August 13, 2012 A REGULAR MEETING OF THE LOMITA PLANNING COMMISSION 1. OPENING CEREMONIES a. Call Meeting to Order The meeting was called to order by Chair Kaneen at 7 p.m. in the Council Chamber, Lomita, City Hall, 24300 Narbonne Avenue, Lomita. b. Flag Salute At the request of Chair Kaneen, Commissioner Dever led the salute to the flag. c. Roll Call Responding to roll call by Planning Secretary Schroder were Commissioners Colbary, Dever, Hermenegildo, Hoy, Jones, Roehm and Chair Kaneen. Also present were Assistant City Manager Sugano, Principal Planner Velasco, and Assistant City Attorney Langer. d. Approval of Minutes Commissioner Dever moved to approve the minutes of June 11, 2012. Commissioner Hoy seconded the motion which carried by the following vote: AYES: COMMISSIONERS: Dever, Hoy, Roehm and Vice Chair Hermenegildo NOES: COMMISSIONERS: None ABSTAINED: COMMISSIONERS: Colbary, Jones, and Kaneen Commissioners Colbary, Jones and Kaneen abstained as they were absent at the June 11 th meeting. Commissioner Jones moved to approve the minutes of July 9, 2012. Commissioner Dever seconded the motion which carried by the following vote: AYES: COMMISSIONERS: Jones, Dever, Colbary, Hoy, Roehm and Chair Kaneen NOES: COMMISSIONERS: None ABSTAINED: COMMISSIONERS: Hermenegildo Commissioner Hermenegildo abstained as he was absent at the July 9 th meeting 2. ORAL COMMUNICATIONS George Kivett, Executive Director, spoke on behalf of the Lomita Chamber of Commerce. He invited everyone to the Chamber Mixer on Monday August 27, 2012 from 5:30 p.m. to 7:30 p.m. at Harry s Oklahoma Style Smokehouse BBQ, 25501 Narbonne Avenue.
On a personal note, he expressed his concern regarding the reservoir which he understands is empty. If there is a major emergency such as an earthquake, where is the emergency supply of drinking water that should supply water to the City? He asked that the matter be rectified and that the Planning Commission or someone contact the City Council regarding this matter. Chair Kaneen shared his concern and asked staff what can be done about it. Assistant City Manager Sugano stated that the City is well aware of the current situation surrounding the reservoir and they are in the process of taking something back to the Council, tentatively next month. The ultimate goal is to fill the reservoir with emergency water supply and also utilize the well. PUBLIC HEARINGS 3. ZONE VARIANCE NO. 231, SITE PLAN NO. 1142 AND HEIGHT VARIATION PERMIT NO. 92, a request for a Site Plan Review to permit a 16 unit townhouse development, a Zone Variance to allow a maximum building height of 33.9 feet instead of the code allowed maximum of 27 feet and a Height Variation Permit to allow new buildings up 33.9 feet in height at 26035 Cypress Street Chair Kaneen noted that staff is recommending a continuation off-calendar. Commissioner Colbary moved to continue Zone Variance No. 231, Site Plan No. 1142 and Height Variation Permit No. 92 off-calendar. Commissioner Hermenegildo seconded the motion which carried unanimously. Staff met with the applicant last week. The project will be modified, revised plans will be provided,and it will be noticed again. Mr. Ray Singh, lives behind the project on Danmar Court, had questions about the project. Chair Kaneen told him nothing could be done at this meeting. The applicant has asked for a continuation and it was granted. Mr. Singh asked about an environmental impact. Ms. Velasco said they could talk about it tomorrow and for him to call her. He agreed. 4. CONDITIONAL USE PERMIT NO. 280 AND PARKING DETERMINATION NO. 2012-01, a request for a Conditional Use Permit to permit a 16,409 square foot addition, with a maximum height of 38 feet 9 inches, to an existing 13,160 square foot retail center for a total of 29,569 square feet with 60 parking spaces located at 2413 Pacific Coast Highway in the C-R, Commercial Retail, Zone Principal Planner Velasco reviewed the staff report. The applicant is proposing a three story retail/design center facility. The first floor is 6,650 square feet and will consist of 5,671 square feet of retail uses over six tenant spaces. This is similar to the existing first floor of the building however it will lose one tenant space for the entrance to the entire building. The second floor of the building will contain 14,661 square feet of design showroom area and 2,472 square feet of atrium area. The third floor will be smaller with 8,258 square feet of show room area and 1,588 square feet of atrium area. The property will have 60 parking spaces; 32 existing parking spaces located in the front of the building and 28 located to the rear and underneath the second and third floors. The current ingress/egress points will remain for the project. The lot currently contains a two-story 13,160 square foot shopping center known as Eagle Plaza. Some of the current uses within the building include a liquor store, dry cleaners, Chinese take-out restaurant, and dental office, which is in addition to the existing South Bay Design Center which occupies the majority of the second 2
floor. The owner of the property is also the owner of the design center and is looking to expand the design center portion of his business at that location. The building was constructed in 1987 and has been under the current ownership since. The property owner has also acquired the residential duplex located directly behind the existing shopping center at 25627 Pennsylvania Ave. This is a non-conforming duplex located in the CR zone which was constructed in 1924 and 1930 respectively. The proposed project will demolish the non-conforming duplex and the subject lot will be incorporated into the new design center project. Presently, the subject property has 33 parking spaces located in front of the building and nine located to the rear. There are two ingress/egress points on Pennsylvania Avenue and one on Pacific Coast Highway. The General Plan designation for the subject property is Commercial. This land use designation applies to the commercial corridors in Lomita including those located along Pacific Coast Highway, Lomita Boulevard, Western Avenue and the northern end of Narbonne Avenue. The subject property is zoned C-R (Commercial Retail). The C-R Zone has been established to provide for regional retail sale needs. This zone provides for retail activities and limited service establishments. Ms. Velasco reviewed the parking study, the adjacent zoning and land use, the development standards and the parking determination as well as the peak parking determination, the traffic study, the Pacific Coast Highway guidelines and the conditional use permit/architectural review. The project site meets or exceeds all applicable development standards. Initially the site plan detailed parking spaces number 45 and 46 as a loading zone; however, rather than eliminate two parking spaces for the very limited time a truck is loading, staff has conditioned that loading can only take place between the hours of 7am to 10am at these two designated spaces. This will allow for those parking spaces to be utilized during the operating hours of the business. Staff has shared this condition with the applicant who also finds it acceptable. If the Commission finds that the site requires a continuous loading zone, these parking spaces can be conditioned to become a loading area only and the site will still meet its parking requirement. She stated that staff recommends that the Planning Commission adopt a resolution approving Conditional Use Permit No. 280 and Parking Determination No. 2012-01. Commissioner Colbary had questions about the ratio of handicap parking spaces as opposed to regular parking spaces. Ms. Velasco replied that Building and Safety enforces that, but it is one per twenty-five. Commissioner Colbary had questions regarding the rear parking lot and noted that there are no handicap parking spaces allocated. He asked that handicap parking spaces be included in the rear parking lot as well as the front parking lot. Discussion followed regarding the entrance and where handicap parking should be located. Commissioner Jones expressed his concern regarding graffiti and the wall and asked for a condition on that. Ms. Velasco stated she could add a condition that graffiti has to be removed within 24 hours after notification by staff. He also had questions about the width of Pennsylvania Avenue which Ms. Velasco answered. Commissioner Hermenegildo has questions and concerns regarding parking spaces number 46 and 47 and using them as loading spaces. He asked if the parking spaces were in a covered spot. He was told they would be, but the spaces are 14 feet high and a 14 foot clearance is the requirement. If the truck is taller than 14 feet it could use the front parking lot. Discussion followed on parking restrictions on Pennsylvania Avenue. Commissioner Hermenegildo s other concerns were that the business would be open during construction, the 3 rd floor and fire safety issues. 3
Ms.Velasco stated the architect or the applicant would be able to respond to those concerns. Commissioner Hoy felt that parking in the front lot is tight and made suggestions to alleviate that by eliminating some parking spaces and changing other spaces to parallel parking. This would increase maneuverability and possibly make space for loading and unloading in the front. The applicant, Kamer Kosedag, owner of South Bay Design Center, has been in business since 1992 in the same location. He would like to expand his business. They have a great reputation and happy customers. Even in this economy, their business is increasing. Their meticulous detail to design and workmanship has permitted them to be one of the premier design centers in the south bay. He would like to construct a grand design center that would house everything. They design kitchens and baths and send their customers elsewhere for tile, appliances, faucets, etc. Lomita is the only place where he has done business and he would like to stay here. Chair Kaneen asked Mr. Kosedag if the back parking lot was open to the public and noted the lack of handicap parking spaces Mr. Kosedag replied they would encourage customers to use the front parking lot and tenants and employees are to use the back parking lot. However, it is permissible for customers to park in the back. The architect, Mr. Jerry Compton, 1200 Artesia Boulevard, #300, Hermosa Beach, discussed the rear parking lot which is lower than the existing floor and installing handicap parking in the rear, thus losing a parking space. He preferred to provide additional handicap parking in front of the building. Commissioner Colbary spoke about the necessity to give some notification at the back lot that there is no handicap parking in the rear and something to guide them to the front of the building. Discussion followed on installing a ramp on the side of the building and showing directional access to the sidewalk. Chair Kaneen thought the architect should be considering handicap parking if there is an entrance from the back parking lot into the building. She believes that is the letter of the law. Chair Kaneen also referred to questions that were asked earlier regarding the loading space; the height of delivery trucks which Mr. Kosedag said is typically 11 feet high; if the wall would have paint or some covering that would prevent graffiti. Mr. Kosedag had not given thought to that but he is open to it. Chair Kaneen continued and asked if the first floor would be open for business during construction and about the third floor and fire safety. Mr. Kosedag replied the business will be open during construction and the building will be equipped with sprinklers. Commissioner Hermenegildo had questions concerning the parapet which Mr. Kosedag answered and as to the fire safety issue, Ms. Velasco said the project will have to go through Building and Safety plan-check and the fire department. George Kivett, Lomita resident, likes the project and thought it excellent. It will be good for the City and the residents and it will be ADA compliant. He agreed with Commissioner Colbary regarding handicap access and parking in the rear parking lot. He expressed his concern regarding ingress and egress on Pennsylvania Avenue if traffic stacks up. He suggested signage DO NOT BLOCK DRIVEWAY southbound on Pennsylvania. As no one else wished to speak, the pubic hearing was closed. Commissioner Colbary liked the project as it was presented with the added conditions that were discussed. Commissioner Dever thought the building is beautiful. 4
Commissioner Jones was concerned about the narrowness of Pennsylvania Avenue and thought a right turn lane on Pennsylvania would help the traffic flow. He liked the graffiti material on the first 12 feet to protect the wall from vandals, handicap access wherever there is access for the public to the building and the DO NOT BLOCK DRIVEWAY signage. Commissioner Hoy asked staff if there are any other commercial buildings on Pacific Coast Highway or Narbonne Avenue that exceed 35 feet. Ms. Velasco replied no, and noted that she checked back 17 years. Referring to the non-functioning parapet wall, he preferred to keep it less than 35 feet. He agreed with the handicap access in the back. Commissioner Roehm agreed with Mr. Kivett. He liked the design and had no problem with the height and was excited about the project. Chair Kaneen had no problem with the height and thought it would make the building outstanding. She thought that legally there will have to be a handicap parking space in the rear. She asked about a right turn lane that was suggested by Commissioner Jones and if the Planning Commission could make a decision or would it have to go to the Traffic Commission. Mr. Sugano stated the traffic study found that there is not an actual impact with the development. He is not sure the Planning Commission has the legal nexus to require the 10 or 15 feet needed for the right turn lane. If they want to add that type of condition, the Commission would have to come up with reasons why it feels it is necessary and what impact they are mitigating, Assistant City Attorney Langer added that it would require taking part of the private property and losing parking spaces. Discussion followed on graffiti-proof paint and having staff look into graffiti-proof paint to see if it is feasible and adding a condition that any graffiti be removed within 24 hours after notification. The Commission also discussed glare from the windows impacting airport traffic and regular street traffic and adding a condition to include shading to the glass. As a courtesy, staff will send a copy of the plan to the Torrance Airport prior to plan check. Commissioner Colbary moved to approve Conditional Use Permit No. 280 and Parking Determination No. 2012-01 as recommended by staff with the added conditions and directions to staff as follows: 1. That handicap parking spaces be installed in the rear parking lot to meet code. 2. Direct staff to submit a request to TTAC and PSTC for consideration that the side street be marked DO NOT BLOCK DRIVEWAY 3. Direct staff to look into graffiti-proof paint or texture and graffiti must be removed within 24 hours of being notified. 4. Direct staff to look into glare-free glass if feasible and send a copy of the plans to the 4. Torrance Airport prior to Plan Check. Chair Kaneen asked if relocating the loading spaces should be included in the amended conditions. Discussion followed and Commissioner Hoy thought that the front parking lot is very narrow and relocating the loading space would open up the parking lot. He added that the apron is only 25 feet, 5 feet less than the other ingress, egress aprons which are 30 feet. That is something else to consider. Chair Kaneen asked the Commission if the 5
relocation of the loading spaces and the apron were something they wanted to discuss and asked Commissioner Hoy for more detailed information which he did. Mr. Sugano stated it is up to the Commission. However, he thought it more important to have more parking in the front and the loading spaces in the back. As to the 25 foot apron, it is very functional Commissioner Hermenegildo did not have an issue with the front parking lot and thought the back parking lot would take the burden off the front lot. Doing what Commissioner Hoy suggested would probably take the tightness off the front lot. Chair Kaneen asked Commissioner Colbary if he wanted to add that or leave his motion with the additions they already had. He replied if it is a majority, he would agree to add what was discussed regarding the loading space and the apron. A straw vote was taken and only one person voted yes. Assistant City Attorney Langer summarized the amendments to the conditions as follows: No. 38 No.40. No. 41. To the extent it does not conflict with state or federal law add a handicap parking space in the rear parking lot. If feasible, use graffiti-proof paint on the bottom 12 feet of the wall to the satisfaction of the Community Development Director. If feasible, use non-reflective glass to the satisfaction of the Community Development Director. Direct staff to initiate an action to see if the DO NOT BLOCK DRIVEWAY along the Pennsylvania portion be sent to the Public Safety and Traffic Commission for review and consideration. This is not a condition, but direct staff to send the project plans to the Torrance Airport. No. 43. That graffiti is to be removed within 24 hours of notification. Commissioner Roehm seconded the motion which carried by the following vote: AYES: COMMISSIONERS: Colbary, Roehm, Dever, Hermenegildo and Chair Kaneen NOES: COMMISSIONERS: Hoy, Jones ABSENT: COMMISSIONERS: None WRITTEN COMMUNICATIONS 5. COMMUNICATIONS REGARDING CITY COUNCIL ACTIONS At their last meeting Council considered an over-sized vehicle ordinance. After some discussion they referred the item back to the Public Safety & Traffic Commission. They asked the Commission to take a look at the length and height of the vehicles, corner clearance, whether or not an annual permit would be workable, clearly defining what a commercial vehicle is versus a non-commercial vehicle and to determine whether or not an on line permit could be implemented. No action was taken and will be going back to them some time in the future. 6
OTHER MATTERS 6. PLANNING COMMISSIONER ITEMS Chair Kaneen had concerns about the two lots held in common reserve at Park Haven Court. She heard that some residents want to put in a place for their kids to skate board. It would be only for the residents and there would be a gate that would be locked when not in use. Commissioner Roehm asked about the car dealership on Appian Way. He asked if they had just walked way. He was told that is what happened and the property is for sale. 7. COMMISSIONERS TO ATTEND CITY COUNCIL MEETINGS. Commissioner Colbary will attend on Tuesday, September 4 th Monday, September 17 th. and Commissioner Roehm will attend on 8. COMMUNITY DEVELOPMENT DIRECTOR ITEMS ADJOURNMENT Commissioner Jones moved to adjourn at 8:25 p.m. Commissioner Roehm seconded the motion which carried unanimously. ATTEST JULIA G. SCHRODER PLANNING SECRETARY 7