HomeMy WebLinkAbout2000-04-18 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF
HERMOSA BEACH HELD ON APRIL 18, 2000, AT 7:00 P.M. IN THE
CITY HALL COUNCIL CHAMBERS
The meeting was called to order by Vice -Chair Pizer at 7:05 p.m.
Commissioner Hoffmanled the pledge of allegiance.
Roll Call
Present: Commissioners Hoffman, Ketz*, Schwartz, Vice -Chair Pizer
Absent: Chairman Perrotti
Also Present: Sol Blumenfeld, Community Development Director
Michael Schubach, City Planner
Diane Cleary, Recording Secretary
*Arrived at 8:35 p.m
CONSENT CALENDAR
The following items were pulled by staff:
Resolution P.C. 00-15.
Director Blumenfeld indicated that Sections 3 and 4 have been modified along with the hours of
operation being restricted from 7 a.m. to 11 p.m. with the outdoor patio area being restricted from 7
a.m. to 9 p.m.
Resolution P.C. 00-16.
Director Blumenfeld indicated that there have been revisions pertaining to the use, with the project
being referred to as a "condominium" being struck from the Resolution.
MOTION by Commissioner Hoffman, seconded by Commissioner Schwartz, to APPROVE the
remainder of the Consent Calendar.
AYES: Hoffman, Schwartz, Vice -Chair Pizer
NOES: None
ABSENT: Commissioner Ketz, Chairman Perrotti
ABSTAIN:: None
6. ORALfWRITTEN COMMUNICATIONS
None.
P.C. Minutes 04-18-00
PUBLIC HEARINGS
7. PDP 00-6 — PRECISE DEVELOPMENT PLAN TO CONSTRUCT A SEVENTY-
TWO (72) ROOM HOTEL, AND ADOPTION OF AN ENVIRONMENTAL
NEGATIVE DECLARATION AT 1514 —1550 PACIFIC COAST HIGHWAY AND
815 15TH STREET.
Staff Recommended Action: To approve said request.
Director Blumenfeld summarized the staff report. He described the project and indicated that it
requires a Precise Development Plan and is located in the S.P.A. 8 zone. He indicated that a traffic
study has been prepared which concluded that the project would result in a minor and less than
significant impact on the levels of service of nearby intersections, and includes some traffic
mitigation measures which include restricting exiting to right turn only and parking prohibited on
Pacific Coast Highway for 40 feet south of the entrance. He also indicated that the City has
recommended a Mitigated Negative Declaration for the project based upon the project's initial study
and technical studies. He also indicated that project construction will require shoring adjacent the
property line, consistent with construction practice in the area.
He said that the project is consistent with the C-3 zone and S.P.A. zone, and hotels are permitted by
right in the C-3 zone and by reference in the S.P.A. zone. He stated that the project conforms to all
the other zoning requirements including height, setback, parking and landscaping at the second tier
level of the S.P.A. zone. He also reviewed the height calculations and concluded that the project is
well -designed containing changes in building elevations, generous setbacks, articulated facades
with building offsets along the building face, and ample lobby space with a two-story ceiling height
and a fireplace. He also pointed out that the use would generate increased City revenues including
increased property tax, sales tax and approximately $200,000 added transient occupancy tax. He
pointed out a correction to Condition #3 on page 5 that the reference should be to S.P.A. 8 rather
than S.P.A. 7. He also said that the use is appropriate to the zone and staff is recommending
approval of the project.
In response to Commissioner Hoffman, Director Blumenfeld stated there is a standard condition
which states height will be addressed at building plan check. He further said that the mansard roof
would elevate the height at the eastern most edge of the property, but that the project is within the
allowable height limit.
In response to Commissioner Schwartz, Director Blumenfeld stated there is not a passenger drop off
provided adjacent to the lobby for convenience and to facilitate queuing. He said, however, there is
an area immediately abutting the lobby which could be designed to accommodate a drop off.
Commissioner Schwartz pointed out that since there is potentially a lot of congestion and activity at
the entrance to the hotel, she said there is an area that could be used for loading. She expressed
concern with parking immediately abutting which could create congestion and exacerbate queuing
onto Pacific Coast Highway.
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Director Blumenfeld suggested that the owner could be required to manage the circulation and
parking through signage or valet service during peak periods.
In response to Commissioner Schwartz, Director Blumenfeld stated that the trash would be serviced
with a truck entering at the driveway to access the dumpster. He further suggested that other
deliveries could be restricted to early morning.
In response to Commissioner Hoffman, Director Blumenfeld suggested that red curbing and signs
would precluded guests from stopping in the driveway and that guests registering pull into a
designated loading areas.
Commissioner Schwartz expressed concern with traffic making a left turn into the site. Director
Blumenfeld suggested that the owner could post a sign on the site indicating turning restrictions.
He further said that Cal Trans would prefer not having any medians or restrictions, in the right of
way which could restrict the flow of traffic. He suggested that Cal Trans could be contacted to
determine if it is possible to add a restriction that would prohibit left turning movements onto the
site.
In response to Vice -Chair Pizer, Director Blumenfeld said that when the Negative Declaration is
issued, Cal Trans is contacted, and that Cal Trans has not pointed out any issues requiring
correction.
Vice -Chair Pizer opened the public hearing.
Dixit Patel, owner of the project, presented a rendering and he said the project is a Hilton product
which is high quality. He further said that they have complied with all the zoning requirements. He
said that there is ample storage provided in the building, avoiding day to day deliveries, and their
delivery times would be when the parking lot is more available. He also said there is now two extra
parking spots available in the front. He pointed out that the hotel would be approximately 15 feet
from the street, allowing the cars to pull in safely into the allocated registration area.
In response to Commissioner Hoffinan, Mr. Patel stated there is another driveway which ends into a
landscaped area which could be cut and made into an entrance, allowing now two entrance and exit
points.
In response to Vice -Chair Pizer, Mr. Patel indicated that the rooms are ready by 12 noon with the
checkout time around 11:00 a.m. He anticipated the majority of the customers coming in after 5:00
p.m.
In response to Commissioner Hoffman, Mr. Patel stated there will be one general manager, one
person at the front desk and two to four maids. He further said the breakfast room is for a
complimentary breakfast service only and not available for other functions.
Paul Barr, owner of the property at 15th Street and Pacific Coast Highway, stated he looks favorably
upon the development and offered cooperation to facilitate with the parking and access
arrangements.
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Victor De Gyarfas, 833 15th Street, stated he is east of the proposed development and has presented
a letter with his concerns. He further expressed concern with the setbacks, smoking on the deck,
height issues, impact on ocean views, distances from residential uses, parking, noise, quality of life,
decrease in property values in the vicinity and inadequate shoring.
Carla Mack, General Manager of Hotel Hermosa, stated that the City does not have the business for
this new hotel and the business at the other hotels in the area would be depleted. She said there will
be left turn traffic into the site and there is also no guarantee with delivery times. She also
expressed concern with increased traffic.
James Keller, owner of the property at 809 and 811 15th Street, expressed concern with traffic,
delivery impacts and the ocean view lost by the residents behind the proposed hotel.
Ann Loritz stated that she has five to ten cars a day that pull into her driveway to turn around and
she said the traffic in the area is already congested.
Michael Gilmore, 829 15th Street, stated he is immediately east of the project and expressed concern
with the decline in property value of his property, the height calculations, the setbacks, view
impacts, impacts from the deck, parking, visibility for traffic, the school crosswalk in the area and
the bus stop in front of the hotel.
Neil Gretsky, owner of property at 832 and 834 15th Place, expressed concern with the height
calculation. He also indicated that he was never noticed about the meeting and expressed concern
with the procedural issues. He further commented about the setbacks, the steep hill and shoring,
traffic and parking concerns, room for the delivery trucks and the procedure of the tier 2 bonus.
:Ken. Fry, 900 15th Street, stated that he did not receive Notification. lie pointed out that there have
been three projects on 15`h Street in the last year and a half„ and he expressed concern with shoring..
He said their view would be lost and commented about parking and traffic concerns. He also said a.
median strip on Pacific Coast Highway would inconvenience the residents.
Jennifer Alvarado, 845 15th Street, stated that the hotel is an inappropriate use in the area. She said
that a sign will not prevent traffic turning left up 15th Street. She also expressed concern with
delivery trucks and commercial traffic on 15th Street.
Don Carich, 840 15th Street, presented photos to the Commission and he commented about parking
and height calculation concerns, and he also said he was not noticed for the meeting. He also
suggested having a wall on the east side of the proposed hotel.
Ingrid St. Galdefrons, 837 15th Street, agreed with her neighbors' concerns, and she further
indicated that she did not receive notice of the meeting. She expressed concern on the height, loss
of view, parking, traffic, noise, deliveries, smoking on the deck and the impact from the elevator.
Erlene Kearns, 218 6th Street, expressed concern with the continuing planning of the City. She
noted that the traffic congestion will be a problem, and she indicated that another hotel is not
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needed in the City. She pointed out businesses lost in the City and concluded that the Planning
Department should concentrate on developing small businesses supporting the local community.
Lee Grant, 1011 E. 16 h Street, agreed with the parking and traffic concerns. He suggested a
pedestrian overpass for access and said the City Council agreed and sent it onto staff for further
study.
Rebuttal
Mr. Patel explained that that City has independent consultants looking at the shoring design for
safety. He said the traffic study is in conformance, with the County of Los Angeles Congestion
Management Program approved by the City and the traffic engineer, and it was concluded that there
would be less than significant impacts.
In response to Commissioner Hoffman, Mr. Patel said that the Hilton Hotels require that 75% of the
rooms be nonsmoking. He also explained that the deck is a maintenance deck only and not
accessible from each guest room, and would be accessible only by the manager through one door
and would not be used for smoking.
The architect of the project stated that the project has been designed according to the building code,
zoning ordinance and all the laws, and that they did not have to apply for a variance.
Vice -Chair Pizer closed the public hearing.
In response to Commissioner Hoffman, Director Blumenfeld explained the noticing procedures, the
height calculations and the setbacks.
Commissioner Schwartz questioned if there is a special provision in the tiering required under the
PDP provisions. Director Blumenfeld indicated that the provisions under Tier 1 is that if the
requirements are met and the building is 25' in height, only a building permit is required, and to
build to Tier 2, a Precise Development Plan must be obtained and the requirements for approving a
PDP involving aesthetics, neighborhood compatibility and environmental concerns must be
addressed.
Commissioner Schwartz believed that the hotel should be scaled appropriately in the area, and she
noted issues with access, parking and loading that need to be addressed. She further explained that
there is no view ordinance in the City. She also said she does not trust the rendering, and believed
that the building is unattractive with cheap materials being used. She would like to see significant
changes to the parking, and reduction in the rooms and an improvement to the facade.
Vice -Chair Pizer concurred there is no view ordinance. He also said the rules must be followed and
nothing can be done about the decrease in the property values in the area. He further said that it is
not an issue for the Planning Commission concerning the decrease in business to surrounding
businesses. He also said there are traffic problems and parking violations throughout the City, and
he noted any business brought iri would create traffic. He questioned the north east corner point
elevation of the property.
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In response to Vice -Chair Pizer, Director Blumenfeld said that looking at the corner point where the
plateau is located, it is the same elevation as the property to the north and to the east. He said the
plateau is not relevant to the height calculation which is taken at the corner point at the property
line. He reviewed the method used to calculate building height. He also stated that he will talk to
traffic enforcement concerning vehicles turning around in residents' driveways and signage issues.
Vice -Chair Pizer stated he would like to see the pedestrian overpass suggestion pushed through and
approved, and he said it would be a great asset to the community.
MOTION by Commissioner Schwartz, to CONTINUE PDP 00-6 — Precise Development Plan to
construct a seventy-two (72) room hotel, and adoption of an Environmental Negative Declaration at
1514 —1550 Pacific Coast Highway and 815 151n Street to the next regularly scheduled meeting of
May 16, 2000, to permit time for the applicant to study issues of parking, queuing and loading and
to deal with aesthetic issues relative to materials and detailing.
MOTION by Commissioner Hoffman, seconded by Vice -Chair Pizer, to CONTINUE PDP 00-6 —
Precise Development Plan to construct a seventh -two (72) room hotel, and adoption of an
Environmental Negative Declaration at 1514 —1550 Pacific Coast Highway and 815 151n Street to
the next regularly scheduled meeting of May 16, 2000, to permit time for the applicant to study
issues of parking, queuing, and loading, along with a wall or gate being installed on the side of 15cn
Street to avoid pedestrian right-of-way.
AYES: Hoffman, Vice -Chair Pizer
NOES: Schwartz
ABSENT: Ketz, Chairman Perrotti
ABSTAIN: None
The Commission took a break at 8:55 p.m.
Commissioner Schwartz left the meeting at 8:55 p.m.
The Commission reconvened at 9:05 p.m.
8. PARK 00-1— PARKING PLAN FOR A RESTAURANT WITH OUTDOOR
SEATING WITH LESS THAN REQUIRED PARKING AT 1031 HERMOSA
AVENUE.
Staff Recommended Action: To approve the Parking Plan contingent upon the submittal and
approval of a valet parking program to provide the required spaces or the payment of parking in -lieu
fees for the outdoor seating area/expanded gross floor area.
Director Blumenfeld summarized the staff report. He said that the recommendation is to approve
the Parking Plan contingent upon the submittal and approval of a valet parking program to provide
the required spaces or the payment of parking in -lieu fees totaling $60,000 for the outdoor seating
area/expanded gross floor area. (5 parking spaces required at $12,000 per space), He also said if a
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valet parking program is approved, it is recommended that the applicant submit a parking program
indicating how the valet service would operate and also provide a revised site plan that indicates
how the site would be reconfigured to include both regular and valet parking.
Vice -Chair Ketz opened the public hearing.
Jerry Compton, GWC Architects, architect for the project, presented a modified site plan. He
pointed out that this is the one restaurant in the downtown area that has parking of its own. He also
said that the original building was built at 1,080 square feet with 216 square feet of seating. He said
he reconfigured the parking and came up with two additional spaces, which would total 14 spaces
available. He further expressed concern with having a valet attendant all hours of operation.
Greg Kamacho, owner of the property, stated that they are supportive of the rules and regulations
throughout the City. He expressed that they are being unfairly penalized for a property that was
rehabilitated from a liquor store to a restaurant. He said they have owned the building for four years
and have collected rent for less than two years due to parking problems. He said the patio provides
a wonderful opportunity for a restaurateur to appreciate Downtown Hermosa. He also said that they
cannot get the high end tenant needed if the patio area cannot be used. He believed valet parking
would be a last resort and the restaurant would not be successful due to the cost of the valet service.
In response to Vice -Chair Ketz, Mr. Kamacho indicated that they have entertained offers from
several perspective tenants who are all requesting the use of the patio.
Mr. Compton pointed out that the area is pedestrian oriented, and the pedestrians would not be
parking in the lot.
Director Blumenfeld stated that one of the components of the Local Coastal Program includes
provision for less than required parking for retail and office uses because of the pedestrian nature of
downtown and also to continue the City's in -lieu program. He also said that exceptions under the
parking requirements do not allow required parking to be eliminated or accept parking unless it can
be mitigated effectively through in -lieu or valet parking.
Director Blumenfeld presented staff's parking plan to deal with the potential problem with backing
out onto the street.
Mr. Compton suggested that the planter be removed in the front which would provide two parallel
parking lanes and a drive through lane of 11 feet.
Carol Cooper stated that she would be against valet parking.
In response to Ms. Cooper, Vice -Chair Ketz indicated that cars may be backing out onto 1 Oth Street
Vice -Chair Ketz closed the public hearing.
Commissioner Pizer believed that in -lieu parking would be less costly in the long run for the
applicant, and valet parking for certain fast food restaurants would not be appropriate.
7 P.C. Minutes 04-18-00
MOTION by Commissioner Pizer, seconded by Commissioner Hoffman to APPROVE PARK 00-
1 — Parking Plan for a restaurant with outdoor seating with less than required parking at 1031
Hermosa Avenue, based on Mr. Compton's revised plan as submitted and that the applicant pay for
3 in -lieu spaces.
AYES: Hoffinan, Pizer, Vice -Chair Ketz ,
NOES: None
ABSENT: Schwartz, Chairman Perrotti
ABSTAIN: None
9. CUP 00-1— CONDITIONAL USE PERMIT AMENDMENT TO CHANGE FROM
ON -SALE BEER AND WINE TO ON -SALE GENERAL ALCOHOL IN
CONJUNCTION WITH A RESTAURANT AT 1320 HERMOSA AVENUE, DANO'S
BEACH GRILL.
Staff Recommended Action: To approve said request.
Director Blumenfeld summarized the staff report. He said that the applicant is requesting
permission for full -service alcohol, while maintaining the primary use as a restaurant. Also, the
applicant is proposing interior modifications to accommodate new cosmetic fixtures, with no
changes to the indoor or outdoor seating areas. He stated staff has provided a resolution that
contains the standard conditions that have been applied to other restaurants with on -sale alcohol
including regulations for operating hours at 7:00 a.m. to 2:00 a.m. He pointed out that the
Commission has received a revised resolution with one additional condition added dealing with an
outstanding plumbing permit issue.
Vice -Chair Ketz opened the public hearing.
Art Rodriguez, representing Dano's Beach Grill, stated that this is a simple request of a change of
the beverage menu only. He said the restaurant is currently licensed for alcoholic beverages. He
also said that notification went out over a 500-foot radius with 210 residents being notified, and he
said there has not been any protest at the ABC level. He further clarified that a City Council finding
of public convenience and necessity is not needed for a restaurant.
Director Blumenfeld believed that the State may contact City Council about approving this project
subject to the conditions and the CUP.
Rick Hanick stated that Dano's Beach Grill is a nice family and friendly atmosphere restaurant.
Jim Fusile, Manhattan Beach, stated he is favor of the request and said that Dano operates a good
operation. He appreciated the value of having a liquor license.
Jim Lissner, 2715 El Oeste, stated he is against the project and said it was not properly noticed. He
also pointed out that permits go with the land.
8 P.C. Minutes 04-18-00
Daniel Miller, owner of Dano's Beach Grill, stated that his orange sign was posted and visible. He
said he has been a resident for 35 years and asked for help concerning approval of the general
alcohol license for competition purposes. He said he runs a clean, family operation.
Rebuttal
Mr. Rodriguez confirmed that the orange sign was posted timely with the 210 residential
notification. He also said the notice of intent to operate the license was published in the newspaper
for three consecutive weeks.
Vice -Chair Ketz closed the public hearing.
Commissioner Pizer questioned why a family restaurant needs to stay open until 2 a.m. serving hard
liquor. He also pointed out that if this business does not survive, the privileges of serving alcohol
will go to the next occupant.
Vice -Chair Ketz stated she sees no problem with the on -sale general alcohol as long as there won't
be entertainment.
MOTION by Commissioner Hoffman, seconded by Vice -Chair Ketz to APPROVE CUP 00-1 —
Conditional Use Permit amendment to change from on -sale beer and wine to on -sale general
alcohol in conjunction with a restaurant at 1320 Hermosa Avenue, Dano's Beach Grill.
AYES: Hoffman, Vice -Chair Ketz
NOES: Pizer
ABSENT: Schwartz, Chairman Perrotti
ABSTAIN: None
10. VAR 00-2/SUB 00-1— VARIANCE FROM THE SUBDIVISION AND ZONING
ORDINANCES RELATED TO LOT WIDTH (40 FEET REQUIRED) AND AREA
(4,000 SQUARE FEET REQUIRED) TO SUBDIVIDE TWO LOTS VARYING IN
WIDTH (29.21' AND 30' RESPECTIVELY) AND AREAS (2,414 AND 2,877
SQUARE FEET RESPECTIVELY) AT 501 AND 507 29rit STREET (PREVIOUSLY
KNOWN AS 2902 INGELSIDE DRIVE).
Staff Recommended Action: Based on the required findings for a Variance, approve or deny the
Variance.
Director Blumenfeld summarized the staff report. He said the property can be developed with two
single family homes, but the homes cannot be sold as individual lots, since the lots had been merged
by the City in 1988 pursuant to Chapter 16.20 of the Municipal Code. He said that the applicant is
requesting a Variance from both the Subdivision and Zoning Ordinances to create two lots
substandard in width and area, as an alternative to constructing two units on one lot. The provisions
for lot merger are located in the Subdivision Ordinance. He further reviewed the four findings to
approve a Variance, in which staff believed all findings can be met. He further said that there are
currently no provisions within the Hermosa Beach Municipal Code or the Government Code for
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granting a Variance to the Subdivision Ordinance. However, the City Attorney has determined that
a Variance from the Subdivision Ordinance may be granted provided there are adequate grounds to
do so. He also passed out photos to the Commission.
Vice -Chair Ketz opened the public hearing.
In response to Vice -Chair Ketz, Director Blumenfeld indicated that the merging was originally a
City Council initiated action to reduce density.
Elizabeth Srour, 1001 6th Street, Manhattan Beach, reviewed the history of the project and the
neighbor's concerns. She further noted that it would be possible and appropriate, as indicated by
staff, to consider reestablishing the two originally subdivided lots as individual lots through the
Variance procedure. She requested that the Variance be approved and she passed out a graphic
which identified the zoning area of the neighborhood and reviewed some of the parameters. She
also said that the project is consistent with the properties in the area. She summarized that the four
findings can be met.
In response to Vice -Chair Ketz, Ms. Srour indicated that the applicant, in error, did not review the
title policy properly before the building permit was issued. She said, however, this was never an
issue.
Charles Dougherty, 446 30th Street, expressed concern with density of the new plan. He also
expressed concern with precedent setting with "un-merging" of lots.
Vice -Chair Ketz clarified that only two units would be built.
Brad Smith, 445 29"' Street, stated that he is in support of having two single family homes. He also
expressed concern with raising the grade of a lot.
Director Blumenfeld said that the issue of raising grade pertains to a building code issue and does
not effect building height. He said a building is only permitted to be constructed to the maximum
allowable height based upon the City's method for calculating height and a building is no higher
even if the grade is artificially raised because the existing building height is measured from the
corner point elevations based upon survey prepared by a licensed civil engineer.
Rebuttal
Ms. Srour clarified that almost all other properties that have been merged are R-1 properties as a
"clean up" of merging, and she said there have been no other situations like the proposed project.
Vice -Chair Ketz closed the public hearing.
Commissioner Hoffman stated that this request is a textbook case for a Variance.
Commissioner Pizer said all the findings can be met and is in agreement for the Variance. He also
said what is being proposed is in the best interest of the neighbors.
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Vice -Chair Ketz commented that it is offensive when a project is built and then the Commission is
asked to make it correct. He said the applicant should have known he was buying two lots and as
soon as this was discovered, he should not have gone ahead with the building permit. She also said
many lots have been merged together, with many people speaking against it. She said she is against
the Variance.
MOTION by Commissioner Hoffman, seconded by Commissioner Pizer to APPROVE VAR 00-
2/SUB 00-1 — Variance from the Subdivision and Zoning Ordinances related to lot width (40 feet
required) and area (4,000 square feet required) to subdivide two lots varying in width (29.21' and
30' respectively) and area (2,414 and 2,877 square feet respectively) at 501 and 507 29`h Street
(previously known as 2902 Ingleside Drive).
AYES:
Hoffman, Pizer
NOES:
Vice -Chair Ketz
ABSENT:
Schwartz, Chairman Perrotti
ABSTAIN:
None
11. VAR 00-1 —VARIANCE TO ALLOW THE CONSTRUCTION OF ANEW SINGLE
FAMILY DWELLING WITH NO GUEST PARKING AND A GARAGE WITH AN
INTERIOR DEPTH OF 18.5 FEET RATHER THAN 20 FEET AT 122 2ND STREET
(CONTINUED FROM FEBRUARY 15 AND MARCH 21, 2000 MEETINGS).
Staff Recommended Action: To approve the requested Variance regarding garage dimension, but
deny the requested relief from the guest parking requirement.
Director Blumenfeld summarized the staff report. He indicated that the lot is very small at 25 feet
by 60 feet with a substandard width of 25 feet to accommodate a garage with access from the alley.
He noted that providing a garage with access from the street would require moving and relocating a
utility switch box and causing elimination of street parking. He reviewed the four findings for the
Variance. He pointed out that in the rear part of the lot, the grade is proposed to be raised which
would dramatically affect guest parking on the site.
Vice -Chair Ketz opened the public hearing.
Larry Peha, 67 14'h Street, indicated that the original proposal was a remodel to the existing
residence which had numerous nonconformities on the property, and he said they now have before
the Commission a new project. He also agreed that because the garage is only 18.5 feet deep, not
much more can be done, due to the width of the lot only being 25 feet and the garage being accessed
off the alley. He said the garage- cannot access off of 2nd Street, as there is an easement for a panel
in place. He further said the grade has to be raised on the rear of the property to conform to the
Uniform. Building Code for a two-story structure. He said that by sliding the garage over 3.5 feet, a
parking space would be eliminated on Palm. He mentioned that two neighbors on 2d Street do not
have any parking and are need of parking on Palm.
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Bruce Bogart, 122 2"d Street, indicated that the two parking spaces on Palm are the only two on the
entire street and are needed.
Jerry Compton indicated that he is in favor of the Variance and suggested that the requirement for
an additional parking space should be eliminated for the smaller lots in the City.
Vice -Chair Ketz closed the public hearing..
In response to Commissioner Hoffman, Director Blumenfeld indicated that the relocation of the
garage would affect the public parking.
Director Blumenfeld suggested new wording to Finding #3 as follows: "The lack of guest parking,
while only one space, will not have an impact on surrounding residents and their guests, due to the
preservation to existing public places."
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE VAR
00-1 — Variance to allow the construction of new single family dwelling with no guest parking and
a garage with an interior depth of 18.5 feet rather than 20 feet at 1.22 2`1 Street, with the
modification of Finding #3 as indicated by staff.
AYES:
Hoffman, Pizer, Vice -Chair Ketz
NOES:
None
ABSENT:
Schwartz, Chairman Perrotti
ABSTAIN:
None
12. CON 00-4/PDP 00-5 — CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT
PLAN AND VESTING TENTATIVE PARCEL MAP NO.25900 FOR A TWO -UNIT
CONDOMINIUM AT 530 AND 534 MANHATTAN AVENUE.
Staff Recommended Action: To approve said request.
City Planner Schubach summarized the staff report. He indicated that no property corner point
elevations were provided on the tract/survey map and a proposed landscape plan has not been
provided.
Vice -Chair Ketz opened the public hearing.
Jerry Compton, architect for the project, agreed with staff s findings and recommendations. He said
he indicated on the site plan areas of landscaping. He also stated he will be submitting a corner
point elevations on the survey with the plans. He pointed out that the project has been changed to
more of a Mediterranean look, particularly with the handrails.
Arlene Kearns, 218 6th Street, expressed concern with damage to her home during construction of
the project. She also said the streets in the area have not been designed for heavy equipment.
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Rebuttal
Mr. Compton said that the lot is low and there will be little shoring required.
Vice -Chair Ketz closed the public hearing.
Commissioner Hoffman pointed out that there has been a significant change in the look of the
project and commented that the finish does not look particularly attractive.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE
Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 25900
for a two -unit condominium at 530 and 534 Manhattan Avenue.
AYES:
Hoffman, Pizer, Vice -Chair Ketz
NOES:
None
ABSENT:
Schwartz, Chairman Perrotti
ABSTAIN:
None
13. CON 00-5/PDP 00-7/11LE 00-1— CONDITIONAL USE PERMIT, PRECISE
DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25768 FOR
A TWO -UNIT CONDOMINIUM, AND A HEIGHT LIMIT EXCEPTION TO
ALLOW A 35' BUILDING HEIGHT PURSUANT TO SECTION 17.16.020 AT 1411
MANHATTAN AVENUE AND 1410 PALM DRIVE.
Staff Recommended Action: To continue to May 16, 2000 meeting.
City Planner Schubach summarized the staff report. He indicated that a continuance is requested
for the applicant to have more time to meet the criteria for a height limit exception.
Vice -Chair Ketz opened the public hearing.
Jerry Compton, architect for the project, stated that they agree with the continuance and will provide
additional information at the May 16, 2000 meeting.
Vice -Chair Ketz closed the public hearing.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to CONTINUE
CON 00-5/PDP 00-7/HLE 00-1 — Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map #25768 for a two -unit condominium, and a height limit exception to allow a
35' building height pursuant to Section 17.16.020 at 1411 Manhattan Avenue and 1410 Palm Drive.
AYES:
Hofftnan, Pizer, Vice -Chair Ketz
NOES:
None
ABSENT:
Schwartz, Chairman Perrotti
ABSTAIN:
None
13 P.C. Minutes 04-18-00
14. CON 00-6/PDP 00-8 — CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT
PLAN AND VESTING TENTATIVE PARCEL MAP NO.25924 FOR A TWO -UNIT
CONDOMINIUM AT 948 & 952 15T11 STREET (PREVIOUSLY 96015TH STREET).
Staff Recommended Action: To approve said request subject to conditions specifying that plans be
revised to increase the front yard setback to meet the neighborhood standard.
City Planner Schubach summarized the staff report. He noted that staff is requesting that the front
setback be at least 17 feet, which is consistent with the other setbacks along the street that have been
required from other projects. He further stated that Conditions of Approval have been included to
require two 36-inch box trees, additional landscaping, especially in the rear, and an automatic
watering system.
Vice -Chair Ketz opened the public hearing.
Cheryl Vargo stated she is representing the applicant and indicated that the site has a very large
depth. She said that their proposal is to place the buildings 5 feet closer together and still meet the
turning radius requirement and separation between the structures on the lot. She said the rear yard
would only be reduced 2 feet.
Vice -Chair Ketz closed the public hearing.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE CON
00-6/PDP 00-8 — Conditional Use Permit, .Precise Development Plan and Vesting Tentative Parcel.
Map No. 25924 for a two -unit condominium at 948 & 952 150' Street (previously 960 15"" Street)
with the minimum 17 foot setback as proposed by staff.
AYES: Hoffman, Pizer, Vice -Chair Ketz
NOES: None
ABSENT: Schwartz, Chairman Perrotti
ABSTAIN: None
15. CON 00-7/PDP 00-9 — CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT
PLAN AND VESTING TENTATIVE PARCEL MAP NO.25898 FOR A TWO -UNIT
CONDOMINIUM AT 430 & 432 OCEAN VIEW AVENUE.
16. CON 00-8/PDP 00-10 — CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT
PLAN AND VESTING TENTATIVE PARCEL MAP NO.25898 FOR A TWO -UNIT
CONDOMINIUM AT 434 & 436 OCEAN VIEW AVENUE.
Staff Recommended Action: To continue to May 16, 2000 meeting.
City Planner Schubach summarized the staff report and stated that a continuous has been requested
to allow the applicant to revise the plans to address design and access concerns.
Vice -Chair Ketz opened the public hearing.
14 P.C. Minutes 04-18-00
Cheryl Vargo stated that she is representing the applicant and indicated that the concern was the
narrowness of the guest parking space and the ability to maneuver in the space provided so that a
vehicle would not back down the easement area. She said there is an 8-foot separation between the
structures and a wider guest parking space could be created. She also indicated that the plans have
been redesigned to provide the pedestrian access between the structures from Ocean View Avenue
so that the rear units do have the ability to access from Ocean View Avenue. She said the easement
has been on the three properties to the north for well over 20 years, the easement has been in use, it
is for the benefit of the two parcels of land that are proposed, and lots 2 and 3 do not have right of
access over lot 1. She also said only the subject properties would be using the easement.
Drew Donatelli stated that his parents, Phil and Jean Donatelli are owners of the properties at 456
and 458 Ocean View Avenue. He said he is occupying the back unit and expressed concern with
the proposed access of the back condos using the easement. He stated that they would like to see
the Commission recommend that the developer burden the properties at 436 and 430 with their
access needs. He noted that the easement is very limited, and commented that in the 70s, an
expressed easement was granted to one individual who was an elderly woman who owned just one
vehicle. He noted that the easement did not create multiple occupants of multiple dwelling and their
guests for guest parking spaces, used in a paved and improved condition to access multiple parking
structures on multiple parcels of land. He believed that the proposed development would create an
excessive use of the easement. He requested that the developer revise the plans with all the access
of the four condominiums coming off of Ocean View Avenue.
Director Blumenfeld suggested that the developer be asked to provide some evidence demonstrating
that the use won't conflict with the adjoining uses and that the City Attorney review the easement.
He further noted that the Commission does not have to clarify this issue this evening if the matter is
continued to the next meeting.
Mark Schooner, 439 Ocean View Avenue, commented that there is no where to park on Ocean
View Avenue now and the proposed project with four condominiums would be detrimental to the
area.
Director Blumenfeld indicated that he will meet with Mr. Schooner and address some of his
concerns.
Phil Donatelli commented that every other parcel has access from Ocean View Avenue and he
further expressed concern with truck traffic and damage to the area.
MOTION by Commissioner Pizer and seconded by Commissioner Hoffman to CONTINUE CON
00-7/PDP 00-9 and CON 00-8/PDP 00-10 — Conditional Use Permits, Precise Development Plans
and Vesting Tentative Parcel Map No. 25898 for two two -unit condominiums at 430 and 432 Ocean
View Avenue, and 434 and 436 Ocean View Avenue.
AYES:
Hoffman, Pizer, Vice -Chair Ketz
NOES:
None
ABSENT:
Schwartz, Chairman Perrotti
ABSTAIN:
None
15 P.C. Minutes 04-18-00
HEARING(S)
17. NR 00-2 — A NONCONFORMING REMODEL AND ADDITION TO AN EXISTING
SINGLE FAMILY RESIDENCE, RESULTING IN A GREATER THAN 50%
INCREASE IN VALUATION AT 1232 7TH STREET.
Staff Recommended Action: To approve said request.
Director Blumenfeld summarized the staff report.
Vice -Chair Ketz opened the public hearing.
Larry Allen, architect for the project, stated he was available for questions.
Vice -Chair Ketz closed the public hearing.
Commissioner Pizer commented that it would be difficult to modify the property to conform.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE NR 00-
2 — A nonconforming remodel and addition to an existing single family residence, resulting in a
greater than 50% increase in valuation, at 1232 7th Street.
AYES: Hoffman, Pizer, Vice -Chair Ketz
NOES: None
ABSENT: Schwartz, Chairman Perrotti
ABSTAIN: None
18. C-25 — PROPOSED FIVE YEAR CAPITAL IMPROVEMENT PROGRAM.
Staff Recommended Action: To approve by minute order that the Five Year Capital Improvement
Program (CIP) is in conformity with the City's General Plan.
Director Blumenfeld summarized the staff report. He indicated that staff has reviewed the Five
Year CIP budget and found that it complies with the goals, objectives and policies of the various
elements of the General Plan relative to improving streets, safety programs, park improvements,
storm drain improvements, utility undergrounding, improvements to sewers and special projects
including the Pier renovation, improvements to the City Yard, City Hall and Community Center.
MOTION by Commissioner Pizer and seconded by Commissioner Hoffman to APPROVE BY
MINUTE ORDER C-25 — Proposed five year Capital Improvement Program.
16 P.C. Minutes 04-18-00
19. STAFF ITEMS
a. Code interpretation regarding proposed sign on false roof at 1.9 Pier Avenue, Cantina
Real.
Director Blumenfeld summarized the staff report. He indicated that staff felt that the sign did not
qualify as a roof sign. He also said that the subject mansard roof is located below the top of the
parapet which forms the visible top line of the building. He also stated, however, that the way the
sign is proposed to be attached on the outer edge of the mansard roof results in an awkward
projection which is best described as a wall sign. He also said, however, that the Code specifically
limits the projection of a wall sign to 6 inches from the face of the building. He concluded that staff
believes that the Commission could only deem this as an acceptable wall sign if it interprets the
bottom edge of the mansard as the building of the wall. Staff recommends that the Commission
consider the sign as a wall sign and as a consequence, cause the owner to redesign the sign to fit
within the building parapet in conforming with the Sign Code.
Frank Povoram, Awning and Signs Unlimited, noted that a similar project, Jackson Bistro, was
permitted and was a mansard sign. He also pointed out that there was a sign on the mansard for 20
years which is now being replaced.
Director Blumenfeld stated that the sign the Commission previously approved was on a shed roof
and extends above the roof line.
Vice -Chair Ketz questioned why such a large sign is needed. Mr. Povoram said the client requested
that the sign be similar to the sign at Club Sushi.
Director Blumenfeld suggested that staff meet with the applicant to review the issue of the awning.
Commissioner Hoffman stated that there is a limited view where the sign is located and by bringing
it out further would make the sign less visible.
In response to Commissioner Pizer, Director Blumenfeld said printing could be located on the
awning.
b. Tentative future Planning Commission agenda.
C. Community Development Department Activity Report of February 2000.
d. City Council minutes of February 17 & 29, and March 14 & 28, 2000.
17. COMMISSIONER ITEMS
In response to Commissioner Hoffman, Director Blumenfeld stated he will provide the height
calculations for the proposed hotel at 1514-1550 Pacific Coast Highway and 815 15t' Street.
Vice -Chair Ketz complimented staff for their work on the staff reports.
17 P.C. Minutes 04-18-00
18. ADJOURNMENT
MOTION by Commissioner Pizer to ADJOURN the meeting at 11:55 pm.
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 April 18, 2000.
Chris Ketz, Vice -Chairman Sol Blumenfe S. cretary
Ron Pizer, Acting Vice -Chairman
�_ -s-
Date
18 P.C. Minutes 04-18-00