year old business to change with the times. Commissioner Hoffman noted his concurrence with the Planning Commission's statements. Chairman Perrotti expressed his support for staff to determine whether there is sufficient air conditioning in this building to enable doors and windows to remain closed during periods of live entertainment and noted his support of the request. Commissioner Tucker suggested that the use of other systems be considered, such as a swamp cooler — noting his preference that a cooling system not be limited to an expensive system, but one that is adequate; and expressed his belief that the patrons will drive the comfort zone inside the building. Responding to Commissioner Hoffman's inquiry, Director Blumenfeld stated that Condition No. 5 requires that an adequately sized air conditioning system be installed to enable the owner to keep doors and windows closed during periods of live entertainment; and stated that staff would research an alternate cooling system, if that was the direction of Commission. Commissioner Hoffman noted that it would be in the best financial interest of the applicant to make his facility comfortable for his patrons. Director Blumenfeld suggested that Condition No. 5 be amended to reflect that an air conditioning system or alternate cooling system shall be installed to adequately condition the entire building prior to any entertainment activity being conducted on the premises and to ensure that all doors and windows shall remain closed during entertainment activity. 11 P.C. Minutes 4-16-02 MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to APPROVE the applicant's request; and moved to include the amendment to the end of Condition No. 5 to enable doors and windows to remain closed during entertainment. This motion carried as reflected by the following roll call vote: AYES: Hoffman, Kersenboom, Perrotti, Pizer, Tucker NOES: None ABSTAIN: None ABSENT: None II; ARING(SI 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 (continued from February 19 and March 19, 2002 meetings). Staff Recommended Action: To approve said request. City Planner Schubach noted that the revised plan reflects a reduction in density from 4 units to 2 units and includes a 250-square-foot expansion, which the code will permit; and explained that one parking space will be available for each of the two units. He noted for Commissioner Tucker that the stairway is located on the north side in the side yard; that if the stairway were to be replaced, it would have to conform with the City's zoning code for noncombustible materials, but that it is otherwise permitted to be there as it currently stands. City Planner Schubach explained for Chairman Perrotti that there is 100 square feet of countable open space up on the roof, noted for Vice -Chairman Pizer that if this were a new building, the north stairway would not be permitted. Charles Reinagel, applicant, stated that his family will live in this house; stated that with considerable expense, he has improved the aesthetics of this property with landscaping and upgraded the real estate; and noted that he is working towards getting this property closer into conformance with the City's code for density along the Strand. Mr. Reinagel noted for Vice -Chairman Pizer that he is willing to investigate a feasible way of eliminating the north stairway; and noted the difficulty of relocating the stairway due to a lawsuit between he and his neighbor over a 50-foot long by 3-foot wide easement area. Patricia Cochlan, 808 The Strand, commented on the legal restrictive easement that she had sued Mr. Reinagel over -- pointing out that she had taken care of the land between the two stairways for 22 years; and she questioned where the proposed 250 square feet will be placed. City Planner Schubach advised that the 250 square feet is up on the top westerly level, towards the lront of the building; and stated that the spiral staircase will be located inside the building. 12 P.C. Minutes 4-16-02 Ms. Cochlan requested that she be able to look at the plans for this site; and noted her opposition to any construction that will obstruct her view, daylight to her home, and climate. There being no further input, Chairman Perrotti closed the public hearing. Commissioner Tucker commented on the proposal for lower density and noted his support for the applicant's request. MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to APPROVE the applicant's request. This motion carried as reflected by the following roll call vote: AYES: Hoffman, Kersenboom, Perrotti, Pizer, Tucker NOES: None ABSTAIN: None ABSENT: None 12. TEXT 02-4 -- Special study regarding standards for mixed use development (continued from March 19, 2002 meeting). Staff Recommended Action: To set the matter for public hearing. Director Blumenfeld highlighted the comments he had received from the Planning Commission, such as their input that lower Pier Avenue was not initially thought to be a good candidate for the mixed use zone because the residential use might be in conflict with the late night activity of the downtown; that it ought to be located elsewhere in the commercial zones; stated that the majority of the Planning Commission believed that live/work ought to be a component of this program; that it should occur in the M zone; that it was felt there ought to be an overlay zone that could be applied to the commercial and manufacturing zones; that most felt that nonpermitted uses and permitted uses should be identified as part of this ordinance in order to minimize potential conflicts; that it was felt the City should follow the R-3 residential standards as a guideline for residential development; and that it was felt that there should be no shared parking, that each use should have its own full compliment of parking in order to avoid the kinds of conflicts that arose with the last consideration of a mixed use project on Hermosa Avenue. Director Blumenfeld noted that staff has incorporated the recommendations with standards that address the following: that the ground floor should be primarily designated for commercial parking uses; that residential areas should be located above the ground floor; that based upon the Planning Commission's comments, staff is suggesting that the residential use be limited on the ground floor to no more than 25 percent of the ground floor area (access/corridors to residential); and that the commercial portion of the building would be subject to the development standards of the commercial zoning in which it is located. He noted that staff is also suggesting that there be specific standards for noise, security, and lighting; that with regard to noise, he suggested that commercial uses be sound -proofed; that hours of operation for the commercial uses be severely restricted so that it doesn't become a pre- destined code enforcement problem for the new residential uses that will be developed; that the entrances for the residential areas be separate and secured from the commercial uses; that the 13 P.C. Minutes 4-16-02 parking areas be similarly separated; that lighting be developed so that the outdoor lighting doesn't become a nuisance for the residential areas; that signing security and lighting for the business be strictly controlled. Director Blumenfeld also suggested that no drive -through facilities be permitted; that pet stores and animal hospitals be prohibited; that no motor vehicle or equipment sales or service be a part of this use; that adult business not be permitted; that all game and arcade type facilities be prohibited; and that motels/hotels be prohibited. He advised that staff will come back to the Planning Commission with a draft text amendment to reflect these changes. Vice -Chairman Pizer noted his support for shared guest. parking where the living space is directly above the commercial space and it's the same occupant for both applications. Commissioner Tucker questioned if the list of exclusions should include restaurants and cafes unless they can park their patrons without a problem. Director Blumenfeld explained that a restaurant is distinguished from a snack shop in that the restaurant has a grill and a hood and that a snack shop does not; and indicated a restaurant would present nuisance problems for residential above and that it would be a good use to place on the exclusion list. Commissioner Tucker noted his preference to have the open space on the street frontage and that the signage be more restrictive. The Planning Commission was in agreement to set some R-3 minimum standards and to increase the residential unit sizes. In response to the Planning Commission's suggestion, Director Blumenfeld stated that staff will provide examples of some larger projects and that the Planning Commission will be able to see how the parking on a project can dictate its form and design; and that some schematic conceptual drawings will be presented to the Planning Commission. 13. STAFF ITEMS None. 14. COMMISSIONER ITE Vice -Chairman Pizer commented on the reduction of permit revenues as compared to those revenues from last year. Director Blumenfeld stated that more permit applications are starting to increase again and commented on the permit revenues and the link to the economy. Director Blumenfeld provided a status report on the anticipated completion of the City Hall construction project; and noted that the construction manager has stated that they are approximately 30 days behind schedule and that they should be back to City Hall by the end of June 2002. 14 P.C. Minutes 4-16-02 Director Blumenfeld noted for Commissioner Tucker that the Economic Enhancement Commission report is being presented to the City Council this coming Tuesday. 15. ADJOURNMENT RNMBNT MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, for adjournment at 10:40 P.M. There being no objection, it was 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 April 16, 2002. 411`1�t',�- . .......... Sam Perrotti, Chairman Date ; Al 15 P.C. Minutes 4-16-02