Loading...
HomeMy WebLinkAbout2002-06-18 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON JUNE 18, 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 Hoffman led the Pledge of Allegiance. ROLL CALL Present: Commissioners Hoffman, Kersenboom, Pizer, Tucker, and Chairman Perrotti Absent: None Also Present: Sol Blumenfeld, Community Development Director Denise Bothe, Recording Secretary w MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to APPROVE the May 21, 2002, Minutes as submitted. Hearing no objection, Chairman Perrotti so ordered. MOTION by Commissioner Hoffman, seconded by Commissioner Kersenboom, to APPROVE Resolution Nos. P.C. 02-22, P.C. 02-23, P.C. 02-24, and P.C. 02-25. Hearing no objection, Chairman Perrotti so ordered. 6. ORAL d'WRITTEN COMMUNICATIONS None. PUBLIC HEARINGS 7. CUP 02-1 -- Conditional Use Permit, Precise Development Plan, Vesting Tentative Tract Map for four -unit condominium at 210 10th Street. Staff Recommended Action: To approve said request. While passing on to the Planning Commission a rendering of the proposed project, Director Blumenfeld explained that this project consists of two separate two-story units, four total; that the units are stacked above the basement level; that each unit contains four bedrooms, three baths and a half bath; and that the buildings have garages at the front of the units. Director Blumenfeld advised that the two on -street parking spaces that will be removed with the development will be required to be replaced as part of the complimentive parking for the project. He added that the project is consistent with the development requirements in this zone, with a slight variation of lot coverage that can be easily resolved -- noting that the allowable lot coverage is 65 percent and that there currently is 66 percent lot coverage. Commissioner Tucker expressed his preference that the front elevation have some additional articulations than what is being proposed. P.C. Minutes 06-18-02 3 Director Blumenfeld commented on staff's initial comments with regard to what they believe is some interesting geometry to the building, some circular elements and some offsets virtually on every elevation; but added that if the Planning Commission chooses, an additional condition could be created. Commissioner Hoffman suggested that additional landscaping be placed between the two driveways. Director Blumenfeld explained that the Coastal Commission is encouraging more landscaped areas versus large cement pads in order for water to percolate into the soil; and stated that the requirement of additional landscaping would be consistent with the Coastal Commission's interest in this regard. Chairman Perrotti opened the public hearing. Cheryl Vargo, representing the applicant, explained that the building side facing Manhattan Avenue on the west elevation has a variation that is not a straight facade from the sidewalk level all the way up; that the second -floor living area is set back from the first -floor living area; that more setback is created by the decks; and expressed her belief that the overall building does have modulation. Ms. Vargo stated that she would be amenable to additional landscaping in the middle of the driveway to break up the mass of the concrete; and she stated that the applicant concurs with the conditions of approval. Ms. Vargo noted for Commissioner Tucker that an additional planter could be added near the stairs at the back of the property. There being no further input, Chairman Perrotti closed the public hearing. MOTION by Chairman Perrotti, seconded by Vice -Chair Pizer, to APPROVE staff's recommendation; and moved to add that landscaping shall be provided in all available yard areas and in the driveway planter and planters along Bayview. Motion carried as follows: AYES: Hoffman, Kersenboom, Pizer, Tucker, Chairman Perrotti NOES: None ABSTAIN: None ABSENT: None 8. Parking Plan 02-4 -- to allow an artist warehouse and office and a 405-square-foot mezzanine addition without additional parking at 717 Valley Drive, #132. Staff Recommended Action: To approve said request. Director Blumenfeld explained that this site is located within an existing industrial space; that it is approximately 14,500 square feet; that the parking is non -conforming with the current requirement in the M zone; expressed staff's belief that because of the unique nature of this artist use, it would be unfair to consider it either as a commercial use or light -manufacturing use; and that staff believes it is a complimentary use with the other businesses in this area and that this is a good way to stimulate investment in this area, Director Blumenfeld stated that it would be appropriate to use a parking plan to consider this situation; explained that staff is suggesting that the Planning Commission consider this use in terms of the various uses that P.C. Minutes 06-18-02 will be maintained in the business location rather than just simply considering it as light - manufacturing or exclusive retail use; and suggested that this use be considered as a warehouse use as opposed to manufacturing because it will tend to operate in that manner -- pointing out that the resulting difference will be that there is no increase in parking demand, which staff believes is a more equitable way to handle this use. Director Blumenfeld stated that staff is recommending that the Planning Commission consider this alternate method of calculating parking based on the various uses; that it be considered as a warehouse and office use; and that there be no additional parking requirement. In response to Chairman Perrotti's inquiry, Director Blumenfeld stated that as a condition of approval, if the Planning Commission determines this use to be a warehouse use, the owner and tenant will be required to file a covenant indicating that the use will be operated as a warehouse; that if the use transitions, the owner will either need to provide additional parking or the owner will need to remove the mezzanine space and return the square footage to its original configuration. Director Blumenfeld pointed out that this matter is only parking the additional mezzanine space. Chairman Perrotti opened the public hearing. Richard Chalker, 17 20th Street, Hermosa Beach, applicant, commented on his intent to use this facility for his wife's oil painting activities and his photography activities; explained that he has given some consideration to possibly using this space with a slight variation for displaying a small variety of artistic endeavors and to possibly display and exhibit artworks of other local artists; and he pointed out that he has no interest in operating a business out of this facility. He noted for the Planning Commission that he would store the paints, possibly sculptures, and that the bottom floor will primarily be used for creating and displaying the artwork, a combination work/display area. There being no further input, Chairman Perrotti closed the public hearing. Commissioner Tucker noted his preference that if this is going to be an artist studio, that the amount of things that are made in there should be limited to one or two items of a kind; and that when this usage ceases, that it revert back to its original space. Director Blumenfeld explained for the Planning Commission that the draft covenant given to the applicant states that the use at this facility should be for the proposed purpose; that should the use change, that the parking plan will be revisited, that the mezzanine space will have to be removed and that the facility will have to be converted back to its original square footage. Vice -Chairman Pizer requested that the resolution reflect that the artist studio/warehouse is for storage and display. MOTION by Commissioner Kersenboom, seconded by Vice -Chair Pizer, to CONCUR with staff's recommendation; and moved to amend the language in the resolution to reflect that the warehouse will be for storage and display. Motion carried as follows: AYES: Hoffman, Kersenboom, Pizer, Tucker, Chairman Perrotti NOES: None ABSTAIN: None ABSENT: None 3 P.C. Minutes 06-18-02 Hearing(s) 9. NR 02-5 -- Addition and remodel of an existing nonconforming single-family residence resulting in a greater than 50% increase in valuation at 2716 Hermosa Avenue (Continued from 5/21/02 meeting). Staff Recommended Action: To continue to July 16, 2002 meeting. Director Blumenfeld advised that the applicant has requested that this matter be continued to the July 16, 2002, meeting to enable the applicant to complete some significant revisions that are required on the plans. MOTION by Commissioner Hoffman, seconded by Commissioner Kersenboom, to CONCUR with staff's recommendation. Motion carried as follows: AYES: Hoffman, Kersenboom, Pizer, Tucker, Chairman Perrotti NOES: None ABSTAIN: None ABSENT: None 10. NR 02-7 -- Addition and remodel to an existing nonconforming single-family dwelling resulting in a greater than 50% increase in valuation at 420 29th Street. Staff Recommended Action: To continue to July 16, 2002 meeting.. Director Blumenfeld advised that the applicant has requested that this matter be continued to the July 16, 2002, meeting to enable the applicant to complete some significant changes in order to meet the requirements of the Zoning Ordinance. MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to CONCUR with staff's recommendation. Motion carried as follows: AYES: Hoffman, Kersenboom, Pizer, Tucker, Chairman Perrotti NOES: None ABSTAIN: None ABSENT: None 11. Staff Items a. Wireless Facilities Director Blumenfeld advised that the Planning Commission had been provided a sample of the RF evaluation form that is typically submitted for a wireless facility; explained that staff is currently setting up a system to log and track each one of these facilities; and mentioned that there is an annual review of each facility. Director Blumenfeld noted for Commissioner Tucker that this RF form does take into consideration an existing wireless facility already on the property; explained that the City Attorney is currently reviewing an application for an antenna facility to be placed on a utility 4 P.C. Minutes 06-18-02 pole; and commented on the ever -changing technology and the decreasing size of these facilities creating difficulty in determining where these facilities can be lawfully installed.. Commissioner Tucker noted his preference that these facilities be limited in a certain zone. Vice -Chair Pizer briefly commented on the poor cell phone coverage in Hermosa Beach. b. Appeal of Director's decision regarding height calculation at 702 Marlita Place. Director Blumenfeld explained the justification for using the convex slope as the basis for calculating the building height on this property; advised that the code allows the calculation of height from the corner point elevations based upon taking into consideration significant variations in grade; and it also allows for a detailed examination of the lot with a survey at 2- foot intervals, which may demonstrate that there is a convex slope. He further explained that a convex slope allows the City to use an alternate point for measuring height. Highlighting the attached survey, Director Blumenfeld stated that there is a sloping grade at the rear portion of the lot and the breakpoint of the slope -- reflects the fact that there is a convex form to the lot. Director Blumenfeld stated that the surrounding area is relatively flat; explained that anything that gets built on this lot with two stories will tend to have some view obstruction to some of those properties; and that without this method of calculating with the convex slope, it is almost impossible to build two complete stories on that lot without significantly depressing a portion of the building. He highlighted staff's recommendation for the Planning Commission to consider the alternate methods and take into consideration that this is a convex slope; and pointed out that an adjacent property was also considered on this same basis. Director Blumenfeld noted for Vice -Chair Perrotti that staff believes the survey justifies that this is a convex slope. Larry Peha, 67 14th Street, Hermosa Beach, project architect, explained that this lot is relatively flat for 123 feet, that it then drops a little over 10 feet for the last 17 feet, which means that the majority of the lot is basically flat except for the last portion, thus dragging the height limit down. He stated that it is not uncommon to use this method for calculations; and pointed out that just two doors down, there is virtually an identical project to what is being proposed this evening. He added that if the applicant were required to use the property corner points for calculation, it would require a tremendous amount of grading to put a two-story structure on this property; and expressed his belief that an approval of this request would be consistent with what has occurred on this street in the past. MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to permit the applicant to use the convex slope methodology. Motion carried as follows: AYES: Hoffman, Kersenboom, Pizer, Tucker, Chairman Perrotti NOES: None ABSTAIN: None ABSENT: None C. Rotation of Chairman and Vice -Chairman (July 2, 2002 to March 3, 2003) Director Blumenfeld briefly commented on the Planning Commission's request to annually P.C. Minutes 06-18-02 rotate the position of the Planning Commission Chair and Vice -Chair -- pointing out that Mr. Pizer will now serve as the Planning Commission Chairman and Mr. Hoffman will now serve as the Planning Commission Vice -Chairman. No objections were noted. Chairman Perrotti expressed his pleasure in serving as the Planning Commission Chairman. On behalf of the Planning Commission and staff, Commissioner Tucker thanked and commended Chairman Perrotti for his service as Chairman. 13. Commissioner Items In- response to Commissioner Tucker's inquiry with regard to the status of the Economic Enhancement Commission's report to City Council, Director Blumenfeld advised that he will have to research the matter and report back to the Planning Commission at a later time. Director Blumenfeld noted for Commissioner Tucker that the sandwich/A-frame sign matter will soon be referred to City Council for consideration. Director Blumenfeld stated for Commissioner Tucker that the Public Works Department will be advised of the complaints with grease coming from the sewers as a result of restaurant operations and that retrofitting the restaurant sinks will be discussed. 14. Adjournment MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, for adjournment at 8:23 P.M. Chairman Perrotti so ordered. CERTIFICATION I hereby certify that the foregoing Minutes are a true and complete record of the action taken by the Planing Commission of Hermosa Beach at the regularly scheduled meeting of June 18, 2002. Sam Perrotti, Chairman Sol. Blumen Id, Secretary ate P.C. Minutes 06-18-02