HomeMy WebLinkAboutPC Resolution 97-571
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P.C. RESOLUTION 97-57
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN,
AND VESTING TENTATIVE TRACT MAP #52251 AND LOT LINE
ADJUSTMENT FOR A TWENTY (20)-UNIT CONDOMINIUM
PROJECT, AND TO SUBDIVIDE THE EXISTING LOTS AT 635 &
705 PACIFIC COAST HIGHWAY AND 709, 721, AND 723 6TH
STREET AND INCLUDING 654 7TH STREET.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Anastasi Development Corporation, owner in
escrow of real property located at the rear 125 feet of 63 5 and 705 Pacific Coast Highway and
including 709, 721, and 723 6th Street, seeking approval of a Conditional Use Permit, Precise
Development Plan, and Vesting Tentative Tract Map #52251 and Lot Line Adjustment for a
Twenty-Four (24) Unit Condominium project.
Section 2. The Planning Commission conducted a duly noticed de novo public hearing to
consider the subject application on September 16, 1997, at which testimony and evidence, both
written and oral, was presented to and considered by the Planning Commission
Section 3. Based on evidence received at the public hearing, the Planning Commission
makes the following factual findings:
1. The applicant is proposing to resubdivide the existing properties into three parcels. Lot
1 is proposed for the rear portion of the lots at 635 and 705 P.C.H., the lot on 7th Street, and the
lots on 6th Street ( excluding the westerly 10 feet of 709 6th Street which is proposed for the Lot
Line Adjustment) for residential purposes. Proposed lots 2 and 3 would front on Pacific Coast
Highway with a depth of 165 feet and are proposed to be used for commercial development.
2. The subject property proposed for condominium development contains 49,882 square
feet, is under consideration for and being recommended for a General Plan Amendment to be
redesignated to Medium Density Residential, and a Zone Change to R-2 Two-Family Residential,
subject to final approval by the City Council.
3. If redesignated and rezoned, the property may be developed for up to 25 residential
units pursuant to the density requirements of the R-2 zone.
4 . The applicant proposed a development of 24 condominium units, accessed by a
common driveway with exclusive access from 6th Street, with three bedroom units of about 1800
square feet each, two garage spaces and two guest parking spaces, and including a common open
space area.
Section 4 . Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Precise Development Plan, Conditional Use
Permit, Tentative Tract Map, and Lot Line Adjustment.
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1. The map is consistent with applicable general and specific plans;
2. The site is proposed to be rezoned R-2 and is physically suitable for the type and density
of proposed development;
3. The subdivision or type of improvements are not likely to cause serious public health
problems;
4. The subdivision or type of improvements will not conflict with easements, acquired by
the public at large, for access through or use of property within the proposed subdivision;
5. Design of the proposed subdivision is compatible and consistent with applicable
elements of the City's General Plan, as conditioned, and is compatible with the immediate
environment as conditioned for a reduced number of units;
6. The project, as conditioned, will conform to all zoning and condominium criteria and
will be compatible with neighboring residential properties;
7. The Planning Commission concurs with the Staff Environmental Review
Committee's recommendation, based on their environmental assessment/initial study and the
mitigation measures contained herein as Conditions of Approval, that this project will result in
a less than significant impact on the environment, and therefore qualifies for a Negative
Declaration.
Section 5. Based on the foregoing, the Planning Commission hereby approves the subject
Conditional Use Permit, Precise Development Plan, Tentative Tract, and Lot Line Adjustment
contingent upon City Council approval of the pending General Plan Amendment and Zone Change
for the subject property subject to the foHowing Conditions of Approval:
1. The developm,mt and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Commission at their meeting of
September 16, 1997, revised in accordance with the conditions below. Any minor
modification shall be reviewed and may be approved by the Community
Development Director.
2. The final map shall be approved by the City Council and recorded with the County
prior to the commencement of any demolition or new construction on the subject
properties .
3. The two proposed commercial parcels fronting on P.C.H. (lot 2 and 3) shall be
merged into one lot of 42, 291 square fret
4. The overall number of units shall be reduced from 24 as shown on plans to a
maximum of twenty (20) units. The added land area that will be available shall be
utilized to accomplish the following required changes to the project site design, with
the final design to be revie"wed and approved to the satisfaction of the Community
Development Director.
a) Break up the massing proposed by the 12-unit building into maximum 5-unit
buildings.
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b) Increase the number of guest parking spaces to a total of seven (7) not tied to
specific units.
c) Increase the common open space area.
d) Provide additional driveway area to connect to 7th Street.
A second access shall be provided to the project from 7th Street with restricted entry
via an electronic gate.
Parking shall be prohibited on the north side of 6th Street east of the entry to the
project to the satisfaction of City Traffic Engineer to prevent parked cars from
blocking sight lines for cars exiting onto 6th Street. (Required Traffic Safety
Mitigation Measure)
All construction traffic shall be routed away from residential streets, and access the
site directly from P.C.H., or from P.C.H. via 6th Street east of any residential uses.
(Required Hazard and Noise Mitigation Measure)
The project shall meet all requirements of the Condominium Ordinance.
a) Covenants, Conditions, and Restrictions in compliance with the Condominium
Ordinance shall be submitted to the Community Development Department for
review and approval prior to the issuance of building permits and shall include
provisions for maintenance of the landscaping in the 5-foot easement aJong the
easterly property line.
b) Proof of recordation of approved CC & R's shall be submitted to the Community
Development Director six (6) months after recordation of the Final Map
c) Requirements of Section 7.2-6(G) shall be shown on structural plans and
reviewed at the time of Building Division plan check
There shall be compliance with all requirements of the Fire Department, including,
but not limited to the provision of fire hydrants, and emergency access routes, and
appropriate sprinkler systems , to the satisfaction of the Fire Chief.
There shall be compliance with all requirements of the Public Works Department
including but not limited to providing necessary improvements and or replacement
to the 6th Street curb , gutter and sidewalk, and the provision of a no parking zone
on the north side of 6th Street. All required improvements in the public right-of-way
shall be completed prior to the approval of the final map , or , alternatively, the
applicant may provide surety in amount determined by the Director of Public Works
Department to cover the cost of the improvement, to guarantee the completion of
said improvement, in a form satisfactory to the City Attorney
A Detailed landscaping plan shall be submitted substantially consistent with the
concept landscape plan reviewed at the September 16, 1997 Planning Commission
meeting for approval by the Community Development Director prior to the issuance
of Building Permits, and shall include the following:
a) An automatic landscape sprinkler system shall be provided, and shall be shown
on plans. (building permits are required)
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Architectural treatment shall be as shown on building elevations and site and floor
plans incorporating the conditions below. Any modification shall require approval
by the Community Development Director.
a) Color shall vary between buildings.
b) Double-glazing shall be used on all exterior windows.
c) Precise building height shall be reviewed at the time of plan check, to the
satisfaction of the Community Development Director.
Any satellite dish antennas and/or similar equipment shall comply with the
requirements of Section 1227 of the Zoning Ordinance.
Conduit shall be installed in each unit for cable television.
The address of each condominium unit shall be conspicuously displayed on the street
side of the building with externally or internally lit numbers and the method for
illumination shall be shown on plans. All addresses shall be displayed at the main
entry to the development. Addressing numbering and display subject to approval by
the Community Development Department. 11
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16. Roll-up Automatic garage doors shall be installed on all garage door openings.
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Two copies of final construction plans, including site, elevation and floor plans,
which are consistent with the conditions of approval of this conditional use permit,
shall be reviewed and approved by the Planning Division for consistency with
Planning Commission approved plans prior to the submittal of plans to the Bolding
Division for Plan Check.
Prior to the submittal of construction plans to the Building Division for Plan Check
an Acceptance of Conditions affidavit shall be filed with the Planning Division of the
Community Development Department stating that the applicant/property owner is
aware of, and agrees to accept, all of the conditions of this grant
The Conditional Use Permit, and Precise Development Plan shall be null and void
eighteen months form the date of approval unless building permits have been
obtained, and approval of the Vesting Tentative Parcel Map shall become null and
void twenty-four months from the date of approval unless the map is finaled and the
pr·oject implemented. The applicant may apply in writing for an extension of time to
the Planning Commission prior to the dates of expiration.
23 VOTE: AYES: Comms. Perrotti, Pizer, Schwartz, Chmn. Tucker
None
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NOES :
ABSENT: None
ABSTAIN: None
CERTIFICATION
I hereb certify the fore oing Resolution P.C. 97-57 is a true and complete record of the action
tak • mmission of the City of Hermosa Beach, California, at their regular
me 997 .
Date pc/sept/rscon705
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