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HomeMy WebLinkAbout2000-01-18 PC Minutes Regular MeetingMINUTES OF THE PLANNING COMMISSION METING OF THE CITY OF HERMOSA BEACH HELD ON JANUARY 18, 2000, AT 7:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS The meeting was called to order by Chairman Perrotti at 7:05 p.m. Commissioner Schwartz led the pledge of allegiance. Roll Call Present: Commissioners Hoffman, Pizer, Schwartz, Vice -Chair Ketz, Chairman Perrotti Absent: None Also Present: Sol Blumenfeld, Community Development Director Ken Robertson, Associate Planner Diane Cleary, Recording Secretary Commissioner Hoffinan clarified on the December 1, 1999 Minutes, that the motion for VAR 99-8, was to approve the Variance for a ground level open space but to disallow the second level balcony. MOTION by Commissioner Hoffman, seconded by Vice -Chair Ketz, to APPROVE the Consent Calendar. AYES: Hoffman, Pizer, Vice -Chair Ketz Chairman Perrotti NOES: None ABSENT: None ABSTAIN: Schwartz 6. ORAL/WRITTEN COMMUNICATIONS None. PUBLIC HEARINGS 7. CON 99-30/PDP 99-36/VAR 99-7 — CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25678 FOR A CONVERSION OF AN EXISTING DUPLEX INTO A TWO -UNIT CONDOMINIUM AND VARIANCE TO THE 30' HEIGHT LIMIT AT 1136 —1140 MONTEREY BOULEVARD (CONTINUED FROM NOVEMBER 16 AND DECEMBER 1999 MEETINGS). Staff Recommended Action: To continue to February 15, 2000 meeting. K� P.C. Minutes 01-18-00 Director Blumenfeld explained that the applicant is requesting to continue to the February 15, 2000 meeting. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. MOTION by Commissioner Hoffman, seconded by Commissioner Pizer, to CONTINUE CON 99-30/PDP 99-36NAR 99-7 — Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #25678 for a conversion of an existing duplex into a two -unit condominium and Variance to the 30' height limit at 1136 —1140 Monterey Boulevard. AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 8. VAR 99-10 — VARIANCE TO HAVE REQUIRED PARKING INCLUDING GUEST SPACE IN TANDEM AT 1250 8"' STREET. Staff Recommended Action: To deny said request. Director Blumenfeld summarized the staff report. He read the definition for tandem parking in the Zoning Ordinance which precludes more than two cars. He also reviewed the four findings needed to be made to grant a Variance. He indicated that staff could not make Finding #1 in that the property is not extraordinary in its size or configuration, nor Finding #2 in that there is nothing extraordinary that would not allow the applicant to use the property. He noted however that the lot is steeply sloping which makes construction of the driveway difficult. He said that staff s recommendation is to find for Findings 3 and 4, but Findings 1 and 2 could not be made, therefore; it would not be possible to grant the Variance. Chairman Perrotti opened the public hearing. Park Lee, 1250 Eight Street, Hermosa Beach, feels there are some extraordinary conditions that should be considered. He further stated his family is growing which requires more room, and he enjoys the neighborhood. He also indicated a parking space would be added if the Variance were granted. Jack Wood, 200 Pier Avenue, Suite 38, Hermosa Beach, indicated that if the Variance is not granted, the applicant cannot remodel the house. He said the existing driveway which goes to a one car garage is nearly at the maximum slope allowed, and the only location to put an additional garage is uphill which exceeds the slope. Also, he noted the expansion is right under the kitchen of the existing building. He stated that in the rear of the garage is a laundry room under the floor which could be relatively easy converted into a garage. With the front setback and by moving the garage slightly, he said the required parking space could be provided at the exterior of the building for visitors. He explained the applicant cannot afford a new home, and the remodel would be more 2 P.C. Minutes 01-18-00 feasible. He further explained that the proposal is the best that could be expected for this particular piece of property and is within the spirit of the City's requirement of providing sufficient parking. He further has interpreted that tandem parking is allowed anywhere in town, as it is supported by the City Ordinances that require parking in the garage with guests behind it. He does not agree with staff s recommendations, and he feels there is an extraordinary and unusual circumstance with the unusual features of the lot. He also agrees that adding a second story would be considered a significant property right. Chairman Perrotti closed the public hearing. Commissioner Hoffman sympathized with the position of the applicant; however, the Commission must interpret the mandatory findings, and he said he cannot meet Finding #1. Vice -Chair Ketz agreed and said that having a triple tandem parking space will not be reasonable. She also said that the Commission is restricted by State law by the findings. Commissioner Schwartz agreed. Commissioner Pizer suggested that the applicant delay submittal until after City Council acts on several amendments including the new Ordinance not requiring guest parking for Rl. Director Blumenfeld suggested that the applicant might also want to reduce the scope of the project to less than 100% valuation, which could be approved without a Variance. Chairman Perrotti agrees that this application needs to be interpreted with the existing law, and he agrees that he cannot meet Finding #1. MOTION by Commissioner Schwartz, seconded by Commissioner Pizer to DENY VAR 99-10 — Variance to have required parking including guest space in tandem at 1250 8 h Street. AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 9. VAR 99-9/NR 99-8 — VARIANCE TO ALLOW A SIDE YARD OF 3.2 FEET RATHER THAN THE REQUIRED 4 FEET, AND TO ALLOW A GREATER THAN 50% EXPANSION TO A NONCONFORMING BUILDING AT 635 HERMOSA AVENUE. Staff Recommended Action: To approve said request. Associate Planner Robertson summarized the staff report. He reviewed the findings to grant the Variance, and stated that staff agrees all four findings could be met. Chairman Perrotti opened the public hearing. 3 P.C. Minutes 01-18-00 Cheryl Vargo, 5147 Rosecrans, Hawthorne, is representing the applicant, Randy Rosenberg. She noted that after receipt of the staff report, the error of the insufficient rear setback has been noted, and they have been able to modify the plans to increase it to 5 feet which results in approximately 84 square foot reduction overall in the livable square footage. She said that this reduction will also help fall below the 100% requirement. She indicated that the existing first floor recognizes the 3.2 foot setback, and she asked that the new garage be aligned with this, since this particular property has the side yard access only. She further pointed out that the project would have a benefit of creating four parking spaces. She said that the remainder of the new addition on the second and third stories would meet the 4 foot side yard setback. Chairman Perrotti closed the public hearing. Commissioner Pizer asked if the Variance is granted, does the 100% expansion still apply. Director Blumenfeld indicated that if the Variance is granted, the zoning envelope for the building is increased and it is no longer a nonconforming remodel. Commissioner Pizer stated that all four findings are in place, and the Variance should be granted. He pointed out that the project would be an asset to the City, as three more parking spaces will become available. Commissioner Schwartz agrees and the four findings can be met. She indicated, however, that the west elevation is unattractive. Vice -Chair Ketz agrees that the project will be an enhancement and betterment for the lot. Commissioner Hoffman agrees and stated that the lot is extraordinary and unusual due to the width and the side loading. Chairman Perrotti agrees with the Commissioners and the lot is unique with the walkstreet, and the only access is through the side off of Hermosa Avenue. He said there are not many options as to what the applicant could do, considering the size of the lot. He also said he can make the findings and is in favor of the Variances. MOTION by Commissioner Schwartz and seconded by Commissioner Pizer to APPROVE VAR 99-9/NR 99-8 — Variance to allow a side yard of 3.2 feet rather than the required 4 feet, an interior garage depth of 19 feet rather than 20 feet, and to allow a greater than 50% expansion (up to 100%) to a nonconforming building at 635 Hermosa Avenue. AYES: Hoffinan, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 4 P.C. Minutes 01-18-00 10. PARK 99-6 — PARKING PLAN FOR THE CONVERSION OF EXISTING COMMERCIAL USE TO TAKE-OUT RESTAURANT USE AT 201 PACIFIC COAST HIGHWAY, DOMINO'S PIZZA. Staff Recommended Action: To approve said request. Associate PlannerRobertsonsummarized the staff report and said that staff believes parking is adequate to support the proposed take-out and delivery restaurant given its overall size, the delivery focused nature of the use, and the proximity of public parking for businesses between 2nd and 3rd Street. Commissioner Pizer asked how many spaces are required for the 1200 square foot take out officially. Associate Planner Robertson stated it would be the difference between what the applicant is currently credited for at 5 spaces, 12 would be required, with the difference being 7 new spaces. Commissioner Schwartz expressed concern as to what will happen when Dominos is no longer on the premises. Director Blumenfeld indicated that it is possible to modify the Condition 3 of the Resolution indicating that the restaurant would be primarily delivery. John Wesley Kilan, 233 Eight Street, Manhattan Beach, is representing the applicant, Western Pizza Enterprises, Inc. He stated they concur with staff s recommendations and conditions. He indicated that looking at the plans, there is no seating in the restaurant and is only take out and delivery. He also indicated that if any seating were revised, it would mandate a significant revision to the floor plans because there would be no disabled seating available. He said the intention is for the use of Dominos Pizza only. He pointed out that there are a maximum of three or four employees at the peak hours with four to six drivers; however, he indicated that the drivers are in constant motion and the majority of the employees are often students who do not drive. Richard Mann, General Manager of Hermosa Saloon, stated he is located next door to the proposed business. He concurred that the location would be perfect for Domino's Pizza take out because of the parking problems. Chairman Perrotti opened the public hearing. Commissioner Hoffman pointed out that the employee parking would not all be parked at the same time, and he agrees that this restaurant may be the only type that would fit at this location. Vice -Chair Ketz believed the restaurant would be a good use at the location, and the commercial uses would have a minimal impact on the adjacent business. Commissioner Pizer suggested changing the language from "take-out" to "delivery restaurant with minor take out activities." Chairman Perrotti further suggested modifying Condition #3 in the Resolution from "take-out" to "delivery restaurant." 5 P.C. Minutes 01-18-00 Chairman Perrotti closed the public hearing. MOTION by Commissioner Pizer and seconded by Vice -Chair Ketz to APPROVE PARK 99-6 — Parking Plan for the conversion of existing commercial use to take-out restaurant use at 201 Pacific Coast Highway, Domino's Pizza with the elimination of any reference to the language of "take out." AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 11. PARK 99-7 —PARKING PLAN FOR A COMMUNITY SCHOOL WITHOUT PROVIDING ADDITIONAL PARKING AT 1103 AVIATION BOULEVARD. Staff Recommended Action: To approve said request. Director Blumenfeld summarized the staff report, and he indicated that staff believes parking is adequate to support the proposed community school given its overall size and the students' mandatory use of alternate modes of transportation to the site, and thus the proposed use will not excessively increase parking demand for the shopping center. Chairman Perrotti opened the public hearing. Roy Young, 118 S. Catalina, Redondo Beach, stated he is the architect for the project, and asked if the decision is final this evening. Chairman Perrotti stated yes, unless it is appealed. Lawrence Larrabee, 420 3 1 " Street, Hermosa Beach, is representing the owner and tenant, the Los Angeles County Superintendent of Schools. He pointed out that parking would not be an issue, as the students would not be allowed to drive. He said the students would take either public transportation or be dropped off by their parents. He also said that their lease entitles them to nine spaces. Commissioner Pizer asked about the type of school. Mr. Larrabee responded that it is a community school run on behalf of local school districts. He indicated that the students are at -risk and have truancy problems, are failing or have been expelled. He said the goal is to get them back to their school or graduate them within a year's time. Commissioner Hoffman asked about the number of employees and students. Mr. Larrabee answered that the current enrollment is 30 students with a teacher and aid, and the school hours are between 8 a.m. to 5 p.m., Monday through Friday. Chairman Perrotti closed the public hearing. Vice -Chair Ketz stated she sees no problem and the use will generate very few cars. 6 P.C. Minutes 01-18-00 Commissioner Hoffman agreed. Commissioner Schwartz also agreed and sees no problem, especially since the students are precluded from driving. She also pointed out that the parking lot is generally not full. Commissioner Pizer agreed it would be acceptable and is a daytime use with a balancing use of the parking facility. Chairman Perrotti also said that the shopping center during the day is generally empty, and he does not see a problem with the parking. MOTION by Commissioner Pizer and seconded by Commissioner Hoffman to APPROVE PARK 99-7 — Parking Plan for a community school without providing additional parking at 1103 Aviation Boulevard. AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 12. CUP 99-5 — CONDITIONAL USE PERMIT FOR ON -SALE BEER AND WINE IN CONJUNCTION WITH AN EXISTING RESTAURANT AT 36 PIER AVENUE, ZEPPY'S PIZZA. Staff Recommended Action: To approve said request. Director Blumenfeld summarized the staff report. He reported that the restaurant has been using the outdoor area in front of the restaurant for outdoor seating in accordance with the encroachment permit granted by the City Public Works Department. Recently, the outdoor seating area was changed from benches/tables for take-out, to a defined dining area. This seating, however was never authorized as complying with parking requirements for additional dining area, and the proposed change to serve beer and wine service likely will change the function of the seating to dining and longer term use. To obtain compliance with parking requirements for the outdoor dining, City approval of a Parking Plan, and a coastal Development Permit is required. Bill Groft, 2507 Valley Drive, Hermosa Beach, stated that there would be no increase on the interior except for an additional bathroom based on the new laws. He said they have an encroachment permit and will comply with staff s recommendations. He also said that the seating in front of someone else's establishment has been corrected. He pointed out that since they have been opened, they have had an excellent track record. They began by remodeling the building and participating in the beautification project of Downtown. The have maintained one of the highest health scores in the area, and the business is an asset to the community and a model business. He further indicated that they employee local high school children, sponsor sport teams, participate in all of the Hermosa Beach events and donate to the fund raisers. He said he is applying for the CUP due to customer 7 P.C. Minutes 01-18-00 responses and needs. He also stated that he was born and raised in Hermosa Beach and went to Mira Costa High School, and he runs the business. Commissioner Hoffinan asked about the encroachment in front of the Treasure Chest. Mr. Groft said one of their goals was to make the establishment handicap accessible, and the tables chosen were large. The Treasure Chest agreed that the tables could remain in front of their establishment and a fence was built based on what was there. Everything has been corrected, however, with the fence being moved back. Chairman Perrotti noticed that during the summer months their sign has been out too far. Mr. Groft said this will be corrected. Chairman Perrotti closed the public hearing. Commissioner Schwartz feels that the drinking establishments in downtown are becoming excessive, and she does not see the rationale to add another establishment. Commissioner Pizer agreed. Con,imissioner Hoffman pointed out that the change is very fundamental in the nature of the operation, and by just adding the beer and wine license, snakes it an eat in restaurant as opposed to a primarily take out type of establishment. He remembers Zeppy's Pizza as a place to get a slice of pizza and walk back to the beach. Vice -Chair Ketz indicated that the restaurant is small with a few tables, and she does not seea, problem with adding the beer and wine due to its location. Chairman Perrotti asked if beer and wine were approved at the location and the owners moved, would new owners have rights to beer and wine at the location. Director Blumenfeld responded yes. Chairman Perrotti agrees with Vice -Chair Ketz and does not have a problem with beer and wine at the establishment. He also noted that Mr. Lissner submitted a letter opposing beer and wine and 2 a.m. hours. MOTION by Vice -Chair Ketz and seconded by Chairman Perrotti to APPROVE CUP 99-5 — Conditional Use Permit for on -sale beer and wine in conjunction with an existing restaurant at 36 Pier Avenue, Zeppy's Pizza. AYES: Vice -Chair Ketz, Chairman Perrotti NOES: Hoffinan, Schwartz, Pizer ABSENT: None ABSTAIN: None 8 P.C. Minutes 01-18-00 13. CON 99-31/PDP 99-37 — CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP #25798 FOR A TWO -UNIT CONDOMINIUM AT 1129 —1131 CYPRESS AVENUE (PREVIOUSLY 1105 CYPRESS AVENUE). Staff Recommended Action: To approve said request. Associate Planner Robertson summarized the staff report. Chairman Perrotti requested clarification about the address of the property. Director Blumenfeld stated that there have been some problems historically in the numbering of the addresses, and staff is working on correcting it which is why the project is addressed in this manner. Chairman Perrotti opened the public hearing. Cheryl Vargo, 5147 Rosecrans, Hawthorne, stated she is representing the applicants and said the project meets the Code and beyond, with the height being significantly less than what is permitted. She noted also the confusion of the addresses on Cypress. She noted that the stairs that go to the property line can be corrected to bring them back. She also said that the deck could be made larger. She presented a rendering, and she noted that there is room to plant trees. Chairman Perrotti closed the public hearing. Commissioner Schwartz expressed approval of the project with the addition of the change of the open space on the rear unit to be more significant at 100 square feet along with the other conditions indicated from staff. Commissioner Pizer agrees that Unit B should have 100 square feet of open space. Vice -Chair Ketz and Commissioner Hoffman further agreed. Chairman Perrotti agreed approval with the modifications listed in the Resolution and an additional modification to increase the size of the deck. MOTION by Vice -Chair Ketz and seconded by Chairman Hoffman to APPROVE CON 99- 31/PDP 99-37 — Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #25798 for a two -unit condominium at 1129 —1131 Cypress Avenue (previously 1105 cypress Avenue) with the condition added that the deck off the living area for Unit B is a minimum of 100 square feet. AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 9 P.C. Minutes 01-18-00 14. TEXT 99-2 — TEXT AMENDMENT TO PERMIT CARETAKER UNIT IN THE M-1 ZONE SUBJECT TO CONDITIONAL USE PERMIT. Staff Recommended Action: To recommend approval of said text amendment. Director Blumenfeld summarized the staff report and indicated that staffls recommendation would be to allow no more than 5,000 square feet of the subject use or 10% of the floor area for a caretaker unit living space. He said that staff is recommending approval subject to a CUP. Commissioner Schwartz pointed out that the word "area" should be added after the word "floor" in Section 3, Line 20 of the Resolution. Chairman Perrotti opened the public hearing. Raymond Sulser from Hunt Enterprises stated there is over 37,000 square feet of floor area in the mini storage, and the caretaker's unit would be 1,000 square feet with two bedrooms, two baths and be located upstairs overlooking the parking area. He further indicated that they have two other mini storage units in Oxnard and Marina Del Rey. The mini storage would be wired for security with alarms, cameras and monitoring units, and the caretaker would be available for any problems on site. He said the unit would be open from 6 a.m. to 6 p.m., and the caretaker will be on site 24 hours a day. Chairman Perrotti expressed concern with the caretaker's unit being converted to a rental. Commissioner Hoffman asked why the unit will be two bedroom. Mr. Sulser indicated for additional visitors or family. Pete Tucker, 235 34t' Street, Hermosa Beach, stated there will already be security and feels a caretaker is not needed. He said the building is totally secure and fenced and is not open to the outside elements. Also, he said the proximity to the Police Department would allow a very fast response time, and is also located next to the City yard which is busy 24 hours a day. He noted there may be a precedent setting in the M1 zone. He also expressed concern with the Development Standards for R1 parking and open space. He indicated that 5,000 square feet is too large, and feels 900 to 1200 square feet is all that would be needed. Mr. Sulser responded that the caretaker's quarters would only be 1,000 square feet. He also noted that if there were a problem, somebody would have to be available for the police to open or lock up the facility. Chairman Perrotti closed the public hearing. Commissioner Schwartz requested guidance from other communities in regards to their requirements and restrictions. Director Blumenfeld suggested adding wording that states the caretaker's unit would not exceed 10% of the floor area and would not be greater than 1,000 square feet. 10 P.C. Minutes 01-18-00 Vice -Chairman Ketz questioned the need for a caretaker's unit in the City of Hermosa Beach which is not a high crime area and does not have huge industrial parks. Commissioner Hoffman indicated that a watchman with an office would serve a better purpose for security rather than a residential facility. Commissioner Pizer expressed concern with differentiating between a true caretaker and owner occupant of the facility. He further said that the storage facility should be at least 10,000 square feet and limit the caretaker's unit to 1,000 square feet. Director Blumenfeld gave a brief history of the facility next door which is approximately 7,500 square feet and indicated there will be a caretaker in the facility as a legal nonconforming use. The Commission expressed concern with the caretaker's unit becoming a rental. Chairman Perrotti reopened the public hearing. Mr. Sulser indicated they have managers on duty 24 hours a day to watch the facilities, but are paid for an 8 hour day. He also noted that the CUP could state the occupant of the unit is the employee. Chairman Perrotti said that the intent of the applicant is to have security with a caretaker for the facility; however, the entire M1 Zone would be affected. He feels it would be more simple to hire security. He is not in favor of the Text Amendment. MOTION by Commissioner Hoffman and seconded by Vice -Chair Ketz to DENY TEXT 99-2 — Text amendment to permit caretaker unit in the M-1 zone subject to Conditional Use Permit. AYES: Hoffman, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: Schwartz ABSENT: None ABSTAIN: None The Commission took a break at 9:25 p.m. The Commissioner reconvened at 9:40 p.m. HEARINGS 15. CON 98-9iPDP 98-10 — REQUEST FOR ONE YEAR EXTENSION OF A TI CONDITIONAL USE PERMIT FOR A 2-UNIT CONDOMINIUM AT 654 — 656PERMIT STREET. Staff Recommended Action: To approve said request. 11 P.C. Minutes 01-18-00 Associate Planner Robertson summarized the staff report and indicated that the applicant is requesting an extension in order to construct the project concurrent with the construction of the adjacent 8-unit condominium project at the end of'71h Street. Chairman Perrotti opened the public hearing. Chairman Perrotti closed the public hearing. MOTION by Commissioner Hoffman and seconded by Commissioner Pizer to APPROVE CON 98-9/PDP 98-10 — Request for one year extension of a Conditional Use Permit for a 2-unit condominium at 65 — 656 7th Street. AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 16. NR 99-9 — REMODEL AND EXPANSION TO A NONCONFORMING BUILDING RESULTING IN A GREATER THAN 50% INCREASE IN VALUATION AT 925 3RD STREET. Staff Recommended Action: To approve said request. Associate Planner Robertson summarized the staff report and indicated that the proposed expansion area conforms to all planning and zoning requirements, except that the proposed height exceeds the maximum height of 25 feet by approximately 3 inches. Chairman Hoffman questioned that driveway leading to a curb with no curb cut. Chairman Perrotti opened the public hearing. Jerry Compton, 1200 Artesia Boulevard, is the architect for the project and agrees with the staff report. He noted there is an oversized sidewalk at 7.5 feet and parking in the area would not be a problem. He indicated that the project will be a beautiful addition to the neighborhood. Chairman Perrotti closed the public hearing. MOTION by Commissioner Schwartz and seconded by Commissioner Pizer to APPROVE NR 99-9 — Remodel and expansion to a nonconforming building resulting in a greater than 50% increase in valuation at 925 3rd Street. AYES: Hoffman, Schwartz, Pizer, Vice -Chair Ketz, Chairman Perrotti NOES: None ABSENT: None ABSTAIN: None 12 P.C. Minutes 01-18-00 17. STAFF ITEMS a. Memo regarding status of HVAC placement and screening study for the Bijou Building at 1221 Hermosa Avenue (continued from November 16 and December 1, 1999 meetings). Associate Planner Robertson indicated that this item is to be continued for further review by the consultant. b. Code interpretation for architectural projections added to an existing structure encroach into the OS-0 zone at 1900 The Strand. Associate Planner Robertson summarized the staff report and indicated that staff is seeking confirmation that the architectural projections may be permitted because the OS-0 zone does not contain any allowance for architectural projections, and in this case, they are minor add on's to an existing nonconforming condition and do not increase the nonconformity. Chairman Perrotti asked about the size of the banding. Director Blumenfeld indicated about 1 foot. Commissioner Hoffinan expressed concern with precedent setting. Commissioner Schwartz noted that the architectural bands would have no function or use that would add to the zoning uses, would be high up with no impacts and are for aesthetic purposes only. The Commissioner agreed by Minute Order to DIRECT that the proposed architectural bands may encroach into the OS-0 zone. C. Code interpretation on the location of the front yard for a lot with only partial street frontage (at the end of a dead end street) at 2820 Amby Place. Associate Planner Robertson summarized the staff report and indicated that staff is seeking an interpretation on where the front yard is located for the subject property. The Commissioner agreed by Minute Order to DIRECT that the fence be relocated and use the radius as the front yard. d. Tentative future Planning Commission agenda. d. Community Development Department Activity Report of November, 1999. e. City Council minutes of November 23 and December 14, 1999. 18. COMMISSIONER ITEMS Chairman Perrotti requested a representative from the Fire and Police Departments be present at the meeting concerning the Ibiza Restaurant. 13 P.C. Minutes 01-18-00 Chairman Perrotti also requested a better format with regard to the revisions of the Zoning Code for easier readability. Commissioner Pizer requested that City Council appeals be included as staff items. Commissioner Hoffman requested that the Commission receive a copy of the minutes on appealed issues that go to City Council, prior to the time that Council would be acting on the appeal. Director Blumenfeld indicated that he will make available to the Commission a letter of appeal that is filed with the City Clerk. Commissioner Hoffman asked if the public could participate in an item in which the public hearing has been closed. Chairman Perrotti indicated that the public hearing could be reopened if needed. 19. ADJOURNMENT MOTION by Commissioner Pizer and seconded by Commissioner Schwartz to ADJOURN the meeting at 10:10 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 January 18, 2000. µ Sam Perrotti, Chairman Date So Blunie &1,5, Secretary 14 P.C. Minutes 01-18-00