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HomeMy WebLinkAbout2002-07-16 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON JULY 16, 2002, 7:00 P.M. AT THE HERMOSA BEACH COMMUNITY CENTER, ROOM 4 The meeting was called to order by Chairman Pizer. Commissioner Perrotti led the Pledge of Allegiance. ROLL CALL Present: Commissioners Kersenboom, Perrotti, Tucker, and Chairman Pizer Absent: Commissioner Hoffman Also Present: Sol Blumenfeld, Community Development Director Michael Schubach, City Planner Denise Bothe, Recording Secretary MOTION by Commissioner Tucker, seconded by Commissioner Kersenboom, to APPROVE the June 18, 2002, Minutes as submitted. Hearing no objection, Chairman Pizer so ordered. MOTION by Commissioner Perrotti, seconded by Commissioner Tucker, to APPROVE Resolution P.C., 02-26 approving a Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 26742 for a four -unit condominium, at 210 1'0th Street and Resolution P.C. 02-27, approving a Parking Plan to allow an artist warehouse and a 405- square- foot mezzanine addition for an office without additional parking at 717 Valley Drive, Unit B-2. 5. Items For Consideration ORAL / WRITTEN COMMUNICATIONS JerryComp 1200 Artesia Boulevard. Suite 30t0, requested clarification with regard to what the requirements are for trellis coverage in the R-1 zone. Director Blumenfeld explained that the Planning Commission had addressed the trellis coverage issue in the past; stated that the majority of the Planning Commission had felt at that time that 50 percent open space meant that not more than 50 percent of that area would qualify as open space, area that is not covered; and that it was the Planning Commission's preference that staff shouldn't get involved in trying to calculate the space between the beams and structural framing. Mr. Compton urged that all staff be advised of this clarification — noting that he was asked by staff to remove some of the permitted trellis. Director Blumenfeld explained that the Zoning Ordinance needs to be updated with most recent Planning Commission's direction; advised that he will review the Planning Commission's disposition in regard to this matter and report back to the Planning Commission at the next meeting in the form of a text amendment; and that he will confer with staff and with Mr. Compton following clarification of that disposition. Planning Commission Minutes July 16, 2002 PUBLIC HEARINGS 7. PARK 02-5 -- Parking Plan to allow a 1,500-square-foot addition for storage/warehouse purposes, and a storage loft, with less than required parking at 134 Pacific Coast Highway, Okell's Fireplace. Staff recommended Action: To direct staff as deemed appropriate. Director Blumenfeld stated that the applicant is requesting an expansion of Okell's Fireplace shop, which is adjacent to the Pitcher House; advised that these two businesses share a common parking area; and that the shared parking is one of the subjects of this request. Director Blumenfeld explained that the parking is available to Okell's during the day; that the parking is available to the Pitcher House in the evening — pointing out that Pitcher House primarily operates during the evening hours while Okell's operates during daytime hours. He mentioned that the storage area behind the building is already in use and that the owner is simply trying to reorganize the space to make it more efficient; and that the applicant will then take an upper story area and convert that to usable storage space. He stated that the issues before the Planning Commission with respect to the Parking Plan relate to the desire of the applicant to provide no additional parking and the question of whether or not the additional area can be considered storage — pointing out that the parking requirement for storage areas require less spaces than that for retail use. He stated that there are currently 7 parking spaces; and that what's being proposed is one additional parking space, ultimately providing a total of 8 spaces that would be restriped in the current parking area. Director Blumenfeld advised that the Planning Commission is able to consider reduced parking demands when there is a unique condition that relates to the use or the users of the facility; and that the Planning Commission could consider parking relative to the manufacturing use as a storage area, which is the other area under consideration-- pointing out that if this area was considered as storage, it would require one space per thousand square feet as opposed to one space per 250 square feet for retail use. He advised that the applicant has investigated other areas for supplying parking in order to satisfy the parking demand for the 6 additional spaces that would normally be required with this expansion, but that the applicant has not been able to find an area that is nearby that could qualify for the additional parking. Director Blumenfeld stated that there isn't any other additional parking on site; that staff has been unsuccessful in their attempts to reconfigure the parking to increase the parking supply beyond the eight spaces shown on the plan. Director Blumenfeld stated that if the Planning Commission wants to approve this Parking Plan, staff would, recommend closure of the rear gate to eliminate outdoor storage; that the applicant prepare and submit a landscape plan for the parking area, showing adequate tree planting — noting that staff is suggesting a minimum of four trees given the amount of planting near the back fence; that the applicant erect parking signs to direct customers to the rear parking area; that the parking be designated for Okell's and Pitcher House customers, with no assigned spaces to either of these businesses; that the property owner record a covenant for the 1,500- square-foot expansion; and that the access area that is directly behind the rear parking area be made more accessible, that there be some entrance made from the parking area to the shop for the customers. Commissioner Kersenboom questioned what the height of the attic is from floor to ceiling. 2 Planning Commission Minutes July 16, 2002 In response, Director Blumenfeld stated that it is 7 feet; and stated that this space would have to be a minimum of 7 feet to qualify for useable space, but that he will research the Building Code and report back to the Planning Commission. Commissioner Tucker stated that the attic space should only be used for storage and not for any office use. Chairman Pizer opened the public hearing. Richard DiGeor io owner of Okell's, explained that this business currently has inadequate storage facilities; advised that the expansion will take place between Verizon and the Pitcher House; that it will not extend any further back to the Pitcher House; and that it will be the same height of the Pitcher House. Mr. DiGeorgio stated that a traffic study was performed for this business; and that it concluded that this business does not generate a lot of traffic and that the current parking facilities are adequate for this business. He explained that the increased storage will result in fewer deliveries; and mentioned that the hours of operation are 9:00 A.M. to 5:30 P.M., Monday through Saturday, and 12:00 P.M. to 4:00 P.M. on Sunday. He added that a walkway will be placed at the back entrance into the showroom. Commissioner Tucker noted his concern that the expansion will increase trucking operations at this site. Neil Sin leton. former owner of Okell's, explained that he had offsite warehousing in the past for this business but that it was not efficient for business operations and that it was cost -prohibitive; stated that there is no intent to add any additional showroom, that the applicant is attempting to make storage and warehousing operations run more efficiently; and expressed his belief that the additional storage will create fewer truck trips and a more efficiently run business. There being no further input, Chairman Pizer closed the public hearing. Commissioner Tucker noted his preference that customers not enter through the lower storage area and that an enclosed hallway/corridor be placed through that storage area from the back to the showroom; stated that the attic space should only be utilized for storage purposes; and that signage should be posted in the storage area to prohibit customer access. Commissioner Perrotti suggested that parking lot signage state operating hours for both businesses. MOTION by Commissioner Perrotti, seconded by Commissioner Kersenboom, to APPROVE the applicant's request for PARK 02-5, Parking Plan to allow a 1,500-square-foot addition for storage/warehouse purposed, and a storage loft, with less than required parking at 134 Pacific Coast Highway, Okell's Fireplace; and that the following items be included in the Conditions of Approval: that the interior hallway/corridor from the parking area to the retail area display a sign to limit customer access; that the operating hours of both businesses be included on parking lot signage; that clarification be provided as to whether it would be permissible to limit the height of the attic (from floor to ceiling) to 7 feet, to be used for storage purposes only; that the rear gate remain closed; that the applicant prepare and submit a landscape plan for the parking area, showing adequate tree planting and a minimum of four trees; that parking signs be erected to direct customers to the rear parking; that the parking be designated for Okell's and Pitcher House customers, with no assigned spaces to either business; that the property owner record a covenant for the 1500-square-foot expansion; and that the access area which is directly behind Planning Commission Minutes July 16, 2002 the rear parking area be made more accessible to the customers into the shop. Director Blumenfeld stated that he will investigate the Building Code with respect to the height limitations for the attic; that he will bring that information back to the Planning Commission at its next meeting under Agenda Item No. 5, Items for Consideration, and that the applicant will be apprised of the height limitation. Motion carried as follows: AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Hoffman 8. CON 02-2/PDP 02-4 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 26262 for a three -unit condominium at 300 Hermosa Avenue. Staff Recommended Action: To continue to August 20, 2002 meeting. City Planner Schubach noted staff's recommendation to continue this matter due to two significant modifications that will be necessary for this proposed project to meet code. He explained that the two issues of concern are open space and side -yard setback. City Planner Schubach noted that he recently learned that the applicant is now proposing only one door on the side yard, so that it would now resolve/eliminate the requirement that the side yard be increased to 6 feet from 4 feet. Chairman Pizer opened the public hearing. Jer Compton, 1200 Artesia Boulevard Suite 300 proiect architect, noted his belief that if one does not have to step up more than 3 steps onto the deck from the living space, then it's not considered a roof deck, that there should be no more than 24 inches in height between a living space and the deck area; and he requested clarification on this issue. Director Blumenfeld expressed his belief that it is 3 steps, but that he will investigate the matter and report back to the Planning Commission and Mr. Compton. Pointing out that this matter was recommended to be continued to the August 20, 2002 meeting, Commissioner Tucker noted that he is not prepared to discuss this issue this evening and that this issue should be continued to the next Planning Commission meeting. Chairman Pizer closed the public hearing. MOTION by Commissioner Kersenboom, seconded by Commissioner Tucker, to CONTINUE this matter to the August 20, 2002 meeting. Motion carried as follows: AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Commissioner Hoffman 4 Planning Commission Minutes July 16, 2002 9. CON 02-3/PDP 02-5 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 26749 for a two -unit condominium at 301 Manhattan Avenue / 302 Palm Drive. Staff Recomme0ded Action: To approve said request. City Planner Schubach stated that several minor issues need to resolved, such as the driveway slope — believing that it might exceed 12.5 percent; that the eaves encroach too far into the side yards and that they should be reduced in size. He noted that the applicant is proposing 5 percent below the maximum lot coverage allowed by code. Chairman Pizer opened the public hearing. David DeShiell 59 151h Street Hermosa Beach, noted for Commissioner Perrotti that the eaves will be adjusted to conform to code. Cindy Cooper ro`ect architect 936 Hermosa Avenue Hermosa Beach, stated that the encroachment of the eaves can be easily remedied; and clarified that she mistakeningly left the elevation of the garage off the calculation — pointing out that it does not exceed 12.5 percent. There being no further input, Chairman Pizer closed the public hearing. Commissioner Tucker expressed his preference that riglets be utilized to break up the large expanse of the stucco on the side of the building. Director Blumenfeld stated that a condition will be added to the resolution for the stucco riglets on the side of the building. MOTION by Commissioner Kersenboom, seconded by Commissioner Tucker, to APPROVE CON 02-3/PDP 02-5 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 26749 for a two -unit condominium at 301 Manhattan Avenue / 302 Palm Drive; and moved that the large mass of the stucco on the side of the building be broken up with the use of riglets. Motion carried as follows: AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Hoffman HEARING(S) 10. 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 May 21 and June 18, 2002 meetings). Staff Recommended Action: To continue to August 20, 2002 meeting. City Planner Schubach stated that another month is needed to finalize the plans for this proposal. Planning Commission Minutes July 16, 2002 MOTION by Commissioner Kersenboom, seconded by Commissioner Tucker, to CONTINUE this matter to the August 20, 2002 meeting. Motion carried as follows: AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Hoffman 11. NR 02-7 -- Addition and remodel to an existing non -conforming single-family dwelling resulting in a greater than 50% increase in valuation at 420 29th Street (continued from June 18, 2002 meeting). Staff Recommended Action: To approve said request. City Planner Schubach stated that the applicant has recently decided to move the parking further underneath the house, which will create an adequately sized garage and guest parking space; and that with the exception of trimming some of the excess overhang off, the entire house meets the zoning code. City Planner Schubach stated that the applicant wants to add a second story in the future. Director Blumenfeld suggested that the Planning Commission table or continue this matter to ensure that the applicant maintains an active application and does not have to reapply„ and that staff will ask the applicant to submit a letter to withdraw the application or to pick up where they left off with the conformance issue. City Planner Schubach explained for Commissioner Tucker that the applicant is pushing the garage back the full amount; that the applicant will then gain a full 9-foot-by-22-foot parallel space; and that the total distance will be 24 feet of turnaround, that it will be unobstructed. MOTION by Commissioner Perrotti, seconded by Commissioner Kersenboom, to CONTINUE this matter to the August 20, 2002 meeting. Motion carried as follows: AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Hoffman 12. NR 02-8 -- Remodel and expansion to an existing two-story dwelling, resulting in a greater than 50% increase in valuation and exceeding 80% or more in exterior wall removal at 2408 Hermosa Avenue. Staff Recommended Action: To tentatively approve said request and continue the matter to the August 20, 2002 meeting for the applicant to submit required topographical map for maximum height determination. City Planner Schubach briefly noted the applicant's request to continue this matter. MOTION by Commissioner Kersenboom, seconded by Commissioner Perrotti, to CONTINUE this matter to the August 20, 2002 meeting. Motion carried as follows: 6 Planning Commission Minutes July 16, 2002 AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Hoffman 13. TEXT 02-4 -- Special study regarding standards for mixed -use development (continued from March 19 and April 16, 2002 meetings). Staff Recommended Action: 1) Direct staff on extent of commercial areas to allow mixed -use development. 2) Direct staff to proceed with the text amendment, and begin the process for environmental review and a General Plan Amendment. 3) Provide the City Council with memorandum providing project status and summarizing Commission recommendations to date. Director Blumenfeld stated that it was the Planning Commission's direction for staff to perform specific site studies to understand what the. development impacts would be if the City were to combine commercial and residential on the same lot; advised that most of the C-2, C-3, M zones and various lots throughout the City were studied — highlighting the various research analyses listed on the table (of record), such as 2-story structures, tuck -under parking, and setback requirements. Director Blumenfeld stated that if the mixed uses are limited to Zones C-1, C-2, and C-3, staff would ask for confirmation that the Planning Commission would want to exclude this type of use on lower Pier Avenue. He added that staff is prepared to develop very specific standards for noise attenuation using ASTM standards; and he noted that the analysis and estimates on the chart of maximum development on the sites indicate that mixed -use projects would not result in greater traffic and parking impacts than if these sites were maximized with exclusively commercial projects. He suggested that City Council provide input before continuing with drafting the text amendments. It was the consensus of the Planning Commission to not proceed on completing the text amendments until a report is prepared and submitted for City Council review. Director Blumenfeld noted for Commissioner Perrotti that the locations studied on the analysis are for purposes of example only. He added that staff is recommending that this amendment be subject to the standard reviews which afford the Planning Commission the site plan review component that it would need to consider case -by -case concems that arise. Commissioner Tucker stated that he would like for this body to meet on a separate evening with the Economic Enhancement Commission to discuss and formulate ideas for other areas to include in the mixed -use areas. Commissioner Perrotti commended staff for the work put into the analysis; and expressed his belief that if this concept gets adopted, it would assist the City with it Housing Element approvals. Director Blumenfeld clarified that the mixed use overlay zone would apply wherever there is commercial zoning, C-1, C-2, C-3, or potentially the M Zone — stating that the M zone hasn't been discussed in much detail — but that it would not apply in the R zone and not on Pier Avenue; that wherever Hermosa Avenue is located within the C-1 and C-2 zones, it would apply. MOTION by Commissioner Perrotti, seconded by Commissioner Kersenboom, that staff forward a report to City Council for their approval to amend the City's ordinance regarding standards for mixed -use development; that it would include to allow mixed use in the commercial/manufacturing areas as designated in the proposed text amendment — with the exception of a portion of Pier Planning Commission Minutes July 16, 2002 Avenue west of Hermosa Avenue; and that City Council be provided a memorandum explaining the work that the Planning Commission has done and to proceed with preparing the text amendment upon their approval; and to include the following suggestions by staff: 1) That the residential portion of a mixed -use development shall be subject to the development standards of the R-3 Zone; 2) That in addition to the requirements of the commercial zone, the following standards apply to the mixed -use development: a. The ground floor shall primarily be commercial and parking uses and living and sleeping areas for residential units shall be located above the ground floor. b. Residential use is limited to 25 percent of the ground floor area for the purpose of providing entry -exit areas, stairs and corridors, and shall not include primary living areas or sleeping rooms. c. Building frontage shall be used for commercial purposes with the exception of entry -exit corridors and stairs for accessing the residential units and/or for driveways to access parking. 3) Standards for Noise, Security, Lighting: a. Noise: residential uses shall be separate from commercial uses by sound- proofed floors and walls with minimum sound transmission rating as required for condominiums. Commercial uses: hours of operation shall be limited where appropriate so that residents are not exposed to offensive noise or activity. b. Security: separate and secured entrances for residences directly accessible to sidewalk and parking areas. c. Lighting: outdoor lighting and lighting for signs associated with commercial uses designed so as not to adversely impact residence. No flashing, blinking or high intensity lighting. Adequate lighting to illuminate parking areas and corridors to access parking and public sidewalk. 4) Limitation on Allowed Commercial Uses: permitted commercial uses within a mixed - use development shall be as permitted in the underlying commercial with the following exceptions that shall not be permitted: drive-throughs, pet stores and animal hospitals, motor vehicle and equipment sales/service, adult business. Commissioner Tucker suggested that a matrix or flow chart be created and provided to City Council to reflect the status of the work the Planning Commission has done thus far on related economic enhancement issues. 14. STAFF ITEMS (Item 14a was considered prior to Item 13) a. Appeal of Director's decision regarding small lot exception from R-1 open space requirements, to allow open space on decks rather than on the ground at 1110 2nd Street. Director Blumenfeld advised that the applicant has submitted a request for consideration of the above -mentioned property as a small lot — pointing out that if the property qualifies as a small lot, a less restrictive open space requirement would apply because of its small lot status; stated g Planning Commission Minutes July 16, 2002 that this lot is located between Pacific Coast Highway and Hollowell Avenue. He explained that lots under 2100 square feet qualify as small lots, but that City code provides that if a property is within 10 percent of the small lot requirement, it can also be considered a small lot, subject to Planning Commission review. Director Blumenfeld advised that the Planning Commission must base its determination upon any one of the following findings: that consideration of the lot size will achieve a consistent comparable amount of indoor living space with existing dwelling units in the immediate neighborhood; that it will allow design flexibility in the application of open space standards in conjunction with the remodeling and expansion of the existing structures; that allowing this provision would promote an innovative design which is otherwise consistent with the goals and intent of the open space and development standards in the R-1 Zone; and that it would allow one to address the unusual lot configuration/topography or other physical conditions compared with the surrounding lot and the development patterns. Director Blumenfeld advised that this lot is 2,240 square feet and falls within the 10 percent ratio; that the applicant is proposing 480 square feet of open space on a balcony and a deck adjacent to a kitchen and living room; and that the proposed residence would consist of two stories over a basement and will have 2,958 square feet of living area. He noted that the size of the project is consistent with many of the properties in the surrounding neighborhood, many of them two stories; and that the applicant is proposing to set back the garage to a conforming 17 feet — pointing out that many of the garages on this street are non -conforming. fern Sacks 200 Pier Avenue ro"ect architect, advised that the lot is 25 feet wide and less than 90 feet deep; and that it is the applicant's desire to keep this site consistent with the rest of the front -yard setbacks in the neighborhood, providing the open space on the decks off the living areas above. Mr. Sacks stated that the heightened wall at the back is designed to enhance the residents' privacy. MOTION by Commissioner Perrotti, seconded by Commissioner Kersenboom, to grant the applicant's appeal, and that based upon the findings in the staff analysis, this would qualify for the open space exception for small lots. Motion carried as follows: AYES: Kersenboom, Perrotti, Tucker, Pizer NOES: None ABSTAIN: None ABSENT: Hoffman ilk I a 0 -, � Director Blumenfeld explained that with approximately one more iteration, the City is hopeful that the proposed Housing Element will be approved. ' With regard to the City's LCP, Director Blumenfeld advised that City staff is meeting with Coastal Commission staff to address the Coastal Commission staff's disappointing and problematic comments in regard to the LCP; advised that staff will be summarizing after one more meeting with the Coast Commission staff some of the problems that staff has been confronted with or some of the inconsistencies for City Council consideration. He stated that following the City Council's disposition to some of the changes that have occurred in the draft LCP, staff will be submitting the final LCP back to the Coastal Commission sometime this Fall for consideration. 9 Planning Commission Minutes July 16, 2002 MOTION 'by Chairman Pizer, seconded by Commissioner Kersenboom, for adjournment at 8:47 P.M. No objection was noted. 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 July 16, 2002. Ron Pizer, Chairman Sol Blumenfeld Sa retary l,6J6 Date 10 Planning Commission Minutes July 1 &, 2002